HomeMy WebLinkAboutTPO074_4501 BIRCH ST TP0074
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" June 20, 1991M1NUTES
COMIa1`SSiONERS
AA � d.d
CITY OF NEWPORT BEACH '
'
ROLL CALL 1No�x
r lied that Code Enforcement has received complaints regarding
me anical equipment noise.
In res nse to a question posed by Commissioner Pomeroy
regarding he installation of a window mount air conditioner in a
side yard, Hewicker replied that the proposed side yard
requirement ould apply wherein Commissioner Pomeroy
responded that n older structure would be required to install a
central air conditi ning system.
Commissioner Merril tated that often CC&R noise regulations
with respect to air co itioners, heaters, saunas, pumps, etc.,
require that the is be and attenuated so it will not be heard
from the street or on thea dl cent property. He suggested that the
noise standards regulate a spe ' is noise level only at the property
line, and the enforcement eithe be conducted by compliance or
complaint.
Motion X Motion was made to continue Amend nt No. 736 to the July 18,
1991, Planning Commission meeting.
Commissioner Pomeroy concurred that to s the noise at the
property line by any method is an appropriate solution that can
feasibly be used without setting forth an elemen that would be
expensive and perhaps unnecessary in many cases.
Ms. Temple stated that the proposed noise level Stan ds is an
interim change inasmuch as the City is in the process of r writing
the Noise Element, and subsequently a comprehensive oise
Ordinance will address noise concerns beyond the noise relatin to
mechanical equipment.
Substitute Substitute motion was made and voted on to remove Amendment
Motion X No.736 from calendar to allow staff additional time to address the
All Ayes Planning Commission's suggestions. MOTION CARRIED.
ses
A.
Traffic Study No. 74 Public Hearin
Request to approve a traffic study so as to permit the conversion
f an existing office building into a medical office use.
-10-
♦N
0 • June 20, 1991MINUTES
COMMISSIONERS
CITY OF NEWPORT BEACH
roin
ROLL CALL
AND
B. Use Permit No 3417 (Public Hearing)
Request to permit the establishment of a medical office use in an TS74
existing office building on property located in the M-1-A District. UP3417
LOCATION: Lot 12, Tract No. 5169, located at 4501 Birch AAp r�ovefl
Street, on the northwesterly side of Birch
Street, between Dove Street and MacArthur
Boulevard, across from the Newport Sheraton
Hotel.
ZONE: M-1-A
APPLICANT: Sola Development Inc., Long Beach
OWNER: Gerald J. Chazan, Glendale
Commissioner Merrill stepped down from the dais because of a
possible conflict of interest.
The public hearing was opened in connection with this item, and
Mr. Michael Lyon appeared before the Planning Commission on
behalf of the applicant. Mr. Lyon concurred with the findings and
conditions in Exhibit "A".
There being no others desiring to appear and be heard, the public
hearing was closed at this time.
Motion x Motion was made and voted on to approve Traffic Study No. 74
Ayes * * * * * and Use Permit No. 3417 subject to the findings and conditions in
Absent * Exhibit "A". MOTION CARRIED.
A. Traffic Study No. 74
Findings
1. That a Traffic Study has been prepared which analyzes the
impact of the proposed project on the circulation system in
accordance with Chapter 15.40 of the Newport Beach
Municipal Code and Council Policy S-1.
11
t . June 20, 1991
COMMISSIONERS MINUTES
CITY OF NEWPORT BEACH
ROLL CALL INDEX
2. That the Traffic Study indicates that the project-generated
traffic will neither cause nor make worse an unsatisfactory
level of traffic on any 'major', 'primary-modified', or
'primary' street.
B. Use Permit No. 3417
Findings:
1. That the proposed application is consistent with the Land
Use Element of the General Plan and is compatible with
surrounding land uses.
2. That adequate parking exists on-site for the proposed
change in use.
3. That the change in the permitted use to allow medical and
dental offices will not have any significant environmental
impact.
4. That the design of the proposed improvements will not
conflict with any easements acquired by the public at large
for access through or use of property within the proposed
development.
5. That public improvements may be required of the developer
in accordance with Section 20.80.060 of the Municipal Code.
6. That the approval of Use Permit No. 3417 will not, under
the circumstances of this case, be detrimental to the health,
safety, peace, morals, comfort and general welfare of
persons residing and working in the neighborhood or be
detrimental or injurious to property and improvements in
the neighborhood or the general welfare of the City.
Conditions:
1. That the proposed development shall be in substantial
conformance with the approved plot plan.
-12-
June 20, 1991
COMMISSIONERS MINUTES
CITY OF NEWPORT BEACH
ROLL CALL TTnhe
2. That dental and medical office uses shall be permittemedical uses shall be restricted to performing onlysurgical procedures, and only on an out-patient basi
3. That arrangements be made with the Public Works
Department in order to guarantee satisfactory completion of
the public improvements, if it is desired to obtain a building
permit prior to completion of the public improvements.
4. That the on-site parking, vehicular circulation and
pedestrian circulation systems be subject to further review
by the City Traffic Engineer.
5. That the deteriorated and displaced drive apron and gutter
be reconstructed at the easterly side of the property in the
Birch Street right-of-way and that the site drainage be
picked up on-site and outletted through the curb using a
curb drain. All work shall be completed under an
encroachment permit issued by the Public Works
Department.
6. That the Planning Commission may add or modify
conditions of approval to this use permit, or recommend to
the City Council the revocation of this use permit, upon a
determination that the operation which is the subject of this
use permit causes injury, or is detrimental to the health,
safety, peace, morals, comfort, or general welfare of the
community.
7. This use permit shall expire unless exercised within 24
months from the date of approval as specified in Section
20.80.090A of the Newport Beach Municipal Code.
ermit No. 341 Public Hearin
Request to Chan a operational characteristics of the existing
nonconforming Deland estaurant which includes on-sale
alcoholic beverages, located on p rty in the P-C District. This
roposal involves a request to establis outdoor dining and
drinking area to be used during the daytime o his proposal
-13-
Planning Commiss n Meeting June 20.1991
Agenda Item No. 6
CITY OF NEWPORT BEACH
TO: Planning Commission
FROM: Planning Department
SUBJECT: A Traffic Study No 74 (Public Hearing)
Request to approve a traffic study so as to permit the conversion of an
existing office building into a medical office use.
AND
B. Use Permit No. 3417 (Public Hearing)
Request to permit the establishment of a medical office use in an
existing office building on property located in the M-1-A District.
LOCATION: Lot 12, Tract No. 5169, located at 4501 Birch Street, on the
northwesterly side of Birch Street, between Dove Street and
MacArthur Boulevard, across from the Newport Sheraton Hotel.
'ZONE: M-1-A
APPLICANT: Sola Development Inc., Long Beach
OWNER: Gerald J. Chazan, Glendale
Application
This is a request to permit the establishment of a medical office use in an existing office
building on property located in the M-1-A District. Section 20.42.025 of the Newport Beach
Municipal Code permits medical and dental office uses in the M-1-A District, subject to the
securing of a use permit in each case. Use permit procedures are set forth in Chapter 20:80
of the Municipal Code. The proposal also includes a request to approve a traffic study for
the proposed medical office use. Traffic study procedures are set forth in Chapter 15.40 of
the Municipal Code.
Environmental Significance
This project has been reviewed, and it has been determined that it is categorically exempt
from the requirements of the-California Environmental Quality Act under Class 1 (Existing
Facilities).
TO: Pl 'ng Commission - 2
Conformance with the General Plan
The Land Use Element of the General Plan designates the site for "Administrative,
Professional and Financial Commercial" use. The existing use is allowed under support
retail and service use. The Land Use Element has also established area spec land use
policies throughout the City. These"area"policies set a site-by-site floor area ratio (FAR.)
development limit of 0.5/0.75. Given that the application is for a change in the existing
building to allow medical/dental office use and the proposed does not include any additional
square footage to the existing structure, the proposal is consistent with the requirements of
the Land Use Element of the General Plan policies and guidelines.
Mject Property and Surrounding Land Uses
The subject property has an average width of 144.15 (88.3± ft + 200 ft 2 = 144.15 ft.)
and depth of 290.12 feet with approximate land area of 41,821± square feet. The subject
property is currently developed with a single-story office building and related parking area.
To the northeast,southwest, and northwest are existing office buildings,support commercial
uses and related parking areas; and to the southeast, across Birch Street, is the Sheraton
Newport Hotel.
Back around
The Planning Commission, at its meeting of April 18, 1991, removed Use Permit No. 3417
from the agenda to allow time for a traffic study to be prepared in accordance with the
provisions of Chapter 15.40 of the Municipal Code.
Records maintained by the Building Department indicate that the existing 11,280 sq.ft.office
building was constructed in 1967, at which time Section 20.42.045 of the Municipal Code
required that one parking space be provided for each 350 square feet of gross floor area in
any, building in the M 1-A District. Thus, 33 parking spaces were required, to serve the
building (11,280 sq.ft. _ 350 sq.ft. = 32.2 or 33 spaces).
On September 12, 1977, the City Council adopted' Ordinance No. 1751, approving
Amendment No. 497 to the Zoning Code, which amended the Code so as to require one
parking space for each 225 sq.ft. of net floor area for office uses in the M4-A District. In
accordance with the amended Section 20.42.045 of the Municipal Code,the existing building,
having 11,280 netsq.ft. of office space,would now generate a demand for 51 parking spaces
(11,280 sq.ft. _ 225 sq.ft. = 50.2, or 51 spaces). There are currently 61 legal parking spaces
on the site.
Analysis
The applicant has indicated that the proposed change to allow medical and'dental offices,
will divide the building into possibly three or more tenant spaces with each having a
receptionist's office, examination rooms and surgical rooms for outpatient surgical
procedures.
7 ' '
TO: Planning Commission - 3
Traffic Study
In accordance with the City's Traffic Phasing Ordinance, the applicant is required to obtain
the approval of a traffic study for the conversion of the use to medical office. Said traffic
study has been prepared and is attached for the Planning Commission's review.
Inasmuch as the project is to be operational in 1991, analyses were therefore completed for
1992. The City Traffic Engineer has identified seven (7) intersections which could be
affected by the project at full occupancy.
Jamboree Road/MacArthur Boulevard
Jamboree Road/Birch Street
Jamboree Road/Campus Drive
Bristol Street/Campus Drive/Irvine Avenue
Bristol Street/Birch Street
Bristol Street North/Campus Drive
Bristol Street North/ Birch Street
The first step in evaluating intersections is to conduct a 1%Traffic Volume Analysis, taking
into consideration existing traffic, regional growth and the traffic of previously committed
projects. For any intersection where, on any approach leg, the project traffic is estimated
to be greater than 1% of the projected morning and afternoon peak two and one-half hour
volume, Intersection Capacity Utilization (ICU) is required.
The results of the one percent test indicate that the project traffic will not exceed 1% at the
intersection of any of the critical intersections listed above during the A.M. and P.M. peak
periods. Therefore, an Intersection Capacity Utilization (ICU) analysis was not required
and not conducted. Therefore, no further analysis is required.
Parking Access and Circulation From Birch Street
As shown on the attached parking plan, the applicant has provided direct on-site parking
and access (northeasterly driveway entrance)by a shared drive between the subject.property
and the property located to the northeast. The traffic study also recommended that the exit
drive (southeasterly driveway) be signed to prohibit left turns onto Birch Street from the
subject property during the peak hours from 7:00-9:00 a.m. and 5:00-6:00 p.m., due to the
project's close proximity to the intersection of MacArthur Boulevard and Birch Street. It
was also stated that this access is shared between the subject property and the property
located to the southwest, which is not the case. The City Traffic Engineer does not concur
with the recommendation of the traffic study for the prohibition of left turns, inasmuch as
there have not been any problems associated with this situation in the past. Should the
Commission concur with the recommendation of the Traffic Study, Condition No. 8 is
suggested and should be incorporated into the attached Exhibit "A":
8. That the exit drive be appropriately signed to prohibit left turns onto Birch
Street from between the hours of 6:00-7:00 a.m. and 5:00-6:00 p.m.,weekdays.
4 s
TO: Planning Commission - 4 •
However, should the Commission concur with the City Traffic Engineer that the existing
situation is not a problem, no change to the attached Exhibit "A" is necessary.
5pecific'Findings
Section 20.80.060 of the Newport Beach Municipal Code provides that in order to grant any
use permit, the Planning Commission shall find that the establishment, maintenance or
operation of the use or building applied for will not, under the circumstances of the
particular case, be detrimental to the health, safety, peace, morals, comfort, and general
welfare of persons residing or working in the neighborhood of such proposed use or be
detrimental or injurious to property and improvements in the neighborhood or the general
welfare of the City. Should the Planning Commission wish to approve Use Permit No..3417,
the findings and conditions of approval set forth in the attached Exhibit "A" are suggested.
Staff has not included an exhibit for denial inasmuch as the subject project conforms with
the requirements of the General Plan and Zoning,Code. However,there may be additional
information presented at the public hearing which may provide grounds for denial of the use
permit.
PLANNING DEPARTMENT
JAMES D. HEWICKER, Director
By lk�&-
JAVIER S. 'ARCIA
Senior Planner
Attachments: Exhibit "A"
Vicinity Map
Copy of the Traffic Phasing Analysis
Photographs
Plot Plan and Existing Floor Plan
UP\UPM17sR
r TO: Plan3mg Commission - 5
EXHIBIT "A"
FINDINGS AND CONDITIONS OF APPROVAL FOR
USE PERMIT NO. 3417 AND
TRAFFIC STUDY NO. 74
A Traffic Study No. 74
Fin in
1. That a Traffic Study has been prepared which analyzes the impact of the proposed
project on the circulation system in accordance with Chapter 15.40 of the Newport
Beach Municipal Code and Council Policy S-1.
2. That the Traffic Study indicates that the project-generated traffic will neither cause
nor make worse an unsatisfactory level of traffic on any 'major', 'primary-modified',
or 'primay street.
B. Use Permit No. 3417
Findings:
1. That the proposed application is consistent with the Land Use Element of the
General Plan and is compatible with surrounding land uses.
2. That adequate parking exists on-site for the proposed change in use.
3. That the change in the permitted use to allow medical and dental offices will not
have any significant environmental impact.
4. That the design of the proposed improvements will not conflict with any easements
acquired by the public at large for access through or use of property within the
proposed development.
5. That public improvements may be required of the developer in accordance with
Section 20.80.060 of the Municipal Code.
6. That the approval of Use Permit No. 3417 will not, under the circumstances of this
case,be detrimental to the health, safety,peace,morals,comfort and general welfare
of persons residing and working in the neighborhood or be detrimental or injurious
to property and improvements in the neighborhood or the general welfare of the
City.
TO: Planning Commission - 6
Conditions:
1. That the proposed development shall be in substantial conformance with the
approved plot plan.
2. That dental and medical office uses shall be permitted. The medical uses shall be
restricted to performing only minor surgical procedures, and only on an out-patient
basis.
3. That arrangements be made with the Public Works Department in order to
guarantee satisfactory completion of the public improvements, if it is desired to
obtain a building permit prior to completion of the public improvements.
4. That the on-site parking, vehicular circulation and pedestrian circulation systems be
subject to further review by the City Traffic Engineer.
5. That the deteriorated and displaced drive apron and gutter be reconstructed at the
easterly side of the property in the Birch Street right-of-way and that the site
drainage be picked up on-site and outletted through the curb using a curb drain. All
work shall be completed under an encroachment permit issued by the Public Works
Department.
6. That the Planning Commission may add or modify conditions of approval to this use
permit, or recommend to the 'City Council the revocation of this use permit, upon a
determination that the operation which is the subject of this use permit causes injury,
or is detrimental to the health, safety, peace, morals, comfort, or general welfare of
the community.
7. This use permit shall expire unless exercised within 24 months from the date of
approval as specified in Section 20.80.090A of the Newport Beach Municipal Code.
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TRAFFIC STUDY NO. . "74.
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PROFESSIONAL ENGINEERS, PLANNERS & SURVEYORS
May 31, 1991 JN V765
Ms. Patricia L. Temple
Advance Planning Manager
CITY OF NEWP.ORT BEACH
3300 Newport Boulevard
Newport Beach,,CA 92659-1768
Subject: Traffic Phasing Analysis
;Sella Development Medical Office Building
City,of Newport Beach, California
Dear Ms. Temple:
In,accordance with your written.authoirization,Herman)Kimmel and Associates, the Traffic
Division of Robert Bein, 'William Frost,and Associates (HKA/$Bk'),performed,a"Traffic
Phasing Analysis" for the,,prooposed,Sola 'D.evelopmetit MeOical,Office Building•Project in
the City of 'Newport Beach, .California. The analysis was prepared to satisfy the
requirements,of the City's Traffic Phasing Ordinance.
Project Description
The Sola Development Office ;Building is located at 4501 'Birch Street, just west of
MacArthur Boulevard,,(see'Exbibit 1, L.ocation'Map). �Jn,the.past, this 11,280 square foot
office building has been utilized as a general.office boilding,;but the,propos@d Project plans
to utilize this building as a medical ,office building. Access to the site is visa a -shared
entrance with the,adjacent commercial establishment,west of MacArthur Boulevard on the
east side of the building and a solitary exit on the.west side of-the office,building.
Exhibit 2 illustrates the site plan,for the proposed Medical Office Building and,the access
relationship to Birch Street.
Trip Generation for Project-Site
lnorder to examine the potential impact of theproposed Project, it is necessary to estimate
the number of vehicle trip ends that would be generated by the site. A trip•end is defined
as a one-way vehicular movement either,entering or departing a particular land use. Each
vehicle triphas two en
ds, one at its origin and one at its destination.
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Ms. Patricia L. Temple
May 31, 1991
Page 2
With regard to the Project site, trip generation rates were available from the City of
Newport Beach. Per the City of Newport Beach Standards, the two and one-half hour peak
period is defined as twice the peak hour trip generation. Therefore, trips were generated
for the project for the peak hour, and then multiplied by two to establish volumes for the
two and one-half hour peak period. Since the building for the proposed project currently
exists, trip generation rates for the existing land use, general office, and the proposed land
use, medical office, were compared, (see Table la, and lb Trip Generation Rates and
Forecast). As noted in Table lb, the medical office use will actually result in a decrease in
TABLE la
TRIP GENERATION RATES'
SOLA DEVELOPMENT
TRIP GENERATION RATES
LAND USE AM PM
ADT2 IN OUT TOTAL IN OUT TOTAL
Existing Land Use 13.0
General Office
- 11,280 S.F.
Peak Hour 2.0 1 .4 2.4 .6 1.7 2.3
2 1/2 Peak Hour 4.0 .8 1 4.8 1.2 1 3.4 4.6
Future Land Use 45.0
Medical Office -
11,280 S.F.
Peak Hour .6 .2 .8 1.9 2.4 4.3
2 1/2 Peak Hour 1.2 .4 1.6 3.8 4.8 8.6
LEGEND
1 - Trip Generation rates based upon the City of Newport Beach Traffic Phasing
Ordinance Guidelines.
2 - ADT = Average Daily Traffic
JN 27765
II
Ms. Patricia L. Temple • 1
May 31, 1991
Page 3
TABLE 1b
TRIP GENERATION FORECAST"
SOLA DEVELOPMENT
TRIP GENERATION FORECAST
LAND USE AM PM
ADV IN OUT TOTAL IN OUT TOTAL
Existing Land Use 147
General Office
- 11,280 S.F.
Peak Hour 23 5 28 7 19 26
2 1/2 Peak Hour 46 10 56 14 38 52
Future Land Use 508
Medical Office -
11,280 S.F.
Peak Hour 7 2 9 21 27 48
2 1/2 Peak Hour 14 4 18 42 54 96
Differential 361
Peak Hour <16> <3> <19> 14 8 22
21/2 Peak Hour <32> <6> <38> 28 16 44
LEGEND
1 - Trip Generatibn rates based upon the City of Newport Beach Traffic Phasing
Ordinance Guidelines.
2 - ADT = Average Daily Traffic
<xx> - Designates negative results.
JN 27765
12,
Ms. Patricia L. Temple
May 31, 1991 • •'
Page 4
trips generated for the project site jn the AM peak hour and,two and one-half hour AM
peak period. Based on discussions'with the City Traffic Engineer, the AM peak hour and
AM two and one-half hour peak hour will not be analyzed, due to the decrease in AM trips.
The Project is expected to increase in trips in the PM peak hour by 14 vehicles inbound and
8 vehicles outbound and 28 vehicles inbound and 16 vehicles outbound in the PM two and
one-half hour peak period.
Trip Distribution and Assignment
The distribution and assignment of the differential PM Project traffic volumes was based
upon existing traffic flow patterns and minimum time paths, and were approved by the City
Traffic Engineer before utilization.
Exhibit 3 illustrates the expected geographical distribution of the Project traffic volumes,
expressed as a percentage of the traffic data presented in Table lb. Exhibits 4 and 5
illustrate the Project traffic volume assignment and distribution for the PM peak hour,which
results from using the previously mentioned geographic traffic distribution percentages.
Traffic Impact'Analysis
In conformance with the Traffic Phasing Ordinance of the City of Newport Beach, the City
Traffic Engineer was contacted and asked to identify the critical intersections to be
analyzed. The intersections which were identified for inclusion in this analysis are as
follows: Jamboree Road at MacArthur Boulevard, Jamboree Road at Birch Street,
Jamboree Road at Campus Drive, Bristol Street at Campus Drive/Irvine Avenue, Bristol
Street at Birch Street, Bristol Street-North at Campus Drive and Bristol Street-North at
Birch Street.
The first step in the analysis was the "One Percent" test. An intersection is defined as
critical by the Ordinance when the Project traffic exceeds one percent of the existing plus
approved (committed) Project traffic plus regional growth traffic on any approach to an
intersection during the two and one-half hour peak period. A list of approved projects was
provided by the City for inclusion in this analysis and is shown in Table 2. Since the Project
is expected to be completed in 1991, the analyses were completed for 1992 as required by
the Ordinance (2 year period). Table 3 describes the regional traffic annual growth rates
which were used to calculate the regional growth volumes for the "One Percent" test.
The "One Percent" test analysis indicated that all critical intersections will have differential
Project traffic volumes below 1% of the total traffic volumes projected one year after
Project completion during the PM 21/2 hour peak traffic period on each leg of each critical
intersection. Since all intersections passed the "One Percent" test,the Intersection Capacity
Utilization (ICU) analysis was not conducted. The results of the "One Percent" test area
summarized in Table 4 and the calculation sheets are contained in the Appendix of this
report.
JN 27765
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' Ms. Patricia L. Temple
May 31, 1991
Page 5
TABLE 2
APPROVED PROJECTS
Project Approved Volume is
Number All Projects on File Weighted by
001 Hughes Aircraft #1 100 % Occupancy
002 Sunsetted 000 % Occupancy
003 Far West Savings and Loan 100 % Occupancy
004 Superseded 000 % Occupancy
005 Aeronutronic Ford 100 % Occupancy
006• Back Bay Office 100 % Occupancy
007 Boyle Engineering 100 % Occupancy
008 Cal Canadian Bank 100 % Occupancy
009 Civic Plaza 089 % Occupancy
010 Corporate Plaza 030 % Occupancy
011 Koll Center Newport 100 % Occupancy
012 MacArthur Court 100 % Occupancy
013 Superseded 000 % Occupancy
014 . Superseded 000 % Occupancy
015 Orchard Office 100 % Occupancy
016 Pacific Mutual Plaza 100 % Occupancy
017 3701 Birch Office 100 % Occupancy
018 Newport Place 086 % Occupancy
019 Sunsetted 000 % Occupancy
020 Bank of Newport 100 % Occupancy
021 Bayside Square 100 % Occupancy
022 Sea Island 100 % Occupancy
623 Baywood Apartments 100 % Occupancy
024 Harbor Point Homes 100 % Occupancy
025 Roger's Gardens 100 % Occupancy
026 Seaview Lutheran Plaza 100 % Occupancy
027 Rudy Baron 100 % Occupancy
028 Quail Business Center 100 % Occupancy
029 441 Newport Boulevard 100 % Occupancy
030 Martha's Vineyard 100 % Occupancy
031 Valdez 000 % Occupancy
032 Coast Business Center 100 % Occupancy
033 Koll Center Npt No. 1 TPP 000 % Occupancy
034 See Projects 340 to 343 000 % Occupancy
035 Ross Mollard 100 % Occupancy
036 Sunsetted 000 % Occupancy
039 Hughes Aircraft #2 100 % Occupancy
040 Superseded 100 % Occupancy
041 Flagship Hospital 100 % Occupancy
042 Big Canyon 10 029 % Occupancy
JN 27765
i
Ms. Patricia L. Temple
May 31, 1991
Page 6
TABLE 2 (CONTINUED)
APPROVED PROJECTS
043 Fun Zone 100 % Occupancy
044 Marriot Hotel 100 % Occupancy
045 St. Andrews Church 100 % Occupancy
046 YMCA 000 % Occupancy
047 Allred Condos 100 % Occupancy
048 Morgan Development 100 % Occupancy
049 Four Seasons Hotel 100 % Occupancy
050 Univ Atli. Club TPP 4 Emkay 100 % Occupancy
051 Block 400 Medical 100 % Occupancy
053 See Projects 530 to 533 000 % Occupancy
054 Amend No. 1 MacArthur Court 052 % Occupancy
056 Amendment No. 2 Ford Aero. 100 % Occupancy
057 Carver Granville Office 100 % Occupancy
058 Corona Del Mar Homes 100 % Occupancy
059 Big Canyon Villa Apartments 000 To Occupancy
060 1400 Dove Street 000 % Occupancy
061 1100 Quail Street 000 % Occupancy
062 Superseded 000 % Occupancy
063 Koll Center TPP Amend. 4A 000 % Occupancy
064 Sunsetted 000 % Occupancy
065 Rosan's Development 090 % Occupancy
066 Block 500 Npt. Ctr. Project 100 % Occupancy
068 Newport Aquatics Center 045 % Occupancy
069 2600 E. Coast Highway 100 % Occupancy
070 Jasmine Park 100 % Occupancy
071 Sunsetted 000 %Occupancy
072 Newporter Inn Expansion 100 % Occupancy
073 Sunsetted 000 % Occupancy
074 Sunsetted 000 % Occupancy
075 Fashion Is Renaissance 100 % Occupancy
076 Sunsetted 000 % Occupancy
077 CDM Senior Project 100 % Occupancy
078 Point Del Mar 100 % Occupancy
079 Pacific Club 100 %-Occupancy
080 Sunsetted 000 % Occupancy
081 Newport Seacrest Apartments 100 % Occupancy
)083 3800 Cam M-Storage)a.Dr Campus 000 % Occupancy
p ( g
084 Hoag Cancer Center 000 % Occupancy,
085 Edwards Newport Center 000 % Occupancy
086 Seaside Apts. (Mesa II) 100 % Occupancy
JN 27765
Ms. Patricia L. Temple • •
May 31, 1991
Page 7
TABLE 2 (CONTINUED)
APPROVED PROJECTS
087 Victoria Station (Office) 100 % Occupancy
088 3760 Campus Dr. (M-Storage) 000 % Occupancy
090 Superseded 000 % Occupancy
092 Mariners' Mile Marine Center 100 % Occupancy
093 15th Street Apartments 100 % Occupancy
094 Seaside Apartment I11 100 % Occupancy
095 Npt. Bay Retirement Inn 000 % Occupancy
096 Newport Classic Inn 000 % Occupancy
097 Mariners' Church Expansion 000 % Occupancy
098 McLachlan-Newport Place 000 % Occupancy
099 1501 Superior Medical 000 % Occupancy
100 Fashion Island #2 000 % Occupancy
101 Newporter Resort Expansion 000 % Occupancy.
103 Newport Lido Medical Center 000 % Occupancy
104 Villa Point 000 % Occupancy
105 Shokrian 000 % Occupancy
106 15th Street Apartments 000 % Occupancy
107 Rockwell Expansion 000 % Occupancy
108 Andrew Restaurant 000 % Occupancy
109 Balboa/Washington 000 % Occupancy
110 Newport Imports Restaurant 000 % Occupancy
ill 28th St. Marina Project 000 % Occupancy
112 Ambrosia Restaurant 000 % Occupancy
113 Calty/Toyota Expansion 000 % Occupancy
114 Our Lady Queen of Angels 000 % Occupancy
115 Zonta Club Restaurant 000 % Occupancy
117 Villa Point II 000 % Occupancy
118 Taco Bell (Fast Food) 000 % Occupancy
340 Amendment No. 1 Ford Aero 100 % Occupancy
341 Amendment No. 1 Ford Aero '000 % Occupancy
342 Amendment No. 1 Ford Aero 000 % Occupancy
343 Amendment No. i Ford Aero 000 % Occupancy
530 Amendment No. i North Ford 100 % Occupancy
531 Amendment No. i North Ford 100 % Occupancy
532 Amendment No. 1 North Ford 100 % Occupancy
533 Amendment No. 1 North Ford 000 % Occupancy
910 Newport Dunes 000 % Occupancy
920 Bayview 000 % Occupancy
930 City of Irvine Development 000 % Occupancy
JN 27765
� y
Ms. Patricia L. Temple 4
May 31, 1991
Page 8
TABLE 3
REGIONAL TRAFFIC ANNUAL GROWTH RATE
COAST HIGHWAY
East City limit to MacArthur Boulevard 4 %
MacArthur Boulevard to Jamboree Road 2
Jamboree Road to Newport Boulevard 1 %p
Newport Boulevard to West City Limit 2.5%
IRVINE AVENUE
All 1,5%
JAMBOREE ROAD
Coast Highway to MacArthur 1
MACARTHUR BOULEVARD
Coast Highway to Jamboree Road 5 %
CY
Jamboree ,Road to North City Limits 1
NEWPORT BOULEVARD
Coast Highway to North City Limits 1 %
Street segments not Jisted have'0% regional growth.
JN 27765
�0
Ms. Patricia L. Temple • •
May 31, 1991
Page 9
TABLE 4
ONE PERCENT TEST RESULTS
FOR CRITICAL INTERSECTION APPROACHES
PM 2 1/2 HOUR PEAK PERIOD PERCENTAGES -
1992
INTERSECTION NB SB EB WB
Jamboree Rd./MacArthur Blvd. .14 .11 .15 0
Jamboree Rd./Birch St. 0 .16 .25 0
Jamboree Rd./Campus Dr. .08 .10 0 .21
Bristol St./Campus Dr./Irvine Ave. .10 .06 .11 0
Bristol St./Birch St. 0 0 .23 0
Bristol St. - North/Campus Dr. 0 0 0 .08
Bristol St. - North/Birch St. .79 1 .15 0 0
Note: NB = Northbound intersection approach
SB = Southbound intersection approach
EB = Eastbound intersection approach
WB = Westbound intersection approach
JN 27765
IL
Ms. Patricia L. Temple• • ,
May 31, 1991
Page 10
Mitigation Measures
Since all seven critical intersections identified passed the "One Percent" test, mitigation
measures are not required for the proposed Sola Development Medical Office Building
Project.
On-Site Circulation and Parkine
According to the City's Parking Ordinance, the required parking for a medical office
building is one parking space per every 250 square feet. The parking rate would require the
proposed medical office to provide approximately 45 parking spaces. The existing parking
for this building includes 61 parking spaces, and therefore, meets the parking requirements
of the City. As to the internal circulation, a review of the existing site plan indicates that
no operational problems are expected with the proposed design.
Site Access
The proposed Project was also reviewed in terms of the location and adequacy of the site
access points. Based upon a review of the existing roadway systems, the proposed access
designs and the project traffic volumes, it was determined that the access points are
adequate to handle the forecasted traffic volumes. However, it is recommended that
consideration be given to signing the exiting driveway on Birch Street as "right turn only"
during the peak hours from 7-9 AM and 5-6 PM, due to its close proximity to the
MacArthur Boulevard/Birch Street intersection. Field observation has noted difficulty for
motorists making a left turn onto Birch Street during peak hours.
SummaIX
This traffic phasing analysis has examined the potential traffic impacts of the proposed Sola
Development Medical Office Building Project in the City of Newport Beach, California.
The analysis was completed to conform to the ClWs Traffic Phasing Ordinance. Existing
plus approved projects plus regional growth traffic were considered in addition to Project
traffic. Based upon these stated traffic conditions,the proposed Project will have no adverse
traffic impacts at any of the seven identified critical intersections.
In conclusion, it can be stated that the proposed Sola Development Medical Office Building
Project can be safely implemented under existing and future traffic conditions. All seven
critical intersections passed the "One Percent" test.
JN 27765
�y
Ms. Patricia L. Temple • •
May 31, 1991
Page 10
Thank you for selecting HKA/RBF to prepare this Traffic Phasing Analysis. If you have
any questions regarding our evaluation and analysis or need further information, please do
not hesitate to contact me at (714) 855-5760.
Very truly yours,
aDe�nn�isD�Bam�es, P.E. erman166i eP.E.
Director President
Transportation Studies
and Operation Services
:blj
Attachments
ROfESS/ oQPOF[SSp�9`\
No. 1171 W No. C•041454 m
*� * p.12.31-91 Ex
* Exp. 6.30-91 l
slgr lRAFF1C �l CIVIL gjF OF CAlP
F0 CALIF
JN 27765
APPENDIX
ONE PERCENT TEST WORKSHEETS
,�7
1% Traffic Volume Analysis
Intersection JAMBOREE RD MACARTHUR BL
(Existing Traffic Volumes basedon Average toter - pring 90) M
---------------------
Peak 2k Hour Approved
Approach Existing Regional Projects Projected 1% of Projected Project
Direction Peak 2� Hour Growth Peak 211 Hour Peak 2k Hour Peako2�Hour Peak lumeour
Volume Volume volume Volume
Northbound 1496 15:5 Ll 9F L 7 ' 3
southbound 2693 5°/ 7P3E 3 a 35
Eastbound 17 2 �5 /6 1-3 ,270D a 7 j
Westbound 3138 0 9g9 y/27 L'l' ' 0
Project Traffic is estimated to be less than 1% of Projected
® Peak 22 Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected
Peak 2h Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
DATE:
PROJECT: FORM I 2 5
1% Traffic Volume Analysis
Intersection JAMBOREE RD/BIRCH ST
(Existing Traffic Volumes axe on Average winter/spring _ PM
Peak 24 Hour Approved
Approach Existing Ragional Projects Projected 1% of Projected Project
Direction Peak 2y Hour growth Peak 2y Hour Peak N Hour Peek gh Hour Peak 2k Hour
Volume Volume Volume Volume Volume Volume
Northbound 2585 U I1a95 y, 2.80 i O
Southbound 343.1 BG6 7 1y 3 i
Eastbound 1420 p ITI $71 (o
Westbound 54 O / 0
® Project Traffic is estimated to be less than 1% of Projected
Peak A Hour Traffic Volume
Protect Traffic is estimated to be greater than 1% of Projected
[] Peak 2k Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
DATE:
PROJECT:
FORM T �'
•
1% Traffic Volume Analysis
Intersection JAMBOREE BLVD CAMPUS DR
(Existing Traffic Volumes ase on AveAgW W1oter pring 90 PM ;
Peak 2k Hour Approved
Projects Projected 1% of Projected Project
Approach Existing Regional
Direction Peak 2k Hour Growth
Peak 2k Hour Peak 2k Hour Peak 2k Hour Peak 2k Hour
Volume Volume Volume Volume Volume Volume
Northbound 3494 0 ��� 53/S ✓`"3 `�
Southbound 0 /y 03✓`-
3221
Eastbound 0 a 3
Westbound 1261 0 ��a l 3
' 3
Project Traffic is estimated to be less than 1% of Projected
® Peak 2h Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected
Peak 2k Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
DATE:
PROJECT: FORM I �
1% Traffic Volume Analysis
Intersection BRISTOL ST/CAMPUS, DR—IRVINE AV
(Existing Traffic Volumes based on verage nter pring . 9 90 PM
Peak 24 Hour Approved
Approach Existing Regional Projects Projected 1% of Projected7PePark0'V1cHto]Ur ,
Direction Peak 2k Hour Growth Peak 2k Hour Peak 2k Hour Peek 2k Hour
Volume Volume Volume Volume Volume Northbound 2587 77 a?65 2,93Southbound2889
Eastbound �tv6 '� $ 7 7G ' g
Westb7011
ound
o O o 0
Project Traffic is estimated to be less than 1% of Projected
Peak 2h Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected
El Peak 24 Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
DATE:
PROJECT: rnani T �
1% Traffic Volume Analysis
Intersection BRISTOL ST/BIRCH ST
(Existing Traffic Volumes based on verage inter pring 19 _ M
Peak 2k Hour Approved
Approach Existing, Regional Projects Projected 1X of Protected Project
Direction Peak 2y Hour Growth Peak 2$ Hour Peak 211 Hour Peak 2y Hour Peak 24 Hour
Volume Volume Volume Volume Volume Volume
Northbound 587 ?� /� G
southbound 1792 (p �S(a 9
Eastbound 4030 (W3 t
7/3 y 7
Westbound ail O
Project Traffic is estimated to be less than 1% of Projected
Peak 2k Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected
Peak 24 Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
DATE:
PROJECT:
FnRM T a
1% Traffic Volume Analysis
Intersection BRISTOL ST N CAMPUS DR
(Existing Traffic Volumes ase on verage n er pring 90 PM
Peak Z4 Hour Approved
Approach Existing Regional Projects Projected 1% of Projected Project I
Direction Peak 2y Hour Growth Peak 2y Nour Peak 2k'Hour Peat igHour PenVoli Hour
Volume Volume volume Volume
Northbound 7 7
3106
Southbound 3856 0 r2✓rs y l
Eastbound 0 40 O 0 i O
-Westbound
6206
Project Traffic is estimated to be less than 1% of Projected
® Peak 2k Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected
Peak 23j Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
DATE:
PROJECT: MRM i 30
1% Traffic Volume Analysis
Intersection BRISTOL ST N/BIRCH ST PM
(Existing Traffic Volumes as
on verage inter pring _
Peak 2k Hour Approved
Approach Existing Regional Projects Projected 1% of Projected Project
Direction Peak 2k Hour Growth Peak 2k Hour Peak 2k Hour Peak 2;1 Hour Peak 211 Hour
Volume Volume Volume Volume Volume Volume
Northbound 1314 41�8 r
southbound 3645 D �gs 95�19 39 b
Eastbound ' O
Westbound 14.2 5�7� Sg 6
nI�1 Project Traffic is estimated to be less than 1% of Projected
Yy Peak 2k Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected
Peak 2h Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
DATE:
PROJECT: FORM I �1
v rman
mmel and Associates
TRAFFIC ENGINEERING CONSUL-rANTS
May 31, 1991 JN 27765
Ms. Patricia L. Temple
Advance Planning Manager
CITY OF NEWPORT BEACH
3300 Newport Boulevard
Newport Beach, CA 92659-1768
Subject: Traffic Phasing Analysis
Sola Development Medical Office Building
City of Newport Beach, California
Dear Ms. Temple:
In accordance with your written authorization, Herman Kimmel and.Associates, the Traffic
Division of Robert Bein, William Frost and Associates (HKA/RBF), performed.a 'Traffic
Phasing Analysis" for the proposed Sola Development Medical Office Building Project in
the City of Newport Beach, California. The analysis was prepared to satisfy the
requirements of the City's Traffic Phasing Ordinance.
Project Description
The Sola Development Office Building is located at 4501 Birch Street, just west of
MacArthur Boulevard, (see Exhibit 1, Location Map). In the past, this 11,280 square foot
office building has been utilized as a general'office building,but the proposed Project plans
to utilize this building as a medical office building. Access to the site is via a shared
entrance with the adjacent commercial establishment,west of MacArthur Boulevard on,the
east side of the building and a solitary exit on the west side of the office building.
Exhibit 2 illustrates the site plan for the proposed Medical Office Building and ,the access
relationship to Birch Street.
Trip Generation for Project Site
In order to examine the potential impact of the proposed Project, it is necessary to estimate
the number of vehicle trip ends that would be generated by the site. A trip end is defined
as a one-way vehicular movement either entering or departing a particular land use. Each
vehicle trip has two ends, one at its origin and one at its destination.
'PrgJessiotlal eServiw, Sitice 1944
A DIVISION OF `7 obert-1Beitj,�William Trost 6&c,51ssociates
9501 JERONIMO - P.O. BOX 19739 - IRVINE, CALIFORNIA 92713.9739 - (714)855-5760 - FAX(714)837-8007
OFFICES IN CORONA - PALM DESERT- SACRAMENTO - SAN DIEGO -TEMECULA ���
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TRAFFIC ENGINEERING CO WLTA G Exhibit 1
541 W 277650703
.33
Ms. Patricia L. Temple
May 31, 1991
Page 2
With regard to the Project site, trip generation rates were available from the City of
Newport Beach. Per the City of Newport Beach Standards,the two and one-half hour peak
period is defined as twice the peak hour trip generation. Therefore, trips were generated
for the project for the peak hour, and then multiplied by two to establish volumes for the
two and one-half hour peak period. Since the building for the proposed project currently
exists, trip generation rates for the existing land use, general office, and the proposed land
use, medical office, were compared, (see Table 1, Trip Generation Forecast). As noted in
Table 1, the medical office use will actually result in a decrease in trips generated for the
TABLE 1
TRIP GENERATION FORECASTI
SOLA DEVELOPMENT
TRIP GENERATION FORECAST
LAND USE AM PM
IN OUT TOTAL IN OUT TOTAL
EXISTING LAND USE
GENERAL OFFICE
- 11,280 S.F.
PEAK HOUR 23 5 28 7 1 19 26
2 1/2 PEAK HOUR 46 10 56 14 138 52
FUTURE LAND USE
MEDICAL OFFICE -
11,280 SY,
PEAK HOUR 7 12 9 21 27 48
2 1/2 PEAK HOUR 14 14 18 42 54 96
DIFFERENTIAL
PEAK HOUR <16> <3> <19> 14 8 22
2 1/2 PEAK HOUR <32> <6> <38> 28 16 44
LEGEND
1 - Trip Generation rates based upon the City of Newport Beach Traffic Phasing
Ordinance Guidelines.
<xx> - Designates negative results.
JN 27765 f
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Exhibit 2
35
Ms. Patricia L. Temple 0
May 31, 1991
Page 3
project site in the AM peak hour and two and one-half hour AM peak period. Based on
discussions with the City Traffic Engineer, the AM peak hour and AM two and one-half
hour peak hour will not be analyzed, due to the decrease in AM trips. The Project is
expected to increase in trips in the PM peak hour by 14 vehicles inbound and 8 vehicles
outbound and 28 vehicles inbound and 16 vehicles outbound in the PM two and one-half
hour peak period.
Trip Distribution and Assignment
The distribution and assignment of the differential PM Project traffic volumes was based
upon existing traffic flow patterns and minimum time paths, and were approved by the City
Traffic Engineer before utilization.
Exhibit 3 illustrates the expected geographical distribution of the Project traffic volumes,
expressed as a percentage of the traffic data presented in Table 1. Exhibits 4 and 5
illustrate the Project traffic volume assignment and distributionfor the PM peak hour,which
results from using the previously mentioned geographic traffic distribution percentages.
Traffic Impact Analysis
In conformance with the Traffic Phasing Ordinance of the City of Newport Beach, the City
Traffic Engineer was contacted and asked -to identify the critical intersections to be
analyzed. The intersections which were identified for inclusion in this analysis are as
follows: Jamboree Road at MacArthur Boulevard, Jamboree Road .at Birch Street,
Jamboree Road at Campus Drive, Bristol Street at Campus Drive/Irvine Avenue, Bristol
Street at Birch Street, Bristol Street-North at Campus Drive and Bristol Street-North at
Birch Street.
The first step in the analysis was the "One Percent" test. An intersection is defined as
critical by the Ordinance when the Project traffic exceeds one percent of the existing plus
approved (committed) Project traffic plus regional growth traffic on any approach to an
intersection during the two and one-half hour peak period. A list of approved projects was
provided by the City for inclusion in this analysis and is shown in Table 2. Since the Project
is expected to be completed in 1991, the analyses were completed for 1992 as required by
the Ordinance (2 year period). Table 3 describes the regional traffic annual growth rates
which were used to calculate the regional growth volumes for the "One Percent" test.
The "One Percent" test analysis indicated that all critical intersections will have differential
Project traffic volumes below 1% of the total traffic volumes projected one year after
Project completion during the PM 21/2 hour peak traffic period on each leg of each critical
intersection. Since all intersections passed the"One Percent"test,the Intersection Capacity
Utilization (ICU) analysis was not conducted. The results of the "One Percent" test area
summarized in Table 4 and the calculation sheets are contained in the Appendix of this
report.
JN 27765
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Ms. Patricia L. Temple • r� Y
May 31, 1991
Page 4
TABLE 2
APPROVED PROJECTS
Project Approved Volume is
Number All Projects on File Weig ited by
001 Hughes Aircraft #1 100 % Occupancy
002 Sunsetted 000 % Occupancy
003 Far West Savings and Loan 100 % Occupancy
004 Superseded 000 % Occupancy
005 Aeronutronic Ford 100 % Occupancy
006 Back Bay Office 100 Yo Occupancy
007 Boyle Engineering 100 % Occupancy
008 Cal Canadian Bank 100 Yo Occupancy
009 Civic Plaza 089 % Occupancy
010 Corporate Plaza 030 % Occupancy
011 Koll Center Newport 100 % Occupancy
012 MacArthur Court 100 % Occupancy
013 Superseded 000 % Occupancy
014 Superseded 000 % Occupancy
015 Orchard'Office 100 % Occupancy
016 Pacific Mutual Plaza 100 Yo Occupancy
017 3701 Birch Office 100 % Occupancy
018 Newport Place 086 % Occupancy
019 Sunsetted 000 % Occupancy
020 Bank of Newport 100 % Occupancy
021 Bayside Square 100 % Occupancy
022 Sea Island 100 % Occupancy
023 Baywood Apartments 100 % Occupancy
024 Harbor Point Homes 100 % Occupancy
025 Roger's Gardens 100. % Occupancy
026 Seaview Lutheran Plaza 100 % Occupancy
027 Rudy Baron 100 % Occupancy
028 Quail Business Center 100 % Occupancy
029 441 Newport Boulevard 100 % Occupancy
030 Martha's Vineyard 100 % Occupancy
031 Valdez 000 % Occupancy
032 Coast Business Center 100 Yo Occupancy
033 Koll Center Npt No. 1 TPP 000 % Occupancy
034 See Projects 340 to 343 000 % Occupancy
035 Ross Mollard. 100 % Occupancy
036 Sunsetted 000 % Occupancy
039 Hughes Aircraft #2 100 % Occupancy
040 Superseded 100 % Occupancy
041 Flagship Hospital 100 Yo Occupancy
042 Big Canyon 10 029 % Occupancy
IN 27765
y�
'Ms. Patricia L. Temple . •
May 31, 1991
Page 5
TABLE 2 (CONTINUED)
APPROVED PROJECTS
043 Fun Zone 100 % Occupancy
044 Marriot Hotel 100 % Occupancy
045 St. Andrews Church 100 % Occupancy
046 YMCA 000 % Occupancy
047 Allred Condos 100 % Occupancy
048 Morgan Development 100 % Occupancy
049 Four Seasons Hotel 100 % Occupancy
050 Univ Ath. Club TPP 4 Emkay 100 % Occupancy
051 Block 400 Medical 100 % Occupancy
053 See Projects 530 to 533 000 % Occupancy
054 Amend No. 1 MacArthur Court 052 % Occupancy
056 Amendment No. 2 Ford Aero. 100 % Occupancy
057 Carver Granville Office 100 % Occupancy
058 Corona Del Mar Homes 100 % Occupancy
059 Big Canyon Villa Apartments 000 % Occupancy
060 1400 Dove Street 000 % Occupancy
061 1100 Quail Street 000 % Occupancy
062 Superseded 000 % Occupancy
063 Koll Center TPP Amend. 4A 000 % Occupancy
064 Sunsetted 000 % Occupancy
065 Rosan's Development 090 % Occupancy
066 Block 500 Npt. Ctr. Project 100 % Occupancy
068 Newport Aquatics Center 045 % Occupancy
069 2600 E. Coast Highway 100 % Occupancy
070 Jasmine Park 100 % Occupancy
071 Sunsetted 000 % Occupancy
072 Newporter Inn Expansion 100 % Occupancy
073 Sunsetted 000 % Occupancy
074 Sunsetted 000 % Occupancy
075 Fashion Is Renaissance 100 % Occupancy
076 Sunsetted 000 % Occupancy
077 CDM Senior Project 100 % Occupancy
078 Point Del Mar 100 % Occupancy
079 Pacific Club 100 % Occupancy
080 Sunsetted 000 % Occupancy
081 Newport Seacrest Apartments 100 % Occupancy
083 3800 Campus Dr. (M-Storage) 000 % Occupancy
084 Hoag Cancer Center 000 % Occupancy
085 Edwards Newport Center 000 % Occupancy
086 Seaside Apts. (Mesa II) 100 % Occupancy
JN 27765
yi
Ms. Patricia L. Temple • •
May 31, 1991
Page 6
TABLE 2 (CONTINUED)
APPROVED PROJECTS
087 Victoria Station (Office) 100 % Occupancy
088 3760 Campus Dr. (M-Storage) 000 % Occupancy
090 Superseded 000 % Occupancy
092 Mariners' Mile Marine Center 100 Yo Occupancy
093 15th Street Apartments 100 % Occupancy
094 Seaside Apartment III 100 %Occupancy
095 Npt. Bay Retirement Inn 000 % Occupancy
096 Newport Classic Inn 000 % Occupancy
097 Mariners' Church Expansion 000 % Occupancy
098 McLachlan-Newport Place 000 % Occupancy
099 1501 Superior Medical 000 % Occupancy
100 Fashion Island #2 000 % Occupancy
101 Newporter Resort Expansion 000 % Occupancy
103 Newport Lido Medical Center 000 % Occupancy
104 Villa Point 000 % Occupancy
105 Shokrian 000 %Occupancy
106 15th Street Apartments 000 % Occupancy
107, Rockwell Expansion 000 % Occupancy
108 Andrew Restaurant 000 % Occupancy
109 Balboa/Washington 000 % Occupancy
110 Newport Imports Restaurant 000 % Occupancy
ill 28th St. Marina Project 000 % Occupancy
112 Ambrosia Restaurant 000 % Occupancy
113 Calty/Toyota Expansion 000 % Occupancy
114 Our Lady Queen of Angels 000 % Occupancy
115 Zonta Club Restaurant 000 % Occupancy
117 Villa Point II 000 % Occupancy
118 Taco Bell (Fast Food) 000 % Occupancy
340 Amendment No. 1 Ford Aero 100 % Occupancy
341 Amendment No. 1 Ford Aero 000'% Occupancy
342 Amendment No. 1 Ford Aero 000 % Occupancy
343 Amendment No. 1 Ford Aero 000 % Occupancy
530 Amendment No. I North Ford 100'% Occupancy
531 Amendment No. 1 North Ford 100 % Occupancy
532 Amendment No. 1 North Ford 100 7o Occupancy
533 Amendment No. 1 North Ford 000 % Occupancy
910 Newport Dunes 000 % Occupancy
920 Bayview 000 % Occupancy
930 City of Irvine Development 000 % Occupancy
JN 27765
y2-
'Ms. Patricia L. Temple . •
May 31, 1991
Page 7
TABLE 3
REGIONAL TRAFFIC ANNUAL GROWTH RATE
COAST HIGHWAY
East City limit to MacArthur Boulevard 4 %
MacArthur Boulevard to Jamboree Road 2 %
Jamboree Road to Newport Boulevard 1 %
Newport Boulevard to West City Limit 2.5%
IRVINE AVENUE
,All 1.5%
JAMBOREE ROAD
Coast Highway to MacArthur 1 %
MACARTHUR BOULEVARD
Coast Highway to Jamboree Road 5 %
Jamboree Road to North City Limits 1 %
NEWPORT BOULEVARD
Coast Highway to North City Limits 1 %
Street segments not listed have 0% regional growth.
JN 27765
L3
Ms. Patricia L. Temple
May 31, 1991
Page 8
TABLE 4
ONE PERCENT TEST RESULTS
FOR CRITICAL HfIERSECTION APPROACHES
PM 21/2 HOUR PEAK PERIOD PERCENTAGES -
1992
INTERSECTION NB SB EB WB
Jamboree Rd./MacArthur Blvd. .14 .11 .15 0
Jamboree Rd./Birch St. 0 .16 .25 0
Jamboree Rd./Campus Dr. .08 .10 0 .21
Bristol St./Campus Dr./Irvine Ave. .10 .06 .11 0
Bristol St./Birch St. 0 0 .23 0
Bristol St. - North/Campus Dr. 0 0 0 .08
Bristol St. - North/Birch St. 79 .15 0 0
Note: NB = Northbound intersection approach
SB = Southbound intersection approach
EB = Eastbound intersection approach
WB = Westbound intersection approach
JN 27765
y�/
Ms. Patricia L. Temple • •
May 31, 1991
Page 9
Mitigation Measures
Since all seven critical intersections identified passed the "One Percent" test, mitigation
measures are not required for the proposed Sola Development Medical Office Building
Project.
On-Site. Circulation and Parking
According to the City's Parking Ordinance, the required parking for a medical office
building is one parking space per every 250 square feet. The parking rate would require the
proposed medical office to provide approximately 45 parking spaces. The existing parking
for this building includes 61 parking spaces, and therefore, meets the parking requirements
of the City. As to the internal circulation, a review of the existing site plan indicates that
no operational problems are expected with the proposed design.
Site Access
The proposed Project was also reviewed in terms of the location and adequacy of the site
access points. Based upon a review of the existing roadway systems, the proposed access
designs and the project traffic volumes, it was determined that the access points are
adequate to handle the forecasted traffic volumes. However, it is recommended that
consideration be given to signing the exiting driveway on Birch Street as "right turn only"
during the peak hours from 7-9 AM and 5-6 PM, due to its close proximity to the
MacArthur Boulevard/Birch Street intersection. Field observation has noted difficulty for
motorists making a left turn onto Birch Street during peak hours. It should be stated that
this access point is a shared access driveway and that permission would most likely have to
be obtained from the adjacent property owners to implement the turning restriction.
Summary
This traffic phasing analysis has examined the potential traffic impacts of the proposed Sola
Development Medical Office Building Project in the City of Newport Beach, California.
The analysis was completed to conform to the City's Traffic Phasing Ordinance. Existing
plus approved projects plus regional growth traffic were considered in addition to Project
traffic. Based upon these stated traffic conditions,the proposed Project will have no adverse
traffic impacts at any of the seven identified critical intersections.
In conclusion,it can be stated that the proposed Sola Development Medical Office Building
Project can be safely implemented under existing and future traffic conditions. All seven
critical intersections passed the "One Percent" test.
JN 27765
I,�
Ms. Patricia L. Temple • •
May 31, 1991
Page 10
s t �
Thank you for selecting HKA/RBF to prepare this Traffic Phasing Analysis. If you have
any questions regarding our evaluation and analysis or need further information, please do
not hesitate to contact me at (714) 855-5760.
Very truly yours, Reviewed By:
Dennis D. Barnes, P.E. HermannP.E.
Director President
Transportation Studies
and Operation Services
:blj
Attachments
QROFESSII of SS/p�
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W N0. 1171 m W No. C. 1454 m
* Exp. Q�31.91 * Exp.12-31.91 #
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JN 27765
q6
APPENDIX
ONE PERCENT TEST WORKSHEETS
1% Traffic Volume Analysis
Intersection JAMBOREE RD MACARTHUR sL
(Existing Traffic Volumes baied on Awerage Winter/Spring 1990 PM
Peak 231 Hour Approve
Approach Existing Regional Protectsd
Projected iS of Projected Protect
Direction Peak 2k Hour Growth Peak 24 Hour Peak 2h Hour Peak 211 Hour Peak 2k Hour
Volume Volume Volume Volume Volume Volume
Northbound 1496 11,99 Al 3
Southbound 2693
Eastbound �7
2 lf 00 2'1 Af
Westbound
3138 0 9g9 `l 27 N� 0
Project Traffic is estimated to be less than 1% of Projected
® Peak 2h Hour Traffic Volume
❑ Project Traffic is estimated to be greater than U of Projected
Peak 2k Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
DATE:
PROJECT: FORM T
1% Traffic Volume Analysis
Intersection JAMBOREE RD/BIRCR Sx
(Existing Traffic Volumes se on Average nter pr ng 19MI14
Peak 24 Hour Approved
Approach Existing Rrglonal Projects Projected 1% of Projected Project
Direction Peak2'HHour ume Volume Peak Hour Peako2k Hour Peaume k H Hour Peaolume ko,kkHHour
Northbound 2585 O ' !ln95 ✓ 2 80 3 O
Southbound 3431 1 O gGb 7
Eastbound 1420 p 5./ / 57/ /lv
Wastbound S4 U O / Q
ElProject Traffic is estimated to be less than 1% of Projected
Peak 24 Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected
Peak 2)l Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
DATE-
PROJECT: y j
FnRM 7
1% Traffic Volume Analysis
Intersection JAMBOREE BLVD CAMPUS DR
(Existing Traffic Volumes basedon verage nter pr ng 90 PM
Peak 2y Hour Approvedpro
Approach Existing Regional Peek 2k Hour Peak 2y Hour ectedProjects Projected 1Peak 2y Hourcd Peak 2y Hour
Direction Peak 2k Hour Growth
Volume Volume Volume Volume Volume Volume
Northbound 3494 /?a'/ .5"3/5
Southbound
Eastbound �g b a 3 0
Westbound 1261 40� 3 /y 3
Project Traffic is estimated to be less than 1% of Projected
® Peak 2k Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected
Peak 2k Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
DATE• 5/28�9
PROJECT: FORM I SO
. w w
1% Traffic Volume Analysis
Intersection BRISTOL ST/CAMPUS' DR—IRVINE AV
(Existing Traffic Volumes based on Average Winter/Spring 19 90) PM
Peak 2k Hour Approved
Approach Existing Regional Projects Projected 1% of Projected Project
Direction Peak 2k Hour Growth Peak 2k Hour Peak 2k Hour Peak 2k Hour Peak 2k Hour
Volume Volume Volume Volume Volume Volume
Northbound 2587 29 i
Southbound 2889 .3r 3 5;Y 13 Z
Eastbound jlp6 $ 7 -7�O g
i
Westbound O Q 80 So
' D
Project Traffic is estimated to be less than 1% of Projected
Peak 2k Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected
Peak 2k Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
DATE ��Z? 9/
PROJECT: Fnom r S(
1% Traffic Volume Analysis
Intersection BRISTOL ST/BIRCH ST
(Existing Traffic Volumes base on verage nter pr ng _ M
Peak 24 Hour Approved
Approach Existing Regional Projects Projected 1% of Projected Project
Di on Peako2hsHour Growth Pealume k Hour Peame k Hour Peaume k Hour PenVol Hour
Northbound 587 /Q --.Lq ri G
Southbound 1792 (p� �$(� 19 1 0
Eastbound 403o O (Ofv 17/3 y 7
11
61
Westbound d Q $p
Project Traffic is estimated to be less than 1% of Projected
MA Peak 2k Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected
Peak 231 Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
DATE: Ij
PROJECT:
Ff10N1 7 ��
1% Traffic Volume Analysis
Intersection BRISTOL ST N CAMPUS DR
(Existing Traffic Volumes basea on Average wJ1,1tut-1.5pring 9 90 PM
Peak 2h Hour Approved
Approach Existing Regional Projects Projected 1% of Projected Project
Direction Peak 2k Hour Growth Peak 2h Hour Peak 2k Hour Peak Hour PbnY lu ur
Volume Volume Volume Volume I
Northbound 0
3106 'y 32
Southbound B p /// y
Eastbound 0 v0 O D
!o 6
Westbound 6206 /7�a 71P2y
Project Traffic is estimated to be less than 1% of Projected
® Peak 2k Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected
Peak 231 Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
DATE• S�29119
PROJECT:
FiIRM T 3
1% Traffic Volume Analysis
Intersection BRISTOL ST N/BIRCH ST PM
(Existing Traffic Volumes ase on verage I11 nter pr ng _
Peak 24 HourT2k
Approach Existing Regional Projected iS of Projected, Protect
Direction Peak 2k Hour Growth Peak 2k Hour Peak 2k Hour Peak2k Hur
Volume Volume Volume Volume Volume
Northbound 131A D y yg Ell
5outhbound 3695 0 '295 gva
Eastbound O 0 0 O O
Westbound O /�'� j f ! 6
run Project Traffic is estimated to be less than 1% of Projected
Inil Peak -2k Hour Traffic Volume
Project Traffic is estimated to be greater thdn 1% of Projected
1-3 Peak 2h Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
DATE• 6;���'�9/
PROJECT: FORM I S�
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SEW PO
CITY OF NEWPORT BEACH
U Z P.O. BOX 1768,NEWPORT BEACH,CA 92659-1768
C'9Cl FORN�P
PLANNING DEPARTMENT (714) 644-3225
May 20, 1991
Dennis Barnes
Herman Kimmel and Associates
9501 Jeronimo
P.O. Box 19739
Irvine, CA 92713-9739
Subject: 4501 Birch Street Traffic Phasing Analysis
Dear Mr. Barnes:
This is authorization to commence work on a traffic phasing analysis at the subject location
pursuant to your proposal dated May 15, 1991.
If you have any questions, please do not hesitate to contact me.
Very truly yours,
PLANNING DEPARTMENT
JAMESS D. HEWIC-KEER-, Director
By N n�t r k ,x lG.Lc
Patricia Temple
Advance Planning Manager
jam\eirndocs\4501Birc.h
3300 Newport Boulevard, Newport: Beach
��'W PQRT s
e CITY OF NEWPORT BEACH
US P.O.BOX 1768,NEWPORT BEACH,CA 92659.1768
Cq<lFOlk PLANNING DEPARTMENT
(714) 644-3225
May 17, 1991
Mr. Bruno Duardo
Sola Development Inc.
3050 Airport Way
Long Beach, CA 90806
SUBJECT: Traffic Study No. 74 for 4501 Birch Street Project
Dear Mr. Duardo,
Attached is a copy of the approved Scope of Services proposed by Herman Kimmel and
Associates for the above referenced Traffic Study. The City of Newport Beach is prepared
to authorize commencement of work upon receipt of the following fees:
Consultant costs: $ 5,100.00
City fees (10%): 510.00
Total fees: $ 5,610.00
Please make the check—payable to the City of Newport Beach. Please note that the
consultant can complete the draft report within ten days of receipt of authorization. Since
time is of the essence,please provide funding as soon as possible. If you have any questions
regarding this request or the proposal, please do not hesitate to call.
Very truly yours,
PLANNING DEPARTMENT
JAMES D. HEWICKER, Director
BY (,4.G1�(GiGE.> 2
Patricia Temple
Advance Planning Manager
Enclosure
PLT:..\LTR\TS.PEE
3300 Newport Boulevard, Newport Beach
mAY-17-191 FRI 09:01 ID:RBF PLANNING DEPT TEL NO:?14 454-000I UGEIS P02
rman
immel and Associates
TRAFFIC ENGINEERING CONSULTANTS
May 15, 1991 JN 27765
Ms. Patty Temple
CITY OF NEWPORT BEACH
P.O. Box 1768
Newport Beach, CA 926S9-1768
Proposal - Traffic Consultant Services
Traffic Phasing Analysis for Sola Development
4501 Birch Street
Oily of Newport Beach, California
4
Dear Mo. Temple:
In accordance with your request and based on discussions with the City Traffic Engineer,
Herman Kimmel and Associates, the Traffic Division of Robert Bc1n, William Frost and
Associates (HKA/RBF), is pleased to submit this proposal for providing Traffic Consultant
Services which are required for the preparation of a traffic phasing analysis at the subject
location.
Based on our understanding of the proposed Project,we have prepared the following Scope
of Services.
SCOPE OF SERVICES
liKA/RBF'vn'U contact the City of Newport Beach Traffic Engineer to determine the extent
of the required traffic study and obtain the necessary data sheets. In addition, a field review
of the site will be conducted, and traffic volume data collected from the City for daily traffic
t-A� Ionpl Service c5itse 1944
A DIVISION 01`9gbert'WeAl,%V1111am %ost 6&c%sociates
9501 JERONIMO - P.D. BOX 19739 0 IRVINE, CALIFORNIA 92713-9739 - (714)865.6700 * FAX(714) 637-8007
OFFICES IN CORONA- PALM DESERT- SACRAMENTO* SAN DIE(30 * TEMECULA
-- MAY-17-191 FRI 09:02 ID:RHF PLANNING DEPT TEL N0:714 454-0601 #689 P03
,Ms. Patty Temple
May 15, 1991
qr's Page 2
volumes and peak hour turning movement volumes at those intersection locations identified'
by the City Traffic Engineer. We will then determine the trip generation characteristics for
the site and distribute the difference in traffic volumes generated by the existing office and
the proposed medical office land uses to analyze the impacts of the Project on the adjacent
circulation system at eight intersections. Any mitigation measures required as a result of
the Project will be identified in accordance to the City's traffic phasing ordinance.
N
The product of our work efforts will be a written report which documents our work effort
V'
and contains the necessary graphics in the City's required format. HKA/RBF will submit
five (5) copies of the final report to the City of Newport Beach.
•'n I
EXCLUSIONS
Revised or added tasks will be considered as extra work and will be completed by
HKA/RBF, if requested, under an Addendum to this contract for an additional fee. No
extra work will be performed without your prior written authorization.
SCHEDULE
HKA/RBF is aware of the need to complete the traffic study within a reasonable time
period. Based on our projected work backlog, HKA/RBF estimates it can complete the
draft traffic study within ten (10) working days after receipt of a Purchase Order.
T�
COMPENSATION
w.
HKA/RBF's fee for these services is as follows: ;
A
Traffic Engineering Study - $5,100.00
JN 27765
�f
MAY-17-'91 FRI 09:02 ID:RBF PLANNING DEPT TEL N0:714 454-0601 H689 PO4
Ms. Patty Temple ;
-Ms.
15, 1991
Page 3
Progress billings will be forwarded to you on a monthly basis. These billings will include
the fees earned for the billing period plus all direct costs advanced by HKA/RBF.
The above fee does not include attendance at Planning Commission and/or City Council
hearings that may be held. Such attendance, if requested, would be invoiced separately on
a time and materials basis in addition to the fee amount shown herein, based on the hourly
rate schedule attached hereto.
4
r f r
Thank you for considering HKA/RBF to support you on this Project. We look forward to
working with you. This proposal and the costs concerning conduct of the Project will remain
valid for a period of ninety (90) days from the date of submission. If you have any questions
regarding this proposal, please contact me at (714) 855.5760.
Respactfully submitted,
L �cl�Yw�d..� � �i�'•�d .
Dennis D. Barnes, P.E.
,.: Director
Transportation Studies
and Operation Services
• cb�
k! :s
`P«y
an
5•
JN 27765
MAY-17-191 FRI 09:03 ID:RBF PLANNING DEPT TEL NO:714 454-0601 A689 P05
.�c
•• M .✓ • • y
%mmel
rman
and Associates
TRAFFIC ENGINEERING CONSULTANTS
,se
HOURLY RATE SCHEDULE
Effective August 1, 1990 through August 1, 1991
OFFICE PERSONNEL
Principal $ 125.00
Project Director 110.00
Project Manager/Engineer 85.00
Senior Traffic Engineer 80.00
Registered Engineer 15.00
Design Engineer 65.00
Designer (CARD) 60.00
Designer 55.00
Senior Draftsman/Technician 51.00
Draftsman/Graphic Artist 46.00
Engineering Aide 35.00
;. CONU'UTBR & OTHER SERVICE FEES
Computer Aided Design and Drafting $ 60.00
Computer Time 30.00
Clerical 30.00
Consultation Relative to Legal Actions 225.00
NOTE: Blueprinting, reproduction, messenger service and other direct
expenses will be charged at cost. A Subconsultant Management
Fee of fifteen (15) percent will be added to the direct cost of
all subconsultant services to provide for the cost of
administration, subconsultant consultation, and insurance.
4
iJ-
•4.
9Wessiotpi service Sittcc 1944
A DIM ON oa 9�bbw`Bei.Z, William 9%st MC54.9sociates
9501 JERONIMO • P,O, BOX 19739 • IRVINE, CALIFORNIA 92713-9739 • (714)855-5760 • FAX(714) 837-8007
OFFICES IN CORONA• PALM DESERT • SACRAMENTO • SAN DIEGO •TEMECULA
�,E•wP°Rr
CITY OF NEWPORT BEACH
U Z P.O. )OX 1768,NEWPORT BEACH,CA 92659-1768
law
C"ZI FOVL
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Newport Beach will hold a public
hearing on the application of Sola Development Inc., for Use Permit No. 3417 and Traffic Study No.
74 on property located at 4501 Birch Street, a request to permit the establishment of a medical office
use in an existing office building on property located in the M-1-A District.
This project has been reviewed, and it has been determined that it is categorically exempt under the
requirements of the California Environmental Quality Act.
Notice is hereby further given that said public hearing will be held on the 20th day of June. 1991, at
the hour of 7:30 p.m. in the Council Chambers of the Newport Beach City Hall, 3300 Newport
Boulevard, Newport Beach, California, at which time and place any and all persons interested may
appear and be heard thereon. If you challenge this project in court, you may be limited to raising
only those issues you or someone else raised at the public hearing described in this notice or in
written correspondence delivered to the City at, or prior to, the public hearing. For information call
(714) 644-3200.
Thomas C. Edwards, Secretary, Planning Commission, City of Newport Beach.
NOTE: The expense of this notice is paid from a filing fee collected from the applicant.
3300 Newport Boulevard, Newport Beach
r rman
mmel and Associates
TRAFFIC ENGINEERING CONSULTANTS
LETTER OF TRANSMITTAL
TO: City of Newport Beach, Planning Dept. DATE June 6, 1991
3300 Newport Boulevard RBFJOB NO. 27765
Newport Beach, CA 92659 DESCRIPTION Traffic Phasing Analysis
ATTN: Ms. Patricia Temple for Sola Development
WE ARE FORWARDING: ❑ BY MAIL N BY MESSENGER ❑ BY BLUEPRINTER
NO.OF COPIES DESCRIPTION
5 Bound copies of Traffic Phasing Analysis for the Sola Development Proj.
1 Unbound copy of Traffic Phasing Analysis for the Sola Development Proj.
STATUS: SENT FOR YOUR: PLEASE NOTE:
X PRELIMINARY X APPROVAL ❑ REVISIONS
❑ REVISED ❑ SIGNATURE ❑ ADDITIONS
❑ APPROVED ❑ USE ❑ DELETIONS
❑ RELEASED ❑ FILE ❑ CORRECTIONS
❑ REVIEWED ❑ INFORMATION ❑ NOT FOR CONSTRUCTION
❑ ❑ REVIEW ❑
REMARKS In accordance with your request and our proposal I am sending five bound copies
and one unbound copy of the above mentioned report. The main conclusion is that the project
can be safely implemented.
HERMA I M M E L A N D A SOCIATES
BY
COPIESTO: Dennis D. Barnes, P.E.
Director, Transportation
Studies and Operation Services
File
:go/27765trn
cprgfessiorLal Service SuLce 1944
A DIVISION OF 9 bbert GBehj,William WI-ost 6&c,9ssociates
9501 JERONIMO • P.O. BOX 19739 • IRVINE, CALIFORNIA 92713-9739 • (714) 855-5760 • FAX (714) 837-8007
OFFICES IN CORONA • PALM DESERT • SACRAMENTO • SAN DIEGO •TEMECULA
9tbber't �Beirt,`William cFftost 6&Associates
PROFESSIONAL ENGINEERS, PLANNERS & SURVEYORS
�I
May 31, 1991 JN 27765
Ms. Patricia L. Temple
if Advance Planning Manager
CITY OF NEWPORT BEACH
3300 Newport Boulevard
Newport Beach, CA 92659-1768
Subject: Traffic Phasing Analysis
i Sola Development Medical Office Building
City of Newport Beach, California
Dear Ms. Temple:
In accordance with your written authorization, Herman Kimmel and Associates, the Traffic
Division of Robert Bein, William Frost and Associates (HKA/RBF), performed a '"Traffic
Phasing Analysis" for the proposed Sola Development Medical Office Building Project in
the City of Newport Beach, California. The analysis was prepared to satisfy the
requirements of the City's Traffic Phasing Ordinance.
Project Description
The Sola Development Office Building is located at 4501 Birch Street, just west of
MacArthur Boulevard, (see Exhibit 1, Location Map). In the past, this 11,280 square foot
office building has been utilized as a general office building, but the proposed Project plans
to utilize this building as a medical office building. Access to the site is via a shared
entrance with the adjacent commercial establishment, west of MacArthur Boulevard on the
east side of the building and a solitary exit on the west side of the office building.
' Exhibit 2 illustrates the site plan for the proposed Medical Office Building and the access
relationship to Birch Street.
Trip Generation for Project Site
In order to examine the potential impact of the proposed Project, it is necessary to estimate
the number of vehicle trip ends that would be generated by the site. A trip end is defined
as a one-way vehicular movement either entering or departing a particular land use. Each
vehicle trip has two ends, one at its origin and one at its destination.
`ProfessioiLaf service cSoLce 1944
14725 ALTON PARKWAY • P.O. BOX 19739 • IRVINE, CALIFORNIA 92713-9739 • (714) 472-3505 • FAX (714) 472-8373
OFFICES IN CORONA• PALM DESERT • SACRAMENTO • SAN DIEGO •TEMECULA
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Project Location
Not to scale
I Norman Project Location Map
Kimmel and Associates
Ti IC ENGINEERINGCCNE Ll�u Exhibit
S,p� JN 2776537W
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Exhibit 2
Ms. Patricia L. Temple
May 31, 1991
Page 2
With regard to the Project site, trip generation rates were available from the City of
Newport Beach. Per the City of Newport Beach Standards, the two and one-half hour peak
period is defined as twice the peak hour trip generation. Therefore, trips were generated
for the project for the peak hour, and then multiplied by two to establish volumes for the
two and one-half hour peak period. Since the building for the proposed project currently
exists, trip generation rates for the existing land use, general office, and the proposed land
use, medical office, were compared, (see Table la, and lb Trip Generation Rates and
Forecast). As noted in Table 1b, the medical office use will actually result in a decrease in
TABLE la
TRIP GENERATION RATES'
SOLA DEVELOPMENT
TRIP GENERATION RATES
■J) LAND USE AM PM
ADV IN OUT TOTAL IN OUT TOTAL
Existing Land Use 13.0
General Office
- 11,280 S.F.
Peak Hour 2.0 .4 2.4 .6 1.7 2.3
2 1/2 Peak Hour 4.0 .8 4.8 1.2 3.4 4.6
Future Land Use 45.0
Medical Office -
11,280 S.F.
Peak Hour .6 .2 .8 1.9 1 2.4 4.3
2 1/2 Peak Hour 1.2 .4 1.6 3.8 4.8 8.6
LEGEND
1 - Trip Generation rates based upon the City of Newport Beach Traffic Phasing
Ordinance Guidelines.
It - ADT = Average Daily Traffic
JN 27765
Ms. Patricia L. Temple
May 31, 1991
Page 3
TABLE lb
TRIP GENERATION FORECASTl
SOLA DEVELOPMENT
TRIP GENERATION FORECAST
LAND USE AM PM
ADV IN OUT TOTAL IN OUT TOTAL
Existing Land Use 147
General Office
■U, - 11,280 S.F.
Peak Hour 23 5 28 7 19 26
2 1/2 Peak Hour 46 10 56 14 38 52
Future Land Use 508
Medical Office -
11,280 S.F.
Peak Hour 7 2 9 21 27 48
2 1/2 Peak Hour 14 4 18 42 54 96
f Differential 361
" Peak Hour <16> <3> <19> 14 8 22
2 1/2 Peak Hour <32> <6> <38> 28 16 44
LEGEND
1 - Trip Generation rates based upon the City of Newport Beach Traffic Phasing
Ordinance Guidelines.
2 - ADT = Average Daily Traffic
<xx> - Designates negative results.
II �
JN 27765
Ms. Patricia L. Temple
May 31, 1991
Page 4
trips generated for the project site in the AM peak hour and two and one-half hour AM
peak period. Based on discussions with the City Traffic Engineer, the AM peak hour and
AM two and one-half hour peak hour will not be analyzed, due to the decrease in AM trips.
The Project is expected to increase in trips in the PM peak hour by 14 vehicles inbound and
8 vehicles outbound and 28 vehicles inbound and 16 vehicles outbound in theTM two and
one-half hour peak period.
Trip Distribution and Assignment
The distribution and assignment of the differential PM Project traffic volumes was based
upon existing traffic flow patterns and minimum time paths, and were approved by the City
Traffic Engineer before utilization.
' Exhibit 3 illustrates the expected geographical distribution of the Project traffic volumes,
expressed as a percentage of the traffic data presented in Table lb. Exhibits 4 and 5
illustrate the Project traffic volume assignment and distribution for the PM peak hour,which
results from using the previously mentioned geographic traffic distribution percentages.
Traffic Impact Analysis
In conformance with the Traffic Phasing Ordinance of the City of Newport Beach, the City
Traffic Engineer was contacted and asked to identify the critical intersections to be
analyzed. The intersections which were identified for inclusion in this analysis are as
follows: Jamboree Road at MacArthur Boulevard, Jamboree Road at Birch Street,
Jamboree Road at Campus Drive, Bristol Street at Campus Drive/Irvine Avenue, Bristol
Street at Birch Street, Bristol Street-North at Campus Drive and Bristol Street-North at
Birch Street.
The fast step in the analysis was the "One Percent" test. An intersection is defined as
critical by the Ordinance when the Project traffic exceeds one percent of the existing plus
approved (committed) Project traffic plus regional growth traffic on any approach to an
intersection during the two and one-half hour peak period. A list of approved projects was
provided by the City for inclusion in this analysis and is shown in Table 2. Since the Project
is expected to be completed in 1991, the analyses were completed for 1992 as required by
the Ordinance (2 year period). Table 3 describes the regional traffic annual growth rates
which were used to calculate the regional growth volumes for the "One Percent" test.
The "One Percent" test analysis indicated that all critical intersections will have differential
Project traffic volumes below 1% of the total traffic volumes projected one year after
Project completion during the PM 21/2 hour peak traffic period on each leg of each critical
intersection. Since all intersections passed the "One Percent"test,the Intersection Capacity
Utilization (ICU) analysis was not conducted. The results of the "One Percent" test area
summarized in Table 4 and the calculation sheets are contained in the Appendix of this
report.
I JN 27765
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lRKFIC ENOINEERINO CON9ULTAN(O Exhibit 5
541 a+xnsso7ai
't Ms. Patricia L. Temple
May 31, 1991
Page 5
TABLE 2
MAPPROVED PROJECTS
Project Approved Volume is
Number All Projects on File Weighted by
001 Hughes Aircraft #1 100 % Occupancy
002 Sunsetted 000 % Occupancy
003 Far West Savings and Loan 100 % Occupancy
004 Superseded 000 % Occupancy
005 Aeronutronic Ford 100 % Occupancy
006 Back Bay Office 100 % Occupancy
007 Boyle Engineering 100 % Occupancy
008 Cal Canadian Bank 100 % Occupancy
009 Civic Plaza 089 % Occupancy
010 Corporate Plaza 030 % Occupancy
011 Koll Center Newport 100 % Occupancy
012 MacArthur Court 100 % Occupancy
013 Superseded 000 % Occupancy
014 Superseded 000 % Occupancy
015 Orchard Office 100 % Occupancy
016 Pacific Mutual Plaza 100 % Occupancy
017 3701 Birch Office 100 % Occupancy
018 Newport Place 086 % Occupancy
019 Sunsetted 000 % Occupancy
020 Bank of Newport 100 % Occupancy
021 Bayside Square 100 % Occupancy
' 022 Sea Island 100 % Occupancy
023 Baywood Apartments 100 % Occupancy
024 Harbor Point Homes 100 % Occupancy
025 Roger's Gardens 100 % Occupancy
026 Seaview Lutheran Plaza 100 % Occupancy
027 Rudy Baron 100 % Occupancy
028 Quail Business Center 100 % Occupancy
029 441 Newport Boulevard 100 % Occupancy
030 Martha's Vineyard 100 % Occupancy
031 Valdez 000 % Occupancy
032 Coast Business Center 100 % Occupancy
033 Koll Center Npt No. 1 TPP 000 % Occupancy
034 See Projects 340 to 343 000 % Occupancy
035 Ross Mollard 100 % Occupancy
036 Sunsetted 000 % Occupancy
039 Hughes Aircraft #2 100 % Occupancy
040 Superseded 100 % Occupancy
041 Flagship Hospital 100 % Occupancy
■ 042 Big Canyon 10 029 % Occupancy
JN 27765
Ms. Patricia L. Temple
May 31, 1991
Page 6
TABLE 2 (CONTINUED)
APPROVED PROJECTS
043 Fun Zone 100 % Occupancy
044 Marriot Hotel 100 % Occupancy
045 St. Andrews Church 100 % Occupancy
046 YMCA 000 % Occupancy
047 Allred Condos 100 % Occupancy
048 Morgan Development 100 % Occupancy
049 Four Seasons Hotel 100 % Occupancy
050 Univ Ath. Club TPP 4 Emkay 100 % Occupancy
051 Block 400 Medical 100 % Occupancy
053 See Projects 530 to 533 000 % Occupancy
054 Amend No. 1 MacArthur Court 052 % Occupancy
056 Amendment No. 2 Ford Aero. 100 % Occupancy
057 Carver Granville Office 100 % Occupancy
058 Corona Del Mar Homes 100 % Occupancy
059 Big Canyon Villa Apartments 000 % Occupancy
060 1400 Dove Street 000 % Occupancy
061 1100 Quail Street 000 % Occupancy
062 Superseded 000 % Occupancy
063 Koll Center TPP Amend. 4A 000 % Occupancy
064 Sunsetted 000 % Occupancy
065 Rosan's Development 090 % Occupancy
066 Block 500 Npt. Ctr. Project 100 % Occupancy
068 Newport Aquatics Center 045 % Occupancy
069 2600 E. Coast Highway 100 % Occupancy
070 Jasmine Park 100 % Occupancy
071 Sunsetted 000 % Occupancy
072 Newporter Inn Expansion 100 % Occupancy
073 Sunsetted 000 % Occupancy
' 074 Sunsetted 000 % Occupancy
075 Fashion Is Renaissance 100 % Occupancy
076 Sunsetted 000 % Occupancy
077 CDM Senior Project 100 % Occupancy
078 Point Del Mar 100 % Occupancy
079 Pacific Club 100 % Occupancy
080 Sunsetted 000 % Occupancy
081 Newport Seacrest Apartments 100 % Occupancy
083 3800 Campus Dr. (M-Storage) 000 % Occupancy
084 Hoag Cancer Center 000 % Occupancy
085 Edwards Newport Center 000 % Occupancy
086 Seaside Apts. (Mesa II) 100 % Occupancy
JN 27765
Ms. Patricia L. Temple
May 31, 1991
Page 7
TABLE 2 (CONTDWED)
APPROVED PROJECTS
087 Victoria Station (Office) 100 % Occupancy
088 3760 Campus Dr. (M,Storage) 000 % Occupancy
090 Superseded 000 % Occupancy
092 Mariners' Mile Marine Center 100 % Occupancy
093 15th Street Apartments 100 % Occupancy
094 Seaside Apartment 11I 100 % Occupancy
095 Npt. Bay Retirement Inn 000 % Occupancy
096 Newport Classic Inn 000 % Occupancy
097 Mariners' Church Expansion 000 % Occupancy
' 098 McLachlan-Newport Place 000 % Occupancy
099 1501 Superior Medical 000 % Occupancy
100 Fashion Island #2 000 % Occupancy
101 Newporter Resort Expansion 000 % Occupancy
�. 103 Newport Lido Medical Center 000 % Occupancy
104 Villa Point 000 % Occupancy
105 Shokrian 000 % Occupancy
106 15th Street Apartments 000 % Occupancy
107 Rockwell Expansion 000 % Occupancy
108 Andrew Restaurant 000 % Occupancy
109 Balboa/Washington 000 % Occupancy
110 Newport Imports Restaurant 000 % Occupancy
111 28th St. Marina Project 000 % Occupancy
112 Ambrosia Restaurant 000 % Occupancy
' 113 Calty/Toyota Expansion 000 % Occupancy
114 Our Lady Queen of Angels 000 % Occupancy
115 Zonta Club Restaurant 000 % Occupancy
117 Villa Point II 000 % Occupancy
118 Taco Bell (Fast Food) 000 % Occupancy
340 Amendment No. 1 Ford Aero 100 % Occupancy
341 Amendment No. 1 Ford Aero 000 % Occupancy
342 Amendment No. 1 Ford Aero 000 % Occupancy
343 Amendment No. 1 Ford Aero 000 % Occupancy
530 Amendment No. 1 North Ford 100 % Occupancy.
531 Amendment No. 1 North Ford 100 % Occupancy
532 Amendment No. 1 North Ford 100 % Occupancy
533 Amendment No. 1 North Ford 000 % Occupancy
910 Newport Dunes 000 % Occupancy
920 Bayview 000 % Occupancy
930 City of Irvine Development 000 % Occupancy
JN 27765
Ms. Patricia L. Temple
May 31, 1991
Page 8
TABLE 3
REGIONAL TRAFFIC ANNUAL GROWTH RATE
COAST HIGHWAY
East City limit to MacArthur Boulevard 4 %
MacArthur Boulevard to Jamboree Road 2 %
Jamboree Road to Newport Boulevard 1 %
Newport Boulevard to West City Limit 2.5%
IRVINE AVENUE
All 1.5%
JAMBOREE ROAD
Coast Highway to MacArthur i •%
MACARTHUR BOULEVARD
Coast Highway to Jamboree Road 5 %
' Jamboree Road to North City Limits 1 %
NEWPORT BOULEVARD
Coast Highway to North City Limits 1 %
Street segments not listed have 0% regional growth.
JN 27765
' Ms. Patricia L. Temple
May 31, 1991
Page 9
TABLE 4
' ONE PERCENT TEST RESULTS
FOR CRITICAL INTERSECTION APPROACHES
PM 2 1/2 HOUR PEAK PERIOD PERCENTAGES -
1992
1 INTERSECTION NB SB EB WB
Jamboree Rd./MacArthur Blvd. .14 .11 .15 0
Jamboree Rd./Birch St. 0 .16 .25 0
Jamboree Rd./Campus Dr. .08 .10 0 .21
Bristol St./Campus Dr./Irvine Ave. .10 .06 .11 0
Bristol St./Birch St. 0 0 .23 0
Bristol St. - North/Campus Dr. 0 0 0 .08
Bristol St. - North/Birch St. r .79 .15 0 0
Note: NB = Northbound intersection approach
SB = Southbound intersection approach
EB = Eastbound intersection approach
WB = Westbound intersection approach
r
JN 27765
Ms. Patricia L. Temple
May 31, 1991
Page 10
Mitigation Measures
Since all seven critical intersections identified passed the "One Percent" test, mitigation
measures are not required for the proposed Sola Development Medical Office Building
Project.
On-Site Circulation and Parking
According to the City's Parking Ordinance, the required parking for a medical office
building is one parking space per every 250 square feet. The parking rate would require the
proposed medical office-to provide approximately 45 parking spaces. The existing parking
for this building includes 61 parking spaces, and therefore, meets the parking requirements
of the City. As to the internal circulation, a review of the existing site plan indicates that
no operational problems are expected with the proposed design.
Site Access
The proposed Project was also reviewed in terms of the location and adequacy of the site
access points. Based upon a review of the existing roadway systems, the proposed access
designs and the project traffic volumes, it was determined that the access points are
adequate to handle the forecasted traffic volumes. However, it is recommended that
consideration be given to signing the exiting driveway on Birch Street as "right turn only"
during the peak hours from 7-9 AM and 5-6 PM, due to its close proximity to the
MacArthur Boulevard/Birch Street intersection. Field observation has noted difficulty for
motorists making a left turn onto Birch Street during peak hours.
Summau
This traffic phasing analysis has examined the potential traffic impacts of the proposed Sola
Development Medical Office Building Project in the City of Newport Beach, California.
The analysis was completed to conform to the City's Traffic Phasing Ordinance. Existing
plus approved projects plus regional growth traffic were considered in addition to Project
traffic. Based upon these stated traffic conditions,the proposed Project will have no adverse
traffic impacts at any of the seven identified critical intersections.
In conclusion, it can be stated that the proposed Sola Development Medical Office Building
Project can be safely implemented under existing and future traffic conditions. All seven
critical intersections passed the "One Percent" test.
i
JN 27765
Ms. Patricia L. Temple
May 31, 1991
Page 10
. . s
Thank you for selecting HKA/RBF to prepare this Traffic Phasing Analysis. If you have
any questions regarding our evaluation and analysis or need further information, please do
not hesitate to contact me at (714) 855-5760.
Very truly yours,
Demu�s B es, P.E. erman P.E.
Director President
Transportation Studies
and Operation Services
:blj
Attachments
ROFESS/Q4, oQpOF[SSlpy9l
Q A� Qh S D. Bq
D. Bgy2 Fy
W N0. 1171 N m W No. C 041454 m`
m * Exp.12-31.91
* EXP.6.30.91
'Tlgl TRAFFIC ���P N�gj�,o�IVlIFO��\e
F0 CAUFp CAL
JN 27765
APPENDIX
ONE PERCENT TEST WORKSHEETS
i
' 1% Traffic Volume Analysis
' Intersection JAMBOREE RD MACARTHUR BL
(Existing Traffic Volumes based on Average inter ®ring 19 90) P14
Peak 2h Hour Approved
Approach Existing Regional Projects Projected 1% of Projected Project
Direction Peak 2), Hour Growth Peak 2's Hour Peak 2y Hour Peak 2� Hour Peak 2 Hour
Volume Volume Volume volume Volume Volume
Northbound 1496 Ll 9� 1'�7 ! 3
Southbound 2693 5`1 7,,13 3 D 35
' Eastbound 1752- a'S q/3 2700 a 7
Westbound 3138 0 989 ylz7 `��
Project Traffic is estimated to be less than 1% of Projected
® Peak 22 Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected
Peak 22 Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
DATE:
PROJECT: FORM I
Oc111,u1 •ncwrvni ucMvn + o—co—VI + a•corm + Llvtwat U1VlolV14' 714 047 ouv7+8 d
1% Traffic•Volume Analysis
Intersection JAMBOREE RD/BIRCH ST
(Existing Traffic Volumes based on Average Winter/spring _) aM
Peak 2k Hour Approved
Approach Existing Regional Projects Projected 1% of Projected Project
Direction Peak 2h Hour Growth Peak 2y Hour Peak 2h Hour Peek 2k Hour Peak 2h Hour
Volume Volume Volume Volume Volume Volume
' Northbound 2585 U '' 11pg5 y, 2 So .3
Southbound 3431 O $•G67 f 7 Al 3 i
' Eastbound 1420 O 1, 671 1 /6
' Hesthaund 54 0 O �•
Project Traffic is estimated to be less than 1% of Projected
Peak 2k Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected
[� Peak 2k Hour Traffic Volume. Intersection• Capacity Utilization
(I.C.U.) Analysis is required.
1
DATE:
PROJECT:
FORM 7
' 1% Traffic Volume Analysis
' Intersection JAMBOREE BLVD CAMPUS DR
(Existing Traffic Volumes based on verage Inter pring 9 90 PM
Peak 21, Hour Approved
Existing Regional Projects Projected 1X of Projected Peak ae Growth Peak 2)S Hour Peak 2xs Hour Peak 2y
Direction Peak 2�S Hour
Hour k 2k Hour
Approach
Volume Volume Volume Volume Volume Volume
Northbound 3494
' southbound3221
Eastbound 0 19/ b o?3
' Westbound 3
1261
Project Traffic is estimated to be less than 1% of Projected
® Peak 22 Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected
Peak 22 Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
I ,
DATE:
PROJECT: FORM I
1% Traffic Volume Analysis
Intersection BRISTOL ST/CAMPUS DR—IRVINE AV
(Existing Traffic Volumes based on Average 91nter pring .19 90) PM ;
' Peak 2h Hour Approved
Approach Existing Regional Projects Projected 1�"of Projected Project
Direction Peak 211 Hour Growth Peak 2k Hour Peak 211 Hour Peak 2h Hour Peak 211 Hour
Volume Volume Volume Volume Volume Volume
Northbound 2587 7� oZ�D.7 2,9.30 29 ? 3
' southbound 2889 v S 3 3 3 Y 3
Eastbound 5 _
7011
i
' Westbound
0
' I�1 Project Traffic is estimated to be less than 1% of Projected
J�v Peak 22 Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected
'Peak 2k Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
DATE:
PROJECT: FnaM T
' 1% Traffic Volume Analysis
Intersection BRISTOL ST/BIRCH ST
(Existing Traffic Volumes based on Average Winter/Spring 19 _) l?M
' Peak 211 Hour Approved
Apprdach Existing Regional Projects Projected 1% of Projected Project
Direction Peak 2k Hour Growth Peak 2k Hour Pe nk 2� Hour Peak 2y Hour Peak 2� Hour
Volume Volume Volume Volume Volume Volume
Northbound 587 /Q rJ G Q
/a
' Southbound 1792 O (p� FS(o
Eastbound 4030 0 /F3 1/7/3 y 7
i
Westbound 0nX
Project Traffic is estimated to be less than 1% of Projected
Peak 22 Hour Traffic Volume
' Project Traffic is estimated to be greater than 1% of Projected
El Peak 22 Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
DATE:
PROJECT: FnRM T
' 1% Traffic Volume Analysis
Intersection BRISTOL ST N CAMPUS DR
(Existing Traffic Volumes ase on verage Inter pring 9 90 PM
Peak 24 Hour Approved
Protected 1� of Protected Protect
Approach Existing Regional Projects
Direction Peak 2& Hour Growth Peek 2�, Hour Peak 2 Hour Peak 2u Hour PeeVolk
Volume volume volume Volume Hour
Volume
' Northbound 7'1 32
3106
Southbound 8 02 Ss ' /// y
Eastbound 'Jv 0 O
Westbound 6206 J�8 7
'
' Project Traffic is estimated to be less than 1% of Projected
® Peak 2x Hour Traffic Volume
' Project Traffic is estimated to be greater than 1% of Projected
Peak 231 Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
I '
DATE:
' PROJECT: FnQM T
' 1% Traffic Volume Analysis
Intersection BRISTOL ST N/BIRCH ST
(Existing Traffic Volumes basedon Average inter pring 9 _ pM
Peak 2h Hour Approved
Approach Existing Regional Projects Projected 1% of Projected Project
Direction Peak 2y Hour GrowthPeak 24 Hour Peak 2h Hour Peak 2y Hour Peak 2k Hour
Volume
Volume volume Volume Volume Volume
' Northbound 1314
southbound 3645 O oz9s 9ya 39 b
Eastbound 0 O I 0
Westbound /4.2
Project Traffic is estimated to be less than 1% of Projected
Peak 22 Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected
Peak 2k Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
1
ill '
DATE:
' PROJECT: FORM I
• �?V
02-219- �l
TRAFFIC STUDIES
DAPPLICANT: CONSULTANTS:
/
NAME: '
PHONE:
PROJECT NAME: DESCRIPTION:
DATE DEPOSIT FEES PAYMENT REMAINING BALANCE
�-- rgVPDR� --~!- CITY OF NEWPORT BEACH ,1 RECEIPT !
}� Om NEWPORT BEACH. CALIFORNIA 92663 No. 71341
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RECEIVED FROM
FOR:
{' ACCOUNT NO. AMOUN
DEPARTMENT
BY
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CITY CF ��WPORr -
DEMAND FOR
NEWPORT e�
•'`� PAYMENT BEACH ��q� oRN,Pz
Demand Of. Robert Bein, William Frost & Assoc. Date: July 31, 1991
Address: 14725 Alton Parkway
P.O. Box 19739
Irvine CA 92213-9739
In the amount of: $510.00
Item of Expenditure Budget # Amount
For professional services rendered June 1991
Invoice No. 1-6103
TOW $510.00
Approved For Payment:
Apting DepartrpemtHdad
Audited and Approved:
Finance Director
INVOICE ^-
- .•.: ,.ONIX ;
� � �3eitL,�lliam�Ffost�Esc
tROFESSIONAL ENGINEERS, PLANNERS$ SURVEYORS
14725 ALTON PARKWAY,P.O.BOX 19739, IRVINE,CALIFORNIA 92713-9739..
July 17�
. DATE—
To City of Newport Beach YOUR ORDER . .
P. O. Box 1760 JOB NO. 2"65
Newport Beach, California 92659-1768
-
Attention: Me. Pats TemplePROGRESS BILL NO. 2
INVOICE NO. 1-610 3
.. - INVOICE-DUEW"9"4*NVERED-INTEREST OHARSED ONIPAST DUE ACCOUNTS`• - ,
PLEASE RETURN DUPLICATE COPY WITH REMITTANCE
Professlonal traffic engineering services rendered
to prepare a 'traffic Phasing Analysis for SOla
Development, City of Newport reach, orange County,
C-111fornia.
Professional. fees earned during JUNK 1991,
Completion to dater 100% $5, 100.00
Previously billed _g 5 0. •yo-
9 51q,.A0
Contract dated say 15, 1991 ($5,100) ;-
s t -
a
PLEASE PAY FROM THIS INVOICE— NO STATEMENT WILL BE MAILED
DEMAND FOR CITY CF o��E�vaoR e
NEWPORT
• PAYMENT BEACH G� oRN,r z
Demand of Robert Bein, William Frost & Assoc. Date: July 2, 1991
Address: 14725 Alton Parkway
P.O. Box 19739
Trvine,_ .A 9 71 -9739
In the amount of $4,590.00
Item of Expenditure Budget # Amount
4501 Birch Street Traffic Analysis 02-219-01 $4,590.00
professional services rendered during MAY 1991
Total $4,590.00
Approved For Payment: NanA
Department Hea
Audited and Approved:
Finance Director
INVOICE
' IAL E INEERS, PLANNER&A SLI wt f3•
` 'f �. `'7i -/1LTON'PAI`$CWAY Paa=19T'er9-�'IRVINE,CALIFORNIA>�873R�"�
a3 d 2,,... b 1I" 141
DATE
• a .o-.,., .; .,:,,a,' -, .. YOUR ORDER
1 City of Me
Y IP Boa 1768 27��ii5
Hewp4nt Reach, Cif } Focrai3 `s2659 174-tt JOB NO
. - PROGRESS SILL NO: + Nei
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INVOICE Na
.•:0r-.1 -'. --. �.• •� UfMG6DUEAVHeN-WNDERED=YNTERESTC*A -Accof{NTS
PLEASE RETURN DUPLICATE COPY MTN REMITTANCE
a .c:
fUOftZ.S),rsfcal tzvffis: r_rayln t: ira�t a�,xuice r na9rre�,4
?.�: rC✓; ictl4.° 2 TT-jff. e,:_ f fk-A:,lIii } Ara-41yWi.:. t. _,r 801 a •� 3
jNvayl,_>�,mrnL� i^ity 4ai td:3yfnsr.t Fi: ,arh, t>r.+ta�i�' `'•;sstttt%i i
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PLEASE PAY FROM THIS INVOICE- NO STATEMENT WILL BE MAILED
�gW Pp�,T • •
CITY OF NEWPORT BEACH
VP.O.BOX 1768.NEWPORT BEACH,CA 92659-1768
law
C-111FOAt��T PLANNING DEPARTMENT
(714) 644-3225
May 17, 1991
Mr. Bruno Duardo
Sola Development Inc.
3050 Airport Way
Long Beach, CA 90806 x
SUBJECT: 'traffic Study No. 74 for 4501 Birch Street Proiect
Dear Mr. Duardo,
Attached is a copy of the approved Scope of Services proposed by Herman Kimmel and
Associates for the above referenced Traffic Study. The City of Newport Beach is prepared
to authorize commencement of work upon receipt of the following fees:
Consultant costs: $ 5,100.00
City fees (10%): 510.00
Total fees: $ 5,610.00
Please make the check-payable to the City of Newport Beach. Please note that the
consultant cametehrft within ten days of receipt of authorization. Since
time is of the essence,please provide funding as soon as possible. If you have any questions
regarding this request or the proposal, please do not hesitate to call.
Very truly yours,
PLANNING DEPARTMENT
JAMES D. HEWICKER, Director
-
Patricia Temple
Advance Planning Manager
Enclosure 1
PLr..\LTR\TS.PP3.'.
AkI
� Newport Beach
New port Boulevard N
3300 p F
•.:per-wT .'1 ay. 73'.:a.'i.:':-.^S7 •wc:.r.{`.� V9