HomeMy WebLinkAboutTPO072_CORPORATE CIVIC PLAZA TP0072
1
aEW PO
CITY OF NEWPORT BEACH
P.O.BOX 1768,NEWPORT BEACH, CA 92659.1768
qC/FO R�
PLANNING DEPARTMENT (714) 644-3225
February 7, 1992'
Mr. Tom Redwitz
Vice President
The Irvine Company
550 Newport Center Drive
PO Box I
Newport Beach, CA 92658
RE: Contract Augmentation Request for Library Exchange Agreement Traffic Analy*is
Dear Tom,
The City has received a contract augmentation request from LSA to cover out of scope extra
work performed for the Library Exchange Agreement during the period July through
November 1991 (letter of January 22, 1992 attached). The letter requests a budget increase
of $533.60, which would bring the total budget for this project to $18,533.60.
A budget augmentation request of$5000 was originally submitted by ISA on November 25,
1991(copy attached). Although the terms of the contract specifically require prior
authorization for extra work, the City indicated that it would support a contract
augmentation of$533.60 to cover the work performed by LSA from July through November,
1991 (attached letter of January 14, 1992). Since $1466.40 remained in the budget after
completion of in-scope tasks, this augmentation would allow $2000 for the extra work
completed by LSA.
As indicated above, a prior authorization clause is standard in City consultant contracts.
Although we understand how project pressures can make it difficult to stay on top of
administrative matters, we also expect our consultants to exercize reasonable diligence in
monitoring the status of contracts and to notify us promptly whenever problems arise. In
this case, we were very surprised to receive an extra work request more than four months
after this out-of-scope work was begun. Because the City has had a good working
relationship with I.SA in the past, we were willing to partially accomodate their request on
this occasion. We wish to assure The Irvine Company that the City views this as an isolated
incident, and such requests will not be routinely approved in the future.
3300 Newport Boulevard, Newport Beach
Mr. Tom Redwitz
February 7, 1992
I apologize for any inconvenience this may cause. If you concur with the City's position,
please submit a check for $613.64 to cover LSMs $533.60 extra work request plus 159o' City
review fee. If you wish to discuss this matter please do not hesitate to call.
Very truly yours,
PLANNING DEPARTMENT
JAMES D. HEWICKER, hector
By: Vµ^
J bn H. Douglas, CP
onmental Coordinator
cc: Pat Temple
Rich Edmonton
F.\.»\LWRARY\TIGBDGTXTR
r
,K � It�ELtIVc-v
PLANNING DEPART EN) LSA Associates,Inc.
CITY OF NEWPORT BEACH Environmental Assessment
Transportation Engineering
ResourceLSA
anagement
AM FEB 61992 4M Community Plan'ng
IJl 1 $
71 ►911U►ll►121 3 4 5 6 Environmental Restoration
�► 12► ► t ► I
Prtncipals January22, 1992
RobBalen
Les Card John Douglas
Jim Culver Environmental Coordinator
Georgexnrilko City of Newport Beach
CarollynLobell 3300 Newport Boulevard
BaMayer Fay Aloe Newport Beach, CA 92663
Rob Schonholtz
Malcolm Sproul Subject: Budget Contract Amendment Request - Corporate Plaza and
Associates GPA library Transfer
Michael Cale Dear John:
Lyn Calerdine
Connie Calica In response to your letter dated January 14, 1992, LSA Associates, Inc. (LSA)
Gary Dow
Kevin Fincher has revised the November 24, 1991, Budget Contract Amendment Request
Steve Granholm letter and, as recommended In your letter, LSA accepts your budget augment
Richard Grassetti of$533.60, bringing the total contract amount to $18,533.60.
Roger Harris
ArtHomrighausen As indicated in our previous letter, LSA completed the tasks outlined in the
RobertHrubes
GinaJnrickp scope of work letter dated April 8, 1991, and submitted to the City for their
Benson Lee review on June 28, 1991. At the end of June, LSA had expended $16,533.60
Rob McCann towards scope of work tasks, with $1,466.60 remaining in the budget.
Sabrina Nicholls
BothPadon Between July and November, ISA prepared and submitted to the City for
HarrAntho yPetros their review additional out of scope tasks, as follows:
AnthonyPztros
AmyRndell
Dean Williams
Jill Wilson Alternatives Analysts
On July 18, 1991, LSA was requested to prepare an alternatives analysis for
the library exchange agreement. The following three alternatives were Identi-
fied:
• Alternative 1 - No Project/Development under the existing General
Plan.
• Alternative 2 - Development of new library on site of existing Civic
Plaza facility.
01/22/92(I:\CNE001UNVOICE.LTR)
One Park Plaza,Saite5o0 Telephone 714553-0666
Irvine,California 92714 Facsimile 714553-8076
LSA Associates,Inc
• Alternative 3 - Transfer of Development Rights between the existing
Civic Plaza and the proposed Newport Village library
site only.
The request was made to conduct a trip generation comparison for Alterna-
tives 2 and 3, and to provide a brief description of the traffic and circulation
as a result of these alternatives. The traffic and circulation analysis for Alter-
native 1 was not required, as this alternative had been analyzed and docu-
mented in previous EIRs.
New City Traffic Model Database
As part of a second round of comments raised by the City in its review of the
June 28, 1991, studies, LSA was requested to revise the technical studies
based on new traffic data that were not previously available. The studies
were revised to include:
• Existing and year 2010 daily traffic volumes, approved by Rich
Edmonston at the City of Newport Beach, and consistent with the
City's most current General Plan Traffic Model. This included daily
traffic volumes for Avocado Avenue south of San Miguel.
• A Traffic Phasing Ordinance (TPO) analysis for Civic and Corporate
Plazas that included the intersection at Avocado and Pacific Coast
Highway.
• Refined trip distributions that Included Avocado, and were consistent
with the TPO and the General Plan level analysis.
• An expanded discussion explaining why intersections over 0.90 ICU in
the TPO analysis are not considered a significant impact.
These studies were then submitted to Don Simpson, Rich Edmonston, and
Patty Temple at the City of Newport Beach and to Mike Erikson and Tom
Redwitz at The Irvine Company for their review on September 13, 1991.
Additional Revisions
As a result of additional changes requested by the City of Newport Beach and
changes to the project description, the September 13, 1991, studies were
revised and submitted to Marie Gilliam and Rich Edmonston on October 23,
1991. Per discussions with Rich Edmonston, the latest round of revisions
and clarifications to the technical studies were made to reflect:
01/22/92(1.%CNB001\JNV010E.LIR) 2
I
LSA Assadates,Inc.
• The transfer of 35,000 square feet office from Newport Village to Civic
Plaza, which resulted In the new office added being reduced from
57,150 square feet to 22,150 square feet; and
The name change from Pelican Hill Road to Newport Coast Drive.
Subsequent to this.submittal, LSA was requested by Rich Edmonston to revise
the ICU calculations at three intersections to maintain consistency between
these traffic studies and similar studies submitted to the City. Although our
ICU analyses were technically correct, they were not consistent with the
City's ICU worksheets. As a result, LSA recommended revising two of three
ICUs and the ICU summary tables in the reports. LSA submitted the revised
ICU worksheets and summary tables to Marie Gilliam on November 4, 1991.
Subsequent to successful completion of the additional out of scope tasks as
presented above, the City Council approved the Corporate and Civic Plaza
projects and the Library Transfer agreement EIR. It should be noted that
subsequent to our June 28, 1991, report submittal, and as a result of these
additional tasks, LSA incurred time and material costs of approximately
$4,500.
LSA recognizes the City of Newport Beach as a valued client and would like
to maintain the strong working relationship that we currently enjoy. There-
fore, LSA will absorb the difference between the $4,500 (actual time and
material costs incurred) and the recommended budget augment of$533.60.
With authorization of this budget augment as presented in your January 14,
1992, letter, LSA has enclosed an invoice for $1,005.00, which is made up of
the $472.55 remaining in our original budget estimate, and a portion of the
recently approved budget augment of$533.60.
Sincerely,
LSA ASSOCIATES, INC.
4 A
Ray A. Moe
Principal
CC: Rich Edmonston
Patricia Temple Approved:
oh H. Dougl AICP
ironmental oordinator
City of Newport Beach
01/22/92(1.\CNE001\INVOICE.L7R) 3
I
LSD INVOICE
LSA Associates,Inc
CITY OF NEWPORT BEACH DATE: JANUARY 22, 1992
ATTN: PATTY TEMPLE
3300 NEWPORT BOULEVARD INV 11664F - REVISED
NEWPORT BEACH, CA 92660
FOR PERIOD: THRU NOVEMBER
PROJECT # CNB 001
PROJECT NAME: CORPORATE PLAZA ;PROJECT MGR: . R AMMP.RI
FOR PROFESSIONAL SERVICES RENDERED THROUGH NOVEMBER 30, 1991
R AMMARI 16.75 HRS @ 60. 00 = 1, 005. 00
TOTAL DUE THIS :INVOICE: $ 1,005.00
1
Remit to:
197 Park Place Telephone 415 236-6810
':. Ricimiona:C.hinim•i 94RCf Facsimile 415 236-3480
t CITY OF NEWPORT BEACP
COUNCIL MEMBERS MINUTES
REGULAR COUNCIL MUTING
PLACE: Council Chambers
� TIME: 7:00 P.M.
ttt""" DATE: Janua 13, 1992
ROLL CALL INDEX
Present x x x x x x x A. ROLL CALL.
Motion x B. Reading of Minutes of Meeting of
All Ayes December 9, 1991, and Adjourned Meetings
of January 6 and 7, 1992 was waived,
approved as written, and ordered filed.
Motion x C'. Reading in full of all ordinances and
resolutions All Ayes waived. and un
der
was
dto
read by titles only.
D. EEAR314GS:
1. Mayor Sansone opened the public hearing
regarding:
A. General Plan Amendment No. 91-l(C) GPA 91-1(C)
A request to amend the Land Use (45/94)
Element of the General Plan so as
to increase the allowable
development on the new library
site for the Newport Village
Planned Community from 50,000 sq.
ft. to 65,000 sq. ft. ; and the
acceptance of Environmental Impact
Report No. 149;
AND
B. Local Coastal Program Amendment LCP Amd74
No. 24 A request to amend the
Local Coastal Program Land Use
Plan so as to transfer 30,000
square feet of allowable office
development from the Newport
Village Planned Community to the
Corporate Plaza West Planned
Community;
AND
C. Planning Commission Amendment No. PCA 728
728 A request by the Irvine
Company to amend the Corporate
Plaza Planned Community
Development Plan so as to permit
85,000 sq. ft. of additional
office development transferred
from the Newport Village Planned
Community. The proposal also
includes a request to amend the
Planned Community sign provisions
so as to be consistent with the
proposed sign provisions of the
Corporate Plaza West Planned
Community;
AND
D. Planning Commission Amendment No. CA 729
729 A request by the City of
Newport Beach and The Irvine
Company to amend the Civic Plaza
Planned Community Development Plan
so as to add 57,150 sq. ft. of
additional office development,
35,000 sq. ft. of which would be
transferred from the Newport
Village Planned Community and
22,150 sq. ft. of which is new
development entitlement, and to
delete 14,000 sq. ft. of library
entitlement, which would be
transferred to the Newport Village
Planned Community. The proposal
Volume 46 - Page 3
AkITY OF NEWORT BEACH ,
COUNCIL MEMBERS MINUTES
ROLL CRLL January 13, 1992 INDEX
also includes: a request to amend
the existing Planned Community
sign standards; and a change to
require the approval of a use
permit for restaurants rather than
a site plan review;
AND
E. Proposed ORDINANCE NO. 91-47, Ord.91-47
being.. Corp Plza
AN ORDINANCE OF THE CITY West
COUNCIL OF THE CITY OF
NEWPORT BEACH ADOPTING
PLAffi= CONKUNITY DISTRICT
REGULATIONS AND DEVELOPMENT
PLAN FOR CORPORATE PLAZA
WEST AND AMENDING PORTIONS
OF DISTRICTING NAP NO., 48
j $0, AS TO RECLASSIFY SAID
PROPERTY IRON. THE
UNCLASSIFIED (U) AND OPEN
SPACE (0-S) DISTRICTS, TO
THE PLUM COMKUNITr (P-C)
DISTRICT (PLANNING
COMKISSION AMENDMENT NO.
730). A request by The
Irvine Company to amend a
portion of Districting Map
No. 48 so as to reclassify
property known as Corporate
Plaza West Planned
Community, located at the
northwesterly corner of
Newport Center Drive and
East Coast Highway, in
Newport Center;
AND
F. Pls� *+Q Commission Amendment No. PCA 746
746 A request by The Irvine
Company to amend the Newport
Village Planned Community
Development Plan so as to: expand
the boundary, of the Planned
Community so as to include the
land bounded by Avocado Avenue,
San Niguel Drive, MacArthur
Boulevard and San Joaquin Hills
Road; revise the land use plan so
as to identify five statistical
development areas which are
distributed between two land use
designations of Governmental/
Institutional and Open Space, and
delete the multiple family
residential and retail
designations; add development
standards for the development of
a 65,000-square-foot library, a
100,000-square-foot museum, and a
4-acre public park; and the
addition of a General Notes
Section;
AND
Volume 46 - Page 4
CITY OF NEWPORT' BEACP
COUNCIL MEMBERS MINUTES
1 1�� January 13, 1992 INBEX
ROLL CRLL
G. Proposed ORDINANCE No. 91-46, Ord 91-46
being, Dev Agm
AN ORDINANCE OF THE CITY Library
COUNCIL OF THE CITY OF Exchng
NEWPORT BEACH APPROVING
DEVELDPMENT AGREEMENT N0. 4
FOR THE LIBRARY E%CHANGE
AGREEMENT BETWEEN THE CITY
OF NEWPORT BEACH AND THE
IRV311B COMPANY;
AND
H. Traffic Study No. 72 A request by Trfc Stdy
The Irvine Company to approve a 72
Traffic Study so as to demonstrate
compliance of the proposed
entitlements for Civic Plaza,
Corporate Plaza, and Corporate
Plaza West with the Traffic
Phasing Ordinance;
AND
I. Resubdivision No. 973 A request Resub 973
by The Irvine Company to
resubdivide an existing parcel of
land into three parcels; one
parcel for a museum, one parcel
for a library, and one parcel for
open space on property located in
the P-C District. Property
located at 800-1200 Avocado
Avenue, comprising the entire
southeasterly side of Avocado
Avenue between San Miguel Drive
and East Coast Highway, in Newport
Center.
Report from the Planning Department.
The City Manager outlined the above
applications (A through I), and the
recommended action. He stated that all
of the items have been approved by the
Council in concept, with the exception
of the Development Agreement.
Tom Redwitz, representing The Irvine
Company and Irvine Pacific, addressed
the Council and stated he was excited
over the project, and available for
questions.
Hearing no others wishing to address the
Council, the public hearing was closed.
Motion x Motion was made to approve the project
All Ayes as recommended by the Planning
Commission and:
1. Adopt Resolution No. 92-1. Res 92.-1
accepting, approving, , and
certifying Final EIR No. 149; and
a. Make the findings contained
in the Statement of
Findings and Facts (Exhibit
A of the Resolution); and
Volune 46 - Page 5
O I TY OF NWORT BEACH
C,OGD ICIL MEMBERS MINUTES
January 13, 1992
INDEX
ROLL CFlLL
b. Find that the facts set
forth in the Statement of
Overriding Considerations
(Exhibit B of the
Resolution) are true and
are supported by
substantial evidence in the
record, including Final EIR
149; and
c. Find that although the
Final EIR identifies
certain unavoidable
significant environmental
effects that will result if
the project is approved,
the mitigation measures
identified shall be
incorporated into the
project , and all
significant environmental
affects that can feasibly
be mitigated or avoided
have been eliminated or
reduced to an acceptable
level, and that the
remaining unavoidable
significant effects, when
balanced against the facts
set forth in the Statement
of Overriding Considera-
tions, are acceptable; and
d. Adopt the Mitigation
Monitoring and Reporting
Program contained in
Exhibit C of the
Resolution.
2. Adopt Resolution No. 92-2. Rea 92-2
approving General Plan Amendment
No. 91-1(C).
3. Adopt Resolution No. 92-3, Res 92-3
approving Local Coastal Program
Amendment No. 24.
4. Adopt Resolution No. 92-4, Res 92-4
approving Planning Commission
Amendment No. 728 to the Corporate
Plaza Planned Community.
5. Adopt Resolution No. 92-5, Res 92-5
approving Planning Commission
Amendment No. 729 to the Civic
Plaza Planned Community.
6. Adopt ordinance No. 91-47, Ord 91-47
approving Planning Commission
Amendment No. 730 for the
Corporate Plaza ifest Planned
Community.
7. Adopt Resolution No. 92-6, Res 92-6
approving Plamming Commission
Amendment No. 746 to the Newport
Village Planned Community.
8. Adopt Ordinance No.91-46. Ord 91-46
approving Development Agreement
No. 4.
Velvme 46 - Page 6
` C I TY .OF NEWPORT BEACP
COUNCIL MEMBERS MINUTES
January 13, 1992
INDEX
ROLL CALL
9. Sustain the action of the Planning
Commission in approving
Resubdivision No. 973 and Traffic
Study No. 72.
2. Mayor Sansone opened the public hearing Ord 91.-49
regarding Proposed ORDINANCE NO. 91-49, Zoning/
being, PCA 738
AN ORDINANCE OF THE CITY COUNCIL (94)
OF THE CITY OF NEWPORT BEACH
AMENDING TITLE 20 OF THE PEWPOR
BEACH MUNICIPAL CODE SO AS
PERMIT THE SALE OF COPVffiiIEN E
ITEMS SUCH AS, BUT NOT Lffi= ,
SOFT DRINKS, CANDY, CI S,
ICE, MAGAZINES AND SNACK FOO , IN
CONJUNCTION WITH THE OPSRATI N OF
AUTOMOBILE SERVICE STATIONS THE
PROPOSED AMEMMEBT ALSO IN ES:
THE REQUIREMENT FOR N-SITE
PARKING SPACES FOR A BILE
SERVICE STATIONS WHICH NOT HAVE
SERVICE RAYS BUT DO E THE
SALE OF CONVENIENCE ; THE
ADDITION OF COVERED ME CAL CAR
WASH FACILITIES AS PERMITTED
ACTIVITY; THE RE TO
PROVIDE BHST R00 WHICH ARE
AVAI7dBLE TO THE PUBLIC
FOR NEW ADTOx ILE SERVICE
STATIONS; AND THE QUIREMENT FOR
FUEL PRICE SI S TO BE IN
COMPLIANCE WITH BUT NOT EXCEED
THE MINI PRICE SIGN
REQUIRENHNTS ET FORTH IN THE
BUSINESS AND OFESSIONS CODE OF
THE STATE OF ORNIA (PLANNING
COMMISSION xeaT No. 738).
Report from the lanning Department.
Discussion ens d, wherein it was noted
that the Cali rnia State Business and
Professions de provides that cities
and counties y not adopt an ordinance
or resoluti n after January 1, 1988
which prohi its the concurrent retailing
of motor v icle fuel and beer and wine
for off- ale consumption in zoning
district where the zoning ordinance
allows for fuel and off-sale beer and
wine to be retailed on separate sites.
Inasmu as the City's existing
Autom ile Service Station Ordinance,
whic prohibits the retail sale of any
prod ct unrelated to a service station
ope ation (other than those sold in
di ensers), was adopted prior to
J uary 1, 1988, the City can legally
p ohibit the concurrent sale of motor
ehicle fuel and the sale of off-sale
aer and wine. However, if the City
permits the sale of other types of
retail convenience items, it is the City
Attorney's opinion that the City could
not prohibit the sale of beer and wine.
A majority of the Planning Commissioners
were of the opinion that the sale of
beer and wine for off-sale consumption
was not compatible with automobile
service stations in the City, and so the
sale of convenience items (other than
the permitted items sold in dispensers)
was deleted from the proposed amendment.
Volume 46 - Page 7
4t,1 TY OF NWORT BEACH _
COUNCIL MEMBERS MINUTES
January 13, 1992 INDEX
ROLL CRLL
The proposed •amendment recommended by Auto Sery
the Planning Commission consists of Stations/
allowing the addition of covered Zoning
mechanical car wash facilities as a
permitted activity on automobile service
station sites; the requirement to
provide rest rooms which are available
to the general public for new automobile
service stations; and the requirement
for fuel price signs to be in compliance
with, but not exceed the minimum price
sign requirements set forth in the
Business and Professions Code of the
State of California.
It was pointed out that the proposed
amendment is to the City's basic service
station ordinance and does not relate
directly to the request of Texaco which
is the next public hearing on the
agenda.
Craig Yamasaki, representing Arco
Products, addressed the Council in
support of the ordinance .as originally
presented to the Planning Commission
without the deletion of the language
pertaining to convenience items. He
indicated that the City's current
service station ordinance is
functionally obsolete in terms of the
types of facilities a modern service
station would incorporate into their
operation. He stated that the items
proposed to be deleted from the
ordinance are standard items at the
majority of service stations, and by
removing that language, the City is
disabling oil refining companies such as
Arco, Texaco, etc. , from bringing to the
City the type of automobile service
station facility that is modern and up-
to-date.
Ted Harris, Texaco Refining Company,
Santa Ana, addressed the Council
regarding the proposed ordinance as well
as the request of Texaco listed as
Agenda Item D-3. He stated that the
propposed General Plan Amendment No. 91-
3(C), would allow Texaco to enclose an
existing breezeway to shelter it from
the rain, to expand the rest rooms to
handicapped standards, and upgrade the
appearance of the service station which
is located at the northeasterly corner
of Jamboree Road and San Joaquin Hills
Road. The request involves enlarging
the floor area from 2,000 square feet to
2,300 square feet on a 50,000 square
foot lot. With respect to allowing
convenient foods in conjunction with
service stations, he stated the sale of
such items would help retain service
stations in the City, as they are
closing at a steady rate. He noted that
the number of gasoline stations in
California has fallen from 19,153 in
1972 to 13,800 in 1991. The 540 square
foot snack store Texaco is proposing at
the subject location would be stocked by
their retailer with all profits going to
him. The present vending machines
Volume 46 - Page 8
Agenda tm. No.
CITY OF NEWPORT BEACH
• TO: City Council
FROM: Planning Department
SUBJECT. A, General Plan Amendmenr Nn_ 91-1(Cl
Request to amend the Land Use Element of the General Plan so as
to increase the allowable development on the new library site for the
Newport Village Planned Community from 50,000 sq. ft. to 65,000 sq.
ft.; and the acceptance of Environmental Impact Report No. 149
AND
B Local Coastal Program Amendment No, 24
Request to amend the Local Coastal Program Land Use Plan so as to
transfer 30,000 square feet of allowablet office o the Corporatedevelopment
Plaza from
t
Newport Village Planned Community
• Planned Community.
AND
C. Amendment No. 728
Request to amend the Corporate Plaza Planned Community
Development Plan so as to permit 85,000 sq. ft. of additional office
development transferred from the Newport Village Planned
Community. The proposal also includes a request to amend the
Planned Community sign provisions so as to be consistent with the
proposed sign provisions of the Corporate Plaza West Planned
Community.
AND
D Amendment No. 729
• Request to amend the Civic Plaza Planned Community Development
Plan so as to add 57,150 sq.ft. of additional office development,35,000
sq.ft.of which would be transferred from the Newport Village Planned
Community and'22,150 sq.ft.of which is new development entitlement,
r TO: city Council - 2.
and to delete 14,000 sq. ft. of library entitlement, which would be
transferred to the Newport Village Planned Community. The proposal
also includes: a request to amend the existing Planned Community sign
• standards; and a change to require the approval of a use permit for
restaurants rather than a site plan review.
AND
E. Amendmant Nn-_730
Request to amend a portion of Districting Map No. 48 so as to
reclassify property from the Unclassified (U) and Open Space (O-S)
Districts to the Planned Community(P-C)District; and adopt Planned
Community District Regulations and Development Plan on property
known as Corporate Plaza West.
AND
F Amendment No.,746
Request to amend the Newport Village Planned Community
• Development Plan so as to: expand the boundary of the Planned
Community so as to include the land bounded by Avocado Avenue,
San Miguel Drive,MacArthur Boulevard and San Joaquin Hills Road;
revise the land use plan so as to identify five statistical development
areas which are distributed between two land use designations of
Governmental/Institutional and Open Space, and delete the multiple
family residential and retail designations; add development standards
for the development of a 65,000-square-foot library, a 100,000-square-
foot museum, and a 4-acre public park; and the addition of a General
Notes Section.
AND
G. Development A,gMment No.4
Request to approve Development Agreement No. 4 for the Library
Exchange Agreement between The Irvine Company and the City of
Newport Beach.
. AND
H. Traffic St idy No. 72
Request to approve a Traffic Study so as to demonstrate compliance
of the proposed entitlements for Civic Plaza, Corporate Plaza, and
Corporate Plaza West with the Traffic Phasing Ordinance.
r TO: Ci•council - 3. •
' .
AND
I Resubdivision No. 973
• Request to resubdivide an existing parcel of land into three parcels;
one parcel for a museum, one parcel fora library and one parcel for
open space on property located in the P-C District.
�nnlic
If approved,the proposed actions would implement the Library Exchange Agreement,which
was previously approved by the City Council.
Rnu¢Pct,�ed Action
Hold hearing; close hearing; if desired, approve the project as recommended by the
Planning Commission and:
1. Adopt Resolution No. accepting, approving, and certi£yiug Final EIR No. 149,
• and
a. Make the findings contained in the Statement of Findings and Facts (,Exhibit
A of the Resolution); and
b. Find that the facts set forth in the Statement of Overriding Considerations
(Exhibit B of the Resolution) are true and are supported by substantial i
evidence in the record, including Final EIR 149; and
C. Find that although the Final EIR identifies certain unavoidable significant
environmental effects that will result if the project is approved,the mitigation
measures identified shall be incorporated into the project, and all significant
environmental effects that can feasibly be mitigated or avoided have been
eliminated or reduced to an acceptable level, and that the remaining
unavoidable significant effects,when balanced against the facts set forth in the
Statement of Overriding Considerations, are acceptable; and
d. Adopt the Mitigation Monitoring and Reporting Program contained in Exhibit
C of the Resolution.
• 2. Adopt Resolution No. approving General Plan Amendment No. 91-1(C).
3. Adopt Resolution No. , approving Local Coastal Program Amendment No. 24.
49 Adopt Resolution No. approving Amendment No. 728 to the Corporate Plaza
Planned Community. j
r CityCouncil - 4. •
Adopt Resolution No._, approving Amendment No.729 to the Civic Plaza.Planned
Community.
. 6. Adopt Ordinance No.� approving Amendment No. 730 for the Corporate Plaza
West Planned Community.
�. Adopt Resolution No. approving Amendment No.746 to the Newport Village
Planned Community.
8. Adopt Ordinance No. approving Development Agreement No. 4.
91 Sustain the action of the Planning Commission in approving Resubdivision No. 973
and Traffic Study No. 72.
At its meeting of November 21, 1991, the Planning Commission voted unanimously to
recommend City Council approval of the series of actions listed above,which are necessary
tq implement the Library Exchange Agreement. An excerpt of the Planning Commission
minutes along with copies of the staff reports are attached for the Council's review. On
December, 9, 1991 E and G, and
sOeduled a public htearing for e City January 13, 992 to considuncil introduced the er thesesitems for along with the other
• requested actions.
Respectfully submitted,
PLANNING DEPARTMENT
JAMES D. HEWICKER, Director
J n H. Douglas CP
P cipal Planne
Attachments:
1. Excerpt of Planning Commission Minutes of November 21, 1991
• 2. Planning Commission Staff Report of November 21, 1991
31 Planning Commission Staff Report Addendum of November 21, 1991
4. Comments and Responses for Final EIR No. 149
5. Draft Resolupon No. certifying Final EIR No. 149
Exhibit A: Statement of Findings and Facts
Exhibit B: Statement of Overriding Considerations
Exhibit C: Mitigation Monitoring and Reporting Program
1 x TO; city council - 5. •
6, Draft Resolution No. approving General Plan Amendment 91-1(C)
7. Draft Resolution No. approving Local Coastal Program Amendment No. 24
. S. Draft Resolution No. approving Amendment No. 728 for Corporate Plaza PC
9. Draft Resolution No. approving Amendment No. 729 for Civic Plaza PC
10. Draft Ordinance No._approving Amendment No.730 for Corporate Plaza West
PC
11. Draft Resolution No. approving Amendment No. 746 for Newport Village PC
12. Draft Ordinance No. approving Development Agreement No. 4
Attached Separately:
13 Draft EIR No. 149 r\_\LMRARY\Cc-R REC
14. Resubdivision No. 973
•
•
a F ORDINANCE NO. •
AN ORDINANCE OF THE CITY OFNNEWPORT BEACH
ADOPTING PLANNED COMMUNrrY DISTRICT REGULATIONS
AND DEVELOPMENT PLAN FOR CORPORATE PLAZA WEST
AND AMENDINC, PORTIONS OF DISTRIC nNO
• MAP NO.48 SO AS TO RECLASSIFY SAID PROPERTY
FROM THE UNCLASSIFIED(U)AND OPEN SPACE(O-S)DISTRICT'S
TO THE PLANNED COMMUNITY(P-C)DISTRICT
(PLANNING COMMISSION AMENDMENT NO.730)
The City Council of the City of Newport Beach DOES ORDAIN as follows:
SECTION 1. The subject property is the following real property in the City
of Newport Beach, County of Orange,State of California:
Parcel A:
That portion of Block 93 of Irvine's Subdivision, as shown on a Map recorded in
Book 1, Page 88 of Miscellaneous Record Maps, records of Orange County,
California, bounded as follows:
Bounded Northwesterly by the Southeasterly line of Parcel 1 of Parcel Map 79-704,
as shown on a Map filed in Book 152,pages 17,18,19 and 20 of Parcel Maps,in the
office of the County Recorder of Orange County,California;
Bounded Northerly by the general Southerly line of the land shown on Parcel Map
filed in Book 92,pages 13 and 14 of said Parcel Maps,and'by the Southerly line of
Parcel 2 of said Parcel Map No.79-704;
• Bounded Southeasterly by the Northwesterly line of Newport Center Drive,as shown
on a Map of Tract No. 6015 recorded in Book 239, pages 28 to 41 inclusive, of
Miscellaneous Maps,records of said Orange County;and
Bounded Southwesterly by the Northeasterly line of East Coast Highway, as shown
on said Tract No.6015.
Parcel B:
Parcel 2 of Parcel Map No.79-704,as shown on a Map filed in Book 152,pages 17,
18, 19 and 20 of Parcel Maps, in the office of the County Recorder of Orange
County,California.
and hereinafter referred to as"Property." Title 20 of the Newport Beach Municipal Code
is hereby amended to rezone all of the above described Property from the Unclassified(U)
and Open Space (O-S) Districts to the Planned Community(P-C) District, and designate
said Property as the Corporate Plaza West Planned Community.
SI C`FION 7.. The planning Director or the City of Newport Beach is hereby
Instructed and directed to change Districting Map No.48,referred to in Section 20.01.050
of the Newport Beach Municipal Code, and by such reference is made a part of Title 2p,
• to reflect said change as described in Section 1 hereof,and shown in the attached Exhibit
"A",and when said Districting Maps have been so amended,the same shall be in full force
and effect and be a part of Title 20 of the Newport Beach Municipal Code.
6
SECTION 3. Development of the property,which is rezoned PC pursuant to
this Ordinance,shall be as specified in the Planned Community District Regulations and
Development Plan which is also approved and adopted pursuant to this Ordinance, and
• which specifies the permitted land uses, intensity and density limits and development
slandards and rcgul.tlions for the property as set forth in the attached fixhibit"B"
SECTION 4. The Planning Director of the City of Newport Beach is also
hereby instructed and directed to apply all of the provisions of said Planned Community
District Regulations and Development Plan to the Property as described herein;the same
sball be in full force and effect and be a part of Title 20 of the Newport Beach Municipal
Code.
SECTION S.The Mayor shall sign and the City Clerk shall attest to the
passage of this Ordinance. This Ordinance shall be published once in the official newspaper
of the City within fifteen(15)days of its adoption. The Ordinance shall be effective thirty
days after the date of its adoption.
This ordinance was introduced at a regular meeting of the City Council of the
• City of Newport Beach,held on the—day of 1991,and was adopted on the
day of 1992,by the following vote,to wit:
AYES,COUNCIL MEMBERS
NOES,COUNCIL MEMBERS_
MAYOR
ATTEST:
dry CLERK
Attachments:
Exhibit"A": Districting Map No.48
• Exhibit'B": Corporate Plaza West Planned Community District Regulations and
Development Plan
A\-\LMRARY\CCA7W.ORD
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• Exhibit B
•
CORPORATE PLAZA WEST
lot PLANNED COMMUNITY DISTRICT REGULATIONS
•
c > •
-2-
•
TABLE OF CONTENTS
Introduction.................................................................................................... Page
SECTION I STATISTICAL ANALYSIS................. Page 4
SECTION II GENERAL NOTES............................. Page 5
SECTION III DEFINITIONS................................... Page
SECTION IV BUSINESS, PROFESSIONAL............ Page 7
AND COMMERCIAL
Sub-Section A Intent................................................. Page 7
Sub-Section B Permitted Uses................................... Page 7
Sub-Section C Building Location............................... Page 7
Sub-Section D Building Height................................. Page 7
Sub-Section E Parking.............................................. Page 7
Sub-Section F Landscaping..........I......I..................... Page 8
• Sub-Section G Loading Areas.................................... Page 8
Sub-Section H Storage Areas..................................... Page 8
Sub-Section I Refuse Collection Areas...................... Page 8
Sub-Section J Telephone and Electrical Service........ Page 8
Sub-Section K Signs.................................................. Pages 9-10
'�f
-3-
•
INTRODUCTION
The Corporate Plaza West Planned Community District for the City of Newport Beach is a
part of the Newport Center Development,and has been developed in accordance with the
Newport Beach General Plan.
The purpose of this PC(Planned Community)District is to provide a method whereby property
may be classified and developed for commercial activity,professional and business offices. The
specifications of this district are intended to provide land use and development standards
supportive of the development proposal contained herein while insuring compliance with the
intent of all applicable regulatory codes.
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CORPORATE PLAZA WEST
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E A S T C 0 A S T H I G H W A Y
CORPORATE PLAZA WEST
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Newwt Beach,CA GRADING PLAN In �« .
-4-
• I
SECTION I. STATISTICAL ANALYSIS
Corporate Plaza West
1. Project Area
Net Acreage 12.7
2. Percentage of Site Coverage
a. Building Footprint 15-20
b. Parking Area 40-45
C. Landscape 4045
3. Maximum building floor area will not exceed 145,000 square feet.
4. The square footage of individual buildings sites are tentative and subject to adjustment as
long as the limitations on total development are not violated. Any adjustment in the
• square footages for each building site shall be reviewed and approved by the Planning
Director.
5. Preliminary
Pad elevations shown are preliminary and subject to revisions which may result from a
site survey and preparation,and City review and approval of the final grading plan.
•
/d
x
0
SECTION II. GENERAL NOTES
1. Grading within the Planned Community area will be permitted upon securing of a grading
• permit.
2. Water within the Planned Community area will be furnished by the City of Newport
Beach.
3. 'Sewage disposal facilities Within the Planned Community will be provided by Orange
County Sanitation District No. 5.
4. The subject property is within the City of Newport Beach. The Developer will provide
the necessary flood protection facilities under the jurisdiction of the City of Newport
Beach.
5. Erosion control provisions shall be carried out on all areas of the Planned Community in a
manner meeting the approval of the Planning Department.
6. Except as otherwise stated in this Ordinance, the requirements of the Newport Beach
Zoning Code shall apply.
The contents of this supplemental text notwithstanding,no construction shall be proposed
within the boundaries of this Planned Community District except that which shall
comply with all provisions of Newport Beach's Uniform Building Code and the various
• mechanical codes related thereto.
7. Parking lot lighting shall be subject to the review and approval of the Director of
Planning. Parking lot lighting shall be designed in a manner so as to minimize impacts on
adjacent residential areas.
&. All mechanical appurtenances on building roof tops and utility vaults shall be screened
from street level view in a manner meeting the approval of the Planning Department.
9. Prior to the issuance of grading permits, the site shall be examined to determine the
existence and extent of archaeological and paleontological resources in accordance with
adopted City polices.
10. The on-site parking, vehicular circulation and pedestrian circulation systems shall be
reviewed and approved by the City Traffic,Engineer.
11. The intersections at private streets and drives shall be designed to provide sight distance
as specified in drawing No.STD-110-L of the City Public Works design criteria. Slopes
landscape,walls and other obstructions shall be considered in the sight distance
requirements. Landscaping within the sight line shall not exceed twenty-four inches in
height. The sight distance requirement may be modified at non-critical locations,subject
• to approval of the City Traffic Engineer.
12. Prior to occupancy of any structures,easements for public emergency and security ingress,
egress and public utility purposes shall be dedicated to the City over all private streets.
13. Prior to issuance of a grading permit,the master plans of water,sewer and storm drain
facilities shall be reviewed and updated to current standards and any modification or
extensions to the existing storm drain,water and sewer systems shown to be required by
the review shall be the responsibility of the developer, unless otherwise provided for
through an agreement with the property owner.
�7
,
-6-
•
SECTION III. DEFINITIONS
Advertising Surface of a Sign
The total area of the face of the sign structure,excluding supports.
Area of Elevation
Total height and length of a building as projected to a vertical plane.
Setbacks from Street Corners
Setbacks from street corners shall be established as that point of intersection of the required
• setback lines from access streets,prolonged to point of intersection.
y
•
f t • . i
-7-
SECTION IV. BUSINESS,PROFESSIONAL AND COMMERCIAL
• A. Intent
The intent of this district is to permit the location of a combination of business and
professional office uses,and light general commercial activities engaged in the sale of
products to the general public.
B. Permitted Uses
The following shall be permitted:
1. Retail sales and service of a convenience nature.
2. Administrative and professional offices (excluding medical offices).
3. Restaurants,including outdoor,drive-in or take-out restaurants,shall be subject to
the securing of a use permit in each case. Facilities other than indoor dining
establishments or those that qualify as outdoor, drive-in or take-out
establishments shall be subject to the City of Newport Beach regulations covering
drive-in and outdoor establishments.
• 4. Institutional, financial and governmental facilities.
5. Civic, cultural, commercial recreational and recreational facilities.
6. Parking lots, structures and facilities.
7. Drive-up teller units,subject to the review of the on-site parking and circulation
plan by the City Traffic Engineer and approved by the Planning Department.
C. Building Location
All buildings shall be located in substantial conformance with the approved site plan.
D. Building Height
All buildings and appurtenant structures shall be limited to a maximum height of thirty-
two (32) feet provided further that they extend no higher than the extension of the sight
plane established by Ordinance No. 1596 for Corporate Plaza.
E. Parking
• Adequate off-street parking shall be provided to accommodate all parking needs for the
site. The intent is to eliminate the need for any on-street parking.
Required off-street parking shall be provided on the site of the use served,or on a common
parking area in accordance with the off-street parking requirements of City of Newport
Beach Planning and Zoning Ordinance.
F. Landscaping
• Detailed landscaping and irrigation plans, prepared by a licensed landscape architect,
licensed landscaping contractor,or architect shall be reviewed by the Director of Parks,
Beaches and Recreation. All landscaping shall be installed and maintained so as not to
penetrate the extension of the Sight Plane established for the Corporate Plaza Planned
Community in Ordinance No.1596.
All landscaping referred to in this section shall be maintained in a neat and orderly
fashion.
1 Screening
Areas used for parking shall be screened from view or have the view interrupted by
landscaping,and/or fencing from access streets,and adjacent properties.
Plant materials used for screening purposes shall consist of lineal or grouped masses
of shrubs and/or trees.
2. Landscal2ing-Vehicle Separation
All landscaped areas shall be separated from adjacent vehicular areas by a wall or
curb, at least six (6) inches higher than the adjacent vehicular area.
• 3. Parking Areas
Trees,equal in number to one(1)per each five(5)parking stalls shall be provided
in the parking area.
G. Loading Areas
1. Street side loading shall be allowed providing the loading dock is screened from
view from adjacent streets.
H. Storage Areas
1. All outdoor storage shall be visually screened from access streets,and adjacent
property. Said screening shall form a complete opaque screen.
2. No storage shall be permitted between a frontage street and the building line.
I. Refuse Collection Areas
1. All outdoor refuse collection areas shall be visually screened from access streets,
• and adjacent property. Said screening shall form a complete opaque screen.
J. Telephone and Electrical Service
All "on site" electrical lines (excluding transmission lines) and telephone lines shall be
placed underground. Transformer or terminal equipment shall be visually screened from
view from streets and adjacent properties.
-9-
K. ins
1. Building Address Sign
• Building address numerals shall be a maximum of two (2)feet in height and shall
be consistent with the building identification signing.
Building address number shall face the street(and/or pedestrian walkways in the
case of necessity),and be located on the building so that they are visible from
adjacent frontage roads and designated parking areas.
2. Project/Building Identification Sign
Project and/or building identification signs are permitted at major entry access
drives from adjacent frontage streets, provided that they comply with the City of
Newport Beach site distance requirement 110-L.
The identification signage is permitted in the form of a free-standing(single or
double faced)monument sign. The sign copy shall be restricted to the project or
building name and street address. Individual letter heights shall not exceed
eighteen (18) inches.
3. Tenant Identification Signs
• Tenant identification signs are permitted and are divided into two (2)categories:
Primary Tenant
- Secondary Tenant
Tenant identification signs are to be wall-mounted graphics,consisting of
individually fabricated letters. Box or"can" signs are not permitted.
The maximum number of primary tenant signs permitted on any one building
elevation is two (2).
Each secondary tenant shall be limited to one(1) identification sign.
The maximum letter height of a primary tenant sign shall not exceed twenty-four
(24)inches. The maximum letter height of a secondary tenant sign shall not exceed
sixteen (16) inches.
Sign copy shall be restricted to identification of the person, firm,company or
corporation operating the use conducted on the site.
4. 'General Sign Standards
• a. Signs(to include all those visible from the exterior of any building)may be
lighted but no sign or any other contrivance shall be devised or constructed so
as to rotate,gyrate,blink or move in any animated fashion.
Ca
0
-10-
5. Temporary Signs
• The following guidelines are intended to produce a consistent sign design for
temporary signs within Newport Center. All temporary signs require the
approvals of the City of Newport Beach and The Irvine Company.
Temporary signs are to identify the future site,project or facility under
development on individual project sites.
Information on this sign is limited to:
- For Sale,For Lease,Future Home of,Building/Project Name,etc.
- Type or Name of Development
- Type and Area of Space Available
- Major Tenant or Developer
- Financial Institution
- General Contractor
- Architect
- Leasing Agent
- Occupancy Date
- Phone Number
- Irvine Company or Irvine Company Project Name and Logo
Location: One temporary sign is permitted on site for each frontage street.
• These signs may be single or double-faced and parallel or
perpendicular to the roadway.
Design: All temporary signs are to be built in substantial conformance to The
Irvine Company corporate design standards as shown on the
following page.
Longevity: Signs can exist from the time of lease or sale of the parcel until
construction and/or leasing of the facility is complete.
•
ho�
216/91
•
Future Home of f
.American Products
31 Technology Dr.
• (714) 5514500
SROKEn: Company
uxHmEcr. Frank Lloyd Wright
CONTPAcroa: Johnson Construction
1 HG IRVING COMPANY
•
=.P3
. • Attachment 12
� r
ORDINANCE NO._
AN ORDINANCE OF THE CITY OF NEWPORT BEACH
• APPROVING A DEVELOPMENT AGREEMENT
FOR THE LIBRARY EXCHANGE AGREEMENT
BETWEEN THE CITY OF NEWPORT BEACH
AND THE IRVINE COMPANY
(DEVELOPMENT AGREEMENT NO.4)
The City Council of the City of Newport Beach DOES ORDAIN as follows:
SECTION 1. The City Council finds and declares that:
a. The state legislature and the City Council have determined that the lack
of certainty in the approval of development projects can result in a waste of resources,
escalate the cost of housing and other development to the consumer, and discourage
investment in and commitment to comprehensive planning which would make maximum
efficient utilization of resources at the least economic cost to the public; and
b. Assurance that an applicant may proceed with a project in accordance with
• existing policies,rules and regulations,and subject to conditions of approval,will strengthen
the public planning process,encourage private participation in comprehensive planning,and
reduce the economic costs of development; and
c. California Government Code Section 65864 et seq. authorizes cities to
enter into development agreements with any person having a legal or equitable interest in
real property for the development of the property;and
d. Chapter 15.45 of the Newport Beach Municipal Code provides
requirements and procedures for the adoption of development agreements;and
e. Development Agreement No.4 has been prepared in compliance with state
law and the Newport Beach Municipal Code; and
f. In compliance with state law and city ordinance, duly noticed public
hearings were held by the Planning Commission and the City Council to consider
• Development Agreement No.4;and
g. The City Council finds that said Development Agreement is in compliance
with the CaliforniaEnvironmental Quality Act and Guidelines promulgated thereunder;and
h. The City Council finds that said Development Agreement is in
conformance with the Newport Beach General Plan.
• SECTION 2. Pursuant to Chapter 15A5 of the Newport Beach Municipal Cade
establishing procedures and requirements for the consideration of development agreements,
Development Agreement No. 4 for the Library Exchange Agreement, attached hereto as
Exhibit"A",is hereby approved.
SECTION 3. Copies of said Development Agreement are on file in the offices of
the City Clerk and Planning Department of the City of Newport Beach and said
Development Agreement is made a part hereof by this reference.
SECTION 4. This Ordinance shall be published once in the official newspaper of
the City,and the same shall be effective thirty(30) days after the date of its adoption.
This Ordinance was introduced at a regular meeting of the City Council of the
. City of Newport Beach held on the_day of 1991,and was adopted on the
_day of .1992,by the following vote,to wit:
AYES,COUNCIL MEMBERS
NOES,COUNCIL MEMBERS
ABSENT COUNCIL MEMBERS
MAYOR
ATTEST
CITY CLERK
•
Attachment
Exhibit"A":Development Agreement No.4 for the Library Exchange Agreement
R\_\UBRARY\CGDA.ORD
RECORDING REQUESTED BY
AND WHEN RECORDED RETURN TO:
• City Clerk
City of Newport Beach
330 Newport Boulevard
Newport Beach, California 92663-3884
AGREEMENT FACILITATING
LIBRARY EXCHANGE
(Pursuant to Government Code Sections 65864-65869.5)
This AGREEMENT FACILITATING LIBRARY EXCHANGE (the
"Agreement") is entered into this day of �_I
1991, by and between the City of Newport Beach, lifor
municipal corporation and charter city ("City") and The Irvine
Company, a Michigan corporation, ("Company") . City and Company are
sometimes collectively referred to herein as the "Parties."
RECITALS
• A. Company and City have entered into an EXCHANGE AGREEMENT AND
ESCROW INSTRUCTIONS dated October 10, 1990, (the "Exchange
Agreement") , whereby the City has agreed to transfer its old
library in the Civic Plaza Planned Community ("Civic Plaza) in
Newport Center to Company, in exchange for a site for a new library
in the Newport Village area of Newport Center (the "New Library
Property") .
B. Section 6.2 of the Exchange Agreement provides, among other
things, that the Company's obligation to make the exchange is
contingent upon its first having obtained all discretionary land
use approvals necessary to (i) construct 65,550 square feet of
office space in Civic Plaza, and (ii) transfer a total of 115,000
square feet of office development from Newport Village to the
Corporate Plaza Planned Community ("Corporate Plaza") or the
Corporate Plaza West Planned Community ("Corporate Plaza West") .
C. City and Company now wish to satisfy that contingency by
entering into an agreement securing for Company the right to (i)
• construct 65,550 square feet of office space in Civic Plaza, and
(ii) transfer and construct a total of 115,OoO square feet of
office ,development from Newport Village to Corporate Plaza or
Corporate Plaza West, consistent with the terms specified in the
Exchange Agreement.
D. This Agreement is consistent with provisions of state law
(Government Code Section 65864 et seq. ) and local law (Chapter
1545) which authorize binding agreements that: (i)• encourage
0C.V BUMUCJRVPACQEVAOMT.05A 07AQ91101po
a6
investment in and commitment to comprehensive planning and public
facilities financing; (ii) strengthen the public planning process
and encourage private implementation of the local general plan;
• (iii) provide certainty in the approval of projects in order to
avoid waste of time and resources; and (vi) reduce the economic
costs of development by providing assurance to the property owners
that it may proceed with its projects in accordance with existing
policies, rules, and regulations.
E. The City Council finds that this Agreement: (i) is consistent
with City's General Plan and all specific plans as of the date of
this Agreement applicable to the Project; (ii) is in the best
interest of the health, safety, and general welfare of City, its
residents, and the public; (iii) is entered into pursuant to and
constitutes a present exercise of City's police power; and (iv) is
consistent with, and has been approved in accordance with,
provisions of Government Code Section 65867 and Chapter 15.45 of
the Newport Beach Municipal Code.
AGREEMENT
NOW, THEREFORE, City and Company agree as follows:
1. Property.
• This Agreement shall apply to the property described in the
attached Exhibit "A" (collectively the "Property") . Company either
is the fee owner of the Property, or has an equitable interest in
the Property by reason of the Exchange Agreement. The attached
Exhibit "B" is a map which shows the general location of parcels
comprising the Property and indicates the portions of the Property
referred to in this Agreement as Civic Plaza, Corporate Plaza, and
Corporate Plaza West, respectively.
2. Development of the Property.
2.1 Project. While this Agreement is in effect, development
of the Property by Company (the "Project") shall be in
accordance with the terms and conditions of this Agreement,
and of subsections 6.2(k) and 6.2(1) of the Exchange
Agreement. In the event of a conflict between this Agreement
and the Exchange Agreement, the provisions of the Exchange
Agreement shall prevail. The permitted uses of the Property,
the density or intensity of use of the Property, and the
maximum height and size of proposed buildings shall be as
• shown and identified for each parcel of the Property on
Exhibit "C," provided that Company shall have the right to
transfer office development square footage between Corporate
Plaza and Corporate Plaza West consistent with subsection
6.2(1) of the Exchange Agreement. As provided in Government
Code Section 65865.2, City shall not prevent development of
the Property for the uses and to the density or intensity of
development set forth in Exhibit "C." In addition, Company
0g2RK131T10JRVPA=EVAGMT.0SA 2 0724I91 2O1pe
and City will adhere to the extent feasible to the processing
schedule provided in Exhibit "D."
reement on
SO
2.2 Effect of A A icatr ons for II
oval which C ty is
• AppraVals. In connection with anyapp
required, permitted or has the right to give relating to the
Project, or otherwise under its ordinances, resolutions and
codes, City shall not impose any condition or restriction
prevents company from developing the Property with the uses
and to the maximum densities and intensities permitted in
Exhibit ,c.11 Subject to review for completeness, City shall
accept for processing and shall timely review and act on all
applications for further land use entitlement approvals with
respect to the Project called for or required
Agreement and subsections 6.2 (k) and 6.2(1) of the Exchange
Agreement. In the event of a conflict between this Agreement
and the Exchange Agreement, the provisions of the Exchange
Agreement shall prevail.
2.3 compliance with Chapter 15.40. With respect to
construction of the 115,000 square feet of office development
transferred from Newport Village to corpoh toPlaza or
Corporate Plaza West, Company shall complychapter
40
of the Newport Beach Municipal Code (the "TPO") subject to the
provisions and 3 of n in subsections
. 6.2 (1) (i) (1) -( ) the Exchange Agreement
2.4 Future Discretionary Reviews_. city shall retain its
discretionary powers in reviewing applications for project-
related development approvals submitted before the effective
date of this Agreement, provided that those powers will be
applied in a manner that is consistent with this Agreement and
the Exchange Agreement and will not prevent Company
from
development of the Project with the land uses, and to the
densities or intensities, permitted by this Agreement and the
Exchange Agreement. Except as provided herein, future
discretionary' approvals, including but not limited to
rezoning, tentative and parcel map approvals, plot plans and
plan development approvals, shall be consistent with this
Agreement and the plans, ordinances, resolutions and policies
regulating the use of land in effect on the effective date of
this Agreement. Nothing in this Agreement shall prevent City
from imposing measures to mitigate significant effects
identified in any environmental document prepared
for
development of the Project, or any poovided
rtion thereof, p
• the measure does not render the Project infeasible.
City
shall retain full discretion to impose standard conditions
generally applicable to subdivision or parcel maps or through
the site plan review provisions set forth in section 20.01.070
of the Newport Beach Municipal Code.
2.5 No Conflicting Enactments. city shall not apply to the
Project any ordinance, policy, rule, regulation or other
measure enacted or effective after the Agreement Date which
3 07pA191 UIPs
pC2TRIMT7L\IRVPAC1DfiVAaMT.OSA � /i�
is in conflict with this Agreement or the Exchange Agreement.,
This Section shall not restrict city's ability to enact an
ordinance, policy, rule, regulation or other measure
. applicable to the Project pursuant to California Government
Code section 65866 in accordance with the procedures specified
in Section 3. No moratorium or other limitation (whether
relating to the rate, timing or sequencing of the development
or construction of all or any part of the Project and whether
enacted by initiative or otherwise) affecting subdivision
maps, Building permits, ,occupancy certificates or other
entitlements to use approved, issued .or granted within City,
or portions of City, shall apply to the Project.
2.6 Benefits to company. Company is entering into this
Agreement on the reasonable expectation that this Agreement
fulfills and implements the intent of the Exchange Agreement,
which is to vest in Company as early as possible the right to
(i) construct 65,550 square feet of office space in Civic
Plaza, and (ii) transfer and construct a total of 115,000
square feet of office development from Newport Village to
Corporate Plaza or Corporate Plaza West, consistent with the
terms specified in the Exchange Agreement. The benefit to
Company under this Agreement consists of the assurance, hereby
acknowledged by City, that this Agreement is preserving
Company's right to develop the Property as if Company had
• otherwise obtained "all discretionary land use approvals" as
described in subsections 6.2 (k) and 6.2 (1) of the Exchange
Agreement.
3. Rules Re lations and Official Policies.
3.1 N Rules. This Agreement shall not prevent City from
applying to the Project regulations and policies ('collectively
"Regulations") adopted or effective after the Agreement Date,
provided that the same are adopted and applied City-wide and
consist solely of the following:
(a) Procedural Regulations relating to hearing bodies,
petitions, applications, notices, findings, records,
hearings, reports, recommendations, appeals and. any
other matter of procedure;
(b) Regulations which are not in conflict with this
Agreement or the Exchange Agreement; or
• (c) Regulations which are in conflict with this
Agreement or the Exchange Agreement, if such Regulations
have been consented to in writing by Company.
3.2 Taxes Assessments and Fees. City may impose such taxes,
assessments and fees adopted or effective after the Agreement
Date, including but not limited to business license- taxes or
franchise fees, on the Project as are imposed on a City-wide
basis.
OC2ZRKD\TI=VPACWEVAOMT.05A 4 07124,91 201Pm
�9
•
3.3 New Lawa Rules or Recrulations. In the event any state
or federal law, rule, regulation or plan is enacted or applied
• after the Agreement Date which prevents or precludes
compliance with one or more of the provisions of this
Agreement, then this Agreement shall be either modified as may
be necessary to comply with such state or federal laws or
regulations, or terminated, pursuant to the following process:
(a) Notice and Conies: In the event that a state or
federal law or regulation is enacted or applied in such
a way as to preclude or prevent compliance with one or
more provisions of this Agreement, the Party believing
that such event has occurred shall provide the other
Party with: (1) written notice of the existence of such
event; (2) a copy of the law or regulation; and (3) a
statement of the conflict with the provisions of this
Agreement, and of the proposed modification of the
Agreement the Party giving the notice believes may be
necessary to comply with the state or federal law or
regulation;
(b) Modification Conference: The Parties shall, within
thirty (30) days of the notice required in Section 6.3(a)
• above, meet and confer in good faith in' a reasonable
attempt to agree on the effect of the rule or regulation
on this Agreement and proposed modifications of this
Agreement in order to conform it with such federal or
state law or regulation; and,
(a) Council Hearings: Regardless of whether the Parties
reach any tentative agreement on the matters involved in
the modification conference required by Section 6.3 (b)
above, the matter shall be scheduled for a public hearing
before City Council. City shall give at least thirty
(30) days' public notice of such hearing, pursuant
Government Code Section 65867. City Council, at such
hearing, shall determine the exact modification or
suspension which it believes shall be necessitated by the
law, rule, regulation or plan. Company, at the hearing,
shall have the right to offer oral and written testimony.
Any proposed modification shall be taken by the
affirmative vote of not less than a majority of City
Council: Within thirty (30) days thereafter, Company
shall either elect, in writing delivered to City, to
• accept the modification, or terminate this Agreement.
4. Pro act as a Private Undertaking. The development of the
Project is a private development, that neither Party is acting as
the agent -of the other in any respect hereunder, and that each
Party is an independent contracting entity with respect to the
terms, covenants and conditions contained in this Agreement. No
partnership, joint venture or other association of any kind is
formed by this Agreement. The only relationship between City and
OC2ZM CCf=VPAGWEVAGMT.O5A 5 0724191 201pm n
I'I '
Company is that of government overnment entity regulating the development
of private property by the owner of such property.
• 5.
Term. The term of this Agreement shall continue until all
f the I
permect as
its required for occupancy and operation provided that in no
contemplated by the Project have bee20isse rs a measured from the
event shall such term exceed twenty ( ) y of the California
Effective Date. Pursuant to Section 66452.6(a) roved for the
Subdivision Map Act, any tentative Subdivision City esting to tativepro map" or
Property, whether designated v to the date on which this
otherwise, may be extended by
Agreement terminates.
6, Amendment or Cancellation of Agreement.
Other than
fications of this Agreement pursuant to Section
modi only by
Agreement may be amended or cancelled in whole or in part
mutual written and executed consent of the Parties in compliance
with Government Code Section 65868.
7. Enfor_ oement• Unless amended or cancelled as provided in
Section 9, or modified or suspended
i s enforceablersuant by by Government
Party
Section 65869.5, this Agreementapplicable general or specific
notwithstanding any change in any nation or other
plan, zoning, subdivision or building by Cityincluding by
• applicable ordinance or regulation adoptei by
any or all of the
the voters of City) which purports to apply
Property.
iew
S. Periodic Review of COmpliance. twelve ty d(12) pmonths any shall
mvthe
this Agreement at least once every65865.1 Of the
Effective Date in accordance with Sections 65865 and Company shall
California Government Code. At such reviews,e�ent. Company
demonstrate its good faith compliance ofcgood f ith compliance as City,
agrees to furnish such evidence of g,
in the reasonable exercise of its discrion ad etshallnbea deemed etoobebin
notice to Company, may require. Company
pursuantood faith
tocSectionc with
9.1to terminate this Agreement
e s not entitled
this Agreement.
90 Events of Default.
9.1 Defau �ompanY. Pursuant to California Government
Code Section 65865.1, if City determines following a noticed
public hearing and on the basis of substantial evidence that
Company has not complied in good faith with Company's
• obligations under Section specify ois Agreementr City shall, by
the mannerin which Company
written notice Company,
has failed to so
comply and state the steps Company must t
days
ke
to bring itself into compliance. If, within thirty (30)
after receipt of the written notice from City specifying does
the
manner in which Company has failed to so comp tl bring itself
not commence all steps reasonably necessary itself
into compliance as required and thereafter
diligdeemeently d to be
pursue
such steps to completion, ,then Company
shall be6 07(14191 2O1pm
oCn=MT1CMVPAC0EVAGMT.05A 2/
.'
in default under the terms of this Agreement and city terminate yth)
o
seek a modir (c seek an
on this
Agreement,
)
Agreement, or (c) Y other availableremedies, as
• provided in Section 9.3.
9.2 Default by City. If City has not complied with any of
its obligations and limitations under this Agreement, Company
shall, by written notice to City, specify the manner in which
City has failed to so comply and state the steps necessary for
City to bring itself into compliance. If, within thirty (30)
days after receipt of the written notice from Company
specifying the manner in which City has failed to so comply,
City does not bring itself into compliance, then City shall
be deemed to be in default under the terms of this Agreement
ion of ths and Company may (a) seek a modificatl other available
terminate this Agreement, or (c) seek any
remedy as provided in Section 9.3. Except as de tact grow,
if City adopts or enforces any moratorium,
Jure, or other similar limitation (whether relating to the
rate, timing or sequencing of the development or construction
of all or any part of the Project and whether enacted by
initiative or otherwise) affecting the processing or approval
of subdivision maps, building permits, occupancy certificates
or other entitlements to use which is applied to the Project,
then Company may immediately (a) seek a modification of this
• Agreement, (b) terminate this Agreement, or (c) seek any other
available remedy as provided in Section 9.3. City shall not
be in default if it adopts a temporary citywide moratorium on
development due to its inability to supply sufficient water
to then current customers as necessary to maintain minimum
levels of health, safety and sanitation and, provided further,
the City shall not be considered in default if it is required
to enforce a moratorium because of a law, rule, regulation or
plan identified in Section 3.3. In the event that it becomes
necessary in the future for the City or other responsible
agency to declare a water or sewer moratorium, however, the
Project shall have and enjoy priority over all other future
development for water and sewer service when and as the same
thereafter becomes available.
9.3 Specific Performance ReMft4y. Due to the size, nature and
scope of the Project, and due to the fact that it may not be
practical or possible to restore the Property to its natural
condition once implementation of this Agreement has begun, the
Parties acknowledge that, except as provided in section 9.4,
money damages and remedies at law generally are inadequate and
• that specific performance is appropriate for the enforcement
of this Agreement. Except as provided in section 9.4, the
remedy of specific performance or, in the alternative, a writ
of mandate, shall be the sole and exclusive legal remedy
available to either party in the event of the default, or
alleged default, by the other.
707/24191 2'01Pm
M+�:•' OCYIat 11MRVPAC1MVAOMT.05A
{• 307
s 0
9.4 Payment of Appraised value Oxon Termination. If Company
elects to terminate this Agreement as provided under Paragraph
9.2, then Company shall be entitled to payment from City of
. the appraised net fair market value of the New Library
Property, to be determined as follows:
(a) Within thirty (30) days written notice from Company
to City expressing Company's election to terminate,
Company and City shall each select an appraiser to
appraise the value of both the New Library Property and
the old library property in Civic Plaza (the "Old Library
Property") transferred to Company in exchange for the New
Library Property, and advise the other of the selection.
Time being of the 'essence, if either party should fail
to select an appraiser within the time provided, that
party shall conclusively be deemed to have selected the
appraiser selected by the other party.
(b) Each appraiser will be instructed to determine the
value both of the New Library Property and the Old
Library Property, and to meet with the other appraiser
in an effort to come to an agreement as to that value,
within sixty (60) days of his or her selection. If there
is only one appraiser selected by City and Company, or
• if the appraisers selected by them agree upon the value
of the New Library Property and/or the Old Library
Property, the appraised value shall be as so determined
or agreed upon.
(c) If the appraisers are unable to agree on a
determination of the value of the New Library Property
and/or the Old Library Property, then within the sixty
(60) days following their selection, the two appraisers
shall agree upon and appoint a third appraiser who shall
independently prepare an appraisal of the value of the
property on which agreement has not already been reached.
The appraised value will then be the average of the two
closest values as determined by the three appraisers, and
the appraised net fair market value of the New Library
Property shall be the appraised value of the New Library
Property less the value of the Old Library Property.
(d) All appraisers appointed hereunder shall be
competent, qualified by training and experience in Orange
County, California, disinterested, and independent, and
• shall be members in good standing of the American
Institute of Real Estate Appraisers or its successor, or
such other 'recognized association of professional real
estate appraisers as my be mutually agreed upon by
Company and City, and all determinations of value shall
be rendered in writing and signed by the appraiser or
appraisers making the report.
0CZTRRBnMRVPAQDEVAOMT.05A H 07401 7.01pm
33
(e) For purposes of all appraisals, the New Library
Property shall be appraised assuming (i) that the New
Library Property were unimproved but fully graded and
• with all required utilities in place for development,
(ii) that the highest and best use of the New Library
Property was for office development, (iii) that the New
Library Property were fully entitled for development of
180,500 square feet of net leasable office space (less
the amount of that square footage of net leasable office
space actually transferred to Corporate Plaza and/or
Corporate Plaza West and for which building permits have
been issued or similar vested rights otherwise secured
as of the valuation date) , (iv) that development of the
New Library Property to that level of entitlement were
not constrained by any height restrictions or similar
constraint, and (v) that all permit and other
governmental fees have been paid and necessary public
infrastructure installed. For purposes of all
appraisals, the old Library Property shall be appraised
in its then current condition, taking into account the
then status and application of applicable regulations,
zoning laws, moratoria, and other land use entitlements
than might apply against the old Library Property and its
development.
• (f) Within thirty (30) days after the value of the New
Library Property has been determined pursuant to the
foregoing, City shall pay to Company the appraised value
of the New Library Property.
10. Cooperation. Each Party covenants to take such reasonable
actions and execute all documents that may be necessary to achieve
the purposes and objectives of this Agreement.
11. Force Majeure. Neither Party shall be deemed to be in default
where failure or delay in performance of any of its obligations
under this Agreement is caused, through no fault �of the Party whose
performance is prevented or delayed, by floods, earthquakes, other
Acts of God, fires, wars, riots or similar hostilities, strikes or
other labor difficulties, State or Federal regulations, or court
actions. Except as specified above, nonperformance shall not be
excused because of the act or omission of a third person.
12. Notices. Any notice or demand which shall be required or
permitted by law or any provision of this Agreement shall be in
• writing and if the same is to be served upon a Party, may be
personally delivered to the Party, or shall be deposited in the
United States mail, certified, return receipt requested, postage
prepaid, dr shall be delivered by overnight courier, overnight
courier charges prepaid, and shall be addressed as follows:
OC2ZRRB\nCVRVPA=EVAOMT.OSA 9 0UMI 101po
TO CITY: City of Newport Beach
3300 Newport Boulevard
Post Office Box 1768
• • Newport Beach, California 92663-3884
Attn: City Manager
With a copy to: City Attorney
City of Newport Beach
3300 Newport Boulevard
Post Office Box 1768
Newport Beach, California 92663-3884
TO COMPANY: The Irvine Company
550 Newport Center Drive
Newport Beach, California 92660-0015
Attn: General Counsel
With copies to: Latham & Watkins
650 Town Center Drive
Costa Mesa, California 92626-1918
Attn: Robert K. Break
Irvine Pacific
550 Newport Center Drive
• Newport Beach, California 92660-0015
Attn: President
Either Party may change the address. stated herein by notice to the
other Party in the manner provided in this Section, and thereafter
notices shall be addressed and submitted to the new address.
Notice shall be deemed to be delivered upon the earlier of (a) the
date received or (b) three (3) business days after deposit in the
mail as provided above.
13. Transfers and Assignments. Company shall have the right to
sell, lease, transfer or assign the Property in whole or in part
(provided that no such partial transfer shall cause a violation of
the Subdivision Map Act, Government Code Section 66410, et seg.)
to any person, partnership, joint venture, firm or corporation at
any time during the term of this Agreement without prior written
consent of City. The burdens and benefits of this Agreement inure
to all successors in interest of the parties to this Agreement.
In order to provide continued notice thereof, this Agreement and
all amendments thereto will be recorded by the Parties.
I.
6r.,
0=01 Wpm
•t OC121FJMn=VPA0J)EVAGM1:0SA 10
4k
14. Exhibits. The following documents are attached hereto and
incorporated herein by this reference:
• Exhibit
Designation Description
"All Legal Description of the Property
"BOO Depiction of the Property
"C" Development Plan (Including Density and
Intensity of Development)
"D" Processing Schedule
15. Rules of Construction and Miscellaneous Terms.
15.1 Gender. The singular includes the plural; the
masculine and neuter include the feminine; "shall" is
mandatory, "may" is permissive.
15.2 Time of Essence. Time is of the essence regarding
each provision of this Agreement in which time is an element.
• 15.3 Waiver. Failure by a Party to insist upon the
strict performance of any of the provisions of this Agreement
by the other Party, and failure by a Party to exercise its
rights upon a default by the other Party hereto, shall not
constitute a waiver of that Party's right to demand strict
compliance by such other Party in the future.
15.4 Counterparts. This Agreement may be executed in two
or more counterparts, each of which shall be identical and may
be introduced in evidence or used for any other purpose
without any other counterpart, but all of which shall together
constitute one and the same Agreement.
15.5 Entire Agreement. This Agreement constitutes the
entire agreement and supersedes all prior agreements and
understandings, both written and oral, between City and
Company with respect to the subject matter hereof.
15.6 Severabiiity. If any provision of this
Agreement or the application thereof to any party or
_ circumstances shall be held invalid or unenforceable to
• any •extent, the remainder of this Agreement or the
application of such provision to persons or circumstances
other than those as to whom or which it is held invalid
or unenforceable, shall not be affected thereby, and each
provision of this Agreement shall be valid and
enforceable to the fullest extent permitted by law.
; , - 15.7 Construction. This Agreement has been drafted after
';"• extensive negotiation and revision. Both Company and City
�ads�
• 11 07[Ml 201pm
OC2ZRKBNTICVRVFACJ)L iMI:OSA
• •
are sophisticated parties represented by independent counsel
throughout the negotiations. City and Company each agree and
acknowledge that the terms of this Agreement are fair and
• reasonable, taking into account their respective purposes,
terms and conditions. In accordance with the foregoing, this
Agreement shall be construed as a whole in accordance with its
fair meaning and no principle or presumption of contract
construction or interpretation shall be used to construe the
whole or any part of this Agreement in favor of or against
either City and Company.
15.s No Third Party Beneficiaries. The only parties to
nt are City and Company. There are no third party
this AgreeZe
beneficiaries and this Agreement is not intended and shall not
be construed to benefit or be enforceable by any other person
whatsoever.
15.9 Governing Law. This Agreement and any dispute
arising hereunder shall be governed by and interpreted in
accordance with the laws of the State of California.
15.10 section Headings. All Section headings and
subheadings are inserted for convenience only and shall not
affect any construction or interpretation of this Agreement.
• 15.11 Incorporation of Recitals and Exhibits. Recitals
A through E and attached Exhibits "A" through "E" are hereby
incorporated herein by this reference as though fully set
forth in full.
16. Authority to Execute. The persons executing this Agreement
warrant and represent that they have the authority to execute this
Agreement on behalf of the entity for which they are executing this
Agreement, and further warrant and represent that they have the
authority to bind their respective Party to the performance of its
obligations hereunder.
17. Recordation. This Agreement and any amendment or modification
hereto or cancellation hereof shall be recorded in the Office of
the County Recorder of the County of Orange, by the City Clerk
within the period required by Section 65868.5 of the Government
Code.
• THE IRVINE COMPANY
A Michigan corporation
By:
0C2U=UC MVPAC0EVAGMT.0SA 12 071MI 2-01pm
Its:
By:
Its:
CITY OF NEWPORT BEACHp
A Municipal Corporation
By:
Its: Mayor
ATTEST:
City Clerk
APPROVED AS TO FORM:
Robert H. Burnham
City Attorney
0C22R! %UC9RVPAQDEVAGMT.OSA 13 OVUM i0lpm J G
JO
01/06/92 1s:29 FAX 714 7#b 2421 •
HXMIT "A"
CIVIC PLAZA
Legal Description
Parcels 1, 2 and 3, as shown on a Map filed in Book 81, pages 8 and 9 of Parcel
Maps, in the office of the County Recorder of Orange County, California.
•
01/06/92 15:50 FAX 714 2421 inn lxvttiu W. • �ppd"
EXHIBIT A
CORPORATE PLAZA
Legal Description
parcels 1 to 20 inclusive, and Parcels A and B, as shown on a Map filed in Book
93, pages 45 and 46 of Parcel Maps, in the office of the County Recorder of
Orange County, California.
•
•
.kln
O1/08/92 15:30 FAX 714 2421 THE 1RV1NR W. • Wluuviuuo
t+Sa'Qii'rr "At'
11
CORPORATE PLAZA WEST
Legal Description
Parcel A:
That portion of Block 93 of Irvine's Subdivision, as shown on a Map recorded in
Book 1, page 88 of Miscellaneous Record Maps, records of Orange County,
California, bounded as follows:
Bounded Northwesterly by the Southeasterly line of Parcel 1 of Parcel Map No.
• 79-704, as shown on a Map filed in Book 152, pages 179 189 19 and 20 of Parcel
Maps, in the office of the County Recorder of Orange County, California;
Bounded Northerly by the general Southerly line of the land shown on Parcel Map
filed in Book 92, pages 13 and 14 of said Parcel Maps, and by the Southerly line
of Parcel 2 of said Parcel Map No. 79 704;
Bounded Southeasterly by the Northwesterly line of Newport Center Drive, as
shower on a Map of Tract No. 6015 recorded in Book 239, pages 28 to 41
inclusive, of Miscellaneous Maps, records of said Orange County; and
Bounded Southwesterly by the Northeasterly line of East Coast High, as shown on
said Tract No. 6015.
Parcel B:
Parcel 2 of Parcel Map No. 79704, as shown on a Map filed in Book 152, pages
17, 18,-19 and 20 of Parcel Maps, in the office of the County Recorded of Orange
County, California.
. 0i/aa/aL 18:sU rna 114 V L4'1 ++.++ .,.,,..., ..... • z...... .....
EYMIT "A"
• NEWPORT VrLLAGE
Legal Description
That portion of Block 93 of Irvine's Subdivision, as shown on a Map recorded in
Book 1, page 88 of Miscellaneous Record Maps, records of Orange County,
California, bounded as follows:
Bounded Northeasterly by the Southwesterly line of San Joaquin ]:sills .Road, as
shown on a Map of Tract No. 6015 recorded in Book 239, pages 28 to 41
inclusive, of Miscellaneous Maps, records of said Orange County;
• Bounded Northwesterly by the centerline of Avocado Avenue, as shown on Parcel
Map No. 84-706 filed in Book 192, pages 1 and 2 of Parcel Maps, in,the office of
the County Recorder of said Orange County, Parcel Map No. 83-729 filed in Book
193, pages 17 and 18 of said Parcel Maps, Parcel Map filed in Book 259 page 1
of said Parcel Maps and Parcel Map filed in Book 56, page 46 of said Parcel
Maps, and Northwesterly by the Southeasterly line of Avocado Avenue as shown
on Parcel Map filed in Bood 93, pages 45 and. 46 of said Parcel Maps;
Bounded Southeasterly by the Northwesterly line of MacArthur Boulevard; and
Bounded Southwesterly by the Northeasterly line of East Coast Highway.
Excepting therefrom that portion included within San Miguel Drive.
•
EXHIBIT "B"
Civic Plaza
Old Library Site
49
Center 41,
• Corporate Plaza West
Sand
• P
Newport Village
y
Now Library Site
Corporate Plaza ii
•
Library Land Exchange Agreement Parcels January6,1992
- Parcels 500 ���'
70
EXHIBIT "C" •
•
CIVIC PLAZA
PLANNED COMMUNITY DISTRICT REGULATIONS
•
•
Y-Al
EXHIBIT "C" •
-2-
TABLE OF CONTENTS
Introduction.................................................................................................... Page
SECTION I STATISTICAL ANALYSIS................. Page 5
SECTION 11 GENERAL NOTES............................. Page 6
SECTION III CIVIC, CULTURAL............................ Page
BUSINESS AND PROFESSIONAL
OFFICES
Sub-Section A Intent................................................. Page 7
Sub-Section B Permitted Uses................................... Page 7
Sub-Section C Building Location............................... Page 7
Sub-Section D Buildi.-ig Height................................. Page 7
Sub-Section E Parking.............................................. Page 7
Sub-Section F Landscaping....................................... Page 8
Sub-Section G Loading Areas.................................... Page 8
. Sub-Section H Refuse Collection Areas...................... Page 8
Sub-Section I Telephone and Electrical Service........ Page 8
Sub-Section J Signs.................................................. Pages 9-10
760S
S EXHIBIT "C"
-3-
• PLANNED COMMUNITY DISTRICT REGULATIONS
For Civic Plaza
Ordinance No. 1649,adopted by the City of Newport Beach on December 22,1975 (Amendment
No.455)
Amendment No.1 March 12,1979
P.C.Amendment No 527;Resolution No.9517
Amendment No.2 November 23,1987
P.C. Amendment No.653;Resolution No.87-164
•
EXHIBIT "C"
-4-
INTRODUCTION
• The Civic Plaza Planned Community District for the City of Newport Beach is a part of the
Newport Center Development in conformance with the Newport Beach General Plan which
was adopted in December 1973.
The subject property is located in the northwestern area of Newport Center. It is adjacent to San
Joaquin Hills Road on the north,Santa Cruz and San Clemente Drives on the east,Santa
Barbara Drive on the south, and an existing police station, fire station,automobile agency and.
service station on the west.
The purpose of this PC(Planned Community)district is to provide a method whereby property
may be classified and developed for civic and cultural activity and commercial,professional
and business offices. The specifications of this district are intended to provide flexibility in
both the land use and development standards for the planned building groups.
•
•
i
417
• EXHIBIT "C" •
SAN JOAQUIN HILLS ROAD
ServiceStation
>:.::•;.:c •;:;rs.t•:2:;:;:..;;::c :•.:;. ::c.;:.;.;,•.;.:•:cr•.:...... .'
Auto
gency
y;.
Po/ice oept ••>.:r, r .;,.... 4•.�:.;:.::::::�::.:.::..
Fire �
Q
p
qT
cc
LU
m
cc
Q � ~
7 �
LEGEND O��G
• CIVIC / CULTURAL / PROFESSIONAL / OFFICE
CIVIC PLAZA
70
• EXHIBIT "C" •
1
` JA`f,&o
ROAD
- � �Fw--wTE
der 1 /a
90
,
CIVIC PLAZA rrrr'777
NEWPORT CENTER sE78ACrc sirE ww i
Newport Beech.
EXHIBIT "C" •
r _
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CIVIC PLAZA
NEWPORT C94TER
Newport eeach,CA GRADM PLAN A
EXHIBIT "C" •
-5-
• SECTION I. STATISTICAL ANALYSIS
Civic Plaza
1. Project Area
Net Acreagel 26.12
2. Percentage of Site Coverage (Site Plan)
a. Building Footprint I5-20%a
b. Parking Area 45-50%
C. Landscape 35-40%
3. ware Footages of Uses
Office Park2 315,661 Sq. Ft.
Art Museum 30,000 Sq. Ft.
I '
•
l Net Acreage Site area within the existing property lines.
2 February 1, 1991 existing square footage allowable is 250,111 (Land Use Element of the City
of Newport Beach,Resolution No.88-100,October 24, 1988).
• EXHIBIT "C"
-6-
SECTION II. GENERAL NOTES
• 1. 1Vatcr within the Planned Community area will be furnished by the City of Newport
Beach.
2. Sewage disposal facilities within the Planned Community will be provided by Orange
County Sanitation District No. 5.
3. The subject property is within the City of Newport Beach. The Developer will provide
the necessary flood protection facilities under the jurisdiction of the City of Newport
Beach.
d. Grading and erosion control provisions shall be carried out on all areas of the Planned
Community in a manner meeting the approval of the Director of Planning.
5. Except as otherwise stated in this Ordinance, the requirements of the Newport Beach
Zoning Code shall apply.
The contents of this supplemental text notwithstanding,no construction shall be proposed
within the boundaries of this Planned Community District except that which shall
comply with all provisions of Newport Beach's Uniform Building Code and the various
mechanical codes related thereto.
• 6. Parking lot lighting shall be subject to the review and approval of the Director of
Planning. Parking lot lighting shall be designed in a manner so as to minimize impacts on
adjacent residential areas.
7. All mechanical appurtenances on building roof tops and utility vaults shall be screened
from street level view in a manner meeting the approval of the Director of Planning.
S. Prior to the issuance of grading permits, the site shall be examined to determine the
existence and extent of archaeological and paleontological resources in accordance with
adopted City polices.
9. In the event that any non-office facility were to be eliminated from the project, the
eliminated facility would be replaced with the equivalent amount of office space.
10. That a pedestrian and bicycle trail system be reviewed and approved by the Director of
Planning.
I
•
EXHIBIT "C"
-7-
SECTION III. CIVIC,CULTURAL,BUSINESS AND PROFESSIONAL OFFICES
• A. Intent
The intent of this district is to permit the location of a combination of civic,cultural,
business and professional office uses,and support commercial activities.engaged in the
sale of products to the general public.
B. Permitted Uses
The following shall be permitted:
1. Retail sales and service of a convenience nature.
2. Administrative and professional offices.
3. Restaurants. Subject to Use Permit.
4. Institutional, financial and ,governmental facilities.
5. Civic, cultural, commercial recreational and recreational facilities.
• 6. Parking lots, structures and,facilities.
C. Building Location
All buildings shall be located in substantial conformance with the approved site plan.
p. Building Height
All buildings and appurtenant structures shall be limited to a maximum height of sixty-
five (65) feet.
E. Parking
Adequate off-street parking shall be provided to accommodate all parking needs for the
site. The intent is to eliminate the need for any on-street parking.
Required off-street parking shall be provided on the site of the use served,or on a common
parking area in accordance with the off-street parking requirements of City of Newport
Beach Planning and'Zoning Ordinance.
• Parking for the museum shall be based on 3.5 spaces/1,000 square feet of gross Floor area.
S3
EXHIBIT "C" •
-8-
F. Landscaping
Detailed landscaping and irrigation plans, prepared by a licensed landscape architect,
• licensed landscaping contractor, or architect shall be reviewed by the Director of Parks,
Beaches and Recreation.
All landscaping referred to in this section shall be maintained in a neat and orderly
fashion.
1. Screening
Areas used for parking shall be screened from view or have the view interrupted by
landscaping,and/or fencing from access streets,and adjacent properties.
Plant materials used for screening purposes shall consist of lineal or grouped masses
of shrubs and/or trees.
2. Landscaping-Vehicle Separation
All landscaped areas shall be separated from adjacent vehicular areas by a wall or
curb, at least six (6) inches higher than the adjacent vehicular area.
3. Parking Areas
• Trees,equal in number to one(1) per each five(5)parking stalls shall be provided
in the parking area.
C. Loading Areas
1. Street side loading shall be allowed providing the loading dock is screened from
view from adjacent streets.
H. Refuse Collection Areas
1. All outdoor refuse collection areas shall be visually screened from access streets,
and adjacent property. Said screening shall form a complete opaque screen.
1. Telephone and Electrical Service
All "on site electrical lines (excluding transmission lines) and telephone lines shall be
placed underground. Transformer or terminal equipment shall be visually screened,from
view from streets and adjacent properties.
2. No refuse collection area shall be permitted between a frontage street
and the building line.
•
• EXHIBIT "C" •
-9-
J, signs
1. Building Address Sign
• Building address numerals shall be a maximum of two (2) feet in height and shall
be consistent with the building identification signing.
Building address number shall face the street (and/or pedestrian walkways in the
case of necessity),and be located on the building so that they are visible from
adjacent frontage roads and designated parking areas.
2. Project/Building Identification Sign
Project and/or building identification signs are permitted at major entry access
drives from adjacent frontage streets, provided that they comply with the City of
Newport Beach site distance requirement 110-L.
The identification signage is permitted in the form of a free-standing (single or
double faced)monument sign. The sign copy shall be restricted to the project or-
building name and street address. Individual letter heights shall not exceed
eighteen (18) inches.
3. Tenant Identification Signs
• Tenant identification signs are permitted and are divided into two (2) categories:
Primary Tenant
Secondary Tenant
Tenant identification signs are to be wall-mounted graphics,consisting of
individually fabricated letters. Box or "can" signs are not permitted.
The maximum number of primary tenant signs permitted on any one building
elevation is two (2).
Each secondary tenant shall be limited to one (1) identification sign.
The maximum letter height of a primary tenant sign shall not exceed twenty-four
(24)inches. The maximum letter height of a secondary tenant sign shall not exceed
sixteen (16) inches.
Sign copy shall be restricted to identification of the person, firm,company or
corporation operating the use conducted on the site.
4. General Sign Standards
• a. Signs (to include all those visible from the exterior of any building)may be
lighted but no sign or any other contrivance shall be devised or constructed so
as to rotate,gyrate,blink or move in any animated fashion.
. ss'
EXHIBIT "C" i
-10-
5. Temporary Signs
The following guidelines are intended to produce a consistent sign design for
• temporary signs within Newport Center. All temporary signs require the
approvals of the City of Newport Beach and The Irvine Company.
Temporary signs are to identify the future site, project or facility under
development on individual project sites.
Information on this sign is limited to:
- For Sale, For Lease,Future Home of, Building/Project Name,etc.
- Type or Name of Development
- Type and Area of Space Available
- Major Tenant or Developer
- Financial Institution
- General Contractor
- Architect
- Leasing Agent
Occupancy Date
- Phone Number
- Irvine Company or Irvine Company Project Name and Logo
Location: One temporary sign is permitted on site for each frontage street.
• These signs may be single or double-faced and parallel or
perpendicular to the roadway.
Design: All temporary signs are to be built in substantial conformance to The
Irvine Company corporate design standards as shown on the
following page.
Longevity: Signs can exist from the time of lease or sale of the parcel until
construction and/dr leasing of the facility is complete.
•
a
s6
EXHIBIT "C"
.,1r•,r
.;M1
• Page 2/6/91
Future Home,of
.Amenican Products
31 ":ethnology Dr.
(714) 551,1500
MKS: Company
mcwrrcr: Frank Lloyd Wright
caMLACMR: Johnson Construction
THE WIN=COMPANY {
•
EXHIBIT "C"
CORPORATE PLAZA
PLANNED COMMUNITY DISTRICT REGULATIONS
•
,
EXHIBIT "C" .
-2-
• I
TABLE OF CONTENTS
Introduction.................................................................................................... Page
SECTION I STATISTICAL ANALYSIS................. Page 4
SECTION II GENERAL NOTES............................. Pages 5-6
SECTION III DEFINITIONS................................... Page 7
SECTION IV BUSINESS, PROFESSIONAL............ Page
AND COMMERCIAL
Sub-Section A Intent................................................. Page
Sub-Section B Permitted Uses................................... Page 8
Sub-Section C Building Location............................... Page 8
Sub-Section D Building Height................................. Page 8
Sub-Section E Parkir g.............................................. Page 9
Sub-Section F Landscaping....................................... Page 9
Sub-Section G Loading Areas.................................... Page 9
• Sub-Section H Storage Areas..................................... Page 9
Sub-Section I Refuse Collection Areas...................... Page 10
Sub-Section J Telephone and Electrical Service........ Page 10
Sub-Section K Signs.................................................. Pages 10-11
• EXHIBIT "C" •
-3-
•
INTRODUCTION
The Corporate Plaza Planned Community District for the City of Newport Beach is a part of
the Newport Center Development in conjunction with the South Irvine Ranch General Land'Use
Plan and the Newport Beach General Plan which was adopted in December 1973.
The purpose of this PC(Planned Community) District is to provide a method whereby property
may be classified and developed for commercial activity, professional and business offices. The
specifications of this district are intended to provide flexibility in both the land use and
development standards for the planned building groups.
•
•
EXHIBIT "C" •
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PACIFIC COAST HIGHWAY
LEGEND
• <'' '< PROFESSIONAL / OFFICE / COMMERCIAL
CORPORATE PLAZA ��
EXHIBIT "C"
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• EXHIBIT "C" •
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CORPORATE PLAZA
NEWPORT CENTER
, � 3 h,CA 3fGHTPLMEPLAN
EXHIBIT "C"
-4-
• SECTION I. STATISTICAL ANALYSIS
Corporate Plaza
1. Project Area
Gross Acreage 47.8
Net Acreage 40A
2, Percentage of Site Coverage
a. Building Footprint 15-20
b. Parking Area 40-45
C. Landscape 40-45
3. Maximum building floor area will not exceed 432,320 square feet.
4. The square footage of individual building sites are tentative and subject to adjustment as
long as the limitations on total development are not violated. Any adjustment in the
• square footages for each building site shall be reviewed and approved by the Planning
Director.
•
EXHIBIT "C"
-5-
SECTION H. GENERAL NOTES
• j. Grading outside an area submitted under the Planned Development Ordinance but within
the Planned Community area will be permitted upon securing of a grading permit.
2. Water within the Planned Community area will be furnished by the City of Newport
Beach.
3. Sewage disposal facilities within the Planned Community will be provided by Orange
County Sanitation District No. 5.
4, The subject property is within the City of Newport Beach. The Developer will provide
the necessary flood protection facilities under the jurisdiction of the City of Newport
Beach.
5. Erosion control provisions shall be carried out on all areas of the Planned Community, in a
manner meeting the approval of the Director of Planning.
6. Except as otherwise stated in this Ordinance, the requirements of the Newport Beach
Zoning Code shall apply.
• The contents of this supplemental text notwithstanding,no construction shall be proposed
within the boundaries of this Planned Community District except that which shall
comply with all provisions of Newport Beach's Uniform Building Code and the various
mechanical codes related thereto.
7, Parking lot lighting shall be subject to the review and approval of the Director of
Planning. Parking lot lighting shall be designed in a manner so as to minimize impacts on
adjacent residential areas.
8. All mechanical appurtenances on building roof tops and utility vaults shall be screened
from street level view in a manner meeting the approval of the Director of Planning,
9. Prior to the issuance of grading permits, the site shall be examined to determine the
existence and extent of archaeological and paleontological resources in accordance with
adopted City polices.
10. Any future signal light on East Pacific Coast Highway at the private street intersection
will be the responsibility of The Irvine Company.
11. The on-site parking, vehicular circulation and pedestrian circulation systems shall be
reviewed and approved by the Traffic Engineer.
• 12. The intersections at private streets and drives shall be designed to provide sight distance
for a speed of 30 miles per hour. Slopes landscape,walls and other obstructions shall be
considered in the sight distance requirements. Landscaping within the sight line shall
not exceed twenty-four inches in height. The sight distance requirement may be modified
at non-critical locations,subject to approval of the Traffic Engineer.
�t/
EXHIBIT "Cl' .
-6-
. 73. Prior to occupancy of any structures,easements for public emergency and security ingress,
egress and public utility purposes should be dedicated to the City over all private streets.
14. Prior to issuance of a grading permit,the master plans of water,sewer and storm drain
facilities shall be reviewed and updated to current standards and any modifications or
extensions to the existing storm drain,water and sewer systems shown to be required by
the review shall be the responsibility of the developer unless otherwise provided for
through an agreement with the property owner. The review of the storm drain master
plan will require the submittal of hydrology and hydraulic studies to the Public Works
Department for review and approval. The hydrology study shall include both on-site
and off-site drainage to determine the measures necessary to protect the subject
development from flooding during a 100 year storm frequency. The developer may be
required to install retention basins upstream from the proposed development or enlarge
the existing downstream storm drain system to satisfy the requirement.
15. The northerly entrance/exit on Avocado Avenue shall be designed for a right turn in and
out,ONLY. The design shall provide for an island that restricts left turns. This
requirement may be waived if the driveway lines up with the access to the parcel
easterly of Avocado Avenue and the City incurs no additional costs to relocate their
proposed access to the library site.
•
•
• EXHIBIT "C" •
_7_
•
$ECTION III. DEFINITIONS
,6dvertising Surface of a Sign
The total area of the face of the sign structure,excluding supports.
Area of Elevation
Total height and length of a building as projected to a vertical plane.
$gtbacks from Street Corners
• Setbacks from street corners shall be established as that point of intersection of the required
tefback lines from access streets,prolonged to point of intersection.
�r�
• EXHIBIT "C" •
-8-
SECTION IV. BUSINESS,PROFESSIONAL AND COMMERCIAL
• A. In n
The intent of this district is to permit the location of a combination of business and
professional office uses, and light general commercial activities engaged in the sale of
products to the general public.
B. Permitted Uses
The following shall be permitted:
1. Retail sales and service of a convenience nature.
2. Administrative and professional offices (excluding medical offices).
3. Restaurants,including outdoor,drive-in or take-out restaurants,shall be subject to
the securing of a use permit in each case. Facilities other than indoor dining
establishments or those that qualify as outdoor,drive-in or take-out
establishments shall be subject to the City of Newport Beach regulations covering
drive-in and outdoor establishments.
• Restaurant uses shall not be permitted on Building Site Numbers 3,4,or 5.
4. Institutional, financial and governmental facilities.
5. Civic, cultural, commercial recreational and recreational facilities.
6. Parking lots, structures and facilities.
7. Drive-up teller units,subject to the review of the on-site parking and circulation
plan by the City Traffic Engineer and approved by the Director of Planning.
C. Building Location
All buildings shall be located in substantial conformance with the approved site plan.
D. Building Height
All buildings and appurtenant structures shall be limited to a maximum height of thirty-
two (32) feet, with the exception of Building"22 " which shall be permitted up to the
limit established by the sight plane and the extension of the sight plane northerly to
• Farallon Drive and southerly to Pacific Coast Highway.
d�
EXHIBIT "C"
-9-
E. Parkin
all be provided to accommodate all parking needs for the
Adequate off-street parking sh
. site. The intent is to eliminate the need for any on-street parking.
Required off-street parking shall be provided on the site of the use served,or on a common
parking area in accordance with the off-street parking requirements of City of Newport
Beach Planning and Zoning Ordinance.
F. Landscaping
Detailed landscaping and irrigation plans, prepared by a licensed landscape architect,
licensed landscaping contractor, or architect shall be reviewed by the Director of Parks,
Beaches and Recreation. In no case shall any landscaping penetrate the sight plane
ordinance established by the sight plane for Harbor View Hills.
All landscaping referred to in this section shall be maintained in a neat and orderly
fashion.
1 Screening
Areas used for parking shall be screened from view or have the view interrupted by
landscaping,and/or fencing from access streets,and adjacent properties.
• Plant materials used for screening purposes shall consist of lineal or grouped masses
of shrubs and/or trees.
2. Landscaping-Vehicle Separation
All landscaped areas shall be separated from adjacent vehicular areas by a wall or
curb, at least six (6) inches higher than the adjacent vehicular area.
3. Parking Areas
Trees,equal in number to one(1) per each five(5) parking stalls shall be provided
in the parking area.
G. Loading Areas
1. Street side loading shall be allowed providing the loading dock is screened from
view from adjacent streets.
H. - toragg Areas
• 1. All outdoor storage shall be visually screened from access streets,and adjacent
property. Said screening shall form a complete opaque screen.
2. No storage shall be permitted between a frontage street and the building line.
7p
EXHIBIT "C" •
-10-
1. Refuse Collection Areas
1. All outdoor refuse collection areas shall be visually screened from access streets,
• and adjacent property. Said screening shall form a complete opaque screen.
2. No refuse collection area shall be permitted between a frontage street and the
building line.
J. Telephone and Electrical Service
All "on site" electrical lines (excluding transmission lines) and telephone lines shall be
placed underground. Transformer or terminal equipment shall be visually screened from
view from streets and adjacent properties.
K. i n
1. Building Address Sign
Building address numerals shall be a maximum of two(2)feet in height and shall
be consistent with the building identification signing.
Building address number shall face the street (and/or pedestrian walkways in the
case of necessity),and be located on the building so that they are visible from
adjacent frontage roads and designated parking areas.
• 2. Project/Building Identification Sign
Project and/or building identification signs are permitted at major entry access
drives from adjacent frontage streets, provided that they comply with the City of
Newport Beach site distance requirement 110-L.
The identification signage is permitted in the form of a free-standing(single or
double faced)monument sign. The sign copy shall be restricted to the project or
g
building name and street address. Individual letter heights shall not exceed
eighteen (18) inches.
3. Tenant Identification Signs
Tenant identification signs are permitted and are divided into two (2)categories:
- Primary Tenant
- Secondary Tenant
Tenant identification signs are to be wall-mounted graphics,consisting of
• individually fabricated letters. Box or "can" signs are not permitted.
The maximum number of primary tenant signs permitted on any one building
elevation is two (2).
Each secondary tenant shall be limited to one (1) identification sign.
The maximum letter height of a primary tenant sign shall not exceed twenty-four
(24)inches. The maximum letter height of a secondary tenant sign shall not exceed
sixteen(16) inches.
EXHIBIT "C" .
-11-
Sign copy shall be restricted to identification of the person, firm,company or
corporation operating the use conducted on the site.
. 4. General Sign Standards
a. Signs (to include all those visible from the exterior of any building) may be
lighted but no sign or any other contrivance shall be devised or constructed so
as to rotate,gyrate,blink or move in any animated fashion.
5. Temporary Signs
The following guidelines are intended to produce a consistent sign design for
temporary signs within Newport Center. All temporary signs require the
approvals of the City of Newport Beach and The Irvine Company.
Temporary signs are to identify the future site, project or facility under
development on individual project sites.
Information on this sign is limited to:
- For Sale,For Lease,Future Home of,Building/Project Name,etc.
- Type or Name of Development
- Type and Area of Space Available
- Major Tenant or Developer
• Financial institution
General Contractor
- Architect
- Leasing Agent
- Occupancy Date
- Phone Number
- Irvine Company or Irvine Company Project Name and Logo
Location: One temporary sign is permitted on site for each frontage street.
These signs may be single or double-faced and parallel or
perpendicular to the roadway.
Design: All temporary signs are to be built in substantial conformance to The
Irvine Company corporate design standards as shown on the
following page.
Longevity: Signs can exist from the time of lease or sale of the parcel until
construction and/or leasing of the facility is complete.
•
• EXHIBIT "C" •
7;
^j Page 2/6/94
•
Future Home of
.Amen*can Products
31 Technology Dr.
(71.4) 551,1500
ORaceA: Company
.wcwmcr: Frank Lloyd Wright
COM Acwa: Johnson Construction
v�THE IRVINE COMR NY
•
�3
• EXHIBIT "C"
•
CORPORATE PLAZA WEST
• PLANNED COMMUNITY DISTRICT REGULATIONS
I•
•
EXHIBIT "C"
-2-
•
TABLE OF CONTENTS
Introduction.................................................................................................... Page
SECTION I STATISTICAL ANALYSIS................. Page
SECTION 1I GENERAL NOTES............................. Page 5
SECTION III DEFINITIONS................................... Page 6
SECTION IV BUSINESS, PROFESSIONAL............ Page 7
AND COMMERCIAL
Sub-Section A Intent................................................. Page 7
Sub-SectionB Permitted Uses................................... Page
Sub-Section C Building Location............................... Page 7
Sub-Section D Building Height................................. Page 7
Sub-Section E Parking.............................................. Page 7
Sub-Section F Landscaping....................................... Page 8
• Sub-Section G Loading Areas.................................... Page 8
Sub-Section H Storage Areas..................................... Page 8
Sub-Section I Refuse Collection Areas...................... Page 8
Sub-Section J Telephone and Electrical Service........ Page 8
Sub-Section K Signs.................................................. Pages 9-10
•
• EXHIBIT "C" •
_3_
•
INTRODUCTION
The Corporate Plaza West Planned Community District for the City of Newport Beach is a
part of the Newport Center Development,and has been developed in accordance with the
Newport Beach General Plan.
The purpose of this PC(Planned Community) District is to provide a method whereby property
may be classified and developed for commercial activity,professional and business offices. The
specifications of this district are intended to provide land use and development standards
supportive of the development proposal contained herein while insuring compliance with the
intent of all applicable regulatory codes.
•
�6
• EXHIBIT "C" •
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PACIFIC COAST HIGHWAY
LEGEND
• ''}''''''`'' PROFESSIONAL / OFFICE ] COMMERCIAL
CORPORATE PLAZA WEST
7�
• EXHIBIT "C" .
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EAST COAST HIGHWAY
•
CORPORATE PLAZA WEST
NEWPORT CENTER SETBACKS SUE PLAN I
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• EXHIBIT "C" •
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CORPORATE PLAZA WEST
NEWPORT CENTER
NewpWBeach.G1 GRADWGPLAN i _ N
EXHIBIT "C" •
-4-
•
SECTION I. STATISTICAL ANALYSIS
Corporate Plaza West
1. Project Area
Net Acreage 12.7
2. Percentage of Site Coverage
a. Building Footprint 15-20
b. Parking Area 40-45
c. . Landscape 4045
3. Maximum building floor area will not exceed 145,000 square feet.
4. The square footage of individual buildings sites are tentative and subject to adjustment as
long as the limitations on total development,are not violated. Any adjustment in the
• square footages for each building site shall be reviewed and approved by the Planning
Director.
5. Preliminary
Pad elevations shown are preliminary and subject to revisions which may result from a
site survey and preparation,and City review and approval of the final grading plan.
•
• EXHIBIT "C" •
-5-
SECTION H. GENERAL NOTES
1. Grading within the Planned Community area will be permitted upon securing of a grading
• permit.
2. Water within the Planned Community area will be furnished by the City of Newport
Beach.
' 3. Sewage disposal facilities within the Planned Community will be provided by Orange
County Sanitation District No. 5.
4. The subject property is within the City of Newport Beach. The Developer will provide
the necessary flood protection facilities under the jurisdiction of the City of Newport
Beach.
5. Erosion control provisions shall be carried out on all areas of the Planned Community in a
manner meeting the approval of the Planning Department.
6. Except as otherwise stated in this Ordinance, the requirements of the Newport Beach
Zoning Code shall apply.
The contents of this supplemental text notwithstanding,no construction shall be proposed
within the boundaries of this Planned Community District except that which shall
comply with all provisions of Newport Beach's Uniform Building Code and the various
• mechanical codes related thereto.
7. Parking lot lighting shall be subject to the review and approval of the Director of
Planning. Parking lot lighting shall be designed in a manner so as to minimize impacts on
adjacent residential areas.
S. All mechanical appurtenances on building roof tops and utility vaults shall be screened
from street level view in a manner meeting the approval of the Planning,Department.
9. Prior to the issuance of grading permits, the site shall be examined to determine the
existence and extent of archaeological and paleontological resources in accordance with
adopted City polices.
10. The on-site parking,vehicular circulation and pedestrian circulation systems shall be
reviewed and approved by the City Traffic Engineer.
11. The intersections at private streets and drives shall be designed to provide sight distance
as specified in drawing No.STD-110-L of the City Public Works design criteria. Slopes
landscape,walls and other obstructions shall be considered in the sight distance
requirements. Landscaping within the sight4ine shall not exceed twenty-four inches in
• height. The sight distance requirement may be modified at non-critical locations,subject
to approval of the City Traffic Engineer.
12. Prior to occupancy of any structures,easements for public emergency and security ingress,
egress and public utility purposes shall be dedicated to the City over all private streets.
13. Prior to issuance of a grading permit,the master plans of water,sewer and storm drain
facilities shall be reviewed and updated to current standards and any modification or
extensions to the existing storm drain,water and sewer systems shown to be required by
the review shall be the responsibility of the developer,unless otherwise provided for
through'an agreement with the property owner.
• EXHIBIT "C" •
-6-
•
SECTION III. DEFINMONS
Advertising Surface of a Sign
The total area of the face of the sign structure,excluding supports.
Area of Elevation
Total height and length of a building as projected to a vertical plane.
Setbacks from Street Corners
• Setbacks from street corners shall be established as that point of intersection of the required
setback lines from access streets,prolonged to point of intersection.
O �
• EXHIBIT "C" •
-7-
SECTION IV. BUSINESS,PROFESSIONAL AND COMMERCIAL
• A. Intent
The intent of this district is to permit the location of a combination of business and
professional office uses, and light general commercial activities engaged in the sale of
products to the general public.
B. Permitted Uses
The following shall be permitted:
1. Retail sales and service of a convenience nature.
2. Administrative and professional offices (excluding medical offices).
3. Restaurants,including outdoor,drive-in or take-out restaurants,shall be subject to
the securing of a use permit in each case. Facilities other than indoor dining
establishments or those that qualify as outdoor', drive-in or take-out
establishments shall be subject to the City of Newport Beach regulations covering
drive-in and outdoor establishments.
• 4. Institutional, financial and governmental facilities.
5. Civic, cultural, commercial recreational and recreational facilities.
6. Parking lots, structures and facilities.
7. Drive-up teller units,subject to the review of the on-site parking and circulation
plan by the City Traffic Engineer and approved'by the Planning Department.
C. Building Location
All buildings shall be located in substantial conformance with the approved site plan.
D. Building Height
All buildings and appurtenant structures shall be limited to a maximum height of thirty-
two (32) feet provided further that they extend no higher than the extension of the sight
plane established by Ordinance No. 1596 for Corporate Plaza.
• E. Parking
Adequate off-street parking shall be provided to accommodate all parking needs for the
site. The intent is to eliminate the need for any on-street parking.
Required off-street parking shall be provided on the site of the use served,or on a common
parking area in accordance with the off-street parking requirements of City of Newport
Beach Planning and Zoning Ordinance.
d �
• EXHIBIT "C" .
F. Lands_ caving
• Detailed landscaping and irrigation plans, prepared by .a licensed landscape architect,
licensed landscaping contractor, or architect shall be reviewed by the Director of Parks,
Beaches and Recreation. All landscaping shall be installed and maintained so as not to
penetrate the extension of the Sight Plane established for the Corporate Plaza Planned
Community in Ordinance No.1596.
All landscaping referred to in this section shall be maintained in a neat and orderly
fashion.
1. nin
Areas used for parking shall be screened from view or have the view interrupted by
landscaping,and/or fencing from access streets,and adjacent properties.
Plant materials used for screening purposes shall consist of lineal or grouped masses
of shrubs and/or trees.
2. Landscaping-Vehicle Separation
All landscaped areas shall be separated from adjacent vehicular areas by a wall or
curb, at least six (6) inches higher than the adjacent vehicular area.
• 3. Parking Areas
i
Trees,equal in number to one(1) per each five(5)parking stalls shall be provided
in the parking area.
G. Loading Areas
1. Street side loading shall be allowed providing the loading dock is screened from
view from adjacent streets.
H. Storage Areas
1. All outdoor storage shall be visually screened from access streets,and adjacent
property. Said screening shall form a complete opaque screen.
2. No storage shall be permitted between a frontage street and the building line.
I. Refuse Collection Areas
1. All outdoor refuse collection areas shall be visually screened from access streets,
• and adjacent property. Said screening shall form a complete opaque screen.
J. Telephone and Electrical Service
All "on site electrical lines (excluding transmission lines) and telephone lines shall be
placed underground. Transformer or terminal equipment shall be visually screened from
view from streets and adjacent properties.
O
. EXHIBIT "C" •
-9-
K. i n
• 1. Building Address Sign
Building address numerals shall be a maximum of two (2) feet in height and shall
be consistent with the building identification signing.
Building address number shalt face the street (and/or pedestrian walkways in the
case of necessity),and be located on the building so that they are visible from
adjacent frontage roads and designated parking areas.
2. Project/Building Identification Sign
Project and/or building identification signs are permitted at major entry access
drives from adjacent frontage streets, provided that they comply with the City of
Newport Beach site distance requirement 110-L.
The identification signage is permitted in the form of a free-standing (single or
double faced)monument sign. The sign copy shall be restricted to the project or
building name and street address. Individual letter heights shall not exceed
eighteen (18) inches.
3. Tenant Identification Signs
• Tenant identification signs are permitted and are divided into two (2)categories:
- Primary Tenant
- Secondary Tenant
Tenant identification signs are to be wall-mounted graphics,consisting of
individually fabricated letters. Box or "can" signs are not permitted.
The maximum number of primary tenant signs permitted on any one building
elevation is two (2).
Each secondary tenant shall be limited to one (1) identification sign.
The maximum letter height of a primary tenant sign shall not exceed twenty-four
(24)inches. The maximum letter height of a secondary tenant sign shall not exceed
sixteen (16) inches.
Sign copy shall be restricted to identification of the person, firm,company or
corporation operating the use conducted on the site.
• 4. General Sign Standards
a. Signs(to include all those visible from the exterior of any building)may be
lighted but no sign or any other contrivance shall be devised or constructed so
as to rotate,gyrate,blink or move in any animated fashion.
0 �
' EXHIBIT "C" •
-10-
5. Temporary Signs
• The following guidelines are intended to produce a consistent sign design for
temporary signs within Newport Center. All temporary signs require the
approvals of the Citv of Newport Beach and The Irvine Company.
Temporary signs are to identify the future site,project or facility under
development on individual project sites.
Information on this sign is limited to:
- For Sale,For Lease,Future Home of,Building/Project Name,etc.
- Type or Name of Development
- Type and Area of Space Available
- Major Tenant or Developer
- Financial institution
- General Contractor
- Architect
- Leasing Agent
- Occupancy Date
- Phone Number
Irvine Company or Irvine Company Project Name and Logo
Location: One temporary sign is permitted on site for each frontage street.
• These signs may be single or double-faced and parallel or
perpendicular to the roadway.
Design: All temporary signs are to be built in substantial conformance to The
Irvine Company corporate design standards as shown on the
following page.
Longevity: Signs can exist from the time of lease or sale of the parcel until
construction and/or leasing of the facility is complete.
•
0
J • • •• • •• �• � •�• • v�\✓INI 19.:J.JI�N1 I'.Uti
EXHIBIT "C"
:may
Page 2/6/9 '1
•
Future Home of
.American Products
31 Technology Dr.
• (714) 5514500
GAOKER: Company
AFCWTECT; Frank Lloyd Wright
CONrwcro": Johnson Construction
0 THE IRVINE COMPANY
•
�0
• LIBRARY LAND EXCHANGE AGREEMENT •
PROJECT SCHEDULE
07/31/91 1992
DESCRIPTION JUL AUG SEP OCT NOV DEC JAN FEB MAR
EIR
Notice of Preparation Com fete
Prepare Screencheck EIR �,� ,
Screen Check Review
45-day Public Review
P.C.TEXT •
Draft P.C.Text Complete w,
�rn(9 Yn YM N...• w..i H•"wix�.
City Review
PARCEL MAPS FOR NEW LIBRARY
Prepare Parcel Map Complete
w.r "
Screen Check m
s X
File Map M :•a . >•- ; _
Record Map
-i
DEVELOPMENT AGREEMENT _
Draft Agreement lete
M >w:
City Review Z:
PUBLIC HEARINGS
Planning Commission �M •nn . ••
City Council
NEW LIBRARY IMPLEMENTATION
Preliminary Design Complete
Design Development y' &
Constriction Does
Plan Check
Sell Certificates of Participation
Start Construction
TRANSACTION ITEMS
Open Escrow Complete
Property Insections Complete a
Close Escrow
�O
Authorized to Publish Advertisements of all 1d uding public notices by
Decme of the Superior court of Orange Coun�omia,NumberA-6214,
September 29, 1961,and A-24831 June 11,1963 PLANNING DEPARTw2h,I-i
,.ITY OF NEVIPORT BEAr 1
STATE OF CALIFORNIA
AM riov 15 1991
Fk1
County of Orange 7180001111I21112014151F
A
I am a Citizen of the United States and a
resident of the County aforesaid; I am over
the age of eighteen years, and not a parry to
or interested in the below entitled matter. I
am a principal clerk of the NEWPORT
BEACH—COSTA MESA PILOT, a
newspaper of general circulation, printed
and published in the City of Costa Mesa,
County of Orange, State of California, and PUBLIC NOTICE PUBLIC NOTICES THERI GIv NHhat Environ•
that attached Notice is a true and complete NOTICE OF cilitles In the Newport Vil- mental Impact Report No.
PUBLIC HEARING cage -area from $0,000 149 has been prepared in
Notice is-hereby given square feel to 65,000 connection with the ap-
copy as was printed and published on the that he Planning Cemmis-'square. feet The project plicalion noted above. It Is
slon of the City of Newport also--consists of a.serles of the pfesent intention of the
followingdates. Beach will hold a public actions necessary to com. City 10 accept the Environ.
hearing on the application plate a land exchange be. mental Impact Report andl
of The Irvine Comport and tween the City of Newport supporting documents.The,
the City of Newport,,yeach Beach and The Irvine Com• City oncouragas members
for General Plan.Amend= Party which would ex• of the general public to re-
November 9, 1991 ment 91-(C); Local Costal change approximately 2 view and comment,on this
Program Amendment.No. acres of Cl owned prop- documentation. Copies of
24; Amendment Nos. 728. only in the Civic Plaza area the Environmental• Impact
729, 730 and 746; Traffic of Newport Center (the ex- Report and supporting doc-
Phasing Ordinance Study isting library site)to The Ir- uments are available for
No.72: and Resubdivison vine Company for yap• public review and Inspec-
No. 973 on property lo• proximately 4 acres In the lion at the Planning Depart-
Bated in various sites with(- Newport V Ilago area (the ment, City of Newport
Newport Center. proposed It nary site). Beach,3300 Newport Bou-
•Tho•uprcposed project Planned Community (P ) lovard,:Newport Beach,
consists of a request to district regulations would California, 92669.1768
amend the Land Use Ele• be adopted or amended to (714)644.3225.
ment of the,Newport Beach effect,a transfer of allowed Notice Is hefeby further
General'Plan to Increase, development from the New- given that said public hear-
the,allocation for library fa- port Village PC to the Cor• ng will be held on,the21st
porate Plaza and.Corporale day of November, 1991, at
Plaza West PCs, attd the the hour of 7:30 p.m.in the
allowed development in-the Council Chambers of the
Civic Plaza PC would bii in• Newport Beach ,Cffy, Hall,
creased by 22,150 a uaro 3300'Newport Boulevard,
feet. •The Newport Village Newport Beach, California,
+ PC would receive entitle., at which time and place
ment to allow construction any and all persons inter-
01 a now 65,000-square- ested may appear and be
•loot ilbraq' The PC text heard thereon. If y60 chat-
amendments would Include longs this project in court,-
detailed development �ou may be limited to refs•
standards for the affected ng only those Issues you
properties. An amendment or someone else raised at
to the Local Coastal Pro
• the- public hearing de-
gram Land Use Plan is also scribed in this notice or in
requested to transfer written correspondence de-
30,000 square feet of allow. livered to the City at, or
I declare, under penalty of perjury, that the able Ace• development Prior to,the public hearing.
from Newport Village PC to For information call (714)
foregoing is true and correct. Corporate Plaza West PC. 6443200.
g 9 Additionally, a resubdivi- Norma Glover,Socre+
slon to create a parcel for tary, Planning Controls.
• the new library in Newport slon, City of Newport
Villa'rgge PC,and approval of Beach.
Executed on November 9; ,199 1 nancesle chasingre �Ordi. ' Published Newport
Beach/Costa Mesa Pilot
at Costa Mes alif Ja November 9,1991.
� sa9B6
Signature
PROOF OF PUBLICATION
LIBRARY TRANSFER
AGREEMENT
TRAFFIC AND
CIRCULATION
ANALYSIS
September 13, 1991
Prepared for:
City of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92660
Prepared by:
ISAAssociates, Inc.
1 Park Plaza, Suite 500
Irvine, California 92714
(714) 553-0666
M Project #CNB001
• • rs,,n .A,na
TABLE OF CONTENTS
PAGE
INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
PROJECT DESCRIPTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
EXISTING DAILY TRAFFIC VOLUME ANALYSIS . . . . . . . . . . . . . . . . . . . . 4
TRIP GENERATION COMPARISON . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
DAILY TRIP DISTRIBUTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
EXISTING PLUS PROJECT DAILY TRAFFIC VOLUMES . . . . . . . . . . . . . . 10
YEAR 2010 PLUS PROJECT DAILY TRAFFIC VOLUMES . . . . . . . . . . . . . 12
MITIGATION MEASURES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
NEWPORT CENTRAL LIBRARY ACCESS ANALYSIS . . . . . . . . . . . . . . . . . 12
09/t3/91(CNDOOI,.UDRARY.RM 1I
LIST OF FIGURES AND TABLES
LIST OF FIGURES
PAGE
1 - Library Exchange and Development Transfers . . . . . . . . . . . . . . . . . . 3
2 - Existing Daily'rraffic Volumes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
3 - Transfer Developments Trip Distribution and Assignment . . . . . . . . . 8
4 - Existing Plus Projects Daily traffic Volumes . . . . . . . . . . . . . . . . . . . 11
5 - Forecast 2010 Daily Traffic Volumes . . . . . . . . . . . . . . . . . . . . . . . . 13
6- Forecast 2010 Plus Projects Daily Traffic Volumes . . . . . . . . . . . . . . 14
7 - Newport Central library Site Plan . . . . . . . . . . . . . . . . . . . . . . . . . . 16
LIST OF TABLES
PAGE
A- Library Exchange and Development Transfers Summary Table . . . . . . 2
B -Trip Generation Summary . . . . . . . . . . . . . . . . . . . . . . ... . . . . . . . . 6
C - General Plan Analysis Daily Traffic Volumes . . . . . . . . . . . . . . . . . . . 9
' • • L%ASAX WM bA
INTRODUCTION
The following report documents the traffic and circulation analysis for the
proposed library Exchange Agreement in Newport Center in the City of New.
port Beach. This report provides a General Plan level traffic circulation
analysis to examine the effects of changes in the traffic on the arterial streets
around Newport Center.
A project description is provided first, documenting the land use changes
proposed in the transfer agreement and examined In the analysis. This is
followed by a daily and peak hour trip generation analysis for the proposed
development transfers. For purposes of this analysis, three distinct devel-
opment areas were identified and examined: Civic Plaza, Corporate Plaza,
and Newport Village. An analysis of the overall change in traffic volumes is
also identified.
Forecast changes in daily trips generated for each of the areas are assigned to
the arterial street system in and around Newport,Center based on modeled
and estimated distribution patterns.
To document the impacts associated with the change in daily trips assigned
to the street system, the City's 1991 daily flow map was used to represent the
existing baseline condition. The forecast year 2010 condition is based on the
City of Newport Beach Traffic Analysis Model (NBTAM) forecast 2010 daily
traffic volumes. Any impacts to the arterial circulation network In the exist-
ing and future conditions are identified and, where necessary, mitigation
measures are proposed.
Finally, an internal circulation evaluation of the proposed site plan for the
Newport Central library is included to document vehicular access locations
and their interface with the local circulation network.
PROJECT DESCRIPTION
In order to illustrate the proposed development actions of the library ex-
change and Newport Center development transfers, Table A and Figure 1
have been prepared. As the Figure and Table indicate, three development
transfers within Newport Center are proposed.
'The library Exchange Agreement proposes to relocate the City's Public li-
brary from Civic Plaza to Newport Village. As part of the relocation process,
the proposed Newport Central library will Increase in size from 14,000
square feet to 65,000 square feet. Based on discussions with CIty staff, the
proposed library development in Newport Village is exempt from the City's
Traffic Phasing Ordinance (TPO) analysis, as the peak hour Impacts would
not be significant. The City's current General Plan provides entitlement to
develop 150,000 square feet of office in Newport Village. Although this land
09/13/91(CNB001,.UBWY.1U T1
Development
Development Ranainitq
Existing Rawioing Proposed After Actions
Ell IS A= Development Under Gp Chang g xE chance to be Taken
Civic Plan S.0 14.000 of 9,400 of I)library 65,550 of 1)TPO
(library and library office deleted office 2)Amend PC
office site) 2)57,150 sf 3)Adopt Development
office added Agreement
Corporate Planr 9.0 328,770 of 19.555 sf 85,000 sf 103,555 sf 1)TPO
office office offim tans- office 2)Amend PC
ferred in 3)Adopt Development
Agreement
Corporate Plan 9.0 21,000 of 94,00d sf 30,000 of 124,000 sf 1)TPO
Nest offim office office trans- office 2)Adopt PC
(erred in 3)Coastal Permit
4)Adopt Development
Agreement
Newport Village 33.0 Temporary 150,t100 of 1)35,000 of 65.000 of 1)Adopt PC
uses office office deleted library+ 2)GPAs
(+100,000 of 2)115,000 of 100,000 sf 3)Parcel Map
museum) office trance- museum
fened out
3)65,000 of
library added
TOTAL: 349,700 of 270,955 of 293,105 sf
office offim offim
14,000 of 100,000 of 65,000 of
library museum library
+temporary 100,000 sf
uses museum
I-Three sites involved,totalling 9 Ae.
2-No crostractim on the mmenm site is part of this analysis.
3-GPA for bbraq use only.
Table A
Lch Library Exchange and
►J Newport Village Office Transfer
i
`N 1Y SAN JOAQUIN HILLS RD S
1✓
S 1 0 �4�`
4 d
> tm-
3 __ ___ O O
O I LIBRARY i N WPORT
' 14,000at
__ --,
< r
d r 1% Ei E�OFFIC__...-1
` o T. • D g5,lllll)sf
` OFFICE'-" 10 1
3011110sf
0 loml
OFF1 E
p •'g5 0llllsf @ r 36 t1110sf gY
OFFICE '103F6 6s1 $p ••••••N•F•�15�81 (•••••••..•
p00d
RELOCATE
0
COpg'C LEGEND
ppCIFIC
-- Actions as per Library Exchange Proposed Entitlement
----•-•• Actions as per Newport Village
i
P g Existing Entitlement
Development Transfer
•••••••• Potential Additional 15,000sf
of Library
4/5/91(CNB001) - -
Figure 1
LShNot Scale. Library Exchange and
Newport Village Office Transfer
• LTA Anodaay Ma
use entitlement will be transferred out of Newport Village, a trip credit for
Newport Village equivalent to the 150,000 square feet of office is assumed In
the analysis.
Sixty-five thousand square feet of general office development entitlement are
proposed In Civic Plaza. A TPO analysis has been conducted for this pro-
posed development and is documented in the CIvic Plaza Traffic Phasing
Ordinance Study prepared by ISA Associates, Inc. (ISA). Currently, the City's
General Plan provides a land use entitlement of 8,400 square feet of office in
Civic Plaza. As a result, the change in office development examined in this
analysis is for the "remaining office development of 57,150 square feet.
The final development transfer will be the transfer of 115,000 square feet of
the existing 150,000 square foot general office entitlement in Newport Village
to Corporate Plaza and Corporate Plaza West. Of the 115,000 square feet of
the proposed office development, 85,000 will be transferred to Corporate
Plaza, while the remaining 30,000 square feet of the 115,000 square feet will
be transferred to Corporate Plaza West. The City of Newport Beach General
Plan currently permits an additional 94,000 square feet of office development
in Corporate Plaza West and 18,555 square feet of office in Corporate Plaza.
As a result, the total office development in both Corporate Plaza and Corpo.
rate Plaza West is approximately 227,600 square feet. As with the proposed
CIvic Plaza development transfer, a TPO analysis has been conducted for the
proposed development action and is documented In the Corporate Plaza
Traffic Phasing Ordinance Study prepared by ISA.
The differential between the 150,000 square feet of General Plan office enti-
tlement for Newport Village and the 115,000 square feet proposed to be
transferred to Corporate Plaza and Corporate Plaza West is 35,000. This will
be deleted from Newport Center.
EXISTING DAILY TRAFFIC VOLUME ANALYSIS
Figure 2 presents the daily traffic volume flow map for the existing condition.
As indicated previously, the Average Daily Traffic (ADT) volumes are taken
from the City of Newport Beach traffic volume counts conducted in 1991.
TRIP GENERATION COMPARISON
Table B presents a summary of the trip generation for each of the develop-
ment areas involved in the transfer agreement. As the Table indicates, trip
credits for existing and entitled developments have been included In the
analysis. All the trip generation rates are based on the NBTAM Trip Rate
Summary. The following discussion provides a textual summary of Table B.
09/13/91(CND001,.LIBR&RY.ltM 4
I
pqW
C �
SAN JOAQUIN "4q
HILLS lSAv "
20,000
a QA � a
RU
to
0 12,(100
b O b x
m FORT x o
c
O�
4T
� 140
b
b
D tP tWi>
M CQ O
O O
a0
'OO
O
L
d
42,000 H Wy 4$0(Nj
AA� 4
Goys
5111W
PACtEtC
6/13/91(CNBOI)I I
Figure 2
LEGEND:
C /�� 40,000 .AvetaRe Dally.Trafftc Volumes
LIJl 1 Not To Scale Existing 1991 Daily Traffic Volumes
LSA Associates,Inc.
Table B-Library Exchange Trip Generation Table
Trip Generation Rates Trip Generation
land Use Size Units ADT AM IN AM OUT PM IN PM OUT ADT AM IN AM OUT PM IN PM OUT
Civic Plaza
Existing Library(To Be Removed) (14.0) TSF 41.80 1.40 1.30 3.60 3.20 (585) (20) (18) (50) (45)
Total Future Office 65.55 TSF 13.00 1.90 0.30 0.60 1.70 852 125 20 39 ill
Current Office(Entitled) (8.4) TSF 13.00 1.90 0.30 0.60 1.70 (109) (16) (3) (5) (14)
Change in Office Development 57.15 TSF 743 109 17 34 97
Civic Plaza Trip Generation Differential L158 89 1 16) 52
Corporate Plaza/Corporate Plaza West
Total Future Office 227.6 TSF 13.00 1.90 0.30 0.60 1.70 2,958 432 68 137 387
Current Office(Entitled) (112.6) TSF 13.00 1.90 0.30 0.60 1.70 (1,463) (214) (34) (68) (191)
Change in Office Development 115 TSF 1,495 218 34 69 196
Corporate Plaza/Corporate Plaza West Trip Generation Differential F 1,495 218 34 69 196
Newport Village
Future library(To Be Relocated) 65.0 TSF 41.80 1.40 1.30 3.60 3.20 2,717 91 85 234 208 •
Current Office(Entitled) (150.0) TSF 13.00 1.90 0.30 0.60 1.70 (1,950) (285) (45) (90) (255)
Newport Village Trip Generation Differential r 767 194 40 144 4
Total library Exchange Projects Trip Generation Differential 2,420 113 73 197 201
13Sep91(CNB001/LIBTGEN.WQI)
I
• LSA Auadater,61C
The proposed 65,550 square feet of office in Civic Plaza will generate approx-
imately 850 daily trips, 140 AM and 150 PM peak hour trips. Trip credits for
the library and currently entitled office will generate approximately 700 daily
trips, 60 AM and 110 PM peak hour trips. The resulting change in trips
generated for Civic Plaza with the proposed development transfers is the
addition of approximately 150 daily trips, 80 AM and 40 PM peak hour trips
to the arterial streets.
A similar trip generation analysis was conducted for Corporate Plaza/
Corporate Plaza West, in which 115,000 square feet of office is transferred
out of Newport Village and into Corporate Plaza and Corporate Plaza West.
This results in the addition of approximately 1,500 daily trips, 240 AM and
270 PM peak hour trips.
The proposed 65,000 square foot library in Newport Village will generate
approximately 2,700 daily trips, 180 AM and 440 PM peak hour trips. The
currently entitled 150,000 square feet of office will provide a trip credit of
approximately 2,000 daily trips, 330 AM and 350 PM peak hour trips. The
resultant trip generation differential for Newport Village is an additional 700
daily trips and 90 PM peak hour trips. During the AM peak hour, however,
the proposed Library Transfer agreement will generate 150 fewer peak hour
trips than the currently General Plan entitlement.
The overall differential in trips generated for the three transfer developments
in Newport Center will result in the addition of approximately 2,400 daily
trips, 200 AM and 400 PM peak hour trips to the arterial circulation system.
Based on the NBTAM 2010 forecast trip generation, Newport Center is fore-
cast to generate approximately 124,000 daily trips. The proposed transfer
developments examined in this analysis will generate less than two percent of
the total forecast 2010 daily trips generated by Newport Center.
DAILY TRIP DISTRIBUTION/ASSIGNMENT
Figure 3 provides the trip distribution and daily traffic volume assignment for
Civic Plaza, Corporate Plaza, and Newport Village in and around Newport
Center. The Figure also provides the net change in daily traffic volumes
along the arterial network for the total development transfers.
Trip distribution patterns for Corporate and Civic Plaza are based on select
zone assignments prepared by Austin-Foust Associates, Inc. (AFA) from the
City's traffic analysis model. Trip distribution for Newport Village is based
on estimates of travel patterns that would be expected for a library develop-
ment.
Daily trip assignment is the product of the trip distribution percentages along
the arterial link and the daily trip differentials identified in Table B. Table C
09/13/91(CNB001,.L1BRARY.IU'Y) 7
N
OSAN IOAOWIN tV O SAN RIAQUIN Q
c 9%(10) y31401 lln is(4p) N ; culls /p% �4
x T
m ? 't O pVF (ISO) O
m -P..?
0
\
O y �: 20 NEWIORT 00
20% Fyn ,�oj0 ) �`�'/.. 26% o �0 %
(30)
9%
IJ
tk
N �
A D
CIVIC PLAZA a CORPORATE PLAZA w w m
m C O m i U H
O O
uwY 25%(310)
20% S�30) c (I 22/0 o (330) cast NRy
p)
1ACIFIC IACIFIC
�0OOI
o A
H SAN C
IOAOIIIN W C SAN
t 3010(20) Ni3-(/0 ; 1OAouIN
mw �vE tts 0) luLrs 300
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NEWPORT VILLAGE ?� TOTAL PROJECTS m a
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15% 120 cor.� HRy 9� 500 co/
MCIFIC gyp) IACIFIC
9l13/91(cN0001) Figure 3
LEGEND:
10% -Percent Distribution
(200) -Average Daily Traffic Volumes
LSDTotal Projecta Volumes amrounded Project Trip Distribution
NoI To Scale to the nearest hundred. and Assignments
LSA An dalvs,Ism
Table C-Library Exchange General Plan Analysis Daily Traffic Volume Summary
Civic Corporate Newport Total Existing Year 2010
Link Existing 1991 Year 2010• Plaza Plaza Village Projects(1) Pius Projects Plus Projects
PCH (elo MacArthur) 48,000 42,000 10 100 70 200 48,200 42,200
PCH(at Newport Center) 42,000 45,000 10 370 120 500 42,500 45,500
PCH (w/o Jamboree) 57,000 78,000 30 330 120 500 57,500 78,500
Avocado(s/o San Miguel) 4,00 00 0 7,0 0 540 770 1,300 5,300 8,30o •
MacArthur(n/o SJ Hills) 53,000 59,000 20 390 250 700 53,700 59,700
MacArthur(s/o SJ Hills) 38,000 39,000 0 220 150 400 38,400 39,400
San Miguel (elo MacArthur) 7,000 11,000 0 160 100 300 7,300 11,300
San Miguel (w/o MacArthur) 14,000 13,000 0 390 250 600 14,600 13,600
San Miguel (w/o Avocado) 14,000 13,000 0 0 200 200 14,200 13,200
Jamboree(n/o SJ Hills) 53,000 68,000 50 310 150 500 53,500 68,500
Jamboree(s/o SJ Hills) 40,000 55,000 40 10 0 100 40,100 55,100
Newport Center Drive 20,000 14,000 10 370 140 500 20,500 14,500
Santa Barbara(at San Clemente) 12,000 15,000 90 330 120 500 12,500 15,500
San Joaquin Hills(e%o Jamboree) 20,000 20,000 10 0 20 0 20,000 20,000
San Joaquin Hills(w/o MacArthur) 15,000 14,000 40 150 100 300 15,300 14,300
n/a-volumes not available.
(s) Year 2010 Daily Traffic Volumes assume construction of the San Joaquin Hills Transportation Corridor.
(1)Total Projects Daily Traffic Volumes rounded to nearest hundred. •
13Sep91(CN60011vOLSUALWQj)
LM Anodat"Ina
provides a summary of the daily traffic volumes for existing and future condi-
tions with and without the proposed development projects. Although daily
traffic volumes are commonly cited to the nearest thousand daily trips, It
should be noted that, due to the low number of daily project trips forecast,
the total projects traffic volumes assigned are rounded to the nearest hun-
dred daily trips.
As Figure 3 indicates, trip distribution for Civic Plaza assumes 35 percent of
the traffic along jamboree Road, 24 percent along Pacific Coast Highway, and
12 percent along MacArthur Boulevard. Internal trip capture within Newport
Center accounts for nine percent of the total trips generated.
Similarly, Corporate Plaza trip distributions, presented in Figure 3, assume
approximately 30 percent of the traffic along Pacific Coast Highway, 30 per-
cent along MacArthur Boulevard, 22 percent along Jamboree Road, and 10
percent along San Miguel. As with Civic Plaza, trips remaining within New-
port Center account for eight percent of the total trips generated.
The third frame in Figure 3 presents the trip distribution for Newport Village
and assumes 20 percent of the traffic along Pacific Coast Highway, 35 percent
along MacArthur Boulevard, 20 percent along jamboree Road,and 15 percent
along San Miguel. Trips within Newport Center account for ten percent of
the total trips generated.
The final frame in Figure 3 presents the overall change in daily traffic vol-
umes along the arterial links as a result of the development transfers. As the
Figure Indicates, the arterial link at Avocado Drive north of San Joaquin Hills
is forecast to average approximately 1,300 trips per day with the proposed
development transfers. This arterial street was recently completed and serves
to provide access to Newport Village and Corporate Plaza. Avocado Drive is
a four lane street between Pacific Coast Highway and San Joaquin Hills Road.
Exclusive left turn pockets are provided at the interchange with the Corpo-
rate Plaza and Newport Village access driveways. Due to the low daily traffic
volumes generated, other arterial links in the vicinity of Newport Center are
not forecast to be impacted by the proposed developments.
EXISTING PLUS PROJECT DAILY TRAFFIC VOLUMES
In order to examine the effects of the daily traffic volume assignment on the
existing arterial network, the net change in trips assigned, as presented In the
final frame of Figure 3, was added to the City's existing 1991 baseline daily
traffic volumes, presented in Figure 2.
Figure 4 presents the existing plus projects daily traffic volumes in and
around Newport Center. As indicated previously, the existing baseline vol-
umes are based on a 1991 traffic flow map prepared by the City of Newport
Beach. As Figure 4 indicates, the addition of the dally traffic volumes to the
09/13/91(CNB001%1]BRAItY.RM 10
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9/13/91(CNB1)01)
Figure 4
LEGEND:
LS.t 40,000 -Average Dally Traffic Volumes
Existing Plus Projects
"��' To s�:�1� Daily Traffic Volumes
• • LSA Awada/ai/na
existing circulation network does not result In any significant impacts to the
arterial system. The project volume differentials added to the arterial cIrcula•
lion network account for less than two percent of the.existing daily traffic
volumes on Pacific Coast Highway, MacArthur Boulevard, Jamboree Road,
and San Joaquin Hills. The projects daily traffic volumes on San Miguel and
Santa Barbara, which service the development sites, account for approximate-
ly four percent of the existing daily trips.
YEAR 2010 PLUS PROJECT DAILY TRAFFIC VOLUMES
Figure 5 presents the daily traffic volume flow map for the future condition.
As indicated previously, the ADT volumes are from the City of Newport
Beach Traffic Analysis Model (NBTAM) for the forecast year 2010. The fore-
cast daily traffic volumes assume construction of the San Joaquin Hills Trans-
portation Corridor and Pelican Hill Road. As the Figure indicates, the daily
traffic volume along Pacific Coast Highway east of MacArthur Is lower than
the existing 1991 volume, reflecting the effect of diverted traffic utilizing the
proposed San Joaquin Hills Road and Pelican Hill Road connections.
Figure 6 presents the forecast year 2010 plus projects daily traffic volumes.
As the Figure indicates, daily traffic volumes are not forecast to increase
significantly with the proposed development transfers. Project daily traffic
volumes on Pacific Coast Highway, MacArthur Boulevard, Jamboree Road,
and San Joaquin Hills account for less than two percent of the forecast 2010
daily volumes, while on San Miguel and Santa Barbara, the project daily
traffic volumes account for between three and five percent of the future
traffic volumes.
MITIGATION MEASURES
As presented in the analysis above, the net change in trips generated by the
proposed development transfers and the current General Plan entitlement is
considered insignificant from a General Plan level analysis. With the addition
of the net change in daily trips generated, no impacts are forecast in the
existing or future conditions. As a result, no mitigation measures are recom-
mended.
NEWPORT CENTRAL LIBRARY ACCESS ANALYSIS
In addition to examining the basic daily assignment of traffic generated by
the proposed Newport Central Library, this report analyzes the proposed
library site plan to determine whether access from the proposed library con-
forms with the proposed arterial circulation network.
09/13/91(CNB001wUBRARY.RM 12
a
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HILLS 14
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9/13/911 CNBU(II)
Figure 5
LEGEND:
TC /�� 40,000 -Average DaIty Traffic Volumes
. LIJl 1 Nnl To Scale Year 2010 Daily Traffic Volumes
00
EA
SAN JOAQUIN
HILLS /S,3� c
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9/13/9l(CNBOOI)
Figure 6
LEGEND:
40,wo -Average Daily,Traffic Volumes
LShYear 2010 Plus Projects
Not To Scaic Daily Traffic Volumes
• • LSA Awodaw;Ina
Figure 7 presents a reduced site plan for the proposed Newport Central
library showing the existing striping along Avocado Drive north of Padfic
Coast Highway. As the Figure illustrates, no access is proposed on the major
arterials of MacArthur Boulevard and Pacific Coast Highway. Access along
these arterials could interfere with the flow of through traffic along the
arterials. Instead access is proposed to be provided along Avocado Drive.
This roadway is designated as a Secondary in the County of Orange Master
Plan of Arterial Highways (MPAH).
As the striping plan in Figure 7 illustrates, Avocado Drive is a four lane undi-
vided roadway with left turn pockets at the intersecting driveway locations.
Access to the proposed library site is provided via two driveway locations
along Avocado Drive. The main entrance is located north of Pacific Coast
Highway, and is strategically aligned with the existing Corporate Plaza access.
The Intersection aligns the southbound left turn lane with the northbound
left turn lane into the Corporate Plaza headquarters. The second driveway,
north of the main entrance, provides access to the service area behind the
library. This access is located just south of a right-in/right-out driveway to
Corporate Plaza. A single southbound left turn lane provides access to the
library at this location.
Based on this analysis, the proposed site plan provides adequate circulatory
access to the Newport Central library along Avocado Drive:
09/13/91(CN0001%U0RARY.RP1) 15
P a
I
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6/13/91( Na00%) Figure 7
LS /� Newport Central Library
1 1 Site Plan
CIVIC PLAZA
TRAFFIC PHASING
ORDINANCE
STUDY
September 13, 1991
Prepared for:
City of Newport Beacb
3300 Newport Boulevard
Newport Beacb, CA 92660
Prepared by:
LSA Associates, Ina
1 Park Plaza, Suite 500
Irvine, California 92714
(714) 553.0666
LSA Project #CNB001
• 0 ,se Amad eg IM
TABLE OF CONTENTS
PAGE
INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
PROJECT DESCRIPTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
TRIP GENERATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.
TRIP DISTRIBUTION AND ASSIGNMENT . . . . . . . . . . . . . . . . . . . 2
TPO ONE PERCENT ANALYSIS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
INTERSECTION CAPACITY UTILIZATION ANALYSIS . . . . . . . . . . . . . . . . 9
MITIGATION MEASURES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
APPENDIX
A- ONE PERCENT TRAFFIC VOLUME ANALYSIS WORKSHEETS
B - INTERSECTION CAPACITY UTILIZATION ANALYSIS WORKSHEETS
W/13/91(CNBWl'+CWC 0.U'n I
• • LM A&WANAK/MG
LIST OF FIGURES
PAGE
1 - Project Site Location Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
2 - Trip Distribution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
3 - Intersection Location Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
09/13Nl(CNU00t,.CVIC7P0.RPT) iI
• ,s. AsmcfamAina
LIST OF TABLES
PAGE
A- Trip Generation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
B - 1% TPO Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
C - Intersection Capacity Utilization . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
09/1391(CNB001,,CVIC1P0.RP1) Iii
• . LU AnMWW Ina
INTRODUCTION
The City of Newport Beach Traffic Phasing Ordinance (TPO) requires an
analysis of potential project related traffic impacts on critical intersections for
any office, commercial, or industrial projects which have a gloss floor area
greater than 10,000 square feet, and all residential developments of more
than ten dwelling units.
This report documents the results of the TPO analysis for the proposed
Irvine Company office development project located at Civic Plaza in the City
of Newport Beach. Currently, the City of Newport Beach Museum and Li-
brary are located in Civic Plaza. However, the Museum and Library are pro-
posed to be relocated. This analysis focuses on the development of 65,500
square feet of office in Civic Plaza.
Consistent with the City of Newport Beach Administrative Procedures for
Implementing the TPO analysis, trips are generated, distributed and assigned
for the proposed office project. Trip generation for the general office land
use and project distribution and assignment percentages are based on the
City of Newport Beach Traffic Analysis Model (NBTAM).
Existing traffic conditions are based on winter/spring, 1990, peak hour traffic
counts, and committed project traffic volumes at select intersections are
taken from the City's cumulative projects list prepared in November, 1990.
For purposes of this analysis, the proposed 227,555 square feet of general
office developments in Corporate Plaza and Corporate Plaza West are as-
sumed to be committed projects when evaluating the TPO analysis for the
Civic Plaza project. Cumulative growth volumes, also included in this analy-
sis, are based on the City of Newport Beach Regional Traffic Annual Growth
Rates for street segments within the City of Newport Beach boundary.
The results of the analysis will identify those Intersections within the City of
Newport Beach boundary where project generated traffic exceeds one per-
cent of the forecast traffic volumes and will Identify intersections exhibiting
unacceptable levels of service (LOS E or worse). Based on discussions with
the City and the applicant, development of the proposed office project is
scheduled following completion of Pelican Hill Road. Construction of Peli-
can Hill Road will result in the diversion of traffic from the MacArthur Boule-
vard/Pacific Coast Highway corridors to the parallel Pelican Hill Road fhWlty.
To this end, and at the direction of the City's Traffic Engineer, the intersec
tion capacity utilization (ICU) analysis for those intersections which operate
at LOS E or worse, will consider Pelican Hill Road as a mitigation measure
and will be evaluated by subtracting the diverted-Pelican Hill Road peak hour
traffic volumes from the through volumes at the critical intersections. The
Pelican Hill Road peak hour traffic volume diversion is based on the City's
traffic model.
09/13/91(CN B001•,CV1C7TO.RP7)
• • LSA Amoda"Ina
PROJECT DESCRIPTION
Figure 1 presents the project location map for the proposed Civic Plaza office
development. Civic Plaza is located at the northeast corner of Santa Barbam
and San Clemente in Newport Center, and proposes development of 65,500
square feet of general office land use. Project access to Civic Plaza is current-
ly not identified, as no site specific plans are available. However for purpos-
es of the TPO analysis, traffic is assumed to access the arterial circulation net-
work at San Clemente.
TRIP GENERATION
As indicated previously, trip generation rates for the proposed office land use
are taken from the City of Newport Beach Traffic Analysis Model (NBTAM)
trip rate summary. Table A presents the peak period and peak hour trip
generation for the proposed Civic Plaza project. As can be seen in Table A,
approximately 850 daily trips, 145 AM peak hour and 150 PM peak hour trips
are forecast.
TRIP DISTRIBUTION AND ASSIGNMENT
The trip distribution patterns used in this analysis are based on select zone
assignments prepared by Austin-Foust Associates, Inc. (AFA) from the City's
traffic analysis model. The distribution patterns for Civic Plaza are based on
a select zone assignment for Zone 85 of the NBTAM.
Figure 2 presents the Civic Plaza trip distribution percentages for inbound
and outbound project traffic at the intersections within the City of Newport
Beach. As the Figure indicates, approximately 35%of the traffic Is distributed
along Jamboree Road, 20% along San Joaquin Hills Road, 12% along
MacArthur Boulevard, and 24% along Pacific Coast Highway. Internal trip
capture within Newport Center accounts for 9% of the total trips generated.
Peak period and peak hour trips generated by the proposed project are
assigned to the local roadway network based on the distribution percentages
illustrated in Figure 2. The peak period trip assignments are used in the TPO
one percent analysis, while the peak hour trip assignments are used in the
peak hour ICU analysis.
09/13/91(CNBOOI'CVICTPO.Itln) 2
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FIGURE 1
F�
LSDSchematic - PROJECT SITE LOCATION MAP
1- Not To Scale
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9/13/91(CNBO81) Figure 2
LEGEND
1;r� X—) . X% Distribution
LS- Schematic .
Not To Scale Civic Plaza Trip Distribution
LSA Associates, Ina
Table A-Civic Plaza Trip Generation
Trip Generation Rates Trip Generation
Land Use Size Units ADT AM IN AM OUT PM IN PM OUT ADT AM IN AM OUT PM IN PM OUT
General Office
Peak Period Trip Generation 65.5 TSF 13.00 3.80 0.60 1.20 3:!0 852 249 39 79 223
General Office
Peak Hour Trip Generation 65.5 TSF 13.00 1.90 0.30 0.60 1.70 852 124 20 39 111
•
13,Sep91 i
• • IM A=WWO4 Ina
TPO ONE PERCENT ANALYSIS
The one percent traffic volume analysis was conducted at 21 intersections
within the CIty of Newport Beach. These Intersections were selected because
they are anticipated to be influenced by traffic generated by the proposed
project. The list of 21 intersections was reviewed and verified by the City's
Traffic Engineer. Figure 3 presents an intersection location map for the
following twenty-one intersections:
1. Riverside Av./Coast Highway 2. Tustin Av./Coast Highway
3. Dover Dr./Coast Highway 4. Bayside Dr./Coast Highway
5. Jamboree Rd./BrIstol St. N. 6. Jamboree Rd./Bristol St.
7. Jamboree Rd./University Dr. 8. Jamboree Rd./Bison Av,
9. Jamboree Rd./Ford Dr. 10.Jamboree Rd./SJ Hills Rd.
11. Jamboree Rd./Santa Barbara 12.Jamboree Rd./Coast Highway
13. MacArthur Dr./Bison Av. 14. MacArthur Dr./Ford Dr.
15. MacArthur Dr./SJ Hills Rd. 16. MacArthur Av./San Miguel
17. MacArthur Dr./Coast Highway 18. Goldenrod Av./Coast Highway
19. Marguerite Av./Coast Highway 20. Poppy Av./Coast Highway
21.Avocado Av./Coast Highway
The peak period trips generated are assigned at each intersection approach
based on the trip distributions presented previously. The one percent test
volumes are based on the existing winter/spring 1990 counts conducted by
the City and Include projected regional growth volumes as Identified in the
Traffic Annual Growth Rates for street segments within the City of Newport
Beach boundary, and committed projects as identified In the City's cumula-
tive projects list of November 1990. This list has been updated to include
the proposed office developments in Corporate Plaza as committed projects
in determining the one percent test volumes.
In essence the "One Percent Traffic Volume Analysis" tests, as defined in the
Traffic Phasing Ordinance No. 86-20, consist of a series of comparisons
between the One Percent Test volumes and the proposed project's peak
period trip assignment for the 21 selected Intersections in the City of New-
port Beach. The test year for the analysis is 1993, one year after occupancy
of the proposed project.
The results of the "One Percent Traffic Volume Analysis" are summarized in
Table B. This table identifies 21 Intersections in the City of Newport Beach,
along with their respective peak period comparison volumes. For each ap-
proach leg of an intersection, the 1993 AM and PM peak period one percent
test volumes, the proposed projects' peak period trip assignment,and a com-
parison of the peak period volumes are presented. Under the "Project Vol-
09/t3/91(CNBW1%CV1C7T0.RPr) 6
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u/13/91(CNB001) Figure 3
h'
LS- Schematic -
Not To Scale Intersection Location Map
1SA Associates,Ina
TABLE B-Civic Plaza 1%TPO Analysis
1993 PEAK PERIOD I%TEST VOLUMES PROJECT PEAK PERIOD TRIP ASSIGNMENT PROJECT VOLUMES EXCEED I%TEST VOLUMES •
AM PM AM PM AM PM
INTERSECTION NB SB EB WB NB SB EB WB NB SB EB WB NB SB EB WB NB SB EB WB NB SB EB WB
1.Riverside Ave/PCH 0 9 58 35 1 13 53 58 0 0 37 4 0 0 12 22
2.Tustin Ave/PCH 0 1 52 38 0 3 51 59 0 0 37 4 0 0 12 24
3.Dover Dr/PCH 3 26 50 53 3 30 48 78 0 12 37 7 0 4 12 40
4,Bayside Dr/PCH 13 3 76 39 15 4 73 81 0 0 50 7 0 0 16 40
5.Jamboree Rd/Bristol St N 92 25 O O 83 49 0 1 4 17 O O 24 6 0 0
6.Jamboree Rd/Bdstol St 65 18 77 0 68 30 72 0 6 17 25 0 33 6 8 0
7.Jamboree Rd/Universlty Dr 52 50 13 14 59 67 9 11 9 42 0 20 49 13 O 6 YES
8.Jamboree Rd/Bison Ave 48 50 4 6 56 56 3 7 11 62 2 5 60 20 1 2 YES YES
9.Jamboree Rd/Ford Rd 49 43 12 10 59 53 12 5 13 67 5 12 76 21 2 4 YES YES YES
to.Jamboree Rd/SJ Hills Rd 45 53 7 13 43 65 4 23 14 85 0 0 78 27 0 O YES YES
It.Jamboree/Sartta Barbara 48 41 0 6 37 53 0 25 62 62 0 22 20 20 0 127 YES YES YES YES
12.Jamboree Rd/PCH 16 28 67 32 11 54 58 53 5 8 52 2 2 47 17 1
13.MacArthur Blvd/Bison Ave 81 62 6 O 67 86 11 0 5 32 1 0 29 10 7 0
14.MacArthur Blvd/Ford Rd 68 60 3 21 60 85 6 12 5 32 0 0 27 10 2 0
15.MarArthur/SJ Hills Rd 50 52 6 23 41 68 22 10 0 25 9 25 0 8 51 8 YES YES YES
16.MacArthur/San Miguel 55 33 5 8 29 48 24 7 0 0 0 0 O 0 2 0
17.MacArthur Blvd/PCH O 20 29 73 0 39 43 34 0 O 3 17 0 0 16 6 •
18.Goldenrod Ave/PCH 4 2 30 72 3 3 69 45 0 0 3 15 0 0 16 5
19.Marguerite Ave/?CH 6 5 29 65 7 10 64 41 0 0 2 15 0 0 13 5
20.Poppy Ave/PCH 1 1 24 73 2 5 58 37 0 0 2 12 0 0 11 4
21.Avocado ave/PCH 4 0 23 34 6 1 37 29 O o 3 17 0 0 16 6
t3Sep9t
• • rs,,.1 ,,a
umes Exceed 1% Test Volumes", those approach legs to an intersection where
the project volumes exceed the one percent test volumes are identified.
As outlined in the Administrative Procedure for Implementing the TPO,
critical intersections are defined as those locations in which project generat
ed traffic adds one percent or more to the peak 2.5 hour period traffic vol-
ume, to any leg of the intersections in the committed plus project condition.
As mentioned previously, the committed condition includes the existing
traffic plus regional growth plus approved project generated traffic.
As seen in Table C, 6 of the 21 'intersections will exceed one percent of the
intersection approach volumes. For those critical Intersections where, on any
approach leg, project traffic is anticipated to be greater than one percent of
the projected peak 2.5 hour committed traffic volume, intersection capacity
utilization (ICU) analysis Is required.
INTERSECTION CAPACITY UTILIZATION ANALYSIS
The ICU methodology examines the rum volumes for each intersection to
determine the volume/capacity (v/c) ratio for each movement. Conflicting
turn movement volumes and their v/c ratios are then examined to determine
the overall capacity utilization for each intersection in the form of a v/c ratio,
termed ICU. In effect, an ICU is the percentage of an Intersection's capacity
needed to adequately accommodate all vehicles travelling through the inter-
section. Hence, the higher the ICU, the higher the percentage of capacity
utilization, where an ICU of 1.00 would equal the utilization of 100% of the
Intersection's capacity. With lower capacity utilization, residual capacity will
prevail. The ICU calculations presented In this analysis are consistent with
the City of Newport Beach TPO implementation guidelines.
As required by the TPO Implementation guidelines, critical intersections,
where project volumes exceed the one percent test volumes, will need mid-
gation if exiting plus cumulative plus project conditions exceed 0.90 ICU dur-
ing the AM or PM peak hour. The ICU analysis worksheets for the twenty-
one intersections examined in the City of Newport Beach are presented in
Appendix A of this report.
Table C presents a summary of the ICU analysis for the existing, cumulative,
and cumulative plus, project conditions. For those intersections which ex-
ceed the 0.90 ICU threshold, the ICU was evaluated assuming peak hour
traffic diversions to Pelican Hill Road as a mitigation measure.
Table C indicates that, of the six intersections forecast to exceed the one
percent test volumes, only one intersection will exceed the 0.90 ICU thresh-
old value for the cumulative and project condition. The critical intersection
is located at MacArthur Boulevard and San Joaquin Hills Road.
09/13/91(CNB001%CVIC7P0.RP1) 9
1SA Acsodates,lac -
TABLE C-Civic Plaza Intersection Capacity Utilization Summary
CUMULATIVE+ CUMULATIVE + PROJECT •
EXISTING CUMULATIVE PROJECT W/PELICAN HILL RD
INTERSECTION AM PM AM PM AM PM AM PM
7.Jamboree Rd/University Dr 0.68 0.66 0.81 0.86 0.81 0.86 - _
8.Jamboree Rd/Bison Ave 0.56 0.54 0.68 0.67 0.69 0.68 - _
9.Jamboree Rd/Ford Rd 0.62 0.61 0.71 0.75 0.72 0.75 - -
10.Jamboree Rd/SJ Hills Rd 0.56 0.50 0.68 0.61 0.68 0.62 -
11.Jamboree/Santa Barbara 0.45 0.56 0.59 0.69 0.61 0.70 _ _
15. Mar-Ardmr/SJ Hills Rd 0.84 0.77 0.98 0.95 0.99 0.95 0.96 0.84
•
13Bep91
LSA AUDCWM 1W.
MITIGATION MEASURES
As indicated in the TPO analysis presented in this report, the intersection at
MacArthur Boulevard and San Joaquin Hills Road will exceed the One Per-
cent Test and will operate at an ICU value greater than 0.90 with develop-
ment of the proposed Civic Plaza project.
As indicated previously, completion of the Pelican Hill Road facility is sched-
uled prior to development and occupancy of the proposed Civic Plaza.
Therefore, construction of Pelican Hill Road will result in the diversion of
traffic from the MacArthur Boulevard/jamboree Road/Pacific Coast Highway
corridors to the parallel Pelican Hill Road facility and will mitigate some of
the future impacts.
At the direction of the City's Traffic Engineer, it was recommended that
Pelican Hill Road be considered as a mitigation measure for the proposed
project. An ICU analysis was conducted for the intersection of MacArthur
Boulevard/San Joaquin Hills Road by subtracting the diverted Pelican HIll
Road peak hour traffic volumes, as determined by the City's baseline 1987
traffic model, from the through volumes along MacArthur Boulevard.
The results of the ICU analysis with Pelican Hill Road are presented in Table
C. As the Table indicates, with the construction of Pelican Hill Road, the
intersection at MacArthur Boulevard/San Joaquin Hills Road will operate
below the existing plus cumulative ICU values during the AM and PM peak
hours.
It should be noted that, although the Intersection exceeds 0.90 ICU and the
.construction of Pelican Hill Road will mitigate the intersection by a margin
equal to or greater than the impact of the project, the requirements of the
TPO analysis indicate that a mitigation would not be required even though
the resulting ICU continues to exceed 0:90. Therefore, no further mitigation
measures are proposed.
09/1"1(CNB00L%CVIC7P0.RP7) ]1
CORPORATE PLAZA
TRAFFIC PHASING
ORDINANCE
STUDY
September 13, 1991
Prepared for.
City of Newport Beach
3300 Newport Boulevard
Newport Beacb, CA 92660
Prepared by:
LSAAssociates, Inc.
I Park Plaza, Suite 500
Irvine, California 92714
(714) 553-0666
ISA Project #00001.
.. • • LU AiadatK Ina
TABLE OF CONTENTS
PAGE
INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
PROJECT DESCRIPTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
TRIP GENERATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
TRIP DISTRIBUTION AND ASSIGNMENT . . . . . . . . . . . . . . . . . . . 2
TPO ONE PERCENT ANALYSIS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
INTERSECTION CAPACITY UTILIZATION ANALYSIS . . . . . . . . . . . . . . . . 9
MITIGATION MEASURES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
APPENDIX
A- ONE PERCENT TRAFFIC VOLUME ANALYSIS WORKSHEETS
B - INTERSECTION CAPACITY UTILIZATION ANALYSIS WORKSHEETS
09/1391(CNB00l%C0(UTP0.RPT) i
0 • LM Ama aks,Ina
LIST OF FIGURES
PAGE
1 - Project Site Location Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
2 - Trip Distribution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
3 - Intersection Location Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
09/13/91(CNB001•+C0RD PO.RP1) ii
0 • Loa AMWAW84!MC
LIST OF TABLES
PAGE
A- Trip Generation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . S
B - 1% ITO Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
C - Intersection Capacity Utilization Summary . . . . . . . . . . . . . . . . . . . 10
09n3i91(cNBWt%C0aPrn0.RM iii
0 • `t't""°dasm Ina
INTRODUCTION
The City of Newport Beach, Traffic Phasing Ordinance .(TPO) requires an
analysis of potential project related traffic impacts on critical intersections for
any office, commercial, or industrial projects which have a gross floor area
greater than 10,000 square Feet, and all residential developments of more
than ten dwelling units.
This report documents the results of the TPO analysis for two proposed
Irvine Company development projects in Newport Center in the CIty of
Newport Beach. The proposed projects are located In Corporate Plaza and
Corporate Plaza West. Both development projects propose general office
uses. Corporate Plaza proposes 85,000 square feet of office use, while Cor-
porate Plaza West proposes 30,000 square feet. Currently, the City's General
Plan provides office entitlement for 18,555 square feet in Corporate Plaza
and 94,000 square feet in Corporate Plaza West. From a traffic perspective,
and for purposes of the TPO analysis, Corporate Plaza and Corporate Plaza
West have been combined as a single project with a proposed potential
development of 227,555 square feet. The combined project will be referred
to as Corporate Plaza in this report.
Consistent with the City of Newport Beach Administrative Procedures for
Implementing the TPO analysis, trips are generated, distributed and assigned
for the proposed office projects. Trip generation for general office land rises
and project distribution and assignment percentages are based on the City of
Newport Beach Traffic Analysis Model (NBTAM).
Existing traffic conditions are based on winter/spring 1990 peak hour traffic
counts, while committed project traffic volumes at select intersections,are
taken from the City's cumulative projects list prepared in November, 1990.
For purposes of this analysis, the proposed Civic Plaza general office develop-
ment located at Santa Barbara and San Clemente, is assumed to be a commit-
ted project in evaluating the TPO analysis for the Corporate Plaza projects.
Cumulative growth volumes, also included in this analysis, are based on the
City of Newport Beach Regional Traffic Annual Growth Rates for street seg-
ments within the City of Newport Beach boundary.
The results of the analysis will identify those intersections within the City of
Newport Beach boundary where project generated traffic exceeds one per-
cent of the forecast traffic volumes and will Identify intersections exhibiting
unacceptable levels of service (LOS E or worse). Based on discussions with
the City and the applicant, development of the proposed office projects are
scheduled following completion of Pelican Hill Road. Construction of Peli-
can Hill Road will result in the diversion of traffic from the MacArthur Boule-
vard/Pacific Coast Highway corridors to the parallel Pelican Hill Road Wlity.
To this end, and at the direction of the City's Traffic Engineer, the intersec-
tion capacity utilization (ICU) analysis for those Intersections which operate
at LOS E or worse, will consider Pelican Hill Road as a mitigation measure
09/13/91(CNa001•.00RM 0.RP7)
• LU AnochW4!na
and will be evaluated by subtracting the diverted Pelican Hill Road peak hour
traffic volumes from the through volumes at the critical intersections. The
Pelican Hill Road peak hour traffic volume diversion Is based on the City's
traffic model.
PROJECT DESCRIPTION
Figure 1 presents the project location map for the proposed Corporate Plaza
office developments. Corporate Plaza is located along Pacific Coast Highway
west of MacArthur Boulevard in the City of Newport Beach. Corporate Plaza
West is located adjacent to Corporate Plaza, west of Newport Center Drive.
Corporate Plaza proposes 103,555 square feet of general office land use east
of Newport Center Drive and 124,000 square feet west of Newport Center
Drive, for a total office development of 227,555 square feet.
Two project driveways along Avocado Drive, one on Pacific Coast Highway,
one on Newport Center Drive and one on Farallon Drive are proposed to
provide access to Corporate Plaza. Project access to Corporate Plaza West is
proposed along Pacific Coast Highway and Newport Center Drive at the
terminus of Farallon Drive.
TRIP GENERATION
As indicated previously, trip generation rates for the proposed office land
uses are taken front the City of Newport Beach Traffic Analysis Model
(NBTAM) trip rate summary. Table A presents the peak period and peak
hour trip generation for the proposed Corporate Plaza project. As can be
seen in Table A, approximately 3,000 daily, 500 AM peak hour and 520-PM
peak hour trips are forecast.
TRIP DISTRIBUTION AND ASSIGNMENT
The trip distribution patterns used In this analysis are based on select zone
assignments prepared by Austin-Foust Associates, Inc. (AFA) from the Clty's
traffic analysis model. The distribution patterns for Corporate Plaza are
based on a select zone assignment for Zone 91 of the NBTAM.
Figure 2 presents the Corporate Plaza trip distribution percentages for in-
bound and outbound project tmffic at the intersections within the City of
Newport Beach. As the Figure indicates, approximately 30% of the traffic Is
distributed along Pacific Coast Highway, 30% along MacArthur Boulevard,
22% along Jamboree Road, and 10% along San Miguel. Internal trip capture
within Newport Center accounts for 8% of the total trips generated.
Peak period and peak hour trips generated by the proposed project are
assigned to the local roadway network based on the distribution percentages
09/13/91(CNB001%C0RPTP0.RPT) 2
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9113191(CNB001) LEGEND Figure 2
gr, X----1 - X% Distribution
LSA Nat T.11�•
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LSA Associates,Inc
Table A-Corporate Plaza Trip Generation
Trip Generation Rates Trip Generation
Land Use Size Units ADT AM IN AM OUT PM IN PM OUT ADT AM IN AM OUT PM IN PM OUT
General Office
Peak Period Trip Generation 227.555 TSF 13.00 3.80 0.60 1.20 3.40 2,958 865 137 273 774
General Office
Peak Hour Trip Generation 227.555 TSF 13.00 1.90 0.30 0.60 1.70 2,958 432 68 137 387
•
13sep•91
AWW191M Inc
illustrated in Figure 2. The peak period trips assignments are used in the
ITO one percent analysis, while the peak hour trip assignments are used in
the peak hour ICU analysis.
TPO ONE PERCENT ANALYSIS
The one percent traffic volume analysis was conducted at 21 intersections
within the City of Newport Beach. These intersections were selected because
they are anticipated to be influenced by traffic generated by the proposed
projects. The list of Intersections was reviewed and verified by the City's
Traffic Engineer. Figure 3 presents an intersection location map for the
following 21 intersections:
1. Riverside Av./Coast Highway 2. Tustin Av./Coast Highway
3. Dover Dr./Coast Highway 4. Bayside Dr./Coast Highway
5. Jamboree Rd./Bristol St. N. 6. Jamboree Rd./Bristol St.
7. Jamboree Rd./University Dr. 8. Jamboree Rd./Bison Av.
9. Jamboree Rd./Ford Dr. 10.Jamboree Rd./5J Hills Rd.
11. Jamboree Rd./Santa Barbara 12.Jamboree Rd./Coast Highway
13• MacArthur Dr./Bison Av. 14. MacArthur Dr./Ford Dr.
15. MacArthur Dr./SJ Hills Rd. 16. MacArthur Av./San Miguel
17. MacArthur Dr./Coast Highway 18. Goldenrod Av./Coast Highway
19. Marguerite Av./Coast Highway 20. Poppy Av./Coast Highway
21.Avocado Av./Coast Highway
The peak period trips generated are assigned at each intersection approach
based on the trip distributions presented previously. The one percent test
volumes are based on the existing winter/spring 1990 counts conducted by
the City and include projected regional growth volumes as identified in the
Traffic Annual Growth Rates for street segments within the CIty of Newport
Beach boundary, and committed projects as Identified in the Citys cumula-
tive projects list of November, 1990. This list has been updated to Include
the proposed Civic Plaza general office development as a committed project
in determining the one percent test volumes.
In essence the "One Percent Traffic Volume Analysis" tests, as defined in the
Traffic Phasing Ordinance No. 86-20, consist of a series of comparisons
between the One Percent Test volumes and the proposed projects' peak
period trip assignment for the 21 selected Intersections in the City of New
port Beach. . The test year for the analysis is 1993, one year after occupancy
of the proposed projects. The "One Percent Traffic Volume Analysis"
worksheets are presented in Appendix A.
09/L3/91(CNB0013C0RPrP0.RM 6
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9/13/91(CNB001) Figure 3
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!SA Associates,/rta
TABLE B-Corporate Plaza 1%TPO Analysis
1993 PEAK PERIOD 1%TEST VOLUMES PROJECT PEAK PERIOD TRIP ASSIGNMENT PROJECT VOLUMES EXCEED 1%TEST VOLUMES •
AM PM AM PM AM PM
INTERSECTION NB SB EB WB NB SB EB WB NB SB EB .WB NB SB EB WB NB SB EB WB NB SB EB WB
I.Riverside Ave/PCH 0 9 58 35 1 13 53 58 0 1 112 14 0 8 35 77 YES YES
2.Tustin Ave/PCH 0 1 51 38 0 3 50 58 O 0 112 15 0 O 35 85 YES YES
3.Dover Dr/PCH 3 26 49 52 3 30 48 77 0 43 121 29 0 14 38 162 YES YES YES
4.Bayslde Dr/PCH 13 3 75 39 15 4 73 79 0 0 164 29 0 0 52 162 YES YES
5.Jamboree Rd/Brbtol St N 92 25 O O 83 49 0 1 15 35 O O 85 11 0 O YES YES
6.Jamboree Rd/Bristol St 65 17 76 O 67 30 72 0 25 35 130 0 139 11 41 o YES YES YES
7.Jamboree Rd/University Dr 52 48 13 14 58 67 9 It 25 156 0 9 139 49 0 3 YES YES
S.Jamboree Rd/Bison Ave 47 49 4 6 56 55 3 7 25 164 0 0 139 52 0 0 YES YES
9.Jamboree Rd/Ford Rd 49 42 12 10 58 53 12 5 29 164 17 0 162 52 5 O YES YES YES
10.Jamboree Rd/SJ Hills Rd 45 52 7 13 42 65 4 23 26 182 9 0 147 57 3 0 YES YES YES
11.Jamboree/Santa Barbara 48 40 0 6 37 53 0 25 0 138 0 30 0 44 0 170 YES YES YES
12.Jamboree Rd/PCH 16 29 65 32 11 54 58 51 9 0 173 34 3 0 55 193 YES YES YES
13.MacArthur Blvd/Bison Ave 81 60 6 O 65 85 1t 0 31 190 17 0 178 60 5 O YES YES YES
14.Macanhur Blvd/Ford Rd 68 58 3 21 38 84 6 12 34 208 17 0 193 66 5 0 YES YES YES
15.MacArthur/SJ Hills Rd 50 50 6 23 40 68 22 10 20 225 14 0 t16 71 77 O YES YES YES YES YES
16.MaeAnhur/San Miguel 55 31 4 7 29 48 22 7 0 225 35 93 0 71 201 30 YES YES YES YES YES YES
17.MacArthur Bhrd/PCH 0 20 29 72 0 39 43 34 0 0 t0 61 0 0 54 19 YES •
18.Goldenrod Ave/PCH 4 2 30 71 3 3 69 45 0 0 10 52 0 0 54 16
19.Marguerite Ave/PCH 6 5 29 65 7 10 64 41 0 0 8 52 0 O 46 16
20.Poppy Ave/PCH 1 1 24 72 2 .5 58 37 0 0 7 35 0 0 39 it
21.Avocado Ave/PCH 4 0 23 34 6 0 37 29 0 t0 0 61 0 54 0 19 YES YES YES
13sep9t
. . LSA Asodafi;Ina
The results of the "One Percent Traffic Volume Analysis" are summarized In
Table B. This table identifies 21 Intersections in the City of Newport Brach,
along with their respective peak period comparison volumes. For each ap.
proach leg of an intersection, the 1993 AM and PM peak period one,pement
test volumes, the proposed projects' peak period trip assignment, and a com-
parison of the peak period volumes are presented. Under the "Project Vol-
umes Exceed 1%Test Volumes", those approach legs to an intersection where
the project volumes exceed the one percent test volumes are identified.
As outlined in the Administrative Procedure for Implementing the TPO,
critical Intersections are defined as those locations in which project generat-
ed traffic adds one percent or more to the peak 2.5 hour period traffic vol-
ume, to any leg of the intersections in the committed plus project condition.
As mentioned previously, the committed condition Includes the existing
traffic plus regional growth plus approved project generated traffic.
As seen in Table B for the proposed Corporate Plaza Development, 18 of the•
21 intersections will exceed one percent of the intersection approach vol-
umes. For those critical intersections where, on any approach leg, project
traffic is anticipated to be greater than one percent of the projected peak 2.5
hour committed traffic volume, intersection rapacity utilization (ICU)analysis
is required.
INTERSECTION CAPACITY UTILIZATION ANALYSIS
The ICU methodology examines the turn volumes for each intersection to
determine the volume/capacity (v/c) ratio for each movement. Conflicting
turn movement volumes and their v/c ratios are then examined to determine
the overall capacity utilization for each intersection in the form of a v/c ratio, .
termed ICU. In effect, an ICU is the percentage of an intersection's capacity
needed to adequately accommodate all vehicles travelling through the inter-
section. Hence, the higher the ICU, the higher the percentage of capacity
utilization, where an ICU of 1.00 would equal the utilization of 100% of the
intersection's capacity. With lower capacity utilization, residual capacity will
prevail. The ICU calculations presented in,this analysis are consistent with
the City of Newport Beach TPO Implementation guidelines.
As required by the TPO implementation guidelines, critical intersections,
where project volumes exceed the one percent test volumes, will need miti-
gation if exiting plus cumulative plus project conditions exceed 0.90 ICU dur-
ing the AM or PM peak hour. The ICU analysis worksheets for the twenty-
one intersections examined in the City of Newport Beach are presented in
Appendix B of this report.
Table C presents a summary of the ICU analysis for the existing, cumulative,
and cumulative plus project conditions. For those intersections which ex-
ceed the 0.90 ICU threshold, the ICU was evaluated assuming peak hour
traffic diversions to Pelican Hill Road as a mitigation measure.
09/13i91(CNB001••.00RM0.RPI) 9
ISA Assodates,Ina
TABLE C-Corporate Plaza Intersection Capacity Utilization Summary
CUMULATIVE + CUMULATIVE + PROJECT a
EXISTING CUMULATIVE PROJECT W/PELICAN HILL RD
INTERSECTION AM PM AM PM AM PM AM PM
1.Riverside Ave/PCH 0.67 0.80 0.80 0.89 0.80 0.89 - -
2.Tustin Ave/PCH 0.66 0.58 0.78 0.70 0.80 0.70 .- _
3•Dover Dr/PCH 0.63 0.65 0.71 0.73 0.73 0.75 - -
4.Bayside Dr/PCH 0.76 0.69 0.85 0.81 0.87 0.82 - _
5.Jamboree Rd/Bristol St N. 0.65 0.72 0.76 0.87 0.76 0.88 - _
6.Jamboree Rd/Bristol St S. 0.78 0.76 1.02 0.90 1.02 0.91 0.97 0.89
7.Jamboree Rd/University Ave 0.68 0.66 0.81 0.85 0.81 0.86 - _
8.Jamboree Rd/Bison Ave 0.56 0.54 0.68 0.66 0.69 0.68 - -
9.Jamboree Rd/Ford Rd 0.62 0.61 0.70 0.74 0.72 0.75 - -
10.Jamboree Rd/SJ Hills Rd 0.56 0.50 0.67 0.61 0.68 0.62 - _
11.Jamboree/Santa Barbara 0.45 0.56 0.59 0.70 0.61 0.70 - _
12.Jamboree Rd/PCH 0.72 0.63 0.82 0.73 0.83 0.76 - _
13•MacArthur Blvd/Bison Ave 0.97 0.74 1.17 0.91 1.18 0.93 0.86 0.89
14.MacArthur Blvd/Ford Rd 0.78 0.74 0.92 0.86 0.92 0.88 0.80 0.86
15.MacArthur/SJ Hills Rd 0.84 0.77 0.97 0.92 0.99 0.95 0.96 0.84
16.MacArthur/San Miguel 0.66 0.86 0.78 0.97 0.80 1.00 0.68 0.92
17.MacArthur/PCH 0.53 0.68 0.62 0.84 0.62 0.84 - -
21.Avocado Avenue/PCH 0.49 0.50 0.56 0.57 0.56 0.58 - -
1J&P-91
' 0 . LSA Atodabq Iaa
Table C indicates that, of the 18 Intersections forecast to exceed the one
percent test volumes, only 5 intersections will exceed the 0.90 ICU threshold
value for the cumulative and project condition. Four of these critical Inter.
sections are located along the MacArthur Boulevard Corridor north of Pacific
Coast Highway at San Miguel, San Joaquin Hills Road, Ford Drive, and Bison
Avenue. The other intersection is located at Jamboree and Bristol Street
South.
MITIGATION MEASURES
As indicated in the TPO analysis presented in this report, five intersections
will exceed the One Percent Test and will'operate at an ICU value greater
than 0.90 with development of the proposed Corporate Plaza projects.
As indicated previously, completion of the Pelican Hill Road facility is sched-
uled prior to development and occupancy of the proposed Corporate Plaza.
As a result, construction of Pelican Hill Road will divert traffic from the
MacArthur Boulevard/jamboree Road/Pacific Coast Highway corridors to the
parallel Pelican Hill Road facility and will mitigate future Impacts.
At the direction of the City's Traffic Engineer, it was recommended that
Pelican Hill Road be considered as a mitigation measure for the ,proposed
project. An intersection rapacity utilization (ICU) analysis was conducted for
the five critical intersections by subtracting the diverted Pelican Hill Raid
peak hour traffic volumes, as determined by the CIty's baseline 1987 traffic
model, from the through volumes along MacArthur Boulevard at the critical
intersections.
The results of the ICU analysis at the five critical intersections with Pelican
Hill Road are presented in Table C. As indicated in Table C, with the con-
struction of Pelican Hill Road, the intersections along MacArthur at Ford
Drive and Bison Avenue are mitigated and are forecast to'operate at LOS D In
the AM and PM peak hours. The intersections along MacArthur at San Miguel
and San Joaquin Hills Road, and Jamboree at Bristol Street South, however,
are not mitigated below the threshold 0.90 ICU value, but with completion
of Pelican Hill Road, these intersections will operate below the existing plus
cumulative ICU values during the AM and PM peak hours.
It should be noted that, although the intersections exceed 0.90 ICU and the
construction of Pelican Hill Road will mitigate the intersections by a margin
equal to or greater than the impact of the project, the requirements of the
TPO analysis indicate that mitigations would not be required even though
the resulting ICUs continue to exceed 0.90. Therefore, no further mitigation
measures are proposed.
09/13/91(CN11001,-00RM0.1 M it
PoR @ CITY OF NEWPORT BEACH
V ' T P.O.BOX 1768,NEWPORT BEACH,CA 92659-1768
a.
C'9</FO RN�P
FAX COVER SHEET
DATE:
TO: (day OAo-P-�
BUSINESS PHONE:
FAX NUMBER: J S3 J g�r7'o
RE:
THE FOLLOWING DOCUMENT IS FROM:
:�-oc'—De'v"cas
CITY OF NEWPORT--BEACH
3300 NEWPORT BOULEVARD
NEWPORT BEACH, CA. 92663
PHONE NO. : (714) ' 3?��5
FAX NO. : (714)644-3 50
NO. OF PAGES:
SPECIAL
INSTRUCTIONS:
3300 Newport Boulevard, Newport Beach
PORr
CITY OF NEWPORT BEACH
V \ ? P.O.BOX 1768,NEWPORT BEACH,CA 92659-1768
law
PLANNING DEPARTMENT (714) 644-3225
January 14, 1992
Mr. Ray Moe
I.SA Associates, Inc.
One Park Plaza, Suite 500
Irvine, CA 92714
RE: Library Exchange TPO Study
Dear Mr. Moe,
This letter is in response to your budget amendment request dated November 25, 1991.
Unfortunately, we are unable to authorize this request for the reasons set forth below.
The Schedule of Standard Contract Provisions and Billing Rates attached to your original
proposal for this project states '"The total estimated amount of time and expenses noted in
the Compensation and Terms section of this proposal will serve as a control on the services
to be provided. The specified amount will not be exceeded without prior approval of the
client"
In your letter of November 25, 1991 you stated that final revisions to the studies described
in the scope of work were submitted on June 28, 1991. You went on to describe additional
out of scope tasks that were undertaken beginning on July 18, 1991. You identified out of
scope work products that were submitted on September 13, October 23, and November 4,
1991. Although we understand how schedule pressures can make it difficult to keep up with
routine administrative matters,we believe extra work budget requests submitted more than
four months after such work is initiated are unacceptable and in direct violation of contract
provisions.
In our telephone discussions regarding this matter, it was noted that our invoice records
show that a balance of$1466.40 remained in the budget through the end of June, 1991, the
date you indicated that in-scope tasks had been completed. Your letter of November 25
made no mention of this remaining budget, and stated that your costs for out of scope work
amounted to $2500. However, in our telephone conversation you stated that the remaining
budget authorization had been factored into your budget augmentation request, and that the
extra work performed by your firm actually amounted to approximately $4000. We believe
your request should have made note of this accounting procedure prior to being questioned
about it in our telephone conversation.
3300 Newport Boulevard, Newport Beach
Mr. Ray Moe
January 14, 1992
Page 2
Although our agreement clearly provides that the City is not required to authorize extra
work budget augmentations "after the fact", I indicated to you that the City would agree to
authorize payment of$2000 for the out of scope work described in your November 25 letter.
Since a budget authorization of$1466.40 remained in this account at the conclusion of the
in-scope tasks, we are prepared to authorize a budget augmentation of $533.60. If you
concur, please submit a revised budget augmentation request and invoice for the City s
approval.
In conclusion, I would like to emphasize the importance of processing extra work requests,
when necessary, in a timely fashion. We believe we have had a good working relationship
with your firm in the, past, and wish to maintain this relationship on future projects.
Adherance to the terms of our agreements will help to prevent misunderstandings and
maintain good professional relations. Thank you for your cooperation in this matter.
Very truly yours,
PLANNING DEPARTME
JAMES D. CKER, ' ector
By:
J . Douglas, AMP
E ' nmental CooUnator
cc: Jim Hewicker, Planning Director
Patricia Temple, Advance Planning Manager
Rich Edmonston, City Traffic Engineer
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REC�pti INVOICE
ppR�(Mi�PCN
LSh PwTNN�N�WP�R�
LSA Associates,Inc C\1 OF g 1g92 Q�
pk`
To: CITY OF NEWPORT BEACH Date. DECEMBER 30, 1991
ATTN: PATTY TEMPLE Invoice No:
3300 NEWPORT BOULEVARD 0011664F
NEWPORT BEACH CA 92660 For Period:
NOVEMBER
Project No: CNB001
Project Name: CORPORATE PLAZA Project Manager
R AMMARI
FOR PROFESSIONAL SERVICES RENDERED NOV 01 , 1991 THRU NOV 30, 1991
R MOE 2.00 HRS @ 110.00 = 220.00
R SLOUGH 2. 50 HRS @ 55.•00 = 137. 50
K BENEDICT .25 HRS @ 20.00 = 5. 00
G DOW 2.00 HRS @ 60. 00 = 120.00
S NICHOLLS .75 HRS @ 65. 00 4875
R AMMARI 33.00 HRS @ 60.00 = 1 , 980:00
GRAPHIC TECHNICIAN 4.25 HRS @ 50. 00 = 212. 50
OFFICE ASSISTANT 2.00 HRS @ 35.00 = 70.00
WORD PROCESSOR . 50 HRS @ 45.00 = 22. 50
TOTAL FEES DUE THIS INVOICE: $2,816. 25
FOR
•'i
BY — -- —
Planning DirectOf
XCCOUNT NO..'
DISCOUNT OF 1% ( 28. 16) ON CURRENT CHARGES ALLOWED IF PAID
IN FULL BY JANUARY 30, 1992,
A SERVICE CHARGE WILL BE ASSESSED ON ALL PAST DUE ACCOUNTS.
Remit to:
157 Park Place Telephone 415 236-6810
Pt.Richmond,California 94801 Facsimile 415 236-3480
9Rs .as n
¢73.SS
u(al ag94.�
x
L �S
INVOICE
,
LSA Associates,Inc '
TO. CITY OF NEWPORT BEACH Date: DECEMBER 30, 1991
ATTN: PATTY TEMPLE Invoice No:
3300 NEWPORT BOULEVARD 0011664F
NEWPORT BEACH CA 92660 For Period:
NOVEMBER
Project No: CNBOOI
Project Name: CORPORATE PLAZA Project Manager! R AMMARI
FOR PROFESSIONAL SERVICES RENDERED NOV O1 , 1991 THRU NOV 30, 1991
R MOE 2. 00 HRS @ 110. 00 — 220. 00
R SLOUGH 2. 50 HRS @ 55.00 — 137. 50
K BENEDICT .25 HRS @ 20. 00 — 5.00
G DOW 2.00 HRS @ 60. 00 = 120.00
S NICHOLLS .75 HRS @ 65. 00 = 48.75
R AMMARI 33, 00 HRS @ 60.00 — 1 ,980. 00
GRAPHIC TECHNICIAN 4.25 HRS @ 50.00 — 212. 50
OFFICE ASSISTANT 2. 00 HRS @ 35. 00 — 70.00
WORD PROCESSOR . 50 HRS @ 45. 00 = 22. 50
TOTAL FEES DUE THIS INVOICE: $2,816. 25
DISCOUNT OF 1;5 t 28. 16) ON CURRENT CHARGES ALLOWED IF PAID
IN FULL BY JANUARY 30, 1992
A SERVICE CHARGE WILL BE ASSESSED ON ALL PAST DUE ACCOUNTS.
Remit to:
157 Park Place Telephone 415 236-6810
A Richmond,Californla 94801 Facsimile 415 236-3480
X _
INVOICE
LSA
LSA Associates,Inc
To: CITY OF NEWPORT BEACH Date., DECEMBER 30, 1991
ATTN: PATTY TEMPLE Invoice No:
3300 NEWPORT BOULEVARD 0011664F
NEWPORT BEACH CA 92660 For Period:
NOVEMBER
Project No: CNBOOI
Project Name: CORPORATE PLAZA - Project Manager: R AMMARI
FOR PROFESSIONAL SERVICES RENDERED NOV 01 , 1991 THRU NOV 30, 1991
R MOE 2. 00 HRS @ 110.00 - 220. 00
R SLOUGH 2. 50 HRS @ 55.00 - 137. 50
K BENEDICT .25 HRS 0 20. 00 ' 5.00
G DOW 2.00 HRS @ 60. 00 = 120.00
3 NICHOLLS . 75 HRS @ 65.00 48.75
R AMMARI 33. 00 HRS @ 60.00 - I,980.00
GRAPHIC TECHNICIAN 4.25 HRS 0 50.00 212.50
OFFICE ASSISTANT 2.00 HRS 0 35. 00 = 70.00
WORD PROCESSOR . 50 HRS @ 45. 00 = 22. 50
TOTAL FEES DUE THIS INVOICE: $20816. 25
DISCOUNT OF 1% t 2S, 163 ON CURRENT CHARGES ALLOWED IF PAID
IN FULL BY JANUARY 30, 1992
A SERVICE CHARGE WILL BE ASSESSED ON ALL' PAST DUE ACCOUNTS.
Remit to:
157 Park Place Telephone 415 236-6810
Pt.Richmond,California 94801 Facsimile 415 236-3480
X
RECEIVED uY INVOICE
LSDPLANNING DEPARTMENT
IJ CITY OF NEWPORT BEACH
LSAAssociatet,Inc
AM JAN 31992 PM
718I9,0jHI12i1I2I3I4I5I6
To: CITY OF NEWPORT BEACH Date. DECEMBER 30, 1991
ATTN: PATTY TEMPLE Invoice No:
3300 NEWPORT BOULEVARD 001166411
NEWPORT BEACH CA 92660 For Period:
NOVEMBER
Project No. CN6001
Project Name: CORPORATE PLAZA Project Manager.- R AMMARI
REIMBURSABLE EXPENSES- NOV 01 , 1991 THRU NOV 30, 1991
FREIGHT POSTMASTER SEP POSTAGE
UNITED PARCEL SERVIC WK END 1119
AIR & SURFACE COURIE NOV COURIER 35. 41
XEROX XEROX CORPORATION SEP COPIES
OCT COPIES 142.40
TOTAL DUE THIS INVOICE: $177.81
/ . L,h_ji•ie 7 J•? ' j.1w. am t `A9i4 Vt5N T
Plahning Director
ACCOUNT NO.:
DISCOUNT OF 1% < 1 . 78) ON CURRENT CHARGES ALLOWED IF PAID
IN FULL BY JANUARY 30, 1992
A SERVICE CHARGE WILL BE ASSESSED ON ALL PAST DUE ACCOUNTS.
Remit to:
157 Park Place Telephone 415 236-6810
Pt.Richmond,Califorma 94801 Facsimile 415 236-3480
T SA INVOICE
LSA Associates,Inc
To.- CITY OF NEWPORT BEACH Date. DECEMBER 30, 1991
ATTN: PATTY TEMPLE I1voice No:
3300 NEWPORT BOULEVARD 0011664R
NEWPORT BEACH CA 92660 For Period:
NOVEMBER
Project No.- CNBOOI
Project Name: ' Project Manager: "
CORPORATE PLAZA R AMMARI
REIMBURSABLE EXPENSES- NOV 01 , 1991 THRU NOV 30, 1991
FREIGHT POSTMASTER SEP POSTAGE
UNITED PARCEL SERVIC WK END 11/9
AIR £e SURFACE COURIE NOV COURIER 35. 41
XEROX XEROX CORPORATION SEP COPIES
OCT COPIES 142. 40
TOTAL DUE THIS INVOICE: $177.81
DISCOUNT OF 1% t 1, 76) ON CURRENT CHARGES ALLOWED IF PAID
IN FULL BY JANUARY 30, 1992
A SERVICE CHARGE WILL BE ASSESSED ON ALL PAST DUE ACCOUNTS.
Remit to:
157Park Place Telephone 415 236-6810
Pt.Richmond,California 94801 Facsimile 415 236-3480
r
LSh INVOICE
LSA Associates,Inc
To: CITY OF NEWPORT BEACH Date. DECEMBER 30, 1991
ATTN: PATTY TEMPLE Invoice No:
3300 NEWPORT BOULEVARD 0011664R
NEWPORT BEACH CA 92660 For Period:
NOVEMBER
Project No: CNB001
Project Name. CORE}ORATE PLAZA Project Manager. 'R+ AMMARI
REIMBURSABLE EXPENSES- NOV 01 , 1991 THRU NOV 30, 1991
FREIGHT POSTMASTER SEP POSTAGE
UNITED PARCEL SERVIO WK END 11/9
AIR a SURFACE COURIE NOV COURIER 35.41
XEROX CORPORATION SEP COPIES
OCT COPIES 142.40
TOTAL DUE THIS INVOICE: $177.E1
DISCOUNT OF 1% C 1 . 78) ON CURRENT CHARGES ALLOWED IF PAID
IN FULL BY JANUARY 30, 1992
A SERVICE CHARGE WILL BE ASSESSED ON ALL PAST DUE ACCOUNTS.
Remit to:
157 Park Place Telephone 415 236-6810
Pt.Richmond,California 94801 Facsimile 415 236-3480
•w' • LSAAssociates,lnc.
Environmental Assessment
Transportation Engineering
L i y� ceManagement
Comm
,1►�\J� CommuniryPlanning
Environmental Restoration
Principals November 25, 1991
RobBaten
Les Card
Jim Culver Patty Temple
GeorgeKurilko City of Newport Beach
CarollynLobell 3300 Newport Boulevard
Bill Mayer Newport Beach, CA 92663
Ray Moe
Rob Schonholtz
Malcolm Sproul Subject: Budget Contract Amendment Request-
Associates Corporate Plaza and GPA Library Transfer
Michael Cate Dear Patty:
Lyn Calerdine
Connie Calica
Gary Dow Per our modified scope of work letter dated April 8, 1991, LSA Associates,
Kevin Finch" Inc. (LSA) was to revise the Traffic Phasing Ordinance (TPO) analysis studies
Steer Granholm for Corporate and Civic Plazas in Newport Center, and prepare a General
Richard Grmsetti Plan level traffic and circulation analysis for the library exchange agreement
Roger Harris in Newport Center. LSA has completed the scope of work tasks and has
Art Homrighausen undertaken additional out of scope tasks in an effort to provide the City with
Robert Hrubes a timely response.
Gina Jnrick
Benson Lee The following budget contract amendment request is for the additional out
Sabina Ni n of scope tasks completed and an potential additional tasks to be completed
Sabrina Nicholls p p Y1� p
Beth Paden on an as needed basis. A budget augment for $5,000 is requested, to bring
Harrigene Perry our total budget estimate to $23,000. This budget contract amendment
Anthony Petros includes $2,500 for the out of scope work effort and $2,500 estimated to be
AmyRudell the additional transportation services needed to bring this project and LSA's
Dean Williams involvement to a successful completion.
Jill Wilson
The following provides a summary of project tasks completed; additional out
of scope tasks undertaken and completed; and potential future tasks that may
need to be undertaken to bring this project to a successful conclusion.
PROJECT TASKS COMPLETED
The TPO analysis studies for Corporate and Civic Plazas, previously prepared
on February 14, 1991, were revised based on comments from Rich
Edmonston, City Traffic Engineer, and submitted to the City for their review
on June 13, 1991. Copies of the study were also sent to Mane Gilliam at
?LAIMING DEPARTMENT
'iTY OF NEWPORT QEAC4l145p91p;\CNBO01\evDGl:r.LTxl
NOV 27 1991 ce
AM 8)iBPark Plaza,Suite 500 Telephone 714553.0666
7181911011112111213141519,California 92714 Faaimile714553.8076
A
v • LSA Associates,Inc.
MEG Associates. Also on June 13, 1991, LSA completed the traffic and circu-
lation analysis for the library exchange agreement, and submitted copies of
this study to the City for their review.
Subsequent to the June 13, 1991, submittal, the request was made to revise
the library exchange analysis assuming a total future office development of
65,550 square feet in Civic Plaza as compared with the 65,500 square feet
assumed previously.
Although not a significant work effort, LSA made the necessary revisions to
the June 13, 1991, traffic and circulation analysis, and submitted revised cop-
ies of the study to the City and Marie Gilliam for their review on June 28,
1991.
OUT OF SCOPE TASKS UNDERTAKEN
LSA has completed additional out of scope tasks as outlined below. Three
tasks were undertaken, including an alternatives analysis; a revised analysis
based on the City's most recent traffic analysis model; and additional revi-
sions.
1. Alternatives Analysis
On July 18, 1991, LSA was requested to prepare an alternatives analysis for
the library exchange agreement. The following three alternatives were identi-
fied:
•Alternative 1 - No Project/Development under the existing General
Plan.
•Alternative 2 - Development of new library on site of existing Civic
Plaza facility.
•Alternative 3 - Transfer of Development Rights between the existing
Civic Plaza and the proposed Newport Village library
site only.
The request was made to conduct a trip generation comparison for alterna-
fives 2 and 3, and provide a brief description of the traffic and circulation as
a result of these alternatives. The traffic and circulation analysis for Alterna-
tive 1 was not required, as this alternative had been analyzed and document-
ed in previous EIRs.
2. New City Traffic Model Database
As part of a second round of comments raised by the City in its review of the
June 28, 1991, studies, LSA was requested to revise the technical studies
11/15/91(1:\CNB001\BUDGEr.LTR) 2
LSA Associates,Inc.
based on new traffic data that was not previously available. The studies were
revised to include:
• Existing and year 2010 daily traffic volumes, approved by Rich
Edmonston at the City of Newport Beach, and consistent with the
City's most current General Plan Traffic Model. This included daily
traffic volumes for Avocado Avenue south of San Miguel.
• A Traffic Phasing Ordinance (TPO) analysis for Civic and Corporate
Plazas that included the intersection at Avocado and Pacific Coast
Highway.
• Refined trip distributions that included Avocado, and were consistent
with the TPO and the General Plan level analysis.
• An expanded discussion explaining why intersections over 0.90 ICU in
the TPO analysis are not considered a significant impact.
These studies were then submitted to Don Simpson, Rich Edmonston, and
Patty Temple at the City of Newport Beach and to Mike Erikson and Tom
Redwitz at The Irvine Company for their review on September 13, 1991.
3. Additional Revisions
As a result of additional changes requested by the City of Newport Beach and
changes to the project description, the September 13, 1991, studies were
revised and submitted to Marie Gilliam and Rich Edmonston on October 23,
1991. Per discussions with Rich Edmonston, the latest round of revisions
and clarifications to the technical studies were made to reflect:
• The transfer of 35,000 square feet office from Newport Village to Civic
Plaza resulting in the new office added being reduced from 57,150
square feet to 22,150 square feet; and
• The name change from Pelican Hill Road to Newport Coast Drive.
Subsequent to this submittal, ISA was requested by Rich Edmonton to revise
the ICU calculations at three intersections to maintain consistency between
these traffic studies and similar studies submitted to the City. Although our
ICU analyses were technically correct, they were not consistent with the
City's ICU worksheets. As a result, LSA recommended revising two of three
ICUs and the ICU summary tables in the reports. LSA submitted the revised
ICU worksheets and summary tables to Marie Gilliam on November 4, 1991.
Future Tasks
nth the most recent submittal on October 23, 1991, and the updated ICU
worksheets and summary tables on November 4, 1991, LSA has completed all
11/25/91(1:\CNBG01\BUDGEr.LTR) 3
e • LSA Associates,Inc.
tasks indicated per our Modified Scope of Work for the three Newport Cen-
ter developments, and has conducted and completed additional out of scope
tasks as outlined above.
It is our understanding, however, that additional tasks may be required on an
as needed basis to provide supplementary technical analysis.
As a result, LSA requests that additional budget be provided to account for
the out of scope tasks presented above and additional tasks to be completed
on an as needed basis.. A budget augment for $5,000 is requested, to bring
our total budget to $23,000. This budget contract amendment includes the
$2,500 out of scope work effort described above, and $2,500 estimated for
the additional transportation services needed to bring this project to a suc-
cessful completion. Preparation and attendance at public hearings is not
included in this budget contract amendment request, and we suggest that
this be invoiced on a time and material basis, should LSA be required to
participate in hearings.
LSA requests you authorize the $5,000 budget augment by signing below and
returning the signed letter to LSA at your earliest opportunity. We look
forward to continuing to work for the City of Newport Beach, to meet your
transportation services needs.
Sincerely,
LSA ASSOCIATES, INC.
Ray A. Moe
Principal
ACCEPTED AND AUTHORIZED BY:
Signature
Print Name and Title
Company
Date
11/25/91(1.\CNB001\13UDGET.LTR) 4
,,.•r
LSA Associates,Inc.
Env,romnental Assessment
Transportation Engineering
ResourceManaLSD CommunityPgement
CornmunityPlanning
Environmental Restoration
Principals November 25, 1991
Rob Balen
Les Card
fin Culver Patty Temple
GeorgeKurilko City of Newport Beach
Carollyn Labels 3300 Newport Boulevard
Bill Mayer Newport Beach, CA 92663
Ray Aloe
Rob Schonboltz
Malcolm Sproul Subject: Budget Contract Amendment Request-
Associates Corporate Plaza and GPA Library Transfer
M,cbael Cale Dear Patty:
Lyn Calerdme
Connie Calica
-
ov
Per our modified scope of work letter dated April 8, 1991, LSA Associates,
Kevin eom Fmche, Inc. (LSA) was to revise the Traffic Phasing Ordinance (TPO) analysis studies
Steve Granhobn for Corporate and Civic Plazas in Newport Center, and prepare a General
Richard Gm:settt Plan level traffic and circulation analysis for the library exchange agreement
Roger Harris in Newport Center. LSA has completed the scope of work tasks and has
Art Hornrighausen undertaken additional out of scope tasks in an effort to provide the City with
Robert Hrubes a timely response.
Gina Jurick
Benson Lee The following budget contract amendment request is for the additional out
Sabina Nict of scope tasks completed and any potential additional tasks to be completed
Sabrina NiclmBs
Betl;Padon on an as needed basis. A budget augment for $5,000 is requested, to bring
Harrigene Perry our total budget estimate to $23,000. This budget contract amendment
Anthonrpetros includes $2,500 for the out of scope work effort and $2,500 estimated to be
ArnyRudell the additional transportation services needed to bring this project and LSA's
Dean Wilhams involvement to a successful completion.
Jill Wilson
The following provides a summary of project tasks completed; additional out
of scope tasks undertaken and completed;and potential future tasks that may
need to be undertaken to bring this project to a successful conclusion.
PROJECT TASKS COMPLETED
The TPO analysis studies for Corporate and Civic Plazas, previously prepared
on February 14, 1991, were revised based on comments from Rich
Edmonton, City Traffic Engineer, and submitted to the City for their review
on June 13, 1991. Copies of the study were also sent to Marie Gilliam at
-i At*4 40 J-P ARTf4EN,
1:Y OF NrEY OU 5GAf45ro1(I:\CNB001\BUOGcr.LTR)
HOV 2 '. 1991
AM p
y t; 1q �t p ,t 8 °l;trk Plaza,Suue 500 Tilcpbnnc lH 5530666
618Ic7110111121•L121J1` iDIPtne,California 92714 Facsimile 714 553-8076
t • LSA AuociateS Inc.
MEG Associates. Also on June 13, 1991, ISA completed the traffic and circu-
lation analysis for the library exchange agreement, and submitted copies of
this study to the City for their review.
Subsequent to the June 13, 1991, submittal, the request was made to revise
L65e,5,50
'lib exchange analysis assuming a total future o�ee-d elopment of
are feet in Civic Plaza as compared with �e 65,5 square feet
pr o yam-- r(
Although not a significant work effort, ISA made the necessary revisions to
W4 the June 13, 1991, traffic and circulation analysis, and submitted revised cop-
ies of the study to the City and Marie Gilliam for their review on June 28,
• , �(g j 1991.
OUT OF SCOPE TASKS UNDERTAKEN
ISA has completed additional out of scope tasks as outlined below. Three
tasks were undertaken, including an alternatives analysis; a revised analysis
based on the City's most recent traffic analysis model; and additional revi-
sions.
1. Alternatives Analysis
� f A&Q, AI On July 18, 1991, ISA was requested to prepare an alternatives analysis for
the library exchange agreement. The following three alternatives were identi-
fied:
J •Alternative 1 - No Project/Development under the existing General
Plan.
•Alternative 2 - Development of new library on site of existing Civic
Plaza facility.
•Alternative 3 - Transfer of Development Rights between the existing
Civic Plaza and the proposed Newport Village library
site only.
The request was made to conduct a trip generation comparison for alterna-
tives 2 and 3, and provide a brief description of the traffic and circulation as
a result of these alternatives. The traffic and circulation analysis for Alterna-
tive 1 was not required, as this alternative had been analyzed and document-
ed in previous EIRs.
2. New City Traffic Model Database
As part of a second round of comments raised by the City in its review of the
June 28, 1991, studies, ISA was requested to revise the technical studies
11/25/91(1.\CNB00I%BUDGEr.LTR) 2
:a.. l •
LSA Aswzate4 I=
based on new traffic data that was not previously available. The studies were
revised to include:
Existing and year 2010 daily traffic volumes, approved by Rich
Edmonton at the City of Newport Beath, and consistent with the
City's most current General Plan Traffic Model. This included daily
traffic volumes fim Avocado Avenue south of San Miguel.
• A Traffic Phasing Ordinance (I'PO) analysis for Civic and Corporate
Plazas that included the intersection at Avocado and Pacific Coast
Highway.
• Refined trip distributions that included Avocado, and were consistent O IL
with the TPO and the General Plan level analysis.
• An expanded discussion explaining why intersections over 0.90 ICU in a jug
the TPO analysis are not considered a significant impact. Tt 1ti S
These studies were then submitted to Don Simpson, Rich Edmonston, and
Patty Temple at the City of Newport Beach and to Mike Erikson and Tom
Redwitz at The Irvine Company for their review on September 13, 1991.
3. Adddtioxal Retoisiam
As a result of additional changes requested by the City of Newport Beach and
changes to the project description, the September 13, 1991, studies were
revised and submitted to Marie Gilliam and Rich Edmonton on October 23,
1991. Per discussion with Rich Edmonton, the latest round of revision
and clarification to the technical studies were made to reflect:
• The transfer of 35,000 square feet office from Newport Village to Civic Nol r
Plaza resulting in the new office added being reduced from 57,150 f`�
square feet to 22,150 square feet; and
• The name change from Pelican Hill Road to Newport Coast Drive.
Subsequent to this submittal,LSA was requested by Rich Edmonton to revise
the ICU calculation at three intersections to maintain consistency between ,
these traffic studies and similar studies submitted to the City. Although our '
ICU analyses were technically correct, they were not consistent with the
City's ICU worksheets. As a result, LSA recommended revising two of three
ICUs and the ICU summary tables in the reports. LSA submitted the revised
ICU worksheets and summary tables to Marie Gilliam on November 4, 1991.
Puture Tasks
With the most recent submittal on October 23, 1991, and the updated ICU
worksheets and summary tables on November 4, 1991, LSA has completed all
112siv1(1:\CNa001\noocar.tTR) 3
s
LSA Associates,Inc.
tasks indicated per our Modified Scope of Work for the three Newport Cen-
ter developments, and has conducted and completed additional out of scope
tasks as outlined above.
It is our understanding, however, that additional tasks may be required on an
as needed basis to provide supplementary technical analysis.
As a result, LSA requests that additional budget be provided to account for
the out of scope tasks presented above and additional tasks to be completed
on an as needed basis. A budget augment for $5,000 is requested, to bring
our total budget to $23,000. This budget contract amendment includes the
$2,500 out of scope work effort described above, and $2,500 estimated for
the additional transportation services needed to bring this project to a suc-
cessful completion. Preparation and attendance at public hearings is not
included in this budget contract amendment request, and we suggest that
this be invoiced on a time and material basis, should LSA be required to
participate in hearings.
LSA requests you authorize the $5,000 budget augment by signing below and
returning the signed letter to LSA at your earliest opportunity. We look
forward to continuing to work for the City of Newport Beach, to meet your
transportation services needs.
Sincerely,
LSA ASSOCIATES, INC.
Ray A. Moe
Principal
ACCEPTED AND AUTHORIZED BY:
Signature
Print Name and Title
Company
Date
1125/'91(I:\CN6001\BUDGErXTR) 4
LSA Associates,Inc.
EnvironmentalAssessment
Transportation Engineering
L�y� Resource Management
A`\J' Community Planning
Environmental Restoration
RECEIUru y,
PLANcdiNG OEpyflT
CITY OF NIEWPORT t3EN T
RCl1
Principals September 13, 1991 AN SEP 19 1991
Rob Balen
Les Card I�I�l1011�I�t2131415 6
Jim Cidver Marie Gilliam
George6urdko MEG Associates
Carollyn Lobell 2043 Westcliff Drive
BtllAlayer Suite 108/123
RavMoe
RobSchonholtz Newport Beach, CA 92660
Malcolm Sproul
Associates Subject: Library Exchange and Transfer Traffic Studies
.Michael Cale
Lvn Calerdme Dear Marie:
Connie Calica
Gary Dow Please find attached copies of the revised traffic studies for the proposed
Kevin Ftncher P� P P�City
Steve Granholm of Newport Beach Central Library exchange and,development transfers. As
Richard Grasseut per discussions with you, Don Webb, and Rich Edmonston, we have respond-
RogerHarris ed to the comments raised by the City and have made the following revisions
Art Homrighauten to the technical studies.
Robert Hrubes
Gma Jsmck
Benson Lee
Rob McCann 0 Existing and Year 2010 daily traffic volumes, approved by Rich
Sabrina Nicholls Edmonston at the City of Newport Beach, have been revised to reflect
Beth Radon the City's most current General Plan Traffic Model. This includes
Harrtgene Perry daily traffic volumes for Avocado Avenue south of San Miguel.
Amhony Pettus
AmyRudell
Dean Williams 0The intersection at Avocado and Pacific Coast Highway has been
Jill Wilson Included in the Traffic Phasing Ordinance(TPO) analysis for Civic and
Corporate Plazas.
• The trip distributions for the TPO analysis and the General Plan level
analysis have been refined to be more consistent with each other.
• The discussion regarding why intersections over 0.90 ICU are not
considered a significant impact has been expanded.
09/13/91(1ACN11001\COVER,LTR)
One Park Plaza,Suite 500 Telephone 714553.0666
Irvine,California 92714 Facsimile 714553.8076
LSA Associates,Inc.
Apart from revisions to the technical studies, additional revisions are needed
in the body of the EIR to respond to such comments-as the Pelican Hill Road
opening in November 1991.
I trust that you will review the revisions and please feel free to call me if you
have any questions.
Sincerely,
LSA ASSOCIATES, INC.
g >k
Ray Mce
Principal
Attachment: Library Transfer Agreement Traffic and Circulation Analysis
Corporate Plaza Traffic Phasing Ordinance Study
Civic Plaza Traffic Phasing Ordinance Study
CC: Don Simpson, City of Newport Beach
Rich Edmonston, City of Newport Beach
Patty Temple, City of Newport Beach
Mike Erikson, The Irvine Company
Tom Redwitz, The Irvine Company
09/13/91(1:\CNB001\C0VER.LIR) 2
f JUN 14 '91 12:24 LSa IRVINE 698 POI
fly • FAX TRANSMIAL
LSA Associites,Inc.
one Park Plaza,Suite 500
.Irvine, california 92714
Telephone 714 553-0 566
Facsimile 714 553-8076
Fly»7: Date:
Attention: •i' A41 S C- + (ZM WX Project A71jmber:
Fac Number. ( .7 k 4 b S L — $ U k 2_ Project Name: <<.,,Wv icy _
— 1
O Urgent
Frnm: kA M a n t k p' ❑ ftt yorar ra9ucst
.Sent by: ❑For your approval
For your information
Number of Pages(including this one): 1% ❑Hard copy to follow
CC: ?03�-L, 1�t('J�yyp�C.f„ _ ❑,�'or your review
iY{, 91 '!� ❑ Other .._
r _�a cr t3
Comments'. La', �"LIL,
G., _
L�\ ' • y 'a 4 a.XG
4tC OOL �p� E �t�llS ( � QA� dfp ` 'atu I WtnGS M `yY�C��%
6-L,O(-_tS(
�.,vu LA- o S u:6ls
q3 �cpc�v ttc.Ct C(pw 7, o OG_ vZ. a oo as
I ISu'T A 4& �• q vK \GW G u_26 Ei w.
1SA AM-dates,!nc
iy
Table C-LEbrary Exchange General Plan Analysis Daily Traffic Volume Summary
Civic Corporate Newport Total Existing Year 2010 µ
Link Existing 1991 Year 2010 Plaza Plaza village Projects(1) Plus Projects Plus Pro a as
rs
PCH(c/o MacArthur) 501400 3700 10 130 76 200 50,200 37,200 ui
PCH(at Newport Ctr/Avocado) 36,000 44,000 0 370 120 500 36*500 44,500
PCH(w/o Jamboree) 57,000 79,000 30 340 120 500 57,500 79,500
Avocado(n/a San Miguel) n/a n/a 0 60 120 200 n/a a/a •D
Avocado(slo San Miguel) n/a n/a 0 6'.,0 770 1,400 n/a n/a
MacArthur(a/o SJ Hills) 43,000 51,000 20 390 250 700 48,700 51,700 o
MacArthur(slo SJ Hills) 36,000 42.000 10 330 150 500 36,500 42,500
`
San Miguel(eMacArthur) ll,000 27,000 0 160 100 300 11,300 27,300
% m
San Miguel (w/o MacArthur) 11,000 27,000 10 410 250 300 11,800 27,800
San Miguel(w/o Avocado) 11,000 27,0W 10 0 200 200 11,200 27,200
Jamboree(n/o SJ Hills) 51,000 57,000 60 310 150 500 51,500 57,500
Jamboree(slo SJ Hills) 35,00D 48,000 30 10 0 0 35,000 48,000
Newport Center Drive tt/a 22,000 0 370 140 500 n/a 22,500
Santa Barbara(e%San Clemente) 14,4)()0 13,000 90 330 120 500 14,500 13,500
Santa Barbara(w/o San Clemente) 14,000 13,000 30 330 120 500 14,500 13,500
San Clemente n/a n/a 40 0 0 0 n/a n/a
San Joaquin Hills(e%Jamboree) 18,000 14,000 10 0 20 0 18,000 14,000
San Joaquin Hills(w/o Jamboree) 14,000 20,000 20 60 100 200 14,200 20,200
n/a•volumes not available. •
(*) Year 2010 Daily Traffic Volumes assume construction of the San Joaquin Hills Transportation Corridor.
(1) Total Projects Daily Traffic Volumes rounded to nearest hundred. m
CO
CO
-n
0
-- ro
2•€]wv91(CN800r1V0lSF7M.lY�Y)
LSh • TRANSMITTAL •
LSA Associates,Inc.
To: City of Newport Beach Transmitted:
3300 Newport Blvd. LIXFor your review ❑ Foryourfiles
Newport Beach, CA 92660 ❑Atyour request ❑ Foryourinformation
❑ Foryourapproval ❑ Distribution
Attu: Sandy Genis
Date, February 14. 1991 Subject; Traffic Phasing Ordinance Analysis
Project: Corporate & Civic Plaza Project$. CNBOOI
Date Copies Description
2/14/91 1 Corporate Plaza TPO Study
2/14/91 1 Civic Plaza TPO Study
The above are transmitted: EX Herewith ❑ Underseparatecover ❑ via: Fed. Expr.
General remarks:
Sandy, please review the following TPO studies for Corporate and Civic
Plazas in Newport Center. Please do not hesitate to call Ray Moe or
myself at (714) 553-0666 if you have any questions.
Copies to: Rich Edmonston, P.E. & Don Simpson
By: Ramzi Ammari , Assistant Project Manager
One Park Plaza,Suite 500 Telephone 714 553-0666
Irvine,California 92714 Facsimile 714553-8076
RECEIVLu ev LSAAssociates,Inc.
PLANNING DEPARMENT EnvironmentalAssessment
CITY OF NEWPORT BEACH Transportation Enginceing
yPlanning
LSD ResoCommunitanagement
�M MAR 1 4, 1991 PH Envionm nta[Restoration
71819110i1 i12i1i2131415I6
Principals March 6, 1991
RobBaln
Les Card
Jim Culver Sandy Genis
GeorgeKitrilko Planning Department
Carollyntobell City of Newport Beach
Bill Mayer
Ray Moe 3300 Newport Boulevard
RobSchonboltz Newport Beach, CA 92660
Malcolm Sproul '
Associates
Subject: Corporate and Civic Plaza TPO Analysis Billing
Aficbael Cale
Lp Calerdine
Connie Calica
Gary Dow Dear Sandy:
Kevin Fincher
Steve Granbolm At the request of the City of Newport Beach, LSA Associates, Inc. (LSA) is
Richard Grassetu currently preparing two Traffic Phasing Ordinance (TPO) analyses for Corpo-
Roger Harris rate Plaza and Civic Plaza In the Newport Center. Our work effort is defined
Art rubes battsen
Robertert Hru in a proposal prepared and submitted In September, 1990, and approved by
GinaJurick Patty Temple at the City. Per your request, a copy of our proposal was re-
Benson Lee submitted to you in February, as your records did not indicate that we had a
RobAkCann signed contract. D
Sabrina Nicholls
Beth Padon It has come to my attention from our Accounting Department that ISA has
Harrigene Perry
AntbonyPetos received payment on the December invoice for $3,225.00, but our previous
AmyRudell November invoice for $843.75 remains outstanding. It has also come to my
Dean Williams attention that we still do not have a signed contract with the City to conduct
Jill Wilson the TPO analysis.
Attached is a copy of our proposal, as well as copies of our November in-
voices as n which hot been paid, and our December invoice, which has been
paid. To provide you with a complete billing package for this project, copies
of our January and February invoices are also Included in this transmittal.
J ry t'S'
May I request a status report on our contract, and if the contract is signed,
could I receive a copy for our flies. Would you also determine the current
status of the outstanding November Invoice.
One Park Plaza,Suite 500 Telepbone 714553.0666
Irvine,California 92714 Facsimile 714553.8076
L
LSAAzodates Inc.
We look forward to continuing our relationship with the City of Newport
Beach and providing you with our transportation services. If you have any
questions regarding this letter, please feel free to call me at (714) 553-0666.
Sincerely,
Fog Ray A. Moe
Principal
Attachments: Proposal
Invoices
2
FORM 160.3495 I
01 0399752 CITY OF NEWPORT BEACH 417191 417191
VOUCHERNO. INVOICE NO. PURCHASE ORDER NO. INVOICE DATE AMOUNT DISCOUNT NETAMOUNT_
I I
1045280 CORP/CIVIC 9/13/90 11*000600 .00 119000.00
LSA ASSOC A ALYSES
i
i
I
li
I.
TOTAL � p/�p pp
l
aEW Pp�T
a CITY OF NEWPORT BEACH
• U r} � , P.O.BOX 1768,NEWPORT BEACH,CA 92659-1768
Cq<i FO AN�P I
PLANNING DEPARTMENT (714) 644-3225
September 13, 1990
David Dmohowski
Vice President Entitlement
Irvine Pacific Co_ .
P.O. Box I
Newport Beach, CA 92658-8904
Subject: Corporate Plaza and Civic Plaza TPO Analysis
Dear Dave:
The City of Newport Beach has received a proposal from LSA Associates Inc. to conduct
two Traffic Phasing Ordinance analyses for three Irvine Pacific office developments. The
proposal contains an outline of the scope of work required, estimated time schedule for
completion, and estimated budget required for the preparation of the studies.
• The fee requested has been reviewed by the City, and the amount requested for the tasks
required is considered appropriate and warranted. To proceed with the study, it is
requested that you remit the following fees:
Consultant Fees $ 10,000
City Fees (10%) 1,000
Total Request: $ 11,000
Please make the check payable to the City of Newport Beach. Your prompt attention in
this matter is appreciated.
Very truly yours,
PLANNING DEPARTMENT
JAMES D. HEWICKER, Director
By ' •��'�b
Patricia L. Temple
Advance Planning Manager
Attachment 1\JM\EIR-D0CS\C0RP-C1V.TP0
3300 Newport Boulevard, Newport Beach
LSA
10 , 1990
eR v ,1 %,
PXAZ a ( , O $ 9'll
r�Ok$ 1 tQ���• (XO
C)
f.ftP'�Zi Se �rirtaQi
LSA Associates,Inc. One Park Plaza,Suite 500 Telepbone 714553.0666
[vine,Cak/brnia 92714 Faceimde 714553.8076
Environmental Assessment
Transportation Engineering
Resource Management
Lsa Community Planning
Environmental Restoration
September 11, 1990
RECEIVED BY
Patty Temple PLANNING DEPARTMENT
Advanced Planning Manager CITY OF NEWPORT BEACH
City of Newport Beach DEC 121990
3300 Newport Boulevard
Newport Beach, CA 92660 AM PM
M191I0111112111213141516
SUBJECT: PROPOSAL TO CONDUCT CORPORATE PLAZA AND CIVIC
PLAZA TRAFFIC PHASING ORDINANCE ANALYSIS
Dear Patty:
LSA Associates Inc. (LSA) is pleased to submit this proposal for profes-
sional services to conduct two Traffic Phasing Ordinance (TPO) analyses for
three Irvine Pacific office developments within the City of Newport Beach.
Based on our understanding, three Newport Center undeveloped parcels are
proposed for development. These projects are in Corporate Plaza, Corporate
Plaza West, and Civic Plaza in the City of Newport Beach. From a traffic
perspective, however, Corporate Plaza and Corporate Plaza West are not signifi-
cantly different and may be treated as a single project. Therefore, for purpos-
es of this analysis, the proposed 144,000 square feet of office use in Corpo-
rate Plaza West and the 65,000 square feet in Corporate Plaza will be analyzed
as one project, while the 65,500 square feet in Civic Plaza will be analyzed as
a separate project.
Consistent with the City of Newport Beach TPO analysis guidelines, LSA
will generate, distribute and assign trips for each of the proposed Irvine
Pacific office projects.
Trip generation for General Office land uses and project distribution and
assignment percentages will be based on the City of Newport Beach Traffic
Analysis Model (NBTAM) .
Existing Winter/Spring 1990 peak hour traffic counts and committed pro-
ject traffic volumes at select intersections will be required prior to conduct-
ing the TPO analysis. In addition, cumulative growth turn volumes will be
based on the City of Newport Beach Regional Traffic Annual Growth Rates for
street segments within the City of Newport Beach boundary.
09/11/90(RAMZ1\N13TP0.PR0)
❑ 1 Park Plaza, Suite 500 • Irvine, California 92714 • (714) 553-0666
❑ 157 Park Place • Pt. Richmond, California 94801 • (415) 236-6810
L
lsa
The TPO analysis will compare the total projects' peak period volumes
with the projected 1993 volumes (including growth and committed project vol-
umes) for all approaches at select intersections in the City of Newport Beach.
For purposes of this analysis, the proposed Civic Plaza development will be
assumed to be a committed project when evaluating the TPO analysis for the
Corporate Plaza projects. Similarly, the proposed Corporate Plaza projects
will be assumed to be committed projects when evaluating the TPO analysis for
the Civic Plaza project.
For purposes of this proposal , the following intersections are recom-
mended for analysis:
• Riverside Ave./Coast Highway 0 Tustin Ave./Coast Highway
• Dover Dr./Coast Highway 0 Bayside Dr./Coast Highway
• Jamboree Rd./Bristol St. N 0 Jamboree Rd./Bristol St.
• Jamboree Rd./University Dr. 0 Jamboree Rd./Bison Ave.
• Jamboree Rd./Ford Dr. 0 Jamboree Rd./SJ Hills Rd.
• Jamboree Rd./Santa Barbara Ave. 0 Jamboree Rd./Coast Highway
• MacArthur Ave./Bonita Canyon 0 MacArthur Dr./Bison Ave.
• MacArthur Dr./Ford Dr. MacArthur Dr./SJ Hills Rd.
• MacArthur Dr./San Miguel MacArthur Dr./Coast Highway
• Goldenrod Ave./Coast Highway Marguerite Ave./Coast Highway
• Poppy Ave./Coast Highway
It is recommended that this list be reviewed and intersections be added
or subtracted per your recommendations.
Based on discussions with the City and the applicant, development of the
proposed office projects are scheduled following completion of Pelican Hill
Road. Therefore, the TPO analysis for each project will be conducted assuming
diversion of traffic from the MacArthur Boulevard/Pacific Coast Highway corri-
dors to the parallel Pelican Hill Road facility. To this end, meetings between
LSA and the City of Newport Beach Traffic Engineer will be requested to deter-
mine the extent of the traffic diversion. Preliminary methods to determine
this diversion may be through the use of the City's traffic model , specifical-
ly, the relationship of a 1995 model run with and without Pelican Hill Road.
This determination is very important as subsequent TPO analyses in the City
would utilize this data.
Based on the results of our discussions, the diverted peak hour traffic
volumes will be added or subtracted from the turn volumes at the select inter-
sections. In addition, trip generation credits for the existing museum and li-
09/11/900AHMNSTPO.PRO) 2
LSa
brary will be included in the TPO analysis for the 65,500 square feet office
development in Civic Plaza.
The results of the analysis will identify the total office development
potential based on the 1% test results and any intersections exhibiting unac-
ceptable levels of service (LOS E or worse) . Mitigation measures will be
recommended based on the City of Newport Beach General Plan proposed improve-
ments package, and a sketch of the proposed intersection improvements will be
prepared.
LSA is aware that the TPO analysis is critical to the overall development
application. To this end, LSA proposes to complete both TPO analysis tasks
within three weeks from the date of authorization to proceed and receipt of the
existing peak hour turn volumes and committed projects list.
LSA estimates a budget of $10,000 will be required to accomplish the
proposed work effort. These tasks will be accomplished on an hourly basis,
consistent with the attached rates and contract provisions. This amount will
not be exceeded without prior authorization.
In conclusion, we thank you for the opportunity to prepare this proposal
to assist you in your planning efforts in the City of Newport Beach.
Sincerely,
� a. Wta-
Ray A. Moe
Principal
cc: Rich Edmonston
City Traffic Engineer
09/11/90(RAMZI\NBTPO.PRO) 3
Lsa
SCHEDULE OF STANDARD CONTRACT PROVISIONS
BILLING RATES
FEES FOR PROFESSIONAL SERVICES
Fixed-Fee Contracts. If a fixed-fee proposal , the professional services
described in the Scope of Services section of the attached proposal shall be
provided for the fixed fee noted in the Compensation and Terms section of the
proposal . All other professional services are considered extra services. Extra
services shall be provided on a time and expenses basis at the same rates
specified for hourly contracts unless other arrangements are made in advance.
Hourly Contracts. If an hourly plus expenses proposal , the professional
services described in the Scope of Services section of the attached proposal
shall be provided on a time basis at current hourly rates. These rates are as
shown on a Rate Schedule that is attached or can be made available. Hourly rates
are subject to review at least annually on or about July 1 each year, and may be
adjusted to reflect changing labor costs at our discretion at that time.
Out of pocket expenses shall be reimbursed at cost plus 10%, unless other
arrangements are made in advance, and are not included in the hourly fee for
professional services. Out of pocket expenses include, but are not limited to,
costs of: 1) reproduction of reports and graphics furnished or prepared in
connection with the work of the contract, 2) long distance telephone and
telegraph charges, 3) laboratory services, 4) automobile travel at 26 cents/mile,
5) truck travel at 43 cents/mile, 6) other travel , subsistence, vehicle rental ,
and lodging in connection with the work of the contract, 7) fees of specialized
consultants retained with the approval of the client and 8) facsimile
transmittals at one dollar per page.
The total estimated amount of time and expenses noted in the Compensation
and Terms section of this proposal will serve as a control on the services to be
provided. The specified amount will not be exceeded without prior approval of
the client.
09/25/90(ADMIN\CONTRACT.PRO)
LSa
FREQUENCY OF BILLING
Monthly invoices shall be submitted for progress payment based on work
completed to date. Out of pocket expenses shall be billed on the same monthly
invoice and shall be identified as a separate item.
PAYMENT OF ACCOUNTS
Accounts are due and payable upon receipt of invoice. A service charge of
H% of the invoice amount (18% annual rate) may be applied to all accounts not
paid within 30 days of invoice date. Any attorney's fees or other costs incurred
in collecting any delinquent amount shall be paid by the Client.
TERMINATION OF SERVICES
These services may be terminated upon ten days written notice for good
reason by either party. In this event, payment for all services and expenses
incurred prior to the date of termination shall be due and payable upon receipt
of final invoice in accordance with the provisions of the foregoing section.
REVOCATION
If this Schedule of Standard Contract Provisions is attached to a proposal ,
said proposal shall be considered revoked if acceptance is not received within
90 days of the date thereof, unless otherwise specified in the proposal .
09/25/90(ADMINWONTRAMPRO)
Csa
HOURLY BILLING RATES
JULY 1. 1990
Job Classification Hourly Rate
PRINCIPAL $100-150
ASSOCIATE/PROJECT MANAGER $ 65-100
ASSISTANT PROJECT MANAGER $ 50-70
PRINCIPAL INVESTIGATOR/PROJECT SCIENTIST $ 45-60
ENVIRONMENTAL ANALYST/ASSISTANT PLANNER/
ASSISTANT ENGINEER $ 40-55
FIELD DIRECTOR (ARCHAEOLOGY/PALEONTOLOGY/BIOLOGY) $ 35-50
RESEARCH ASSISTANT/TECHNICIAN $ 25-50
WORD PROCESSING $ 35-45
FIELD CREW/OFFICE ASSISTANT $ 15-35
'The hourly rate for work involving actual expenses in court, giving
depositions or similar expert testimony, will be billed at $175 per hour
regardless of job classification.
09/25/90(ADMINWONTRAMPRO)
• 02-219- 01 •
TRAFFIC STUDIES
APPLIICC�ANT: .,/ C/O�NSULTANTS:
NAME: ' J�'//n`X,7-Jl.QJ 7✓1��./�L/�!/ ��H
PHONE:
PROJECT NAME: DESCRIPTION:
i
DATE DEPOSIT FEES PAYMENT REMAINING BALANCE
ID Id 9d /l,
-zz- Zz8 , 3.5 � S�l�• o2S
CAW D,
_� Sal• � �y3, �.5 a,�5
RECEIPT
CITY OF NEWPORT BEACH
NEWPORT BEACH. CALIFORNIA 926 No. 60019
�4tOPN�' T DATE
RECEIVED FROM -+-►NI �� ��y�`� `� /� ����� ���I�� --- `///\,111:�
' FOR:
j! ACCOUNT NO. AMOUNT
f
e{ p -I�d�-C70
4-1 q C91C) I D
DEPARTMENT
BY
l D, 7,-)
4 2 - 12/N"/
�02-219- niZ
TRAFFIC STUDIES
APPLICANT: CONSULTANTS:
NAME:
PHONE:
PROJECT NAME:: DESCRIPTION:
DATE DEPOSIT FEES PAYMENT REMAINING BALANCE
3"•2 �C�, - �'DD•UD + DDD Ff DIJaZ, ,Z d��%'°eti2
•i/ .Z, zS6.�J 3 q26 , Ob
l/ 8a 3 �? C/, z0
q I�. 5l) / 5'o b • -3b
elo, 7 / , V46 , j{0
9jl e, .�5 � �. 5,5
RECEIPT
___ ._._._.._
EIPT
�,_,_D���W��m ._ CITY OF NEWPORT BEACH !
NEWPORT EACH CALIFORNIA 92663Q No. 71600
ATE Ov
RECEIVED FROM !
FOR: - '•t
•!. .ACCOUNT NO.- 'AM T• _• 4
=-- !
DEPARTMENT
��� eY
Dio z3oa • 3
02-219— D/
•
NAME PHONE
APPLICANT:
CONSULTANTS:
DATE DEPOSIT FEES PAYMENT REMAINING BALANCE
• �dsJ� "t/ S
�f / ODD, d0 /, /✓`
��EwraoRr
CITY OF NEWPORT BEACH CASH RECEIPT
e.f
i NEWPORT BEACH,CA 92663
�<fFORN`'
3556
RECEIVED BY:CM CUSTOMER:THE IRVINE CO
MISCELLANEOUS RECEIPTS TRAFFIC STUDIES 0102300 $533.60
ENVIRONMENTAL FEES CITY FEE $80.04
I 'li
TOTAL DUE $613.64
CASH PAID CHECK PAID CHECK NO TENDERED CHANGE
$.00 $613.64 455828_ $613.64 $. 00
DATE — 02/18/92 TIME — 15:43:52
CITY CF �EWPORr
• DEMAND FOR NEWPORT � e�
PAYMENT BEACH c9r�p0.N`P S
Demandof: LSA Associates, Inc. Date: February 18, 1992
Address: 157 Park Place
Pt Rirhmand, rA 94R01
In the amount of: $1,005.00
Item of Expenditure Budget # Amount
CORPORATE PLAZA TRAFFIC ANALYSIS
For professional. services rendered
Invoice No. 11664F - Revised
Total $1,005.00
Approved For Payment: PAJ"-t�L
Department ea
Audited and Approved:
Finance Director
T SA INVOICE
LSA Associates,Inc
CITY OF NEWPORT BEACH DATE: JANUARY 22, 1992
ATTN: PATTY TEMPLE
3300 NEWPORT BOULEVARD INV 11664F — REVISED
NEWPORT BEACH, CA 92660
FOR PERIOD: THRU NOVEMBER
PROJECT # CNB 001
PROJECT NAME:. CORPORATE PLAZA PROJECT MGR: R ILXKARI
FOR PROFESSIONAL SERVICES RENDERED THROUGH NOVEMBER 30, 1991
R AMMARI 16.75 HRS r? 60.00 = 1,005.00
• TOTAL DOE THIS INVOICE: $ 1,005.00
!,sx•�Y—> �- y r"z spa '...5,2;�'MENT
By
P nnin Du".:r
� Q 30
1
Remit :o:
:s-p.:rk pl.ne Telep�one 415 236-6810
': .i:.:^•:uu.i.(:.o:nn•rn.:94-9:1 F.r.srnulc-15136-J480
• • it
¢aEwPORT
x � CITY OF NEWPORT BEACH
3 � P.O. BOX 1768,NEWPORT BEACH,CA 92659-1768
cqC/FO R�`P
PLANNING DEPARTMENT (714) 644-3225
February 7, 1992
Mr. Tom Redwitz
Vice President
The Irvine Company
550 Newport Center Drive
PO Box I
Newport Beach, CA 92658
RE: Contract Augmentation Request for Library Exchange Agreement Traffic Analysis
Dear Tom,
The City has received a contract augmentation request from LSA to cover out of scope extra
• work performed for the Library Exchange Agreement during the period July through
22 1992 attached
i November 1991 (letter of January . The letter requests a budget increase)
of $533.60, which would bringthe total budget for this project to $18,533.60.
A budget augmentation request of$5000 was originally submitted by LSA on November 25,
1991(copy attached). Although the terms of the contract specifically require prior
authorization for extra work, the City indicated that it would support a contract
augmentation of$533.60 to cover the work performed by LSA from July through November,
1991 (attached letter of January 14, 1992). Since $1466.40 remained in the budget after
completion of in-scope tasks, this augmentation would allow $2000 for the extra work
completed by LSA.
As indicated above, a prior authorization clause is standard in City consultant contracts.
Although we understand how project pressures can make it difficult to stay on top of
administrative matters, we also expect our consultants to exercize reasonable diligence in
and to notify us promptly whenever pr
oblems arise. In
monitoring the status of contractsfy P P Y
this case, we were very surprised to receive an extra work request more than four months
after this out-of-scope work was begun. Because the City has had a good working
relationship with LSA in the past, we were willing to partially accomodate their request on
this occasion. We wish to assure The Irvine Company that the City views this as an isolated
incident, and suc
h requests will not be routinely approved in the future.
•
3300 Newport Boulevard, Newport Beach
Mr. Tom Redwitz
• February 7, 1992
I apologize for any inconvenience this may cause. If you concur with the City's position,
please submit a check for$613.64 to cover LSMs $533.60 extra work request plus 159o' City
review fee. If you wish to discuss this matter please do not hesitate to call.
Very truly yours,
PLANNING DEPARTMENT
JAMES D. HEWICKER, irector
By: v
J hn H. Douglas,61CP
onmental Coordinator
cc: Pat Temple
Rich Edmonton
R\..\U BRARY\TY0.BDGT.LTR
•
•
PLANNING DEPARTMEN t LSA Associates,Inc.
CITY OF NEWPORT BEACH EnvitonmentalAsmsvnent
Transportation Engineering
• T FEB 61°92 pM CoResmmunrce ity Planning
LSA agement
AM 12 3 4 5 8 Environmental Restoration
71819i101113121 I l 1 1 I
P r i it o p a l s January 22, 1992
Rob Balen
Les card John Douglas
Jim Crdvrr Environmental Coordinator
George xtrrilko City of Newport Beach
Carollyt Lobell 3300 Newport Boulevard
Bill Mayer Newport Beach, CA 92663
Ray Moe
Rob Scbonboltz
Malcolm Sproul Subject: Budget Contract Amendment Request - Corporate Plaza and
GPA Library Transfer
Associates
Mtcbael Cale Dear John:
Lyn Calcrdine
Connie Calica In response to your letter dated January 14, 1992, LSA Associates, Inc. (LSA)
GaryDov Xevin Fincber has revised the November 24, 1991, Budget Contract Amendment Request
SteveGranbolm letter and, as recommended in your letter, LSA accepts your budget augment
• RicbardGrassetti of$533.60, bringing the total contract amount to $18,533.60.
Roger-Harris
Art Hourrigbausen As indicated in our previous letter, LSA completed the tasks outlined in the t^
Robert s
Gina Jnricick, scope of work letter dated April 8, 1991, and submitted to the City for their ,
k
Benson Lee review on June 28, 1991. At the end of June, LSA had expended $16,533.60
RobMcCamr towards scope of work tasks, with $1,466.60 remaining in the budget.
Sabrina Nicbolls
Beth,Padon Between July and November, LSA prepared and submitted to the City for
Harrigene Perry their review additional out of scope tasks, as follows:
Anthony Pevos
AnsyRudell
Dean Williams
Jill Wilson Alternatives Analysis
On July 18, 1991, LSA was requested to prepare an alternatives analysis for
the library exchange agreement. The following three alternatives were identi-
fied:
• Alternative 1 - No Project/Development under the existing General
Plan.
• Alternative 2 - Development of new library on site of existing Civic
Plaza facility.
0122/92(1:\CNE001\INV0ICE.LTR)
One Park Plaza,Suite 500 Telepbone 714 533 0666
Imine,California 92714 Facsimile 714353.8076
LSA Amdates,Inc.
Alternative 3 - Transfer of Development Rights between the existing
• Civic Plaza and the proposed Newport Village library
site only.
The request was made to conduct a trip generation comparison for Alterna-
tives 2 and 3, and to provide a brief description of the traffic and circulation
as a result of these alternatives. The traffic and circulation,analysis for Alter-
native 1 was not required, as this alternative had been analyzed and docu-
mented in previous EIRs.
New City Traffic Model Database
As part of a second round of comments raised by the City in its review of the
June 28, 1991, studies, ISA was requested to revise the technical studies
based on new traffic data that were not previously available. The studies
were revised to Include:
• Existing and year 2010 daily traffic volumes, approved by Rich
Edmonston at the City of Newport Beach, and consistent with the
City's most current General Plan Traffic Model. This included daily
traffic volumes for Avocado Avenue south of San Miguel.
• A Traffic Phasing Ordinance (TPO) analysis for Civic and Corporate
Plazas that included the intersection at Avocado and Pacific Coast
. Highway.
• Refined trip distributions that included Avocado, and were consistent
with the TPO and the General Plan level analysis. V
• An expanded discussion explaining why intersections over 0.90 ICU in
the TPO analysis are not considered a significant impact.
These studies were then submitted to Don Simpson, Rich Edmonton, and
Patty Temple at the City of Newport Beach and to Mike Erikson and Tom
Redwitz at The Irvine Company for their review on September 13, 1991.
Additional Revisions
As a result of additional changes requested by the City of Newport Beach and
changes to the project description, the September 13, 1991, studies were
revised and submitted to Marie Gilliam and Rich Edmonston on October 23,
1991. Per discussions with Rich Edmonston, the latest round of revisions
and clarifications to the technical studies were made to reflect:
• 01/22/92(I:\CNEOOI\INVOICE.LTR) 2
LSA Azodateg Inc.
• The transfer of 35,000 square feet office from Newport Village to Civic
Plaza, which resulted in the new office added being reduced from
57,150 square feet to 22,150 square feet; and
• The name change from Pelican Hill Road to Newport Coast Drive.
Subsequent to this submittal, LSA was requested by Rich Edmonston to revise
the ICU calculations at three intersections to maintain consistency between
these traffic studies and similar studies submitted to the City. Although our
ICU analyses were technically correct, they were not consistent with the
City's ICU worksheets. As a result, LSA recommended revising two of three
ICUs and the ICU summary tables in the reports. LSA submitted the revised
ICU worksheets and summary tables to Marie Gilliam on November 4, 1991.
Subsequent to successful completion of the additional out of scope tasks as
presented above, the City Council approved the Corporate and Civic Plaza
projects and the Library Transfer agreement EIR. It should be noted that
subsequent to our June 28, 1991, report submittal, and as a result of these
additional tasks, LSA Incurred time and material costs of approximately
$4,500.
LSA recognizes the City of Newport Beach as a valued client and would like
to maintain the strong working relationship that we currently enjoy. There-
fore, LSA will absorb the difference between the $4,500 (actual time and
material costs incurred) and the recommended budget augment of$533.60.
With authorization of this budget augment as presented in your January 14,
1992, letter, LSA has enclosed an invoice for $1,005.00, which is made up of
4. 2. remaining in our original budget estimate, and a portion of the
the $ 7 SS g
recently approved budget augment of$533,60.
Sincerely,
LSA ASSOCIATES, INC.
I� Q. �
Ray A. Moe
Principal
CC: Rich Edmonton
Patricia Temple Approved:
John H. Douglas,AICP
Environmental Coordinator
City of Newport Beach
• 01(22192(1:\CNBOOI\INVOICE.LTB) 3
LSh INVOICE
LSA Associates,Inc
CITY OF NEWPORT BEACH DATE: JANUARY 22, 1992
ATTN: PATTY TEMPLE
3300 NEWPORT BOULEVARD INV 11664F - REVISED
NEWPORT BEACH, CA 92660
FOR PERIOD: THRU NOVEMBER
PROJECT # CNB 001
PROJECT NAME: CORPORATE PLAZA . :PROJECT MGR: . R AMMARI
FOR PROFESSIONAL SERVICES RENDERED THROUGH NOVEMBER 30, 1991
R AMMARI 16.75 HRS 1.2 60.00 = 1,005.00
•
TOTAL DUE THIS :INVOICE: $ 1,005.00
•
Remit to: 1
15?Park Place Telephone 115 236-6810
': R:ci"'7mld Cli:tur•m.v 918'1 1•:usnmle 115 136-3480
SEW PO
CITY OF NEWPORT BEACH
VT P.O.BOX 1768,NEWPORT BEACH,CA 92659-1768
e.�
C7<!FORN`'
PLANNING DEPARTMENT (714) 644-3225
January 14, 1992
Mr. Ray Moe
LSA Associates, Inc.
One Park Plaza, Suite 500
Irvine, CA 92714
RE: Library Exchange TPO Study
Dear Mr. Moe,
This letter is in response to your budget amendment request dated November 25, 1991.
Unfortunately, we are unable to authorize this request for the reasons set forth below.
The Schedule of Standard Contract Provisions and Billing Rates attached to your original
• proposal for this project states '"The total estimated amount of time and expenses noted in
the Compensation and Terms section of this proposal will serve as a control on the services
to be provided. The specified amount will not be exceeded without prior approval of the
client."
In your letter of November 25, 1991 you stated that final revisions to the studies described
in the scope of work were submitted on June 28, 1991. You went on to describe additional
out of scope tasks that were undertaken beginning on July 18, 1991. You identified out of
scope work products that were submitted on September 13, October 23, and November 4,
1991. Although we understand how schedule pressures can make it difficult to keep up with
routine administrative matters,we believe extra work budget requests submitted more than
four months after such work is initiated are unacceptable and in direct violation of contract
provisions.
In our telephone discussions regarding this matter, it was noted that our invoice records
show that a balance of$1466.40 remained in the budget through the end of June, 1991, the
date you indicated that in-scope tasks had been completed. Your letter of November 25
made no mention of this remaining budget, and stated that your costs for out of scope work
amounted to $2500. However, in our telephone conversation you stated that the remaining
budget authorization had been factored into your budget augmentation request,and that the
extra work performed by your firm actually amounted to approximately$4000. We believe
your request should have made note of this accounting procedure prior to being questioned
. about it in our telephone conversation.
3300 Newport Boulevard, Newport Beach
. _. ... ... ... _.. .ram. .--------._.�.._..•-
Mr. Ray Moe
• January 14, 1992
Page 2
Although our agreement clearly provides that the City is not required to authorize extra
work budget augmentations after the fact", I indicated to you that the City would agree to
authorize payment of$2000 for the out of scope work described in your November 25 letter.
Since a budget authorization of$1466.40 remained in this account at the conclusion of the
in-scope tasks, we are prepared to authorize a budget augmentation of $533.60. If you
concur, please submit a revised budget augmentation request and invoice for the City's
approval.
In conclusion, I would like to emphasize the importance of processing extra work requests,
when necessary, in a timely fashion We believe we have had a good working relationship
with your firm in the, past, and wish to maintain this relationship on future projects.
Adherance to the terms of our agreements will help to prevent misunderstandings and
maintain good professional relations. Thank you for your cooperation in this matter.
Very truly yours,
PLANNING DEPARTME
JAMES D. CJector
! By.
J Douglas
E . mnental Cor
cc: Jim Hewicker, Planning Director
Patricia Temple, Advance Planning Manager
Rich Edmonton, City Traffic Engineer
F:\_.\UBRARY\LSA-BGTXTR
r
LSA Associates,Inc.
Environmental Assess,nent
Transportation Engineering
. �� Resource Management
Community Planning
Eninronn,ental Restoration
Principals November 25, 1991
Rob Balen
Les Card
flm Culmr Patty Temple
George X+rrilko City of Newport Beach
Carollyn Lobelt 3300 Newport Boulevard
Bill Mayer Newport Beach, CA 92663
Ray Moe
RobSchonholtz
Malcolm Sproul Subject: Budget Contract Amendment Request-
Associates Corporate Plaza and GPA Library Transfer
Michael Cale Deal, Patty:
Lyn Calerdine
Connie Calico Gnmn Fbn Per our modified scope of work letter dated April 8, 1991, LSA Associates,
Kevin Inc. (LSA) was to revise the Traffic Phasing Ordinance (TPO) analysis studies
Storm Granhohn for Corporate and Civic Plazas in Newport Center, and prepare a General
•RichardGrassetti Plan level traffic and circulation analysis for the library exchange agreement
Roger Harris in Newport Center. LSA has completed the scope of work tasks and has
Art Hon,rrgha+nen undertaken additional out of scope tasks in an effort to provide the City with
Robert Hrrrbet a timely response.
Gina farick
Benson Lee The following budget contract amendment request is for the additional out
Rob McCann Sabrina Nicholls of scope tasks completed and any potential additional tasks to be completed
,
Beth Padon on an as needed basis. A budget augment for $5,000 is requested, to bring
Harrigene Per•,), our total budget estimate to $23,000. This budget contract amendment
Antho»yPetros includes $2,500 for the out of scope work effort and $2,500 estimated to be
AmyR,rdell the additional transportation services needed to bring this project and LSA's
Dean Williams involvement to a successful completion.
Jill Wilson
The following provides a summary of project tasks completed; additional out
of scope tasks undertaken and completed; and potential future tasks that may
need to be undertaken to bring this project to a successful conclusion.
PROJECT TASKS COMPLETED
The TPO analysis studies for Corporate and Civic Plazas, previously prepared
on February 14, 1991, were revised based on comments from Rich
Edmonston, City Traffic Engineer, and submitted to the City for their review
yl L Y on June 13, 1991. Copies of the study were also sent to Marie Gilliam at
�LANNIP:G UEPARWIENi
'PY OF NEViIPORT BEAC4l 15/91(1:WNBoolwoncsr.r.TR)
NOV 2':' 1991
AM Blk Park Plaza,Suite 500 Telephone 714553.0666
71819110111112111213A4 Yfp-,e,California 91714 Facsimile 714553-8076
k
x
LSA A mtet,Inc.
. MEG Associates. Also on June 13, 1991, LSA completed the traffic and circu-
lation analysis for the library exchange agreement, and submitted copies of
this study to the City for their review.
Subsequent to the June 13, 1991, submittal, the request was made to revise
the library exchange analysis assuming a total future office development of
65,550 square feet in Civic Plaza as compared with the 65,500 square feet
assumed previously.
Although not a significant work effort, LSA made the necessary revisions to
the June 13, 1991, traffic and circulation analysis, and submitted revised cop-
ies of the study to the City and Marie Gilliam for their review on June 28,
1991.
OUT OF SCOPE TASKS UNDERTAKEN
LSA has completed additional out of scope tasks as outlined below. Three
tasks were undertaken, including an alternatives analysis; a revised analysis
based on the City's most recent traffic analysis model; and additional revi-
sions.
1. Alternatives Analysis
On July 18, 1991, LSA was requested to prepare an alternatives analysis for
• the library exchange agreement. The following three alternatives were identi-
fied:
•Alternative 1 - No Project/Development under the existing General
Plan.
•Alternative 2.- Development of new library on site of existing Civic
Plaza facility.
•Alternative 3 - Transfer of Development Rights between the existing
Civic Plaza and the proposed Newport Village library
site only.
The request was made to conduct a trip generation comparison for alterna-
tives 2 and 3, and provide a brief description of the traffic and circulation as
a result of these alternatives. The traffic and circulation analysis for Alterna-
tive 1 was not required, as this alternative had been analyzed and document-
ed in previous EIRs.
2. New City Traffic Model Database
As part of a second round of comments raised by the City in its review of the
June 28, 1991, studies, LSA was requested to revise the technical studies
• 11/25/91(1.\CNB00I\BUDGEr.LTR) 2
LSA Azoctates,Inc.
based on new traffic data that was not previously available. The studies were
. revised to include:
• Existing and year 2010 daily traffic volumes, approved by Rich
Edmonston at the City of Newport Beach, and consistent with the
City's most current General Plan Traffic Model. This included daily
traffic volumes for Avocado Avenue south of San Miguel.
• A Traffic Phasing Ordinance (TPO) analysis for Civic and Corporate
Plazas that included the intersection at Avocado and Pacific Coast
Highway.
• Refined trip distributions that included Avocado, and were consistent
with the TPO and the General Plan level analysis.
An expanded discussion explaining why intersections over 0.90 ICU in
the TPO analysis are not considered a significant impact.
These studies were then submitted to Don Simpson, Rich Edmonston, and
Patty Temple at the City of Newport Beach and to Mike Erikson and Tom
Redwitz at The Irvine Company for their review on September 13, 1991.
3. Additional Revisions
As a result of additional changes requested by the City of Newport Beach and
• changes to the project description, the September 13, 1991, studies were
revised and submitted to Marie Gilliam and Rich Edmonston on October 23,
1991. Per discussions with Rich Edmonston, the latest round of revisions
and clarifications to the technical studies were made to reflect:
• The transfer of 35,000 square feet office from Newport Village to Civic
Plaza resulting in the new office added being reduced from 57,150
square feet to 22,150 square feet; and
• The name change from Pelican Hill Road to Newport Coast Drive.
Subsequent to this submittal, LSA was requested by Rich Edmonston to revise
the ICU calculations at three intersections to maintain consistency between
these traffic studies and similar studies submitted to the City. Although our
ICU analyses were technically correct, they were not consistent with the
City's ICU worksheets. As a result, LSA recommended revising two of three
ICUs and the ICU summary tables in the reports. LSA submitted the revised
ICU worksheets and summary tables to Marie Gilliam on November 4, 1991.
Future Tasks
nth the most recent submittal on October 23, 1991, and the updated ICU
worksheets and summary tables on November 4, 1991, LSA has completed all
• 11/25/91(1.\CNBOO1WUDGEr.L7R) 3
LSA Associates,Inc.
tasks indicated per our Modified Scope of Work for the three Newport Cen-
ter developments, and has conducted and completed additional out of scope
tasks as outlined above.
It is our understanding, however, that additional tasks may be required on an
as needed basis to provide supplementary technical analysis.
As a result, LSA requests that additional budget be provided to account for
the out of scope tasks presented above and additional tasks to be completed
on an as needed basis. A budget augment for $5,000 is requested, to bring
our total budget to $23,000. This budget contract amendment includes the
$2,500 out of scope work effort described above, and $2,500 estimated for
the additional transportation services needed to bring this project to a suc-
cessful completion. Preparation and attendance at public hearings is not
included in this budget contract amendment request, and we suggest that
this be invoiced on a time and material basis, should LSA be required to
participate in hearings.
LSA requests you authorize the $5,000 budget augment by signing below and
returning the signed letter to LSA at your earliest opportunity. We look
forward to continuing to work for the City of Newport Beach, to meet your
transportation services needs.
Sincerely,
LSA ASSOCIATES, INC.
Ray A. Moe
Principal
ACCEPTED AND AUTHORIZED BY:
Signature
Print Name and Title
Company
Date
11/25/91(IACNB001\BUDGEr.LTR) 4