HomeMy WebLinkAboutTPO046_NEWPORT SUPERIOR MED. PLAZA TP0046
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Law Qhl=Of
Crawford, Bacon, Bangs & Brlesemeister
A Partnership Including a PrafessiwW Corporation
Robert L.Bacon
William J.Crawford
Shaeton A,Bangs
Wilfmd B.Bdesemelster
Theodore E.Bacon
John D.Meyer
Giuseppc L Antondli
September 24, 1992 B.Scott Holbrook,Jr.
Carolyn A.Bekhor
Stephen M.Taylor
File No. 27520007.992 Rebc=Olatarda
Daniel Coiner
John F.Norris
oP Cottowd
Michael 1L Gradlsher
VIA FA IM ]✓ weedy L Smith
Deborah L.Russo
Patricia A.Ewing
Mr. Javier "Jay" Garcia
Senior Planner
City of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92659
RE: 1501 Superior Avenue, Newport Beach
Dear Mr. Garcia:
Enclosed is the release document regarding the restriction as to use as medical offices of the build(Ug
at 1501 Superior Avenue. Please have it reviewed by the City Attorney. I did not have the date in
any of the documents I have as to when permit 3102 was granted, please let me know that date.
I believe you are aware of the need to'get this document executed so the proposed purchase of the
building can be made. We have a loan commitment which will shortly expire and hope to avoid that
problem.
Obviously, we will be happy to make any changes which you or the city attorneys deem necessary
Sincerely,
LAW OFFICES OF
CRAWF'ORD, BACON, BANGS & BRIESEMEISTER
BY: � C7�
ROBERT L. BACON
For the Firm
RLB:pa
Enclosure
100 Norsk Bwni=St., lltk Floor,West Covina, C40mw 91791 Telephone 818-915-1641 TeW"818-332-5604
Printed on Re
cycled Paper er P
RECORDING REQUESTED AND
WHEN RECORDED RETURN TO:
PLANNING DEPARTMENT
CITY OF NEWPORT BEACH
3300 Newport Boulevard
P. 0. Box 1768
Newport Beach, CA 92659-1768
EXEMPT: Gower ent Code Section 6103
r
TERMINATION OF OFF-SITE
PARKING AGREEMENT
WHEREAS,
(hereinafter "Owner") , is the owner of certain real property
located at
(hereinafter the "property") in the City of Newport Beach, County
of Orange, State of California and more particularly described as:
WHEREAS, on , the City of Newport Beach
approved Use Permit No. for the operation of the
and conditioned the approval on the
provision of at least ( ) off-street parking spaces.
WHEREAS, the applicant for Use Permit No.
i
a
(hereinafter "Lessee") entered into a written agreement with Owner
which granted to the applicant the non-exclusive right to use
( ) automobile parking spaces on the property, which
agreement required that it be recorded in the Office of the County
Recorder, County of orange.
WHEREAS, the agreement was recorded on as
Instrument No. (hereinafter "Off-Site Parking
Agreement") and provided that the owner may notify City that the
-1-
S
( Lessee had lost the right to possession of the property and request
i( that the City record a document which renders the Off-Site Parking
Agreement null, void and of no effect.
WHEREAS, Owner has notified City that Lessee has lost the
right to possession of the property due to
PLEASE TAKE NOTICE that the Off-Site Parking Agreement
recorded on , as Instrument No.
is hereby terminated and rendered null and void and of no further
effect.
! IN WITNESS WHEREOF, the parties hereto have caused this
Agreement to be executed this day of , 1992.
CITY OF NEWPORT BEACH
A Municipal Corporation
By:
j Kevin J. Murphy
! City Manager
OWNER
By:
APPROVED AS TO FORM:
CITY ATTORNEY {,
-2-
SEW POD
° CITY OF NEWPORT BEACH
UT P.O.BOX 1768, NEWPORT BEACH, CA 92659-1768
e.
Cq<lFp FN�P I
September 3, 1992
W. Greg Strong
AMERICAN REAL ESTATE GROUP
18785 Von Karman Avenue
Suite 400
Irvine, CA 92714
Re: 1501 Superior Avenue, Newport Beach
Dear Mr. Strong:
You have inquired about obtaining a variance in order to fully comply with a
recorded covenant dated October 5, 1984. Please be advised that no variance is ,
required in order to operate the entire building as a medical facility. The ,eiky- 9140 n Nv�
�rN�NISf��h of Newport Beach on May 19, 1988 approved Traffic Study No. 46 which
allowed the conversion of the remahung 23,800 Sq. Ft. of general offices to medical
office use. The building is still subject to the fair share fee for that portion of the
building that has not been occupied as medical use (approximately 11,128 sq. ft.).
Please understand that this building is still subject to any applicable laws and
regulations currently in effect.
Sincerely,
CITY OF NEWPORT BEACH
Javier "Jay" GarciaJa y
Senior Planner
Planning Department
3300 Newport Boulevard, Newport Beach
I
Recording requested by and „�N,,ay, 84--439817
-when- recorded mail to:
CI'-Y CLERK
Cit; of Newport Beach
3300 Newport Blvd.
Newport Beach, CA 92663-3884 A6COApEOINONOCfAI.tI Onos
EXEMPT I OF OP.ANGC COIfNTY CAUFOANIA
0 C9 WMEOA -4 se PM OCT 24.84
COVENANT `••'7'tG'*��^!++-1...�°a�aie . .
Occupancy
• i
i
The City Of Newport Beach has granted Rothery Rnh Developmont
Group, a California general partnership which is the owner ar'd
developer, 10691 Los Alamitos Boulevard, LOs Alamitos, California 90720,
of that certain property locatri at,1501 superior Avenua, City of
Newport Beach, under use permit ,NOi 1102. In consideration 4r
granting the use permit, the City Of' Newport Beach has recqulr�ed and
Rothery Rob Development Group has agreed, that the building can be
ocoupied by physicians Operating medical practices, commonly.seferrad
to :as medical offices, but said occupaney .shall not exceed' 13t
square feet,' or one ficor �f the building area. This covenant shall
bind Rothery Bob Development Group and any, successors in ints�est
in .perpatuity relative to the restrictiOn of allowable medical
offices in the building. Should the applicant wish, to havo medical
offices occupy more than 13,004 spare. feet, he must apply to yhe City
of Newport Beach for said variance and must follow the normal1procedures
as set down by the City of Newport Beach relative to Obtaining such
A discretionary variance.
;.
i
° EXECUTED this day of
1984.
FO E R(/ DE T L
A `
N
General partn'RY er `—�~I
CANNA M. ROH
General Partner
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.. .. . . ... ....�._.��— ... ....... .. ...3. ua..... ... .........�.... — .. _.
Od zoo 9s : 00 60-60-z661
COMMISSIONERS MINUTES
May 19, 1988
92 CITY OF NEWPORT BEACH
ROLL CALL INDEX
Traffic Stud} No. 46 (Public Hearing) Item No.2
Request to approve a traffic study so as to allow the S No. 46
conversion of 23,800 sq.ft. of general office space to
medical office use. %pproved
LOCATION: Parcel 2 of Parcel Map 124-24, 25 (Orange
County Tentative Parcel Map No. 77-108)
located at 1501 Superior Avenue on
property between Placentia Avenue and
Superior Avenue, northerly of Fifteenth
Street, in the Northwest Newport area.
ZONE: Unclassified
APPLICANT: Newport Superior Medical Plaza, Newport
Beach
OWNER: Same as applicant
The public hearing was opened in connection with this
item, and Mr. Scott Whisant, applicant, appeared before
the Planning Commission, wherein he stated that he
concurred with the contents of the staff report.
Mr. Chris Hansen appeared before the Planning Commission
on behalf of the Newport Crest Homeowner's Association.
Mr. Hansen requested that the southbound Superior Avenue
on-street parking be eliminated between Placentia Avenue
and Hospital Road because of the heavy volume of traffic
on Superior Avenue.
'In response to questions posed by the Planning
Commission, Don Webb, City Engineer, explained that
parking prohibitions on streets are under the
jurisdiction of the City Council, the recommendation of
the Traffic Affairs Committee or the Traffic Engineer.
He stated that the Planning Commission cannot direct or
condition a project with on-street parking provisions'.
There being no others desiring to appear and be heard,
the public hearing was closed at this time.
James Hewicker, Planning -Director, referred to the Fair
Share Fee, and he explained that inasmuch as the project
will be redesignated from "general office" to "medical
office" that there will be additional trips generated as
a result of the additional 23,800 square feet of medical
office space on the site. Mr. Webb commented that the
Fair Share Fee will total approximately $55,000.00.
-3-
` COMMISSIONERS MINUTES
9%0 May 19, 1988
yd i 'AN9 AA 9f,
9y CITY OF NEWPORT BEACH
ROLL CALL INDEX
Commissioner Debay referred to page 12 of the staff
report, "Cumulative Projects", which states that "the
list includes 93 projects, of which approximately 65%
are not occupied, 10% are fully occupied, and 25% are
partically occupied.", and she inquired if the traffic
analysis took future trips generated into consideration?
Mr. Webb agreed that the traffic analysis took the 93
projects into consideration assuming that the projects
are going to be fully occupied, and also future regional
growth.
Commissioner Merrill and Mr. Webb discussed the data
proposed for the Traffic Projection Model.
Motion x Motion was made and voted on to approve Traffic Study
Ayes x x x x x x No. 46 subject to the Findings in Exhibit "A". MOTION
Absent x CARRIED.
FINDINGS:
1. That a Traffic Study has been prepared which
analyzes the impact of the proposed project on the
morning and afternoon peak hour traffic and
circulation system in accordance with Chapter 15.40
of the Newport Beach Municipal Code and City
Council Policy S-1.
2. That the traffic study indicates that the project
will neither cause nor make worse an unsatisfactory
level of service on any major, primary-modified, or
primary street.
Item No. 3
Req t to permit alterations and additions to an UP3314
existin ilm store with an existing drive-up photo
window on p arty located in the C-1 District. The Continued to
proposal also in des a modification to the Zoning Code 6-9-88
so as to permit; a ortion of the required off-street
parking to encroach 10 et into the required 10 foot
rear yard setback, adjacen o an alley; to allow the
construction of a new tras enclosure that also
encroaches 9 feet 6 inches into t required 10 foot
rear yard setback; and to allow the a of compact
parking spaces for a portion of the require ff-street
parking.
-4-
I
CITY OF NEWPORT BEACH
i PLANNING DEPARTMENT
PLAN REVIEW REQUEST
Date May 5. 1988
/ _ADVANCE PLANNING DIVISION
X PUBLIC WORKS DEPARTMENT X PLANS ATTACHED (PLEASE RETURN)
X_TRAFFIC ENGINEER
_FIRE DEPARTMENT _PLANS ON FILE IN PLANNING DEPT.
_PLAN REVIEW DIVISION
_PARKS & RECREATION
_POLICE DEPARTMENT
_MARINE SAFETY
GRADING
APPLICATION OF: Newport Superior Medical Plaza
FOR: Traffic Study No. 46
REQUEST TO: URrove traffic study to allow conversion of 23. 800 so ft. of
general office to medical office.
LOCATION: 1505 Superior Avenue
REPORT REQUESTED BY: May 13, 1988
COMMISSION REVIEW: May 19, 1988
COMMENTS: /�CG l�r�r�Gr�/Jc�J �o�✓Oi T�r��v r d� �O�/�✓.OL
/ T,t/,4 � STisrs � L�.✓i .� � �c-T/k«r1"./J 'A�o.�/G
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CITY OF NEWPORT BEACH
PLANNING DEPARTMENT
PLAN REVIEW REQUEST
Date May 5. 1988
ADVANCE PLANNING DIVISION
X PUBLIC WORKS DEPARTMENT X PLANS ATTACHED (PLEASE RETURN)
X TRAFFIC ENGINEER
_FIRE DEPARTMENT _PLANS ON FILE IN PLANNING DEPT.
_PLAN REVIEW DIVISION
_PARKS & RECREATION ~
_POLICE DEPARTMENT
_MARINE SAFETY
_GRADING
APPLICATION OF: Newport Superior Medical Plaza
FOR: Traffic Study No. 46
REQUEST TO: Approve traffic study to allow conversion of 23, 800 sa.ft, of
general office to medical office_._
LOCATION: 1505 Superior Avenue
REPORT REQUESTED BY: Mav 13, 1988
COMMISSION REVIEW: May 19, 1988
COMMENTS:
/ ?,!/.4 T J'Tilrl �T- /iG-✓i �d �� r�/.��Ti-J '.4t.oN G'
Sip-nature: Date:
CITY OF NEWPORT BEACH
PLANNING DEPARTMENT
PLAN REVIEW REQUEST
Date May 5. 1988
_ADVANCE PLANNING DIVISION
X_PUBLIC WORKS DEPARTMENT X PLANS ATTACHED (PLEASE RETURN)
X TRAFFIC ENGINEER
_FIRE DEPARTMENT _PLANS ON FILE IN PLANNING DEPT.
_PLAN REVIEW DIVISION
_PARKS & RECREATION
_POLICE DEPARTMENT
_MARINE SAFETY
GRADING
APPLICATION OF: Newport Superior Medical Plaza
FOR: Traffic Study No. 46
REQUEST TO: Approve traffic study to allow conversion of 23, 800 sa.ft. of
general office to medical office.
LOCATION: 1505 Superior Avenue
REPORT REQUESTED BY: May 13, 1988
COMMISSION REVIEW: MU 19, 1988
COMMENTS:
Signature: Date:
CITY OF NEWPORT BEACH
PLANNING DEPARTMENT
PLAN REVIEW REQUEST
Date May_5. 1988
ADVANCE PLANNING DIVISION
X_PUBLIC WORKS DEPARTMENT X PLANS ATTACHED (PLEASE RETURN)
X_TRAFFIC ENGINEER
_FIRE DEPARTMENT _PLANS ON FILE IN PLANNING DEPT.
_PLAN REVIEW DIVISION
_PARKS & RECREATION
_POLICE DEPARTMENT
_MARINE SAFETY
GRADING
APPLICATION OF: Newport Superior Medical Plaza
FOR: Traffic Study No. 46
REQUEST TO: Approve traffic study_to allow conversion of 23. 800 so ft. of
general office to medical office.
LOCATION: 1505 Superior Avenue
REPORT REQUESTED BY: May 13, 1988
COMMISSION REVIEW: May 19, 1988
COMMENTS:
Signature: Date:
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 Newport Superior Medical Plaza for Traffic
Study No 46 on property located at 1501 Superior Avenue,
Request to aprove a traffic study to allow conversion of 23,800 sc.ft. of general
office to medical office.
This project has been reviewed, and it has been determined that it is categorically
exempt under the requirements of the California Environmental Quality Act.
Notice is hereby further given that said public hearing will be held on the 19th day
of May 1988, at the hour of 7:30 p.m. in the Council Chambers of the Newport Beach
City Hall, 3300 Newport Boulevard, Newport Beach, California, at which time and place
any and all persons interested may appear and be heard thereon. If you challenge this
project in court, you may be limited to raising only those issues you or someone else
raised at the public hearing described in this notice or in written correspondence
delivered to the City at, or prior to, the public hearing. For information call (714)
644-3200.
Janice Debay, Secretary, Planning Commission, City of Newport Beach.
NOTE: The expense of this notice is paid from a filing fee collected from the
applicant.
-171
Planning Commission Meeting May 19, 1988
Agenda Item No. 2
CITY OF NEWPORT BEACH
TO: Planning Commission
FROM: Planning Department
SUBJECT: Traffic Study No. 46 (Public Nearing),
Request to approve a traffic study so as to allow the
conversion of 23,800 sq.ft. of general office space to
medical office use.
LOCATION: Parcel 2 of Parcel Map 124-24, 25 (Orange County Tentative
Parcel No. 77-108) , located at 1501 Superior Avenue on
property between Placentia Avenue and Superior Avenue,
northerly of Fifteenth Street, in the Northwest Newport area.
ZONE: Unclassified
APPLICANT: Newport Superior Medical Plaza, Newport Beach
OWNER: Same as applicant
implication
This is a request to approve a traffic study to allow conversion of 23,800
sq.ft. of existing general office space to medical office use. Traffic
Study procedures are contained in Chapter 15.40 of the Newport Beach
Municipal Code.
Environmental Significance
The project has been reviewed pursuant to the provisions of the California
Environmental Quality Act (CEQA) , and it has been determined that it is
categorically exempt under Class 1 - Existing Facilities.
Conformance with the General Plan
The subject property is designated for "Retail and Service Commercial" land
use. This designation allows retail sales, personal and professional
services, hotels and motels and commercial recreation. The proposed use is
consistent with this category.
TO: Planning Commission - 2.
Background
On March 22, 1982, the City Council sustained the recommendation of the
Planning Commission of February 4, 1982, and conditionally approved Use
Permit No. 2046 and a Traffic Study. Those approvals permitted the con-
struction of ±37,588 sq.ft. for bank and commercial office use. On July 22,
1982, the Planning Commission approved a Traffic Study to allow medical
offices in a portion of the building.
Ana sis
The applicant now wishes to receive approval of a traffic study to allow the
entire building to be used for medical office use. The traffic study
prepared assesses the impact of the traffic increases expected as a result
of the use of the building for medical office use exclusively.
The project is existing, and full occupancy of the project is expected in
1988. Analyses were, therefore, completed for 1989. A trip generation
analysis of the conversion of land use indicated that morning traffic
generation of medical office is less than general office. Traffic phasing
analysis was conducted for the evening peak hours only. The City Traffic
Engineer identified seven (7) intersections which could be affected by the
project at full occupancy.
The first step in evaluating intersections is to conduct a 18 traffic volume
analysis, taking into consideration existing traffic, regional growth, and
committed projects' traffic. For any intersection where, on any approach
leg, project traffic is estimated to be greater than 1% of the projected
peak 2-1/2 hour volume in either the morning or afternoon, Intersection
Capacity Utilization (ICU) is required.
The 18 volume analysis identified one (1) intersection where traffic
exceeded the one percent criteria. The following chart summarizes the
results of the Intersection Capacity Utilization analysis for the project.
ICU SUMMARY - 1989
EXISTING 89
EXISTING 89 +COMMITTED
CRITICAL +COMMITTED +GROWTH
INTERSECTION EXISTING +GROWTH +PROJECT
Superior Avenue
@ Placentia Avenue 0.54 0.56 0.56
In order to meet the criteria of the City's Traffic Phasing Ordinance, a
project must be found to neither cause nor make worse an intersection
capacity utilization of 0.90 for the year of analysis which includes all
TO: Planning Commission - 3.
committed traffic and regional growth. As shown by the above chart, the
project does not worsen an ICU over 0.90. Therefore, the project meets the
criteria of the Traffic Phasing Ordinance.
Specific Findings
Specific findings and conditions must be made to approve a project pursuant
to the Traffic Phasing Ordinance, and are set forth in Chapter 15.40 of the
Newport Beach Municipal Code. Should the Commission wish to approve the
Traffic Study, findings for approval are set forth in the attached Exhibit
"An
The criteria to approve a Traffic Study pursuant to the Traffic Phasing
Ordinance are objective, rather than subjective. If a project meets all the
criteria as set forth in the ordinance, the project should be approved. The
criteria of the ordinance can be summarized, as follows:
1. The project does not cause, nor make worse, an ICU in excess of 0.90.
2. That if an ICU at ,an intersection is made worse and is over 0.90, an
improvement shall be completed prior to occupancy which will result in
the ICU being reduced so as to meet criteria 1.
3. That if an improvement is planned by the City or another agency within
four years of the project, a proportional share of the improvement cost
shall be paid to the City of Newport Beach.
It is staffs opinion that the project meets the criteria of the Traffic
Phasing Ordinance, in that the project does not cause nor make worse an ICU
in excess of 0,90. No exhibit for denial has, therefore, been provided.
i
PLANNING DEPARTMENT
JAMES D. HEWICKER, Director
PABY G�.--
Patricia L. Temple
Principal Planner
Attachments:
1. Exhibit "A"
2. Vicinity Map
3. Traffic Study
PLT/WP
WP\PC\TS46.'SR1
TO: Planning Commission - 4.
EXHIBIT "A"
Findings for Approval
Traffic Study No. 46
FINDINGS:
1. That a Traffic Study has been prepared which analyzes the impact of the
proposed project on the morning and afternoon peak hour traffic and
circulation system in accordance with Chapter 15.40 of the Newport
Beach Municipal Code and City Council Policy S-1.
2. That the traffic study indicates that the project will neither cause
nor make worse an unsatisfactory level of service on any major,
primary-modified, or primary street.
I
i
Report On:
TRAFFIC & CIRCULATION STUDY
HERITAGE BANK SITE
NEWPORT SUPERIOR MEDICAL PLAZA
1501 SUPERIOR AVENUE
NEWPORT BEACH, CALIFORNIA 92660
PER CITY OF NEWPORT BEACH
TRAFFIC PHASING ORDINANCE
Prepared For:
CITY OF NEWPORT BEACH
MS. PATRICIA LEE TEMPLE
ENVIRONMENTAL COORDINATOR
3300 NEWPORT BOULEVARD
NEWPORT BEACH, CALIFORNIA 92658
Prepared By:
JUSTIN F. FARMER,
TRANSPORTATION ENGINEERS, INC-
207 SOUTH BREA BOULEVARD
BREA, CALIFORNIA 92621
(714) 671-0226
May 10, 1988
Our File F571
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VICINITY MAP
TRAFFIC STUDrNO. 46
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INTRODUCTION & PROJECT DESCRIPTION
At the present time the development at 1501 Superior Avenue in
the City of Newport Beach is a multi-use type of development
containing both General and Medical offices.
The general office building contains approximately 23,801 square
feet and the medical office contains 13,400 square feet. The
proposal is to convert the general office to medical office
building, i.e. , the entire project would produce a total of
37, 201 square feet of medical office building. Existing accesses
to the site are from Placentia Avenue to the west, Superior
Avenue to the east and 15th Street to the south.
Figure 1, on the following page, illustrates the Project Site
Vicinity Map while Figure 2, Page 3, is the Project Site Plan.
The purposes of this report are to:
1) Forecast the amount and distribution of traffic of the
proposed land use and determine the net change in traffic
patterns as a result of converting the existing land uses to
medical office only.
2) Assess the impact the project will have upon the adjacent
street system, per the City' s Traffic Phasing Ordinance.
Data pertaining to this project was obtained from the City of
Newport Beach active file. This data houses peak hour traffic
counts, peak 2-1/2 hour traffic counts, additional traffic as a
result of cumulative projects and previous traffic analyses
which were performed for the same parcel prior to construction.
The data and the analysis is presented in the following pages.
TRIP GENERATION FORECAST
Daily and peak hour trip generation for projects such as that
being proposed here is normally expressed in terms of trip ends
per 1 000 square feet (KSF) of gross floor area. A trip is
P , q
defined as a one-way vehicular journey either to br from the
site, or it may be a journey totally within the site. The latter
is usually referred to as an internal trip. Each trip will have
two trip ends, one at the beginning and one at the end of the
destination. Because of the nature of the proposed project,
there will be a minimal number of internal trips.
R5 INC.
JU5'I'IN �, FARMER TRANSPORTATION 6NG[N)Vr ,
e j
TABLE OF CONTENTS
INTRODUCTION & PROJECT DESCRIPTION 1
Trip Generation Forecast . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
Figure 1 - Site Vicinity Map 2
Figure 2 - Project Site Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
Table 1 - Trip Generation Forecast . . . . . . . . . . . . . . . . . . . . . 4
Trip Distribution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
Traffic Impact Analysis . . . . 5
Figure 3 - Project TripDistribution 6
Figure 4 - Study Intersections . . . . . . . . . . . . . . . . . . . . . . . . . . 8
Table 2 - Summary of ICU/LOS . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
SUMMARYAND CONCLUSION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
APPENDIX
JUSTIN F. FARMER TRANSPORTATION ENGINEERS,INC. 7
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JUSTIN F. FARMER 3 TRANSPORTATION ENGINEERS, INC. 10
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JUSTIN F. FARMER 2 TRAr+SroRTArioN i.—NoN —,Rs,ue.
1
TRIP DISTRIBUTION
It is recognized that the distribution of project trips will vary
considerably, depending upon the type of land use proposed, the
day of the week and the time of the day. For an' office
development, the morning and evening peak hours are critical time
periods. The predominant trip maker during both hours is the
employee and the trip will be a home-work journey. As a
consequence, the trip distribution is based, to a large degree,
on the spatial location of residences in the service area of the
site. Trip distribution patterns are, however, different for a
medical office building where trips are made predominantly by
patients and medical staff. General trip length associated with
such proposed medical office building would be less than those
associated with general office, i.e. , the medical office is
proposed to attract more trips from the surrounding vicinity than
general office would.
Based on familiarity with traffic patterns near the study area,
the location of potential users and the observation of peak hour
traffic, directional distribution patterns were determined and
were used to forecast the distribution of project trips.
Inasmuch as Table 1 indicates a net decrease in trips during the
AM peak hour, morning peak hour trip distribution is not needed
for this analysis.
Figure 3 on the following page, graphically illustrates the
evening peak hour trip distribution for the subject project.
TRAFFIC IMPACT ANALYSIS
Inasmuch as the trip generation forecast presented in Table 1
es that there will be a decrease in traffic volumes during
4
the morning peak hour as a result of the project, only the
evening peak hours will be considered in the following section of
this analysis.
A. Cumulative Projects
The City of Newport Beach' s traffic engineering staff has
completed a list of cumulative projects which may impact this
portion of the City' s street network. The list includes 93
projects, of which approximately 65% are not occupied, 10%
are fully occupied, and 25% are partially occupied.
JUSTIN E FARMER 5 , TRANSPORTATION ENGINEERS,INC.
,
Traffic generation forecasts have been prepared for the proposed
project based upon trip generation factors as compiled by the
City of Newport Beach. Traffic currently generated by the
existing development was calculated and compared with future t
traffic to arrive at a net change. Table 1, below, summarizes E
the trip generation forecasts. It indicates a net decrease in
the number of trips during the morning, peak hour and a net
increase during the evening peak hour. A primary reason for the
decrease during the morning peak and the increase during the
evening peak is the different type of land use and operation
associated with the medical office building, as compared to the
general office building.
TABLE 1
TRIP GENERATION FORECAST
NEWPORT SUPERIOR MEDICAL PLAZA
1501 SUPERIOR AVENUE
36,888 SQUARE FEET
AM PM
IN OUT IN OUT
Proposed Land Use (FUTURE) I
Medical Office Building
37,201 Square Feet 0.6 0,.2 1. 9 8.4
22 7 71 89
Peak 2 1/2 Hours 44 14 142 178
Existing Land Use (NOW)
i
- General Office 2.0 0.4 0.6 1.7
23,801 Square Feet 47 10 14 40
- Medical Office 0.6 0.2 1.9 2.4
13,400 Square Feet 8 3 25 32
Total 55 13 39 72
Peak 2 1/2 Hours 110 26 78 144
Net Change
- Peak 1 Hour -33 -6 +32 +17
- Peak 2 1/2 Hours -66 -12 +64 +34
NOTE:
- Top number is trip rate and bottom number is the number of
trips
- Peak 1 hour is 50% of peak 2 1/2 hours as per City of
Newport Beach
JUSTIN F. FARMER 4 TRANSPORTATION ENGINEERS,INC. I i
B. Regional Growth
The Newport Beach City Traffic Engineer has prepared a list
of specific regional annual growth rates which are associated
with the study area and are summarized as follows:
Newport Boulevard
Coast Highway to North City Limits 1%
Coast Highway
Jamboree Road to Newport Boulevard 1%
Newport Boulevard to West City Limits 2.5%
C. Intersections to be Analyzed
City of Newport Beach Traffic Engineer has identified that
the primary impact from project traffic will be on the site
vicinity intersections of:
1) Superior Avenue @ Placentia Avenue
2) Hospital Road @ Newport Boulevard
3) Coast Highway @ Superior Avenue/Balboa Boulevard
4) Coast Highway @ Prospect Street
5) Coast Highway @ Orange Avenue
6) Coast Highway @ Riverside Drive
7) Coast -Highway @ Dover Drive, Bayshore Drive
Figure 4, on the following page, illustrates the locations of
these intersections.
D. "One Percent Test"
The methodology presented below for . the 1% traffic volume
analysis is the one utilized by the City of Newport Beach.
- Volumes used are the 2 1/2 hour traffic volumes.
- Volumes were extrapolated to the year 1999, 11 years hence.
- Regional annual growth rates were used.
- Traffic volumes associated with the cumulative projects
were added to the extrapolated volumes and 1% of the pro-
jected peak 2 1/2 hour volumes were determined.
- If project traffic exceeded 1% of the projected peak 2 1/2
hour volumes, intersection analyses were conducted for the
impacted intersection.
JUSTIN F. FARMER 7 TRANSPORTATION ENGINEERS,INC. '`�
6p
b�.
r OpN �
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NOTE: Peak 1 Hour is 50% of Peak 2 1/2 Hours FIG
PROJECT TRIP D41STRIBUT'ION 3
PEAK 1 HOUR
JUSTIN F. FARMER 6 TRANSPORTATION ENCINF;ERS.INC.
�� 13
The 1% test conducted at the seven study intersections indi-
cates that the increase at each intersection leg was less
than 18 of the projected 2 1/2 hour peak except, at the
intersection of Superior Avenue with Placentia Avenue. A
level of service analysis was therefore conducted at that
intersection using the Intersection Capacity Utilization
(ICU) procedure. City data forms entitled "l% Traffic
Volume Analysis" for the evening peak hour is included in the
Appendix attached hereto.
E. The ICU Test
The ICU test consists of comparing the capacity of the inter-
section (as developed by the City of Newport Beach) to the
traffic volume on that approach and making a calculation as
to what percent of the green traffic signal time is required
to satisfy that specific approach demand.
City of Newport Beach traffic phasing ordinance sheets were
used in the calculation of the Intersection Capacity
Utilization. Those sheets are also presented in the Appendix
attached hereto. The City assumes that the peak one-hour
traffic will be 50% of the peak 2 1/2 hours; evening peak
hour traffic volumes were determined and are illustrated on
the capacity calculation sheets.
A close look at the ICU calculation sheets suggests that the
project will have a nominal or no impact upon the
intersections of Superior Avenue and Placentia Avenue. The
volume/capacity ratio did not increase after adding project
trips.
Results of that ICU Analysis are listed in the table below:
TABLE 2
SUMMARY OF ICU/LOS
SUPERIOR AVENUE AT PLACENTIA AVENUE
EVENING
PEAR
EXISTING (1988 ) 0.54/A
1999 + CUMULATIVE 0.56/A
SAME + PROJECT 0.56/A
JUSTIN F. FARMER 9 TRANSPORTATION ENGINEERS,INC. ��
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44
al
� � r
i
n
o Inasmuch as the conversion to Medical Office Building will
result in a decrease in the morning peak hour traffic -and an
increase in the evening peak hour traffic, the analysis of
this report was based only on the PM peak hour.
o The City of Newport Beach Traffic Phasing Ordinance was
utilized and information was collected regarding existing
traffic volumes, cumulative project traffic and growth
factors.
o The following intersections were selected to be analyzed
using the above referenced Traffic Phasing Ordinance.
1) Superior Avenue @ Placentia Avenue
2) Hospital Road @ Newport Boulevard
3) Coast Highway •@ Superior Avenue/Balboa Boulevard
4 ) Coast Highway @ Prospect Street
5) Coast Highway @ Orange Avenue
6) Coast Highway @ Riverside Drive
7) Coast Highway @ Dover Drive, Bayshore Drive
o When the 1% test was conducted, project trips were found to
be less than 1% of the projected 2 1/2 hour volumes for all
intersections, except for the intersection of Superior Avenue
with Placentia Avenue. An intersection capacity analysis was
then conducted at that intersection.
o Project traffic will not change the ICU or the level of
service at the intersection of Superior Avenue with •Pl'acent:'ia•••-
Avenue.
If you have any questions, please do not hesitate to call.
Respectfully submitted,
JUSTIN F. FAMM�ySyR�, 'TRANSPORTATION ENGINEERS, INC.
Justin F. Farmer, .P.-E. , President
JFF:SYG/lp
JUSTIN F.FARMER 11 TRANSPORTATION ENGINEERS,INC. B
SUMMARY AND CONCLUSION
o A proposal has been made to convert the General/Medical
Office Complex located at 1501 Superior Avenue in the City of
Newport Beach to accommodate a total of approximately 37,201
square feet of Medical Office Building.
o The site is currently occupied and it is served by three
driveways; from Placentia Avenue to the west, Superior Avenue
to the east and 15th Street to the south.
o Trip generation forecast for the existing and future develop-
ments are summarized as follows:
TRIP GENERATION FORECAST
NEWPORT SUPERIOR MEDICAL PLAZA
1501 SUPERIOR AVENUE
AM PM
IN OUT IN OUT
Proposed Land Use (FUTURE)
Medical Office Building
37,201 Square Feet 0.6 0,2 1.9 8.4
22 7 71 89
Peak 2 1/2 Hours 44 14 142 178
-Existing Land Use (NOW)
- General Office 2.0 0,.4 0.6 1.7
�3.1801 Square Feet 47 10 14 40
- Medical office 0.6 0.2 1.9 2.4
13,400 Square Feet 8 3 25 32
Total 55 13 39 72
Peak 2 1/2 Hours 110 26 7.8 144
Net Change
- Peak i Hour -33 -6 +32 +17
- Peak 2 1/2 Hours -66 -12 +64 +34
NOTE:
- Top number is trip rate and bottom number is the number of
trips
- Peak 2 1/2 hours = Peak 1 hour x 2 (as per City of Newport
Beach)
JUSTIN F. FARMER 10 TRANSPORTATION'ENGINEERS,INC. 17
1% Traffic Volume Analysis
E/W N/S
Intersection SUPERIOR AVENUE/PLACENTIA AVENUE
(Existing Traffic Volumes based on Average inter prldg 1.9 87 PM
Peak 24 Hour Approved �
Approach Existing Regional Projects Projected of,grojected PCoject
Direction Peak 2� Hour Growth Peak 2k Hour Peak 24 Hour Peak Zti,govr ,Peak ik.Hour
Volume Volume Volume Volume Volume -Volume I1
Northbound 981 981 53 1034 10 16
I�
Southbound
1715 1715 43 1758 18 8 it
Eastbound 1813 - _ 1813 95 1908 19 18
Westbound 2002 2002 70 2072 21 10
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 Pr-W ected
Peak 2: Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required. (At northbound approach)
Newport Superior Medical Plaza DATE: 5'9'2
PROJECT:
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1% Traffic Volume Analysis
E/W N/S
Intersection COAST HIGHWAY/BALBOA BOULEVARD—SUPERIOR AVENUE
(Existing Traffic V.'olumes based on Average Winter/Spring 19 8 PM
Peak 21s Hour Approved
Approach Existing Regional Projects Projected 1% of Projected f Project
Direction Peak 2h Hour I Growth Peak 2)1 Hour Peak 2h Hour Peak 2y Hour Peak 2r Hour
Volume Volume Volume Volume Volume.' 'kolyme
Northbound 1861 I 1861 44 1905 19 4
�t
Southbound 3758 3758 60 3818 38 10
;i
l
nd 4794 6114 648 6762 ! 68 8d 4784 5310 794 6104 61 4 ?;
0 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 2z Hour Traffic Volume. Intersection Capatity Utilization.
(I.C.U. ) Analysis is required. <
Newport Superior Medical Plaza DATE:
PROJECT:
,;• r'ORt4
1% Traffic Volume Analysis E/o
Intersection NEWPORT BOULEVARD/HOSPITAL ROAD
(Existing Traffic Volumes based on Average inter pring 9 87 PM
Peak 24 Hour Approved
Approach Eiisting Regional Projects Projected 1' of Projected Project
Direction Peak 24 Hour Growth Peak 2h Hour Peak 2h Hour Peak 2h Hour Peak 2h Hour
Volume Volume Volume Volume Volume Volume
Northbound 4430 4917 263 5180 52 14
Southbound 3896 4325 197 4522 1 45 0
Eastbound 2016 2016 1 60 2076 1 21 _ 8 !
westbound 1045 1045 10 1055 11 2
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.
Newport Superior Medical Plaza DATE: 5-9=88
PROJECT: I_�
1% Traffic Volume Analysis
E/W NIS
Intersection COAST HIGHWAY/ORANGE STREET
(Existing Traffic Volumes based on Average Winter/Spring 19 87)PM
Peak 2 Hour Approved
Approach Existing Regional Projects Projected 1. of Projected . ,Project
Direction Peak 2+ Hour Growth Peak 2>f Hour Peak 21s Hour Peak 24 Hour Peak 2k Hour
i Volume Volume Volume Volume Volume volume
i
I Northbound 452 452 0 452 5 2
5outhbound 205 205 0 205 2 0 �I
Eastbound 3970 i_5062 1 650 5712 57 4
Westbound
t_ 6185 _^ 7886 860 8746 87 4
R 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 2k Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U. ) Analysis is required.
Newport Superior Medical Plaza DATE: 5-9-88
PROJECT:
J �
1% Traffic Volume Analysis N/s
Intersection COAST HIGHWAY/PROSPECT STREET
(Existing Traffic Volumes based on Average Inter pring 9 87 PM
Peak 2y Hour Approved l
Approach Existing Regional Projects Projected 11' of Projected Project
i Direction i Peak 2y Hour Growth Peak 24 Hour Peak 2y Hour Peak 24 Hour Peak 2y Hour II
II ' Volume Volume Volume Volume Volume Volume
?� Northbound 302 302 0 302 3 0
I
Southbound 304 304 1 0 304 3 2
Eastbound 1 3819 4869 l 654 5523 ! 55 6
Westbound
if ! 63 n 3_.. ..__ 8036 860 8896
Project Traffic is estimated to be less than 1% of Projected
R Peak 2)-2 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.
Newport Superior Medical Plaza DATE: 5-9-88
PROJECT:
YJ
1% Traffic Volume Analysis
NS
Intersection COAST /HIGHWAY/DOVER DRIVE—BAYSHORE DRIVE
(Existing Traffic Volumes based on Average Winter/Spring 19 87) PM
Peak 2� Hour Approved
Approach Existing Regional Projects Projected In of Projected Project
Direction Peak 2y Hour Growth Peak 2h Hour Peak 2h Hour Peak 2h Hour Peak 211 Hour
Volume Volume Volume Volume Volume Volume
Northbound 245 245 0 245 2 0 '
.i
Southbound 2990 2990 85 3075 31 4
Eastbound 3683 4088 948 5036 50 2
Westbound
8270 9180 1123 10303 103 2
Project Traffic is estimated to be less than 1% of Projected
Peak 22 Hour Traffic Volume
O 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.
Newport Superior Medical Plaza DATE: 5-9-88
PROJECT: �6
d
1% Traffic/FVolume Analysis
N/S
Intersection COAST HIGHWAY/RIVERSIDE AVENUE
(Existing Traffic Volumes base on AVerage Winter/Spring 19 _ PM
Peak 2y Hour Approved
Approach Existing Regional Projects Projected 1' of Projected Project
Direction Peak 2h Hour Growth Peak 2k Hour Peak 24 Hour Peak 211 Hour Peak 2h Hour
' Volume Volume Volume Volume Volume Volume
t-- --
�' Northbound 61 61 0 61 1 0
Southbound 1247 1247 62 1 1309 1 13 1 2
i Eastbound -5217 5791 1 967 6758 ! 68 4
Vestbound I Sg' 16 6478 1031 7509 75 6
Project Traffic is estimated to be less than 1% of Projected
R 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 it required.
Newport Superior Medical Plaza DATE: 5-9-88
PROJECT:
INTERSECTION CAPACITY UTILIZATION ANALYSIS
INTERSECTION: SUPERIOR AVE (E&W) & PLACENTIA AVE (N&S) 2565
EXIST TRAFFIC VOLUMES BASED ON. AVERAGE DAILY TRAFFIC WINTER/SPRING 1987 PM
-------------------------------------------------------------------------- -----------------
I I EXISTIN(j PROPOSEDI EXISTIN(j EXISTIN(j REGIONAII COMMITTED( PROJECTED I PROJECTI PROJECTI
I Movementl Lanes I Lanes I PEER I V/C I GROWTH I PROJECT I V/C Ratio I Volume I V/C I
I I Capacityl Capacityl Volume I Ratio Volume I Volume I w/o Projectl' I Ratio ]
I I I I I i • I I Volume I I I
I
1 -------------------------------- ------- ---------------------------------------- I
-------
23 --
NL 1 I 1 - 1 5 1 1 1 I
I NT 3200 1 1 311. 0.12 l 1 16 1
III
0.13 4 1 0.13
--------) ----------------- --------- ------
NR 1 1 60 I 1 6 4
- ----------------- -------
SL -1II
1 1600 1 ___---- 1 it 1 0.01 I 1 0 1 0.01 1 2 1 0.01 1
I ------------------ ----------------------------------------------------------------1
I ST 1 1600 1 1 263 1 0.16 * - 1 10 I * 0.17 1 1 0.17*1
-------------------------
------------------------------------------I
SR 1 1600 1 1 463 1 0.29 1 -_ 1 13 1 0.30 1 2 1 0.30
I --------------------------------------------� -------------------------------------I
EL 1 1600 1 ____-_-I 2181 0.14 _ 1 8 I * 0.14 I 4 1 0.14*1
--------- ----------------------------------------------------------------i
ET i 3200 1 __-__-_ 1 442 1 0.14 1 ___-__- 1 3 1 0.16 1 5 1 0.16 1
I ------------------ ---------------- _-_-- _-- -----I
I ER I N.S. 1 1 20 1 I I 9 I 0.03 I 1 -0.03 1
I ----------------------------------------------- --- ------- ---------- ------I
WL 1 16001 1 55I 0.031. 1----12 0.04 I I 2 I 1
0.04
I -------------------------------------------------------------------------------------------1
I WT 1 3200 1 -_---_- 1 7681 0.24 " --_-I 22 I * 0.25 1 13:. 1 0.25*1
---------------------- -------------------------------------I
I WR I N.S. I 1 5 1 ------- -------- 2 1 ---------- 1 1
( EXISTING I.C.U. 1 0.54 1 1
I ---------------------------------------------------------------------------- I
( EXIST + REG GROWTH + COMMITTED W/PROPOSED IMPROVEMENTS I.C.U. I 0.56 1 I
I ---------------------------------------------------------------------------- -------I
1EXISTING + COMMITTED + REGIONAL GROWTH + PROJECT I.C.U. i 0.56 1
---------------------------------------------------------------------------------------------
IXI Projected + project traffic I.C.U. will be less than or equal to 0.90
I J Projected + project traffic I.C.U. will be greater than 0.90
IJ Projected + project traffic I.C.U. w/systems improvement will be
less than or equal to 0.90
l 1 Projected + project traffic I.C.U. with project improvements will-
be less than I.C.U. without project
------------------------------------------ ---------------------------------------^-------
Description of system ,improvement:
Newport Superior Medical Plaza
PROJECT FORM II
��'' a�..�.�--�C '7t�.-8% .•wt. CC v..�I _✓ae, /�te.�tL.. Ce»-n� G•ai.
1501 Superior 196 J `� ✓ ' 2j* L tl
Newport Beach CA o "'-- ?, 12
��P1f7a�
300' ListingCa n6 �v -727i4
424-161-09
April 7, 1988 '`" (�4.Q..c-t�j (J. lGao-�.-. �.LL••-caLGG-o//v yy.r-°-..e.w Ga'�•
Page 1 �n� �� ✓�c�, fir.
G
Allen Boerner/Harbor Newport Richard Johnson Thomas Hallis
1534 Placentia 811 W 15th St #2D 819 15th St #4D
Newport Beach CA 92663 Newport Beach CA 92663 Newport Beach CA 92663
424-161-02 937-36-008 937-36-016
Sue Ann Duesler Deborah Des Jardins John Schild
823 15th St #lA 821 W 15th St VA 815 W 15th St
Newport Beach CA 92663 Newport Beach CA 92663 Newport Beach CA 92663
937-36-001 937-36-009 937-36-017
John Bloecher Nora McUnber T A Dobbie Jr
823 W 15th St #lB 821 W 15th St #3B 2722 Bayshore Dr
Newport Beach CA 92663 Newport Beach CA 92663 Newport Beach CA 92663
937-36-002 937-36-010 937-36-018
Joseph Doino Mary Wu Connie Bernhart
1622 OakSt 864 Cortez Ln 815-05 W 15th St
Burbank CA 91506 Foster City CA 94404 Newport Beach CA 92663
937-36-003 937'-36-011 937-36-019'
I
James McGuire Hugh Milligan Wieslawa Hamrick
823 W 15th St 1D 821 15th St #3D 815 15th St#6C
Newport Beach CA 92663 Newport Beach CA 92663 Newport Beach CA 92651
937-36-004 937-36-012 937-36-020
Richard Horner Anthony Williams Charle Hargrave
811 W 15th St #2A 819 15th St #4A 813 15th St #6D
Newport Beach CA 92663 Newport Beach CA 92651 Newport Beach CA 92663
937-36-005 937=36-013 937-36-021
Alfred Newman John Schild Jeffrey Koester
811 S 15th St #2B 16 Greenmore 741 Prospect Dr
Newport Beach CA 92663 Irvine CA 92715 Glendale CA 91205
937-36-006 937-36-014 937-36-022
John Bloecher Joy Brown Ernest Detmers
1111 Town & Country Rd #22 819 W 15th St #4B 813 W 15th St #6B
Orange CA 92668 Newport Beach CA 92663 Newport Beach CA 92663
937=36-007 937-36-015 937=36-023
1501 Superior 196
Page 2
David Goad George Wilson Robert Caughill
813 15th St #6A 1504 Beech St 426 Bolero Way
Newport Beach CA 92663 South Pasadena CA 91030 Newport Beach CA 92663
937-36-024 424-161-05 425-373-02
No Ruth Richardson Marry Morrison Jack Vance
891 Maple Ave Rt 1 Box 206 218 Morning Canyon Rd
Lindsay CA 93247 Millfield OH 45761 Corona Del Mar, CA92625
424-011-12 424-161-08 425-373-03
Southland Corp Superior Avenue Medical/ Union Lynne Valentine
2828 N Haskell 1600 N Broadway 15 Toulon
Dallas TX 75204 Santa Ana CA 92706 Newport Beach CA 92660
424-012-01 424-16.1-09 425-373-04
Americana Land Associates Rothery-Roh Development Group Russell Carpenter
13921 Artesia Blvd 3561 Howard Ave #102 436 Bolero Way
Cerritos CA 90701 Los Alamitos CA 90720 Newport Beach CA 92663
424-151-04 424-1611-10 425-373-05
Oshowa Industries Hughes Aircraft Cc F Bruce Twichell
1525 Placentia Ave P O Box 45066 Bldg Cl/8116 202 La Jolla
Newport Beach CA 92663 Los Angeles, CA 90045 Newport Beach CA 92660
424-151-05 425-181-01' 425-373-06
i
Mark Kornwasser Donna Warndahl E C Twichell
8222 Melrose Ave 418 Bolero Way 751 Via Lido Soud
Los Angeles, CA 90046 Newport Beach CA 92663 Newport Beach CA 92663
424-151-06 425-372-01 425-373-07
Newport Seaside Inc Milton Meehan Donald Fiduccia
P O Box 1974 2319 Margaret Dr 3278E Leah Dr
Costa Mesa, CA 92628 Newport Beach CA 92663 Dana Point CA 92629
424-161-01 425-372-02 425-373-08
Ben Indes/K & M Enterprises Jeffry Hummel Helen Hix
10000 Jefferson Blvd 15520 Rockfield Blvd #G 452 Bolero Way
Culver City CA 90230 Irvine CA.92781 Newport Beach CA 92663
424-161-02 425-372-03 425-373-09
Roland Peterson James Massey Mary Dyer
129 E Bay St 979-C W Pine St 454 Bolero Way
Newport Beach CA 92661 Upland CA 91786 Newport Beach CA 92663
424-161-03 425-373-01 425-373-10
1501 Superior 196 .
Page 3
Larry Hurlbet Lucille Eglett Frances 0' Meara
456 Bolero Way 455 Bolero Way 425 Bolero Way
Newport Beach CA 92663 Newport Beach CA 92663 Newport Beach CA 92b63
425-373-11 425-373-20 425-373-29
August Reisen Sam Hilton John Randall
460 Bolero Way 453 Bolero Way 425 Bolero Way
Newport Beach CA 92663 Newport Beach CA 92663 Newport Beach CA 92663
425-373-12 425-373-21 425-373-30
Yandel Snell Wanda Schwaneke Marie Pugh
464 Bolero Way 451 Bolero Way 4305 Dana Rd
Newport Beach CA 92663 Newport Beach CA 92663 Newport Beach CA 92663
425-373-13 425-373-22 425-373-51
Thomas Straza Daniel Shehan Jr Cecelia Clock
468 Bolero Way 439• Bolero Way 4307 Dana Rd
Newport BeachCA 92663 Newport Beach CA 92663 Newport Beach CA 92663
425-373-14 425-373-23 • 425-373-52
Peyton Callaway H Bruce Denton Jr Eleanor Olis
467 Bolero Way 437' Bolero Way 4305 Hilaria Way
Newport Beach CA 92663 Newport Beach CA 92663 Newport BeachCA 29663
425-373-15 425-373-24 425-373-40
Margaret Sowers Jacqueline Dover Daniel Denison
465 Bolero Way 435 Bolero Way 4307 Hilaria Way
Newport Beach CA 92663 Newport Beach CA 92663 Newport Beach CA 92663
425-373-16 425-373-25 425-373-41
Henry Storti Nicholas Parker Floriene Launt
463 Bolero Way 433 Bolero Way 4308 Hilaria Way
Newport Beach CA 92663 Newport BeachCA 92663 Newport Beach CA 92663
425-373-17 425-373-26 425-373-42
Forrest Baldwin Annette Kanzler Edward Lutze
5845 Normandie Pl 429 Bolero Way 4304 Hilaria Way
Riverside CA 92504 Newport Beach CA 92663 Newport Beach CA 92663
425-373-18 425-373-27 4425�-37,3x-43
Dorothy George Edna Little
457 Bolero Way 427 Bolero Way
Newport Beach CA 92663 Newport Beach CA 92663
425-373-19 425-373=28 /�
- 1501 superior 196 •
Newport Beach CA SUSAN W. CASE
300' Listing OWNERSHIP LISTING*SERVICE
424-161-09
April 7, 1988 1461 Glenneyre Street, Suite F
Page 1 Laguna Beach, California 92651
714/494-6105
Allen Boerner/Harbor Newport Richard Johnson Thomas Hallis
1534 Placentia 811 W 15th St #2D 819 15th St #4D
Newport Beach CA 92663 Newport Beach CA 92663 Newport Beach CA 92663
424-161-02 937-36-008 937-36-016
Sue Ann Duesler Deborah Des Jardins John Schild
823 15th St #lA 821 W 15th St #3A 815 W 15th St
Newport Beach CA 92663 Newport Beach CA 92663 Newport Beach CA 92663
937-36-001 937-36-009 937-36-017
John Bloecher Nora McUnber T A Dobbie Jr
823 W 15th St #1B 821 W 15th St #3B 2722 Bayshore Dr
Newport Beach CA 92663 Newport Beach CA 92663 Newport Beach CA 92663
937-36-002 937-36-010 937-36-018
Joseph Doino Mary Wu Connie Bernhart
1622 OakSt 864 Cortez In 815-05 W 15th St
Burbank CA 91506 Foster City CA 94404 Newport Beach CA 92663
937-36-003 937-36-011 937-36-019
James McGuire Hugh Milligan Wieslawa Hamrick
823 W 15th St 1D 821 15th St #3D 815 15th St#6C
Newport Beach CA 92663 Newport Beach CA 92663 Newport Beach CA 92651
937-36-004 937-36-012 937-36-020
Richard Horner Anthony Williams Charle Hargrave
811 W 15th St VA 819 15th St #4A 813 15th St #6D
Newport Beach CA 92663 Newport Beach CA 92651 Newport Beach CA 92663
937-36-005 937=36-013 937-36-021
Alfred Newman John Schild Jeffrey Koester
811 S 15th St #2B 16 Greenmore 741 Prospect Dr
Newport Beach CA 92663 Irvine CA 92715 Glendale CA 91205
937-36-006 937-36-014 937-36-022
John Bloecher Joy Brown Ernest Detmers
llll Town & Country Rd #22 819 W 15th St #4B 813 W 15th St #6B
Orange CA 92666 Newport Beach CA 92663 Newport Beach CA 92663
937=36-007 937-36-015 937-36-023
15&1 Superior 196 . •
Page 2
David Goad George Wilson Robert Caughill
813 15th St #6A 1504 Beech St 426 Bolero Way
Newport Beach CA 92663 South Pasadena CA 91030 Newport Beach CA 92663
937-36-024 424-161-05 425-373-02
No Ruth Richardson Marry Morrison Jack Vance
891 Maple Ave Rt 1 Box 206 218 Morning Canyon Rd
Lindsay CA 93247 Millfield OH 45761 Corona Del Mar, CA92625
424-011-12 424-161-08 425-373-03
Southland Corp Superior Avenue Medical/ Union Lynne Valentine
2828 N Haskell 1600 N Broadway 15 Toulon
Dallas Tx 75204 Santa Ana CA 92706 Newport Beach CA 92660
424-012-01 424-161-09 425-373-04
Americana Land Associates Rothery-Roh Development Group Russell Carpenter
13921 Artesia Blvd 3561 Howard Ave #102 436' Bolero Way
Cerritos CA 90701 Los Alamitos CA 90720 Newport Beach CA 92663
424-151-04 424-1611-10 425-373-05
Oshowa Industries Hughes Aircraft Cc F Bruce Twichell
1525 Placentia Ave P O Box 45066 Bldg C1/8116 202 La Jolla
Newport Beach CA 92663 Los Angeles, CA 90045 Newport Beach CA 92660
424-151-05 425-181-01: 425-373-06
Mark Kornwasser Donna Warndahl E C Twichell
8222 Melrose Ave 418 Bolero Way 751 Via Lido Soud
Los Angeles, CA 90046 Newport Beach CA 92663 Newport Beach CA 92663
424-151-06 425-372-01 425-373-07
Newport Seaside Inc Milton Meehan Donald Fiduccia
P 0 Box 1974 2319 Margaret Dr 32786 Leah Dr
Costa Mesa, CA 92628 Newport Beach CA 92663 Dana Point CA 92629
424-161-01 425-372-02 425-373-08
Ben Indes/K & M Enterprises Jerry Hummel Helen Hix
10000 Jefferson Blvd 15520 Rockfield Blvd #G 452 Bolero Way
Culver City CA 90230 Irvine CA,92781 Newport Beach CA 92663
424-161-02 425-372-03 425-373-09
Roland Peterson James Massey Mary Dyer
129 E Bay St 979-C W Pine St 454 Bolero Way
Newport Beach CA 92661 Upland CA 91786 Newport Beach CA 92663
424-161-03 425-373-01 425-373-10
1501 ,Superior 196 • •
Page 3
Larry Hurlbet Lucille Eglett Frances 01 Mears.
456 Bolero Way 455 Bolero Way 425 Bolero Way
Newport Beach CA 92663 Newport Beach CA 92663 Newport Beach CA 92663
425-373-11 425-373-20 425-373-29
August Reisen Sam Hilton John Randall
460 Bolero Way 453 Bolero Way 425 Bolero Way
Newport Beach CA 92663 Newport Beach CA 92663 Newport Beach CA 92663
425-373-12 425-373-21 425-373-30
Yandel Snell Wanda Schwaneke Marie Pugh
464 Bolero Way 451 Bolero Way 4305 Dana Rd
iVdwport Beach CA 92663 Newport Beach CA 92663 Newport Beach CA 92663
425-373-13 425-373-22 425-373-51
Thomas Straza Daniel Shehan Jr Cecelia Clock
468 Bolero Way 439' Bolero Way 4307 Dana Rd
Newport BeachCA 92663 Newport Beach CA 92663 Newport Beach CA 92663
425-373-14 425-373-23 425-373-52
Peyton Callaway H Bruce Denton Jr Eleanor Olis
467 Bolero Way 437 Bolero Way 4305' Hilaria Way
Newport Beach CA 92663 Newport Beach CA 92663 Newport BeachCA 29663
425-373-15 425=373-24 425-373-40
Margaret Sowers Jacqueline Dover Daniel Denison
465 Bolero Way 435 Bolero Way 4307 Hilaria Way
Newport Beach CA 92663 Newport Beach CA 92663 Newport Beach CA 92663
425-373-16 425-373-25 425-373-41
Henry Storti Nicholas Parker Floriene Launt
463 Bolero Way 433 Bolero Way 4308 Hilaria Way
Newport Beach CA 92663 Newport BeachCA 92663 Newport Beach CA 92663
425-373-17 425-373-26 425-373-42
Forrest Baldwin Annette Kanzler Edward Lutze
5845 Normandie P1 429 Bolero Way 4304 Hilaria Way
Riverside CA 92504 Newport Beach CA 92663 Newport Beach CA 92663
425-373-18 425-373-27 425-373-43
Dorothy George Edna Little
457 Bolero Way 427 Bolero Way
Newport Beach CA 92663 Newport Beach CA 92663
425-373-19 425=373.28
3004 RADIOS
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02-219- 01
TRAFFIC STUDIES
APPLICANT: CONSULTANTS:
NAME: ' /Sb/ SoyAklZb,T
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CITY OF NEWPORT BEACH RECEIPT
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RECEIVED FROM 1501 O`w
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l CITY OF NEWPORT BEACH
DEMAND FOR PAYMENT COPY
Date June 14, 1988
Demand Of: •Justin F. Farmer
Address: 207 South-Brea Boulevard
Brea, California 92621
In the amount of $ 2,712.50
ITEM OF EXPENDITURE BUDGET # AMOUNT
Professional services rendered re traffic and circula-
tion study for medical office building - Superior
Avenue Invoice #F571 02-219-01
TOTAL $2,712.50
Approved For Payment:
epartmen Head
A dited nd Approved:
Finance Director
JUSJIN F. FARMER
TRANSPORTATION ENGINEERS INC. f ;
5. BREA BLVD.
A, CALIFORNIA 92621
(714) 671-0226
INVOICE
City Of Newport Beach June 8, 1988
3300 Newport Blvd.
Newport Beach, Ca. . 92658
Attn: Ms . Patricia Lee Temple
Environmental Coordinator Invoice #F571
Re: Traffic and Circulation Study
Medical Office Building
Superior Ave.
Newport Beach
Our File #F571
Billing Period: April 12, 1988 through June 8, 1988
FOR THE FOLLOWING SERVICES: Visit Project Site, Analyze
One Site Plan, Prepare and Deliver Traffic Study
Total Lump Sum Bid $2,712.50
TOTAL AMOUNT DUE $2,712.50
pyou.
. •Farmer. P.E. , President '
JFFesf
APPROVED FOR Pffit"MENT
BY
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Report On:
TRAFFIC & CIRCULATION STUDY
HERITAGE BANK SITE
NEWPORT SUPERIOR MEDICAL PLAZA
1501 SUPERIOR AVENUE
NEWPORT BEACH, CALIFORNIA 92660
PER CITY OF NEWPORT BEACH
TRAFFIC PHASING ORDINANCE
Prepared For:
CITY OF NEWPORT BEACH
MS. PATRICIA LEE TEMPLE
ENVIRONMENTAL COORDINATOR
3300 NEWPORT BOULEVARD
NEWPORT BEACH, CALIFORNIA 92658
Prepared By:
JUSTIN F. FARMER, ^-
TRANSPORTATION ENGINEERS, INC.
207 SOUTH BREA BOULEVARD
BREA, CALIFORNIA 92621
(714) 671-0226
May 10, 1988
Our File F571
TABLE OF CONTENTS
INTRODUCTION & PROJECT DESCRIPTION . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
Trip Generation Forecast . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
Figure 1 - Site Vicinity Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
Figure 2 - Project Site Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
Table 1 - Trip Generation Forecast . . . . . . . . . . . . . . . . . . . . . 4
Trip Distribution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
Traffic Impact Analysis . . . . . . . . . . . . . . . . . . . . . . . 5
Figure 3 - Project Trip Distribution . . . . . . . . . . . . . . . . . . . . 6
Figure 4 - Study Intersections . . . . . . . . . . . . . . . . . . . . . . 8
Table 2 - Summary of ICU/LOS . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
SUMMARY AND CONCLUSION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
APPENDIX
JUSTIN F. FARMER TRANSPORTATION ENGINEERS,INC.
INTRODUCTION & PROJECT DESCRIPTION
At the present time the development at 1501 Superior Avenue in
the City of Newport Beach is a multi-use type of development
containing both General and Medical offices.
The general office building contains approximately 23,801 square
feet and the medical office contains 13,400 square feet. The
proposal is to convert the general office to medical office
building, i.e. , the entire project would produce a total of
37, 201 square feet of medical office building. Existing accesses
to the site are from Placentia Avenue to the west, Superior
Avenue to the east and 15th Street to the south.
Figure 1, on the following page, illustrates the Project Site
Vicinity Map while Figure 2, Page 3, is the Project Site Plan.
The purposes of this report are to:
1) Forecast the amount and distribution of traffic of the
proposed land use and determine the net change in traffic
patterns as a result of converting the existing land uses to
medical office only.
2) Assess the impact the project will have upon the adjacent
street system, per the City's Traffic Phasing Ordinance.
Data pertaining to this project was obtained from the City of
Newport Beach active file. This data houses peak hour traffic
counts, peak 2-1/2 hour traffic counts, additional traffic as a
result of cumulative projects and previous traffic analyses
which were performed for the same parcel prior to construction.
The data and the analysis is presented in the following pages.
TRIP GENERATION FORECAST
Daily and peak hour trip generation for projects such as that
being proposed here is normally expressed in terms of trip ends
per 1,000 square feet (KSF) of gross floor area. A trip is
defined as a one-way vehicular journey either to or from the
site, or it may be a journey totally within the site. The latter
is usually referred to as an internal trip. Each trip will have
two trip ends, one at the beginning and one at the end of the
destination. Because of the nature of the proposed project,
there will be a minimal number of internal trips.
JUSTIN F. FARMER 1 TRANSPORTATION ENGINEERS,INC.
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SITE VICINITY MAP 1
JUSTIN F. FARMER 2 TRANSPORTATION ISNCINrKRS, INC.
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JUSTIN F. FARMER 3 i'KAnlSrokrA-no-, r';n'clNei:kS. IN'c.
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Traffic generation forecasts have been prepared for the proposed
project based upon trip generation factors as compiled by the
City of Newport Beach. Traffic currently generated by the
existing development was calculated and compared with future
traffic to arrive at a net change. Table 1, below, summarizes
the trip generation forecasts. It indicates a net decrease in
the number of trips during the morning peak hour and a net
increase during the evening peak hour. A primary reason for the
decrease during the morning peak and the increase during the
evening peak is the different type of land use and operation
associated with the medical office building, as compared to the
general office building.
W TABLE 1
TRIP GENERATION FORECAST
NEWPORT SUPERIOR MEDICAL PLAZA
1501 SUPERIOR AVENUE
36,888 SQUARE FEET
AM PM
IN OUT IN OUT
Proposed Land Use (FUTURE)
Medical Office Building
37,201 Square Feet 0 .6 0.2 1. 9 8.4
22 7 71 89
Peak 2 1/2 Hours 44 14 142 178
Existing Land Use (NOW)
- General Office 2. 0 0.4 0.6 1.7
23,801 Square Feet 47 10 14 40
- Medical Office 0. 6 0.2 1. 9 2.4
13,400 Square Feet 8 3 25 32
Total 55 13 39 72
Peak 2 1/2 Hours 110 26 78 144
Net Change
- Peak 1 Hour -33 -6 +32 +17
- Peak 2 1/2 Hours -66 -12 +64 +34
NOTE:
- Top number is trip rate and bottom number is the number of
trips
- Peak 1 hour is 50% of peak 2 1/2 hours as per City of
Newport Beach
JUSTIN F. FARMER 4 TRANSPORTATION ENGINEERS,INC.
li
TRIP DISTRIBUTION
It is recognized that the distribution of project trips will vary
considerably, depending upon the type of land use proposed, the
day of the week and the time of the day. For an office
development, the morning and evening peak hours are critical time .
periods. The predominant trip maker during both hours is the
employee and the trip will be a home-work journey. As a
consequence, the trip distribution is based, to a large degree,
on the spatial location of'residences in the service area of the
site. Trip distribution patterns are, however, different for a
medical office building where trips are made predominantly by
patients and medical staff. General trip length associated with
such proposed medical office building would be less than those
associated with general office, i.e. , the medical office is
proposed to attract more trips from the surrounding vicinity than
general office would.
Based on familiarity with traffic patterns near the study area,
the location of potential users and the observation of peak hour
traffic, directional distribution patterns were determined and
were used to forecast the distribution of project trips.
Inasmuch as Table 1 indicates a net decrease in trips during the
AM peak hour, morning peak hour trip distribution is not needed
for this analysis.
Figure 3 on the following page, graphically illustrates the
evening peak hour trip distribution for the subject project.
TRAFFIC IMPACT ANALYSIS
Inasmuch as the trip generation forecast presented in Table 1
indicates that there will be a decrease in traffic volumes during
the morning peak hour as a result of the project, only the
evening peak hours will be considered in the following section of
this analysis .
A. Cumulative Projects
The City of Newport Beach' s traffic engineering staff has
completed a list of cumulative projects which may impact this
portion of the City' s street network. The list includes 93
projects, of which approximately 65% are not occupied, 10%
are fully occupied, and 25% are partially occupied.
JUSTIN F. FARMER 5 TRANSPORTATION ENGINEERS,INC.
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PROJECT TRIP DISTRIBUTION 3
PEAK 1 HOUR
JUSTIN F. FARMER 6 TRANSPORTATION ENCINEERS,lNC.
B. Regional Growth
The Newport Beach City Traffic Engineer has prepared a list
of specific regional annual growth rates which are associated
with the study area and are summarized as follows:
Newport Boulevard
Coast Highway to North City Limits 1%
Coast Highway
Jamboree Road to Newport Boulevard 1%
Newport Boulevard to West City Limits 2.5%
C. Intersections to be Analyzed
City of Newport Beach Traffic Engineer has identified that
the primary impact from project traffic will be on the site
vicinity intersections of:
1) Superior Avenue @ Placentia Avenue
2) Hospital Road @ Newport Boulevard
3) Coast Highway @ Superior Avenue/Balboa Boulevard
4) Coast Highway @ Prospect Street
5) Coast Highway @ Orange Avenue
6) Coast Highway @ Riverside Drive
7) Coast Highway @ Dover Drive, Bayshore Drive
Figure 4, on the following page, illustrates the locations of
these intersections.
D. "One Percent Test"
The methodology presented below for the 1% traffic volume
analysis is the one utilized by the City of Newport Beach.
- Volumes used are the 2 1/2 hour traffic volumes. _-
- Volumes were extrapolated to the year 1999 , 11 years hence
- Regional annual growth rates were used-----
- Traffic volumes associated with the cumulative projects
were added to the extrapolated volumes and 1% of the pro-
jected peak 2 1/2 hour volumes were determined.
- If project traffic exceeded 1% of the projected peak 2 1/2
hour volumes, intersection analyses were conducted for the
impacted intersection.
JUSTIN F. FARMER 7 TRANSPORTATION ENGINEERS,INC.
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STUDY INTERSECTIONS FIG
4
JUSTIN F. FARMER 8 TRANSPORTATION ENGINEERS. INC.
I
The 1% test conducted at the seven study intersections indi-
cates that the increase at each intersection leg was less
than 1% of the projected 2 1/2 hour peak except, at the
intersection of Superior Avenue with Placentia Avenue. A
level of service analysis was therefore conducted at that
intersection using the Intersection Capacity Utilization
(ICU) procedure. City data forms entitled "1% Traffic
Volume Analysis" for the evening peak hour is included in the
Appendix attached hereto.
E. The ICU Test
The ICU test consists of comparing the capacity of the inter-
section (as developed by the City of Newport Beach) to the
traffic volume on that approach and making a calculation as
to what percent of the green traffic signal time is required
to satisfy that specific approach demand.
City of Newport Beach traffic phasing ordinance sheets were
used in the calculation of the Intersection Capacity
Utilization. Those sheets are also presented in the Appendix
attached hereto. The City assumes that the peak one-hour
traffic will be 50% of the peak 2 1/2 hours; evening peak
hour traffic volumes were determined and are illustrated on
the capacity calculation sheets.
A close look at the ICU calculation sheets suggests that the
project will have a nominal or no impact upon the
intersections of Superior Avenue and Placentia Avenue. The
volume/capacity ratio did not increase after adding project
trips.
Results of that ICU Analysis are listed in the table below:
TABLE 2
SUMMARY OF ICU/LOS
SUPERIOR AVENUE AT PLACENTIA AVENUE
EVENING
PEAR
EXISTING (1988 ) 0 .54/A
r' 19* CUMULATIVE 0.56/A
SAME + PROJECT 0.56/A
JUSTIN F. FARMER 9 TRANSPORTATION ENGINEERS,INC.
SUMMARY AND CONCLUSION
o A proposal has been made to convert the General/Medical
Office Complex located at 1501 Superior Avenue in the City of
Newport Beach to accommodate a total of approximately 37,201
square feet of Medical Office Building.
o The site is currently occupied and it is served by three
driveways; from Placentia Avenue to the west, Superior Avenue
to the east and 15th Street to the south.
o Trip generation forecast for the existing and future develop-
ments are summarized as follows.:
TRIP GENERATION FORECAST
NEWPORT SUPERIOR MEDICAL PLAZA
1501 SUPERIOR AVENUE
AM PM
IN OUT IN OUT
Proposed Land Use (FUTURE)
Medical Office Building
37,201 Square Feet 0.6 0.2 1. 9 8.4
22 7 71 89
Peak 2 1/2 Hours 44 14 142 178
Existing Land Use (NOW)
- General Office 2.0 0.4 0.6 1. 7
23,801 Square Feet 47 10 14 40
- Medical Office 0.6 0.2 1. 9 2.4
13,400 Square Feet 8 3 25 32
Total 55 13 39 72
Peak 2 1/2 Hours 110 26 78 144
Net Change
- Peak 1 Hour -33 -6 +32 +17
- Peak 2 1/2 Hours -66 -12 +64 +34
NOTE:
- Top number is trip rate and bottom number is the number of
trips
- Peak 2 1/2 hours = Peak 1 hour x 2 (as per City of Newport
Beach)
JUSTIN F.FARMER 10 TRANSPORTATION ENGINEERS,INC.
o Inasmuch as the conversion to Medical Office Building will
result in a decrease in the morning peak hour traffic and an
increase in the evening peak hour traffic, the analysis of
this report was based only on the PM peak hour.
o The City of Newport Beach Traffic Phasing Ordinance was
utilized and information was collected regarding existing
traffic volumes, cumulative project traffic and growth
factors.
o The following intersections were selected to be analyzed
using the above referenced Traffic Phasing Ordinance.
1) Superior Avenue @ Placentia Avenue
2) Hospital Road @ Newport Boulevard
3) Coast Highway @ Superior Avenue/Balboa Boulevard
4 ) Coast Highway @ Prospect Street
5) Coast Highway @ Orange Avenue
6 ) Coast Highway @ Riverside Drive
7) Coast Highway @ Dover Drive, Bayshore Drive
o When the 1% test was conducted, project trips were found to
be less than 1% of the projected 2 1/2 hour volumes for all
intersections, except for the intersection of Superior Avenue
with Placentia Avenue. An intersection capacity analysis was
then conducted at that intersection.
o Project traffic will not change the ICU or the level of
service at the intersection of Superior Avenue with •Placentia—
Avenue-.
If you have any questions, please do not hesitate to call.
Respectfully submitted,
JUSTIN F. FARMER, TRANSPORTATION ENGINEERS, INC.
Z2
�pr Justin F. Farmer, P.E. , President
JFF:SYG/lp
JUSTIN F. FARMER 11 TRANSPORTATION ENGINEERS,INC.
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1% Traffic Volume Analysis
E/W NIS
Intersection SUPERIOR AVENUE/PLACENTIA AVENUE
(Existing Traffic Volumes based on Average Winter Spring 19 87)PM
Peak 2; Hour Approved ��
Approach Existing Regional Projects Projected 1� of Projected Pro'ect
FDirection Peak 2k Hour Growth Peak 21, Hour Peak 2s Hour Peek 2i Hour Peak 24 Hour i
Volume I Volume Volume Volume Volume Volume I�
Northbound 981 981 53 1034 10 16
southbound 1715 — 1715 43 1758 18 8
Eastbound 1813 _ 1813 1 95 1908 19 18
Westbound
IL 2002 _ _ 2002 70 2072 21 10
i
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
® Peak 2z Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U. ) Analysis is required. (At northbound approach)
Newport Superior Medical Plaza DATE: 5-9-88
PROJECT:
GnDM T
1% Traffic Volume Analysis E/o
Intersection NEWPORT BOULEVARD/HOSPITAL ROAD
(Existing Traffic Volumes. based on Average inter Spring 19 87)PM
Peak 215 Hour Approved I'
Approach Existing Regional Projects Projected 1' of Projected Project
Direction Peak 2� Hour Growth Peak 2h Hour Peak 21s Hour Peak 2h Hour Peak 2y Hour
Volume Volume Volume Volume Volume Volume
-r_ 1
Northbound 1 4430 4917 263 5180 52 14
5outhbound 3896 E4325 197 4522 45 0
li
i
Eastbound 2016 _ 2016 60 2076 ! 21 8 i
westbound I 1045 1045 10 1055 11 2
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.
Newport Superior Medical Plaza
Ao Pe DATE: 5-9-88
PROJECT:
1% Traffic Volume Analysis
E/W N/S
Intersection COAST HIGHWAY/BALBOA BOULEVARD—SUPERIOR AVENUE
(Existing Traffic Volumes based on Average Winter pring 19. 8 PM
r Peak 215 Hour Approved
Approach Existing I Regional Projects Projected I of Projected Project
Direction Peak 2h Hour 1 Growth Peak 211 Hour Peak 235 Hour Peak 2, Hour Peak 2h Hour l�
Volume Volume Volume Volume Volume Volume �
Northbound 1861 1861 44 1905 19 4
Southbaund 3758 3758 I 60 3818 i 38 10 �
;i
Eastbound 4794 6114 i 648 6762 68 - 8
Westbound 4784 5310 794 6104 61 4
:i
a 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.
Newport Superior Medical Plaza DATE: 5-9-88
PROJECT:
FORM 1
1% Traffic Volume Analysis
E/W N/S
Intersection COAST HIGHWAY/PROSPECT STREET
(Existing Traffic Volumes based on Average Winter Spring 19 87) PM
r--
Peak 2h Hour Approved `
11 Approach Existing Regional Projects Projected U of Projected Project li
II Direction t Peak 2� Hour I Growth Peak 2k Hour Peak 2k Hour Peak 2� Hour Peak 2$ Hour I�
Volume Volume Volume Volume volume Volume
' I
'i tlortnbound 302 302 0 302 3 0 i.
Southbound I 304 I 304 0 1 304 3 2 I�
t_
l� Eastbound ` 3819 4869 j 654 5523 55 6
Westbound !
If ! 6903 i 8036 860 8896 89 6 I
Project Traffic is estimated to be less than 1% of Projected
FRI Peak 2z Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected
Peak 2z Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U. ) Analysis is required.
Newport Superior Medical Plaza DATE: 5-9-88
PROJECT:
1% Traffic Volume Analysis
E/W I N/S
Intersection COAST HIGHWAY/ORANGE STREET
(Existing Traffic Volumes based on Average Winter Spring 19 87)PM
Approach
� Peak io Hour Approved
Rporaach Existing Regional Projects Projected 1% of Projected Project !
Direction Peak 2k Hour I Growth Peak 2> Hour Peak 2k Hour Peak 24 Hour Peak 2> Hour I)
Volume Volume Volume Volume Volume Volume
it
Northbound 452 452 0 452 5 2 i.
Southbound i 205 205 0 205 2 0 j
Eastbound 1 , i
i 3970 _5062 i 650 5712 ! 57 4
Westbound
6185 7886 860 1 8746 87 4 I
Project Traffic is estimated to be less than 1% of Projected
M Peak 22 Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected
Peak 2z Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U. ) Analysis is required.
Newport Superior Medical Plaza DATE: 5-9-88
PRn,lprr•
1% Traffic Volume Analysis
A/W N/S
Intersection COAST HIGHWAY RIVERSIDE AVENUE
(Existing Traffic Volumes ase on verage Winter Spring 19 EFPM
—_ Peak 2� Hour Approved
approach Existing Regional Projects Projected I. of Projected Project
Direction Peak 2a, Hour Growth Peak 2h Hour Peak 2's Hour Peak 2k Hour Peak 2h Hour
Volume Volume Volume Volume Volume Volume
:iorthbound 61 61 0 61 1 0
j Southbound 1247 1247 62 ( 1309 13 2
' Eastbound jf-- 1 5217
i 5791 i 967 6758 68 _ 4
Westbound i
6478 _ 1031 1 7509 75 6
O 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 O
Peak 2z Hour Traffic Volume. Intersection Capacity Utilization
(I.C,.U. ) Analysis is required.
Newport Superior Medical Plaza DATE: 5-9-88
PRI1,lFfT
1% Traffic Volume Analysis
E/W N/S
Intersection COAST HIGHWAY/DOVER DRIVE—BAYSHORE DRIVE
(Existing Traffic Volumes based on Average inter pring 19 87 PM
Peak 2; Hour Approved
Approach Existing Regional Projects Projected 10. of Projected Project
Direction Peak 2� Hour Growth Peak 2k Hour Peak 2y Hour Peak 2y Hour Peak 2k Hour
Volume Volume Volume Volume Volume Volume
Northbound 245 245 0 245 2 0
Southbound 2990 2990 1 85 3075 1 31 4 t
Eastbound 3683 + 4088 I 948 5036 i 50 2
Nestbound 8270 9180 1123 10303 103 2
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.
Newport Superior Medical Plaza DATE: 5-9-88
PROJECT:
INTERSECTION CAPACITY UTILIZATION ANALYSIS
INTERSECTION: SUPERIOR AVE (E&W) & PLACENTIA AVE (N&S) 2565
EXIST TRAFFIC VOLUMES BASED ON AVERAGE DAILY TRAFFIC WINTER/SPRING 1987 PM
---------------------------------------------------------------------------------------------
I IEXISTING PROPOSEDIEXISTING EXISTING REGIONALICOMMITTEDI PROJECTED I PROJEC71 PROJECI'l
I Movementl Lanes I Lanes I PK HR I V/C I GROWTH I PROJECT I V/C Ratio I Volume I V/C I
I I Capacity) Capacity) Volume I Ratio I volume I Volume I w/o Projectl I Ratio I
I I I I I I I I volume I I ' I
I -------------------------------------------------------------------------------------------i
I NL 1 1 23 1 _ 1 5 1 1 1
I --------} ------------------} -----------------------------------------------I
I NT 3200 1 1 311. 0.12 1 _ 1 16 1 0.13 1 4 1 0.13
I --------} ------------------} -----------------------------------------------I
I NR 1 1 60 1 - 1 6 I I 4 1 I
I -------------------------------------------------------------------------------------------I
1 SL 1 1600 1 1 11 1 0.01 1 - 1 0 1 0.01 1 2 1 0.01 i
I -------------------------------------------------------------------------------------------I
1 ST 1 1600 1 1 263 1 0.16 * _--- 1 10 1 * 0.17 1 1 0.17*1
I ------------------------------------------------- -------------------------------------I
1 SR 1 1600 1 1 463 1 0.29 1 _--_ 1 13 1 0.30 1 2 1 0.30
I ------------------------------------------------- -------------------------------------I
I EL 1 1600 1 1 2181 0.14 * __-- 1 8 I * 0.14 1 4 1 0.14*1
I ------------------------------------------------- -------------------------------------I
1 ET 1 3200 1 1 442 1 0.14 1 _ 1 3 1 0.16 I 5 1 0.16 1
I -------------------------------------------------------------------------------------------I
I ER I N.S. 1 1 20 1 1 __-1 9 I 0.03 I 1 0.03 1
I ------------------------------------------------- -------------------------------------I
I WL 1 1600 1 1 55 1 0.03 1 _--- 1 12 1 0.04 1 2 1 0.04 1
I ------------------------------------------------- -------------------------------------I
I WT 1 3200 1 1 %68 1 0.24 * --__ 1 22 1 * 0.25 1 3 1 0.25*1
I ------------------------------------------------- --------=----------------------------i
i WR I N.S. I 1 5 1 1 - 1 2 1 ---------- 1 1 I
--------------------------- ---------------1
( EXISTING I.C.U. 1 0.54 1 I
1 ---------------------------------------------------------------------------- i
( EXIST + REG GROWTH + COMMITTED W/PROPOSED IMPROVEMENTS I.C.U. 1 0.56 1 i
1 ---------------------------------------------------------------- ---------------------------I
( EXISTING + COMMITTED + REGIONAL GROWTH + PROJECT I.C.U. 1 0.56 i
--------------------------------------------------------------------------------------------•
iXl Projected + project traffic I.C.U. will be less than-oi- equal to 0.90
I J Projected + project traffic I.C.U. will be greater than 0.90
1J Projected + project traffic I.C.U. w/systems improvement will be
less than or equal to 0.90
J Projected + project traffic I.C.U. with project improvements will,.
be less than I.C.U. without project
-----------------------------------------------------------------------------------------
Description of system improvement:
Newport Superior Medical Plaza
PROJECT FORM II