HomeMy WebLinkAboutIS035_SUPERIOR AVE MEDICAL BLDG IS035
INITIAL. STUDY
4
GENERAL PLAN AMENDMENT No. 83- 1 (c)
SUPERIOR AVENUE MEDICAL OFFICE
City of Newport Beach
INITIAL STUDY
FOR
GENERAL PLAN AMENDMENT No. 83-1(c)
SUPERIOR AVENUE MEDICAL OFFICE
Prepared for:
CITY OF NEWPORT BEACH
PLANNING DEPARTMENT
P.O. Box 1768
Newport Beach, California
92663-3884
�l (714) 640-2197
Prepared by:
�i
PHILLIPS BRANDT REDDICK
18012 Sky Park Circle
Irvine, California 92714
(714) 261-8820
.r
January 1984
TABLE OF CONTENTS
Section Title Page
I. INTRODUCTION I
I
IS. PROJECT DESCRIPTION 2
A. LOCATION 2
B. PROJECT HISTORY 2
C. PROJECT APPLICANT AND KEY CONTACTS 3
_ D. PROJECT CHARACTERISTICS 4
E. APPROVALS AND PERMITS REQUIRED 5
III. EXISTING CONDITIONS, IMPACTS AND MITIGATION MEASURES g
A. LAND USE AND LAND USE PLAN CONSISTENCY B
T B. TRANSPORTATION/CIRCULATION 17
C. AIR QUALITY 25
D. ACOUSTIC ENVIRONMENT 29
E. AESTHETICS 31
F. HYDROLOGY 34
IV. ADDITIONAL ENVIRONMENTAL ANALYSES 35
V. ORGANIZATIONS AND PERSONS CONSULTED 36
VI. LIST OF EXISTING CITY POLICIES AND REQUIREMENTS 37
VII. LIST OF MITIGATION MEASURES 42
VIII. APPENDICES 43
A. Traffic Study
B. Air Quality Analysis
LIST OF EXHIBITS
' Exhibit No. Title Following Page No.
1 Project Location 2
2 Site Plan 5
3 Elevations 5
4 Sections 5
5 Existing Land Uses 8
6 Surrounding Land Uses 8
7 Existing Land Use Designations 9
8 Existing Traffic Volumes 19
9 Critical Intersection Locations 19
10 Future Traffic Volumes 20
11 Project Trip Distribution 21
12 Site Photographs 31
i�
LIST OF TABLES
Table No. Title Page No.
1 Zoning Standards Comparison 16
2 Existing 1983 PM Peak Hour ICU 19
3 Trip Generation Characteristics 21
4 Summary of ICU Analysis 23
5 Future Traffic Forecasts Volume-to-Capacity 24
Analysis
6 Projected Mobile and Stationary Source Emissions 28
7 CNEL Contours for Superior Avenue 30
8• Development Comparison 33
I. INTRODUCTION
This Initial Study has been prepared in accordance with the California
Environmental Quality Act (CEQA), the State Guidelines for Implementing
CEQA, and the City of Newport Beach Policy K-3. The study's purpose is to
enable the City of Newport Beach to determine whether development of a pro-
posed multi-story medical office building will result in a significant
effect on the environment. The proposed development is a four-story,
60,000 square-foot medical office building and detached four-level parking
structure. Also evaluated in this study are the potential impacts
associated with a proposed general plan amendment -for properties adjacent
to the proposed medical office site.
This initial study addresses the pertinant environmental issues associated
with the project. These issues include:
- Land use and Land Use Plan Consistency;
- Traffic;
- Air Quality
- Noise; and
- Aesthetics
Potential impacts on topography, geology, biology and cultural resources
were evaluated in the environmental studies (Negative Declarations)
prepared for the West Newport Triangle annexation and for the previously
proposed residential condominium development (see Project History). These
studies are hereby incorporated by reference in this Initial Study.I
I These studies are available for public review at the City of Newport
Beach, Planning Department, 3300 Newport Boulevard, Newport Beach.
1
�I
II. PROJECT DESCRIPTION
A. Location
The project study area is located in the West Newport area of the City of
Newport Beach. Superior Avenue defines the eastern boundary of the study
area and Medical Lane borders the southern boundary of the development
area. The project is specifically located at 1455 Superior Avenue.
Exhibit 1 identifies the project's location.
_ B. Project History
The project site is located within an area referred to as the West Newport
Triangle. The Triangle was annexed from the County of Orange to the City
of Newport Beach in December 1980. Prior to the annexation, a proposed
residential condominium development on the project site was approved by
the County. When the annexation was approved, the City agreed that
projects which required discretionary review by the County of Orange,
which were approved by the Orange County Planning Commission on or before
September 22, 1980, needed no additional discretionary determination made
by the City. The proposed residential development (County Use Permit No.
80-32P) had been approved by the County prior to the September 33 cut-off
date, so the City accepted the project as conditionally approved. The
approval granted by the County was to expire before the applicant intended
to begin construction; therefore, it was necessary for the applicant to
apply to the City for an extension. An extension was granted by the
Planning Commission on June 10, 1982 (Tentative Tract ' 11018). The
approval by the Planning Commission did not change the characteristics of
the project. A total of 29 condominium units were proposed on the site,
which equaled a density of 20.3 units per buildable acre. The project
provided for 2.28 offstreet parking spaces per dwelling unit. The three-
story project proposed a maximum building height of 3310" (the maximum
�i height allowed by the County at the time of approval was 35'0").
Preparation of the project site included razing an existing two-story
5,000 square foot medical/professional office building. Rough grading for
the proposed residential complex was completed in the summer of 1980.
2
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EXHIBIT 1
Further development of the site was postponed by the applicant.)
In May 1983, the applicant submitted a request to change the general plan
land use designation from Multiple-Family Residential to Administrative,
Professional and Financial Commercial. The general plan amendment was
requested to allow the construction of a proposed 60,000 square foot
medical office complex.
At the meeting of June 23, 1983, the Planning Commission recommended to the
City Council that a General Plan Amendment (GPA) be initiated including the
property owned by the applicant (Heltzer Enterprise) and the adjacent pro-
perty to the south occupied by the Park Superior Convalescent Hospital .
On July 11, 1983, the City Council initiated the General Plan Amendment as
recommended by the Planning Commission. The project proposal was set for
consideration with the October GPA's.
On January 5, 1984, the Planning Commission set the project site and
adjacent property (Park Superior Convalscent Hospital ) for public hearing,
and recommended to the City Council initiation of a general .plan amendment
for additional properties adjacent to the project site. The intent of
including additional properties, in an expanded GPA area was to allow for
a more comprehensive analysis of potential land use impacts, while also
providing the City an opportunity to take action specific to individual
properties within the study area in resolving potential land use conflicts.
The properties included in the expanded GPA, referred to hereafter as the
expanded study area, are indicated on Exhibit 5 (which follows, in Section
III, of the report), as is also the proposed development site.
I Minor grading and the installation of temporary drainage facilities
was conducted in late 1983 in order to alleviate an existing onsite
drainage problem.
"s
C. Project Applicant and Key Contacts .
The following provides a list of the key contacts associated with the
proposed project and initial study:
Lead Agency: The City of Newport Beach
Planning Department
3300 Newport Boulevard
P:O. Box 1768
Newport Beach, CA 92663-3884
(714) 640-2197
Contact Person: Fred Talarico
Environmental Consultant: Phillips Brandt Reddick
18012 Sky Park Circle
Irvine, CA 92714
(7,14) 261-8820
Contact Persons-: Mitchell Brown
Anthony Skidmore
Project Applicant: Heltzer Enterprises
730 North La Brea Avenue
Los Angeles, CA 90038
(213) 937-2171
Contact Person: Charles R. Rollins
Applicant Representative: Urban Assist, Inc.
3141 Airway Dr. Suite A-2 '
Costa Mesa, CA 92626
(714) 556-9890
Contact Person: David Neish
Project Architect: Maxwell Starkman Associates
9420 Wilshire Boulevard
Beverly Hills, CA 90212
(213) 278-6400
Contact Person: Harry Patel
4 �`
D. PROJECT CHARACTERISTICS
The site plan for the proposed a four-story, medical office complex and
related parking structure is depicted in Exhibit 2. The medical office
building will be located adjacent to Superior Avenue, and will provide
60,000 square feet (gross) of floor area. Included within the proposed
medical office will be a surgical/scanner center which will provide
specialized surgical and scanning services. This center will comprise
approximately 20% of the total floor area. The proposed parking structure
behind the office building will provide four levels of parking including a
rooftop deck level . Elevational and sectional views of the development
are presented in Exhibits 3 and 4, respectively.
Access to the parking structure will be provided via a 24'-wide driveway
along the southeastern border of the project site. The driveway will be
located north of and parallel to Medical Lane. Medical Lane is a private
road which provides access to Park Superior Convalescent Hospital and four
residential units located to the west. A total of 240 parking spaces are
proposed for the project and include 176 standard, 60 compact and 4
handicapped stalls. This provides a ratio of 4.0 spaces per 1,000 gross
square feet of floor area. The handicapped stalls will be 'located at
grade, between the proposed office building and the parking structure.
The gross site area is 65,340 square feet, of which approximmately 30% is
street dedication and setback area. The net site area is approximately
58,837 square feet, resulting in a floor-to-area ration (FAR) of .99.
Approximately 14,500 square feet, or 25% of the net site area, will be
devoted to landscaping.
E. Approvals and Permits Required
Several interrelated approvals and permits are required prior to implemen-
tation of the proposed project. The discretionary actions currently being
requested for the proposed project are listed below. The following discre-
tionary action is being requested for the expanded study area, including
the proposed development site:
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SUPERIOR AVENUE MEDICAL OFFICE
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CITY OF NEWPORT BEACH
EXHIBIT 2
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SUPERIOR AVENUE MEDICAL OFFICE . .
CITY OF NEWPORT BEACH LL EXHIBIT 3
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SOURCE. MAXWELL STARKMAN ASSOCIATES
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SUPERIOR AVENUE MEDICAL OFFICE LL . .
CITY OF NEWPORT BEACH EXHIBIT 4
1. General Plan - Land Use Element Amendment: Request an amendment to
the Newport Beach General Plan for property located adjacent to
Medical Lane, so as to reclassify said property from "Multiple Family
Residential" uses to "Administrative, Professional , and Financial
Commercial" uses.
The following discretionary actions are being requested for only the
proposed development site, and do not include the remainder of the
expanded study area:
2. Change in Zoning: A request to amend portions of Districting Maps No.
22 and 25 so as to reclassify property described as Tract No. 11018
from the R-3 (2178) District to the A-P District.
3. Subdivison Correction: A request to consider a Certificate of Correc-
tion for the previously recorded map of Tract No. 11018 so as to remove
all references thereon, to said map for residential condominium pur-
poses and the removal of a secondary private drive on Superior Avenue.
4. Use Permit: A request to permit the construction of a four-story
medical office building and related four level parking structure that
exceed the 32 foot basic height limit in the proposed 32/50 Foot
Height Limitation District. The proposal also includes a request to
allow a portion of the proposed onsite parking spaces to be located on
the roof of the proposed parking structure. A modification to the
Zoning Code is also requested so as to allow the use of compact
parking spaces for a• portion of the required off-street parking spaces
and the acceptance of a Traffic Study so as to allow the construction
of a 60,000 sq.ft. (gross) medical office building.
5. Environmental Document-Initial Study: Acceptance of an environmental
document in compliance with the CEQA Guidelines evaluating the impacts
of amendments to the General Plan Land Use Element and Zoning Code,
and the construction of a 60,000 square-foot medical office complex and
related parking structure.
6
In addition to the discretionary actions currently being requested, grading _
(discretionary approval) and building permits will be required prior to
construction. These permits will be issued by the City upon approval of
specific grading and building plans to be submitted by the applicant.
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7
III. EXISTING ENVIRONMENTAL CONDITIONS, IMPACTS AND MITIGATION MEASURES
A. LAND USE AND LAND USE PLAN CONSISTENCY
Existing Conditions
The study area is located in an area characterized by a diverse mix of
residential , commercial , medical and industrial land uses. Exhibit 5 indi-
cates the existing land uses in the immediate vicinity of the study area,
while Exhibit 6 delineates the general land uses which surround the project
vicinity.
PROPOSED DEVELOPMENT SITE
The proposed development area is currently vacant as no structures are
located on the site. The majority of the site was rough graded for the
previously proposed condominium development. The extent of this grading
is shown in the site photographs presented in Section E, AESTHETICS.
EXPANDED STUDY AREA
Park Superior, a 96-bed convalescent hospital which is at full capacity,
is located directly south of the proposed development site. South of and
-� adjacent to the convalescent hospital is a two-story eight-unit medical
office complex with the majority of the offices currently vacant and avail-
able for lease.
Located directly 'west of the proposed development site are four older
detached residential units, one of which is two-story, and one which is'
currently vacant. The latter unit had recently been utilized by the County
of Orange as a day care center for mentally handicapped adults. Immediate-
ly west of these residential units is a vacant lot which is occasionally
used for storage.
A Union 76 service station is located directly north of the proposed devel-
opment site and is separated from the site by a 5 foot cinderblock wall .
The service station facilities occupy a relatively small portion of the
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lot, with the majority of the lot being vacant (although occasionally used
as a storage area for cars to be serviced).
SURROUNDING LAND USES
Located east of the study area, within the area bound by Hospital Road,
and Superior and Placential Avenues, are medical office complexes and a
financial institution. Southeast of the study area is the Versailles
residential complex and Hoag Hospital.
With the exception of a single-story medical/dental office complex on
Superior Avenue at Hospital Road, the land uses south and southwest of the
study area include multiple-family residential developments and a single-
family home.
Directly west of the study area are three small detached homes on 1/2-3/4-
acre lots, and two vacant lots. Further west are light industrial/manu-
facturing uses, multiple-family residential developments, and a church/
school . To the northwest are multiple-family residential developments and
a mobile home park.
North of the study area is a mix of light-industrial , manufacturing and
commercial uses. Located to the northeast are multiple-family residential
developments and medical office complexes.
LAND USE PLANS
City of Newport Beach policies and land use plans which are relevant to
the proposed project include the General Plan, Zoning Code and Subdivision
Code as described below.
General Plan
The City of Newport Beach General Plan contains eight elements: Land Use,
Housing, Residential Growth, Circulation, Public Safety, Noise, Conserva-
tion of Natural Resources, and Recreation and Open Space. A description
of each element's plans and policies for the project area is provided
below.
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Land Use Element: The Land Use Element is a long-range guide to the
development and use of all lands within the City of Newport Beach. It
represents the desirable pattern for the ultimate development of the
City. The Land Use Element includes an accompanying map the "Land Use
Plan," which designates uses for all lands within the City. Exhibit 7
presents the existing land use designations for the project vicinity.
With the exception of the service station lot located at the intersec-
tion of Placentia and Superior Avenues, all of the study areas lies
within the "Multiple-Family Residential " land use designation. This
category includes residences where three or more dwelling units are
constructed on one lot. Also included are "row houses" where the
density may exceed ten dwelling units per buildable acre. The afore-
mentioned service station lot is located in an area designated as
"Retail and Service Commercial ."
�1 The area east of Superior Avenue between Placentia Avenue and Hospital
Road is designated as "Administrative, Professional and Financial Com-
mercial ." Land uses in this category include offices (either ancillary
or separate), services, hotels and motels, and convalescent homes, with
some limited retail uses (such as restaurants) which are supportive of
the predominant uses. Other land use designations in the vicinity of
the project include "Retail and Service Commercial " and "General Indus-
try." Commercial and Industrial areas in the West Newport Triangle
are limited to a maximum of 1.0 times the buildable area.
Residential Growth Element: The Residential Growth Element establishes
residential use policies and preferred growth limits for residential
sections of the City. The project site is located in Statistical
Division A-3. Much of the area within and around Statistical Division
A3 is currently developed for industrial land uses. The Residential
Growth Element shows Multiple-Family Residential due to historic
precedents and established land use patterns developed prior to the
annexation of the area. Residential policies specific to Statistical
Division A-3 include: (1) residential development at a maximum
density of twenty dwelling units per buildable acre be permitted in
the designated residential areas of A-3; and (2) a mobilehome park
overlay zone be developed that preserves existing mobile home park
uses.
10
Housing Element: The City of Newport Beach recently adopted a revised
Housing Element that ,complies with Article 10.6 of the Government Code
(AB 2853). The Element examines residential development within the
city and provides policies/•programs to faciliate conservation, improve-
ment and development of housing of all economic segments of the com-
munity.
Circulation Element: This Element identifies the City of Newport
Beach's circulation issues and needs. The Master Plan of Streets and
Highways (MPSH) illustrates the planned ultimate circulation system.
The MPSH generally conforms with the Master Plan of Arterial Highways
(MPAH) which is part of the County of Orange General Plan. Superior
Avenue, adjacent to the project site, is designated on the MPAH as a
primary (four-lane divided) arterial .
Public Safety Element: The Public Safety Element identifies areas
which are subject to potential geologic, fire, of flood hazards. The
study area is designated as Category 2, "stronger shaking potential "
on the Potential Seismic Hazard Area Map. Other safety hazards indi-
cated .for the study area include: (1) potential for moderate to highly
expansive soils; and (2) moderate erosion potential. The project site
is not located within potential flood and/or fire hazard areas.
Noise Element: The Element identifies current noise levels and pro-
poses a control program for noise mitigation. The Element provides
estimates of projected CNEL contours along the "ultimate" arterial
alignments. The Noise Element indicates that the study area may be
subject to future noise levels of 55-60 dBA CNEL adjacent to Superior
Avenue.
Conservation and Natural Resources Element: This Element describes the
city's existing resources and programs/actions intended to conserve
resources. Most of the information and policies presented in the
Element are general in nature and do not affect the study area
directly.
Recreation and Open Space Element: This Element provides an overall
guide for preservation/development of trails, scenic highways, open
11
space, and recreation areas in the city. The Recreation and Open
Space Element includes a map entitled, "Open Space Plan," which
delineates existing and proposed open space and recreation areas. No
recreation or open space areas are identified in or near the study
area.
Zoning .
The Newport Beach Zoning Code is generally consistent with the Land Use
Element and is designed to allow for the growth of the city in an orderly
manner. The code designates districts within which the use of land and
buildings, and the space, height and density of buildings are regulated.
The project site is located within an area zoned "R-3 (2178)" which allows
' single-family and multiple dwellings. Uses such as community centers,
social halls, lodges, clubs, rest homes, and motels are permitted with the
approval of a use permit.
Subdivision Code
The Subdivision Code specifies design standards, procedures, and require-
ments prior to dividing land for sale or lease.
Impacts
PROPOSED DEVELOPMENT SITE
Approval and implementation of the proposed project will result in conver-
sion of a vacant site to professional/medical office uses.
EXPANDED STUDY AREA
The remainder of the study area will be affected directly and indirectly
1 by the proposed development. The direct impacts relate to:
■ incremental increases in traffic (see Section B);
• introduction of additional air pollutants (see Section C);
12
• incremental increases in noise levels (see Section D);
• alteration of project site's appearance (see Section E); and
• provision of new medical services.
The change in land use designation, from residential to administrative-
professional commercial , and the construction of a 60,000 square foot
medical office building may have an indirect growth inducing impact on the
remainder of the expanded study area. While the exact nature and extent
of such growth cannot be determined at this time, generalizations as to
future development scenarios can be made 'based on the development oppor-
tunities and constraints of individual lots within or adjacent to the
expanded study area.
The Park Superior Convalescent Hospital and adjacent medical office build-
ing, located south of the proposed development site, are consistent with
the proposed "A-P" land use designation and are compatible with the medical
office development being proposed. It is anticipated that these two pro-
perties will continue in their existing uses.
Implementation of the project proposal will most likely stimulate redevel-
opment of the Union 76 Service Station lot, located north of the proposed
medical office site. In addition to service stations being a use not
specifically allowed in an Administrative, Professional and Financial
Commercial designation, the development of a large medical office complex
next to a lot which is currently being underutilized will result in in-
creased pressure to redevelop the subject lot. Based upon a Floor Area ,
Ratio (FAR) of 1.0 times the buildable area, approximately 34,000 square
feet of office-commercial uses could be developed on the service station
lot under the current project proposal .
The Union 76 lot is currently designated as Retail & Service Commercial .
Implementation of the project proposal may have a positive impact in that
redevelopment of the lot under the proposed land use designation would
have less trafic-related impacts than redevelopment under the existing
designation. While the General ,Plan limits the FAR for both designations
to 1.0 times the buildable area, the traffic generated by office-commercial
uses is far less than that of retail/service-commercial uses. Attendant '
to three reduced traffic volumes are reduced air pollutant emissions and
reduced traffic noise impacts.
13
It is likely that the three residential lots and one vacant lot located
west of the proposed development site will be subject to redevelopment in
the near-term future. In addition to the development influences resulting
from the recent development of multi-family. residential complexes to the
south and west, and the proposed development of a 60,000 square foot
medical office complex to the east (the currently proposed project), future
development of these four lots could also be affected by the redevelopment
of properties located to the north (i .e. , along 15th Street). It is antic-
ipated that these existing older residential , commercial-manufacturing and
vacant land uses abutting 15th Street will be replaced by more efficient
land uses, possible including multiple-family residential complex(es).
Redevelopment of the four subject lots will be influenced by the compati-
blility with surrounding land uses and access considerations. At an FAR of
' 1.0, approximately 40,000 square feet (maximum) of office-commercial uses
could be developed on the four lots included within the General Plan Amend-
ment area. This additional office-commercial development could result in
land use conflicts (i .e. , noise, light & glare, etc.) with adjacent resi-
dential developments, especially if the properties to the north are rede-
veloped for residential uses. If the four lots were developed for resi-
dential uses, these potential land use conflicts would be greatly reduced.
A more significant issue related to residential use is that access to the
subject area is presently limited to Medical Lane and conflicts could arise
from residential and commercial traffic using a common driveway. Such
access conflicts could be alleviated if an alternate access route to the
four lots was provided. The redevelopment of properties north of the four
lots along 15th Street could provide an opportunity to develop such an
access route.
SURROUNDING LAND USES
The land uses surrounding the study area will be subject to the aforemen-
tioned direct impacts related to traffic, noise and aesthetics (see rele-
vant sections of Initial Study).
The project proposal may also have an indirect growth inducing influence
on surrounding land uses, in particular, the older uses located north and
14
r'
northwest of the study area. Implementation of the project proposal will
add to the pressure to redevelop such under-utilized properties. It is
likely that the project will not influence the contined operation of major
medical offices located to the east or the newer residential complexes
located north, south and west of the study area.
LAND USE PLANS
General Plan
Land Use Element: Approval of the proposed General Plan Amendment
(GPA) will change the study area's designation from "Multiple-Family '
Residential" to "Administrative, Professional and Financial Commer-
cial." Presently, this commercial designation only occurs east of
Superior Avenue. The proposed GPA may be viewed as a precedent in the
event that other similar GPA's are proposed west of Superior Avenue.
Residential Growth Element: Although the Residential Growth Element
specifies that the area north of Medical Lane and westerly of Placentia
Avenue should be reserved for residential use, such use on the project
site would create greater land use conflicts to the surrounding
development ,than the proposed project.
Housing Element: The proposed change in the study area's land' use
designation .from residential and commercial to administrative, profes-
sional and financial commercial will reduce potential housing oppor-
tunities within the City of Newport Beach. Based upon a maximum den-
sity of 20 du/acre, approval of the project proposal would reduce the
City's potential housing stock by approximately 70 dwelling units.
Circulation Element: The proposed project will not affect the General
Plan Circulation Element.
Public Safety Element: The proposed development may be subject to
ground shaking as identified in the Public Safety Element. '
Noise Element: The future noise levels identified in the Noise Element
will not significantly affect the proposed development.
15
iRecreation and Open Space Element: By converting land designated form
residential use to commercial , the proposed project will reduce the
need for additional recreation and open space area with the City but
will also remove a potential source of park fees and/or land.
Zoning
As part of the project proposal , a zone change is being requested for the
proposed development site to change the site's zoning from "R-3 (2178)" to
"A-P". This zone change would allow the proposed medical office to be
consistent with the General Plan land use designation and the Zoning Code.
Table 1 provides a comparison of the zoning standards for an A-P District,
with those of the propsed medical office development. As, shown, the de-
sign of the proposed development is consistent with the site development
standards for an A-P District. The approval of a Use Permit will be re-
quired in order to allow the proposed 50-foot building height.
Table 1
ZONING STANDARDS COMPARISON
Zoning Code
A-p Proposed Project
Minimum -
Building Site Area 2,000 square feet n/a
Front Yard 15 feet 20 feet
Rear Yard 5 feet (when abutting 10 feet
an R District)
Maximum -
Floor Area Limitl 58,837 sq.ft. (FAR of 1.0) 58,700 sq. ft.
(FAR of .99)
Building Height 32 feet (50 feet approval of 50 feet
a Use Permit)
Parking -
Total 240 spaces (1 space/250 sf. of gross 240 spaces
building area)
Compact No zoning standard2 60 spaces
Handicapped No zoning standard3 4 spaces
1 The General Plan limits the FAR for commercial uses in this area to
' 1.0.
2 Although A-P zoning has no standard for compact parking, 25% (max.)
has been allowed by modification for other commercial projects within
the City (25% of total parking = 60 spaces).
3 Handicapped parking standards established by the State of California.
16
Subdivision Code
A Certificate of Correction is being requested for the development site's
previously recorded tract map. The correction will remove all references
on the tract map referring to residential condominium purposes.
City Policies and Requirements
A. Prior to issuance of building permits, a specific soils and foundation
study will be prepared.
B. All building will conform to the Uniform Building Code (UBC) and City
Seismic design standards.
Mitigation Measures
Potential seismic and geologic hazards identified in the General Plan
Public Safety Element .have been mitigated through measures incorporated
into the project or they will be mitigated through compliance with the
existing City policies and requirements listed above.
The City, in reviewing the proposed project, will have to determine the
compatiblity of the proposed land use with plans and policies for the site
vicinity, and the general West Newport area. The following mitigation mea-
sure is recommended to provide flexibility in the future development of the
four lots within the expanded study area which are located west of the pro-
posed development site. Such flexibility will allow for the development
of uses which are most compatible with the surrounding area.
1. The Planning Commission should consider an alternative land use of ■
Multiple-Family Residential for the four parcels taking access from
Medical Lane westerly of those abutting on Superior Avenue, allowing
residential development in the event access other than from Medical
Lane can be established.
B. TRANSPORTATION/CIRCULATION
Basmaciyan-Darnell , Inc. completed a traffic study for the proposed project
in December 1983. The following section provides a• summarization of the
traffic report. The report is included in its entirety as Appendix A.
17
Existing Conditions
ACCESS
Access to the project vicinity is provided primarily by Superior Avenue,
Placentia Avenue, and Hospital Road. The existing characteristics of these
and other key roadways in the project vicinity are noted below.
Superior Avenue is a two-lane facility north of 17th Street with no median.
From 17th Street to just south of Ticonderoga Street, Superior Avenue is a
four-lane facility with a painted median and left-turn lanes. Superior
Avenue narrows to two-lanes until it reaches Coast Highway. The City of
Newport Beach is presently realigning and widening Superior Avenue south of
Ticonderoga Street to a four-lane divided facility.
Placentia Avenue is a four-lane facility with a two-way left-turn painted
median and bike lanes. No curb parking is permitted along the entire
length from Superior Avenue to Adams Avenue.
Hospital Road is fully improved between Superior Avenue and Newport Boule-
vard. Between Superior Avenue and Placentia Avenue, two travel lanes in
each direction are provided. Between Placentia Avenue and Newport Boule-
vard, the roadway widens to two travel lanes in each direction and a
painted median. Easterly of Newport Boulevard, two travel lanes westbound
and one travel lane eastbound are provided.
Coast Highway presently varies in width from a four-lane to a five-lane
1 facility from the Santa Ana River to Dover Drive. Between the Santa Ana
River and Superior Avenue, the roadway narrows from a five-lane roadway to
a four-lane facility. From the Santa Ana River Bridge to Prospect Street
there are three-lanes eastbound, two-lanes westbound and a painted median.
This roadway section then transitions to two travel lanes in each direction
with a painted median easterly of Prospect Street to Superior Avenue. It
continues as a four-lane facility easterly of Superior Avenue, then widens
again to a five-lane facility between Newport Boulevard and easterly of
Tustin Avenue. Easterly to Dover Drive, the roadway is a four-lane facil-
ity with a painted median.
A18
Balboa Boulevard southerly of Coast Highway to 44th Street is fully
improved to its ultimate roadway configuration. Southerly of 44th Street,
the roadway narrows to provide two travel lanes in each direction and a ,
median area with parking.
Newport Boulevard is constructed as a six-lane facility between Coast
Highway and '19th Street. Northerly of 19th Street, the roadway is con-
structed as a one-way couplet with three travel lanes in each direction.
Southerly of Coast Highway (Balboa Peninsula), the roadway is constructed
as a four-lane divided facility.
EXISTING CIRCULATION
Exhibit 8 presents the existing traffic volumes in the vicinity of the
study area.l Table 2 presents the existing Intersection Capacity Utiliza-
tion (ICU) and Level of Service (LOS) ratings for seven nearby intersec-
tions identified by the City Traffic Engineer as being critical to traffic
flow in the project area. Exhibit 9 shows the locations of the seven cri-
tical intersections.
Table 2
EXISTING 1983 PM PEAK HOUR
INTERSECTION CAPACITY UTILIZATION2
CRITICAL INTERSECTION PM PEAK HOUR
ICU LOS r
Coast Highway at:
Balboa Boulevard/Superior Avenue 1.1141 F
Dover Drive/Bayshore Drive .7092 C
Orange Street .7950 C
Prospect Street .8929 D
Riverside Avenue .7731 C
Newport Boulevard at:
Hospital Road .7729 C
Superior Avenue at:
Placentia Avenue .6310 B
1 The sources of these traffic volumes are the City of Newport Beach 1982
Traffic Flow Map and the City of Costa Mesa 1983 Traffic Flaw Map.
2 ICU, expressed as a percent, represents the portion of an intersections
total capacity that is being utilized. The resultant ICU can then be
related to the LOS to determine the quality of traffic flow through the
intersection. A more detailed explanation of ICU and LOS is contained
in Appendix A.
19
o �
36 9ry 18 32
00 0 ; Gp Camp a Drive
C
OYY In �Iroh Street
to
In 4 m
26 23�0 24
44
Sri of Street 32
4 i
of°c y7QG �e� Def Mar Avenue 20 Ivetslt 2
/—
e�'' 09 ya°y m y c alive
°doe GOG� 89 28
o4e F`1y y Upper .`J�e 43
O � Newport
COSTA MESA 22nd Street Day e°y c
33 8
tit 37
NEWPOR
28 a 19th Street EACH
19 �a
23 87 O `s 'It 32 O
O G`o�eear 6 11.7111 Street 27 m
�•• ,`g�� ��� 22 o�e�fttlsL, m
�° O 1.7 C S 31 j
1� r, 16th 8t _ 23
• Project Site. ^ a
<
9` o 0 * 43 y0 O � � :� 46 BsY e s
N D y 0 a 39 s a a 69,
e o cep 20 COAST 43 ° e
a »3
16
0 Balboa B ulevird
Paolflo Oosan _
LEGEND
XX - ADT
IN THOUSANDS
SOURCE: B.D.I.
Existing Traffic Volumes
SUPERIOR AVENUE MEDICAL OFFICE l�f
CITY OF NEWPORT BEACH
AEXHIBIT 8
1
o
ID yG9 Cam us Drive
c
Og0'Y� In Birch Street i
oal OG� p
"t m 4 �9°. m
b
Bristol Street
e„
r
Aye° 79A �Bk D°�.�..�ar Avenue unlvera%
e�rys OVA �O°a m �. pslve i
O � e
- e upper ~° f9O 'r New
30
CO TA MESA 22nd street Bay
«
NEWPOR
loth Street EACH
Project Site °
0 o�oaoa r sA l7th street a C
e
Jagaa a0a O�� sthet m
i
1aa` rr- I Gib at
Hospital Road^
9 v e o ^ n a
its old
e
to 0 o m
;Me2 u c°I COAST
0 0 --
1 a1Eoa Boulevard
LEGEND Pacific ocean
CRITICAL INTERSECTION
SOURCE: B.D.I.
Critical Intersection Locations
SUPERIOR AVENUE MEDICAL OFFICE e e
CITY OF NEWPORT BEACH
AEXHIBIT 9
FUTURE CIRCULATION-WITHOUT PROJECT
' A number of development projects throughout the City of Newport Beach have
been approved, but are not constructed or not yet fully occupied.1 These
projects as well as other area-wide growth will contribute to increased
future traffic volumes in the project vicinity, Exhibit 10 presents the
projected future traffic volumes obtained from the City of Newport Beach
Traffic Model for "Trend Growth".
Several circulation system improvements are presently proposed by the City
of Newport Beach. Within the immediate project vicinity, the following
committed circulation system improvements are planned:
• Add a third westbound through lane to Coast Highway at Orange Street;
' Add a third westbound through lane to Coast Highway at Prospct Street;
and
' Reconstruct the intersection of Coast Highway/Balboa Boulevard/Superior
Avenue to provide a third westbound through lane on Coast Highway and
provide Superior Avenue with one left-turn, two through, and two right-
turn lanes (currently in progress).
' In addition, not all of the facilities in the vicinity of the project are
constructed to their Master Plan classification. Such facilities include
' several segments of Coast Highway and the segment of Superior Avenue from
Coast Highway to just south of Ticonderoga, all of which will ultimately
be improved with additional travel lanes. A detailed listing of the loca-
tion, existing condition and Master Plan Classificstion for such roadway
' segments is provided in Table 2 of Appendix A.
Impacts
TRAFFIC GENERATION
Implementation of the proposed medical office development will generate a
' total of 2,108 vehicle trips daily. Table 3 presents the trip generation
1 A list of the Committed Projects included in the traffic analysis is
contained in Table 3 of Appendix A.
A20
25
' 17th Street
e 4e
< er
°> 26 E 15
0. 1
< o
e
0
0
e
d
rg
rb
16th Street @r^
Project
' Site LEGEND
XX.- DAILY TRAFFIC VOLUMES
ae
c Hoapltal Road IN THOUSANDS_
INCLUDES OLD
°e * BOULEVARD TRAFFICORT
o`! tk7k- ESTIMATED
42 g,Qe� 2 5** s
d
0
m 88*
o`
40 3
2
88
ee/
bo
' e
eo�r°re Coast Highway
i
i
SOURCE: B.D.I.
Future Traffic Volumes
SUPERIOR AVENUE MEDICAL OFFICE °
CITY OF NEWPORT BEACH EXHIBITIO
I
icharacteristics of the proposed medical office development. Table 3 also
indicates the number of trips which would be generated by the previously
' approved residential condominium project. As shown, the proposed medical
office will generate 1,861 more trips per day than the residential
project.
Table 3
TRIP GENERATION CHARACTERISTICS
Trip Generation Rates
Land Use Daily PM Peak Hour PM Peak 2.5 Hour
IN OUT IN OUT
Medical Office 40/KSF 1.9/KSF 2.4/KSF 2.4/KSF 4.5/KSF
' Surgical/Scanner
Center (a) 20/KSF 0.95/KSF 1.3/KSF 1.2/KSF 2.3/KSF
Condominium 8.5/DU 0.5/DU 0.3/DU 1.0/DU 0.6/DU
Trip Generation
' Land Use Quantity 2L]y IN OUT IN OUT
Medical Office 46,700SF 1,868 89 112 112 210
Surgical/Scanner
Center 12,000 F 240 11 14 14 28
Project Total 58,70OSF 2,108 100 126 126 238
' Condominiums 29DU 247 15 9 30 18
Net Additional (b) 1,861 85 117 96 220
KSF = Thousand Square Feet
' SF = Square Feet
DU = Dwelling Units
TE = Trip Ends
(a) Rates for the Surgical/Scanner center are estimated by BDI.
(b) Used in Future Conditions analysis only; credit not given in TPO
analysis.
TRIP DISTRIBUTION
The trip distribution characteristics of the site were developed taking
into consideration the spatial orientation of possible origins and desti-
nations, and regional travel patterns. Exhibit 11 shows the project trip
' distribution.
A 21
17th Street
1 • 7 `Fps p`qb �•e'
q b
o \ e Mh Fhb\
>ica
E
n�
e
•
n
o.
7e
16th Street f')
' sf�
°•
t
Project
® Site
• 211/20/25
bM•c, Hospital Road 168/15/19
shy! PM 211/25/48 158/19/36
D
r6 7g�3e g ro to LEGEND
XX/YY/ZZ - PROJECT-RELATED TRAFFIC
XX - DAILY
bQp b YY - PEAK HOUR
3 ZZ - PEAK (2.6 HR) PERIOD
! 168/16/f9 •
' 2
'� f68/f9/38
Coast Highway
O �
N
SOURCE: B.D.I.
Project Trip Distribution
SUPERIOR AVENUE MEDICAL OFFICE
CITY OF NEWPORT BEACH e e
AEXHIBIT 11
CRITICAL INTERSECTION ANALYSIS
The City of Newport Beach Traffic Phasing Ordinance (TPO) requires that a
Critical Intersection Analysis be conducted for any office, industrial or
commercial development of 10,000 square feet or more. The analysis in-
cludes: 1) identifying the critical intersections to be examined; 2)
evaluating projected-related impacts on the 2-1/2 hour afternoon peak
period traffic volumes for critical intersections ; and 3) preparing inter-
section Capacity Utilization (ICU) calculations for those critical inter-
sections which exceed the TPO 1% standards.
' It is anticipated that the proposed development will initially be occupied
in 1985 with full occupancy by 1986. As noted earlier, the City Traffic
Engineer identified seven critical intersections in the project vicinity
(Exhibit 8).
Each critical intersection was evalauted to determine the need for an ICU
analysis. For each intersections where, on any approach leg, project
traffic is estimated to be greater than 1% of the projected peak 2-1/2
hour traffic volume, an ICU analysis is required. The results of the 1%
analysis identified three of the seven critical intersections as ,needing
an ICU analysis.1 The three intersections are:
• Placentia Avenue at Superior Avenue;
• Newport Boulevard at Hospital Road; and
' Coast Highway at Balboa Boulevard/Superior Avenue
t Table 4 summarizes the results of the ICU analysis conducted for the three
subject intersections. The scenarios presented in Table 4 include existing
conditions, projected conditions for 1986 with approved developments and
' regional traffic growth, and projected conditions with project traffic
added. As shown, all three of the critical intersections evaluated have an
acceptable (by City standards) ICU rating of less than 0.90.
1 The worksheets used in the 1% analysis are included in Appendix A.
22
Table 4
SUMMARY OF ICU ANALYSIS
Existing + '
Existing + Regional +
1983 Regional + Committed +
Existing Committed Proposed
Intersection Condition Condition (a) Project a
ICU LOS ICU LOS ICU LOS
Coast Highway at:
Balboa Boulevard/
Superior Avenue 1.1141 F .8608 D .8678 D
Placentia Avenue at:
Superior Avenue .6310 B .6947 B .7414 C
Newport Boulevard at:
Hospital Road .7729 C .8548 D .8626 D
(a) Represents 1986 Condition of existing traffic, regional growth, and ,
committed projects expected to occur by 1986. Also, these ICU calcu-
lations include committed roadway improvements. ,
FUTURE CIRCULATION-WITH PROJECT
Table 5 indicates the future volume-to-capacity ratios for key roadways in
the project vicinity. The table provides a comparison of future conditions ,
both with and without project-related traffic. As shown, only the segment
of Coast Highway between, Newport Boulevard and Riverside Avenue Would be ,
expected to exceed its Master Planned roadway capacity in the future condi-
tions. This would be expected to occur with or without the development of
the proposed project.
ACCESS AND INTERNAL CIRCULATION
Access to/from the project site is proposed via one two-lane driveway (24
feet wide) located at the southerly corner of the project. During the PM
peak hour 100 vehicles will be entering and 126 vehicles will be exiting '
through this driveway. During the PM 2-1/2 hour peak period 126 vehicles
will enter and 238 will exit through the driveway. The provision of one '
lane in each direction is adequate to meet this demand.
23
' Turning movements to and from the project site on Superior Avenue could
occassionally conflict with traffic taking access to/from the medical
office complexes located on the east side of Superior Avenue, especially
during peak-traffic periods. The installation of a traffic signal at
Medical Lane is not recommended due to potential conflicts with other near-
by traffic signals existing. The use of turning movement controls, such
as concrete medians and channelized lanes, can be used to avoid potential
' turning movement conflicts.
Table 5
FUTURE TRAFFIC FORECASTS
VOLUME-TO-CAPACITY ANALYSIS
Future +
Future Future Project- Future +
Roadway Traffic Traffic Related Project-
Se ment Capacity Volume V/C Volume V/C
' oast Hig way at:
Santa Ana River to
' Superior Avenue 49,300 42,000 0.85 42,284 0.86
Superior Avenue to
Newport Boulevard 49,300 40,000 0.81 40,304 0.82
Newport Boulevard to
Riverside Avenue 49,300 88,000 1.78 88,259 1.79
Superior Avenue
n/o Coast Highway 33,000 25,000 0.76 25,693 0.78
n/o Placentia Ave. 33,000 15,000 0.45 16,094 0.49
Placentia Avenue:
n/o Superior Ave. 33,000 25,000 0.76 25,059 0.76
' EXPANDED STUDY AREA TRAFFIC
1 Approval of the project proposal could allow the development of up to
approximately 74,000 square feet of office commercial uses within an area
currently designated for residential uses. Such development would result
in increased traffic volumes on nearby roadways. As shown in Table 5, all
of the roadways in the project vicinity are projected to operate will below
' capacity, with the exception of Coast Highway from Newport Boulevard to
Riverside Avenue. This roadway segment is projected to exceed capacity
regardless of whether the currently proposed medical office or the remain-
der of the study area is developed or not. In addition, this roadway seg-
ment is somewhat removed from the project area, therefore project-related
traffic impacts would be comparatively minor.
24
All development occurring in the remiander of the expanded study area will
require TPO approval prior to implementation. Potential traffic impacts
resulting from additional development can be mitigated through the TPO
process.
Existing City Policies and Requirements
C. The project shall be required to contribute a sum equal to their fair
share of future circulation system improvements as shown on the City's
Master Plan of Streets and Highways.
Mitigation Measures
Due to the absence of significant transportation/circulation impacts, no ,
mitigation measures are proposed.
C. AIR QUALITY '
Existing Conditions' ,
The study area is located within the South Coast Air Basin (SCAB). The air
quality of the basin is determined by the primary pollutant emissions added
daily, and by the secondary pollutants already present in the air mass.
Primary pollutants are emitted directly from a source and include carbon ,
monoxide (CO), nitric oxide and nitrogen dioxide (NO and NO2), sulfur
dioxide (S02), particulates and various hydrocarbons (HC). Secondary pol-
lutants are created with the passage of time, in the air mass, and include
ozone (03), photochemical aerosols and peroxyacetylnitrate (PAN).
Air quality conditions at the site is a function of the primary pollutants
emitted locally, the existing regional ambient air quality, and the meteor-
ological and topographical factors which influence the intrusion of pollu-
tants into the area from sources outside the immediate vicinity. ,
25
Climatel
' The study area has a Mediterranean-type climate (warm summers and mild win-
ters). The climatological monitoring station nearest the site is the New-
port Beach Harbor station. Available 1982 data indicates that the annual
' precipitation was 11.11 inches. Most rainfall occurs between November and
April when the permanent high pressure system in the eastern Pacific
' weakens.
Temperatures recorded during 1982 range from a high of 880 F to 'a low of
370 F, with an annual average temperature of approximately 60.60 'F.
Generally, winds with 5- to 10-mile-per-hour speeds flow offshore during
the nighttime hours and are replaced by onshore breezes of the same magni-
tude by 10 a.m. Summer months usually include a northwesterly and south-
easterly flow pattern superimposed upon the daily sea breeze.
Air Quality
Ambient Air Quality
' Ambient air quality data is usually described in terms of compliance with
state and federal standards, which have been adopted to protect public
health with some margin of -safety. In addition to ambient standards, Cali-
fornia has adopted episode criteria for oxidant, carbon monoxide, sulfur
dioxide and particulate matter. Episode criteria levels represent short-
term exposures at which public health is actually threatened.
' In Orange County, air quality data is collected primarily by the South
Coast Air Quality Management District (SCAQMD). The closest operating
' monitoring station is located in Costa Mesa and provides air quality data
which can be considered to be indicative of the conditions in the general
' vicinity of the project site. Available air quality data from the Costa
Mesa station during 1982 is summarized below.
' 1 National Oceanic and Atmosphere Administration, Climatological data
Annual Summary, V. 86, n. 13, 1982.
26
Oxidants represent the major air quality problem within the South Coast Air
Basin. Ozone levels monitored at the Costa Mesa station exceeded State
standards on 25 days during 1982. State standards for carbon monoxide
were exceeded on 5 days. Nitrogen dioxide and sulfur dioxide levels
remained well below state standards during 1982. Particulate concentra-
tions are not monitored at the Costa 'Mesa station.
Impacts .
Implementation of the proposed development will result in short-term con-
struction-related air quality impacts as well as long-term impacts associ-
ated with usage of the proposed medical office.
Short-Term Impacts
Preparation of the site for development will produce two types of air con-
taminants on a short-term basis: exhaust emissions from construction
equipment and fugitive dust generated as a result of grading. These emis-
sions produced during grading and construction activities, although of
short-term duration, could be troublesome to workers and adjacent proper-
ties including the adjacent convalescent hospital. Each of these is
discussed in greater detail below. '
Construction-Related Exhaust Emissions: Development of the project may
involve. heavy trucks, earthmoving equipment, air compressors, generators,
and other equipment which utilize internal combustion engines. Exhaust
emissions from such equipment can be anticipated to be comparable to other
development projects and will not have a significant effect on state and '
federal air quality standards.
Fugitive Dust Emissions: Construction activities are a source of fugitive
dust emissions that may have a substantial temporary impact on local air
quality. Dust emissions vary substantially from day-to-day, depending on ,
the level of activity, the specific operations, and prevailing weather.
Based upon field measurements of suspended dust emissions from apartment '
and shopping center construction projects, an approximate emission factor
for construction operations is 1.2 tons of fugitive dust per acre of con-
'
27
struction per month of activity.1 However, this factor may be high as it
' was derived for a semi-arid climate (the study area is mediterranean cli-
mate with a lower precipitation - evaporation index) moderate silt content
(30q), and medium activity level (medium activity level is undefined.)
Although residents of the adjacent convalescent hospital may be especially
' sensitive to dust emissions, potential impacts from the project will be
partially offset due to: 1) the project site has previously been graded
and will require only minor additional grading; and 2) the prevailing
hospital is located upwind (given the prevailing daytime ocean breezes)
from the proposed development areas. In addition, watering techniques can
be utilized to reduce dust emissions during construction.
Long-Term Impacts
' Long-term air quality impacts are those associated with permanent useage
of the proposed development. Air pollutants generated by the project can
' be projected as the sum of both stationary and mobile source emissions.
Stationary source consideration include onsite emissions from space and
water heating devices, and offsite emissions at the power plant associated
' with the generation of electricity for the project. Mobile source consi-
derations include emissions from vehicular traffic generated as a result
of project development. Table 6 provides a summary of the development's
emissions projected for 1995.
' Table 6
PROJECTED MOBILE AND STATIONARY SOURCE EMISSIONS (1995)
' Natural Gas
Combustion
Emissions Total
(including Generation of Emissions
' space Electricity Vehicular From all
Primary heating Emissions Emissions Sources
Pollutant (Tons/Day)2 (Tons/Day)293 (Tons/Day)4 (Tons/Day)
' CO .00059 .00083 .28429 .28571
HC .00023 .00074 .02713 .02811
NOx .00296 .00951 .03154 .04401
' sox .00001 .01116 .00507 .01625
Particulates .00029 .00165 .00706 .00901
TOTAL 0.30389
' 1 U.S. EPA, Com ilation of Air Pollutant Emission Factors, Third Edition,
Section 11.21 ; ug.
2
For consumption rates see Appendix B.
3 Assumes that fuel oil is used to generate all electricity required by
the project.
4 Based on 20,026 vehcile miles of travel (VMT) as calculated by BDI (see
Appendix A), and EMFAC C6 emission factors for the year 1995.
28
Existing City Policies and Requirements
D. Development of the project site shall be in compliance with SCAQMD Rule
403 (Fugitive Dust Emissions Control ). Such compliance will assist in
mitigating the impact of construction-generated dust particulates.
Mitigation 'Measures
Air resources impacts have been mitigated through compliance with existing
City policies and requirements noted above. No further mitigation mea-
sures are proposed. ,
D. ACOUSTIC ENVIRONMENT
Existing Conditions ,
The study area is presently exposed to traffic noise from Superior Avenue. ,
The level of traffic noise was determined utilizing the Highway Noise Model
published by the Federal Highway Administration ("FHWA Highway Trafic Noise '
Prediction Model ," FHWA-RD-77-108, December 1978). The FHWA-RD-77-108,
December 1978). The FHWA Model uses traffic volume, vehicle mix, vehicle
speed, and roadway geometry to compute the "equival'ent noise level ." The
following assumptions were used for Superior Avenue near the project site.
- Traffic volumes' determined by BDI (see Section B,, TRANSPORTATION/ ,
CIRCULATION); '
- 35 MPH;
- Typical truck and temporal mix as determined by County of Orange
EMA; and '
- Hard surface adjacent to roadway.
The existing CNEL Contours for Superior Avenue are indicated in Table 7. ,
29
Impacts
SHORT-TERM IMPACTS
Development of the project site will cause short-term adverse noise impacts
in the vicinity of the site. Each discrete construction phase will have
its own mix of equipment and consequently it own noise characteristics.
Noise from earthmoving equipment may range from 73 to 96 dBA at 50 feet.
Typical operating cycles may involve one to two minutes of full power
operation followed by three to four minutes at lower power. The construc-
tion noise will have the most significant impact on the adjacent convales-
cent hospital.
LONG-TERM IMPACTS
' The long-term acoustic impacts to and from the proposed development include
increased vehicular traffic on Superior Avenue. Table 7 provides a com-
parison of the roadway noise levels for existing and future conditions,
both with and without the proposed project.
' Table 7
CNEL CONTOURS FOR SUPERIOR AVENUE
Distance to CNEL Contourl
Condition 60 CNEL 65 CNEL
Existing Traffic -
Without Project 135 68
Existing Traffic -
' With Project 140 70
Future Traffic -
Without Project 145 77
Future Traffic -
With Project 150 79
' As shown in Table 7, implementation of proposed project will result in an
' insignificant increase in future noise levels projected for Superior Ave-
nue.
I ,' l Distances measured from roadway centerline.
' 30
Existing City Policies and Requirements
E. All construction activities will be limited to the hours of 7 a.m. to
7 p.m. , Monday through Friday and 8 a.m. to 5 p.m. , Saturdays and '
Sundays.
F. Noise wall funds have been established for Jamboree Road, West Newport
and Irvine Terrace. The project shall be required to contribute a sum
equal to their fair share for each fund.
Mitigation Measures ,
2. Only quieted or "hushed" models of construction equipment suitable for '
work in hospital zones shall be used.
3. Noise generating activities and equipment shall be located as far as ,
practicable from the adjacent convalescent hospital to effectuate noise
reduction achieved by distance. Affected activities include but are not
limited to; trucking, concrete delivery and pumping, welding, power
generation and compressed air supplies. '
E. AESTHETICS ,
Existing Conditions ,
The existing appearance of the site is characterized primarily by flat,
graded areas covered with shrubs and grasses. Photographs of the project
site and surrounding vicinity are presented in Exhibit 12.
Grading conducted for the previously proposed condominium project has t
formed a U-shaped ridge which lines the periphery of the site. The
interior portion of the property lies at an elevation approximately four- '
feet lower than the ridge. In addition to the shrubs and grasses which
cover the graded areas, a cluster of trees and reeds are visible near the
northwest corner of the site. '
As the subject property is located at the bottom of a gently-sloping valley
and is surrounded by multi-story buildings, there are no notable views from
within the J
ro'ect site. ,
P
31 '
i
j
Sei6;,rlzg;
�� �- V yt.y.+•iy �,�`�{�_•-Xw his 1F.� a
var�ju -T. s"t .'i . ;gx.1:r, p. .Mg .fi�Y ,�;"s",• _ s; _ _
rl
' LOOKING WEST FROM EASTERN BORDER OF-PROJECT SITE
10
11 ,r "' • �_^.c.L i.w_ a.- • _r - � ( may,. Imo: ��..Y.�
_ '4"�:e- t.. -'•w•�+�r�<;_M1 _ - - - tea-Y- _w-.Rye -.�. -..��� _ 11��'' _y -�.�P � r f��
c_..- - � - .a?'_s:.d._,�i-J_e.,-(:i��' _ _ �:,X'=��-y se._=-`N•'^'-� ""„'-,--„'=V'��'..i.,''r'.°C-'�"-� - F:..,�+n��s'�`.='...��s-�.-�`.-'��--��'Fa`.-jJ°�'s� -y-r".`Y.�. •-�£���'�,_T"<n�,r�-•...x�:,)N L�+: K # .r«.
__ - !'9--�=--•._..-,�---,-. ''_ ___--�:;,ten-..-_:. a:_t..:-=��"y.�'. _.?.2� -•'�-n-=`-'-•_c '�^_' '_'4i•.'^Y: ")"_:^.- -�!!. �'�'�^.�?r:.ura>- - -�_5'�� -� �- c, b' .�a,.'n
- - �'-tea...-. ���'�s"=��Y"t..Cs.4raxfr_.�..sy*;twxT;�.,..... __ _ -_ _ _ •��-^'=Z^�-�a�5.�� .3"Fi iA'�7.y`.� �y�. � - .n
y<. �-,� .'_'_''` '�`-"s4i� - •..._r"_.:._— c = -�_- :.•-a"�- = .�- s'sP� a, _� ,,;...�^ - _. i� �,�p f ,�<�p��.'s n
�sr- ._.--� l�� Y��_ Fes' � *_�} • '
- -�•=-4: ,i"� _ _ -- .E _ _�•-yam. �+e>9.: . •-+., � __ '.�1Y".1n:"��ee�+c'��; •
LOOKING SOUTHWEST FROM NORTHEAST CORNER OF PROJECT SITE
:Site Photographs
' SUPERIOR AVENUE MEDICAL OFFICE
CITY OF NEWPORT BEACH �jlllnlil■Ir��rr
' EXHIBIT 12
The building height limitation for the study area is "28/32" feet. With
the exception of a two-story house, all buildings located directly adjacent
to the proposed development site are single-story. Other buildings
located near the study area range from one to three stories in height.
Impacts
' Approval of the project proposal will change the height limitation for the
proposed development site from "28/32" feet to "32/50" feet.
' Implementation of the proposed project will change the current open charac-
ter of the site to that of urban uses. The new appearance of the site will
be most evident from Superior Avenue. The existing gap in development
along Superior Avenue will be replaced by a four-story office building and
' related parking structure. The height (50 ft.) and bulk (FAR-.99) of the
proposed medical office complex will be greater than that of other nearby
' developments located along Superior Avenue. Table 8 provides a comparison
of the size of the proposed medical office to that of other recently appro-
ved developments located in the vicinity.
The height and bulk of the proposed medical office complex will deviate
from the existing one- two- and three-story buildings which exist in the
vicinity. The impact of the greater height of the proposed medical office
' complex will be partially offset by the project site being located at the
bottom of a gently sloping valley. Although the length of the project
site will be oriented on an east-west axis, which reduces the amount of
building area directly fronting Superior Avenue, it is anticipated that
' the majority of the proposed development will be highly visible from
Superior Avenue and surrounding areas.
The proposed development will alter the existing views from surrounding
properties. These existing views, however, primarily include other multi-
story structures located nearby and any additional view alteration would
not be considered to be significant.
32
Table 8 '
DEVELOPMENT COMPARISON
Rate
Project Location Approved Use (sq.ft.) FAR Height
Proposed 1455 Superior - Medical 58,700 .99 50'
Project Office
Mariner's
Square 355 Placentia 10/73 Retail/ 31,400 na 44'
(Phase I) Office
Mariner's
Square 320 Superior 4/74 Medical 45,100 na 4816"
(Phase II) Office '
U.D.C. 1515 Superior 7/81 Medical 25,409 .5 32'
(Mollard) ,
Hughes 500 Superior 8/81 Office/ 110,000 .6 50'
Aircraft Lab
Park• Lido 351 Hospital 1/82 Medical 65,000 .9 50'1
LTD Office
Hertiage 1501 Superior 3/82 Bank/ 37,600 .56 40' ,
Bank Office
na - not available '
Mitigation Measures ,
4. The use of architectural treatments and project landscaping will serve
to soften potential visual impacts while also enhancing the aesthetic
quality of the project. '
I Proposed project was later redesigned with a 32 ft. height.
33 '
I
F. HYDROLOGY
Existing Conditions
' The proposed development site is located at the base of a gently sloping
valley into which runoff from surrounding properties has historically
drained. Until very recently, no drainage improvements were located on
the subject site, and there were often onsite flooding problems following
moderate rainfall periods. Temporary drainage improvements have been in-
stalled on the site to help alleviate flooding problems
' As one of the conditions of approval for the residential condominimum
project previously proposed for the site, it was required that a drainage
' study be prepared which indicated how the project design would insure that
building pads would be safe from inundation resulting from a 100-year
flood.
' Impacts
' Development of the project • site will require the provision of permanent
' flood control facilities or design which will insure that the proposed
development is protected from potential flooding problems.
' Mitigation Measures
' 5. The developer shall submit to the City's Public Works Department
detailed drainage studies indicating how the tract grading in
conjunction with the drainage conveyance systems, including applicable
swales, channels, streetflows, catch basins, storm drains and flood
water retarding facilities, will allow building pads to be safe from
inundation from all runoff which may be expected up to and including
100-year floods.
34
' IV. ADDITIONAL ENVIRONMENTAL ANALYSES
This Initial Study provides a detailed analysis of the environmental issues
associated with the proposed development of a 60,000 square foot medical
office complex. The study also provides a more generalized discussion of
potential impacts associated with changing the land use designations for the
remainder of the expanded study area from residential and retail-service
commercial to office commercial .
Additional environmental analyses will be required for all future develop-
ment(s) which are proposed within the expanded study area. Although it is
' anticipated that additional development and/or redevelopment will occur in
the expanded study area, the exact nature and extent of such development
cannot be determined at this time. Upon submittal of specific project pro-
posals, detailed environmental analyses will be conducted and will address
issues particular to each project proposal . Environmental issues which
' can be expected to be assessed include, but are not limited to, land use
and land use plan consistency, transportation/circulation, air quality,
' acoustic environment, and aesthetics.
1 .
' 35
1
V ORGANIZATIONS AND PERSONS CONSULTED
' PARTICIPANTS
The personnel who participated in the preparation of this initial study
include:
' Principal-In-Charge Phillip R. Schwartze
Director Mitchell K. Brown
Project Manager Anthony Skidmore
Graphics Robert Klekner
Word Processing/Editing Pamela Richardson
ICONSULTANTS
The project consultants who participated in the preparation of this ,
initial study include:
Traffic Analysis Bill Darnell
Basmaciyan Darnell , Inc.
4262 Campus Drive Ste. B-1
Newport Beach, CA 92660
OTHER ORGANIZATIONS AND PERONS CONSULTED
City of Newport Beach
Planning Department Fred Talarico
' Pat Temple
36
YI. LIST OF EXISTING CITY POLICIES AND REQUIREMENTS
yA. Prior to issuance of building permits, a specific soils and foundation
study will be prepared.
B. All building will conform to the Uniform Building Code (UBC) and City
Seismic design standards.
C. The project shall be required to contribute a sum equal to their fair
share of future circulation system improvements as shown on the City's
Master Plan of Streets and Highways.
D. Development of the project site shall be in compliance with SCAQMD
�r Rule 403 (Fugitive Dust Emissions Control ). Such compliance will
assist in mitigating the impact of construction-generated dust
particulates.
'E. All construction activities will be limited to the hours of 7 a.m. to
7 p.m., Monday through Friday and 8 a.m. to 5 p.m., Saturdays and
Sundays.
F. Prior to issuance of any building permits authorized by the approval
of this use permit, the applicant shall deposit with the City Finance
Director the sum proportional to the percentage of future additional
traffic related to the project in the subject area, to be used for the
construction of sound attenuation barriers in the West Newport, Irvine
Terrace, and along Jamboree Road.
G. Development of site shall be subject to a grading permit to be
approved by the Building and Planning Departments.
H. That a grading plan, if required., shall include a complete plan for
III temporary and permanent drainage facilities, to minimize any potential
impacts from silt, debris, and other water pollutants.
I. The grading permit shall include, if required, a description of haul
' routes, access points to the site, watering, and sweeping program
designed to minimize impact of haul operations.
' 37
J. An erosion, siltation and dust control plan, if required, shall be '
submitted and be subject to the approval of the Building Department
and a copy shall be forwarded •to the California Regional Water Quality
Control Board Santa Ana Region.
K. The velocity of concentrated run-off from the project shall be
evaluated and erosive velocities controlled as part of the project
design.
L. That grading shall be conducted in accordance with plans prepared by a
Civil Engineer and based on recommendations of a soil engineer and an
engineering geologist subsequent to the completion of a comprehensive
soil and geologic investigation of the site. Permanent reproducible
copies of the "Approved as Built" grading plans on standard size
sheets shall be furnished to the Building Department.
M. Prior to the issuance of the grading permit, the design engineer shall
review and state that the discharge of surface runoff from the project
will be performed in a manner to assure that increased peak flows from
the project will not increase erosion immediately downstream of the
system. This report shall be reviewed and approved by the Planning
and Building Department.
N. A subdrain system shall be installed subject to the approval of the
Building Department.
0. The following disclosure statement of the City of Newport Beach's
policy regarding the John Wayne Airport shall be included in all leases
or sub-leases for space in the project and shall be included in any
Covenants Conditions, and Restrictions which may be recorded against
any undeveloped site.
DISCLOSURE STATEMENT
The lessee, his heirs, successors and assigns, herein, acknowledge that:
a) The John Wayne Airport may not be able to provide adequate air service '
for business establishments which rely on such service;
38
b) When an alternative air facility is available, a complete phase out of
jet service may occur at the John Wayne Airport;
c) The City of Newport Beach will continue to oppose additional
' commercial area service expansions at the John Wayne Airport; and
d) Lessee, his heirs, successors and assigns, will, not actively oppose
any action taken by the City of Newport Beach to phase out or limit
jet our service at the John Wayne Airport.
' P. A landscape and irrigation plan for the project shall be prepared by a
licensed landscape architect. The landscape plan shall integrate and
phase the installation shall integrate and phase the installation of
landscaping with the proposed construction schedule. (Prior to the
occupancy of any structure, the licensed landscape architect shall
certify to the Planning Department that the landscaping has been in-
stalled in accordance with the prepared plan).
The landscape plan shall be subject to the review of the Parks, Beaches
and• Recreation Department and approval of the Planning Department.
R. The landscape plan shall include a maintenance program which controls
•� the use of fertilizers and pesticides.
S. The landscape plan shall place heavy emphasis on the use of drought-
resistant native vegetation and be irrigated with a system designed to
avoid surface runoff and over-watering.
T. The landscape plan shall place heavy emphasis on fire-retardant vegeta-
tion and be irrigated with a system designed to avoid surface runoff
and over-watering.
U. Street trees shall be provided along the public streets as required by
the Public Works Department and the Parks, Beaches and Recreation De-
partment.
V. Landscaping shall be regularly maintained free of weeds and debris.
All vegetation shall be regularly trimmed and kept in a healthy condi-
tion. -
,' 39
W. That any roof top or other mechanical equipment shall be sound attenua-
tion in such a manner as to achieve a maximum sound level of 55 dba at
the property line.
X. That any mechanical equipment and emergency power generators shall be
screened from view and noise associated with said installations shall
'be sound attenuated to acceptable levels in receptor areas. The
latter shall be based upon the recommendations of a qualified acoustic
engineer, and be approved by the Planning Department.
Y. That prior to the issuance of building permits, the Fire Department _
shall review the proposed plans and may require automatic fire
sprinkler protection.
Z. The Fire Department access shall be, approved by the Fire Department.
AA. That all buildings on the project site shall be equipped with fire sup-
pression systems approved by the Fire Department.
BB. The proposed project shall incorporate an internal securing system
(i.e., security guards, alarms, access limits after hours) that shall
be reviewed by the Police and Fire Departments and approved by the
Planning Department.
CC. That all onsite fire •protection (hydrants and Fire Department connec-
tions) shall be approved by the Fire and Public Works Department.
DD. Prior to the occupancy of any buildings, a program for the sorting of
recyclable material form other solid wastes shall be developed and
approved by the Planning Department.
EE. A qualified archaeologist or paleontologist shall evaluate the site
prior to commencement of construction activities, and that all work on
the site be done in accordance with the City's Council Policies K-5 and
K-6.
FF. All proposed development shall provide for vaccum sweeping of parking
areas. '
40 �,
GG. The project should be designed to conform to Title 24, Paragraph 6,
Division T-20, Chapter 2, Sub-chapter 4 of the California Administra-
tive Code dealing with energy requirements.
HH. The project should investigate the use of alternative energy sources
(i .e., solar) and to the maximum extent economically feasible incorpor-
ate the use of said in project designs.
II. Prior to occupancy of any building, the applicants shall provide
written verifications from Orange County Sanitation District that ade-
quate sewer capacity is available to serve the project.
JJ. That prior to the issuance of a building permit the applicant shall
provide the Building Department and the Public Works Department with a
letter form the Sanitation District stating that sewer facilities will
be available at the time of occupancy.
KK. Final design of the project shall provide for the incorporation of
water-saving devices for project lavatories and other water-using
facilities.
LL. Any construction on the site should be done in accordance with the
height restriction of said should apply to any landscape materials,
signs, flags, etc. as well as structures.
MM. That the lighting system shall be designed and maintained in such a
manner as to conceal the light source and to minimize light spillage
and glare to the adjacent residential uses. The plans hsall be
prepared and signed by a Licensed Electrical Enginee; with a letter
' from the Engineer stating that, in his opinion, this requirement has
been met.
41
VII. LIST OF MITIGATION MEASURES
1. The Planning Commission should consider an alternative land use of
Multiple-Family Residential for the four parcels taking access from
-� Medical Lane westerly of those abutting on Superior Avenue, allowing
residential development in the event access other than from Medical
Lane can be established.
2. Only quieted or "hushed" models of construction equipment suitable for
work in hospital zones shall be used.
3. Noise generating activities and equipment shall be located as far, as
practicable from the adjacent convalescent hospital to effectuate noise
reduction achieved by distance. Affected activities include but are not
limited to; trucking, concrete delivery and pumping, welding, power
geneeation and compressed air supplies.
4. The use of architectural treatments and project landscaping can serve
to soften potential visual impacts while also enhancing the aesthetic
quality of the project.
1 5. The developer shall submit to the City's Public Works Department
detailed drainage studies indicating how the tract grading in conjunc-
tion with the drainage conveyance systems, including applicable swales,
channels, streetflows, catch basins, storm drains and flood water
�1 retarding facilities, will allow building pads to be safe from inunda-
tion from all runoff which may be expected up to and including 100-year
floods.
'42
�I
VIII. APPENDICES
A. Traffic Study
B. Air Quality Analysis
43
APPENDIX A
TRAFFIC STUDY
TRAFFIC STUDY
FOR
NEWPORT MEDICAL OFFICE BUILDING
FOR
HELTZER ENTERPRISES
Prepared for:
Phillips Brandt & Reddick
18012 Sky Park Circle
Irvine, CA 92714
BASMACIYAN-DARNELL, INC.
4262 Campus Drive, Suite B-1
Newport Beach, CA 92660
(714)549-9940
December 2 , 1983
1
• 1
\D1
SASMACIYAN-DARNELLt INC.
&NC;rNEERf,\C; rWD PLc',ML O
Transparta:ion. Traffic, Municipal. Transit
4262 Campus Drive,Suite 8-1 Newport Beach,California 92660 (714) 549.9940
December 2, 1983
Mr. Mitch Brown
Phillips Brandt & Reddick
18012 Sky Park Circle
Irvine, CA 92714
SUBJECT: Traffic Study for Newport Medical Office Building
Dear Mr. Brown:
Transmitted herewith are the original and one copy of the
subject traffic report. The report addresses the General
Plan Amendment and the Traffic Phasing Ordinance Requirements
of the City of Newport Beach.
Please Call me if you have any questions or need any additional
information.
Sincerely,
BASMACIYAN-DARNELL, INC.
Bill E. Darnell, P.E.
BED/llf I�
Enclosures
i
TABLE OF CONTENTS
Page
INTRODUCTION 1 •
Project Description 1
EXISTING CONDITIONS. . . . . . . . . . . . . . . . . . . . . . 1
Roadway Characteristics . . . . . . . . . . . . . . . . . 1
Existing Traffic Volumes. . . . . . . . . . . . . . . . 5
Existing Intersection Capacity. . . . . . . . . . . . . . 7
Existing Public Transportation. 7
FUTURE CONDITIONS
Roadway Characteristics 7
Committed Circulation System Improvements . . . . . . . . 7
Future Traffic Volumes. . . . . . . . . . . . . . . . . . 7
Approved Projects 11
PROJECT-RELATED TRAFFIC
Trip Generation . • 11
Trip Distribution and Assignment. . . . . . . . . . . . . 11
Vehicle Miles Traveled (VMT) . . . . . . . . . . . . . . . 14
TRAFFIC PHASING ORDINANCE (TPO) . 14
Intersection Capacity Analysis. . . . . . . . . . . . . . 19
Project Traffic Impacts on Future Conditions. . . . . . . 19
ACCESS AND INTERNAL CIRCULATION. . . . . . . . . . . . . . . . 23
Traffic Signal Control. . . . . . . . . . . . . . . . . . 23
SUMMARY OF FINDINGS AND CONCLUSIONS. . . . . . . . . . . . . . 23
APPENDIX A l% Worksheets
APPENDIX B ICU Worksheets
APPENDIX C Traffic Signal Warrant Worksheet
LIST OF TABLES
Table No. Title Page
1 Summary of Existing 1983 PM Peak Hour
Intersection Capacity Utilization (ICU) . 8
2 Summary of Roadway Characteristics . . . . . . . 9
3 Committed Projects . . . . . . . . . . . . . . . 12
4 Summary of Trip Generation Characteristics . . . 13
5 List of Critical Intersections . . . . . . . . . 17
6 Summary of 1%' Traffic Volume Analysis. . . . . . 17
7 Summary of ICU Analyses. . . . 20
8 Daily Future Traffic Volumes with Project-
Related Traffic. . . . . . . . . . . . '. 21
9 Future Traffic Forecasts Volume to Capacity
Analysis . . . . . . . . . . . . . . . . . . . 22
LIST OF FIGURES
Figure No. Page
1 Regional Location Map. . . . . . . 2
2 Vicinity Map . . . . . . . .' . . . . . . . . . . 3
3 Site Map . . . . . . . . . 4
4 Existing Average Daily Traffic Volumes . . 6
5 Future Traffic Volumes in Vicinity of Proposed
Project. . . . . . . . . . . . . 10
6 Trip Distribution Characteristics. . 15
k
7 Project-Related Traffic Volumes Daily/PM Pea
Hour/PM Peak Period. . . . . . . . . . .. . . . 16
8 Critical Intersection Map. . . . . . . . . . . . 18
fi
TRAFFIC STUDY
I FOR
NEWPORT MEDICAL OFFICE BUILDING
FOR
HELTZER ENTERPRISES
INTRODUCTION
A 58, 700 square foot medical office building with surgery and
scanner -center 'has been proposed for development on Superior
Avenue ,in the area south of Placentia Avenue. Previously, 29
condominiums had been approved for development on the proposed
site. This report has been prepared in accordance with the
requirements of the Traffic Phasing Ordinance (TPO) of the City
of Newport Beach. This report assesses the traffic-related im-
pacts of the proposed project on the roadways and accompanying
intersections surrounding the project site.
Proiect Description
The site of the proposed 58,700 square foot medical building is
a vacant parcel located on Superior Avenue in the block south of
Placentia Avenue. Figure 1 shows the regional location of the
project site and the surrounding street system. The facility
will be located in the middle of the block on the west side of
Superior Avenue. Access to the proposed project is via Superior
Avenue at the southeasterly corner of the site.
The area surrounding the proposed project consists of other
medical facilities, offices and various commercial uses.
Adjacent to the project site on the north is a convalescent
hospital and to the south is a bank. The roadways in the
vicinity of the project include Superior Avenue, Placentia
Avenue, Coast Highway, Newport Boulevard, Hospital Road and
Balboa Boulevard. Figure 2 depicts the location of the project
and the surrounding area. The proposed project site layout is
depicted on Figure 3.
EXISTING CONDITIONS
Roadway Characteristics
Roadways in the vicinity of the project are classified in the
City' s Master Plan of Street and Highways as secondary, primary
! or major roadways. Below is a discussion of the existing street
• system in the vicinity of the proposed project. The roadways
discussed will provide the primary means of circulation and
I access to and from the project.
Coast Highway presently varies in width from a four-lane to a
five-lane facility from the Santa Ana River to Dover Drive.
Between the Santa Ana River and Superior Avenue, the roadway
` transitions from a five-lane roadway to a four-lane facility.
-1
lire �o♦♦ ��yT}►
AJ= O♦ NItAMN MMw
rOOMUL rNtaWAY D! O
1 4 O A••IANI tNW.Are
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• KtY[NalOe GOYNTT 1
♦
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• i tM•1
' + o
C ow
t � � i 7 i < •riA, 0•pUA
flood
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o
0
OAMORK rN//WAY
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to ••,• : •�
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1 • i I � � rN//K'4Y
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i • O• al t•H ,A '
°tIr
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Project Site ° t�...��• °°°o�+,,
f
rAC1r10 GUAN O O
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' % FIGURE 1
REGIONAL LOCATION MAP
BASMACIYAN•DARNELL,INC.
4262 Campus Drive,Suite 8•1
.. Newport Beach,California 92660
(714)549.9940
p09 C ; 9 Campus Drive
m
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4D( N
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Bristol 8lreet a°���
AN sae o
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p f e son
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a g .
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COSTA MESA o leNewport e
Bay > Bison to
22nd Street a
o p Drive °
a oid Rea
NEWPORT
loth Street EACH a
0 0
ass O^ m Ban Joaquin"Ills Road
�^ ` 0
taoq+r 17th Street
O O
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Project Site , `�� I '-p—>-, o CORONA a
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Balboa Boulevard
Pacitlo Ooean
Avocado Avenue
D\ FIGURE 2
■AfMAEIVM DwsHEu.INC. VICINITY MAP '
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i STORY ?4
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' SITE PLAN
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`D\ FIGURE •3
BASNACIVAN DARNELL.INC. SITE MAP
Ual lrnM Orx..N.o FtI
no/rl Mux,lwJrN♦f)W
IfllUl)gl0
Am oft', ow so .11? r - +* as
From the Santa Ana River Bridge to Prospect Street there are
three lanes eastbound, two lanes westbound and a painted median.
This roadway section then transitions to two travel lanes in each
direction with a painted median easterly of Prospect Street to
Superior Avenue. It continues as a four-lane facility easterly
of Superior Avenue, then widens again to a five-lane facility
between . Newport Boulevard and easterly of Tustin Avenue.
Easterly to Dover Drive, the roadway is a four-lane facility with
a painted median.
Hospital Road is fully improved between Superior Avenue and New-
port Boulevard. Between Superior Avenue and Placentia, Avenue,
two travel lanes in each direction are provided. Between
Placentia Avenue and Newport Boulevard, the roadway widens to two
travel lanes in each direction and a painted median. Easterly of
Newport Boulevard, two travel lanes westbound and one travel lane
eastbound are provided.
Newport Boulevard is constructed as a six=lane facility between
Coast Highway and 19th Street. Northerly of 19th Street, the
roadway is constructed as •a one-way couplet with three travel
I lanes in each direction. Southerly of Coast Highway (Balboa
Peninsula) , the roadway is constructed as a four-lane divided
facility.
Placentia Avenue is a four-lane facility .with a two-way left-turn
painted median and bike lanes. -No curb parking is permitted
along the entire length from Superior Avenue to Adams Avenue.
Superior Avenue is a two-lane facility north of 17th Street with
no median. From 17th Street to just south of Ticonderoga Street,
Superior Avenue is a four-lane facility with a painted median and
left-turn lanes. Superior Avenue narrows to two lanes until it
1' reaches Coast Highway. The City of Newport Beach is presently
realigning • and widening Superior Avenue south of Ticonderoga
Street to a four-lane divided facility.
Balboa Boulevard southerly of Coast Highway. to 44th Street is
fully improved to its ultimate roadway configuration. Southerly
of 44th Street the roadway narrows to provide two travel lanes in
each direction and a median area with parking.
Existing Traffic Volumes
The existing (1982) average daily traffic (ADT) volumes for the
streets in the vicinity of the project are presented in Figure 4.
These numbers represent average. winter weekday volumes. The
source of these traffic volumes is the City of Newport Beach 1982
Traffic Flow Map and the City of Costa Mesa 1983 Traffic Flow
map.
o
i30 9�y 18 32
00 Om X G,� Camp a Drive
C
Oy7 m > 01rch Street
U e v
3 In `�`4 m o 6�
e •
4/q9 ° 7p m q .
Y 28 23 24 $•� O�
44
Sri of 8treet32 et
Oia° y190 Del Mer Arenue 20tlnlvetelt 2
m . Drive 38 sonita Cent°° XX O ADTT
a,7` eOG a 89 .0 28 � � ' ` IN THOUSANDS -
e,
4• 6 Upper ��,a 43 40
fpo a H•wport -0
COSTA MESA 22nd Street Bay e p Bleon to
•
W Drive 4
1 38 82 • 8 37 aid Roa i
it NEVItPOR
.28 0 /01h 8lraat EACI1 o
36
19 O 20 0
O o Ban
32 23 87 s O 79 Joe uln q H1114 Road 3
Ip •a 171h street 27
s • ��. 8 r
7r .40 ej~-�Q O
22
• .p 1.7 r 6 31 > •
..gti161A at ,,,, 23 :o CORONA o'
• Project Site _�> v / ' < 81 34 to 24 DEL MAR e
? i 043 �O O 4o BaY • 90 e
s N i c a, 39 3 6g e
> D
i o s o 20 COAST 48 • • • \ r y'OH/Y,t s
= .+3 - 40 N a o o
15 at n
.ram D 34
albos B ulovbrd
Paclllo Ocean `'
Avocado Avenue
\D� FIGURE 4
EXISTING AVERAGE DAILY TRAFFIC VOLUMES
rAWAVIVAN a V1Nrlt.INC.
.,.,1.. M,..l..... SOURCE: CITY OF NEWPORT BEACH 1982 TRAFFIC FLOW MAP
AND CITY OF COSTA MESA 1983 TRAFFIC FLOW MAP
- u..n..n.. _
go 4w, sm r1 Awl sly`` OWN m am aw-7 iF sw 1 i
j, Existing Intersection Capacity
The City Traffic Engineer has identified seven (7) critical
intersections that could be affected by the proposed project.
Intersection Capacity Utilization (ICU) analysis for each of the
seven (7) intersections has been previously performed to reflect
I 1983 conditions. The results of these analyses are summarized in
Table 1 and copies of the ICU worksheets are contained in the
Appendix.
Existing Public Transportation
Orange County Transit District (OCTD) currently operates two
transit routes in the vicinity of the project. Routes 45 and 43
provide direct access to the project site by traveling along
Superior Avenue and Placentia Avenue.
FUTURE CONDITIONS
Roadway Characteristics
Not all of the facilities in the vicinity of the project are
constructed to their Master Plan classification. Table 2
provides a comparison of each roadway' s existing configuration
and respective Master Plan classification geometri•cs.
i
Committed Circulation System Improvements
Thi's study has examined the potential traffic impacts related to
the proposed project. It was therefore necessary to examine
existing traffic, approved projects traffic, regional traffic
growth and committed circulation system improvements. within the
immediate study area impacted by the project the following
committed circulation system improvements are planned:
Coast Highway at Orange Street
Add third westbound through lane.
Coast Highway at Prospect Street
Add third westbound through lane.
Coast Highway at Balboa/Superior
Reconstruct intersection per current city contract to
provide a third westbound through lane on Coast High-
way; on Superior Avenue provide one left two through
and two right turn lanes.
Future Traffic Volumes
1 Future traffic volume forecasts for the roadways surrounding the
proposed project were obtained from the City of Newport Traffic
Circulation Model. These volumes are presented in Figure 5.
-7-
TABLE 1
SUMMARY OF EXISTING 1983 PM PEAK HOUR
INTERSECTION CAPACITY UTILIZATION (ICU)
CRITICAL INTERSECTION PM PEAK HOUR
Coast Highway at: ICU LOS(a)
Balboa Boulevard/Superior Avenue 1 .1141 F
Dover Drive/Bayshore Drive .7092 C
Orange Street .7950 C
Prospect Street .8929 D
Riverside Avenue .7731 C
Newport Boulevard at: li
Hospital Road' .7729 C
Superior Avenue at:
Placentia Avenue .6310 B J�
(a) LOS = Level of Service
,� I
TABLE 2
SUMMARY OF ROADWAY CHARACTERISTICS
Location Existing Condition Master Plan Classification
Coast Highway
West of Prospect 5-lanes and painted Major Road 6-lane divided
median
East of Prospect 4-5 lanes and painted Major Road 6-lane divided
median
East of Newport 5-lanes and painted Major Road 6-lane divided
Blvd. median
East of Riverside 4-5 lanes and painted Major Road 6-lane divided
■ Ave, median
j Dover Dr, to Bayside 7-lanes and painted/ Major Road 6-lane divided
Dr. raised median
Bayside Dr. to 4-lanes and painted Major Road 6-lane divided
Jamboree Rd. median
Jamboree Rd, to 4-lanes and painted Major Road 6-lane divided
MacArthur Blvd. median
East of MacArthur 4-lanes and painted/ Primary Road 4-lane divided
Blvd. raised median
Superior Avenue
I Coast Highway to 2-lanes undivided Primary Road 4-lane divided
south of Ticonderoga
Street
South of Ticonderoga 4-lanes and painted - Primary Road 4-lane divided
Street to 16th ' median
Street
Placentia Avenue
Superior Avenue to 4-lanes and two-way Secondary Road 4-lane undivided '
16th Street left-turn painted
median
Hospital Road
Superior Avenue to 4-lanes and painted Secondary Road 4-lane undivided
Newport Blvd, median
Newport Boulevard
Coast Highway to 6-lanes and raised Major Road 6-lane divided
19th Street median
North of 19th Street One-way couple 6 Major Road 6-lane divided
• lanes
I
Balboa Boulevard
Coast Highway to 4-lanes and painted/ Primary Road 4-lane divided
44th Street median
-9-
. i
28
17th Street
s
•
c e
i 26 E 16
. < o
e
•
0
■
a.
7B
f
pith street �S'^
ee
Project
Site LEGEND
XX,— DAILY TRAFFIC VOLUMES
Hospital Road IN THOUSANDS
� fit —INCLUDES OLD NEWPORT
ULEARD O`er �ktk— ESTIMATED TRAFFIC
D
42 yoQ° 26**
•
o
40 3
z '
0* 0 �.
eo 88n
'0 Coast Highway
a
FIGURE 5
\ VOLUME FUTURE TRAFFIC S
BASMACIYAN•DARNELL, INC. IN VICINITY OF PROPOSED PROJECT
4262 Campus Drive,Suite 8.1
Newport Beach,California 92660 SOURCE: CITY OF NEWPORT BEACH
(714)549.9940 TRAFFIC MODEL FOR TREND GROWTH'
Approved Projects
Various projects throughout the City of Newport Beach have been
approved, but are not constucted or not yet fully occupied.
These have been classified as Committed Projects and traffic
estimates for these projects were obtained from the City of
Newport Beach Traffic Engineer. These volumes are included in
the analyses for this study. Table 3 summarizes the committed
projects.
PROJECT-RELATED TRAFFIC
To assess the traffic-related impacts of the proposed medical
center on the surrounding circulation system, tripmaking to/from
the proposed site was estimated and distributed to the
surrounding roadways. The following is a description of the
I process used to estimate additional traffic which would be
anticipated along roadways and at intersections in the vicinity
of the proposed project upon its completion and occupancy.
Trip Generation
The trip generation rates used in this analysis are based on data
presented in the Institute of Transportation Engineers Trip
Generation Manual - and on counts and field surveys conducted by
BDI for existing medical facilities in Block 400 of Newport
Center as well as studies prepared for the Park Lido Medical
Office development. Table 4 presents the trip generation charac-
teristics of the proposed project.
Also presented in Table 4 are the trip generation characteristics
of the previously approved condominium project.
Based on the trip generation rates presented in Table 4 , the
proposed development of 58,700 square feet of medical office
space would generate 2108 daily vehicle trip ends. During the
afternoon peak hour, 226 trip ends would be generated; during the
afternoon 2-1 /2 hour peak hour 364 vehicle trip ends would be
generated.
The previously approved condominium development would be expected
to generate approximately 247 daily trip ends. Approximately 24
trips would occur during the evening peak hour and 48 would occur
during the evening 2-1 /2 hour peak period.
Therefore, as summarized in Table 4, the proposed project would
generate a net addition of 1861 daily -trip ends with 202 occuring
during the evening peak hour and 316 during the evening peak
period.
Trip Distribution and Assignment
AThe trip distribution characteristics of the site were developed
taking into consideration the spatial orientation of possible
origins and 'destinations and regional travel patterns. The
i
L -11-
TABLE 3
COMMITTED PROJECTS
HOAG HOSTPITAL PARK LIDO
PACESETTER HOMES HUGHES AIRCRAFT #2
AERONUTRONIC FORD HERITAGE BANK
BACK BAY OFFICE FLAGSHIP HOSPITAL
CIVIC PLAZA BIG CANYON 10
CORPORATE PLAZA FUN ZONE
KOLL CENTER NEWPORT MARRIOTT HOTEL
MACARTHUR COURT ST. ANDREWS CHURCH
NATIONAL EDUCATION OFFICE YMCA
NORTH FORD ALLREAD CONDOS
PACIFIC MUTUAL PLAZA MORGAN DEVELOPMENT
3701 BIRCH OFFICE FOUR SEASONS HOTEL
NEWPORT PLACE UNIV ATH CLUB TPP 4 EMKAY
.SHOKRIAN BLOCK 400 MEDICAL
SEA ISLAND SHERATON EXPANSION
BAYWOOD APARTMENTS AMEND NO 1 MCARTHUR COURT
HARBOR POINT HOMES NATIONAL EDUCATION (RVSD)
RUDY BARON AMENDMENT NO 2 FORD AERO
MARTHA'S VINEYARD AMENDMENT NO 1 VORD AERO
VALDEZ
COAST BUSINESS CENTER
KOLL CENTER NPT NO. 1 TPP
ROSS MOLLARD
BANNING/NEWPORT RANCH
i
i
i
i
i
-12-
TABLE 4
SUMMARY OF TRIP GENERATION CHARACTERISTICS
Trip Generation Rates
Land Use Daily PM Peak Hour PM Peak 2.5 Hour
IN OUT IN OUT
Medical Office 40/KSF 1 .9/KSF 2. 4/KSF 2.4/KSF 4.5/KSF
Surgical/Scanner 20/KSF 0. 95/KSF 1 . 2/KSF 1 .2/KSF • 2. 3/KSF
Center (a)
Condominium 8.5/DU 0 .5/DU 0. 3/DU 1. 0/DU 0.6/DU
Trip Generation
Land Use Units Daily PM Peak Hour PM Peak 2. 5 Hour
IN OUT IN OUT
iMedical Office . 46 ,700 SF 1 ,868 TE 89 TE 112 TE 112 TE 210 TE
Surgical/ 12, 000 SF 240 TE 11 TE 14 TE 14 TE 28 TE
Scanner Center _
Project Total 58,700 SF 2, 108 TE 100 TE 126 TE 126 TE 238 TE
Condominiums 29 DU 247 TE 15 TE 9 TE 30 TE 18 TE
Net Additional (b) 1 , 861 TE 85 TE 117 TE 96 TE 220 TE
KSF = Thousand Square Feet
SF = Square Feet
DU = Dwelling Units
TE = Trip Ends
(a) Rates for the Surgical/Scanner Center are estimated by BDI.
(b) Used in Future Conditions analysis only; credit not given
in TPO analysis
c
l
L
r
�- -13-
resulting trip distribution pattern is depicted in Figure 6. The
traffic that would be generated by the proposed medical office
development was then assigned to the surrounding street system in
accordance with the distribution pattern shown on Figure 6. The
resulting project-related 2-1 /2 hour afternoon peak period and
afternoon peak hour traffic volumes are presented in Figure 7.
Vehicle Miles Traveled (VMT)
Based on previous studies and experience at similar developments,
the average length of trips to/from the proposed medical office
development would be 9. 5 miles.
The average trip length factor was applied to the estimated
average daily trip ends for the proposed project. The resulting
vehicle miles traveled for medical office tripmaking would be
approximately 20,026 miles.
TRAFFIC PHASING ORDINANCE (TPO)
The City of Newport Beach Traffic Phasing Ordinance (TPO)
requires the review of potential external traffic impacts on
critical intersections for any office, industrial or commercial
development of 1-0,000 square feet or more and any residential
development of 10 dwelling units or more. The process requires
the identification of critical intersections to be examined,
analysis of the impacts of the project on the 2-1 /2 hour after-
noon peak period traffic volumes for critical intersections and,
finally the preparation of Intersection Capacity Utilization
( ICU) calculations for each critical intersection that does not
satisfy the TPO 1 % test. Should the ICU value yield an unsatis-
factory Level of Service (LOS En or ICU greater than 0.9000
g )
then additional analysis and identification of specific mitiga-
tion measures are required.
The proposed Newport Medical Office Building project will
initially be occupied in 1985 with full occupancy by 1986 . The
City Traffic Engineer has identified seven (7 ) critical intersec-
tions that could be affected by the proposed project at full
occupancy. Table 5 is a list of the seven (7) intersections.
Figure 8 is an illustration of the location of the seven (7 )
intersections. i
The first step in evaluating the intersections is to conduct the
1 % Traffic volume Analysis. The 1'% Traffic Volume Analysis takes
j into consideration existing traffic, regional growth and
committed projects traffic. For those intersections where, on
any approach leg, project traffic is estimated to be greater than
1 % of the projected peak 2-1 /2 hour traffic volume, Intersection
Capacity Utilization Analysis (ICU) is required. The results of
the 1 % analysis identified 3 of the 7 critical intersections
where ICU analyses would be required. No ICU analysis would be
required at the remaining 4 intersections. Table 6 is a summary
of the results of the 1 % traffic volume analyses. Appendix A
contains the worksheets for these analyses.
L
L -14-
17th Street
s,
• "e
a. e
o < �
a
40%
5% �
< o
a o.
e ,
n
N o
Q.
16th Street
i Project
Site
' °�� Hospital Road
( !' 20%
` Q 35% ' �
15% go o' LEGEND
o XX% PROJECT-RELATED
m TRIP DISTRIBUTIONS
0
. 3
2
eej6
°e
eO°
°r Coast Highway
a'v 5% 15%
5%
FIGURE 6
� BASMACIYAN•DARNELL, INC.
TRIP DISTRIBUTION CHARACTERISTICS
4262 Campus Drive,Suite B•1
Newport Beach,California 92660
(714)S49.9940 —15—
r
17th Street
b @
• , Ic `T a t^eet
`b
m e ` o Tryry ryry
n y m E T
in
io_
c
e
V
e
o.
l
16th Street
Project ee'
® Site
e 211/20/25
d1s11 Hospital Road 168/16/10
TT`C �T 211/26/48 158/19/38
tcbX k
lb
16/30 g / ;o o LEGEND
r8 / `00 b / XX/YY/ZZ — PROJECT—RELATED TRAFFIC
n 7 XX - DAILY
top .y YY — PEAK HOUR
168/16/19 c4 ZZ — PEAK (2.6 HR) PERIOD
Z
63�b Q iQ
@'/?e lip
u/ev4� /8� B Coast Highway
O
N �
i
FIGURE 7
PROJECT—RELATED TRAFFIC VOLUMES
BASMACIYAN-DARNELL, INC. DAILY/PM PEAK HOUR/PM PEAK PERIOD
4262 Campus Drive,Suite 8.1
` Newport Beach,California 92660
(714)549.994o -16-
I
TABLE 5
LIST OF CRITICAL INTERSECTIONS
Newport Boulevard at Hospital Road
Superior Avenue at Placentia Avenue
Coast Highway at Orange Street
Coast Highway at Prospect Street
Coast Highway at Balboa Boulevard/Superior Avenue
Coast• Highway at Riverside Avenue
Coast Highway at Dover Drive/Bayshore Drive
r• TABLE 6
SUMMARY OF 1 %
TRAFFIC VOLUME ANALYSIS
Project-Related Traffic
Exceeds 1 % of 2-1 /2 Hour
Intersection Peak Period
�. Placentia Avenue at:
Superior Avenue Yes
Newport Boulevard at:
Hospital Road Yes
Coast Highway at:
Orange- Avenue No
Prospect Avenue No
Balboa Boulevard/Superior Avenue Yes
Riverside Avenue No
Dover Drive/bayshore Drive No
-17-
1
O �70
Is
00 O ay`9 Campus Drive
o c
00A In Birch O Street ;
OGf 0 Gt°�
y19PIT 0T01 9 m 0 /
R Y s O c0 t`ys
Bristol StreetA.
0 yfp0 Del Mar Avenue Untyetslt o
•mile 090 90 Q, Drive Ben11a Cant°
O a
•O4 Get`` 0 P Upper
• -f I Newport
fD
COSTA MESA ° 22nd-Street , Bey a 3.20 Bison 0
P
p Drive 0
I 0 ord Ro• ;
OD r NEWPOR
19th Street EACH °
Project Site ° I
♦ O;a w San Joaquin Hills Road
N tot`e� 17th Street _ 0 s 0
In i
(tat � St � o
� zl.�• a CORONA
• Hospital-Road .��► v
p � >� c • • � DEL MAR Ce
s tn $ c '— 7Z � L B• • p a
tn0 v ei < o • � h� � o
s s c'i COAST
0- 0
a c
-� s
Balboa BoulevArd
LEGEND Pao1110 Ocean
Avocado Avenue
40- CRITICAL INTERSECTION
`D\ FIGURE 8
..ASMACIVAN D.ARNELL.INC. CRITICAL INTERSECTION MAP
11111rrlwnwf.r.Fl 1
IN.MIRn1.WrNg1N� 1-
(INHIffNt
' Ili
Intersection Capacity Analysis
The next step in the TPO process is to analyze each critical
intersection to determine Intersection Capacity Utilization ( ICU)
values. The analyses were performed for the 1986 completion date
and identify whether or not the intersection, with the addition
of committed projects, regional growth and proposed project
traffic, will exceed an ICU value of 0 .90. For those inter-
sections that exceed the ICU level of 0.90, additional analyses
are required to determine mitigation measures that will lower the
ICU to 0.90 or less.
ICU' s were calculated for the three critical intersections iden-
tified above. The results of these analyses are summarized in
Table 7 for existing conditions , expected conditions in 1986
assuming development of committed projects and regional growth,
and finally for '1986 conditions including proposed project
traffic. The ICU worksheets for the analyses are in Appendix B.
iA review of Table 7 shows that the three critical intersections
will not exceed 0. 90 with the addition of committed projects
traffic, regional growth and project-related traffic.
Protect Traffic Impacts on Future Conditions
The future traffic volumes were obtained from the City of Newport
Traffic Model "Trend Growth" scenario. The 29 condominium units
previously approved for development on the proposed site were
included in the assumptions input to the modelling process. To
assess the impacts of the proposed project on future traffic
conditions in the surrounding area it is therefore necessary to
extract traffic estimated to be generated by the condominium
project and add traffic estimated to be generated by the proposed
project. Table 8 summarizes the results of this analysis.
Review of Table 8 indicates that the proposed project would be
expected to have the greatest impact on Superior Avenue. Project
generated traffic would comprise approximately 8 percent of total
future traffic on Superior Avenue adjacent to the project site.
Project traffic represents a relatively small percentage (1 per-
cent or less ) of the total future traffic volume forecasts along
Coast Highway.
Comparisons of future traffic volumes to roadway capacities were
performed based on City of Newport Circulation Element roadway
geometries. Table 9 summarizes the results of these analyses.
Review of Table 9 indicates that only the segment of Coast
Highway between Newport Boulevard and Riverside Avenue would be
expected to exceed its Master Planned roadway capacity in the
future conditions. This would be expected to occur with or
without the development of the proposed project.
i
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TABLE 7
SUMMARY OF ICU ANALYSES
Existing +
Existing + Regional + Y
1983 Regional + Committed +
Existing Committed Proposed
Intersection Condition Condition(a) Proiect(a)
ICU LOS ICU LOS ICU LOS
Coast Highway at:
Balboa Boulevard/
Superior Avenue 1 .1141 F .8608 D .8678 D
Placentia Avenue at:
Superior Avenue .6310 B .6947 B . 7110 C ,
Newport Boulevard at:
- Hospital Road .7729 C .8548 D .8626 D
a) Represents 1986 Condition of existing traffic, regional
growth, and committed project expected to occur by 1986.
Also, these ICU calculations include committed roadway
improvements.
-20-
TABLE 8
L DAILY FUTURE TRAFFIC VOLUMES WITH
PROJECT-RELATED TRAFFIC
Traffic
Volume Net Future Project-
Project- for Increase Plus Related
Related Aprroved for Future Project Traffic
Traffic 29 Proposed Traffic Traffic as %
Roadway Segment Volumes Condo' s Project Volume Volume of Future .
_oast Highway:
Santa Ana River to
Superior Avenue 316 32 284 42,000 42,284 1 %
Superior Avenue to
Newport Boulevard 316 12 304 40,000 40,304 1 $
Newport Boulevard to
Riverside Avenue 316 57 259 88,000 88, 259 0%
uperior Avenue:
n/o Coast Highway 740 47 693 25,000 25, 693 3%
n/o Placentia
Avenue 1 ,160 66 1 ,094 1.5,000 16,094 8%
lacentia Avenue:
n/o Superior
Avenue 106 47 59 25,000 25, 059 0%
i
-21-
TABLE 9
FUTURE TRAFFIC FORECASTS
VOLUME TO CAPACITY ANALYSIS
Future Future +
Traffic Project- Future +
Volume Future Related Project-
Without Traffic Traffic Related
Roadway Segment Capacity Pro ect V/C Volume V/C
Coast Highway: ,
Santa Ana River to
Superior Avenue 49,300 42,,0.00 0.85 42,284 0.86
Superior Avenue to
Newport Boulevard 49,300 40,000 0..81 40,304 0. 62
Newport Boulevard to
Riverside Avenue 49,300 88,000 1 .78 88,259 1 .79
Superior Avenue
n/o Coast Highway 33,000 25, 000 0.76 25,693 0.78
n/o Placentia Avenue 33,000 15,000 0.45 16,094 0.49
i
Placentia Avenue:
n/o Superior Avenue 33,000 250'000 0.76 25,059 -0.76 ,
-22-
ACCESS AND INTERNAL CIRCULATION
Access to the project and internal circulation within the project
site were reviewed for adequacy.
Access to/from the project site is proposed via one two-lane
driveway (24 feet wide) located at the southerly corner of the
project. During the PM peak hour 100 vehicles will be entering
' and 12'6 vehicles will be exiting through this driveway. During
the PM 2-1 /2 hour peak period 126 vehicles will enter and 238
will exit through the one driveway. The provision of one lane in
each direction is adequate to meet this demand.
Traffic Signal Control
1 The need for - traffic signal control at the driveway to the
proposed project was examined. The analysis was performed using
the California Department of Transportation daily traffic volume
warrants. Based on the analysis performed, a traffic signal
would not be warranted. A copy of the traffic signal warrant
worksheet is contained in Appendix C.
SUMMARY OF FINDINGS AND CONCLUSIONS
o The proposed medical facility is expected to generate 2 ,108
daily trip ends. During the PM peak hour 226 trips •will be
generated and during the PM 2-1 /2 hour peak period 364
vehicles are expected.
o Comparisons of project-related traffic to future traffic
forecasts for the project site show that approval of the
project as proposed will result in approximately an 8 percent
increase in traffic volumes along Superior Avenue adjacent to
the project site. The project would increase traffic along
Coast Highway in the vicinity of Superior Avenue by 1 percent,
or less.
' o Analysis of future daily traffic forecasts indicate that the
circulation system surrounding the proposed project as defined
in the City of Newport Beach Circulation Element, would be
adequate to accommodate. future traffic volumes including those
generated by the proposed project except for the segment of
Coast Highway easterly of Newport Boulevard.
o Analysis of the project for conformance to the City of Newport
Beach Traffic Phasing Ordinance (TPO) was completed. Of the
seven (7) critical intersections identified by the City
Traffic Engineer for evaluation, three were found to not pass
the "one percent" test for the 2.5 hour peak period traffic.
o Detailed analysis of the three ( 3 ) critical intersections
showed that all were found to have ICU' s less than or equal to
0.90, assuming that the committed intersection improvements
are constructed.
o' Access to the project is proposed via one two-lane driveway
-23-
r
located at the southerly corner of the project. One lane in
each direction is sufficient to handle the traffic demand for
the project.
o The need for a traffic signal at the project' s access with
Superior Avenue was examined and found to not be warranted.
r
. i
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L -24-
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1 .
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APPENDIX A
1% Worksheets
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r �
r �
r �
1% Traffic Volume Analysis
Intersection Coast Hw Balboa B1.-Superior Ave. ^,
(Existing Traffic Volumes ase on verage inter pring
Peak 2h Hour Approved
Approach Existing Regional Projects Projected 1% of Projected Project
2h ,
Direction Peak Hour Growth Peak 2y Hour Peak 2y Hour Peak 2h Hour Peak 2h Hour
Volume Volume Volume Volume Volume ! Volume
Northbound 1495 — -74 `% 1(0 W
Southbound 2655 l J AO
Eastbound 5198 �' a,� -716
400�- /]O
Vestbound 3516 _ i' k L�9jLl(p _1l '
Project Traffic is estimated to be less than 1% of Projected
Peak 2� Hour Traffic Volume '
Project Traffic is estimated to be greater than 1% of Projected
. .:,Peak 2h Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
I
�L F1fC� I
GATE•
PROJECT.:
,•. rnoM T
i
1% Traffic Volume Analy sis
Intersection Placentia)Ave./Superior Ave.
(Existing Traffic Volumes based on Average inter pring 983
Peak 2k Hour Approved
Approach Existing Regional Projects Projected 1" of Projected I Project
Direction Peak 2y Hour Growth Peak 2h Hour Peak 2k Hour • Peak 24 Hour Peak 2h Hour
Volume Volume Volume Volume Volume Volume
i Northbound 957 — �J
' I Southbound 1425 410 15_
Eastbound 1496 ' :itCJ I V7 J� i KJ
Hestbound 1479
Project Traffic is estimated to be less than 1% of Projected
_ Peak 2h Hour Traffic Volume
' Project Traffic is estimated to be greater than 1% of Projected
(� ' Peak 211 Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
1 '
Itl2(�� /�IICE�� DATE:
' PROJECT:
FORM I
{ it
1% Traffic Volume Analysis
Intersection Newport 81./Hospital Rd.
(Existing Traffic Volumes based on Average Winter/Spring 19 83
/ Peak 2h Hour Approved
Approach Existing Regional Projects Projected 10, of Projected I Project ;
Direction Peak 2h Hour Growth Peak 2+ Hour Peak 211 Hour Peak 2y hour Peak 2h Hour ,
Volume Volume Volume Volume Volume Volume !
Northbound 3519
northbound
! East 3773
Eoundr 1636
u — 3�Io 995
r
p
' Project Traffic is estimated to be less than 1% of Projected
Peak 23, Hour Traffic Volume '
Project Traffic is estimated to be greater than 1% of Projected
[] : Peak 2h Hour Traffic Volume. Intersection Cap Y acit Utilization
(I.C.U.) Analysis is required.
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DATE: �21i (U3
PROJECT:
FORM I
A
1% Traffic Volume Analysis
Intersection Co Hwy./Oran a Ave.
ast
(Existing Traffic Volumes ase on Average winter/Spring 19 3_
Peak 2ms Hour Approved
Approach Existing Regional Projects Projected' M of Projected Project
' Direction Peak 2k Hour Growth Peak 21s Hour Peak 2ms Hour Peak 2y Hour Peak 2+ Hour
Volume Volume Volume Volume Volume m Volume
Northbound 211 •• 9111 '� m
Southbound 132 JOB I
Eastbound 2802
iWestbound 4723 3C) • 5771 5$
' Project Traffic is estimated to be less than 1% of Projected
Peak 211 Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected
? Peak 2.11 Hour Traffic Volume. *Intersection Capacity Utilization
(I.C.U.) Analysis is required.
i
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DATE: 'a1 U3
PRDJECT:
. :.; , .. .. FORM I µ
1% Traffic Volume Analysis
Intersection Coast Hwy./Riverside Ave.
(Existing Traffic Volumes based on Average inter Pang 19 _
Peak 2k Hour Approved
Approach Existing Regional Projects Projected 1". of Projected , Project
Direction Peak 2+ Hour Growth Peak 24 Hour Peak 2y.Hour Peak 21/ Hour Peak 2y Hour ,
Volume Volume Volume Volume Volume Volume
Northbound 38 —. 0
Southbound 1243 I7^
Eastbound 4509 �J I OAO :c� W 55
Westbound 4834 , Q 55gyb 5S ' I
® Project Traffic is estimated to be less than 1% of Projected
Peak 2-� Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected
[] : Peak 2k Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
lC(�jCi• � DATE: �
PROJECT: ,
. - ._ FORM I •
rr _
1% Traffic Volume Analysis
Intersection Coast Hwy./Dover Dr.-Bayshore Dr.
(Existing Traffic Volumes based on Average inter pring 83
' Peak 21s Hour Approved
Approach Existing Regional Projects Projected 1� of Projected Project
Direction Peak 2k Hour Growth Peak 24 Hour Peak 2h Hour Peak 241 Hour ( Peak 24 Hour
Volume Volume Volume Volume Volume Volume
a3 2,
Northbound 236 `- ^-7
Southbound 2655 —' (p a1 T
Eastbound ,
4025 3h
Westbound 6191^
® Project Traffic is estimated to be less than 1% of -Projected
_ Peak 2= Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected
❑ •-..Peak 2= Hour Traffic Volume. Intersection 'Capacity Utilization
'(I.C.U.) Analysis is required.
i
DATE: 3
i_ -- - PROJE -
FORM I
1% Traffic Volume Analysis
2
Intersection Coast Hwy./Prospect Ave.
(Existing Traffic Volumes based on Average Winter/Spring 19 _
Peak 2k Hour Approved '
Approach Existing Regional Projects Projected 1% of Projected I Project
Direction Peak 25 Hour Growth Peak 2h Hour Peak 2h Hour Peak 24 Hour Peak 2h Hour ,
Volume Volume Volume volume Volume Volume
Northbound 113
sorthbound 215
2882
Westbound 5159 1016 &AI-7 boa
® Project Traffic is estimated to be less than 1% of Projected
Peak 2h Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected ,
[] -.. ,-Peak 2� Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
i
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1?P� DATE:
1 PROJECT:
1 '
APPENDIX B
ICU Worksheets
i_
INTERSECTION CAPACITY UTILIZATION ANALYSIS
Intersection Newport Bl./Hospital Rd.
( Existing Traffic Volumes Bases om Average Daily Traffic"Winter/Spring 1983)
PRO
JECTED
EXISTING PROPOSED EXIST. EXIST. REGIONAL COM1tTTED y/C Ratio PROJECT PPCJECi
tbrwient Lines P%.WR. V/C GROWTH PROJECT
Lines G t esG re Yot YCWt D D 3 vm / Ratio
Vol.Vt Ratio YoT�wit Votune VolT me '
NL 1600 192 .1200*
HT 4800 1257 .2775 9Oj1-7 — 1�
NR 75
SL 1600 41 .0256
ST 4800 1406 .321I1*
SR 135 —
EL 1600 169 .1056*
ET 1600 153 .0956 — C l0\00 1
ER- 1600 386 .2413 AP • .
WL 161
WT 3200 217 .,1263*
WR 26
YELLOWTIME .1000* 1
E ,• EXISTING INTERSECTION CAPACITY UTILIZATION 1..7729
EXISTING PLUS COMITTEO PLUS REGIONAL GROWTH W/PROPOSED IMPROVEMENTS I.C.U. i
EXISTING PLUS c"- - TTED PLUS REGIDMAL GROWTH PLUS PRC&dC I.C.U.
® Projected plus project traffic I.C.U. will be less than or equal to 0.9G ,
❑ Projected plus project traffic I.C.U. will be greater than 0.90 '
❑ Projected plus project traffic. I.C.U. with systems improvement will be
iless-thanor-e,qual_to 0.90_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _
Description of system improvement:
AP,dkCOLQ, DATE: la-II Iq:)3
PROJECT FORM II
INTERSECTION CAPACITY UTILIZATION ANALYSIS
Intersection Coast Hwy./Balboa Blvd.-Superior Ave. '
( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 1583 )
EXIST. EXIST. REGIONAL COMMITTED PROJECTED
EXISTING PROPOSED V/C Ratio PROJECT PROJECT
Movement Lanes Cap. Lanes Cap. PK.HR. V/C GROWTH PROJECT w/o Project Volume V/C Ratio
Vol. Ratio Volume Vol une Volume
NL 357 (1
NT 4800 236 .1350* '— ® ` 5 . 14a
NR 55
SL (000 147 Z 31 lC 050
ST 3200 398 .1703
5R 1600 7
AOC) 675 .4219* 5 =
' EL 3200 221 .0691 32 .D79 � 5
ET 3200 707 .2209
' ER 1600 •443 •2769 19% ae4o+
WL 1600 106 .0663
WT • 3200 1463 .4572* - ADA
WR 1600 62_ .0388
YELLOWTIME .1000* i
.lao0 i � r(UC)U
� . 1
1 EXISTING INTERSECTION CAPACITY UTILIZATION 1:1141 1
1 i i
EXISTING PLUS C0!l1ITTED PLUS REGIONAL GROWTH •W/PROPOSED INPROVEMENTS I.C.U. Q
' EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. 0.WO7Qi
❑ Projected plus project traffic I.C.U. will be less than or equal to 0.90
' ❑ Projected plus project traffic I.C.U. will be greater than 0.90
® Projected plus project traffic I.C.U. with systems improvement will be
less than or equal to 0.90
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
Description of system improvement:
-
DATE:
1- PROJECT FORM II
INTERSECTION CAPACITY UTILIZATION ANALYSIS
Intersection Placentia Ave,/Superior Ave.
( Existing Traffic'Yolumes Bases on Average Daily Traffic,,Winter/Spring 19 83)
. EXISTING PROPOSED EXIST. EXIST. REGIONAL COMMITTED PROJECJED '
Norecent PS.BR. V/C GRO,nK PROJECT V/C Ratio PROJECT PPOJECT
Lanes Cap. Lanes Cap. Vol. Ratio Volwa VoLme M/o Project Volima V/C Ratio
Yolv'ae ,
NL. 30
NT 3200 331 1281 — b , 1, — , 1
NR 49 —
SL 1600 5 .0031 .0661
ST 1600 271 .1694* LWO — '
SR 1600 350 .2188 15
EL 1600 288 .1800 -
,
ET 3200 305 .0953 — 9-33 oa5 IIS
ER. 1600 18 .0112 _ _ ,0t1a — , ,
WL 1600 60 .0375tj , 0 �D
WT . 3200 581 .1816* — ��j , ��! D Gla3
WR 1600 6_ .0038 6 I
YELLOk'TIHE 1000* , 1000
EXISTING INTERSECTION CAPACITY UTILIZATION 6310 i
EXISTING PLUS CO, ITTED PLUS REGIONAL GROWTH N/PROPOSED INPROYEHENTS I.C.U.
EXISTING PLUS COHHITTEO PLUS REGIONAL GROWI'N PLUS PROdtd .C.O.
® Projected plus project traffic I.C.U. will be less than or equal to 0:90 '
❑ Projected plus project traffic I.C.U. will be greater than 0.90 '
❑ Projected plus project traffic I.C.U. with systems improvement will be
less than or equal to 0.90
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
'
Description of system improvement:
DATE: I OL g3
PROJECT FORM II r
1 APPENDIX C
Traffic Signal Warrant Worksheet
i
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9-6 SIGNALS AND LIGHTING TRAFFIC MANUAL '
swth 1tn
TRAFFIC SiGNAL WARRANTS '
(bawd on Estimated Average Daily Traffic—See Note 2)
URBAN------`/-------RURAL------------- • Minimum Requirements ,
EADT
1.Minimum Vehicular
Satisfied Not Satisfied Vehicles per day on major Vehidetpndoyenhigher— '
strM(10101 of both .oiumeminenstioetopprwch
approaches) (aoa fraclion only)
Humber of lanes let moving traffic on each approach
Major Street Minor Street Utle", Rural /Ur+ban Rural
I .......�j 1 .... aaODO 5,600 04—b 1,680
$ermam..y..•.•.. I .. ...J........... t;r 6,72D -27W 1,690
2 or matt. ....... 2 at mere........... 9,600 6,720 3,200 2,240
1............. 2 or Me*........... 1,000 5,600 3.200 2,2,0 ,
2.Interruption-of Continuous Traffic
Vehicles per day on major Vehicles per day on higher—
• Satisfid Net Satisfied street(total of lroth plume minanstraatepprooch
approaches) (one direction only),
NvmStyof lanes for moving traffic:n eochapproerh _
i Major Street Minor Sttoat Urban Rural Urban Rural '
i I......... 1........ D00 8,400 12D0 t50
i 2or man..i✓.... 1....? ......... 14a0 10,0.90850
2 at wore........ 2 at more........... 14,409 lu.090 1,600 1.120
1 .............. 2 at more........... 12,000 8.400 I'm 1,120
3.Cnwbinatiou '
i
Satisfied Not Sotisfitd
2 Wamnfs 2 Warrants
,
No one..tenant satisfied but(altoeing"events
fulfilled 80%at Marc-- --a— 2
NOTE ,
1. Leh roan movements from the mojn street may 6•included with miner street volumes If a soprano
signal phase is to 60 prodded for Ae left-turn movement.
2. To be used only for NEW INTERSECTIONS eroiher locations-hve actual traffic valumes cannot
be counted.
SOUR '
SOURCE: CALIFORNIA DEPARTMENT OF TRANSPORTATION TRAFFIC SUU7UAL
t
•TRAFFIC SIGNAL WARRANTS ,
SUPERIOR AVENUE AT PROJECT ACCESS
BASMACIYAN-DARNELL,iNC ,
4262 Campus Orlin,Salta W
flowporl Brach,Callfornla""a
(714)54"1140 mi
' APPENDIX B
AIR QUALITY ANALYSIS
ELECTRICITY CONSUMPTION (MILLION KWH/YEAR)
LAND USE SOFT FACTOR 0 OF UNITS CONSUMPTION
MED OFFICE 60000 50.3 ---- 3.018
TOTAL CONSUMPTION- 3.018 MILLION KWH/YEAR
' NATURAL GAS CONSUMPTION (MILLION CF/YEAR)
LAND USE ONTTY FACTOR CONSUMPTION
(DU-R (CF/MO)
SF-NR)
MED OFFICE 60000 30 21.6
TOTAL CONSUMPTION- 21.6 MILLION CF/YEAR
' EMISSIONS FROM GENERATION OF ELECTRICITY
POLLUTANT FACTOR USAGE EMISSIONS
(L6/KWH) (KWH/DAY) (TONS/DAY)
CO .0002 8268.49 8.26849E-04
HC .00018 8268.49 7.44165E-04
NOX .0023 8268.49 9.50877E-03
SOX .0027 8268.49 .0111625
PART .0004 8268.49 .0016537
' EMISSIONS FROM CONSUMPTION OF NATURAL GAS
POLLUTANT FACTOR USAGE EMISSIONS
(L8/MCF) (CF/DAY) (TONS/DAY)
CO 20 59178.1 5.91781E-04
HC 8 59178.1 2.36712E-04
NOX 100 59178.1 .0029589
SOX .6 59178.1 1.77534E-05
PART 10 59178.1 2.9589E-04
EMISSIONS FROM MOTOR VEHICLES
' POLLUTANT FACTOR FACTOR EMISSIONS EMISSIONS
1995 2000 VMT 1995 2000
gm/mi gm/mi Tans/Day Tans/Day
CO 17.9 12.89 20026 .394786 .28429
HC 1.46 1.23 20026 .0322004 .0271277
NOX 1.99 1.43 20026 .0438896 .0315388
SOX .23 .23 20026 5.07267E-03 5.07267E-03
PART .33 .32 20026 7.27817E-03 7.05762E-03
' TOTAL EMISSIONS IN TONS/DAY
POLLUTANT GAS ELECTRICITY VEHICLE TOTAL
EMISSIONS EMISSIONS EMISSIONS EMISSIONS
CO 5.91781E-04 8.26849E-04 28429 .285708
-1C 2.36712E-04 7.44165E-04 .0271277 .0281086
VOX .0029589 9.50877E-03 .0315388 .0440Q64
SOX 1.77534E-05 .0111625 5.07267E-0-a .0162529
PART 2.9589E-04 .0016537 7.05762E-03 9.00721E-03
i
1
i
i
i Traffic Study For
NEWPORT MEDICAL OFFICE BUILDING
1
1
i
' Prepared For
PHILLIPS BRAND' & REDDICK
1
1
1
' Prepared By
1 BASMACIYAN-DARNELL, INC.
TRAFFIC STUDY
FOR
' NEWPORT MEDICAL OFFICE BUILDING
FOR
HELTZER ENTERPRISES
' Prepared for:
Phillips Brandt & ReddLck
18012 Sky Park Circle
' Irvine, CA 92714
BASMACIYAN-DARNELL, INC.
4262 Campus Drive, Suite B-1
Newport Beach, CA 92660
( 714 )549-9940
' December 2 , 1983
' \D1
SASMACIYAN-DARNELL, INC.
8NGI j\EERf,\G A7j!) PLANiNr IG
' Transportation, Traffic, Municipal, Tramic
' 4262 Campus Drive, Suite B-) Newport Beach, California 92660 (714) 549.9940
' December 2 , 1983
' Mr. Mitch Brown
Phillips Brandt & Reddick
18012 Sky Park Circle
Irvine, CA 92714
SUBJECT: Traffic Study for Newport Medical Office Building
Dear Mr. Brown:
Transmitted herewith are the original and one copy of the
subject traffic report. The report addresses the General
Plan Amendment and the Traffic Phasing Ordinance Requirements
' of the City of Newport Beach.
Please call me if you have any questions or need any additional
information.
' Sincerely,
' �B�ASMACIYADI-DARNELL, INC.
Bill E. Darnell, P.E.
BED/llf
Enclosures
i
' TABLE OF CONTENTS
1 Page
1 INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . 1
Project Description . . . . . . . . . . . . . . . . . . . 1
1 EXISTING CONDITIONS . . . . . . . . . . . . . . . . . . . . . . 1
1 Roadway Characteristics . . . . . : . . . . . . . . . . 1
Existing Traffic Volumes . 5
Existing Intersection Capacity. 7
Existing Public Transportation. . . . . . . . . . . . . . 7
1 FUTURE CONDITIONS
1 Roadway Characteristics . . . . . . . . . . . . . . . . . 7
Committed Circulation System Improvements 7
Future Traffic Volumes . . . . . . . . . . . . . . 7
Approved Projects . . . . . . . . . . . . . . . . . . . . 11
PROJECT-RELATED TRAFFIC
1 Trip Generation . . . . . . . . . . . . . . . . . . . . . 11
Trip Distribution and Assignment. 11
Vehicle Miles Traveled (VMT) . . . . . . . . . . . . . . . 14
1 TRAFFIC PHASING ORDINANCE (TPO) . . . . . . . . . . . . . . . . 14
Intersection Capacity Analysis . . . . . . . . . . 19
1 Project Traffic Impacts on Future Conditions. . . . . . . 19
ACCESS AND INTERNAL CIRCULATION. . 23
1 Traffic Signal Control. . . . . . . . . . . . . . . . . . 23
SUMMARY OF FINDINGS AND CONCLUSIONS . . . . . . . . . . . . . . 23
' APPENDIX A 1% Worksheets
APPENDIX B ICU Worksheets
APPENDIX C Traffic Signal Warrant Worksheet
1
1
1
1
1
' LIST OF TABLES
' Table No. Title Page
1 Summary of Existing 1983 PM Peak Hour
Intersection Capacity Utilization (ICU) . . . . 8
2 Summary of Roadway Characteristics 9
3 Committed Projects . . . . . 12
' 4 Summary of Trip Generation Characteristics . . . 13
5 List of Critical Intersections . 17
6 Summary of 1% Traffic Volume Analysis. . . . . . 17
1 7 Summary of ICU Analyses. . . . . . . . . . . . 20
8 Daily Future Traffic Volumes with Project-
Related Traffic. • . 21
9 Future Traffic Forecasts Volume to Capacity
' Analysis . . . . . . . . . . . . . . . . . . . 22
LIST OF FIGURES
' Figure No. Page
1 Regional Location Map. . . . . . . . . . . . . . 2
2 Vicinity Map . . . . . . . . . . . . . . . . . . 3
3 Site Map . . . . . . . . . . . . . . . . . . . . 4
4 Existing Average Daily Traffic Volumes 6
5 Future Traffic Volumes in Vicinity of Proposed
Project. . . . . . . . . . . . . . . . 10
6 Trip Distribution Characteristics. • . . • . 15
7 Project-Related Traffic Volumes Daily/PM Peak
' Hour/PM Peak Period. . . . . . . . . . . . . . 16
8 Critical Intersection Map. 18
TRAFFIC STUDY
FOR
' NEWPORT MEDICAL OFFICE BUILDING
FOR
HELTZER ENTERPRISES
' INTRODUCTION
A 58, 70p square foot medical office building with surgery and
scanner center has been proposed for development on Superior
Avenue in the area south of Placentia Avenue. Previously, 29
I condominiums had been approved for development on the proposed
site. This report has been prepared in accordance with the
requirements of the Traffic Phasing Ordinance (TPO) of the City
of Newport Beach. This report assesses the traffic-related im-
pacts of the proposed project on the roadways and accompanying
intersections surrounding the project site.
Project Description
The site of the proposed 58, 700 square foot medical building is
a vacant parcel located on Superior Avenue in the block south of
Placentia Avenue. Figure 1 shows the regional location of the
project site and the surrounding street system. The facility
will be located in the middle of the block on the west side of
Superior Avenue. Access to the proposed project is via Superior
Avenue at the southeasterly corner of the site.
The area surrounding the proposed project •consists of other
medical facilities, offices and various commercial uses.
Adjacent to the project site on the north is a convalescent
hospital and to the south is a bank. The roadways in the
vicinity of the project include Superior Avenue, Placentia
Avenue, Coast Highway, , Newport Boulevard, Hospital Road and
Balboa Boulevard. Figure 2 depicts the location of the project
and the surrounding area. The proposed project site layout is
depicted on Figure 3.
' EXISTING CONDITIONS
Roadway Characteristics
Roadways in the vicinity of the project are classified in the
City' s Master Plan of Street and Highways as secondary, primary
' or major roadways. Below is a discussion of the existing street
system in the vicinity of the proposed project. The roadways
discussed will provide the primary means of circulation and
access to and from the project.
Coast Highway presently varies in width from a four-lane to a
five-lane facility from the Santa Ana River to Dover Drive.
Between the Santa Ana River and Superior Avenue, the roadway
transitions from a five-lane roadway to a four-lane facility.
' -1-
�ti 9,r
tPpb �9F hJA
1-xm �ol�
' � = OP HlOnlenl AvnY•
FOOTHILL FREEWAY O
a p O Foothill sovievera
;e =
e
t t•10 <W
' w !AN f[NAROINO FREEWAY
! w
r0 .� r a
' �•• w
� FOMONA FREEWAY ,•• JAN EERNAROlNO COUNTY
• RIYEROIOE COUIITY 1
!tt'j0 =I
� 5 a Mje
S
WW3T He•
a
r+•qt HI"Wey Cal be* O,YOOO h1 .� ♦EvtfH
7,h, OJ! J,t4 • COG atv fNf10
O p0 i
• ` JR-•f
Rees
a .late
•
tri O
1 • o x W h7h7°l
KNNIe • • Are w i Die Op,
OARCEN ° FRtfWAY 00` �\,,
W f e
ENO Ave tit Jtrut
f e i
d! huh o Rho" ��fin
warner Avhe0 O E'y °J a L--�
7F °•�i o
OIl00 0
• e
a
•°i��O 3II-73 R!
i a i F !If'AY
/-sO J P• �.
e o �
' C 2 w O° at tot° Ai
Deer
••D •fo 671 A!Y
v o`'o` -*•`��Os ` sY 0441 OV.#rOJ
' Project Site 'y a OtteO•HIC*
OAe A 7 \)
•F O`e : H
PACIFIC OCEAN GI
N Jo
onAl!9/o��0
A.J �AN
FIGURE 1
' REGIONAL LOCATION MAP
BASMACIYAN•DARNELL, INC.
' 4262 Campus Drive,Suite 8•1
Newport Beach,California 92660
(714) 549.9940
0
to �9
> 9
O
0 b Campus Driv
e
O M 9
G
C-
M Birch Street >
e0G a w
a�19 �'9 m `04°a•
FK,Y � O cO a`,ao
e O
Bristol Street
N Joy°o a
szC- y99m 0 Del Mar Avenue iverait o o 090 g09a f e J)ttve 9ooita Can/°
vie OG! O °
�4e FL y • Upper
COSTA MESA 1�0 Newport m
Bay > Bison to
22nd Street
c m p Drlve �
• Ord ROa
i
NEW PORT g
loth street EACH e
O o
e pJ0
N �oa�ea iTth Street 0 �.��OaquinHills Road
e
ro hdr0 '.f rn
-�-�L! m
1�r lath at
Project Site > 0 `�� 9s>-, $ CORONA
O e v �q `e `e a DEL MAR •
ra a O N a a o` O n c � Ba D °
D
e o n COAST �O/y� o o, D
m �Y u % a
o
a c
e
Balboa BoulayArd am
Pacific Ocean
Avocado Avenue
\�\ FIGURE 2
BASMACIVAN DARNELL.INC. VICINITY MAP
NN Umryn Ilm.,S..0�1
Ne.lml4.rn,WJ«Ma YittO
NI t1 H!YHY '
woi
t)
1111111 f�
IUTTF --
i 1IuI K UP
1
_) M PA W 6 DR
rur
-- 4 STORY
1 ? YEOIDM.OFT1Lf SLOG.
/
F
x.
\ \ 4
i
�•\ ^� ems: �b�Y
Y•�R r
/y y
Y
SITE PLAN
N
\�\ FIGURE -3
BASMACIYAN•OARNELL.INC. SITE MAP
P
RCI Cimpuf DnW.M.926 �7 G �V�/1f
Ncnpon Bc41,4e 94* Y3660
IIHI N')Y9iU �.
From the Santa Ana River Bridge to Prospect Street there are
three lanes eastbound, two lanes westbound and a painted median.
This roadway section then transitions to two travel lanes in each
direction with a painted median easterly of Prospect Street to
Superior Avenue. It continues as a four-lane facility easterly
of Superior Avenue, then widens again to a five-lane facility
between Newport Boulevard and easterly of Tustin Avenue.
' Easterly to Dover Drive, the roadway is a four-lane facility with
a painted median.
Hospital Road is fully improved between Superior Avenue and New-
port Boulevard. Between Superior Avenue and Placentia Avenue,
two travel lanes in each direction are provided.. Between
Placentia Avenue and Newport Boulevard, the roadway widens to two
travel lanes in each direction and a painted median. Easterly of
Newport Boulevard, two travel lanes westbound and one travel lane
eastbound are provided.
Newport Boulevard is constructed as a six-lane facility between
Coast Highway and 19th Street. Northerly of 19th 'Street, the
roadway is constructed as a one-way couplet with three travel
lanes in each direction. Southerly of Coast Highway (Balboa
Peninsula) , the roadway is constructed as a four-lane divided
' facility.
Placentia Avenue is a four-lane facility with a two-way left-turn
painted median and bike lanes. No curb parking is permitted
along the entire length from Superior Avenue to Adams Avenue.
Superior Avenue is a two-lane facility north of 17th Street with
' no median. From 17th Street to just south of Ticonderoga Street,
Superior Avenue is a four-lane facility with a painted median and
left-turn lanes. Superior Avenue narrows to two lanes until it
reaches Coast Highway. The City of Newport Beach is presently
realigning and widening Superior Avenue south of Ticonderoga
Street to a four-lane divided facility.
Balboa Boulevard southerly of Coast Highway to 44th Street is
fully improved to its ultimate roadway configuration. Southerly
of 44th Street the roadway narrows to provide two travel lanes in
each direction and a median area with parking.
Existing Traffic Volumes
The existing ( 1982 ) average daily traffic (ADT) volumes for the
streets in the vicinity of the project are presented in Figure 4.
These numbers represent average winter weekday volumes. The
source of these traffic volumes is the City of Newport Beach 1982
Traffic Flow Map and the City of Costa Mesa 1983 Traffic Flow
map.
-5-
0 '
36 9�'S' 18 32
p G9 Camp • Drive
3 i
` /.
m Birch Street >1
i.� OFF a 0 m v
O 4�e
In ♦040
0
�k Y 4 26 23 O 24
44
Brl of 8treef 32 ao�e v
O„ JOB m
� 4 0
Oi y1 �e Del Mar Avenue 26 2
fie° 9e0 ll9 2 Univer•Il /—
m . prlve 38 nita O•nY°c XX ADT
/` OG LEGEN
89 28 37
` 00 IN THOUSANDS
0
�6 `F4 A • Upper `b a 43 46
a y
Newport 2 ��
COSTA MESA 22nd 81reel Bay °' Bison ro
38 c W 08 Drive
1 82 • i 37 od Roa
NEy1tPOR
6 loth Street EACH 6 0`
.28 36
19 0 20 v
23 87 Al 0 s 32 0 19 Ban Joaquin Hills Rood 3
c
di
ITfb Street 27 ° 12
• °j ,+ 22 O In6 31 c
+q+ �iat�h_ e�.�� 23 X CORONA n
Project Site : 1 49 79 ° e 61 C 34 16 24 DEL MAR 6 0
y 0 W a a o` 39 a e 46 89 ygloo 90 n
° e
20 OOA8T ae y/Qy�A a e <
° 3 40 Y e
16
\\\ a e
0 alboa B ul•vird 34
Pacific Ocean
Avocado Avenue
\D\ FIGURE 4
I EXISTING AVERAGE DAILY TRAFFIC VOLUMES
BASMIkCIYAN DARNELL.INC.
till U�M B.n..S«.�1 SOURCE: CITY OF NEWPORT BEACH 1982 TRAFFIC FLOW MAP
AND CITY OF COSTA MESA 1983 TRAFFIC FLOW MAP
i
Existing Intersection Capacity
' The City Traffic Engineer has identified seven ( 7 ) critical
intersections that could be affected by the proposed project.
Intersection Capacity Utilization ( ICU) analysis for each of the
seven ( 7) intersections has been previously performed to reflect
1983 conditions. The results of these analyses are summarized in
Table 1 and copies of the ICU worksheets are contained in the
' Appendix.
Existing Public Transportation
Orange County Transit District (OCTD) currently operates two
transit routes in the vicinity of the project. Routes 45 and 43
provide direct access to the project site by traveling along
Superior Avenue and Placentia Avenue.
FUTURE CONDITIONS
' Roadway Characteristics
' Not all of the facilities in the vicinity of the project are
constructed to their Master Plan classification. Table 2
provides a comparison of each roadway' s existing configuration
and respective Master Plan classification geometrics .
Committed Circulation System Improvements
This study has examined the potential traffic impacts related to
the proposed project. It was therefore necessary to examine
existing traffic, approved projects traffic, regional traffic
growth and committed circulation system improvements . Within the
immediate study area impacted by the project the following
committed circulation system improvements are planned:
Coast Highway at Orange Street
Add third westbound through lane.
Coast Highway at Prospect Street
' Add third westbound through lane.
Coast Highway at Balboa/Superior
Reconstruct intersection per current city contract to
provide a third westbound through lane on Coast High-
way; on Superior Avenue provide one left two through
and two right turn lanes.
Future Traffic Volumes
Future traffic volume forecasts for the roadways surrounding the
proposed project 'were obtained from the City of Newport Traffic
Circulation Model. These volumes are presented in Figure 5 .
-7-
1
TABLE 1
SUMMARY OF EXISTING 1983 PM PEAK HOUR
INTERSECTION CAPACITY UTILIZATION ( ICU)
CRITICAL INTERSECTION PM PEAK HOUR
' Coast Highway at: ICU LOS(a)
Balboa Boulevard/Superior Avenue 1 .1141 F
Dover Drive/Bayshore Drive . 7092 C
Orange Street .7950 C
Prospect Street . 8929 D
' Riverside Avenue .7731 C
Newport Boulevard at:
Hospital Road . 7729 C
Superior Avenue at:
Placentia Avenue . 6310 B
(a) LOS = Level of Service
-8-
TABLE 2
SUMMARY OF ROADWAY CHARACTERISTICS
! Location Existing Condition Master Plan Classification
' Coast Highway
West of Prospect 5-lanes and painted Major Road 6-lane divided
median
East of Prospect 4-5 lanes and painted Major Road 6-lane divided
median
East of Newport 5-lanes and painted Major Road 6-lane divided
' Blvd. median
East of Riverside 4-5 lanes and painted Major Road 6-lane divided
Ave. median
' Dover Dr. to Bayside 7-lanes and painted/ Major Road 6-lane divided
Dr. raised median
Bayside Dr. to 4-lanes and painted Major Road 6-lane divided
' Jamboree Rd. median
Jamboree Rd. to 4-lanes and painted Major Road 6-lane divided
MacArthur Blvd. median
East of MacArthur 4-lanes and painted/ Primary Road 4-lane divided
' Blvd. raised median
Superior Avenue
' Coast Highway to 2-lanes undivided Primary Road 4-lane divided
south of Ticonderoga
Street
South of Ticonderoga 4-lanes and painted Primary Road 4-lane divided
Street to 16th median
Street
Placentia Avenue
' Superior Avenue to 4-lanes and two-way Secondary Road 4-lane undivided
16th Street left-turn painted
median
Hospital Road
' Superior Avenue to 4-lanes and painted Secondary Road 4-lane undivided
Newport Blvd. median
Newport Boulevard
' Coast Highway to 6-lanes and raised Major Road 6-lane divided
19th Street median
' North of 19th Street One-way couple 6 Major Road 6-lane divided
lanes
' Balboa Boulevard
Coast Highway to 4-lanes and painted/ Primary Road 4-lane divided
44th Street median
-9-
II
25 �
17th Street
OR r)rb
> a�
o m
a 28 a 15
< o
C
m
i7
m
' a
r@
ry
15th Street Sr^
r
Project
' Site LEGEND
XX,- DAILY TRAFFIC VOLUMES
cne Hospital Road IN THOUSANDS
' °0 * -INCLUDES OLD ORT
BOULEVARD TRAFFIC
o`T >Mt7�t- ESTIMATED
D
42 g 0 25**
a
o
' m 88*
o`
n
40 3
1
88
' eejb
oe
9o4je`gr Coast Highway
B%X FIGURE 5
FUTURE TRAFFIC VOLUMES
BASMACIYAN-DARNELL, INC. IN VICINITY OF PROPOSED PROJECT
' 4262 Campus Drive,Suite B•1
Newport Beach,California 92660 SOURCE: CITY OF NEWPORT' BEACH
(714) 549.9940 TRAFFIC MODEL FOR %TREND GROWTH°
Approved Projects
Various projects throughout the City of Newport Beach have been
approved, but are not constucted or not yet fully occupied.
' These have been classified as Committed Projects and traffic
estimates for these projects were obtained from the City of
Newport Beach Traffic Engineer. These volumes are included in
' the analyses for this study. Table 3 summarizes the committed
projects.
' PROJECT-RELATED TRAFFIC
To assess the traffic-related impacts of the proposed medical
' center on the surrounding circulation system, tripmaking to/from
the proposed site was estimated and distributed to the
surrounding roadways . The following is a description of the
process used to estimate additional traffic which would be
' anticipated along roadways and at intersections in the vicinity
of the proposed project upon its completion and occupancy.
Trip Generation
The trip generation rates used in this analysis are based on data
presented in the Institute of Transportation Engineers Trip
' Generation Manual and on counts and field surveys conducted by
BDI for existing medical facilities in Block 400 of Newport
Center as well as studies prepared for the Park Lido Medical
' Office development. Table 4 presents the trip generation charac-
teristics of the proposed project.
' Also presented in Table 4 are the trip generation characteristics
of the previously approved condominium project.
Based on the trip generation rates presented in Table 4 , the
proposed development of 58,700 square feet of medical office
space would generate 2108 daily vehicle trip ends. During the
afternoon peak hour, 226 trip ends would be generated; during the
' afternoon 2-1 /2 hour peak hour 364 vehicle trip ends would be
generated.
The previously approved condominium development would be expected
to generate approximately 247 daily trip ends . Approximately 24
trips would occur during the evening peak hour and 48 would occur
' during the evening 2-1 /2 hour peak period.
Therefore, as summarized in Table 4, the proposed project would
generate a net addition of 1861 daily trip ends with 202 occuring
' during the evening peak hour and 316 during the evening peak
period.
' Trip Distribution. and Assignment
The trip distribution characteristics of the site were developed
' taking into consideration the spatial orientation of possible
origins and destinations and regional travel patterns. The
t
-11-
t TABLE 3
COMMITTED PROJECTS
HOAG HOSTPITAL PARK LIDO
PACESETTER HOMES HUGHES AIRCRAFT ##2
AERONUTRONIC FORD HERITAGE BANK
' BACK BAY OFFICE FLAGSHIP HOSPITAL
•CIVIC PLAZA BIG CANYON 10
CORPORATE PLAZA FUN ZONE
KOLL CENTER NEWPORT MARRIOTT HOTEL
MACARTHUR COURT ST. ANDREWS CHURCH
NATIONAL EDUCATION OFFICE YMCA
NORTH FORD ALLREAD CONDOS
' PACIFIC MUTUAL PLAZA MORGAN DEVELOPMENT
3701 BIRCH OFFICE FOUR SEASONS HOTEL
NEWPORT PLACE UNIV ATH CLUB TPP 4 EMKAY
' SHOKRIAN BLOCK 400 MEDICAL
SEA ISLAND SHERATON EXPANSION
BAYWOOD APARTMENTS AMEND NO 1 MCARTHUR COURT
HARBOR POINT HOMES NATIONAL EDUCATION (RVSD)
' RUDY BARON AMENDMENT NO 2 FORD AERO
MARTHA' S VINEYARD AMENDMENT NO 1 FORD AERO
VALDEZ
COAST BUSINESS CENTER
KOLL CENTER NPT NO. 1 TPP
ROSS MOLLARD
' BANNING/NEWPORT RANCH
t
-12-
TABLE 4
SUMMARY OF TRIP GENERATION CHARACTERISTICS
Trip Generation Rates
Land Use Daily PM Peak Hour PM Peak 2. 5 Hour
IN OUT IN OUT
Medical Office 40/KSF 1 . 9/KSF 2. 4/KSF 2. 4/KSF 4. 5/KSF
' Surgical/Scanner 20/KSF 0 . 95/KSF 1 . 2/KSF 1 . 2/KSF 2 .3/KSF
Center (a)
' Condominium 8. 5/DU 0 . 5/DU 0. 3/DU 1. 0/DU 0. 6/DU
' Trip Generation
Land Use Units Daily PM Peak Hour PM Peak 2 . 5 Hour '
' IN OUT IN OUT
Medical Office 46,700 SF 1 , 868 TE 89 TE 112 TE 112 TE 210 TE
Surgical/ 12, 000 SF 240 TE 11 TE 14 TE 14 TE 28 TE
Scanner Center _
Project Total 58,700 SF 2 , 108 TE 100 TE 126 TE 126 TE 238 TE
Condominiums 29 DU 247 TE 15 TE 9 TE 30 TE 18 TE
Net Additional (b) 11861 TE 85 TE 117 TE 96 TE 220 TE
' KSF = Thousand Square Feet
SF = Square Feet
DU = Dwelling Units
TE = Trip Ends
' (a) Rates for the Surgical/Scanner Center are estimated by BDI.
' (b) Used in Future Conditions analysis only; credit not given
in TPO analysis
' -13-
i
resulting trip distribution pattern is depicted in Figure 6 . The
traffic that would be generated by the proposed medical office
development was -then assigned to the surrounding street system in
accordance with the distribution pattern shown on Figure 6 . The
' resulting project-related 2-1 /2 hour afternoon peak period and
afternoon peak hour traffic volumes are presented in Figure 7.
Vehicle Miles Traveled (VMT)
Based on previous studies and experience at similar developments,
' the average length of trips to/from the proposed medical office
development would be 9 . 5 miles.
The average trip length factor was applied to the estimated
i average daily trip ends for the proposed project. The resulting
vehicle miles traveled for medical office tripmaking would be
approximately 20 ,026 miles.
' TRAFFIC PHASING ORDINANCE (TPO)
' The City of Newport Beach Traffic Phasing Ordinance (TPO)
requires the review of potential external traffic , impacts on
critical intersections for any office, industrial or commercial
development of 10 , 000 square feet or more and any residential
development of 10 dwelling units or more. The process requires
the identification of critical intersections to be examined,
analysis of the impacts of the project on the 2-1 /2 hour after-
noon peak period traffic volumes for critical intersections and,
finally the preparation of Intersection Capacity Utilization
( ICU) calculations for each critical intersection that does not
satisfy the TPO 1 % test. Should the ICU value yield an unsatis-
factory Level of Service (LOS "E" or ICU greater than 0. 9000 )
then additional analysis and identification of specific mitiga-
tion measures are required.
The proposed Newport Medical Office Building project will
initially be occupied in 1985 with full occupancy by 1986 . The
City Traffic Engineer has identified seven ( 7 ) critical intersec-
tions that could be affected by the proposed project at full
occupancy. Table 5 is a list of the seven (7 ) intersections.
i Figure 8 is an illustration of the location of the seven ( 7 )
intersections.
The first step in evaluating the intersections is to conduct the
1 % Traffic volume Analysis. The 1 % Traffic Volume Analysis takes
into consideration existing traffic, regional growth and
committed projects traffic . For those intersections where, on
' any approach leg, project traffic is estimated to be greater than
1 % of the projected peak 2-1 /2 hour traffic volume, Intersection
Capacity Utilization Analysis ( ICU)' is required. The results of
' the 1 % analysis identified 3 of the 7 critical intersections
where ICU analyses would be required. No ICU analysis would be
required at the remaining 4 intersections . Table 6 is a summary
of the results of the 1 % traffic volume analyses. Appendix A
icontains the worksheets for these analyses .
' -14-
i
i17th Street
1A14
' e <
m
40%
a 5% E
• < o
' = a
c
m
0
m
a
i15th Street
Project lJ �
i Site
i ec� Hospital Road
r 20%
o�
15% g m LEGEND
s XX% PROJECT-RELATED
TRIP DISTRIBUTIONS
o`
3
1 2
oa
Ao
Coast Highway
i eja 5% 15%
5%
' FIGURE 6
BASMACIYAN-DARNELL, INC. TRIP DISTRIBUTION CHARACTERISTICS
i 4262 Campus Drive,Suite B•1
Newport Beach,California 92660
(714)549.9940 —15—
1
' 17th Street
N ry
m ; ` e p pryry
t E
e
C
0
V
' N m
a
' 16th Street �r6
Sr^e
er
Project
' ® Site
• 21l/20/26
' °a,eco Hospital Road IS8115/19
/ -OV, pP 211/25/48 158/19/36
°tyo My`, D
'se, oQ m9
Ie
m LEGEND
�s�!& 1 m b� / XX/YY/ZZ - PROJECT-RELATED TRAFFIC
r7` ry` 7 XX - DAILY
YY - PEAK HOUR
3 ZZ - PEAK (2.6 HR) PERIOD
' 168/16/!9 a
8,rs�r9
Coast Highway
N
i
1 ,
FIGURE 7
PROJECT-RELATED TRAFFIC VOLUMES
' BASMACIYAN•DARNELL, INC. DAILY/PM PEAK FIOUR/PM PEAK PERIOD
4111 Campus Drive,Suite 11•1
Newport Beach,California 92660
(714) 549.99, —16—
TABLE 5
LIST OF CRITICAL INTERSECTIONS
' Newport Boulevard at Hospital Road
Superior Avenue at Placentia Avenue
Coast Highway at Orange Street
Coast Highway at Prospect Street
Coast Highway at Balboa Boulevard/Superior Avenue
Coast Highway at Riverside Avenue
' Coast Highway at Dover Drive/Bayshore Drive
TABLE 6
SUMMARY OF 1 %
' TRAFFIC VOLUME ANALYSIS
Project-Related Traffic
Exceeds 1 % of 2-1 /2 Hour
Intersection Peak Period
' Placentia Avenue at:
Superior Avenue Yes
' Newport Boulevard at:
Hospital Road Yes
Coast Highway at:
' Orange Avenue No
Prospect Avenue No
Balboa Boulevard/Superior Avenue Yes
' Riverside Avenue No
Dover Drive/$ayshore Drive No
' -17-
o°
1 79�
00 G ; yG9 Campus Drive
>`
c .11
In � Birch Street
O �e
m ��c. X 6
In In 01
In
Bristol Street
e `e
J° m
O
40 �� �� Q
t,
'Oi 1 e Del Mar Avenue Universlt
•0 0910, 90Q, f Drive Bp°ita Cant°c
v
0 G;r • UPP•r
°• ��9 -r
Newport
22nd Street B•Y 4 COSTA MESA i Bison co
m
o O Drive
F; • v' ord no-ad;
0° NEWPOR
Lath Street EAC •.
Project Site °
W Ip San Joa uln�o °N 17th Street c 4 Hill a�Road
s
C�L$ILi_
y r m
4~ r Lath St >
v CORONA n'
Hospital Road 110.
p v C v • 0 DEL MAR m`
y0 (a °•° a o, m Bays ti ya o
m o o COAST �Qy� s 'n
a
O
• O
O C
d •
Balboa Boulavird
LEGEND Pacific Ocean
�- CRITICAL INTERSECTION Avocado Avenue
\�\ FIGURE 8
BASMACIYAN V,ANUL.INC. CRITICAL INTERSECTION MAP
.ril t+nw On...sum PI ,.
Nopn M 11141 NY 11D1.M 9940.
' Intersection Capacity Analysis
The next step in the TPO process is to analyze each critical
' intersection to determine Intersection Capacity Utilization ( ICU)
values. The analyses were performed for the 1986 completion date
and identify whether or not the intersection, with the addition
' of committed projects, regional growth and proposed project
traffic, will exceed an ICU value of 0 . 90 . For those inter-
sections that exceed the ICU level of 0 . 90, additional analyses
are required to determine mitigation measures that will lower the
' ICU to 0 . 90 or less.
ICU ' s were calculated for the three critical intersections iden-
tified above. The results of these analyses are summarized in
Table 7 for existing conditions , expected conditions in 1986
assuming development of committed projects and regional growth,
and finally for 1986 conditions including proposed project
traffic. The ICU worksheets for the analyses are in Appendix B.
A review of Table 7 shows that the three critical intersections
' will not exceed 0.90 with the addition of committed projects
traffic, regional growth and project-related traffic.
Project Traffic Impacts, on Future Conditions
The future traffic volumes were obtained from the City of Newport
Traffic Model "Trend Growth" scenario. The 29 condominium units
1 previously approved for development on the proposed site were
included in the assumptions input to the modelling process. To
assess the impacts of the proposed project on future traffic
' conditions in the surrounding area it is therefore necessary to
extract traffic estimated to be generated by the condominium
project and add traffic estimated to be generated by the proposed
project. Table 8 summarizes the results of this analysis .
Review of Table 8 indicates that the proposed project would be
' expected to have the greatest impact on Superior Avenue. Project
generated traffic would comprise approximately 8 percent of total
future traffic on Superior Avenue adjacent to the project site.
Project traffic represents a relatively small percentage ( 1 per-
cent or less ) of the total future traffic volume forecasts along
Coast Highway.
Comparisons of future traffic volumes to roadway capacities were
performed based on City of Newport Circulation Element roadway
geometrics.• Table 9 summarizes the results of these analyses.
Review of Table 9 indicates that only the segment of Coast
' Highway between Newport Boulevard and Riverside Avenue would be
expected to exceed its Master Planned roadway capacity in the
future conditions. This would be expected to occur with or
without the development of the proposed project.
' -19-
TABLE 7
' SUMMARY OF ICU ANALYSES
' Existing +
Existing + Regional +
1983 Regional + Committed +
' Existing Committed Proposed
Intersection Condition Condition( a) Project(a)
ICU LOS ICU LOS ICU LOS
Coast Highway at:
' Balboa Boulevard/
Superior Avenue 1 . 1141 F . 8608 D . 8678 D
' Placentia Avenue at:
Superior Avenue . 6310 B . 6947 B . 7110 C
Newport Boulevard at:
' Hospital Road . 7729 C . 8548 D . 8626 D
a ) Represents 1986 Condition of existing traffic, regional
growth, and committed project expected to occur by 1986 .
Also, these ICU calculations include committed roadway
improvements.
' -20-
TABLE 8
DAILY FUTURE TRAFFIC VOLUMES WITH
PROJECT-RELATED TRAFFIC
' Traffic
Volume Net Future Project-
Project- for Increase Plus Related
Related Aprroved for Future Project Traffic
Traffic 29 Proposed Traffic Traffic as %
Zoadway Segment Volumes condo' s Project Volume Volume of Future
oast Highway:
Santa Ana River to
Superior Avenue 316 32 284 42, 000 42 , 284 1 %
'Superior Avenue to
Newport Boulevard 316 12 304 40 , 000 40, 304 1 %
Newport Boulevard to
' Riverside Avenue 316 57 259 88 , 000 88, 259 0%
luperior Avenue:
n/o Coast Highway 740 47 693 25, 000 2516.93 3%
'n/o Placentia
Avenue 1 , 160 66 1 , 094 15, 000 16 , 094 8%
llacentia Avenue:
n/o Superior
Avenue 106 47 59 25, 000 25 ,059 0%
-21-
tTABLE 9
FUTURE TRAFFIC FORECASTS
' VOLUME TO CAPACITY ANALYSIS
Future Future +
Traffic Project- Future +
Volume Future Related Project-
Without Traffic Traffic Related
' Roadway Segment Capacity Project V/C Volume V/C
Coast Highway:
' Santa Ana River to
Superior Avenue 49, 300 42, 000 0 . 85 42, 284 0 . 86
' Superior Avenue to
Newport Boulevard 49,300 40, 000 0. 81 40,304 0. 82
' Newport Boulevard to
Riverside Avenue 49, 300 88, 000 1 . 78 88, 259 1 . 79
' Superior Avenue
' n/o Coast Highway 33 , 000 25, 000 0. 76 25, 693 0 . 78
n/o Placentia Avenue 33, 000 15 ,000 0 . 45 16,094 0. 49
' Placentia Avenue:
n/o Superior Avenue 33 , 000 25, 000 0. 76 25, 059 0. 76
1
-22-
ACCESS AND INTERNAL CIRCULATION
Access to the project and internal circulation within the project
site were reviewed for adequacy.
' Access to/from the project site is proposed via one two-lane
driveway (24 feet wide) located at the southerly corner of the
' project. During the PM peak hour 100 vehicles will be entering
and 126 vehicles will be exiting through this driveway. During
the PM 2-1 /2 hour peak period 126 vehicles will enter and 238
will exit through the one driveway. The provision of one lane in
each direction is adequate to meet this demand.
Traffic Signal Control
The need for traffic signal control at the driveway to the
proposed project was examined. The analysis was performed using
' the California Department of Transportation daily traffic volume
warrants. 'Based on the analysis performed, a traffic signal
would not be warranted. A copy of the traffic signal warrant
worksheet is contained in Appendix C.
SUMMARY OF FINDINGS AND CONCLUSIONS
o The proposed medical facility is expected to generate 2, 108
daily trip ends. During the PM peak hour 226 trips will be
generated and during the PM 2-1 /2 hour peak period 364
Ivehicles are expected.
o Comparisons of project-related traffic to future traffic
forecasts for the project site show that approval of the"
' project as proposed will result in approximately an 8 percent
increase in traffic volumes along Superior Avenue adjacent to
the project site. The project would increase traffic along
Coast Highway in the vicinity of Superior Avenue by 1 percent
or less.
o Analysis of future daily traffic forecasts indicate that the
circulation system surrounding the proposed project as defined
in the City of Newport Beach Circulation Element, would be
adequate to accommodate future traffic volumes including those
generated by the proposed project except for the segment of
Coast Highway easterly of Newport Boulevard.
o Analysis of the project for conformance to the City of Newport
Beach Traffic Phasing Ordinance (TPO) was completed. Of the
seven ( 7) critical intersections identified by the City
Traffic Engineer for evaluation, three were found to not pass
the "one percent" test for the 2 . 5 hour peak period traffic.
o Detailed analysis of the three (3 ) critical intersections
' showed that all were found to have ICU' s less than or equal to
0 . 90 , assuming that the committed intersection improvements
are constructed.
o Access to the project is proposed via one two-lane driveway
' -23-
located at the southerly corner of the project. One lane in
each direction is sufficient to handle the traffic demand for
the project.
1 o The need for a traffic signal at the project' s access with
Superior Avenue was examined and found to not be warranted.
1
1
1
1
1
1
1
1
1
1
1
1
1
' -24-
1
IAPPENDIX A
1% Worksheets
1% Traffic Volume Analysis
Intersection Coast Hw ./Balboa B1 .-Su erior Ave.
(Existing Traffic Volumes based on AVerage winter/spring 19 93
_
Peak 2h Hour Approved
Approach Existing Regional Projects Projected 1% of Projected Project
Direction Peak 2� Hour Growth Peak 211 Hour Peak 231 Hour Peak 2$ Hour Peak 2y Hour
Volume Volume Volume Volume Volume Volume
Northbound 1495
Southbound 2655 -� i a� g
' Eastbound 3198
4 estbound 3516 /+34� 42 1 I �_
Project Traffic is estimated to be less than 1% of Projected
Peak 2h Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected
• ..Peak 2h Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U. ) Analysis is required.
I •
1 I'
DATE: I?, ( I
tPROJECT:
F(1RM T
1 1% Traffic Volume Analysis CN ^ s) 1!!: -to)
Intersection Placentia Ave./S6perior Ave.
1 (Existing Traffic Volum—e—s-Eased on Average inter pring 19Q3
Peak 2y Hour Approved
Approach Existing Regional Projects Projected 1;, of Projected Project
1 Direction i Peak 21s Hour Growth Peak 211 Hour Peak 2; Hour Peak 21p Hour Peak 2� Hour
Volume Volume Volume Volume Volume Volume
Northbound 957 .— /_ . I I'J• I ,_ Q -
i YJ ✓
Southbound 1425
1 I Eastbound 1496
Westbound I 1479 156 I
Project Traffic is estimated to be less than 1% of Projected
Peak 2k Hour Traffic Volume
1 Project Traffic is estimated to be greater than 1% of Projected
Peak 2= Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U. ) Analysis is required.
1
1
1
1
1 .
1
1
1
_ O�Ica l DATE:
PROJECT:
FORM I
' 1% Traffic Volume Analysis
Intersection Newport B1 ./Hospital Rd.
(Existing Traffic Volumes based on Average Winter/Spring 19 83
Peak 24 Hour Approved
I Approach Existing Regional Projects Projected 1% of Projected I Project
Direction Peak 2k Hour Growth Peak 232 Hour Peak 24 Hour Peak 2y Hour Peak 2y Hour
Volume Volume Volume Volume Volume ; Volume
ri Northbound 3519 -To 31K/�j 3S, i
Southbound 3773 33 39
J
r' Eastbound' 1636
Westbound
995
Project Traffic is estimated to be less than 1% of Projected
Peak 2; Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected
r [f : Peak 21� Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
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MI DATE: �ZI IS3
' PROJECT:
FORM I
K
1% Traffic Volume Analysis
Intersection Coast Hwy./Orange Ave.
(Existing Traffic Volumes based on Average winter/Spring 19 _
Peak 2q Hour Approved
Approach Existing Regional Projects Projected 1% of Projected Project
Oirection Peak 2h Hour Growth Peak 2)1 Hour Peak 24 Hour Peak 2� Hour Peak 2y Hou
Volume Volume Volume Volume Volume Volume
Northbound 211
' r
shbound 132ttund 2802
tboun 4723 Qj13aGj I 35
(D15 J 71 5` ,
1 Project Traffic is estimated to be less than 1% of Projected
Peak 21� Hour Traffic Volume
D Project Traffic is estimated to be greater than 1% o- Projected
Peak 2k Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
I1 �
� L Q
Ii 1 DATE: I U3
PROJECT:
FORM I
1% Traffic Volume Analysis
Intersection Coast Hwy./Riverside Ave.
(Existing Traffic Volumes based on Average Winter/Spring 19 _
Peak 2y Hour Approved
Approach Existing Regional Projects Projected 1i of Projected I Project
Direction Peak 2y Hour Growth Peak 2y Hour Peak 2; Hour Peak 21, Hour Peak 2� Hou�
Volume Volume Volume Volume Volume Volume
Northbound 38
Soutnbound 1243
' Eastbound 4509 ?J�, I �� 54 ,0 ! 55 Xl
Westbound 4834 Q %7� � Fj� '
i
I Project Traffic is estimated to be less than 1% of Projected
Peak 22 Hour Traffic Volume
' Project Traffic is estimated to be greater than 1% of Projected
[� . Peak 22 Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U. ) Analysis is required.
lbw (CaSC. DATE: o` I _ �J
PROJECT:
FORM I
' 1% Traffic Volume Analysis
Intersection Coast Hwy./Dover Dr.-Bayshore Dr.
(Existing Traffic Volumes based on Average Winter/Spring 19q3
Peak 2% Hour Approved
Approach Existing Regional Projects Projected 1; of Projected i Project
Direction Peak 2� Hour Growth Peak 2y Hour Peak 2k Hour Peak 2i, Hour Peak 2k Hour
volume Volume Volume Volume Volume Volume
Northbound 236
Southbound 2655
' Eastbound 4025 33 9 SZ�Qo ' 3h
Westbound 6191 3O col
' ® Project Traffic is estimated to be less than 1% of Projected
Peak 2z Hour Traffic Volume
' Project Traffic is estimated to be greater than 1% of Projected
FJ Peak 2j Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U. ) Analysis is required.
DATE:
PROD EC :
FORM I
1% Traffic Volume Analysis
Intersection Coast Hwy./Prospect Ave.
(Existing Traffic Volumes based on Average Winter/Spring 19 _
' Peak 2h Hour Approved
Approach Existing Regional Projects Projected III, of Projected Project
Direction Peak 2h Hour Growth Peak 2� Hour Peak 2h Hour Peak 211 Hour Peak 2� Hour
Volume Volume Volume Volume volume Volume
' Northbound 113
Southbound 215
' Eastbound 2882 ?)G�� I 36 I�
�L Westbound 5159 I �3 1016 (pa1-] (oa o
® Project Traffic is estimated to be less than 1% of Projected
Peak 2k Hour Traffic Volume
' ❑ Project Traffic is estimated to be greater than 1% of Projected
!,Peak 2; Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
i .
1 � ( DATE:
PROJECT:/
FORM I
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' APPENDIX B
ICU worksheets
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INTERSECTION CAPACITY UTILIZATION ANALYSIS
Intersection Newport Bl ./Hospital Rd.
( Existing Traffic Volumes Bases on Average Daily T.raffic'Winter/Spring 1983 )
EXIST. EXIST. REGIONAL COMMITTED PROJECTED
EXISTING PROPOSED V/C Ratio PROJECT PPOJECT
Mbrement PK.HR. V/C GROWTH PROJECT
Lanes Cap. Lanes Cap. Vol. Ratio Volume Volume w/o Project Volume V/C Ratio
Volume
NL 1600 192 .1200*
NT 4800 1257 .2775j 9";)1 11
NR 75
SL 1600 _ 41 '0251>
ST 4800 1406 .321:1
' SR 135 a� _
EL 1600 169 .1056* jq'
' ET 1600� 153 .0956
ER- 1600 386 .2413 T�J� � fo
' WL _ 161 — —_
WT 13200 217 .1263* 3a 5
WR 26
YELLOWTIME .IMO* I
i 1 �
EXISTING INTERSECTION CAPACITY UTILIZATION .7729 E --
1 s
EXISTING PLUS COMITTED PLUS REGIONAL GROWTH Wt/PROPOSED INPROVEMENTS I.C.U. I
EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U.
' ® Projected plus project traffic I.C.U. will be less than or equal to MG.
❑ Projected plus project traffic I .C.U. will be greater than 0,90
' ❑ Projected plus project traffic I .C.U. with systems improvement will be
less thanorequalto0.90_ - _ _ - r _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _
Description of system improvement:
DATE: lol-h It-3
' PROJECT FORM II
INTERSECTION CAPACITY UTILIZATION ANALYSIS
Intersection Coast Hwy./Balboa Blvd.-Superior Ave.
( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 1933 )
EXIST. EXIST. REGIONAL COMMITTED PROJECTED
EXISTING PROPOSED V/C Ratio PROJECTEPROJECT
Movement PK.HR. Y/L GROWTH PRWECTLanes Cap. Lanes Lap. Vol. 'Ratio Volume Volume w/o Project Volume Volume
NL 357NT 4800 236 .1350*
NR55 — t-
SL 00 147 Z 06C)
ST 3200 398 .1703 — " (,F�I(0,
SR 1600 675 .4219* 5 ;oe W, 19 a34I
EL 3200 221 1 .0691 .0191 16,
' ET 3200 707 .2209
ER 1600 . 443 •2769
' WL 1600 106 .0663
WT • •3200 1463 .4572*
WR. 1600 j62 .0388 I ,(f� 15 ,0%
YELLOWTIME ,1000* I000
eIUP)�
' EXISTING INTERSECTION CAPACITY UTILIZATION 1.1141
EXISTING PLUS CUMMITTED PLUS REGIONAL GROWTH •W/PROPOSED INPROYEMENTS I.C.U. 0
EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. D.`b107S
' ❑ Projected plus project traffic I.C.U. will be less than or equal to 0.90
❑ Projected plus project traffic I.C.U. will be greater than 0.90
® Projected plus project traffic I.C.U. with systems improvement will be
less than or equal to 0.90
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
' Description of system improvement:
PROJEC�iY titer l(� DATE• Ia'I I I�3
FORM II
' INTERSECTION CAPACITY UTILIZATION ANALYSIS
Intersection Placentia Ave./Superior Ave. _
( Existing Traffic Volumes Bases on Average Daily Traffic•,Winter/Spring 19 83)
PRO/C ECED
Ratio
EXISTING PROPOSED EXIST. EXIST. REGIONAL COMMITTED V/C
lbrM4nt PK•HR. V/C GROWTH PROJECT /C Ratio PROJECT PROJECT
Lanes Cap. Lanes Cap. w/o Project ' Volume V/C Ratio
Vol. Ratio Volume Volume Volume
NL 30 — A
ll
NT 3200 331 . 1281NR 49SL 1600 5 .0031
ST 1600 271 .1694*
SR 1600 350 ,2188 ]$
EL 1600 288 .1800
ET 3200 305 .0953 — a7j 0a65
ER 1600 18 ,0112 0I10Z II
WL 1600 60 —.0375 Cj• a. , 0 00
WT . 3200 581 . 1816* — 3� - A D C)63
WR 1600 6 .0038 3 00Cj(� — Fj
YELLOWTIME 1000* 11000 i i L 00C)
EXISTING iNTERSECTION CAPACITY UTILIZATION ,6 110 j
EXISTING PLUS C"ITTED PLUS REGIONAL GROWTH W/PROPOSED INPROYEMENTS I.C.U.
EXISTING PLUS CIX I�TTE PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. I O
' ® Projected plus project traffic I.C.U. will be less than or equal to 0.90
❑ Projected plus project traffic I .C.U. will be greater than 0.90
❑ Projected plus project traffic I.C.U. with systems improvement will be
less than or equal to 0.90
Description of system improvement:
DATE• I d--
PROJECT FORM II
' APPENDIX C
Traffic Signal Warrant Worksheet
L
s
' 9-6 SIGNALS AND LIGHTING TRAFFIC MANUAL
mot. N>r
' TRAFFIC SIGNAL WARRANTS
(Based on Estimated Average Daily Traffic—$ea Nota 2)
URBAN______ --------RURAL------------- Minimum Requirements
' EADT
1.Minimum Vehicular /
Satisfied Not Satisfied .J Vehicles per day on major Vehicles,per doyonhigher—
street(total of both volumeminat.street apincech
approaches) (one direction only)
Number of tones for moving traffic on each approach
Major Street Minor Street Urban Rural Urban Rural
1 ... .. . . . . .. . . 1 . . . . . 1. . . . . . . . . . 8,000 5,600 ?. 1,680
3 or man. .Y. 1 .. . . :I. . . . . .. ... . 11d- 6,72D 2,400 1,680
2 or mere. . . . . . . . 2 or moto. . . . . . . . . . . 9,600 6,720 3,200 2,240
1 . . . . . . . . . . . . . 2or mot*. . . . .. . . .. . S,000 5,600 3,200 2,240
2. Interruption of Continuous Traffic
Vehicles per day an major Vehicles per day an
higher—Satisfied Not Satisfied %treat(total of both volume miner-street approach
' approaches) (one direction only)
Nuinberof loons for moving traffic on each approarla
Major Street Minor Street Urban Rural Urban Rural
1 . . . . . . . . . .. . . 1 . . . . ., 1 000 8,400 1,200 850
2 or more . . A%. . . . . 1 14,40 10,090
2 or more. . . . . ... 2 or more. . . . . . . . .... 14,, iu.U80 1,600 1,120
' 1 . . . . . .. . . . . . .. 2 or more. . . ..... . . . 12,000 3,400 1,600 1,120
3. Cambinatio.,
' •Satisfied Not Sotisfiit•e 2 Warrants 2 Warrants
No one warrant sat,sfie!but fallowing warrants
' fulfilled 80%or moro___ ,
2
NOTE:
1. Left turn movements from the major street may be included with minor street volumes if a separate
signal phase is to be provided for the left-tum movement.
2. To be used only for NEW INTERSECTIONS or othor locations where actual traffic volumes connot
be counted.
' p
SOURCE: CALIFORNIA DEPARTMENT OF TRANSPORTATION TRAFFIC MANUAL
TRAFFIC SIGNAL WARRANTS
SUPERIOR AVENUE AT PROJECT ACCESS
BASMACIYAN-DARNELL, INC.
4262 Campus Ddve,Suite 4/
' Noerpon Brach,Catlfomia 92660
(7141549.9940