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HomeMy WebLinkAboutTPO025_NEWPORT PLACE (FAR WEST S&L) III�IIIIIIIIIIIIIIII011111IIIIIWIIIIIIIIIIIIIN TP0025 ' Planning Commission M0ng February 5, 1981 Agenda Item No. 6 CITY OF NEWPORT BEACH TO: Planning Commission FROM: Planning Department SUBJECT: New ort Place Traffic PhasingPlan Amendment No . 2 Continued Public HearingT Request to permit the construction ofQ1-7_,000 sq . ft. of additional office space with associated parking, land- scaping, and other facilities in conjunction therewith . Said application also includes the acceptance of an Environmental Document. LOCATION: Parcel 1 of Parcel Map 63-27 , (Resubdivision No. 458) , located at 4100 MacArthur Boulevard on the northwest- erly corner of MacArthur Boulevard and Bowsprit Drive, in the Newport Place Planned Community. ZONE: P-C APPLICANT: Far West Savings and Loan Association , Newport Beach OWNER : Same as applicant Application The applicant has requested the following approvals from the City in conjunction with the proposed construction of 17,000 sq . ft. of additional office space adjacent to the existing .-Far West Savings and Loan Associa- tion building in the Newport Place P-C area as indicated below: 1 . The acceptance of an environmental document as having been prepared in accordance with the California Environmental Quality Act (C .E .Q.A. ) and City policy, and certification that the data was considered in the final decision of the project. Procedures for the acceptance of environmental documents are provided for in the California Environmen- tal Quality Act, The State EIR Guidlines , and City Policy K-3. 2 . The approval of a Phasing Plan for the remaining development in the Newport Place Planned Community District under Far West Savings and Loan ownership in accordance with the Planned Community Development Plan and Standards , City Council Resolution No . 9472, Amendment No . 514 to the Newport Beach Municipal Code , and the City' s definition of the term "reasonableness " . Environmental Significance An Initial Study was prepared, on this project in accordance with the California Environmental Quality Act (C.E .Q .A . ) , The State EIR Guidelines " , and City Policy K-3 . Based on the information contained in the Initial TO : Planning Commission - 2 Study, the City' s Environmental Affairs Committee determined that the project could have a significant effect on the environment, but there will tot be a significant effect in this case if the mitigation measures described in the attached Negative Declaration are incorporated into the project. Conformance with the General Plan The proposed project is consistent with the various elements of the Newport Beach General Plan. Phasing Plan The applicants have indicated that should the Phasing Plan be approved that completion of the project will occur in 1981 with full occupancy anticipa- ted in 1982. Resolution No. 9472 Attached for the Planning Commission ' s consideration is a copy of the applicant' s response to the Planning Commission guidelines for reviewing the Phasing Plan, as modified by the City Council . Subject Property and Surrounding Land Use t The three story, 29 ,925 sq . ft. Far West Savings and Loan building with related on-site parking exists on the subject property . To the North adjacent to the subject property and to the East across MacArthur Blvd. are multi•-story office buildings and related parking facilities ; to the South across Bowsprit Dr. is a restaurant facility and rel'ated parking areas ; and to the West across Dove St. are office buildings and related parking areas . Background The consideration of the Phasing Plan and environmental document was continued from the January 22, 1981 , Planning Commission meeting to allow it to be heard inconjuncti,on With Use Permit No . 1975, which has subse- quently been withdrawn . The City Council , in approving the Phasing Plan for Newport Place on March 12, 1979, phased construction of development within the Planned Community, subject to the conditions as indicated on the following page. This was am.ended 'by 'th.e Planning Commission approval of Amendment No. 1 to the Phasing Plan (Boyle Engineering Corporation - May 8, 1980) . . a T'0: 0 PlanningeCommission 3 DEVELOPMENT PHASING1 REMAdNING FOR FOR FOR i ALLOWED OCCUPANCY OCCUPANCY OCCUPANCY OWNER SQ. FT. 1979 1980 1981 Undeveloped Parcels: Emkay 272,711 0 206,269 66,442 Bear Brand Ranch 6L,OOQ. 61 ,000 0 0 Air California `"401951 0 40,951 0 Ketchum 87,019 87,019 0 0 Boyle 12'1000 0 0 12,000 Subtotal 473,681 148,019 247,220 78,442 Expansion Space Various Parcels 178,262 TOTAL NEWPORT PLACE •671 ,620 sq.ft. Conditions ("Emkay-Bear Brand - Air California - Ketchum" ) 1 . Occupancy of the floor space considered for construction in 1979 shall not occur until a third lane is developed on MacArthur Boulevard in each direction at the Campus Drive intersection and the Corona del Mar Freeway connection is made to the west and the San Diego Freeway . 2 . The occupancy of buildings shall not occur until the MacArthur/Ford improvements are completed. 3. The opening of the Von Karman overcrossing and the addition of a northbound lane on Jamboree Road by the City of Irvine shall be ac- complished prior to occupany with the Phasing Plan . 4. Future development in the Emkay-Newport Place Planned Community shall occur in accordance with the Phasing Plan. 5. Prior to the issuance of any building permits the applicant shall in- dicate in writing to the Department of Community Development that he understands and agrees to Conditions 1 , 2, and 3 above and that the improvements indicated above shall be as defined in the R. Crommelin and Associates ' report and as approved by the Public Works Department. Conditions ("Boyle Only" ) 1 . That the occupancy of the proposed expansion area shall not occur prior to 1981 . 2. That a maximum of 12,000 sq . ft. of additional construction shall be permitted on the site. I - Reflects Amendment No. 1 - Boyle Engineering Co . - May 8 , 1980 . TO: 0 Planning Commission - 4 r^ 3. That final design of the 12 ,000 sq. ft. of additional construction shall provide for the incorporation of water-saving devices for project lavatories and other water usingofacilities . 4. Prior to the occupancy of the expansion area, a program for the sorting of recyclable material from other solid wastes for the site shall be developed and approved by the Planning Department. 5. The applicant shall provide for weekly vacuum sweeping of all parking areas . 6. The landscape plan of the existing site shall be reviewed by a licensed landscape architect. The existing landscape program shall be modified to include the concerns of Contions 7 and 8 below to the maximum extent practicable that can maintain the character of the existing landscape program of the site and the Newport Place Planned Community . Any change(s ) in said existing program as a result of this review shall be phased and incorpor- ated as a portion of existing landscape maintenance. 7 . The landscape plan shall include a maintenance program which controls the Use of fertilizers and pesticides . 8. The landscape plan shall place heavy emphasis on the use of drought- resistant native vegetation and be irrigated via a system designed to avoid surface runoff and over-watering. 9 . The landscape plan shall be subject to the review of the Parks, Beaches and Recreation Department and approval of the Planning Department. Zonin4 The proposed project is located in Professional and Business Offices Site 4 of the Newport Place Planned Community (.P-C) . A total of 201 , 180 sq . ft. of office development is permitted as indicated 'below.: SITE NO. 4 (sq.ft.) Far West MON TOTAL Existing Development 29,925 141 ,874 171,799 Remaining Allowed 2/81 25,270 4,111 29,381 30% 7,581 1,233 8,814 70% 17,689 2,879 20,567 Proposed (Amend. No, 2) 17,000 -0- 17,000 Remaining After Amend. No. 2 802701 4,1112 12,381 TOTAL ALLOWED 55,195 145,985 201 ,180 1 - Subject to possible future Phasing Plan. 2 - Subject to "30/70 Rule". u TO : Planning Commission - 5 Analysis The following outline reflects the major characteristics of the existing structure and proposed expansion: Land Area 1 ,837 Acres Buildings : EXISTING PROPOSED TOTAL Net Floor Area : 29 ,925 sq. ft. 17,000 sq .ft. 46 ,925 sq .ft. Height: 45 ' 49 ' No. of Stories : 3 3 Traffic Report A Traffic Report was, prepared for the applicant by Basmaciyan-Darnell , Inc . (December 16 , 1980) and is attached . The Traffic Report anayzed the ten (10) critical intersections indentified for analysis by the City Traffic Engineer in accordance with the Traffic Phsing Ordinance of the City . The findings of the Traffic Report indicate that the pro-: ject trafficwill not increase volumes on any approach to any potentially critical intersection by 2. 0% Recommended Action Staff recommends that the Planning Commission approve the project with the findings and subject to the conditions indicated in Exhibit "A" . PLANNING DEPARTMENT JAMES D. HEWICKER, DIRECTOR By Li z A Fred Talarico Environmental Coordinator FT/tk Attachments : Exhibit "A" Vicinity Map Letter from Far West Savings & Loan Assn . -January 7, 1981 Test of Reasonableness Response Traffic Report - BDI , December 16 . 1980 Negative Declaration EXHIBIT "A" a FINDINGS AND CONDITIONS OF APPROVAL AS RECOMMENDED TO THE PLANNING COMMISSION February 5 , 1981 Environmental Document. Findings : I. That an Pnitial Study -and Negative Declaration have been F prepared in compliance with the California, Environmental Quality Act and that their contents have been considered in the decisions on this project. 2. That based upon the information contained in the environ- mental document, the proposed project will not have a sig- nificant environmental impact, the project subject to the conditions listed .below incorporates sufficient mitigation mesures so that any presently anticipated negative environ- mental effects of the project would be eliminated. Traffic Phasing Plan Fi-ndings: i. That environmental documentation on this proposed project has been prepared+ in compliance with the California Environ- mental Quality Act and City Policy K-3 and that its contents have been considered in decisions on this project. 2. That the Phasing Plan is consistent .wi<th the Newport ueach General Plan and the Planned Community development Plan for Newport Place. 3. That based on the Phasing Plan and supporting information submitted therewith , there is a reasonable cor•rel.ation between projected traffic at time of completion and the capacity of affected intersections . 4. That the applicant has taken into consideration in the pre- paration of his plan characteristics in the design of his development which either reduce traffic generation or guide traffic onto less impact arterials or through intersections in the least congested direction. Conditions : 1 . That occupancy of the proposed 17 ,000 sq .ft. shall not occur prior to 1982. 2 . That a maximum of 17,000 s . ft. of develoome t 9 n 4e permitted on this site by this approval and that any additional he sub- ject to further Plasing Plan Amendments . EXHIBIT "A" q 3. The following disclosure statement of the City of Newport Beach 's policy regarding the Orange County Airport shall be included in all leases or sub-leases for space inthe project and shall be in- cluded in any Covenants , Conditions , and Restrictions which may be recorded against the property. Disclosure Statement The Lessee herein , his heirs , successors and assigns acknowledge that : a) The Orange County Airport may not be able to provide adequate air service for business establishments which rely on such services ; b) When an alternate air facility is available, a complete phase out of jet service may occur at the Orange County Airport. c) The City of Newport Beach may continue to oppose additional com- mercial air service expansions at the Orange County Airport; 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 air service at the Orange County Airport. 4. All devlopment shall be done inaccordance with City Policies K-6 & K-7. 5 . Final design of the project shall provide for the incoroportation of water-saving devices for project lavatories and other water-using facilities . 6 . The final design of the project shall provide for the sorting of recyclable material from solid waste. 7. The applicants shall provide for weekly vaccum sweeping of all paved parking areas and drives . B. A landscape and irrigation plan for the project shall be prepared by a licensed landscape architect which evaluates the existing landscape and only' prbpo'sed changes ther6to . 9. The landscape plan shall be subject to the review of the Parks , Beaches , and RUcreation Department and approval of the Planning Department. 10. The landscape plan shall include a maintenance program which controls the use of fertilizers and pesticides . 11 . The landscape plan sha11 'place heavy emphasis on the use of drought- resistant native vegetation and be irrigated via a system designed to avoid surface runoff and over-watering. 12 . The landscape plan of the existing Far West Savings & Loan Buildings shall be reviewed by a licensed landscape architect. The existing landscape program shall be modified to include the concerns of the measures expressed above to the maximum extent practicable that can EXHIBIT "A" maintain the character of the existing landscape program. Any change(s ) in said existing program as a result of this review shall be phase and incorporated as a portion of existing landscape main- tenance. 13. Development of the site shall be subject to a grading permit to be approved by the Building and Planning Departments . 14. Tha-t a grading plan shall include a complete plan for temporary and permanent drainage facilities , to minimize any potential impacts from silt, debris , and other water pollutants . 15. The grading permit shall include if required, a description of haul routes , access points to the site and a watering and sweeping program designed to minimize impacts of haul operations . 16. An erosion and dust control plan, if required, shall be subject to the approval of the Building Department. 17. That an erosibn and siltation control plan , if required, be submitted to the California Regional Water Quality Control Board - Santa Ana Region. 18. The project shall be so designed to eleiminate light and glare spill- age on adjacent uses . I !' sa Prnnrm•r ally Aa is • I coos P C d Ir-v +yG. .• ro u -G Vr. GP RC I. MIA .. v . P• P � I k n w laf 1 � III 1. w 7kACT ND.r�ea � tf lo.9w as a 6 n .• I .Sy 4Q' �o P-C +•• 11 M Y• Y P_G PLO N /• t sr. w 3 s � Y ' A 7 Arr • MI •. .e - t S �'� s,• 769T I 1 1 S I BRISTOL STRCLT NOA7// @ Y 11.4 FUIURE GORDNA DLL IRBCWAY MAR F �°- aysm t I^ snetcr . DISTRICTI NG ~ .MAP NEWPORT BEACH — CALIFORNIA R-A AGRICULTURAL RESIDENTIAL C-1 LIDNT COMNFACIAL I INTERMEDIATE R-1 SINGLE FAMILY RESIDENTIAL C-2 GENERAL CGMMERCIAL UNCLASSIFIED PLANNING O R-2 DUPLEX RESIDENTIAL N-3 RESTDU.T MPLE FAMLY RESDENTM M-1-A CONTROLLED MANUFACTUIMN0 R-. MULTIPLE RESIDEM.TIAL M-1 MANLFACTURING -S-N CDMSINING DISTRICTS W FEET D �• 9zr -- qq DATE /`►MENOMENT' RID. 11 eoftwuT Pt,A" TRAFFIL PI111�S�itF� P�R,^,V Far West SavingsaiA Loan Assoclatla: 4001 MacArthur Blvd„Newport Borsch,California 02000 (714)833.0383 January 7, 1981 Planning Commission City of Newport Beach 3300 Newport Boulevard Newport Beach, California 92663 Subject: Amendment to the Traffic Phasing Plan for Newport Place Mr. Chairman and Members of the Commission: Far West Savings and Loan Association has been in business in Orange County for over seven years. We have acquired an ex- cellent reputation in the financial business and are continuing to make a contribution to the community. We are the owners of the 29,925 square foot office building located at 4001 MacArthur Boulevard on Professional and Business Offices Site 4 within the Newport Place Planned Community. We desire to expand our facilities to better serve our customers by relocating our present branch into the proposed 16, 800 square foot structure to be constructed adjacent to our existing building. This will more than double our customer accommodations and we will now be able to offer safe deposit facilities. We also desire to offer our customers the convenience of a drive-up teller station. On March 12, 1979, the Newport Beach City Council approved a traffic phasing plan for the remaining developments within the Newport Place Planned Community. Condition 5 of that approval states that for any development in excess of 30 percent of the remaining space to be developed on each parcel , a separate traffic analysis shall be accomplished . Also, City Council Resolution No. 9472 sets forth guidelines for the "Test of Reasonableness" to be used in evaluating such projects. Attached to this letter are specific responses to Items 1 through 6 of the "Test of Reasonableness" and a traffic analysis for our proposed develop- ment prepared by Basmaciyan-Darnell, Inc. Continued . . . L Far West Savings aid Loan Associat"i 4001 MacArthur Blvd.,Newport Bench.California 92880 (714)833.0383 January 7, 1981 Planning Commission Amendment to Traffice Phasing Plan Page Two Professional and Business Offices Site 4 is allocated a total of 201,180 square feet of office development. The existing develop- ment on the site consists of 171,799 square feet of development, leaving 29,381 square feet for additional development. The 8. 970-acre site is divided into two parcels consisting of 6. 509 acres for Daon Southwest and 2 . 461 acres for Far West Savings and Loan Association, allowing a distribution of 201,180 square feet of development between Daon Southwest and Far West Savings and Loan Association. Based on an equal distribution of development to each parcel , Far West Savings and Loan Association would be permitted a maximum of 55,195 square feet of development (2. 461 ac. + 8. 970 ac. x 201,180 sq. ft. = 55,195 sq. ft. ) . The existing Far West Savings and Loan Association development consists of 29,925 square feet, leaving 25, 270 square feet of additional development. The 25, 270 square feet of development is less than the remaining 29,381 square feet permitted within Professional and Business Offices Site 4. It is our belief that the attached Traffic Phasing Plan and responses to the "Test of Reasonableness" have been prepared in accordance with all applicable City regulations and meet and satisfy the established criteria allowing approval of our project. Therefore, we respectfully request your approval of 16, 800 square feet of additional development on property owned by Far West Savings and Loan Association within Professional and Business Offices Site 4 of the Newport Place Planned Community. Please contact me or our traffic consultant should you have any questions or need additional information regarding the traffic impacts due to our project. Sinc rely; L /:euscon Ice President ' Savings Administration FAR WEST SAVINGS AND LOAN ASSOCIATION TRAFFIC PHASTNG PLAN * TEST OF REASONABLEMESS RESPONSES Item 1 Each project subject to the phasing requirement of Council Resolution No. 9472 shall be examined as to the extent of existing development and the amount of development remaining to be completed. The existing development on the landscaped 2. 461 acre site is a three-story office building comprising 29,925 square feet. The proposed development consists of the construction of a 16, 800 square foot, architecturally compatible, drive-up teller and office building. The maximum development of the site permits a total of 55,195 square feet. The proposed project will bring the total square footage to 46 ,725, leaving 8, 470 square feet of permissible development. Item 2 Information shall be submitted indicating the amount of traffic being generated by existing development, that projected for remain- ing development, and traffic that will exist after completion of the project. A traffic study was conducted by Basmaciyan-Darnell, Inc. (BDI) to evaluate the circulation improvement phasing of the site. The total traffic to be generated during the P14 peak period, 3:30 to 6:00 PM, is as follows : PM Peak Period In Out Existing 29, 925 of building 36 102 Proposed. 16, 800 of building 20 58 Total Traffic Generated 56 160 Analysis of the study indicates 78 additional vehicles will be added to the projected 129, 584 vehicles using the ten critical intersections during the PM peak period. This additional amount of traffic is less than 0. 01 percent of the projected traffic. Item 3 An examination shall be made of the circulation system in the vicinity of the project to determine what improvements remain to be completed, with particular consideration being given to those improvements which will directly aid in moving traffic generated by the project. The area to be examined shall extend to those intersections where traffic generated from the project increases the traffic for any leg of the intersection during the peak two and one-half hour period by 2 percent or more. it 'Plie site is bounded by MacArthur Boulevard, Bowsprit Drive and Dove Street. All roadways adjacent to tho site have previously been improved. Ten (10) critical intersections were examined for analysis under the Traffic Phasing Ordinance for this area. The attached Traffic Study summarizes the analysis for the critical intersections with the worksheets for the 2 percent traffic volume analysis included in the Appendix. Item 4 Existing traffic at those intersections shall be shown prior to making any projections. Existing traffic volumes for all critical intersections are shown in the Appendix of the Traffic Study on the 112 Percent Traffic Volume Analysis" worksheets. Item 5 The developer may include in his proposed traffic phasing plan completion of or contribution to completion of needed improvements consistent with the level of traffic generation and a reasonable proportion of the cost of these improvements. The project will not significantly impact the circulation system. The proposed project does not increase the anticipated level of traffic to be generated from the project site and analyzed in the Traffic Phasing Plan approved for Newport Place. Item 6 The developer is also to take into consideration in the preparation of his plan characteristics in the design of his development which either reduce traffic generation or guide traffic onto less impacted arterials or through intersections in the least congested directions. The location of existing driveways encourages drivers to use less congested intersections and roadways. Additional mitigation measures will be in the form of Far West Savings and Loan encouraging employees and tenants to carpool and ride the bus. Bus service will be encouraged through the display of bus route maps and schedules in the buildings. January, 1981 -2- 0 'y 8 BASMACIYAN-DARNELL, INC. D ENGINEERING AND PLANNING `transportation, Traffic, Municipal, Transit 4262 Campus Drive,Suite B-1 Newport Beach,California 92660 (714) 549.9940 December 16, 1980 Mr. Robert Borders Borders, Richmond and Associates 5030 Campus Drive Newport Beach, California 92660 Dear Mr. Borders: Subject: Traffic Phasing Plan for Far West Savings and Loan Association Project in the Emkay-Newport Place Planned Community In accordance with your authorization, Basmaciyan-Darnell, Inc. (BDI) has prepared this traffic report, summarizing our analysis of the Traffic Phasing Plan requirements for the development of 17,000 square feet of commercial office space in Professional and Business Site 4 within the Newport Place Planned Community. The analysis has been conducted in accordance with the City of Newport Beach Traffic Phasing Ordinance requirements and is consistent with the Traffic Phasing Plan for the Newport Place Planned Community approved by the Newport Beach City Council on March 21, 1979 , PROJECT DESCRIPTION Far West Savings and Loan Association proposes the development of an additional 17,000 square feet of commercial office Space on the southerly portion of the Professional and Business Offices Site 4 within the Newport Place Planned Community. Completion of the project is planned for 1981 with full occupancv in 1982. The proposed project also includes the relocation of the existing Far West Savings and Loan Association facilities on the site to the new building and the addition of a drive- thru for the Savings and Loan. The project is located on the north side of Bowsprit Drive and is bounded on the west by Dove Street, on the east by MacArthur Boulevard, and on the north by the Daon Southwest Project. Figure 1 shows the location of the project site. Professional and Business Offices Site 4 is allocated a total of 201,180 square feet of office development. The existing development on the site consists of 171,799 square foot of development, leaving 29,381 square feet for additional develop- ment. G � r-40s S.pN DIEOO P6.r w 10, 0 iy�P ,� GO O� yh �x 0 ONLY s(not to (not to scale)) O� J R 'F R o 0ti R VrNE a�E OG9,j. PROJECT SITE tGCv 40 ' R tyr ii O �O Tr R 80WSPRIT DR oR ORO R rsa0l oR a� �w �0 ,11�\ FIGURE 1 BASMACIYAN-DARNELL, INC. VICINITY MAP 4262 Campus Drive,Suite 8.1 Newport Beach,California 92660 (714)S49.9940 Mr. Robert Borders Borders, Richmond and Associates December 16 , 1980 Page Two The 8.970-acre site is divided into two parcels consisting of 6. 509 acres for Daon Southwest and 2.461 acres for Far West Savings and Loan Association. Distribution of 201,180 square feet of development to Daon Southwest and to Far West Savings and Loan Association. Based on an equal distribution of development to each parcel, Far West Savings and Loan Associa- tion would be permitted a maximum of 55,195 square feet of development (2.461 ac. s 8 .970 ac. x 201,180 sq. ft. = 55,195 sq.ft. ) . The existing Far West Savings and Loan Association development consists of 29,925 square feet, leaving 25,270 square feet of additional development. The 25,270 square feet of development is less than the remaining 29,381 square feet permitted within Professional and Business Offices Site 4. TRIP GENERATION Trip generation to/from the project site is based on current trends and similar rates used in previous studies in the City of Newport Beach. The following trip generation rates- for commercial office development was identified: Daily 13 trip ends/1,000 sq.ft. P.M. Peak Hour inbound 0. 6 trip ends/1,000 sq.ft. Outbound 1.7 trip ends/1,000 sq.ft. 2.5 Hour Peak Period Inbound 1.2 trip ends/1,000 sq.ft. Outbound 3.4 trip ends/1,000 sq.ft. Based on the above trip generation rates, the proposed develop- ment of 17,000 square feet of commercial office space will generate 221 daily vehicle trip ends, 39 (P.M. Peak Hour) trip ends and 78 (2. 5 Hour Pear Period) trip ends. Table 1 provides a summary of project-related trip generation. �I Mr. Robert Borders Borders, Richmond and Associates December 16, 1980 Page Three TABLE 1 PROJECT-RELATED TRIP GENERATION Land Use 17,000 square feet of commercial office Daily Vehicle Trip Ends 221 P.M. Peak Hour Vehicle Trip Ends Inbound 10 Outbound 29 2.5 Hour Peak Period Vehicle Trip Ends Inbound 20 Outbound 58 TRIP DISTRIBUTION AND ASSIGNMENT The geographic distribution of traffic generated by the proposed development has been estimated and is depicted on Figure 2. The distribution percentages shown on Figure 2 are for outbound traffic from the site. Inbound traffic would be the same per- centage in the opposite direction. Applying the trip generation data summarized in Table 1 to the trip distribution percentages depicted on Figure 2 will yield estimates of project-related traffic volumes at the critical intersections. Figure 3 depicts the 2.5 Hour Peak Period project-related traffic volumes. CRITICAL INTERSECTION IDENTIFICATION AND ANALYSIS The City of Newport Beach Traffic Phasing Ordinance and administrative procedures identifies by geographic area certain intersections to be evaluated that might be impacted by the proposed project. The City Traffic Engineer identified ten (10) intersections to be evaluated. The first step in this process is to conduct the 2% Traffic Volume Analysis, utilizing the forms provided by the City. The 2% Traffic Volume Analysis includes existing traffic, regional growth and approved projects traffic. The ten (10) intersections tested are as follows and are depicted on Figure 3: 8 \D1 _ Z�405 s,� °taco F:� it w • 00 F 7 coy A o hh 20% N 04 SCRLNAElTic ONLY (not to scale) f35+ 4' 5% 30% 10% p$ Gcn c 'f° Oti4• � 2$ 5$ li C�r1i 4E J'u^ Gar PROJECT to ,1O 'v',Ps rye SITE O 40 3$ �o A 90WSPRIT OR �c�P sro ° csa 10% °R g° LEGEND 5£14, xx$ Trip Distribution 10% To/From Project Site Critical Intersections \D\, FIGURE 2 PROJECT-RELATED BASMACIYAN-DARNELL, INC. TRIP DISTRIBUTION 4262 Campus Drive,Suht&1 Ndwpert Such,California 92660 (714)$49.9540 19 - I-40s S . � OIEGO cam, a r� Syr y o e GO yy Gp 2P 4 N y 2 SCHCMATIC ONLY yJ t foot to !Cale) G ' 12 02 d CO 4 o �2 c� 0� 6 9 p ~ �26� (� �9 2RC YE T�v� pGI PROJECT thee Z° r� l� 4 SITE �26 �Sa t:. G 40 A 0 is sr II 9 d,Q BOWSPRIT OR o� f 2 0 R O °�p B0 � �yTo� 17 3 P o eT 2 °R et 3 1 0 4 �0 LEGEND o�`�' L xx 2. 5 Hr. Peak Period Traffic Volume • Critical Intersections N FIGURE 3 2. 5 HOUR PEAK PERIOD BASMACIYAN-DARNELL, INC. PROJECT-RELATED TRAFFIC VOLUMES 4262 Campus Drive,Suita 5•1 Newport Beach.California 92660 (714)549.9940 Mr. Robert Borders Borders, Richmond and Assdbiates December 16, 1980 Page Four Bristol Street North at Campus Drive Birch Street Jamboree Road Bristol Street at Campus Drive/Irvine Avenue Jamboree Road Jamboree Road at MacArthur Boulevard Campus Drive MacArthur Boulevard at Campus Drive Irvine Avenue at Mesa Drive University Drive The results of this analysis are contained on the worksheets in the Appendix of this letter report. A review of the work- sheets shows that project-related traffic during the 2. 5 Hour Peak Period does not exceed 2% of existing plus regional growth plus approved project's traffic at each of the ten (10) critical intersections. CONCLUSION The analysis shows that all of the ten (10) critical inter- sections identified will experience traffic volumes less than 2% on each approach to the intersection. Therefore, it can be concluded that additional analysis of the critical intersec- tions is not required, and the requirements of the Traffic Phasing Ordinance have been met and the project can be approved. Please call me if you have any questions. Sincerely, BASMACIYAN-DARNELL, INC. W11E. nell, P.E. BED:el Attachments APPENDIX 2% TRAFFIC VOLUME ANALYSIS WORKSHEETS e z2 • � � . 2% Traffic Volume Analysis Intersection Ir 'n age ve rive (Existing Traffic Volumes ased on Avera Winter/ prang 19SJ lADDroach Existing Peak 24 Hour Approved Projected 21 of Projected Project Glrection j Peak 2y Hour Regional Projects Peak 2y Hour Peak Zh Hour Peak 2h Hour- Volume Growth Peak 24 Hour Volume Volume Volume Volm Voluuee 'Northbound 1951 9 365 2325 47 2 ISouthbound, ; 4348 21 202 4571 91 8 i lastbound stbound 133 0 240 373 7 0 © Project Traffic is estimated to be less than 2% of Projected Peak 2h Hour Traffic Volume ❑ Project Traffic is estimated to be greater than 2% of Projected Peak 2h, Hour Traffic Volume, Intersection Capacity Utilization (I.C.U.) Analysis is required. FAR WEST SAVINGS AND LOAN ASSOCIATION PATE: 12-16-80 nnn.lFrT- z3 2% Traffic Volume Analysis Intersection Irvine Avenue/Mesa Drive (Existing Traffic Volumes based on Average Winter/Spring 1980)- �Appreach Existing Peak 21 Hour Approved Projected 2% of Projected Project Direction i Peak 2h Hour Regional Projects Peak 24 Hour Peak 2y Hour Peak 2h Hour• I Volume Growth Peak 2h Hour Volume Volume Volume , iVolume Volume _ 'Northbound 1832 9 352 2193 44 3 Isouthbound 2149 11 202 2362 4 (Eastbound 833 0 0 833 17 1 i I ; westbound I 427 0 0 427 9 0 rM Project Traffic is estimated to be less than 2% of Projected Peak 22 Hour Traffic Volume ❑ Project Traffic is estimated to be greater than 2% of Projected Peak 2h Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. PAR WEST SAVINGS AND LOAN ASSOCIATION DATE* 12-16-80 PROJECT: --- 2% Traffic Volume Analysis intersection Bristol St. (N)/Campus Drive (Existing Traffic Volumes based on Average 4llnter/Spring 1980) !Approach ' Exittlyg Peak 2h Hour Approved •Projected 2X of Projected Project Direction ?ee* 2 Pour Re Tonal Projects Peak 211 Hour Peak 2y Hour Peak 2 Growth Peak 2y Hour Volume y Hour Yolure yoL 2 I. Volume Volume tNorthbound 2644 ' 111 780 3545 71 0 1 southEound 3552 149 1150 4851 97 0 i �Easthound 0 0 0 0 0 0 estbound 9636 I 208 22T9 12,116 242 26 [jX Project Traffic is estimated to be less than 2% of Projected Peak 2; Hour Traffic Volume ❑ Project Traffic is estimated to.-be greater than 2� of Projected Peak 2; Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. FAR WEST SAVINGS AND LOAN AWOCIATION DATE: 12-16-80 PROJECT: FORM I V. Traffic Volume Analysis intersection Bristol St. M/Biz> h St. (Existing Traffic Volumes based on Average L�linter/Spring 1980) (Approach ' =:::t'rg Peak 2k Hour Approved Projected 2% of Projected Project : iDireetton �e:r. 2� dour ; Regional Projects Peak 2' Hour Peak 2y Hour Peak 211 Hour+ 1 7c;:me Growtr• Peak 2� Hour Volume Volume Volume , Yol•_zz Volume Northbound • 904 , 0 232 1136 22 9 i I outhbound 2729 0 552 3301 66 0 ; 2astbound 0 0 1 0 1 0 10 0 IMestbound i 7220 156 1946 9322 186 26 Project Traffic is estimated to be less than 2% of Projected Peak 22 Hour Traffic Volume ❑ Project Traffic is estimated to be greater than 2% of Projected Peak 22 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis 'is required. FAR WEST SAVINGS AND LOAN ASSOCIATION DATE: 12-16-80 PROJECT: ���• - r 2% Traffic Volume Analysis ` intersection Bristol St. (N)/Jamboree Road (Existing Traffic Volumes based on Average Winter/Spring 19'80) �Approach ` rY•i:!^g Peak 211 Hour Approved $Projected 2% of Projected Project olrectlod ;ett hS dour I Re;tonal Projects Peak 2h Hour Peak 2y,Hour Peak 2y Hour' I .o:xe Growth Peak 24 Hour Volume Volume Volume I— Volume volume .. t Northcoand o131 15 2170 8317 166 1 1 15outhbound 3003 7 655 3665 73 3 itastbound 0 0 0 0 0 t f i #estboune 1600 35 401 2 41 0 0% ' Project Traffic is estimated to be less than 2% of Projected Peak 2k Hour Traffic Volume ❑ Project Traffic is estimated to be greater than 2% of Projected Peak 2i Hour Traffic Volume.. Intersection Capacity Utilization (I.C.U.) Analysis is required. FAR WEST SAVINGS AND LOAN ASSOCIATION DATE: 12-16-80 PROJECT: FORM I 27 • • 2% Traffic Volume Analysis Intersection Bristol St./Campus Or.-Irvine Ave. (Exis�ing Traffic Volumes based on Average 4linter/Spring 1980) Approach ' _rls cirq Peak 21s Hour Approved Projected Tur _P1eak'2J'1r&ou cted Peakect iDirection :e:� 2y Hour i Regional Projects Peak 2y H rPeak 2�yHoura GroNtb Peak 2y Hour Volumeme Volume 1'ol= Volume Northbound 1774 I 43 352 2169 43 4 1 outhbound 2808 I 118 204 3128 63 0 IIEastbound 6581 142 1656 8379 168 6 4estbound 1 0 0 1 0 0 1 0 0 ® Project Traffic is estimated to be less than 2% of Projected Peak 22 Hour Traffic Volume ❑ Project Traffic is estimated to-be greater than 2% of Projected Peak 22 Hour Traffic Volume, Intersection Capacity Utilization (I.C.U. ) Analysis -is required. FAR WEST SAVINGS AND _LOAN ASSOCIATION _ OAjF,,;_12 16 80 PROJECT: FORM I 26 . • • �` 2% Traffic Volume Analysis Intersection Bristol St./Jamboree .Road (Existing Traffic Volumes based on Average Winter/spring 1980) Approach critti••g i Peak 24 Hour Approved Projected 2t of Projected Project Direction 0eta 2's dour Regional Projects Peak 2$ Hour Peak 21s Hour Peak 2% Hour' ehl.ee Growth Peak 2h Hour Volume Volume Volume Vol:me Volume i I ' 5614 'Northbound 13 2114 7741 155 1 f I isouthbound 2063 5 428 2496 50 3 Eastbound 4862 105 964 5931 119 0 i lestbound _ 0 0 0 0 0 ® Project Traffic is estimated to be less than 2% of Projected Peak 2h Hour Traffic Volume [� Project Traffic i,s estimated to'Ti greatWr_ than 2% of Projected Peak 2k Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) 'Analysis is required. FAR WEST• SAVINGS AND LOAN;ASSOCIATION DATE: 12-16-80 PROJECT: FORM I � q 20% Traffic Volume Analysis Intersection MacArthur Blvd./Jamboree Road (Existing Traffic Volumes based on Average Winter/Spring- 1980) Approach ' =xlsting Peak 2� Hour Approved Projected a of Projected Project Direction Peat Zy Hour ( Regional Projects Peak 215 Hour Peak 2y Hour Peak 2h Hour- I Vdlu:.e � Growth Peak 21s Hour Volume Volume Volume i Yb7�-a• Volume 'Northbound 1259 I 8 629 1896 38 4 northbound 2887 7 779 3673 73 _ 17 i Eastbound j 2340 6 626 2972 59 1 I 2751 estbound 17 572 3340 67 3 ® Project Traffic is estimated to be less than 2.% of Projected Peak 22 Hour Traffic Volume _ Project Traffic is estimated to be greater than Z of Projected Peak 2; Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis 'is required. FAR WEST SAVINGS AND LOAN ASSOCIATION DATE: 12—L6-80 PROJECT: 30, Z Traffic Volume Analysis Intersection MacArthur All Drive (Existing Traffic Volumes based on Average Winter/Spring 1980) iApproach ' Ex Is Ling Peak 2mt Hour AparoveA Projected 2: of Projected Project •• 101rection ofek 2h Hour 4e9ional Projects Peak 2h Hour Peak 2y Hour Peak 2y Heur- tolue I Growth Peak 2y Hour Volume Volume Volume Volume volume 'Northbound 2921 I 7 1869 4797 96 12 1 �southbound 2,738 7 789 3534 71 I 4 , �Eutcound ; 2043 86 228 2357 47 0 Westbound 2469 104 378 2951 59 0 4 Project Traffic is estimated to be less than 2% of Projected Peak 2: Hour Traffic Volume _ ❑ Project Traffic is estimated to be greater than 2% of Projected Peak 2h Hour Traffic Volume. Intersection' Capacity Utilization (I.C.U.) Analysis is required. FAR WEST SAVINGS AND LOAN ASSOCIATION DATE; 12-16-80 PROJECT: 2% Traffic Volume Analysis Intersection Jamboree Road/Campus Drive (Existing Traffic Volumes based on Average Winter/Spring 1980) (Approach Existing Peak 2h Hour Approved Projected 2% of Projected Project Direction j Peak 2h Hour Regional Projects Peak 24 Hour Peak 21s Hour Peak 2h Hour, I Volume Growth Peak 2y Hour Volume Volume Volume , Volume Volume 'Northbound I 2944 18 1165 4127 83 9 ISouthbound ; 2773 17 606 3396 68 2 Eastbound 2015 85 481 2581 52 0 estbound 1802 76 96 1974 39 1 D Project Traffic is estimated to be less than 2% of Projected Peak 22 Hour Traffic Volume ❑ Project Traffic is estimated to be greater than 2% of Projected Peak 22 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. FAR WEST SAVINGS AND LOAN ASSOCIATION DATE: 12-16-80 PROJECT: .. . S NEGATIVE DECLARATION! • r . TO: Secretary for Resources FROM: Planning Department 1400 Tenth Street City of Newport Beach Sacramento, CA 95814 3300 Newport Boulevard Clerk of the Board of Newport Beach, CA 92663 x Supervisors P. 0. Box 687 Santa Ana, CA 92702 NAME OF PROJECT: AMENDMENT NO. 2 to the NEWPORT PLACE TRAFFIC PHASING PLqN PROJECT LOCATION: 4001 MacArthur Blvd. , Newport Place Planned Comm. , Newpoh PROJECT DESCRIPTION: The proposed project consists of a 17,000 square foot expansion to an existing office building in the Newport Place Planned Community. FINDING: Pursuant to the provisions of City Council Policy K-3 pertaining to Procedures and guidelines to implement the California .Environmental Quality Act, the Environmental Affairs Committee has evaluated the proposed project and determined' that the proposed project will not have a significant effect on the environment. MITIGATION MEASURES: See Attached INITIAL STUDY PREPARED BY: City of Newport Beach INITIAL STUDY AVAILABLE FOR REVIEW AT: 3300 Newport Boulevard, Newport Beach, CA DATE RECEIVED FOR FILING: Fred Talarico Env ironmental Coordinator Date: 1 /5/81 �3 MITIGATION MEASURES 1 . The following disclosure statement of the City of Newport Beach 's policy regarding the Orange County Airport should be included in all leases or sub-leases for space inthe project and shall be in- cluded i-n any Covenants , Conditions , and Restrictions which may be recorded against the property . Disclosure Statement The Lessee herein , his heirs , successors and assigns acknowledge that : a) The Orange County Airport may not be able to provide adequate air service for business establishments which rely on such services ; b) When an alternate air facility is available, a complete phase out of jet service may occur at the Orange County Airport. c) The City of Newport Beach may continue to oppose additional com- mercial air service expansions at the Orange County Airport; 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 air service at the Orange County Airport. 2. The on-site parking will be provided in accordance with the Newport Beach Municipal Code . 3. Should any resources be uncovered during construction , that a quali- fied archaeologist or paleontologist evaluate the site prior to com- pletion of construction activities , and in accordance with City Policies K-6 & K-7. 4. Final design of the project should provide for the incorporation of water-saving devices for project lavatories and other water-using facilities . 5. The final design of the project should provide for the sorting of recyclable material from other solid waste . 6. The applicants should provide for weekly vacuum sweeping of all paved parking areas and drives . 7. A landscape and irrigation plan for the project shall be prepared by a licensed landscape architect which evaluates the existing and proposed changes thereto . 8. The landscape plan should be subject to the review of the Parks , Beaches , and Recreation Department and approval of the Planning Dept. v 9. The landscape plan should include a maintenance program which con- trols the use of fertilizers and pesticides . 10. The landscape plan should place heavy emphasis on the use of drought- resistant native vegetation and be irrigated via a system designed to avoid surface runoff and over-watering . 11 . The landscape plan of the existing Far West Savings & Loan Buildings shall be reviewed by a licensed landscape architect. The existing landscape program shall be modified to include the concerns of the measures expressed above to the maximum extent practicable that can maintain the character of the existing landscape program. Any change(s ) in said existing program as a result of this review shall be phase and incorporated as a portion of existing landscape maintenance. 12. Development of the site should be subject to a grading permit to be approved by the Building and Planning Departments . 13. That a grading plan if required should include a complete plan for temporary and permanent drainage facilities , to minimize any poten- tial impacts from silt, debris , and other water pollutants . 14. The grading permit shall inclued, if required, a descripti-on of haul routes, access points to the site and a watering and sweeping program designed to minimize impacts of haul operations . 1.5. An erosion and dust control plan, if required , should be submitted and be subject to the approval of the Building Department. 16. That an erosion and siltation control plan , if required, be approved by the California Regional Water Quality Control Board - Santa Ana Region, and the plan be submitted to said Board ten days prior to any construction, activities . 17. The project should be so designed to eliminate light and glare spill- age on adjacrny uses . A COMMISSIONERS ruary 5 , 1981 MINUTES C Cx i. 3 co = City of Newport Beach ROLL CALL INDEX 1r. Otey stated that the traffic report was pre- pa�red under the same guidelines as all other traffic reports have been prepared . He stated thatNit would be unfair to single out this one traf,ffc study, to find fault with the City ' s own criteria . He also stated that they would be withdrawing this item, i,f the ,Commission did not vote upon it, or i-F they were required to do another traffic study. Amendment X Ame'ndment was made to Commissioner Beek ' s motion that this item a continued to the meeting of February 19 , 19-81 , in order to obtain the re- quested Informati n from either the applicant, or from the staff `in cooperation with the applicant. - Commissioner Balalis asked Mr. Webb if this in- formation could be obtaiTed in two weeks . Mr. Webb stated that an ICU count can be conducted for the morning hours at t is intersection with no problem. He stated that\the difficulty will be in readjustments for the committed developments , which were analyzed in the evlpping peak hours . H stated that he can report back �to the Commission in two weeks , as to when this inNormation can be made available . Commissioner Beek suggested that Mr. Webb report back to the Commission with the infortion as to whether the ICU is higher or lowerl t the A.M . or the P .M. hours at these intersections. Mr. Webb stated that this i-nformation can be obtained in two weeks . Chairman Haidinger concurred . Acceptance X , Commissioner Beek accepted the amendment to his All Ayes X * X XX X X motion by Commissioner Balalis . Amended motion was now voted on , which AMENDED MOTION CARRIED. Request to permit the construction of a 17 ,000 Item #6 sq . ft. of additional office space with as.soci - ated .parking , 'landscape-ng , and other facilities NEWPORT in conju.nction therewith . Said application also PLACE includes the acceptance of an Environmental TRAFFIC Document. PHASING PLAN LOCATION: Parcel 1 of Parcel Map 63-27, AMENDMENT (Resubdivision No . 458) , located N0 . 2 -13- n COMMISSIONERS1 Oruary 5, 1981 MINUTES t 5 U I City of Newport Beach ROLL CALL INDEX at 4101 MacArthur Boulevard on the APPROVED northwesterly corner of MacArthur CONDI- Boulevard and Bowsprit Drive , in TIONALLY the Newport Place Planning Community. -ZONE: P-C APPLICANT: Far West Savings and Loan Associatio , Newport Beach OWNER: Same as applicant The public hearing opened in connection with this item -and Mr. Robert Borders , the architect repre- senting Far West Savings , appeared before the Commission. Mr. Borders requested approval of the Newport Place Traffic Phasing Plan Amendment No. 2. He stated that Mr. Bill Darnell , who prepared the traffic report, was also present at tonight ' s meeting to answer any questions the Commission may have. In response to a question posed by Commissioner Allen , Mr. Fred Talarico , Environmental Coordin- ator, stated that the 8, 740 square feet would be subject to further traffic phasing plans , which could only be developed on this site or the Daon site . Planning Director Hewicker stated that the 17,000 square feet of additional office space has already been approved as part of the Planned Community. Commissioner Thomas stated that by breaking down the traffic phasing plans in smaller increments , , the chances are better that the impact will be under the one percent criteria . Planning Director Hewicker stated that this may be true in some cases , but 'does not apply in this parti- cular case. In response to a question posed by Chairman Haidinger, Mr. Talarico stated that all of the traffic phasing plans for vested projects utilize a two percent analysis , as was directed by the City Council for the test of reasonableness . -14- COMMISSIONERS1 0bruary 5, 1981 . MINUTES x y y City of Newport Beach ROLL CALL INDEX Motion X Motion was made to approve the Newport Place Traffic Phasing Plan Amendment No . 2 with the findings and conditions of Exhibit "A" of the staff report. Commissioner Allen asked if the 8,740 square feet can be deleted in any Way. Planning Director Hewicker stated that it would take an amendment to the Planned Community to delete this . Ayes X X X Motion by Commissioner Cokas was now voted on , Noes X Y X which MOTION FAILED. Absent Mr. Borders' stated that they do not plan on any structural modifications for future expansion of the site . He stated that they would be willing to accept a condition of approval , that there would be no additions made to the property. Planning Director Hewicker asked Mr. Burnham,' legal counsel , if a condition of this nature would apply to any future owner of the property. Mr. Burnham stated that this -condition would apply, until it is challenged. Motion X Motion was made for approval of this item with the findings and conditions and Exhibit "A" of the staff report, and the additional condition , that no further development on the site , beyond • that which exists and 17,000 square feet shall occur. Mr. Burnham asked Commissioner Allen if her intent is to condition this upon a•n agreement between the City and the applicant. Commissioner Allen concurred. Mr. Bill Darnell , who prepared the traffic report, stated that the applicant agrees to not oppose any future Planned Community text amendments which would resolve these concerns . He stated that the City can then initiate the amendment to the P-C text. Mr. Burnham concurred with this course of action. -15- IWbruary 5 , 1981 • COMMISSIONERS � MINUTES d 5 �� (my� ( it of Newport Beach N 7C N 7 City y ROLL CALL INDEX All Ayes X * X X YX X Motion for approval by Commissioner Allen, was now voted on , which MOTION CARRIED as follows : Environmental Document: FINDINGS: 1 . That an Initial Study and Negative Declara- tion have been prepared -in compliance with the California Environmental Quality Act and that their contents have been considered in the decisions on this project. 2. That based upon the information contained in the environmental document , the proposed pro- ject will not have a significant environmental impact, the project subject to the conditions listed below incorporates sufficient miti - gation measures so that any presently anti- cipated negative environmental effects of the project would be eliminated. Traffic Phasing Plan : FINDINGS : 1 . That environmental documentation on this pro- posed project has been prepared in compliance with the California Environmental Quality Act and City Policy K-3 and that its contents have been considered in decisions on this project. 2. That the Phasing Plan is consistent with the Newport Beach General Plan and the Planned Community Development Plan for Newport Place. 3. That based on the Phasing Plan and supporting information submitted therewith , there is a reasonable correlation between projected traffic at time of completion and the capacit of affected intersections . 4. That the applicant has taken into considerate n in the preparation of his plan characteristic in the design of his development which either reduce traffic generation or guide traffic onto less impact arterials or through inter- sections in the least congested direction. -16- A COMMISSIONERS Gruary 5 , 1981 . MINUTES B y City of Newport Beach ROLL CALL INDEX CONDITIONS: 1 . That occupancy of the proposed 17 ,000 sq . ft. shall not occur prior to 1982 . 2. That a maximum of 17 ,000 sq . ft. of develop- ment be permitted on this site by this approval and that any additional be subject to further Phasing Plan Amendments . 3. The following disclosure statement of the City of Newport Beach ' s policy regarding the Orange County 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 the property. Disclosure Statement The Lessee herein , his heirs , successors and assigns acknowledge that: a) The Orange County Airport may not be able to provide adequate air service for business establishments which rely on such services ; b) When an alternate air facility is available, a complete phase out of jet service may occur at the Orange County Airport. c) The City of Newport Beach may continue to oppose additional commercial air service expansions at the Orange County Airport; c) 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 iar service at the Orange County Airport. 4. All development shall be done in accordance with City Policies K-6 and K-7 . 5. Final design of the project shall provide for the incorporation of water-saving devices for project lavatories and other water-using facilities . -17- COMMISSIONERS Ob r u a ry 5 , 1981 . MINUTES N City of Newport Beach ROLL CALL INDEX 6. The final design of the project shall provid for the sorting of recyclable material from solid waste . 7. The applicants shall provide for weekly vaccum sweeping of all paved parking areas and drives . 8. A landscape and irrigation plan for the project shall be prepared by a licensed landscape architect which evaluates the existing landscape and only proposed changes thereto . 9 . The landscape plan shall be subject to the review of the Parks , Beaches and Recreation Department and approval of the Planning Department. 10 . Tha landscape plan shall include a maintenance program which controls the use of fertilizer and pesticides . 11 . The landscape plan shall place heavy emphasis on the use of drought-resistant native vege- tation and be irrigated via a system designe to avoid surface runoff a.nd over-watering . 12. The landscape plan of the existing far West Savings and Loan Buildings shall be reviewed by a licensed landscape architect. The existing landscape program shall be modified to include the concerns of the measures ex- pressed above to the maximum extent practica le that can maintain the character of the existing landscape program. Any change (s ) in said existing program as a result of this review shall be phased and incorporated as a portion of existing landscape maintenance . 13. Development of the site shall be subject to a grading permit to be approved by the Building and Planning Departments . 14. That a grading plan shall include a complete plan for temporary and permanent drainage facilities , to minimize any potential impact from silt, debris , and other water pollutant! . -18- COMMISSIONERS 1webruary 5, 1981 • MINUTES City of New ort Beach ROLL CALL INDEX 15. The grading permit shall include if required a description of haul routes , access points to the site and a watering and sweeping program designed 'to minimize impacts of haul operations . 16 . An erosion and dust control plan, if re- quired, shall be subject to the approval of the Building Department. 17. That an erosion and siltation control plan, if required, be submitted tp the California Regional Water Quality Control Board - Santa Ana Region. 18. The project shall be so designed to eliminat light and glare spillage on adjacent uses . 19. That no further development shall occur on the site beyond that which exists and the approved 17,000 sq . ft. of additional office space. Re est to permit a drive-up teller facility in Item #7 conj ction with the Far West Savings and Loan Office Building expansion, located in the Newport • USE PERMIT Place P nned Community. A modification to the N�9� Newport P ace Development Plan is also requested so as to r uce the on-site parking requirement AND from one par ing space per 225 sq . ft. to one A MOD'IFI- parking space Ner 250 sq. ft. of "Net Floor Area" CATION and the use of mpact car parking spaces in REQUEST conjunction with a proposed expansion. LOCATION: Parcel of Parcel Map 6327 , (Re- Continued subdivis, n No . 458) , located at to Febru- 4101 MacAr, tiur Boulevard on the ar.y 19 , northwesterl corner of MacArthur 1981 Boulevard ands'qowspri t Drive, in the Newport Pla-be Planned Community. ZONE: P-C APPLICANT: Far West Savings\andoan Association Newport Beach OWNER: Same as applicant -19- k Planning Commission Meeting January 22 , 1981 Agenda Item - No . 9 CITY OF NEWPORT BEACH TO: Planning Commission FROM': Planning Department SUBJECT: Newport Place Traffic Phasing Plan Amendment No . 2 'Public Hearin Request to permit the construction of 17 ,000 sq .ft. of additional office space with assoicated parking, landscaping, and other facilities in conjunction therewith .- Said application also includes the acceptance of an environmental document. LOCATION : Parcel 1 of Parcel Map 26-27 (Resubdivision No . 458) , located at 4001 MacArthur Boulevard on the northwest- erly corner of MacArthur Boulevard and Bowspirit Drive , in the Newport Place Planned Community. ZONE: P-C APPLICANT: Far West Savings and Loan Association , Newport Beach OWNER: Same as applicant The staff with the concurrence of the applicant requests that this item be continued to the Planning Commission meeting of February 5 , 1981 . The applicant has requested the appro.vai of a use permit on this site which is scheduled for the February 5 , 1981 meeting agenda . The use permit requests the approval of a drive-up teller facility in conjunction with the relocation of the present bank to a new location on the site , a modification to the parking, require- ments to allow compact spaces and waiving a portion of the parking requirement. Respectfully submitted , PLANNING DEPARTMENT JAMES D . HEWICKER, DIRECTOR By �ez Fr Talarico , Environmental Coordinator FT/tk \D1 BASMACIYAN-DARNELL, INC. ENGINEERrNG AND PLAT NFNG Transportation, Traffic, Municipal, Transit 4262 Campus Drive,Suite B-1 Newport Beach, California 92660 (714) 549.9940 December 16 , 1980 RECEIVED PlannirL,j Mr. Robert Borders « r'W-Wtmont Borders, Richmond and Associates DEC 19 1980,t:'. 5030 Campus Drive Caro 5 Newport Beach, California 92660 NPOF'1's;:90i1 Dear Mr. Borders: Plan for Far West Savin sW"and Loan Subject: Traffic Phasing g Association Project in the Emkay-Newport Place Planned Community In accordance .with your authorization, Basmaciyan-Darnell, Inc. (BDI) has prepared this traffic report, summarizing our analysis of the Traffic Phasing Plan requirements for the development of 17, 000 square feet of commercial office space in Professional and Business Site 4 within the Newport Place Planned Community. The analysis has been conducted in accordance with the City of Newport Beach Traffic Phasing Ordinance requirements and is consistent with the Traffic Phasing Plan for the Newport Place Planned Community approved by the Newport Beach City Council on March 21, 1979 . PROJECT DESCRIPTION Far West Savings and Loan Association proposes the development of an additional 17 , 000 square feet of commercial office space on the southerly portion of the Professional and Business Offices Site 4 within the Newport Place Planned Community. Completion of the project is planned for 1981 with full occupancy in 1982 . The proposed project also includes the relocation of the existing_ Far West Savings and Loan Association facilities on the site to the new building and the addition of a drive- thru for the Savings and Loan. The project is located on the north side of Bowsprit Drive and is bounded on the west by Dove Street, on the east by MacArthur Boulevard, and on the north by the Daon Southwest Project. Figure 1 shows the location of the project site. Professional and Business Offices Site 4 is allocated a total of 201, 180 square feet of office development. The existing development on the site consists of 171,799 square foot of development, leaving 29 , 381 square feet for additional develop- ment. I-40S g � DIEGO FNy T � 10, 10, � I �y o� yy r 4�w a N SCRS.N ONLY to q y (not to scale) O$ a i � 4G�yF oo� C O I VINE ?.`� pG� PROJECT m SITE .. C 4OQ O.Q S BOWSPRIT DR QCL a0r �o h� FIGURE 1 BASMACIYAN•DARNELL, INC. VICINITY MAP 4262 Campus Drive,Suits 9-1 Newport Beach,California 92660 (714)549.9940 ti r • Mr. Robert Borders Borders, Richmond and Associates December 16 , 1980 Page Two The 8.970-acre site is divided into two parcels consisting of 6 .509 acres for Daon Southwest and 2. 461 acres for Far West Savings and Loan Association. Distribution of 201, 180 square feet of development to Daon Southwest and to Far West Savings and Loan Association. Based on an equal distribution of development to each parcel, Far West Savings and Loan Associa- tion would be permitted a maximum of 55 , 195 .square feet of development (2 . 461 ac. - 8. 970 ac. x 201,180 sq.ft. = 55,195 sq.ft. ) . The existing Far West Savings and Loan Association development consists of 29 , 925 square feet, leaving 25 ,270 square feet of additional development. The 25,270 square feet of development is less than the remaining 29,381 square feet permitted within Professional and Business Offices Site 4. TRIP GENERATION Trip generation to/from the project site is based on current trends and similar rates used in previous studies in the City of Newport Beach. The following trip generation rates for commercial office development was identified: Daily 13 trip ends/1, 000 sq- ft. P.M. Peak Hour Inbound 0 . 6 trip ends/1,000 sq. ft. Outbound 1. 7 trip ends/1, 000 sq. ft. 2. 5 Hour Peak Period Inbound 1.2 trip ends/1, 000 sq.ft. Outbound 3.4 trip ends/1, 000 sq.ft. Based on the above trip generation rates , the proposed develop- ment of 17 , 000 square feet of commercial office space will generate 221 daily vehicle trip ends, 39 (P.M. Peak Hour) trip ends and 78 (2. 5 Hour Peak Period) trip ends. Table 1 provides a summary of project-related trip generation. \D1 • Mr. Robert Borders Borders, Richmond and Associates December 16 , 1980 Page Three TABLE 1 PROJECT-RELATED TRIP GENERATION Land Use 17 , 000 square feet of commercial office Daily Vehicle Trip Ends 221 P.M. Peak Hour Vehicle Trip Ends Inbound 10 Outbound 29 2 . 5 Hour Peak Period Vehicle Trip Ends Inbound 20 Outbound 58 TRIP DISTRIBUTION AND ASSIGNMENT The geographic distribution of traffic generated by the proposed development has been estimated and is depicted on Figure 2. The distribution percentages shown on Figure 2 are for outbound traffic from the site. Inbound traffic would -be the same per- centage in the opposite direction. Applying the trip generation data summarized in Table i to the trip distribution percentages depicted on Figure 2 will yield estimates of project-related traffic volumes at the critical intersections. Figure 3 depicts the 2. 5 Hour Peak Period project-related traffic volumes. CRITICAL INTERSECTION IDENTIFICATION AND ANALYSIS The City of Newport Beach Traffic Phasing Ordinance and administrative procedures identifies by geographic area certain intersections to be evaluated that might be impacted by the proposed project. The City Traffic Engineer identified ten (10) intersections to be evaluated. The first step in this process is to conduct the 2% Traffic Volume Analysis, utilizing the forms provided by the City. The 2% Traffic Volume Analysis includes existing traffic, regional growth and approved projects traffic. The ten (10) intersections tested are as follows and are depicted on Figure 3: \D1 X�405 S AU DIcGo P, co w 4 5 9q Go�Qc O 9� 20% SCHEMATIC ONLY (not to scale) GqS� ,00 5% 30% 10% SSA ESQ. 'P • 2% � 5% rA IRVI*lE avv P _fv G9,r. PROJECT N gO SITE :•:• e 4O S 3% O•P 9 '•o� BOWSPRIT DR R ,cy''yp tsaoo O� 10% �v �0 5% LEGEND 5� 10% xx% Trip Distribution To/From Project Site Critical Intersections FIGURE 2 PROJECT-RELATED BASMACiYAN-OARNELL, INC. TRIP DISTRIBUTION 4262 Campos Drive,Suitt 8-1 Newport Brach,California 92660 (714)549.9940 r-aos SAN pIEGO Wr t� w •e„ �y Y GO��P� ay r 4Fw m 4 N c4 0 0 S` SCHEMATIC ONLY O� (not to scale) O '12 O} a yF oo �2 C Q 6 ti ft 0 9 9' a26� � IRVINE a�1v� AGE PROJECT Wee O '�}�, �.'► 4 j'Z SITE t:: C 4V cPy �26 s? r 8 f 0• 9�t 0�$ BOWSPRIT DR r 0 �c S�0 1 3 �31 0 4 y1� �0 LEGEND ogsw 1 xx 2. 5 Hr. Peak Period 5� Traffic Volume • Critical Intersections FIGURE 3 2. 5 HOUR PEAK PERIOD BASMACIYAN-DARNELL, INC. PROJECT-RELATED TRAFFIC VOLUMES 4262 Campus Drive,Suite B-1 Newport Beach,California 92660 (714)549.9940 Mr. Robert Borders Borders, Richmond and Associates December 16 , 1980 Page Four Bristol Street North at Campus Drive Birch Street Jamboree Road Bristol Street at Campus Drive/Irvine Avenue Jamboree Road Jamboree Road at MacArthur Boulevard Campus Drive MacArthur Boulevard at Campus Drive Irvine Avenue at Mesa Drive University Drive The results of this analysis are contained on the worksheets in the Appendix of this letter report. A review of the work- sheets shows that project-rel.ated traffic during the 2 . 5 Hour Peak Period does not exceed 2% of existing plus regional growth plus approved project' s traffic at each of the ten (10) critical intersections. CONCLUSION The analysis shows that all of the ten (10) critical inter- sections identified will experience traffic volumes less than 2% on each approach to the intersection. Therefore, it can be concluded that additional analysis of the critical intersec- tions is not required, and the requirements of the _Traffic Phasing Ordinance have been met and the project can be approved. Please call me if you have any questions. Sincerely, BASMACIYAN-DARNELL, INC. M �. GM Bill E. Danell, P.E. BED:el Attachments \D1 APPENDIX 2% TRAFFIC VOLUME ANALYSIS WORKSHEETS 2% Traffic Volume Analysis Intersection Irvine Avenue/University Drive (Existing Traffic Volumes based on Average Winter/ pring 198c11 Approach Existing Peak 2y Hour Approved Projected 2s of Projected Project �Direction Peak 2k Hour Regional Projects Peak 2k Heur Peak 2�S Hour Peak 2y Hours Volume Growth Peak 2� Hour Volume Volume Volume Volume Volume (Northbound I 1951 9 365 2325 47 2 �southbound ; 4348 21 202 4571 91 8 lEastbound 735 0 34 769 15 1 (� estboune 133 0 12 4 0 373 7 0 i ® Project Traffic is estimated to be less than 2% of Projected Peak 22 Hour Traffic Volume ❑ Project Traffic is estimated to be greater than 2% of Projected Peak 22 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. FAR WEST SAVINGS AND LOAN ASSOCIATION DATE: 12-16-80 _.. Don.1FrT• - _— __-------- 2% Traffic Volume Analysis Intersection Irvine avenue'Mesa Drive (Existing Traffic Volumes based on. Average Winter/Spring 1980)- Approach Existing Peak 2h Hour Approved Projected 2% of Projected Project Direction Peak 2h Hour Regional Projects Peak 2h Hour Peak 2h Hour Peak 2h Hour; I Volume Growth Peak 2h Hour Volume Volume Volume i Volume volume 1Northbound 1832 9 352 2193 44 3 Southbound ; 2149 11 202 2362 47 lastbound 833 0 0 833 17 1 1' estbound 4 2 7 0 0 427 9 0 o Project Traffic is estimated to be less than 2% of Projected Peak 231 Hour Traffic Volume ❑ Project Traffic is estimated to be greater than 2% of Projected Peak 22 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. FAR WEST SAVINGS AND LOAN ASSOCIATION DATE: 12-16-80 __1PAOJFCS- 0 2% Traffic Volume Analysis intersection Bristol St. (N)/Campus Drive (Existing Traffic Volumes based on Average Winter/Spring 1930) lApproach ' E,c:sting Peak 2k Hour Approved f Projected 2; of Projected Project Direction ?e_k 21y Hour Regional Projects Peak 2h Hour Peak 2y Hour Peak 21s Hour' 7oiu;.e Growth Peak 2u, Hour Volume Volune Volume Yo]ume Volume Northbound 2644 I ill 780 3545 71 0 I i isouthbound 3552 149 1150• 4851 97 0 I� Eastbound 0 0 0 0 0 0 ! Idescbound i 9636 I 208 2279 12,116 242 26 El Project Traffic is estimated to be less than 2% of Projected Peak 21-2 Hour Traffic Volume ❑ Project Traffic is estimated to—be greater than 2% of Projected Peak, 21-2 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. FAR WEST SAVINGS AND LOAN ASSOCIATION DATE' 12-16-80 PROJECT: FORM I 2/ Traffic Volume Analysis :ntersection Bristol St. (N)/Birch St. (Existing Traffic Volumes based on Average Winter/Spring 1980) (Approach Peak 211 Hour Approved Projected 2% of Projected Project ' !Direction Pezk 2�s dour ; Re4ioral Projects Peak 2$ Hour Peak 29 Hour Peak 2; Hour' Grcmtn Peak 2� Hour Volume Volume volume , I— { Vo1.rz volume i Northbound 904 I 0 232 1136 22 9 ISouthbound 2729 0 552 3301 66 0 ! (Eastbound 0 0 0 0 0 0 1 'westbound 722Q 156 1946 9322 186 26 ❑ Project Traffic is estimated to be less than 2Y of Projected Peak 2z Hour Traffic Volume ❑ Project Traffic is estimated to be greater than 2/ of Projected Peak .2z Hour Traffic Volume. Intersection Capacity Utilization (I .C.U. ) Analysis 'is required. FAR WEST SAVINGS AND LOAN ASSOCIATION DATE: 12-16-80 PROJECT: 2% Traffic Volume Analysis intersection Bristol St. (N)/Jamboree Road (Existing Traffic Volumes based on Average Winter/Spring 19.80) Approach :x's:i-9 Peak 2y Hour proved firojected 2% of Projected Project l Projects Peak 2�y Hour Peak 2y Hour Peak 2�S Hour' i0irection Peet 2•s lour Regiona I .cis.,e Growth Peak 2� Hour Volume Volume Volume I— Volume Volume 4orthbbund 6131 15 2170 8317 166 1 ' — 1 isouthbound 3003 7 655 3665 73 3 Eastbound - 0 0 0 1 0 11 0 i es�tbound 1600 35 401 2036 41 0 '• Q Project Traffic is estimated to be less than 2% of Projected Peak 21-2 Hour Traffic Volume D Project Traffic is estimated to be greater than 2% of Projected Peak 22 Hour Traffic Volume,. Intersection Capacity Utilization (I .C.U. ) Analysis is required. FAR WEST SAVINGS AND LOAN ASSOCIATION DATE: 12-16-60 _ PROJECT: FORM I 2% Traffic Volume Analysis' Intersection Bristol St./Famous Dr.-Irvine Ave, (Existing Traffic Volumes based on Average Winter/Spring 1980) DiApproach ' �cisting ? Peak 2k Hour Approved Projected 2% of Projected Project rection Pea,. _y dour Regional Projects Peak 2>f Hour Peak 2y Hour Peak 2y Hour' I YOIu a GrONtil Peak 2k Hour Volume Volume Volume Yotume Volume Northbound I]]4 i 43 352 2169 43 4 i ISouthbound 2808 I 118 204 3128 63 0 �Eastbound ' 6581 142 1656 8379 168 6 ; I Westbound 0 0 0 0 0 0 i Project Traffic is estimated to be less than 2% of Projected Peak 22 Hour Traffic Volume ❑ Project Traffic is estimated to-be greater than 2% of Projected Peak 22 Hour Traffic Volume, Intersection Capacity Utilization (I.C.U. ) Analysis -is required. a FAR WEST SAVINGS AND LOAN ASSOCIATION DATF: 12-16-80 PROJECT: FORM I 2% Traffic Volume Analysis intersection Bristol St./Jamboree Road (Existing Traffic Volumes based on Average Winter/Spring 1980) • (Approach Czittir'y 1 Peak 24 Hour Approved Projected 2% of Projected Project :Direction gear 211 Hour Regional Projects Peak 2h Hour Peak 211 Hour Peak 2; Hour' vol=e Growth Peak 2% Hour Volume -Volume Volume r Vol-.me Volume 13 2114 7741 155 1 i (Northbound t 5614 I i ISouthbound 2063 5 428 2496 50 3 +� Eastbound i 4862 105 964 . 5931 119 • 0 1 i 14estbound 0 0 0 0 0 0 c- Q Project Traffic is estimated to be less than 2% of Projected Peak 22 Hour Traffic Volume ❑ Project Traffic is estimated to -be- greater than 2% of Projected Peak 22 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. FAR WEST— SAVINGS AND LOAN ASSOCIATION DATE,- 12-16-80 PROJECT: FORM I 2% Traffic Volume Analysis Intersection ' MacArthur Blvd./Jamboree Road (Existing Traffic Volumes based on Average Winter/Spring 1980) Approach ' "Existing Peak 2x Hour Approved Projected 2: of Projected Project Direction Peek 2� Hour Regional _ Projects Peak 2y Hour Peak 2Is Hour Peak 2h Hour' I vdl=,e Growth Peak 2y Hour Volume Yolur„e Volume Volume Volume 'Northbound 1259 8 629 1896 38 4 iSouthbound 2887 7 779 3673 73 17 ,G Eastbound 2340 6 626 2972 59 1 I 2751 estbound i 17 572 3340 67 3 Project Traffic is estimated to be less than 21 of Projected Peak 231 Houi^ Traffic Volume ❑ Project. Traffic is estimated to be greater than .2% of Projected Peak 21, Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis 'is' required. EAR WEST SAVINGS AND LOAN ASSOCIATION DATE: 12-16-80 III PROJECT: T/ Traffic Volume Analysis Intersection MacArthur Blvd./Campus Drive (Existing Traffic Volumes based on Average Winter/Spring 1.980) tApproach ' Existing Peak 2n Hour Approved Projected 1 of Projected Project 70irection Oeak 2% Hour Regional Projects Peak 2+a Hour Peak 2y Hour Peak 2h Hour• I Sol=e j Growth Peak 2y Hour Volume Volume Volume Vclur.,e Volume 'Northbound 2921 j 7 1869 4797 96 12 ISouthbound 2738 7 789 3534 71 4 VEastoound 2043 86 228 2357 47 0 t i escboune 2469 104 378 2951 59 0 ❑ Project Traffic is estimated to be less than 2% of Projected Peak 2z Hour Traffic Volume _ ❑ Project Traffic is estimated to be greater than 2% of Projected Peak 21,, Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. FAR WEST SAVINGS AND LOAN ASSOCIATION• DATE: 12-16-80 ___ PROJECT:___ ____ 2% Traffic Volume Analysis Intersection Jamboree Road/Campus Drive (Existing Traffic Volumes based on Average Winter/Spring 1980) Approach Existing Peak 24 Hour Approved Projected 2% of Projected Project Direction I Peak Zy Hour Regional Projects Peak 2k Hour Peak 2$ Hour Peak 21s Hour, I Volume Growth Peak 2h Hour Volume Volume Volume i Volume Volume Northbound 2944 18 1165 4127 83 9 Isouthbound j 2773 17 606 3396 68 2 Eastbound 2015 85 481 2581 52 0 estbound 1802 76 96 1974 39 1 D Project Traffic is estimated to be less than 2% of Projected Peak 22 Hour Traffic Volume ❑ Project Traffic is estimated to be greater than 2% of Projected Peak 22 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. FAR WEST SAVINGS AND LOAN ASSOCIATION DATE' 12-16-80 PROJECT: � A�>Pr•.Mnlx 1 FNVIRONMENTAL CHECFLIST FORM Environmental Checklist Form (To Be Completed By Lead Agency) I. Background ' •' 1 1 1. Name of Proponent �p{ WCNAV t JSp ¢ tee►l� ww//dJ�v�" 2. Address and Phone Number of Proponent d��t & .'A.�. OVLV AZ.f�S 3. Date of Checklist Submission 4. Agency Requiring Checklist S. Name of Proposal, if applicable - A1.A• �"pp Otto n , II. Environmental Impacts � "'""" T���' r (Explanations of all "yes" and "maybe" answers are required on attached sheets.) YES MAYBE NO 1. Earth. Will the -proposal result in: a. Unstable earth conditions or in changes in geologic substructures? _ b. Disruptions, displacements, com- paction or overcoveri.ng of the soil? v ' c. Change in topography or ground surface relief features? d. The destruction, covering or modi- fication of any unique geologic or physical features? e. Any increase in wind or water erosion of soils, either on or off the site? v f. Changes in deposition or erosion of beach sands, or changes in siltation, deposition or erosion which may modify the channel of a river or stream or the bed of the ocean or any bay, inlet or ./ lake? _ 73 r 1 • • 4� YES MAYBE NO 5 g- l.r.pu••u rr of people or prop••r ty to t� geological hazards such as earth- ^ ' quakes, laud•:l ides, mudslides , ground tar Inro, or• •similar hazard,'! ✓ 2. Air. Will the proposal result in: ii I a. Substantial air emissions or aeteri- oration of ambient air quality? __ L b. The creation of objectionable odors? c. Alteration of air movement, moisture or temperature, or any change in climate, either locally or regionally? v 7. Water. Will the proposal result in: a. Changes in currents, or the course or direction of water movements, in either marine or fresh waters? b. Changes in absorption rates,, drainage patterns, or the rate and amount of surface runoff? c. Alterations to the course of flow of flood waters? +. d. Change in the amount of surface water in any water body? e. Discharge into surface waters or in ' any alteration of surface water quality, including but not limited to temperature, dissolved oxygen or turbidity'! f. Alteration of the direction or rate of flow of ground waters? g. Change in the quantity of ground waters, either through direct addi- tions or withdrawals, or through interception of an aquifer by cuts v or excavations? ; h. Substantial reduction in the amount of water otherwise available for public water Supplies? i. Exposure of people or property to water related hazards such as ✓ flooding or tidal waves? 74 PPP'-2A:22 • • 1 W. YES MAYBE ND � l � • 4. Plant Life. Will the proposal result In: a. Change in the diversity of species, or number of any species of plants (including trees, shrubs, grass, v crops, and aquatic plants)? b. Reduction of the numbers of any unique, rare or endangered species of plants? — t c. Introduction of new species of plants into an area, or in a barrier — to the normal replenishment of ✓ existing species? a ! d. Reduction in acreage of any V agricultural crop? —- 5. Animal Life. Will the proposal result in: a. Change in the diversity of species, or numbers of any species of animals (birds, land animals including reptiles, 1 fish and shellfish, benthic organisms, ' or insects)? b. Reduction of the numbers of any unique, rare or endangered species of animals? C. Introduction of new species of ani- mals into an area, or result in a barrier to the migration or movement ✓ of animals? d. Deterioration to existing fish or wildlife habitat? -— 6. Noise. Will the proposal result in: • r a. Increases in existing noise levels? _ b. Exposure of people to severe noise �• " levels? -- 7. Li}ht and Clare. Will the proposal produce v new light or Flare? ---- A. Land Use. Will the proposal result in a substantial alteration of the present or V planned land use of an area? 75 7 YFS MAY11. tie 9. Natural Resource.. Will the proposal result in: a. Increase in the rate of usn of any , natural resources? b.. Substantial depletion of any non— renewable natural resource? E 10. Risk of Upset. Does the proposal involve a risk of an explosion or the release of hazardous substances (including, but not limited to, oil, pesticides, chemicals or radiation) in the event of an accident or �. upset conditions? 11. Population. Will the proposal alter the location, distribution, density, or growth rate of the human population of an area? — 12. Housing. Will the proposal affect existing housing, or create a demand for additional housing? 13. Transportation/Circulation. Will the �. proposal result in: a. Generation of substantial additional vehicular movement? _ b. Ef_`ects on existing parking facilities, or demand for 'new parking? C. Substantial impact upon existing transportation systems? d. Alterations to present patterns of circulation or movement of people and/or goods? / e. Alterations to waterborne , rail or air traffic? f. Increase in traffic hazardous to notor vehicles , bicyclists or p-destri.ans? 14. Public Services, Will the proposal have an effcc+ �ippn,��r result in a need for new or alrared governmental services in any of the folicw;1" .rcas . 76 Yh.S MA Y NE VO a. Fire protection? b. Police protection? c. Schools? d. Parks or other recreational facilities? i e. Maintenance of public facilities, including roads? r f. other governmental services? 15. Energy Will the proposal result in: a. Use of substantial amounts of fuel or energy? b. Substantial increase in demand upon existing sources of energy, or require the development of new sources of t� energy? 16. Utilities. Will the proposal result in a need for new systems, or substantial alterations to the following utilities: a. Power or natural gas? b. Communications systems? !� c. Water? --� d. Sewer or septic tanks? e. Storm water drainage? f. Solid waste and disposal? 17. Human Health. Will the proposal result in: a. Creation of any health hazard or potential health hazard (excluding mental health)? -- b. Exposure of people to potential health hazards? 18. Aesthetics. Will the proposal result in the ,obstruction of any scenic vista or view open to the public, or will the proposal result in the creation of an aesthetically offensive site open to public view? — I I YES MAYBE NO i 1 ( 19. Recreation. Will the proposal result in an impact upon the quality or quantity of existing recreational opportunities? 20. Archeological/Historical. Will tbo proposal result in an alteration of a significant archeological or historical site, structure, object or building? a 21. Mandatory Findings of Significance. a. Does the. project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of + California history or prehistory? �---' I � ( b. Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? (A short-term impact on the environment is one which occurs in a relatively brief definitive period of time while long- term impacts will endure well into the future.) a _. ✓ ,, _ — c. Does the project have impacts which .. are individually limited, but cumu- latively considerable? (A project may impact on two or more separate resources where the impact on each resource is relatively small, but where the effect of the total of those impacts on the environment is ✓ significant.) d. Does the project have environmental , effects which will cause substantial adverse effects on human beings, either directly or indirectly? 111. Discussion of environmental Evaluation TV. Dnterminarion (To be completed by the Lead Agency) 78 i 1 10 On the basis of this initial evaluation: u I find that the proposed project COULD NOT have a significant effect on the environment, and a. NEGATIVE DFCLARATION will be prepared . I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added+ to the project. A NEGATIVE DECLARATION will be prepared. QI find the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. Date Signature For 4/✓1/l/. 411//CS I� ('Note: This is only a suggested form. Public agencies are free to devise their own format for initial studies.) 79 / UJ TRAFFIC PHASING PLAN Item 1 Each project subject to the phasing requirement of Council Resolution No. 9472 shall be examined as to the extent of existing development and the amount of development remaining to be completed. The existing development on the landscaped 2.461 acre site is a three-story office building comprising 29,9�5 square feet. The proposed development consists of the construction of a 16,000 square foot, architecturally compatible, drive-.up teller and office building. The maximum development of the site permits a total of 55,195 square feet. The proposed project will bring the total square footage to 46,725, leaving 8,470 square feet of permissible development. Item 2 Information shall be submitted indicating the amount of traffic being generated by existing development, that projected for remain- ing development, and traffic that will exist after completion of the project,, A traffic study was conducted by Basmaciyan-Darnell, Inc. (BDI) to evaluate the circulation improvement phasing of the site. The total traffic to be generated during the P14 peak period, 3:30 to 6:00 PMr is as follows: PM Peak 'Period In Out .._. Existing 29,925 of building 36 102 Proposed 16, 800 of building 20 58 Total Traffia Generated 56 160 Analysis of the study indicates 78 additional vehicles will be added to the projected 129,584 vehicles using the ten critical intersections during the PM peak period. This additional amount of traffic is less than 0.01 percent of the projected traffic. Item 3 An examination shall be made of the circulation system in the vicinity of the project to determine what improvements remain to be completed, with particular consideration being given to those improvements which will directly aid in moving traffic generated by the project. The area to be examined shall extend to those intersections where traffic generated from the project increases the traffic for any leg of the intersection during the peak two and one-half hour period by 2 percent or more. -1- r The site is bounded by MacArthur Boulevard, Bowsprit Drive and Dove Street. All roadways adjacent to the site have previously been improved. Ten (10) critical intersections were examined for analysis under the Traffic Phasing Ordinance for this area. The attached Traffic Study summarizes the analysis for the critical intersections with the worksheets for the 2 percent traffic volume analysis included in the Appendix. Item 4 Existing traffic at those intersections shall be shown prior to making any projections. Existing traffic volumes for all critical intersections are shown in the Appendix of the Traffic study on the "2 Percent Traffic Volume Analysis" worksheets. Item 5 The developer may include in his proposed traffic phasing plan completion of or contribution to completion of needed improvements consistent with the level of traffic generation and a reasonable proportion of the cost of these improvements. The project will not significantly impact the circulation system. The proposed project does not increase the anticipated level of traffic to be generated from the project site and analyzed in the Traffic Phasinq Plan approved for Newport Place. Item 6 The developer is also to take into consideration in the preparation of his plan characteristics in the design of his development which either reduce traffic generation or guide traffic onto less impacted arterials or through intersections in the least congested directions. The location of existing driveways encourages drivers to use less congested intersections and roadways. Additional mitigation measures will be in the form of Fax West Savings and Loan encouraging employees and tenants to carpool and ride the bus. Bus service will be encouraged through the display of bus route maps and schedules in the buildings. -2- - ----A P� �_cc��,�'o� _ _cam sr r,�•.� — ,. . f ________� - ' ---------- --- -- _.__ -« __- __- - --- -a --- -- -.-- - - ` � fi •�� 0 1 ._.- �� _..�. .._,ram._._ .-.__ - ._ .-_ ------ - --- ---- ------ -- --- ----_ --- - - _�_- - - ------' - -r- ----------- - l - ----_� ___--.-�..u-- _-___ - - - ---_ __ -_-- -' __.._ ._ --� - -------- - - m I _ _ _ __ ____ _ ____ __ _ ___ _ _ __ _ __ -_'-_ r z 1 _ _ '\ -- - �R ,/ rrnV i `� -- - -- --- - � - _ _ ...� --I- - ----� � � - �42� - --- -- ����, � � .�� � �.� ! _ - - - - _ _ _ - - QL _ -- - --- - - _ - -� - - . 1 •THE N EW PORT ENSIGN This spaceis for the County Clerk's Filing Stamp PROOF OF PUBLICATION (2015.5 C.C.P.) A STATE OF CALIFORNIA, Bs. County of Orange, Notice I am a citizen of the United States and a resident of the Proof of Publication of County aforesaid;I am over the age of eighteen years, and not a party to or interested in the above-entitled Traffic Phasing Plan matter. I am the principal clerk of the printer of the Newport Harbor Ensign newspaper of general circula- tion, printed and published weekly in the city of Newport Beach, County of Orange, and which news- PUBLICNOTIC9 paper has been adjudged a newspaper of general NOTICEOeby givnBLIC HEAPING Notice 0 hereby gluon that the I circulation by the Superior Court of the County of Or- ange, city State of California, under the date of May 14, Newport Beech will hold a public hear mg on Iha application of FAA WEST 1951, CASE NUMBER A-20178 that the notice, of SAVINGS AND LOAN ASSOCIATION which the annexed is a printed copy (set in type not for an Amandamem to the Newport smaller than nonpareil has been published in each Piece menttc ,2 Traffic Plan designed Plan p Amendment No.2 sing Phasing Pled regular and entire issue of said newspaper and not in on properly locatod et 4001 MecAzlhur Blvd., Newport Beech, Ca 92660 to any supplement thereof on the following dates to-wit: Permit the a...friction o/ 13,000 square tool of additional office apace with euoclafed parking, land...piag, and other lecllltloa in conjunction '''''' ...... therewith De'' .,c . 24,198.0.......... NOTICE IS HEREBY FURTHER GIVEN that a Negative Daflamilen has been prepared,by the City of Newport Beach in connection with fit.applica• hon noted abuy.. If is the present in. fortiori of (he City to accept the .................... .. ............ ..... documents, -Declaration, Th and encourages documents, The sty epublic gto member of the general pubic t. review and comment on this doeumen� latlon.Copies of the Negative Declare. IIon and supporting documents are available for public review and inspec. Ito. at the Planning Dopaitmonl. City of Newport Beach.3300 West Newperi Boulevard, Newport Beech, CA 92663 I certify(or declare)under penalty of perjury that the (714)640-22M fob kng 's true and correct. Dated at Newport Notice is hereby further given that ; said public hegring will be hold on the each,Cali orris,this 2140980 ofDec . 22 day of torso y 1901,at the hour of :line a.m.la the Council l persons ob the Newport Beach City Hall,at which limo end piece any And all heemu in 'Immed may eppeaT and be heard hereon. ..... 1 PublE Dec. 29, 1980 In Newport Ensign NE622622 Signature t l+n >a v '^ 9�6' ' ,4 �<•0 8 THE NEWPORT ENSIGN , 2721 E.Coast Hwy.,Corona del Mar,California 92625. PROOF OF PUBLICATION 7,409E0 ( NOTICE OF PUBLIC HEARING• Notice is hereby given that the Planning Commission of the City of Newport Beach will hold a public hearing on the application of Far West Savings & Loan Association for an Amendment to the Newport Place Traffic Phasing Plan- designed Amendment N�- for a(n) ❑ Variance- Use Permit" ' ❑ Resubdivision ❑ Tentative Map Tract ❑ Amendment " ' Other-Traffic Phasing Plan on property located at 4001 MacArthur Blvd. , Newport Beach ,: CA- 92660 . to permit the construction- of •17 ,000 sq .ft. of additional-offi"ce space with' associated parking, landscaping , and other facilities* i,n'conj-unction there-'.� with . tir ❑ This project has been reviewed, and it'has been determined that it is categorically exempt from the requirements of, the California Environmental Qualities Act. ❑ NOTICE IS HEREBY FURTHER GIVEN that a Negative Declaration has been prepared by the City of Newport�Beach in connection with the application noted 'above. It is the present intention of the City to accept the Negative Declaration an+.supporting documents. The City encourages members of the general public to revmew and comment on this documentation. Copies of the Negative Declaration and supporting documents are available for public review and inspection at the Planning Department, City of - Newport Beach, 3300 West Newport Boulevard, Newport Beach, California, 92663, - (714) 640-2216. ❑ NOTICE IS HEREBY FURTHER GIVEN that an Environmental Impact Report has been prepared in connection with the application noted above. It is the present intention of the City to accept the Environmental Impact Report and supporting documents. The City encourages members of the general public to review and comment on this documentation. Copies of the Environmental Impact Report and supporting documents are available for public review and inspection at the Planning Department,. City of Newport Beach, 3300 West Newport Boulevard, Newport Beach, California, 92663 (714) 640-2197 Notice is hereby further given that said public hearing will be held on the 22 day of January 19 g7 , at the hour of y . an P.M. in the Council Chambers of the Newport Beach City Hall , at which time and place any and all persons interested may appear and be heard thereon. George Cokas, Secretary PUBLICATION ATE: Planning Commission Received fo ublication �3 City of Newport Beach By NOTE. e-�xpense of this notice is paid from a filing fee collected