HomeMy WebLinkAbout3.0_BSP Bristol LLC Medical Offices_PA2020-052 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT
June 3, 2021
Agenda Item No. 3
SUBJECT: BSP Bristol, LLC Medical Offices (PA2020-052)
Condominium Conversion No. CC2020-002
Tentative Parcel Map No. NP2020-003
Conditional Use Permit No. UP2020-185
Traffic Study No. TS2021-001 SITE LOCATION: 1400 and 1420 North Bristol Street
APPLICANT: BSP Bristol, LLC
OWNER: BSP Bristol, LLC
PLANNER: David S. Lee, Associate Planner 949-644-3225, dlee@newportbeachca.gov
PROJECT SUMMARY
A condominium conversion in conjunction with a tentative parcel map to convert two existing
two-story office buildings to medical office condominiums, creating between 22 to 30 ownership units. The applicant is also requesting a conditional use permit for the reduction
of 38 required on-site parking spaces to accommodate the conversion to medical office.
RECOMMENDATION
1)Conduct a public hearing;
2)This project is exempt from the California Environmental Quality Act (CEQA) pursuant
to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California
Code of Regulations, Title 14, Chapter 3, because it has no potential to have asignificant effect on the environment; and
3) Adopt Resolution No. PC2021-015 approving Condominium Conversion No.
CC2020-002, Tentative Parcel Map No. NP2020-003, Traffic Study No. TS2021-001,
and Conditional Use Permit No. UP2020-185 (Attachment PC 1).
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VICINITY MAP
GENERAL PLAN ZONING
LOCATION GENERAL PLAN ZONING CURRENT USE
ON-SITE General Commercial Office (CO-G) Newport Place (PC11) Professional Offices
NORTH CO-G PC11 Professional Offices
SOUTH CO-G Santa Ana Heights (SP-7) Various Offices
EAST CO-G PC11 Professional Offices
WEST Mixed-Use Horizontal
(MU-H2) PC11 Professional Offices
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INTRODUCTION
Project Setting
The existing professional office plaza is located at the northwesterly intersection of North
Bristol Street and Spruce Street. The 2.38-acre office plaza is developed with two existing
two-story buildings, totaling 37,515 square feet of building area. The buildings contain a
mix of professional and business office uses. The office plaza includes an existing 154-
space parking lot that serves all the uses within the plaza. The project site is surrounded by professional offices in all directions, as well as a vehicle storage facility to the east.
Project Description
The applicant proposes a condominium conversion in conjunction with a tentative parcel map to convert the existing office buildings to medical office condominiums, creating
between 22 to 30 ownership units. Included is a request to waive the Title 19 (Subdivisions)
requirement that each unit within the building maintain separate water meters, as well as
water and sewer connections.
The existing 154-space parking lot does not comply with current regulations for drive aisle
and parking stall widths. The applicant proposes to improve the parking lot to comply with
current design regulations and provide convenient and safe circulation for visitors. As a
result, the on-site parking supply is to be reduced from 154 to 150 spaces. Therefore, the
applicant is requesting a conditional use permit for the reduction of 38 required on-site parking spaces to accommodate the conversion to medical office and design
enhancements.
DISCUSSION
General Plan and Zoning Code
The Land Use Element of the General Plan designates the subject property as General
Commercial Office (CO-G), which is intended to provide administrative, professional, and
medical offices with limited accessory retail and service uses. The proposed project is consistent with this designation as it is for the conversion of professional offices to medical
office condominiums.
The subject property is located within Industrial Site 3A of Newport Place Planned
Community (PC11), which is intended to provide for areas appropriate for various industrial uses such as manufacturing, research assembly, and testing and repair of
components and devices. Administrative, professional and business offices are also
permitted uses. On June 14, 2013, a determination was made by City Staff that permitted
uses for properties located within Industrial Site 3A of PC11 also include all Group 1 uses
(Professional and Business Offices) listed under PART II Commercial of PC11. Under this determination, medical offices are a permitted use for the subject property.
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Land Use Policy 2.4, Economic Development, encourages the accommodation of uses
that maintain or enhance Newport Beach’s fiscal health, accounting for market demands
while maintaining and improving the quality of life for residents. Due to the ongoing COVID-19 pandemic, the market demands for commercial office have been altered for
the foreseeable future. The conversion to a medical office plaza provides an opportunity
for medical office uses that would serve residents and enhance the overall fiscal health
of the property.
General Plan Circulation Element Goal CE 7.1 is to provide “an adequate supply of
convenient parking throughout the City.” Circulation Element Policy CE 7.1.1 “require[s]
that new development provide adequate, convenient parking for residents, guests,
business patrons, and visitors.” As discussed below, the proposed parking reduction is
consistent with Policy CE 7.1.1 because adequate parking will be provided based upon the proposed uses.
Parking Reduction
The office plaza includes a 154-space surface parking lot that will be modified to provide 150 spaces. The existing and proposed conditions are summarized in the following tables.
Table1: Existing Parking Requirement
Required Parking (Professional Office) 167 spaces
Parking Provided 154 spaces
Parking Deficit 13 spaces
Table 2: Proposed Parking Requirement
Required Parking (Medical Office) 188 spaces
Parking Provided 150 spaces
Parking Deficit 38 spaces
As indicated, the applicant is requesting a reduction of required parking. Where 188
parking spaces are required by PC11 for medical office (37,515 sq. ft. / 200 = 188), there will be 150 spaces provided, resulting in a code-required deficit of 38 spaces (188 - 150 = 38). A parking study dated April 19, 2021, was prepared by RK Engineering, Inc. The
parking study determines the overall parking demand of the proposed medical office
condominiums by providing weekday parking surveys taken from five (5) comparable
medical office buildings within Orange County, prior to the COVID-19 pandemic. The analysis of the data resulted in a parking rate of 3.87 spaces per 1,000 square feet. With this rate applied to the project site, the peak projected parking demand is 145 spaces,
where 150 spaces are provided. This results in a 96 percent parking lot utilization during
peak hours. The parking study concludes that the modified parking lot, with a reduction
in the number of spaces, is sufficient to accommodate peak parking demand for the proposed medical office conversion.
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Due to high projected parking occupancies during peak times, the project has been
conditioned to submit a parking study with live parking counts no earlier than six months
after certificates of occupancies for medical offices have been obtained for 70 percent of
the existing office space. The parking study will be reviewed by staff to determine if there is sufficient capacity in the parking lot to convert the remaining 30 percent of existing
office space into medical office uses. The conversion of the final 30 percent of office space
will not be converted to medical office until the parking study has been analyzed by staff
and written authorization from the Community Development Director is granted assuming
sufficient parking is available.
Traffic Study
Newport Beach Municipal Code (NBMC) Chapter 15.40 (Traffic Phasing Ordinance)
requires that a traffic study be prepared, and findings be made if a proposed project will generate 300 or more average daily trips (ADT). The project is anticipated to generate
1,306 new daily trips on average. Pursuant to NBMC Section 15.40.030.A, the Planning
Commission must make the following findings in order to approve the project:
1. That a traffic study for the project has been prepared in compliance with this Chapter (Chapter 15.40) and Appendix A;
2. That, based on the weight of the evidence in the administrative record, including
the traffic study, one of the findings for approval in subsection (B) can be made:
15.40.030.B.1 Construction of the project will be completed within 60 months
of project approval; or
15.40.030.B.1(a) The project will neither cause nor make an unsatisfactory
level of traffic service at any impacted intersection.
3. That the project proponent has agreed to make or fund the improvements, or make
the contributions, that are necessary to make the findings for approval and to
comply with all conditions of approval.
A traffic study was prepared by Ganddini Group, Inc. under the supervision of the City
Traffic Engineer for the project in compliance with Municipal Code Chapter 15.40 (Traffic
Phasing Ordinance) and Appendix A (Attachment No. PC 3). The traffic study included
thirteen (13) study intersections that were analyzed for potential impacts based on the
City’s Intersection Capacity Utilization (“ICU”) methodology. Utilizing this methodology, the traffic study determined the intersections will continue to operate at satisfactory levels
of service as defined by the Traffic Phasing Ordinance. The proposed project will neither
cause nor make worse an unsatisfactory level of traffic service. No significant traffic
delays are predicted, and no improvements are necessary. Facts to support the
acceptance of the traffic study are provided in the draft resolution (Attachment No. PC 1).
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Condominium Conversion Findings
In accordance with Section 19.64.070 (Standards for Condominium Conversions) of the
Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth:
1. The number of off-street parking spaces that were required at the time of original
construction shall be provided on the same property to be converted to
condominium purposes, and the design and location of such parking shall be in conformance with the provisions of the off-street parking regulations contained
within Title 20 of this Code.
2. Each dwelling unit within a building shall have a separate sewer connection to the
City sewer.
3. Each sewer lateral shall be retrofitted/fitted with a cleanout at the property line.
4. Each unit shall maintain a separate water meter and water meter connection.
5. The electrical service connection shall comply with the requirements of Chapter
15.32.
6. The applicant for a condominium conversion shall request a special inspection
from the Community Development Department for the purpose of identifying any building safety violations. The applicant shall correct all identified safety violations
prior to approval of a final map for the condominium conversion.
7. Permanent lot stakes and tags shall be installed at all lot corners by a licensed
surveyor or civil engineer unless otherwise required by the City Engineer.
8. For residential conversions, the project shall be consistent with the adopted goals
and policies of the General Plan, particularly with regard to the balance and
dispersion of housing types within the City.
9. The establishment, maintenance or operation of the use or building applied for
shall not, under the circumstances of the particular case, be detrimental to the
health, safety, peace, 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.
The subject property includes an existing 154-space on-site parking lot. At the time of the
original construction in 1978, the office plaza was required to provide 167 parking spaces
(37,515 sq. ft. / 225 = 167). Subsequent to the construction of the office buildings, the
parking lot has been reduced to 154 spaces. The original number of required parking cannot be restored because the originally approved parking lot design contained drive
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aisles and parking stall widths that do not comply with current standards and is considered
unsafe for vehicular circulation. As a result, the applicant is proposing to bring the parking
lot into compliance with current design standards by increasing drive aisle and parking
stall widths, which result in the loss of 4 spaces. As discussed below, staff believes sufficient facts exist to support a conditional use permit for a waiver of required parking
with the implementation of the conditions of approval.
The applicant requests to waive the requirement that each unit within the building
maintain a separate sewer connection to the City sewer, as well as a separate water meter and water meter connection. Section 19.64.080 (Modification or Waiver of
Conversion Standards) allows the decision-making body to waive the requirement for
separate connections if it finds that the waiver will not be materially detrimental to the
tenants of the property or surrounding properties, nor to public health or safety. The
Municipal Operations Department has reviewed the request for the waivers and determined that the waivers will not be detrimental to the tenants of the property or
surrounding properties.
A special inspection was completed by the Building Division on April 28, 2021
(Attachment No. PC 4). The inspection identified minor deficiencies associated with existing handrails and guardrails. As conditioned, the applicant shall correct all identified
safety violations prior to recordation of the Tentative Parcel Map. Additionally, minor
upgrades for restroom accessibility may be required during the building plan-check
process, and a gurney-sized elevator will be required for accessibility to the second floors
of both buildings. The application of project conditions will ensure the health, safety, peace, comfort, and general welfare of persons residing or working in the neighborhood
and the City.
Tentative Parcel Map Findings
The Planning Commission determined in this case that the Tentative Parcel Map is
consistent with the legislative intent of Title 20 of the Newport Beach Municipal Code and
is approved based on the following findings per Section 19.12.070 (Required Findings for
Action on Tentative Maps) of Title 19:
1. That the proposed map and the design or improvements of the subdivision are
consistent with the General Plan and any applicable specific plan, and with
applicable provisions of the Subdivision Map Act and this Subdivision Code;
2. That the site is physically suitable for the type and density of development;
3. That the design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage nor substantially and avoidably injure
fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision
making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the project and a finding was made pursuant to
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Section 21081 of the California Environmental Quality Act that specific economic,
social or other considerations make infeasible the mitigation measures or project
alternatives identified in the environmental impact report;
4. That the design of the subdivision or the type of improvements is not likely to cause
serious public health problems;
5. That the design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property within the proposed subdivision. In this connection, the decision making body may
approve a map if it finds that alternate easements, for access or for use, will be
provided and that these easements will be substantially equivalent to ones
previously acquired by the public. This finding shall apply only to easements of
record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that
the public at large has acquired easements for access through or use of property
within a subdivision;
6. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land
Conservation Act of 1965 (Williamson Act), the resulting parcels following a
subdivision of the land would not be too small to sustain their agricultural use or
the subdivision will result in residential development incidental to the commercial
agricultural use of the land;
7. That, in the case of a “land project” as defined in Section 11000.5 of the California
Business and Professions Code: (1) There is an adopted specific plan for the area
to be included within the land project; and (2) the decision making body finds that
the proposed land project is consistent with the specific plan for the area;
8. That solar access and passive heating and cooling design requirements have been
satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map
Act;
9. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act
and Section 65584 of the California Government Code regarding the City’s share
of the regional housing need and that it balances the housing needs of the region
against the public service needs of the City’s residents and available fiscal and
environmental resources;
10. That the discharge of waste from the proposed subdivision into the existing sewer
system will not result in a violation of existing requirements prescribed by the
Regional Water Quality Control Board; and
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11. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision
conforms with the certified Local Coastal Program and, where applicable, with
public access and recreation policies of Chapter Three of the Coastal Act.
As demonstrated in the draft resolution (Attachment PC 1), staff believes that sufficient
facts exist to support each finding for a tentative parcel map. The Map is for nonresidential
condominium purposes. The proposed subdivision of an existing commercial office
building is consistent with provisions of the Subdivision Map Act and the CO-G General
Plan land use designation, which provides for administrative, professional, and medical offices. The site is physically suitable for the proposed medical offices, as it is developed
with two existing two-story buildings consisting of office uses. Several other buildings
consisting of office uses exist nearby. The site is accessible from North Bristol Street and
Spruce Street and is adequately served by existing utilities.
The design of the subdivision is not likely to cause serious public health concerns. With
the exception of minor upgrades to address building safety, accessibility and the
retrofitting/fitting of sewer cleanouts, no other improvements to the building or public
utilities are proposed. Any future improvements proposed will comply with all Building,
Public Works, and Fire Codes, which are in place to prevent serious public health problems.
Conditional Use Permit Findings
Pursuant to Section 20.52.020.F (Findings and Decision) of the Newport Beach Municipal Code, the Planning Commission must make the following findings in order to approve a
conditional use permit:
1. The use is consistent with the General Plan and any applicable specific plan;
2. The use is allowed within the applicable zoning district and complies with all other
applicable provisions of this Zoning Code and the Municipal Code;
3. The design, location, size, and operating characteristics of the use are compatible
with the allowed uses in the vicinity;
4. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and
medical) access and public services and utilities; and
5. Operation of the use at the location proposed would not be detrimental to the
harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise
constitute a hazard to the public convenience, health, interest, safety, or general
welfare of persons residing or working in the neighborhood of the proposed use.
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As demonstrated in the draft resolution (Attachment No. PC 1), staff believes that
sufficient facts exist in support of each finding for the proposed conversion to medical
office and reduction in parking. The proposed medical office condominiums will be
consistent with the C-OG General Plan land use designation and PC-11.
The proposed reduction in parking for the site is supported by the provided parking study
(Attachment No. PC 2), which concludes that, even with the modification to the existing
parking lot to decrease the parking supply from 154 to 150 spaces, the parking demand
from the medical office use is accommodated by the parking supply available on-site. As
conditioned and discussed in the parking study, high trip generating medical uses such as urgent care facilities are not to be permitted as part of the converted medical office
plaza.
The site is suitable for the type and intensity of development proposed because the
infrastructure serving the site and surrounding area has been designed and developed to
accommodate various office uses, including medical offices. The project is anticipated to generate approximately 1,302 average daily trips and a Traffic Impact Analysis study has
been completed (Attachment No. PC 3). The study found that there are no significant
traffic-related impacts. Therefore, all aspects of the proposed project should not prove
detrimental to the community with the application of the conditions of approval.
Alternatives
1. The Planning Commission may require changes to the project to alleviate any
concerns related to the design or the ability to make the required findings. If the
changes are substantial, the item should be continued to a future meeting to allow the applicant to make the necessary adjustments and to allow staff to prepare a
revised resolution incorporating new findings and/or conditions.
2. If the Planning Commission believes that there are insufficient facts to support the
findings for approval, the Planning Commission may deny the application and provide facts in support of denial, and allow staff to prepare a revised resolution for denial of
the project.
Environmental Review
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code
of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect
on the environment. Class 1 exempts the subdivision of existing commercial or industrial
buildings where no physical changes occur which are not otherwise exempt from CEQA. No physical changes are proposed for the project beyond a parking lot reconfiguration
and minor interior alterations to the existing building that is otherwise exempt from CEQA.
The parking and traffic studies show there will be adequate parking and there will be no
impacts to area intersections.
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Public Notice
Notice of this hearing was published in the Daily Pilot, mailed to all owners and residential
occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways) including the applicant and posted on the subject property
at least 10 days before the scheduled meeting, consistent with the provisions of the
Municipal Code. Additionally, the item appeared on the agenda for this meeting, which
was posted at City Hall and on the City website.
Prepared by: Submitted by:
__________________________ David S. Lee, Associate Planner
ATTACHMENTS
PC 1 Draft Resolution with Findings and Conditions PC 2 Parking Study
PC 3 Traffic Impact Analysis
PC 4 Building Inspection Report
PC 5 Tentative Parcel Map
PC 6 Project Plans
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Attachment No. PC 1
Draft Resolution with Findings and Conditions
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RESOLUTION NO. PC2021-015
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF NEWPORT BEACH, CALIFORNIA APPROVING
CONDOMINIUM CONVERSION NO. CC2020-002, TENTATIVE PARCEL MAP NO. NP2020-003, CONDITIONAL USE PERMIT NO. UP2020-185 AND TRAFFIC STUDY NO. TS2021-001, FOR
THE CONVERSION OF AN EXISTING PROFESSIONAL OFFICE
COMPLEX TO MEDICAL OFFICE CONDOMINIUMS AND A
PARKING WAIVER FOR THE PROPERTY LOCATED AT 1400 AND 1420 NORTH BRISTOL STREET (PA2020-052)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by BSP Bristol, LLC, (“Applicant”) with respect to property located
at 1400 and 1420 North Bristol Street, and legally described as Parcel 2 of Book 54, Page
11 of Resubdivision No. 385 (“Property”).
2. The Applicant proposes a condominium conversion in conjunction with a tentative parcel
map to convert two (2) existing two-story office buildings to medical office condominiums,
creating between 22 to 30 ownership units (“Project”). The Project requires the following
approvals:
• Condominium Conversion No. CC2020-002 authorizing the conversion of existing
rental units into condominiums (“Condominium Conversion”);
• Tentative Parcel Map No. NP2020-003 authorizing the subdivision of five or more
condominiums as defined in Section 783 of the California Civil Code (“Tentative
Parcel Map”);
• Conditional Use Permit No. UP2020-185 authorizing the reduction of required off-
street parking (“Conditional Use Permit”);
• Traffic Study No. TS2021-001 ensuring compliance with the Traffic Phasing Ordinance of Newport Beach Municipal Code Chapter 15.40 (“Traffic Study”);
• Included is a request to waive the Title 19 (Subdivisions) requirement that each unit
within the building maintain separate water meters, as well as water and sewer connections.
3. The Property is designated CO-G (General Commercial Office) by the General Plan Land
Use Element and located within the PC11 (Newport Place Planned Community Zoning
District).
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4. The Property is not located within the coastal zone, therefore, an amendment to the
Coastal Land Use Plan or a coastal development permit are not required.
5. A public hearing was held on June 3, 2021, in the Council Chambers located at 100 Civic
Center Drive, Newport Beach, California, in person and via teleconference, observing restrictions due to the Declaration of a State Emergency and Proclamation of Local
Emergency related to COVID-19. A notice of time, place and purpose of the public
hearing was given in accordance with California Government Code Section 54950 et
seq. (“Ralph M. Brown Act”), Chapter 19.12 (Tentative Map Review) and Chapter 20.62
of the Newport Beach Municipal Code (“NBMC”). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This Project is categorically exempt from the California Environmental Quality Act (“CEQA”) pursuant to Section 15301 under Class 1 (Existing Facilities) of the California
Code of Regulations, Title 14, Division 6, Chapter 3 (“CEQA Guidelines”), because it has
no potential to have a significant effect on the environment.
2. Class 1 exempts operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or
topographical features, involving negligible or no expansion of use. This includes but is not
limited to the subdivision of existing commercial buildings where no physical changes
occur which are otherwise not exempt.
3. The Project will convert an existing office building to nonresidential condominiums and
will involve minor safety upgrades, but no expansion of use.
4. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The Project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within
a state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
SECTION 3. REQUIRED FINDINGS.
Condominium Conversion
In accordance with Section 19.64.070 (Standards for Condominium Conversions) of the NBMC, the following findings and facts in support of such findings are set forth:
Finding:
A. The number of off-street parking spaces that were required at the time of original construction shall be provided on the same property to be converted to condominium
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Planning Commission Resolution No. PC2021-015 Page 3 of 20
purposes, and the design and location of such parking shall be in conformance with the
provisions of Chapter 20.40 (Off-Street Parking).
Facts in Support of Finding:
1. The Property consists of two (2) commercial office buildings which total 37,515 square feet, as well as an existing 165 space on-site parking lot. At the time of the original
construction in 1978, the office plaza was required to provide 167 parking spaces
(37,515 sq. ft. / 225 = 167). Subsequent to the construction of the office buildings, the
parking lot has been reduced to 165 spaces. 2. The original number of required parking cannot be provided because the originally
approved parking lot design contained drive aisles and parking stall widths that are non-
compliant and considered unsafe for vehicular circulation by current standards. As a
result, the Applicant is proposing to bring the parking lot into compliance by increasing drive aisle and parking stall widths, which result in the loss of 15 parking spaces.
3. Section 19.64.080(A) authorizes the decision maker to modify or waive these parking
requirements in accordance with the waiver procedures of Title 20 of this Code for off-
street parking. The Applicant seeks a reduction of required parking. Where 188 parking spaces are required by PC11 for medical office (37,515 sq. ft. / 200 = 188), there will be 150 spaces provided, resulting in a code-required deficit of 38 spaces (188 - 150 = 38).
A parking study from April 19, 2021 has been provided by RK Engineering, Inc. (the
“Parking Study”). The Parking Study determines the overall parking demand of the
proposed medical office condominiums by providing weekday parking surveys taken from five (5) comparable medical office buildings within Orange County, prior to the COVID-19 pandemic. The analysis of the data resulted in a parking rate of 3.87 spaces
per 1,000 square feet. With this rate applied to the Property, the peak projected parking
demand is 145 spaces, where 150 spaces are provided. This results in a 96 percent
parking lot utilization during peak hours. The Parking Study concludes that the modified parking lot, with a reduction in the number of spaces, is sufficient to accommodate the proposed medical office conversion.
Finding:
B. Each dwelling unit within a building shall have a separate sewer connection to the City
sewer.
Facts in Support of Finding:
1. Applicant requests to waive the requirement that each unit within the building maintain
a separate sewer connection to the City sewer. Section 19.64.080 (Modification or
Waiver of Conversion Standards) of the NBMC allows the decision-making body to
waive the requirement for separate connections if it finds that the waiver will not be
materially detrimental to the tenants of the Property or surrounding properties, nor to public health or safety.
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2. Applicant estimates the Condominium Conversion will result in a range of 22 to 30
separate ownership units.
3. A waiver eliminates the need to excavate the right-of-way to provide each unit with new
utility connections. It also eliminates the need to reconfigure the existing plumbing and utility connections, which would involve significant alterations to the Property.
4. Waiving the requirement for separate sewer connections will not be materially
detrimental to the tenants, nor to public health or safety because the building’s existing
connections can adequately accommodate those utilizing the Property.
5. The City’s Municipal Operations Department has reviewed the request to waive
separate sewer connections for each condominium unit and will allow the waiver
provided the Applicant ensures common sewer connection use will not be detrimental
to the tenants of the Property or surrounding properties. Each building has a dedicated utility line which is maintained by the building association. The applicant proposes to
charge utility costs through association dues. Any future development, modification or
major construction of the Property may result in recession of the waiver and require
plans to be submitted to the City regarding sewer service.
6. As conditioned, the Applicant shall form an Association responsible for the payment of
sewer fees to ensure common sewer connection use will not be detrimental to the
residents or tenants of the Property or surrounding properties.
Finding:
C. Each sewer lateral shall be retrofitted/fitted with a cleanout at the property line.
Facts in Support of Finding:
1. As conditioned, the existing sewer laterals shall be retrofitted/fitted with a cleanout to comply with this requirement prior to recordation of the Tentative Parcel Map.
Finding:
D. Each unit shall maintain a separate water meter and water meter connection.
Facts in Support of Finding:
1. Applicant has requested to waive the requirement that each unit within the building maintain a separate water meter and water meter connection. Section 19.64.080
(Modification or Waiver of Conversion Standards) of the NBMC allows the decision-
making body to waive the requirement for separate connections if it finds that the waiver
will not be materially detrimental to the tenants of the property or surrounding properties,
nor to public health or safety.
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Planning Commission Resolution No. PC2021-015 Page 5 of 20
2. Applicant estimates the Condominium Conversion will result in approximately 22 to 30
separate ownership units.
3. A waiver eliminates the need to excavate the right-of-way to provide each unit with new
utility connections. It also eliminates the need to reconfigure the existing plumbing and utility connections, which would involve significant alterations to the Property.
4. Waiving the requirement for separate water connections will not be materially
detrimental to the tenants, nor to public health or safety because the building has
demonstrated that existing connections can adequately accommodate those utilizing the Property.
5. The City’s Municipal Operations Department has reviewed the request to waive
separate water meters, and water meter connections for each condominium unit and will
allow the waiver provided the Applicant ensures common water connection use will not be detrimental to the tenants of the property or surrounding properties. Each building
has a dedicated utility line which is maintained by the building association. The applicant
proposes to charge utility costs through association dues. Any future development,
modification or major construction of the Property may result in recission of the waiver
and require plans to be submitted to the City regarding sewer service.
6. As conditioned, the Applicant shall form an owner’s association responsible for the
payment of water fees to ensure common water connection use will not be detrimental
to the residents or tenants of the property or surrounding properties.
Finding:
E. The electrical service connection shall comply with the requirements of Chapter 15.32
of the NBMC.
Facts in Support of Finding:
1. The electrical service connection for the existing office building complies with Chapter
15.32 (Underground Utilities) of the NBMC because all electrical service to the Property
is installed underground.
Finding:
F. The applicant for a condominium conversion shall request a special inspection from the
Building Division for the purpose of identifying any building safety violations. The applicant shall correct all identified safety violations prior to approval of a final map for
the condominium conversion.
Facts in Support of Finding:
1. The Building Division completed a special inspection on April 28, 2021.
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Planning Commission Resolution No. PC2021-015 Page 6 of 20
2. The inspection identified minor building and safety code issues associated with existing
handrails and guardrails. Additionally, minor upgrades for restroom accessibility may be
required during the building plan-check process.
3. As conditioned, the Applicant shall correct all identified safety violations prior to recordation of the final map.
Finding:
G. Permanent lot stakes and tags shall be installed at all lot corners by a licensed surveyor or civil engineer unless otherwise required by the City Engineer.
Facts in Support of Finding:
1. As conditioned, the Project will comply with this requirement prior to recordation of the final map.
Finding:
H. For residential conversions, the project shall be consistent with the adopted goals and policies of the General Plan, particularly with regards to the balance and dispersion of
housing types within the City.
Facts in Support of Finding:
1. This finding is inapplicable since Project does not involve a residential conversion.
Finding:
I. The establishment, maintenance or operation of the use or building applied for shall not, under circumstances of the particular case, be detrimental to the health, safety, peace,
comfort and general welfare of person 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.
Facts in Support of Finding:
1. The application of project conditions will ensure the health, safety, peace, comfort, and
general welfare of persons residing or working in the neighborhood and the City.
2. The proposed conversion of existing office buildings to medical office condominiums occurs on a property within PC11, which allows for medical office uses.
3. Correction of Building and Safety code issues identified during the special inspection
will be corrected ensuring the building does not create a detriment to persons working at or around the Property.
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Planning Commission Resolution No. PC2021-015 Page 7 of 20
4. Accessibility upgrades in compliance with the Americans with Disabilities Act will be
required to ensure the use of the building and Property are not detrimental to persons
working or residing in the neighborhood.
Tentative Parcel Map
In accordance with Section 19.12.070 (Required Findings for Action on Tentative Maps) of Title
19 (Subdivisions) of the NBMC, the following findings and facts in support of such findings are
set forth.
Finding:
J. That the proposed map and the design or improvements of the subdivision are
consistent with the General Plan and any applicable specific plan, and with applicable
provisions of the Subdivision Map Act and this Subdivision Code.
Facts in Support of Finding:
1. The Tentative Parcel Map is for nonresidential condominium purposes. The proposed
subdivision of an existing commercial office building is consistent with provisions of the Subdivision Map Act and the CO-G (General Commercial Office) General Plan Land Use Element designation, which provides for administrative, professional, and medical
offices.
2. The Property is not part of a specific plan area, therefore no findings of consistency with a specific plan is necessary.
Finding:
K. That the site is physically suitable for the type and density of development.
Facts in Support of Finding:
1. The Project consist of a conversion of an existing professional office complex to medical
office condominiums. 2. The Property is already developed with two two-story buildings consisting of office uses
set amidst several other buildings in the surrounding area.
3. The lot is physically suitable for the commercial office density and development as the site is relatively flat and has demonstrated since original construction that it is able to adequately accommodate the office use.
4. The Property is accessible from North Bristol Street and Spruce Street and is adequately
served by existing utilities.
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Planning Commission Resolution No. PC2021-015 Page 8 of 20
Finding:
L. That the design of the subdivision or the proposed improvements are not likely to cause
substantial environmental damage nor substantially and avoidably injure fish or wildlife
or their habitat. However, notwithstanding the foregoing, the decision making body may nevertheless approve such a subdivision if an environmental impact report was
prepared for the project and a finding was made pursuant to Section 21081 of the
California Environmental Quality Act that specific economic, social, or other
considerations make infeasible the mitigation measures or project alternatives identified
in the environmental impact report.
Facts in Support of Finding:
1. The Property was previously developed and is located in an urbanized area that does
not contain any sensitive vegetation or habitat.
2. The Project is categorically exempt pursuant to Section 15301 under Class 1 (Existing
Facilities) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6,
Chapter 3.
Finding:
M. That the design of the subdivision or the type of improvements is not likely to cause
serious public health problems.
Facts in Support of Finding:
1. The Project consist of a conversion of an existing professional office complex to medical
office condominiums.
2. With the exception of minor upgrades to address building safety and accessibility and
the retrofitting/fitting of sewer cleanouts, no other improvements to the building or public
utilities are proposed. The correction of identified safety violations associated with the
special building inspection will not create any serious public health concerns.
3. Any future improvements proposed will comply with all Building, Public Works, and Fire
Codes, which are in place to prevent serious public health problems. Any public
improvements required of the developer per Section 19.28.010 (General Improvement
Requirements) of the NBMC and Section 66411 (Local agencies to regulate and control
design of subdivisions) of the Subdivision Map Act shall comply with all ordinances of the City and all Conditions of Approval.
4. Facts in support of Finding B(4)-(6), C, D, and E, are herein incorporated by reference.
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Planning Commission Resolution No. PC2021-015 Page 9 of 20
Finding:
N. That the design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property within
the proposed subdivision. In this connection, the decision-making body may approve a map if it finds that alternate easements, for access or for use, will be provided and that
these easements will be substantially equivalent to ones previously acquired by the
public. This finding shall apply only to easements of record or to easements established
by judgment of a court of competent jurisdiction and no authority is hereby granted to
the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision.
Facts in Support of Finding:
1. The Tentative Parcel Map for the subdivision of the existing office building will not conflict with a four-foot City sidewalk and utilities easement located at the southerly side of the Property or any other public easements that exist nearby.
Finding:
O. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act,
if the land is subject to a contract entered into pursuant to the California Land
Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision
of the land would not be too small to sustain their agricultural use or the subdivision will
result in residential development incidental to the commercial agricultural use of the land.
Facts in Support of Finding:
1. The Property is not subject to the Williamson Act because the Property is not designated as an agricultural preserve.
2. The site, developed for office use, lies in a zone that permits office uses.
Finding:
P. That, in the case of a “land project” as defined in Section 11000.5 of the California
Business and Professions Code: (1) There is an adopted specific plan for the area to be
included within the land project; and (2) the decision making body finds that the
proposed land project is consistent with the specific plan for the area.
Facts in Support of Finding:
1. The Property is not a “land project” as defined in Section 11000.5 of the California
Business and Professions Code.
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Planning Commission Resolution No. PC2021-015 Page 10 of 20
2. The Property is not part of a specific plan area, therefore no findings of consistency with
a specific plan is necessary.
Finding:
Q. That solar access and passive heating and cooling design requirements have been
satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act.
Facts in Support of Finding:
1. Any future improvements are subject to Title 24 of the California Code of Regulations, Parts 8 and 10 (“California Building Code”) that requires new construction to meet
minimum heating and cooling efficiency standards depending on location and climate.
The Newport Beach Building Division enforces Title 24 compliance through the plan
check and inspection process. Finding:
R. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and
Section 65584 of the California Government Code regarding the City’s share of the regional housing need and that it balances the housing needs of the region against the
public service needs of the City’s residents and available fiscal and environmental
resources.
Facts in Support of Finding:
1. The Project is an existing office building that proposed conversion to medical office.
2. The Property lies within an office site of a Planned Community Zoning District that
prohibits residential land uses. The City’s Housing Element recognizes other specific housing opportunities in the City that can accommodate the City’s regional housing need
for the 2021-2029 housing period. Therefore, the Tentative Parcel Map for condominium
purposes will not affect the City in meeting its regional housing need.
Finding:
S. That the discharge of waste from the proposed subdivision into the existing sewer
system will not result in a violation of existing requirements prescribed by the Regional
Water Quality Control Board.
Facts in Support of Finding:
1. As conditioned, wastewater discharge into the existing sewer system shall comply with
the Regional Water Quality Control Board (RWQCB) requirements.
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Planning Commission Resolution No. PC2021-015 Page 11 of 20
Finding:
T. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision
conforms with the certified Local Coastal Program and, where applicable, with public
access and recreation policies of Chapter Three of the Coastal Act.
Facts in Support of Finding:
1. The Property is not located within the coastal zone and therefore, conformance with the
Coastal Land Use Plan or Title 21 of the NBMC is not applicable.
Conditional Use Permit
In accordance with Section 20.52.020(F) (Findings and Decision) of the NBMC, the following
findings and facts in support of such findings are set forth:
Finding:
U. The use is consistent with the General Plan and any applicable specific plan.
Facts in Support of Finding:
1. The CO-G (General Commercial Office) land use designation under the General Plan
provide administrative, professional, and medical offices with limited accessory retail
and service uses. The Project is consistent with this designation as it is for the conversion of professional offices into medical office condominiums.
2. Land Use Element Policy 2.4 (Economic Development), encourages the
accommodation of uses that maintain or enhance the City’s fiscal health, accounting for
market demands while maintaining and improving the quality of life for residents. Due to the ongoing COVID-19 pandemic, the market demands for commercial office space has
been altered for the foreseeable future. The conversion to a medical office plaza
provides a sustainable use which would serve residents medical needs and enhance
the overall fiscal health of the Property.
3. General Plan Circulation Element Goal CE 7.1’s stated policy goal is to provide “An
adequate supply of convenient parking throughout the City.” Policy CE 7.1.1 stated
policy goal is to “Require that new development provide adequate, convenient parking
for residents, guests, business patrons, and visitors.” The existing parking lot does not
comply with current regulations for drive aisle and parking stall widths. The Applicant proposes to make improvements for the parking lot to comply with current regulations
and provide convenient and safe circulation for visitors. As a result, the on-site parking
supply is proposed to be reduced from 165 to 150 spaces. As discussed in Finding A
and V below, the proposed parking reduction is consistent with Policy CE7.1.1 because
adequate parking will be provided based upon the proposed uses.
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Planning Commission Resolution No. PC2021-015 Page 12 of 20
4. The Property is not part of a specific plan area, therefore no findings of consistency with
a specific plan is necessary.
5. The Property is not located within the coastal zone and therefore conformance with the
Coastal Land Use Plan or a Title 21 of the NBMC is not applicable.
Finding:
V. The use is allowed within the applicable zoning district and complies with all other
applicable provisions of this Zoning Code and the Municipal Code.
Facts in Support of Finding:
1. The Property is located within Industrial Site 3A of PC-11 (Newport Place Planned
Community), which is intended to provide for areas appropriate various industrial uses such as manufacturing, research assembly, and testing and repair of components and
devices. Administrative, professional, and business offices are also permitted uses. On
June 14, 2013, a determination was made by City Staff that permitted uses for properties
located within Industrial Site 3A of PC11 shall also include all Group 1 uses (Professional
and Business Offices) listed under PART II Commercial of PC11. Under this determination, medical offices are a permitted use for the Property.
2. With the proposed conversion from commercial office to medical office condominiums,
the Applicant seeks improved parking lot circulation by bringing drive aisle and parking
stall widths into compliance with current design regulations. As a result, the parking lot will lose 15 spaces, resulting in 150 on-site spaces (165 - 15 = 150).
3. The Applicant seeks a reduction of required parking. Where 188 parking spaces are
required by PC11 for medical office (37,515 sq. ft. / 200 = 188), there will be 150 spaces
provided, resulting in a code-required deficit of 38 spaces (188 - 150 = 38). A parking study from April 19, 2021 has been provided by RK Engineering, Inc. (the “Parking
Study”). The Parking Study determines the overall parking demand of the proposed
medical office condominiums by providing weekday parking surveys taken from five (5)
comparable medical office buildings within Orange County, prior to the COVID-19
pandemic. The analysis of the data resulted in a parking rate of 3.87 spaces per 1,000 square feet. With this rate applied to the Property, the peak projected parking demand
is 145 spaces, where 150 spaces are provided. This results in a 96 percent parking lot
utilization during peak hours. The Parking Study concludes that the modified parking lot,
with a reduction in the number of spaces, is sufficient to accommodate the proposed
medical office conversion.
4. Due to high projected parking occupancies during peak times, the Project has been
conditioned to submit a parking study with live parking counts no earlier than 6-months
after certificates of occupancies for medical offices have been obtained for 70 percent
of the existing office space. The parking study will be reviewed by staff to determine if there is sufficient capacity in the parking lot to convert the remaining 30 percent of
existing office space into medical office uses. The final 30 percent of existing office
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Planning Commission Resolution No. PC2021-015 Page 13 of 20
space will not be converted to medical office until the parking study has been analyzed
by staff and written authorization from the Community Development Director is granted.
5. As conditioned, high-trip generating medical office uses, such as urgent care facilities,
are not permitted within the proposed medical office plaza.
Finding:
W. The design, location, size, and operating characteristics of the use are compatible with
the allowed uses in the vicinity.
Facts in Support of Finding:
1. The Property consists of two, two-story medical office buildings totaling 37,515 square
feet. The Property abuts North Bristol Street to the south and is surrounded by other office uses to the east, north, and west. Additionally, a vehicle storage facility is located
to the east, on the corner of Spruce Street and Quail Street. The conversion of the
existing professional office to medical office condominiums is compatible with the land
uses permitted within the surrounding development.
Finding:
X. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and
medical) access and public services and utilities.
Facts in Support of Finding:
1. The Property is 2.38 acres in area (105,503 square feet), generally rectangular in shape,
and located in a commercial area abutting North Bristol Street. The Project is to convert an existing commercial office into medical office condominiums. No additional floor area is proposed as a part of this Project.
2. The Project currently consists of two (2) vehicular driveway entrances into the office
plaza, one (1) on Spruce Street and one (1) on North Bristol Street. As a part of the parking lot modification, the Applicant is seeking to increase drive aisle and parking stall width to comply with current regulations. The new parking lot layout has been reviewed
and approved by the Public Works Department.
3. Facts in support of Findings A(3) is hereby incorporated by reference. 4. The Public Works Department, Building Division, and Fire Department have reviewed
the application. The project is required to obtain all applicable permits from City
Departments and must comply with the most recent, City-adopted version of the
California Building Code.
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Planning Commission Resolution No. PC2021-015 Page 14 of 20
Finding:
Y. Operation of the use at the location proposed would not be detrimental to the
harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise
constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use.
Facts in Support of Finding:
1. The conversion from professional office complex to medical office condominiums would be compatible with other commercial uses in the vicinity and is not detrimental to the abutting office uses.
2. The Project as a medical office is an allowed use within the PC-11 zoning designation
and is consistent with the planned land use for the Property. The Property is suitable for the type and intensity of development proposed because the infrastructure serving the site and surrounding area has been designed and developed to accommodate
additional commercial development use of the site. Therefore, the conversion to
medical office condominiums is not detrimental.
3. Based on the Project description, the Project is anticipated to generate approximately 1,306 average daily trips; therefore, a traffic impact analysis study has been completed.
No significant impacts related to traffic have been identified.
4. Compliance with the NBMC and the conditions of approval are required and will further ensure that the proposed use will not be detrimental.
5. Facts in support of Finding B(4) is hereby incorporated by reference.
Traffic Study In accordance with Section 15.40.030(A) (Traffic Phasing Ordinance) of the NBMC, the
following findings and facts in support of such findings are set forth:
Finding:
Z. That a traffic study for the project has been prepared in compliance with this NBMC
Chapter 15.40 and Appendix A.
Facts in Support of Finding:
1. The Traffic Study, titled “1400 Bristol Street Medical Offices” dated April 6, 2021, was
prepared by Ganddini Group, Inc. under the supervision of the City Traffic Engineer for
the Project in compliance with Chapter 15.40 (Traffic Phasing Ordinance) of the NBMC
and Appendix A.
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Planning Commission Resolution No. PC2021-015 Page 15 of 20
2. Based on the proposed project description, the proposed project is anticipated to
generate approximately 1,306 average daily trips; therefore, a Traffic Phasing
Ordinance study has been completed. No significant impacts related to traffic have been
identified.
Finding:
AA. That, based on the weight of the evidence in the administrative record, including the
traffic study, one of the findings for approval in subsection 15.40.030 (B) can be made:
Construction of the project will be completed within 60 months of project approval;
NBMC Section 15.40.030(B)(1) or
The project will neither cause nor make worse an unsatisfactory level of traffic service
at any impacted intersection. NBMC Section 15.40.030(B)(1)(a).
Facts in Support of Finding:
1. The Project is anticipated to be completed in 2021. If the Project is not completed within
60 months of this approval, preparation of a new traffic study will be required. 2. The Traffic Study included thirteen (13) study intersections that were analyzed for
potential impacts based on the City’s Intersection Capacity Utilization (“ICU”)
methodology. Utilizing this methodology, the Traffic Impact Analysis determined that the
thirteen (13) primary intersections identified will continue to operate at satisfactory levels of service as defined by the Traffic Phasing Ordinance.
Finding:
BB. That the project proponent has agreed to make or fund the improvements, or make the contributions, that are necessary to make the findings for approval and to comply with
all conditions of approval.
Facts in Support of Finding:
No improvements or mitigation are necessary because implementation of the Project will
neither cause nor make worse an unsatisfactory level of traffic service at any impacted primary
intersection within the City of Newport Beach.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act pursuant to Section 15303 under Class 3 of the CEQA Guidelines, California Code of Regulations, Title 14,
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Planning Commission Resolution No. PC2021-015 Page 16 of 20
Division 6, Chapter 3, because it has no potential to have a significant effect on the
environment.
2. The Planning Commission of the City of Newport Beach hereby approves Condominium
Conversion No. CC2020-02, Tentative Parcel Map No. NP2020-003, and Conditional Use Permit UP2020-185, subject to the conditions set forth in Exhibit A, which is attached
hereto and incorporated by reference.
3. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 20
(Planning and Zoning), of the Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 3RD DAY OF JUNE, 2021.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:_________________________
Erik Weigand, Chairman
BY:_________________________
Lauren Kleiman, Secretary
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Planning Commission Resolution No. PC2021-015 Page 17 of 20
EXHIBIT “A”
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
Planning Division
1. The Project shall be in substantial conformance with the approved site plan, floor plans
and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. The Project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3. Applicant shall comply with all federal, state, and local laws. Material violation of any of
those laws in connection with the use may be cause for revocation of this Use Permit.
4. Use Permit No. UP2020-185, Condominium Conversion No. CC2020-002, and Tentative
Parcel Map No. NP2020-003 shall expire unless exercised within 24 months from the date
of approval as specified in Section 20.54.060 of the Newport Beach Municipal Code
(“NBMC”), unless an extension is otherwise granted.
5. Prior to recordation of the Parcel Map, an inspection of the Property shall be conducted
verifying that all safety violations identified on April 28, 2021, and applicable Building
Division conditions of approval are addressed.
6. The Condominium Conversion and Tentative Parcel Map shall expire if the Map has not
been recorded within 24 months of the date of approval, unless an extension is granted
by the Community Development Director in accordance with the provisions of Section
19.16 (Tentative Map Expiration and Extension) of the NBMC.
7. This Use Permit, Condominium Conversion, and Tentative Parcel Map may be modified
or revoked by the Planning Commission should they determine that the proposed uses
or conditions under which it is being operated or maintained is detrimental to the public
health, welfare or materially injurious to property or improvements in the vicinity or if the
Property is operated or maintained so as to constitute a public nuisance.
8. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require an amendment to this Use Permit or the processing of
a new use permit.
9. A copy of the resolution, including conditions of approval Exhibit “A” shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
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Planning Commission Resolution No. PC2021-015 Page 18 of 20
10. A parking study shall be submitted no earlier than 6-months after certificate of
occupancies have been obtained for 70 percent of the existing office space. The parking
study shall include parking counts on multiple days and times to verify the parking
utilization of existing tenants and uses. The Community Development Director shall
review the parking study and determine if there is sufficient capacity in the parking lot to convert the remaining 30 percent of existing office space into medical office uses. The
final 30 percent of existing office space shall not be converted to medical office use until
complying with this condition and receiving written authorization from the Community
Development Director.
11. High trip-generating medical uses, such as urgent care facilities, are not permitted within
the medical office plaza.
12. Prior to the issuance of a building permit, the Applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning Division.
13. Prior to issuance of a building permit for each condominium, the Applicant shall pay a
fair share fee for the conversion of professional office to medical office.
14. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the NBMC. The maximum
noise shall be limited to no more than depicted below for the specified time periods
unless the ambient noise level is higher:
Between the hours of 7:00AM
and 10:00PM
Between the hours of
10:00PM and 7:00AM
Location Interior Exterior Interior Exterior
Residential Property 45dBA 55dBA 40dBA 50dBA
Residential Property located within 100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA
Mixed Use Property 45dBA 60dBA 45dBA 50dBA
Commercial Property N/A 65dBA N/A 60dBA
15. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
16. Construction activities shall comply with Section 10.28.040 of the NBMC, which restricts
hours of noise-generating construction activities that produce noise to between the
hours of 7:00 a.m. and 6:30 p.m., Monday through Friday, and 8:00 a.m. and 6:00 p.m.
on Saturday. Noise-generating construction activities are not allowed on Saturdays,
Sundays or Holidays.
17. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
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Planning Commission Resolution No. PC2021-015 Page 19 of 20
without limitation, attorney’s fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s
approval of BSP Bristol, LLC Medical Offices including, but not limited to, UP2020-185,
CC2020-002, and NP2020-003 (PA2020-052). This indemnification shall include, but not
be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or
proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such
proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees,
and damages which City incurs in enforcing the indemnification provisions set forth in this
condition. The Applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition.
Building Division
18. The Applicant is required to obtain all applicable permits from the City’s Building Division and Fire Department. The construction plans must comply with the most recent, City-adopted version of the California Building Code. The construction plans must meet all
applicable State Disabilities Access requirements. Approval from the Orange County
Health Department is required prior to the issuance of a building permit.
19. New parking layout shall provide required accessible parking stalls and paths of travel.
20. A gurney-sized elevator shall be required for accessibility to medical offices on the second
floors of both buildings. Public Works Department
21. A parcel Map shall be recorded. The Map shall be prepared on the California coordinate
system (NAD83). Prior to recordation of the Map, the surveyor/engineer preparing the
Map shall submit to the County Surveyor and the City of Newport Beach a digital-graphic file of said map in a manner described in Section 7-9-330 and 7-9-337 of the Orange
County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The
Map to be submitted to the City of Newport Beach shall comply with the City’s CADD
Standards. Scanned images will not be accepted.
22. Prior to recordation of the parcel map, the surveyor/engineer preparing the map shall tie
the boundary of the map into the Horizontal Control System established by the County
Surveyor in a manner described in Section s 7-9-330 and 7-9-337 of the Orange County
Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments
(one-inch iron pipe with tag) shall be set On Each Lot Corner unless otherwise approved by the Subdivision Engineer. Monuments shall be protected in place if installed prior to
completion of Project.
23. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
24. An encroachment permit is required for all work activities within the public right-of-way.
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Planning Commission Resolution No. PC2021-015 Page 20 of 20
25. Reconstruct all damaged/broken sidewalk, curb and gutters per City Standards along
the Spruce Street and Bristol Street North project frontages.
26. Install new accessible compliant driveway approaches per City Standard along the Spruce Street and Bristol Street North Project frontages.
27. Reconstruct all damaged/broken curb drains per City Standard STD-184-L along the
Spruce Street and Bristol Street North Project frontages.
28. Install a new sewer cleanout per City Standard STD-406-L on the existing sewer lateral
that serves the Property.
29. The existing fire single check detector shall be upgraded per City Standard STD-517-L
and located above ground.
36
Attachment No. PC 2
Parking Study
37
INTENTIONALLY BLANK PAGE38
39
April 19, 2021
Mr. Matthew Haugen
BSP Bristol, LLC
3501 Jamboree Road, Suite 4200
Newport Beach, CA 92660
Subject: 1400 & 1420 North Bristol Medical-Dental Office Conversion Parking
Review, City of Newport Beach
Dear Mr. Haugen:
Introduction
RK ENGINEERING GROUP, INC. (RK) is pleased to submit this parking analysis to provide a
medical-dental office building parking review for the 1400 & 1420 North Bristol buildings
located in the City of Newport Beach. The existing two-building and two-story general
office buildings consists of approximately 37,515 square feet.
The project will provide a total of 150 dedicated parking spaces within a surface lot. The
parking lot will be updated to conform with the current City of Newport Beach parking
space dimensions and drive aisle widths. As a result, the parking supply for the project will
consist of 150 parking spaces which includes 6 ADA spaces. The buildings have a parking
supply ratio of 4.00 parking spaces per 1,000 square feet.
Exhibits A-1 and A-2 provides an aerial satellite image and site plan for the project.
Representatives of the buildings are proposing to convert 100% of the building from
general office use to medical-dental office use. The medical office use will not include
urgent care tenants. Based on a review of the City of Newport Beach Parking Requirements
for medical office use (1 space per 200 square feet or 5.0 spaces per 1,000 square feet),
the project would require a total of 188 parking spaces. The proposed conversion is
deficient by 38 parking spaces or -20% per code.
Tables 1-A and 1-B include parking calculations for Existing and Proposed Conditions.
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The objective of the parking analysis is to determine the adequacy of parking for the
proposed conversion from general office use to medical-dental office use at the 1400 &
1420 North Bristol buildings. This will be accomplished by obtaining observed parking
demand counts at local and comparable medical-dental office buildings and reviewing
published parking demand data for medical-dental office use.
City of Newport Beach Parking Requirements Tables 1-A & 1-B)
Based on the parking code requirements, the City of Newport Beach applies a parking rate
of one (1) space per 200 square feet (5.0 parking spaces per 1,000 square feet) for medical
office use. As a result, the proposed 100% medical office conversion would require a total
of 188 parking spaces. Since the project provides a total of 150 parking spaces, there is a
parking code deficiency of 38 parking spaces or 20% deficient per code. Representatives of
the project are seeking a parking waiver for a 100% conversion of the project.
Due to the parking code deficiency onsite, a parking review of local and comparable
medical office buildings has been completed to determine if an adequate number of
parking spaces are provided to serve the proposed 37,515 square feet of medical office
building use.
The City of Newport Beach Off-Street Parking Spaces Required 21.40.040 is provided in
Appendix A.
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Medical Office Building Observed Study Sites (Exhibits B - F)
To determine a parking rate for the proposed medical-dental office conversion, RK
obtained weekday (Wednesday) parking surveys at five (5) comparable medical office
buildings within Orange County.
After the data was collected, it was determined that two (2) of the medical office buildings
included urgent care tenants. Urgent care uses tend to generate higher parking demands
when compared to typical appointment based medical-dental office tenants. Since the
proposed medical office conversion project will not include urgent care tenants, two (2)
survey locations have not been utilized to determine the projected parking demand for the
project. As a result, the parking rate for the project was determined by the three (3) study
sites that had nonurgent care tenants only.
The three (3) nonurgent care medical office sites have tenants all located in suites like the
proposed project location. The types of tenants are like those of the proposed project site.
Typical tenants typically include, dentist, dermatologist, pediatrician, etc.
The counts were obtained from Counts Unlimited Inc. during typical conditions (Non-
COVID-19 Pandemic). Furthermore, all the study area parking lots provide surface parking
and are exclusively used by employees and visitors.
The parking demand was surveyed from 8:00 AM to 6:00 PM at one (1) hour intervals. The
observed study hours reflect the operating hours of the study sites and the proposed
project. A total of 50 hours of observed parking counts were completed at all five (5) sites.
The following locations were selected as comparable medical office building study sites:
1. 15825 Laguna Canyon, Irvine (Wednesday, November 13, 2019) (Nonurgent Care)
a. 43,000 square feet (100% Occupied)
2. 2500 Alton Parkway, Irvine (Wednesday, November 13, 2019) (Urgent Care)
a. 26,000 square feet (100% Occupied)
3. 12791 Newport Ave. Tustin (Wednesday, November 20, 2019) (Nonurgent Care)
a. 20,000 square feet (18,800 Square Feet Occupied)
4. 2 Journey, Aliso Viejo (Wednesday, September 21, 2018) (Nonurgent Care)
a. 20,000 square feet (100% Occupied)
5. 5 Journey, Aliso Viejo (Wednesday, September 12, 2018) (Urgent Care)
a. 23,600 square feet (19,872 Square Feet Occupied)
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Exhibits B – F include the aerial satellite images of the medical office study sites.
Observed Parking Demand Findings (Tables 2-6)
The following findings have been determined based on the observed parking count data:
1. 15825 Laguna Canyon Road, Irvine (Table 2) (Nonurgent Care)
The property consists of approximately 43,000 square feet of medical-dental office
building. The building is currently 100% occupied. The findings are outlined below:
A. The peak parking demand was measured at the site for a typical weekday from
8:00 AM to 6:00 PM at 1-hour intervals.
B. The site includes a total of 227 parking spaces.
Parking Supply Ratio: 5.28 Spaces / 1,000 SF
City of Irvine Parking Requirement: 5.56 Spaces / 1,000 SF
C. Peak parking demand occurred on Wednesday, November 13, 2019 when a total of
147 spaces were occupied at 11:00 AM.
D. A peak observed parking rate of 3.42 spaces per 1,000 square feet was observed.
2. 2500 Alton Parkway, Irvine (Table 3) (Urgent Care)
The property consists of approximately 26,000 square feet of medical-dental office
building. The building is currently 100% occupied. The findings are outlined below:
A. The peak parking demand was measured at the site for a typical weekday from
8:00 AM to 6:00 PM at 1-hour intervals.
B. The site includes a total of 135 parking spaces.
Parking Supply Ratio: 5.19 Spaces / 1,000 SF
City of Irvine Parking Requirement: 5.56 Spaces / 1,000 SF
C. Peak parking demand occurred on Wednesday, November 13, 2019 when a total of
117 spaces were occupied at 11:00 AM.
D. A peak observed parking rate of 4.50 spaces per 1,000 square feet was observed.
This site represents the highest observed parking rate.
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3. 12791 Newport Avenue, Tustin (Table 4) (Nonurgent Care)
The property consists of approximately 20,000 square feet of medical-dental office
building. At the time of the parking survey, the building had an occupancy of 18,800
square feet. The findings are outlined below:
A. The peak parking demand was measured at the site for a typical weekday from
8:00 AM to 6:00 PM at 1-hour intervals.
B. The site includes a total of 80 parking spaces.
Parking Supply Ratio: 4.00 Spaces / 1,000 SF
City of Tustin Parking Requirement: 5.6 Spaces / 1,000 SF (Based on 20,000 square
feet building.)
C. Peak parking demand occurred on Wednesday, November 20, 2019 when a total of
67 spaces were occupied at 11:00 AM.
D. A parking rate of 3.56 spaces per 1,000 square feet was observed.
4. 2 Journey, Aliso Viejo (Table 5) (Nonurgent Care)
The property consists of approximately 20,000 square feet of medical-dental office
building. At the time of the parking survey, the building had an occupancy of 100%.
The findings are outlined below:
A. The peak parking demand was measured at the site for a typical weekday from
8:00 AM to 6:00 PM at 1-hour intervals.
B. The site includes a total of 102 parking spaces.
Parking Supply Ratio: 5.10 Spaces / 1,000 SF
City of Aliso Viejo Parking Requirement: 6.67 Spaces / 1,000 SF
C. Peak parking demand occurred on Wednesday, September 21, 2018 when a total of
54 spaces were occupied at 3:00 PM.
D. A parking rate of 2.70 spaces per 1,000 square feet was observed. This site
represents the lowest observed parking rate.
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5. 5 Journey, Aliso Viejo (Table 6) (Urgent Care)
The property consists of approximately 23,600 square feet of medical-dental office
building. At the time of the parking survey, the building had an occupancy of 19,872
square feet. The findings are outlined below:
A. The peak parking demand was measured at the site for a typical weekday from
8:00 AM to 6:00 PM at 1-hour intervals.
B. The site includes a total of 102 parking spaces.
Parking Supply Ratio: 4.32 Spaces / 1,000 SF
City of Aliso Viejo Parking Requirement: 6.67 Spaces / 1,000 SF
C. Peak parking demand occurred on Wednesday, September 12, 2018 when a total of
69 spaces were occupied at 10:00 AM.
D. A parking rate of 3.47 spaces per 1,000 square feet was observed.
Observed Parking Demand Summary (Nonurgent Care) (Tables 7B & 8)
Since the proposed medical-dental conversion project will not have urgent care tenants,
only the parking survey results from nonurgent care buildings is being utilized to calculate
the parking rate for the proposed project.
As summarized in Tables 7A and 8, the 85th percentile peak parking rate observed for
nonurgent care uses is 3.52 spaces per 1,000 square feet. Utilizing the 3.52 parking
spaces per 1,000 square feet to determine the projected parking demand for the 100%
conversion of medical office use, the projected peak parking demand is 132 parking spaces
occupied. Since the project provides a total of 150 parking spaces, there are 13 spaces
available during peak parking demand times. As a result, the peak projected parking
occupancy is 88%.
Conservatively, a ten (10) percent parking demand increase was added to the 85th
Percentile peak parking rate yielding a 3.87 spaces per 1,000 square feet. This 10%
increase was added to the 85th percentile peak observed parking rate to account for
potential parking fluctuations. As a result, the 100% medical office conversion at 1400 and
1420 North Bristol buildings have a peak projected parking demand of 145 parking spaces.
Since the project provides a total of 150 parking spaces, there are 5 spaces available during
peak parking demand times. As a result, the peak projected parking occupancy is
97%.
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The parking calculation (85th Percentile) is consistent with the parking
methodology published in the ITE 5th Generation Parking Manual. However, as a
conservative measure, a 10% increase was added to account for potential
parking demand fluctuations. It should be noted that ITE does not add 10% to
the 85th percentile parking demand.
As evident in the parking survey data in Table 7B, the parking demands for two (2) sites
that include urgent care generate a higher 85th percentile parking demand when compared
to nonurgent care medical-dental buildings.
The observed parking demand data is provided in Appendix B.
ITE 5th Generation Parking Manual Land Use: 720 Medical-Dental Office Building
Published in 2019, the Institute of Transportation Engineers (ITE) indicates a weekday 85th
percentile parking rate of 4.59 parked vehicles per thousand square feet. This rate
calculates an 85th percentile parking rate based on 117 study sites (all located across the
United States) with an average size of 46,000 square feet. This rate does not include a 10%
increase.
In addition, the average parking supply ratio of 80 study sites with parking supply
information in the ITE 5th Edition Parking Generation Manual is 4.3 spaces per 1,000
square feet.
The 85th Percentile plus 10% parking increase rate derived from this report’s observed
analysis of 3.87 spaces per 1,000 square feet is lower when compared to the ITE’s
calculated 85th Percentile rate of 4.59 spaces per 1,000 square feet. The observed parking
counts provided in this report consist of local and comparable nonurgent care medical-
dental office buildings and therefore yield a more accurate local parking ratio for the
proposed project.
The ITE 5th Generation Parking Generation Manual is included in the Appendix C.
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Nonurgent Care Medical-Dental Office Tenant Recommendations
The ITE description of a “Land Use 720: Medical-Dental Office Building” is as follows:
“A medical-dental office building is a facility that provides diagnosis
and outpatient care on a routine basis but is unable to provide
prolonged in-house medical and surgical care. One or more private
physicians or dentists generally operate this type of facility.”
To provide sufficient parking, representatives of the building shall only tenant the buildings
with nonurgent care medical-dental routine outpatient care type practices as outlined in
the ITE Parking Generation Manual 5th Edition. These practices typically provide specialized
care on an appointment only basis. Examples of potential tenants include the following:
• Dental Office
• Physical Therapy
• Chiropractor
• Cosmetic Laser
• Dermatology
• Optometry
• Pediatrics
• Sleep Center
• Urology, etc.
As evident in the results of the observed parking analysis, and urgent care,
tenants typically generate a higher parking demand and therefore will not be
considered as potential tenants.
100% Medical Office Conversion with Check Ins at 70%, and 90% Building
Occupancy
Since the projected parking demands for the medical office conversion project have high
parking occupancies and to ensure adequate parking is continued to be provided on-site,
ownership of the project should be conditioned to monitor the parking demand when the
medical office conversion reaches the following tenant occupancy levels:
1. 70% of the total building square feet or (26,261 square feet)
2. 90% of the total building square feet or (33,764 square feet)
At this time, an observed parking demand analysis should be conducted on-site for a
typical Tuesday, Wednesday, and Thursday from 8:00 AM to 6:00 PM at one-hour
intervals. The parking calculations should consider the current tenant occupancy at the site.
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The scope and methodology should be like the observed parking counts obtained to
determine a parking rate for this analysis. If the results of the observed parking analysis
indicate a parking deficiency over 90% parking occupancy, a parking management plan
(PMP) will be required by the City of Newport Beach.
70% Medical-Dental Office Conversion Scenario (Table 9A)
If the project chooses to convert 70% (26,261 square feet) of the building to medical office
use and if the balance of the project remains general office (30%), the projected parking
demand would be 147 parking spaces or 98% parking occupancy (102 for medical office
use and 45 spaces for general office use). This calculation applies the 3.87 parking spaces
per 1,000 square feet parking rate for medical use and the City parking Rate of 1 per 250
square feet for general office use. This calculation is considered conservative because
a 10% increase is added to the observed 85th percentile medical office peak
parking demand.
90% Medical-Dental Office Conversion Scenario (Table 9B)
If the project chooses to convert 90% (33,764 square feet) of the building to medical office
use and if the balance of the project remains general office (10%), the projected parking
demand would be 146 parking spaces or 97% parking occupancy (131 for medical office
use and 15 spaces for general office use). This calculation applies the 3.87 parking spaces
per 1,000 square feet parking rate for medical use and the City parking Rate of 1 per 250
square feet for general office use. This calculation is considered conservative because
a 10% increase is added to the observed 85th percentile medical office peak
parking demand.
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Conclusion
When considering the City of Newport Beach parking requirements, the conversion of
100% of the total square feet of the building from general office use to medical office use,
the project has a code required parking deficiency of 38 parking spaces. As a result, a
detailed parking review was completed to determine if the proposed project has enough
parking to accommodate the nonurgent care medical-dental office conversion. This was
accomplished by obtaining parking surveys at three (3) comparable medical office buildings
and a review of the ITE Parking Generation Manual 5th Edition.
The results of obtaining observed parking demand data yielded an 85th percentile of peak
observed parking demand rate of 3.87 spaces for every 1,000 square feet of occupied
building area. This calculation is considered conservative because a 10% increase was
added to the 85th percentile peak parking rate to account for parking demand fluctuations.
As a result, the proposed medical office conversion would have a peak parking demand of
145 parking spaces. Since the project provides a total of 150 parking spaces, there are a
total of 5 spaces available during peak parking demand times (assuming a full medical
office tenant occupancy scenario).
If the project chooses to convert 70% (26,261 square feet) of the building to medical-
dental office use and if the balance of the project remains general office (30%), the
projected peak parking demand would be 147 parking spaces or 98% occupied (102 for
medical office use and 45 spaces for general office use).
If the project chooses to convert 90% (33,764 square feet) of the building to medical-
dental office use and if the balance of the project remains general office (10%), the
projected peak parking demand would be 146 parking spaces or 97% occupied (131 for
medical office use and 15 spaces for general office use).
Prior to reaching a 100% medical office conversion, the project should be
conditioned to review the parking demands at 70% and 90% tenant occupancies
with an observed parking survey. If the results of the observed parking analysis
indicate a parking deficiency, a parking management plan (PMP) will be required
by the City of Newport Beach.
Based upon the three (3) observed parking surveys at local and comparable
nonurgent care medical office buildings, the 150 parking spaces that are
provided at 1400 and 1420 North Bristol are sufficient to accommodate the land
use conversion from general office use to nonurgent care medical-dental office
use during peak parking demand times with a 100% tenant occupancy scenario
of the 37,515 square feet of floor area.
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If you have any questions regarding this review or need further clarification, please contact
us at (949) 474-0809.
Sincerely,
RK ENGINEERING GROUP, INC.
Rogier Goedecke
President
RG:/rk16222
JN:2939-2020-01
50
Exhibits
51
52
53
54
55
56
57
58
Tables
59
Land Use Size Percentage Units Parking Rate Required Number of
Parking Spaces1
Parking Supply Ratio
(Parking Spaces per
1,000 SF)
150
0
0%
Land Use Units Parking Rate Required Number of
Parking Spaces1
Parking Supply Ratio
(Parking Spaces per
1,000 SF)
Medical Office Square Feet 1 per 200 square feet
(5.0 per 1,000 square feet)188
150
-38
-20%
1 The parking lot will be updated to conform with the current City of Newport Beach parking space dimensions and drive aisle widths. As a result, the parking supply for the project will be
reduced to 150 parking spaces which includes 6 ADA spaces. See Site Plan for Details.
Square Feet 1 per 250 square feet
(4.0 per 1,000 square feet)150
Table 1-A
1400 & 1420 North Bristol Street Parking Requirements
City of Newport Beach Off-Street Parking Spaces Required 21.40.040
Existing Conditions: General Office Use
4.00Total Number of Parking Spaces Provided
Number of Parking Spaces in Excess per Parking Code
Percentage of Parking Spaces in Excess per Parking Code
General Office 100%37,515
4.00Total Number of Parking Spaces Provided1
Number of Parking Spaces Deficient per Parking Code
Percentage of Parking Spaces Deficient per Parking Code
Table 1-B
1400 and 1420 North Bristol Street Parking Requirements
City of Newport Beach Off-Street Parking Spaces Required 21.40.040
Proposed Conditions: 100% Medical Office Use Conversion (Nonurgent Care)
Size
37,515
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8:00 AM 74 1.72
9:00 AM 135 3.14
10:00 AM 142 3.30
11:00 AM 147 3.42
12:00 PM 134 3.12
1:00 PM 116 2.70
2:00 PM 110 2.56
3:00 PM 100 2.33
4:00 PM 69 1.60
5:00 PM 59 1.37
6:00 PM 22 0.51
3.42
5.28
2 Parking Rate is based on the number of observed vehicles parked divided
by the occupied square feet of the building.
1 Parking demand was surveyed during typical hours of operation
and weather conditions.
Peak Observed Parking Rate
TABLE 2
Spectrum Medical Plaza
15825 Laguna Canyon Road, Irvine
(Nonurgent Care)
Parking Survey - Wednesday November 13th, 20191
Description - 43,000 S.F. 100% Occupied
Total Observed
Parking Rate
(Vehicles per
1,000 SF)2 Spaces
Available 227
Parking Supply Ratio
(Parking Spaces per 1,000 SF)
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8:00 AM 33 1.27
9:00 AM 99 3.81
10:00 AM 115 4.42
11:00 AM 117 4.50
12:00 PM 112 4.31
1:00 PM 97 3.73
2:00 PM 105 4.04
3:00 PM 95 3.65
4:00 PM 107 4.12
5:00 PM 78 3.00
6:00 PM 27 1.04
4.50
5.19
Peak Observed Parking Rate
1 Parking demand was surveyed during typical hours of operation
and weather conditions.
TABLE 3
IBC Medical Plaza
2500 Alton Parkway, Irvine
(With Urgent Care)
Parking Survey - Wednesday November 13th, 20191
Description - 26,000 S.F. 100% Occupied
Lots Total Observed
Parking Rate
(Vehicles per
1,000 SF)2 Spaces
Available 135
2 Parking Rate is based on the number of observed vehicles parked divided
by the occupied square feet of the building.
Parking Supply Ratio
(Parking Spaces per 1,000 SF)
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8:00 AM 17 0.90
9:00 AM 53 2.82
10:00 AM 65 3.46
11:00 AM 67 3.56
12:00 PM 62 3.30
1:00 PM 57 3.03
2:00 PM 64 3.40
3:00 PM 59 3.14
4:00 PM 57 3.03
5:00 PM 45 2.39
6:00 PM 9 0.48
3.56
4.00
Peak Observed Parking Rate
2 Parking Rate is based on the number of observed vehicles parked divided
by the occupied square feet of the building.
TABLE 4
Newport Avenue Medical Plaza
12791 Newport Avenue, Tustin
(Nonurgent Care)
Parking Survey - Wednesday November 20th, 20191
Description - 20,000 S.F. (18,800 S.F. Occupied)
Lots Total Observed
Parking Rate
(Vehicles per
1,000 SF)2 Spaces
Available 80
1 Parking demand was surveyed during typical hours of operation
and weather conditions.
Parking Supply Ratio
(Parking Spaces per 1,000 SF)
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8:00 AM 15 0.75
9:00 AM 30 1.50
10:00 AM 45 2.25
11:00 AM 47 2.35
12:00 PM 40 2.00
1:00 PM 35 1.75
2:00 PM 48 2.40
3:00 PM 54 2.70
4:00 PM 53 2.65
5:00 PM 47 2.35
6:00 PM 17 0.85
2.70
5.10
Peak Observed Parking Rate
1 Parking demand was surveyed during typical hours of operation
and weather conditions.
2 Parking Rate is based on the number of observed vehicles parked divided
by the occupied square feet of the building.
Parking Supply Ratio
(Parking Spaces per 1,000 SF)
TABLE 5
2 Journey, Aliso Viejo Medical Office Building
(Nonurgent Care)
Parking Survey - Wednesday September 21, 20181
Description - 20,000 S.F. (100% Occupied)
Lots Total Observed
Parking Rate
(Vehicles per
1,000 SF)2 Spaces
Available 102
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8:00 AM 33 1.66
9:00 AM 55 2.77
10:00 AM 69 3.47
11:00 AM 68 3.42
12:00 PM 62 3.12
1:00 PM 52 2.62
2:00 PM 48 2.42
3:00 PM 58 2.92
4:00 PM 61 3.07
5:00 PM 50 2.52
6:00 PM 40 2.01
3.47
4.32
2 Parking Rate is based on the number of observed vehicles parked divided
by the occupied square feet of the building.
Parking Supply Ratio
(Parking Spaces per 1,000 SF)
TABLE 6
5 Journey Aliso Viejo Medical Office Building
(With Urgent Care)
Parking Survey - Wednesday September 12, 20181
Description - 23,600 S.F. (19,872 S.F. Occupied)
Lots Total Observed
Parking Rate
(Vehicles per
1,000 SF)2 Spaces
Available 102
1 Parking demand was surveyed during typical hours of operation
and weather conditions.
Peak Observed Parking Rate
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Table Medical Office Building Location Urgent Care Occupied SF Peak Observed Parking Rate
(Vehicles per 1,000 SF)
Projected 37,515 SF Medical Office
Building Parking Demand
2 15825 Laguna Canyon Road, Irvine NO 43,000 3.42 128
4 12791 Newport Avenue, Tustin NO 18,800 3.56 134
5 2 Journey, Aliso Viejo NO 20,000 2.70 101
3.52 132
0.35 13
3.87 145
150
5
Table Medical Office Building Location Urgent Care Occupied SF Peak Observed Parking Rate
(Vehicles per 1,000 SF)
Projected 37,515 SF Medical Office
Building Parking Demand
3 2500 Alton Parkway, Irvine YES 26,000 4.50 169
6 5 Journey, Aliso Viejo YES 19,872 3.47 130
4.35 163
0.43 16
4.78 179
150
-29
Medical Office Buildings (Nonurgent Care)2
TABLE 7A
Summary of Observed Parking Demand
1400 & 1420 North Bristol Street
85th Percentile Peak Parking Demand Rate
Add Parking Demand Fluctuation (10%)1
85th Percentile Peak Parking Demand Rate + 10%
Total Number of Parking Spaces Provided On Site
Number of Parking Spaces Deficient per Projected Parking Demand
Medical Office Buildings (With Urgent Care)2
1 Ten percent was added to the peak 85th percentile parking demand rate to account for potential fluctuations of parking demand.
TABLE 7B
1 Ten percent was added to the peak 85th percentile parking demand rate to account for potential fluctuations of parking demand.
85th Percentile Peak Parking Demand Rate
Add Parking Demand Fluctuation (10%)1
2 Since the proposed project will not include urgent care, the two (2) study sites that included urgent care were not utilized to determine the projected parking demand for the project.
2 Since the proposed project will not include urgent care, the three (3) study sites that did not include urgent care were utilized to determine the projected parking demand for the
project.
85th Percentile Peak Parking Demand Rate + 10%
Total Number of Parking Spaces Provided On Site
Number of Parking Spaces in Surplus per Projected Parking Demand
1400 & 1420 North Bristol Street
Summary of Observed Parking Demand
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Land Use Units Peak Parking Demand1
(3.52 per 1,000 Square feet)
Peak Parking Demand2
(3.87 per 1,000 Square feet)
Medical Office Square Feet 132 145
150 150
18 5
88%97%
1 Based on the peak 85th percentile observed parking rate collected at 3 local medical office buildings that do not have urgent care. See Tables 2-7 for details.
2 The 85th percentile peak parking demand rate plus a 10% buffer is applied to 100% of the building square feet.
Table 8
100% Medical Office Conversion Projected Parking Demand (Nonurgent Care)
Total Number of Parking Spaces Provided
Number of Parking Spaces Available at Peak Demand Time
Percentage of Parking Spaces Occupied
Size
37,515
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Land Use Size
(Square Feet)
Percentage of
Square Feet Parking Rate1 Required Number
of Parking Spaces
Total 37,515 100%147
150
3
98%
Land Use Size
(Square Feet)
Percentage of
Square Feet Parking Rate1 Required Number
of Parking Spaces
Total 37,515 100%146
150
4
97%Percentage of Parking Occupancy
11,254 1 per 250 square feet
(4.0 per 1,000 square feet)
Table 9A
1400 and 1420 North Bristol Street
Table 9B
70% Medical Office Conversion Projected Parking Demand
4530%
Percentage of Parking Occupancy
26,261 3.87 parking spaces
per 1,000 square feet 102
Number of Parking Spaces in Surplus
Medical Office 70%
General Office
Total Number of Parking Spaces Provided
1 Parking Rate based on the City of Newport Beach Off-Street Parking Spaces Required 21.40.040 for General Office Use and based on the
85th percentile plus 10% observed parking rate for comparable nonurgent medical office buildings.
1 Parking Rate based on the City of Newport Beach Off-Street Parking Spaces Required 21.40.040 for General Office Use and based on the
85th percentile plus 10% observed parking rate for comparable nonurgent medical office buildings.
90% Medical Office Conversion Projected Parking Demand
Medical Office 33,764 90%3.87 parking spaces
per 1,000 square feet 131
1400 and 1420 North Bristol Street Projected Parking
General Office 3,751 10%1 per 250 square feet
(4.0 per 1,000 square feet)15
Total Number of Parking Spaces Provided
Number of Parking Spaces in Surplus
68
Appendices
69
Appendix A
City of Newport Beach Parking Code
Off-Street Parking Spaces Required 21.40.040
70
Newport Beach LCP Implementation Plan – CCC Draft 1
Page 21.40-1
Chapter 21.40 – Off-Street Parking
Sections:
21.40.010 Purpose
21.40.020 Applicability
21.40.030 Requirements for Off-Street Parking
21.40.040 Off-Street Parking Spaces Required
21.40.045 Bicycle Parking for Non-residential Developments
21.40.050 Parking Requirements for Shopping Centers
21.40.060 Parking Requirements for Food Service Uses
21.40.070 Development Standards for Parking Areas
21.40.110 Adjustments to Off-Street Parking Requirements
21.40.120 Parking Management Districts
21.40.130 In-Lieu Parking Fee
21.40.145 Preferential Parking Zones
21.40.010 – Purpose
The purpose of this chapter is to provide off-street parking and loading standards to:
A. Provide for the general welfare and convenience of persons within the City by ensuring
that sufficient parking facilities are available to meet the needs generated by specific uses
and that adequate parking is provided, to the extent feasible;
B. Provide accessible, attractive, secure, and well-maintained off-street parking and loading
facilities;
C. Increase public safety by reducing congestion on public streets and to minimize impacts to
public street parking available for coastal access and recreation;
D. Ensure access and maneuverability for emergency vehicles;
E. Provide loading and delivery facilities in proportion to the needs of allowed uses; and
F. Provide transportation and parking requirements for new development to protect,
maintain, and enhance public access in the Coastal Zone.
21.40.020 – Applicability
A. Off-Street Parking Required. Each use, including a change or expansion of a use or
structure, except as otherwise provided for in Chapter 21.38 (Nonconforming Uses and
Structures) shall have appropriately maintained off-street parking and loading areas in
compliance with the provisions of this chapter. A use shall not be commenced and
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structures shall not be occupied until improvements required by this chapter are
satisfactorily completed.
B. Change, Enlargement, or Intensification of Use. Changes in use and enlargement or
intensification of an existing use shall require compliance with the off-street parking
requirements of this chapter, except as allowed in Chapter 21.38 (Nonconforming Uses
and Structures).
21.40.030 – Requirements for Off-Street Parking
A. Parking Required To Be On-Site. Parking shall be located on the same lot or
development site as the uses served, except for the following:
1. Townhouses and Multi-Tenant Uses. Where parking is provided on another lot
within the same development site, the parking shall be located within two hundred
(200) feet of the units they are intended to serve.
2. Off-Site Parking Agreement. Parking may be located off-site with the approval of
an off-site parking agreement.
B. Permanent Availability Required. Each parking and loading space shall be permanently
available and maintained for parking purposes for the use it is intended to serve. The
Director may authorize the temporary use of parking or loading spaces for other than
parking or loading in conjunction with a seasonal or intermittent use.
C. Maintenance. Parking spaces, driveways, maneuvering aisles, turnaround areas, and
landscaping areas shall be kept free of dust, graffiti, and litter. Striping, paving, walls, light
standards, and all other facilities shall be permanently maintained in good condition.
D. Vehicles for Sale. Vehicles, trailers, or other personal property shall not be parked upon a
private street, parking lot, or private property for the primary purpose of displaying the
vehicle, trailer, or other personal property for sale, hire, or rental, unless the property is
appropriately zoned, and the vendor is licensed to transact a vehicle sales business at that
location.
E. Calculation of Spaces Required.
1. Fractional Spaces. Fractional parking space requirements shall be rounded up to
the next whole space.
2. Bench Seating. Where bench seating or pews are provided, eighteen (18) linear
inches of seating shall be considered to constitute a separate or individual seat.
3. Gross Floor Area. References to spaces per square foot are to be calculated on
the basis of gross floor area unless otherwise specified.
4. Net Public Area. “Net public area” shall be defined as the total area accessible to
the public within an eating and/or drinking establishment, excluding kitchens,
restrooms, offices pertaining to the use, and storage areas.
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5. Spaces per Occupant. References to spaces per occupant are to be calculated
on the basis of maximum occupancy approved by the City of Newport Beach Fire
Department.
6. Spaces Required for Multiple Uses. If more than one use is located on a site, the
number of required off-street parking spaces shall be equal to the sum of the
requirements prescribed for each use.
F. Nonconforming Parking and Loading. Land uses and structures that are
nonconforming due solely to the lack of off-street parking or loading facilities required by
this chapter shall be subject to the provisions of Section 21.38.060 (Nonconforming
Parking).
21.40.040 Off-Street Parking Spaces Required.
Off-street parking spaces shall be provided in compliance with Table 21.40-1. Where the
off-street parking spaces required is established by a coastal development permit, the review
authority shall require sufficient data, including a parking demand study, from the applicant in
order to make this determination. These standards shall be considered the minimum required to
preserve the public health, safety, and welfare, and more extensive parking provisions may be
required by the review authority in particular circumstances. Unless otherwise noted parking
requirements are calculated based on gross floor area.
TABLE 21.40-1
OFF-STREET PARKING REQUIREMENTS
Land Use Parking Spaces Required
Industry, Manufacturing and Processing, Warehousing Uses
Food Processing 1 per 2,000 sq. ft.
Handicraft Industry 1 per 500 sq. ft.
Industry
Small—5,000 sq. ft. or less 1 per 500 sq. ft.
Large—Over 5,000 sq. ft. 1 per 1,000 sq. ft.
Industry, Marine-Related 1 per 750 sq. ft.
Personal Storage (Mini Storage)
2 for resident manager, plus
additional for office as required by
coastal development permit
Research and Development 1 per 500 sq. ft.
Warehousing and Storage
1 per 2,000 sq. ft., plus one per 350
sq. ft. for offices. Minimum of 10
spaces per use
Wholesaling 1 per 1,000 sq. ft.
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TABLE 21.40-1
OFF-STREET PARKING REQUIREMENTS
Land Use Parking Spaces Required
Recreation, Education, and Public Assembly Uses
Assembly/Meeting Facilities 1 per 3 seats or one per 35 sq. ft.
used for assembly purposes1
Commercial Recreation and Entertainment As required by coastal development
permit
Cultural Institutions 1 per 300 sq. ft.
Schools, Public and Private As required by coastal development
permit
Residential Uses
Accessory Dwelling Units 1 per unit; a minimum of 2 covered
per site.
Single-Unit Dwellings—Attached 2 per unit in a garage
Single-Unit Dwellings—Detached and less than 4,000 sq.
ft. of floor area 2 per unit in a garage
Single-Unit Dwellings—Detached and 4,000 sq. ft. or
greater of floor area 3 per unit in a garage
Single-Unit Dwellings—Balboa Island 2 per unit in a garage
Multi-Unit Dwellings—3 units
2 per unit covered, plus guest
parking;
1—2 units, no guest parking required
3 units, 1 guest parking space
Multi-Unit Dwellings—4 units or more 2 per unit covered, plus 0.5 space per
unit for guest parking
Two-Unit Dwellings 2 per unit; 1 in a garage and 1
covered or in a garage
Live/Work Units 2 per unit in a garage, plus 2 for
guest/customer parking
Senior Housing—Market rate 1.2 per unit
Senior Housing—Affordable 1 per unit
Retail Trade Uses
Appliances, Building Materials, Home Electronics,
Furniture, Nurseries, and Similar Large Warehouse-type
Retail Sales and Bulk Merchandise Facilities
1st 10,000 sq. ft.—1 space per 300
sq. ft.
Over 10,000 sq. ft.—1 space per 500
sq. ft.
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TABLE 21.40-1
OFF-STREET PARKING REQUIREMENTS
Land Use Parking Spaces Required
Plus 1 per 1,000 sq. ft. of outdoor
merchandise areas
Food and Beverage Sales 1 per 200 sq. ft.
Marine Rentals and Sales
Boat Rentals and Sales 1 per 1,000 sq. ft. of lot area, plus 1
per 350 sq. ft. of office area
Marine Retail Sales 1 per 250 sq. ft.
Retail Sales 1 per 250 sq. ft.
Shopping Centers 1 per 200 sq. ft. See Section
21.40.050
Service Uses—Business, Financial, Medical, and Professional
Convalescent Facilities 1 per 3 beds or as required by coastal
development permit
Emergency Health Facilities 1 per 200 sq. ft.
Financial Institutions and Related Services 1 per 250 sq. ft.
Hospitals 1 per bed; plus 1 per resident doctor
and 1 per employee.
Offices*—Business, Corporate, General, Governmental
First 50,000 sq. ft. 1 per 250 sq. ft. net floor area
Next 75,000 sq. ft. 1 per 300 sq. ft. net floor area
Floor area above 125,001 sq. ft. 1 per 350 sq. ft. net floor area
* Not more than 20% medical office uses.
Offices—Medical and Dental Offices 1 per 200 sq. ft.
Outpatient Surgery Facility 1 per 250 sq. ft.
Service Uses—General
Adult-Oriented Businesses 1 per 1.5 occupants or as required by
coastal development permit
Ambulance Services 1 per 500 sq. ft.; plus 2 storage
spaces.
Animal Sales and Services
Animal Boarding/Kennels 1 per 400 sq. ft.
Animal Grooming 1 per 400 sq. ft.
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TABLE 21.40-1
OFF-STREET PARKING REQUIREMENTS
Land Use Parking Spaces Required
Animal Hospitals/Clinics 1 per 400 sq. ft.
Animal Retail Sales 1 per 250 sq. ft.
Artists’ Studios 1 per 1,000 sq. ft.
Catering Services 1 per 400 sq. ft.
Care Uses
Adult Day Care—Small (6 or fewer) Spaces required for dwelling unit only
Adult Day Care—Large (7 or more)
2 per site for drop-off and pick-up
purposes (in addition to the spaces
required for the dwelling unit)
Child Day Care—Small (6 or fewer) Spaces required for dwelling unit only
Child Day Care—Large (9 to 14)
2 per site for drop-off and pick-up
purposes (in addition to the spaces
required for the dwelling unit)
Day Care—General
1 per 7 occupants based on
maximum occupancy allowed per
license
Residential Care—General (7 to 14) 1 per 3 beds
Eating and Drinking Establishments
Accessory (open to public)
1 per each 3 seats or 1 per each 75
sq. ft. of net public area, whichever is
greater
Bars, Lounges, and Nightclubs
1 per each 4 persons based on
allowed occupancy load or as
required by coastal development
permit
Food Service with/without alcohol, with/without late
hours
1 per 30—50 sq. ft. of net public area,
including outdoor dining areas 25% of
the interior net public area or 1,000
sq. ft., whichever is less. See Section
21.40.060
Food Service—Fast food 1 per 50 sq. ft., and 1 per 100 sq. ft.
for outdoor dining areas
Take-Out Service—Limited 1 per 250 sq. ft.
Emergency Shelter
1 per 4 beds plus 1 per staff; and if
shelter is designed with designated
family units then 0.5 parking space
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TABLE 21.40-1
OFF-STREET PARKING REQUIREMENTS
Land Use Parking Spaces Required
per bedroom designated for family
units
Funeral Homes and Mortuaries 1 per 35 sq. ft. of assembly area
Health/Fitness Facilities
Small—2,000 sq. ft. or less 1 per 250 sq. ft.
Large—Over 2,000 sq. ft. 1 per 200 sq. ft.
Laboratories (medical, dental, and similar) 1 per 500 sq. ft.
Maintenance and Repair Services 1 per 500 sq. ft.
Marine Services
Boat Storage—Dry 0.33 per storage space or as required
by coastal development permit
Boat Yards As required by coastal development
permit
Dry Docks 2 per dry dock
Entertainment and Excursion Services 1 per each 3 passengers and crew
members
Marine Service Stations As required by coastal development
permit
Sport Fishing Charters 1 per each 2 passengers and crew
members
Water Transportation Services—Office 1 per 100 sq. ft., minimum 2 spaces
Personal Services
Massage Establishments 1 per 200 sq. ft. or as required by
coastal development permit
Nail Salons 1 per 80 sq. ft.
Personal Services, General 1 per 250 sq. ft.
Studio (dance, music, and similar) 1 per 250 sq. ft.
Postal Services 1 per 250 sq. ft.
Printing and Duplicating Services 1 per 250 sq. ft.
Recycling Facilities
Collection Facility—Large 4 spaces minimum, but more may be
required by the review authority
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TABLE 21.40-1
OFF-STREET PARKING REQUIREMENTS
Land Use Parking Spaces Required
Collection Facility—Small As required by the review authority
Visitor Accommodations
Bed and Breakfast Inns 1 per guest room, plus 2 spaces
Hotels and accessory uses As required by coastal development
permit
Motels 1 per guest room or unit
Recreational Vehicle Parks As required by coastal development
permit
Time Shares As required by coastal development
permit
Transportation, Communications, and Infrastructure Uses
Communication Facilities 1 per 500 sq. ft.
Heliports and Helistops As required by coastal development
permit
Marinas 0.75 per slip or 0.75 per 25 feet of
mooring space
Vehicle Rental, Sale, and Service Uses
Vehicle/Equipment Rentals
Office Only 1 per 250 sq. ft.
Limited
1 per 300 sq. ft., plus 1 per rental
vehicle (not including bicycles and
similar vehicles)
Vehicle/Equipment Rentals and Sales 1 per 1,000 sq. ft. of lot area
Vehicles for Hire
1 per 300 sq. ft., plus 1 per each
vehicle associated with the use and
stored on the same site
Vehicle Sales, Office Only 1 per 250 sq. ft., plus 1 as required by
DMV
Vehicle/Equipment Repair (General and Limited) 1 per 300 sq. ft. or 5 per service bay,
whichever is more
Vehicle/Equipment Services
Automobile Washing
1 per 200 sq. ft. of office or lounge
area; plus queue for 5 cars per
washing station
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TABLE 21.40-1
OFF-STREET PARKING REQUIREMENTS
Land Use Parking Spaces Required
Service Station 1 per 300 sq. ft. or 5 per service bay,
whichever is more; minimum of 4
Service Station with Convenience Market 1 per 200 sq. ft., in addition to 5 per
service bay
Vehicle Storage 1 per 500 sq. ft.
Other Uses
Caretaker Residence 1 per unit
Special Events As required by Chapter 11.03
Temporary Uses
As required by the coastal
development permit in compliance
with Chapter 21.52
1. The 1 per 3 seats standard should be used for areas with fixed setting and the 1 per 35 sq. ft. standard should be used for
areas with no fixed seating.
21.40.045 – Bicycle Parking for Non-residential Developments
A. Applicability. The bicycle parking standards of this section shall be required for new
non-residential developments with gross floor areas of ten thousand (10,000) square feet
or more.
B. Number Required. Five (5) percent of the number of off-street parking spaces required.
C. Design Requirements. For each bicycle parking space required, a stationary object shall
be provided to which a user can secure the bicycle with a user-provided cable and lock.
The stationary object may be either a freestanding bicycle rack or a wall-mounted bracket.
21.40.050 – Parking Requirements for Shopping Centers
A. An off-street parking space requirement of one space for each two hundred (200) square
feet of gross floor area may be used for shopping centers meeting the following criteria:
1. The gross floor area of the shopping center does not exceed 100,000 square feet;
and
2. The gross floor area of all eating and drinking establishments does not exceed
fifteen (15) percent of the gross floor area of the shopping center.
B. Individual tenants with a gross floor area of ten thousand (10,000) square feet or more
shall meet the parking space requirement for the applicable use in compliance with
Section 21.40.040 (Off-Street Parking Spaces Required).
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C. Shopping centers with gross floor areas in excess of 100,000 square feet or with eating
and drinking establishments occupying more than fifteen (15) percent of the gross floor
area of the center shall use a parking requirement equal to the sum of the requirements
prescribed for each use in the shopping center.
21.40.060 – Parking Requirements for Food Service Uses
A. Establishment of Parking Requirement. The applicable review authority shall establish
the off-street parking requirement for food service uses within a range of one space for
each thirty (30) to fifty (50) square feet of net public area based upon the following
considerations:
1. Physical Design Characteristics.
a. The gross floor area of the building or tenant space;
b. The number of tables or seats and their arrangement;
c. Other areas that should logically be excluded from the determination of net
public area;
d. The parking lot design, including the use of small car spaces, tandem and
valet parking and loading areas;
e. Availability of guest dock space for boats; and
f. Extent of outdoor dining.
2. Operational Characteristics.
a. The amount of floor area devoted to live entertainment or dancing;
b. The amount of floor area devoted to the sale of alcoholic beverages;
c. The presence of pool tables, big screen televisions or other attractions;
d. The hours of operation; and
e. The expected turnover rate.
3. Location of the Establishment.
a. In relation to other uses and the waterfront;
b. Availability of off-site parking nearby;
c. Amount of walk-in trade; and
d. Parking problems in the area at times of peak demand.
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B. Conditions of Approval. If during the review of the application, the review authority uses
any of the preceding considerations as a basis for establishing the parking requirement,
the substance of the considerations shall become conditions of the permit application
approval and a change to any of the conditions will require an amendment to the permit
application, which may be amended to establish parking requirements within the range as
noted above.
21.40.070 – Development Standards for Parking Areas
Parking areas shall be developed in compliance with the following requirements.
A. Parking Space Standards. Parking spaces shall be designed to provide have adequate
dimensions, clearances, and access to insure their use.
B. Alley Access. Development on lots or parcels with alley access shall be designed such
that access to on-site parking spaces is accessed by the abutting alley.
1. Exceptions. The reviewing authority may grant an exception on lots:
a. Where the width of the abutting alley is not sufficient to provide
maneuvering space for access; or
b. Where the provision of access by abutting streets would not result in the
loss of on-street parking spaces.
C. Driveways. Project and subdivision designs shall minimize the number of curb cuts for
driveways. Existing curb cuts shall be closed to create public on-street parking wherever
feasible.
D. Parking Configuration/Management. Parking configurations and/or parking
management programs that are difficult to maintain and enforce shall not be permitted.
21.40.110 – Adjustments to Off-Street Parking Requirements
The number of parking spaces required by this chapter may be reduced only in compliance with
the following standards and procedures.
A. Reduction of Required Off-Street Parking. Off-street parking requirements may be
reduced as follows:
1. Reduced Parking Demand. Required off-street parking may be reduced in
compliance with the following conditions:
a. The applicant has provided sufficient data, including a parking study if
required by the Director, to indicate that parking demand will be less than
the required number of spaces or that other parking is available (e.g., City
parking lot located nearby, on-street parking available, greater than normal
walk in trade, mixed-use development); and
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b. A parking management plan shall be prepared in compliance with
subsection (C) of this section (Parking Management Plan).
2. Joint Use of Parking Facilities. Required off-street parking may be reduced
where two or more nonresidential uses on the same site or immediately adjacent
sites have distinct and differing peak parking demands (e.g., a theater and a bank).
The review authority may grant a joint use of parking spaces between the uses that
results in a reduction in the total number of required parking spaces.
C. Parking Management Plan. When a parking management plan to mitigate impacts
associated with a reduction in the number of required parking spaces is required by this
chapter, the parking management plan may include, but is not limited to, the following
when required by the review authority:
1. Restricting land uses to those that have hours or days of operation so that the
same parking spaces can be used by two or more uses without conflict;
2. Restricting land uses with high parking demand characteristics;
3. Securing off-site parking;
4. Providing parking attendants and valet parking; and
5. Other appropriate mitigation measures.
D. Required Data. In reaching a decision to allow a reduction of required parking spaces, the
review authority shall consider data submitted by the applicant or collected/prepared at
the applicant’s expense.
E. Impact to Coastal Access Prohibited. No application for a reduction in the number of
off-street parking requirements shall be approved that impacts public parking available for
coastal access.
21.40.120 – Parking Management Districts
Properties within a parking management district may be exempted from all or part of the off-street
parking requirements of this chapter in compliance with the provisions of the adopted parking
management district plan.
21.40.130 – In-Lieu Parking Fee
The number of parking spaces required by Section 21.40.040 (Off-Street Parking Spaces
Required) may be reduced if the review authority authorizes the use of an in-lieu fee to be paid by
the applicant towards the development of public parking facilities. The in-lieu fee shall be paid to
the Citywide Parking Improvement Trust Fund. The amount of the fee and time of payment shall
be established by Council resolution.
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21.40.145 – Preferential Parking Zones
A. Establishment. The City Council may designate, by ordinance, certain residential
streets or alleys or any portions thereof, as preferential parking zones for the benefit of
residents adjacent thereto, in which zone vehicles displaying a permit or other authorized
indicia may be exempt from parking prohibitions or restrictions otherwise posted, marked
or noticed.
B. Coastal Development Permit Required. A coastal development permit approved by
the City Council shall be required to establish a new or modify an existing preferential
parking zone in the Coastal Zone.
C. Establishment of Preferential Parking Zones. Each preferential parking zone shall be
designated only upon the City Council finding:
1. That such zone is required to enhance or protect the quality of life in the area of the
proposed zone threatened by noise, traffic hazards, environmental pollution or
devaluation of real property resulting from long-term nonresidents parking, that
such zone is necessary to provide reasonably available and convenient parking for
the benefit of the adjacent residents; and
2. That the proposed zone is desirable to alleviate traffic congestion, illegal parking
and related health and safety problems; and
3. That the establishment of the preferential parking zone will not have a direct impact
to coastal access.
D. Criteria for Determination of Findings. The findings referred to in Subsection (C) shall
be based upon the following criteria, supported by substantial evidence in the record and
established to the satisfaction of the City Council:
1. The parking in the area by nonresidents does substantially and regularly interfere
with the use of the majority of the available public street or alley parking spaces by
adjacent residents;
2. That the interference by the nonresidents parking referred to above occurs at
regular and significant daily or weekly intervals;
3. That nonresidents parking is a source of unreasonable noise, traffic hazards,
environmental pollution or devaluation of real property in the area of the proposed
zone;
4. That the majority of households and property owners adjacent to the proposed
zone desire, agree to or request preferential parking privileges;
5. That no unreasonable displacement of nonresident vehicles will occur in
surrounding residential areas;
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6. That public rights of access to, and along the shoreline and coastal blufftops are
not directly impacted, including impacts to the use and capacity of public parking;
7. That consideration was given to the availability of, and opportunities for, alternative
modes of transportation;
8. That a shortage of reasonably available and convenient residentially related
parking spaces exists in the area of the proposed zone; and
9. That no alternative solution is feasible or practical.
E. Periodic Review. Coastal development permits establishing preferential parking zones
shall be periodically reviewed and, if necessary, modified, to insure that the criteria used to
establish the preferential parking zone reflect current conditions.
F. Parking Permits.
1. Number. A maximum of four (4) annual permits for preferential parking may be
issued for each qualified dwelling unit to any qualified applicant.
2. Fees. Permit fees shall be established by resolution of the City Council and shall
be progressive for dwelling units with multiple permits.
3. Use of Funds. Permit fees collected for preferential parking in the Coastal Zone
shall be deposited into a special fund to be used to fund programs to mitigate
impacts to coastal access and parking facilities.
84
Appendix B
Medical-Dental Office Buildings
Observed Parking Demand Data
85
Wednesday, November 13th, 2019Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PMRegular2137212813514013011510798665822Handicap1427774132310Subtotal22774135142147134116110100695922Total Occupancy 22774135142147134116110100695922Total Percent33%59%63%65%59%51%48%44%30%26%10%Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PMRegular129339611111410694102931047727Handicap603436332310Subtotal135339911511711297105951077827Total Occupancy 135339911511711297105951077827Total Percent24%73%85%87%83%72%78%70%79%58%20%Wednesday, November 20th, 2019Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PMRegular67144657585550575046365Handicap401231112420Other936666667774Subtotal80175365676257645957459Total Occupancy80175365676257645957459Total Percent21%66%81%84%78%71%80%74%71%56%11%15825 Laguna Canyon, Irvine, CA2500 Alton Parkway, Irvine, CA12791 Newport Avenue, Tustin CaCounts Unlimited, Inc.P.O. Box 1178Corona, CA 92878951-268-626886
Aliso Viejo Medical Building Parking AnalysisWednesday, September 12th, 2018Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PMRegular7911 25 40 41 35 31 40 45 44 39 11Handicap521100012100Reserved1824465477886Subtotal 102 15 30 45 47 40 35 48 54 53 47 17Total Occupancy 102 15 30 45 47 40 35 48 54 53 47 17Total Percent15%29%44%46%39%34%47%53%52%46%17%Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PMRegular983255656659514655585038Handicap410423123302Subtotal 1023355696862524858615040Total Occupancy 1023355696862524858615040Total Percent32%54%68%67%61%51%47%57%60%49%39%2 Journey5 JourneyCounts Unlimited, Inc.P.O. Box 1178Corona, CA 92878951-268-626887
Appendix C
ITE Parking Generation Manual 5th Edition
Land Use 720 Medical-Dental Office Building
88
89
90
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Attachment No. PC 3
Traffic Impact Analysis
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INTENTIONALLY BLANK PAGE94
Tra!c Engineering # Transporta%on Planning # Parking # Noise & Vibra%on
Air Quality # Global Climate Change # Health Risk Assessment
1400 BRISTOL STREET
MEDICAL OFFICES
TRAFFIC IMPACT ANALYSIS
City of Newport Beach
April 6, 2021
95
prepared by
Bryan Crawford
Giancarlo Ganddini, PE, PTP
GANDDINI GROUP, INC.
550 Parkcenter Drive, Suite 202
Santa Ana, California 92705
714.795.3100 | ganddini.com Project No. 19344
1400 BRISTOL STREET
MEDICAL OFFICES
TRAFFIC IMPACT ANALYSIS
City of Newport Beach
April 6, 2021
96
1400 Bristol Street Medical Offices Traffic Impact Analysis
i 19344
TABLE OF CONTENTS
EXECUTIVE SUMMARY ................................................................................................................................................. III
1. INTRODUCTION .................................................................................................................................................... 1
Project Description .......................................................................................................................................................... 1
Study Area ......................................................................................................................................................................... 1
Analysis Scenarios ........................................................................................................................................................... 1
2. METHODOLOGY ................................................................................................................................................... 4
Traffic Phasing Ordinance Requirements .................................................................................................................. 4
Intersection Capacity Utilization Methodology ........................................................................................... 4
Performance Standards .................................................................................................................................................. 4
Need for Improvements ................................................................................................................................................. 5
3. EXISTING CONDITIONS ...................................................................................................................................... 6
Existing Roadway System .............................................................................................................................................. 6
Pedestrian Facilities ......................................................................................................................................................... 6
Bicycle Routes .................................................................................................................................................................. 6
Transit Facilities ................................................................................................................................................................ 6
General Plan Context ..................................................................................................................................................... 6
Existing Traffic Volumes ................................................................................................................................................ 6
Existing Intersection Level of Service......................................................................................................................... 7
4. PROJECT FORECASTS ....................................................................................................................................... 18
Project Trip Generation .............................................................................................................................................. 18
Project Trip Distribution and Assignment .............................................................................................................. 18
5. FUTURE VOLUME FORECASTS ...................................................................................................................... 24
City of Newport Beach Approved Projects ........................................................................................................... 24
Ambient Growth ........................................................................................................................................................... 24
TPO Year 2022 Volume Forecasts .......................................................................................................................... 24
6. TPO ANALYSIS ..................................................................................................................................................... 29
TPO Year 2022 One-Percent Threshold Analysis ............................................................................................... 29
TPO Impact Assessment ............................................................................................................................................. 29
7. CONGESTION MANAGEMENT PROGRAM ................................................................................................. 32
Background .................................................................................................................................................................... 32
CMP-Monitored Intersections .................................................................................................................................. 32
Requirements for Improvements .............................................................................................................................. 32
Criteria for Preparation of CMP Impact Analysis ................................................................................................. 32
8. SITE ACCESS AND CIRCULATION .................................................................................................................. 33
Site Access ...................................................................................................................................................................... 33
On-Site Circulation ....................................................................................................................................................... 33
9. CONCLUSIONS .................................................................................................................................................... 34
Project Trip Generation .............................................................................................................................................. 34
TPO Impact Analysis .................................................................................................................................................... 34
Congestion Management Program .......................................................................................................................... 34
Site Access and Circulation ........................................................................................................................................ 34
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APPENDICES
Appendix A Glossary
Appendix B Volume Count Worksheets
Appendix C Level of Service Worksheets
Appendix D Approved Projects List
Appendix E TPO One-Percent Threshold Analysis
LIST OF TABLES
Table 1. Existing (2020) Intersection Levels of Service ............................................................................................. 9
Table 2. Project Trip Generation ................................................................................................................................... 19
Table 3. TPO One-Percent Threshold Analysis Summary ...................................................................................... 30
Table 4. TPO Year 2022 Intersection Levels of Service and Impact Assessment ........................................... 31
LIST OF FIGURES
Figure 1. Project Location Map .......................................................................................................................................... 2
Figure 2. Site Plan .................................................................................................................................................................. 3
Figure 3. Existing Lane Geometry and Intersection Traffic Controls ....................................................................... 8
Figure 4. Existing Pedestrian Facilities .......................................................................................................................... 10
Figure 5. City of Newport Beach Bike Map................................................................................................................. 11
Figure 6. City of Newport Beach Bikeways Master Plan ......................................................................................... 12
Figure 7. Orange County Transportation Authority System Map ......................................................................... 13
Figure 8. City of Newport Beach General Plan Master Plan of Streets and Highways ................................... 14
Figure 9. City of Newport Beach General Plan Roadway Cross-Sections .......................................................... 15
Figure 10. Existing AM Peak Hour Intersection Turning Movement Volumes ..................................................... 16
Figure 11. Existing PM Peak Hour Intersection Turning Movement Volumes ..................................................... 17
Figure 12. Project Outbound Trip Distribution ............................................................................................................. 20
Figure 13. Project Inbound Trip Distribution ................................................................................................................. 21
Figure 14. Project AM Peak Hour Intersection Turning Movement Volumes ...................................................... 22
Figure 15. Project PM Peak Hour Intersection Turning Movement Volumes ...................................................... 23
Figure 16. TPO Year 2022 Without Project AM Peak Hour Intersection Turning Movement
Volumes ............................................................................................................................................................... 25
Figure 17. TPO Year 2022 Without Project PM Peak Hour Intersection Turning Movement
Volumes ............................................................................................................................................................... 26
Figure 18. TPO Year 2022 With Project AM Peak Hour Intersection Turning Movement Volumes............. 27
Figure 19. TPO Year 2022 With Project PM Peak Hour Intersection Turning Movement Volumes ............. 28
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EXECUTIVE SUMMARY
The purpose of this traffic impact analysis is to assess traffic operations resulting from development of the
proposed 1400 Bristol Street Medical Offices project in accordance with City of Newport Beach Traffic
Phasing Ordinance (TPO) requirements and, if necessary, identify improvements to address project-related
Level of Service impacts. In addition to existing conditions, this report analyzes forecast traffic conditions for
year 2022 (one year after project opening). Although this is a technical report, effort has been made to write
the report clearly and concisely. A glossary is provided in Appendix A to assist the reader with terms related
to transportation engineering.
Project Description
The project site is addressed at 1400 and 1420 Bristol Street North, located at the northwest corner of Bristol
Street North and Spruce Street, in the City of Newport Beach, California. The project site is currently
developed with existing office buildings totaling 37,515 square feet.
The proposed project involves a remodel of the existing buildings and parking lot to convert the existing
37,515 square feet of office buildings to medical office condominiums. Vehicular access is proposed to be
maintained at Bristol Street North and Spruce Street. The proposed project is anticipated to be fully
operational by year 2021.
Existing Conditions
The study intersections currently operate at Levels of Service D or better during the peak hours for Existing
conditions.
Project Trip Generation
The existing project site land use is estimated to generate approximately 365 daily trips, including 44 trips
during the AM peak hour and 43 trips during the PM peak hour. The proposed project site land use is forecast
to generate a total of approximately 1,306 daily trips, including 104 trips during the AM peak hour and 129
trips during the PM peak hour. Therefore, the proposed project is forecast to result in net increase of
approximately 941 net new daily trips, including 60 net new trips during the AM peak hour and 86 net new
trips during the PM peak hour.
TPO Impact Analysis
The addition of project-generated trips is not forecast to cause any study intersection to operate deficiently
(Level of Service E or F) or worsen a deficient intersection operation by more than one percent of capacity;
therefore, the proposed project is forecast to result in no Level of Service impacts at the study intersections
for TPO Year 2022 With Project conditions and no improvements are required.
Congestion Management Program
Since the proposed project has indirect access to a CMP facility (e.g., MacArthur Boulevard or Jamboree Road)
and is forecast to generate less than 2,400 daily trips, the proposed project does not satisfy the criteria for
preparation of a separate CMP impact analysis.
Site Access and Circulation
Vehicular access is proposed to be maintained at Bristol Street North and Spruce Street. Since Bristol Street
North is a one-way street, the project driveway at Bristol Street North will continue to provide right turn
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in/out only access. The project driveway at Spruce Street will continue to provide full access. Based on review
of the adjacent development and lane configurations along Bristol Street North and Spruce Street, the existing
lane configurations are anticipated to be adequate.
On-site circulation appears adequate as proposed. For the convenience of future patients and to reduce the
need for visitors to cross the primary drive aisle through the project site, the project may consider
implementing time-restricted/visitor parking only on the parking stalls along the north side of the project
building.
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1. INTRODUCTION
This section describes the project location, project description, study area, and analysis scenarios.
PROJECT DESCRIPTION
The project site is addressed at 1400 and 1420 Bristol Street North, located at the northwest corner of Bristol
Street North and Spruce Street, in the City of Newport Beach, California. The project site is currently
developed with existing office buildings totaling 37,515 square feet. Figure 1 shows the project location map.
The proposed project involves a remodel of the existing buildings and parking lot to convert the existing
37,515 square feet of office buildings to medical office condominiums. Vehicular access is proposed to be
maintained at Bristol Street North and Spruce Street. The proposed project is anticipated to be fully
operational by year 2021. Figure 2 illustrates the project site plan.
STUDY AREA
Based on scoping discussions with City of Newport Beach staff, the study area consists of the following study
intersections within the City of Newport Beach, three of which share jurisdiction with the City of Irvine:
Study Intersections1 Jurisdiction
1. Campus Drive (NS) at Bristol Street North (EW) Newport Beach
2. Irvine Avenue/Campus Drive (NS) at Bristol Street South (EW) Newport Beach
3. Birch Street (NS) at Bristol Street North (EW) Newport Beach
4. Birch Street (NS) at Bristol Street South (EW) Newport Beach
5. MacArthur Boulevard (NS) at Campus Drive (EW) Newport Beach/Irvine
6. MacArthur Boulevard (NS) at Birch Street (EW) Newport Beach
7. MacArthur Boulevard (NS) at Newport Place Dr/Von Karman Avenue (EW) Newport Beach
8. MacArthur Boulevard (NS) at Jamboree Road (EW) Newport Beach/Irvine
9. MacArthur Boulevard (NS) at Bison Avenue (EW) Newport Beach
10. Jamboree Road (NS) at Campus Drive (EW) Newport Beach/Irvine
11. Jamboree Road (NS) at Bristol Street North (EW) Newport Beach
12. Jamboree Road (NS) at Bristol Street South (EW) Newport Beach
13. Jamboree Road (NS) at Eastbluff Drive/University Avenue (EW) Newport Beach
ANALYSIS SCENARIOS
In accordance with the City of Newport Beach Traffic Phasing Ordinance (TPO), this traffic report evaluates
the following analysis scenarios based on one year after the project opening:
a) Existing Conditions;
b) TPO Year 2022 Without Project; and
c) TPO Year 2022 With Project.
1 (NS) = North-South roadway; (EW) = East-West roadway
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Figure 1
Project Location Map
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N JAMBOREE RDBIRCH STCAMPUS DRMACARTHUR BLVDVON KARMAN AVEB
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Figure 2
Site Plan
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2. METHODOLOGY
This section discusses the analysis methodologies used to assess transportation facility performance as
adopted by the respective jurisdictional agencies.
TRAFFIC PHASING ORDINANCE REQUIREMENTS
To establish consistency with the City of Newport Beach General Plan and other City requirements, all
proposed land use projects generating 300 or more daily trips are required to prepare a Level of Service
analysis for transportation impacts consistent with Chapter 15.40 (Traffic Phasing Ordinance) of the City of
Newport Beach Municipal Code. The TPO requires assessment of development project impacts on the City’s
arterial circulation system based on the Intersection Capacity Utilization (ICU) methodology.
Intersection Capacity Utilization Methodology
In accordance with City of Newport Beach requirements, level of service analysis of signalized intersections
is based on the ICU methodology. The ICU methodology compares the volume of traffic using the intersection
to the capacity of the intersection. The resulting volume-to-capacity (V/C) ratio represents that portion of the
hour required to provide sufficient capacity to accommodate all intersection traffic if all approaches operate
at capacity. The volume-to-capacity ratio is then correlated to a performance measure known as level of
service based on the following thresholds:
Level of Service Volume/Capacity Ratio
A ≤ 0.60
B 0.61 to 0.70
C 0.71 to 0.80
D 0.81 to 0.90
E 0.91 to 1.00
F > 1.00
Source: Transportation Research Board, Interim Materials on Highway Capacity, Transportation Research Circular No. 212, January 1980.
Level of service is used to qualitatively describe the performance of a roadway facility, ranging from Level of
service A (free-flow conditions) to Level of Service F (extreme congestion and system failure).
The ICU and Level of Service calculations for this study were performed using the Traffix software. In
accordance with City of Newport Beach TPO requirements, the ICU calculations assume a lane capacity of
1,600 vehicles per hour per lane and no factor for yellow time. The project-related increase in ICU is rounded
to three decimal places and then rounded to two decimal places.
PERFORMANCE STANDARDS
The City of Newport Beach has established Level of Service D as the minimum acceptable Level of Service
for its arterial roadway system, except at the following locations where Level of Service E or better is
acceptable:
▪ Any intersection in the Airport Area shared with City of Irvine;
▪ Dover Drive at Coast Highway;
▪ Marguerite Avenue at Coast Highway; and
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▪ Goldenrod Avenue at Coast Highway.
NEED FOR IMPROVEMENTS
In accordance with the City’s TPO, the following criteria are used to determine if a proposed project will result
in a substantial Level of Service impact and is required to provide improvements/corrective measures:
▪ A substantial project impact is defined to occur if the addition of project-generated trips is forecast
to cause/worsen a deficient intersection operation (generally Level of Service E or F) and increase the
intersection capacity utilization by one percent or more of capacity (i.e., V/C increases by 0.010 or
more).
If a project is forecast to cause or worsen a Level of Service impact, the project must construct or provide
funding for improvements, to the extent feasible, such that the project-related increase in capacity utilization
does not exceed the City-established criteria.
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3. EXISTING CONDITIONS
EXISTING ROADWAY SYSTEM
Figure 3 identifies the lane geometry and intersection traffic controls for existing conditions based on a field
survey of the study area. Regional access to the project area is provided by the San Joaquin Hills Corridor
(State Route 73) freeway south of the project site running between Bristol Street North and Bristol Street
South. The key north-south roadways providing local circulation are Irvine Avenue, Campus Drive, Birch
Street, MacArthur Boulevard, and Jamboree Road. The key east-west roadways providing local circulation are
Bristol Street North, Bristol Street South, Newport Place Drive, Von Karman Avenue, Bison Avenue, Eastbluff
Drive, and University Avenue.
PEDESTRIAN FACILITIES
Existing pedestrian facilities in the project vicinity are shown on Figure 4.
BICYCLE ROUTES
On-street bicycle facilities are provided in the project area along Bristol Street North. The City of Newport
Beach Bike Map is depicted on Figure 5, and shows the on-street bike lanes and sidewalks where bike riding
is permitted located near the project site. Figure 6 exhibits the City of Newport Beach Bikeways Master Plan.
This figure shows the Class I through Class IV bikeways within the City. Bristol Street North adjacent to the
project site is classified as a Class I (Off-Road Paved) Bikeway (sidewalk riding is permitted).
TRANSIT FACILITIES
Figure 7 shows the existing transit routes available in the project vicinity. As shown on Figure 7, Orange
County Transportation Authority Route 57 services Bristol Street North adjacent to the project site. A bus
stop is located along Bristol Street North adjacent to the project site at the northwest corner of the Spruce
Street and Bristol Street North intersection.
GENERAL PLAN CONTEXT
Figure 8 shows the City of Newport Beach General Plan Master Plan of Streets and Highways roadway
classifications map. This figure shows the nature and extent of arterial and collector highways that are needed
to adequately serve the ultimate development depicted by the Land Use Element of the General Plan. The
City of Newport Beach General Plan roadway cross-sections are depicted on Figure 9.
EXISTING TRAFFIC VOLUMES
Existing peak hour intersection volumes were developed from intersection turning movement counts primarily
collected in January/February 2019 during typical weekday AM and PM peak periods of commuter traffic,
with exception of the MacArthur Boulevard at Bison Avenue intersection that was counted in May 2018. The
AM peak period was counted between 7:00 AM and 9:00 AM and the PM peak period was counted between
4:30 PM and 6:30 PM. The actual peak hour within the peak period is the four consecutive 15-minute periods
with the highest total volume of all approaches. Thus, the PM peak hour at one intersection may occur at 4:45
PM to 5:45 PM if those four consecutive 15-minute periods have the highest combined volume. Count
worksheets are provided in Appendix B.
Based on the project’s application date, existing volume and Level of Service conditions were established for
year 2020. Existing (2020) intersection volumes were developed by applying the City’s Regional Traffic Annual
Growth Rate of one percent (1.0%) per year to the measured volumes along applicable arterial highways (Irvine
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Avenue, Jamboree Road, and MacArthur Boulevard). This equates to a growth factor of 1.01 along those
arterials with counts conducted in 2019 and a growth factor of 1.02 along those arterials with counts
conducted in 2018. Intersection volumes shown in the figures and Level of Service calculations throughout
this report are based on the measured count data with the adjustments for Existing (2020) conditions as
described herein.
The current COVID-19 pandemic and associated public health orders have generally resulted in a decrease in
traffic volumes. Additionally, it is anticipated that the pandemic may have a lasting effect on travel behavior,
such as an increase telecommuting that may sustain lower peak hour volumes compared to pre-pandemic
conditions. Therefore, use of the 2018/2019 counts with application the City’s Regional Traffic Annual
Growth Rate along the applicable arterials is considered to provide a conservative estimate of Existing (2020)
conditions.
Figure 10 and Figure 11 show the Existing AM peak hour and PM peak hour intersection turning movement
volumes.
EXISTING INTERSECTION LEVEL OF SERVICE
Existing intersection Levels of Service are summarized in Table 1. Detailed Level of Service worksheets are
provided in Appendix C.
As shown in Table 1, the study intersections currently operate at Levels of Service D or better during the peak
hours for Existing (2020) conditions.
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Figure 3
Existing Lane Geometry and Intersection Traffic Controls
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Traffic Signal
#-Lane Divided Roadway
#-Lane Undivided Roadway
Existing Lane
Right Turn Overlap
Free Right Turn Lane
Legend
#D
#U
RTO
F
5
MacArthur Blvd (NS)/
Campus Dr (EW)
6
MacArthur Blvd (NS)/
Birch St (EW)
7
MacArthur Blvd (NS)/
Von Karman Ave (EW)
8
MacArthur Blvd (NS)/
Jamboree Rd (EW)
1
Campus Dr (NS)/
Bristol St N (EW)
2
Campus Dr (NS)/
Bristol St S (EW)
9
MacArthur Blvd (NS)/
Bison Ave (EW)
3
Birch St (NS)/
Bristol St N (EW)
10
Jamboree Rd (NS)/
Campus Dr (EW)
11
Jamboree Rd (NS)/
Bristol St N (EW)
4
Birch St (NS)/
Bristol St S (EW)
12
Jamboree Rd (NS)/
Bristol St S (EW)
13
Jamboree Rd (NS)/
University Dr (EW)
N
F
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RTO
F
#-Lanes (One-Way)#
4D
6D
4D
6D
4
4
4
4
4
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3
4U
6D
4D
4D
4D
8D
8D
6D
4D
4D
4D
4D
4D
4D
6D
6D
7D
7D
7D
7D
8D
6D
6D
6D 6D
7D
8D
4D
4U SPLITSPLITSPLITSPLITSplit Signal PhasingSPLIT
d
De Facto Turn Laned
F
FREE RTO8 108
V/C2 LOS3 V/C2 LOS3
1. Campus Dr (NS) at Bristol St North (EW)TS 0.54 A 0.68 B
2. Irvine Ave/Campus Dr (NS) at Bristol St South (EW)TS 0.68 B 0.52 A
3. Birch St (NS) at Bristol St North (EW)TS 0.64 B 0.55 A
4. Birch St (NS) at Bristol St South (EW)TS 0.48 A 0.48 A
5.MacArthur Blvd (NS) at Campus Dr (EW)4 TS 0.48 A 0.81 D
6. MacArthur Blvd (NS) at Birch St (EW)TS 0.36 A 0.56 A
7. MacArthur Blvd (NS) at Newport Pl Dr/Von Karman Ave (EW)TS 0.55 A 0.52 A
8.MacArthur Blvd (NS) at Jamboree Rd (EW)4 TS 0.58 A 0.67 B
9. MacArthur Blvd (NS) at Bison Ave (EW)TS 0.67 B 0.58 A
10.Jamboree Rd (NS) at Campus Dr (EW)4 TS 0.60 A 0.61 B
11. Jamboree Rd (NS) at Bristol St North (EW)TS 0.38 A 0.46 A
12. Jamboree Rd (NS) at Bristol St South (EW)TS 0.67 B 0.62 B
13. Jamboree Rd (NS) at Eastbluff Dr/University Ave (EW)TS 0.62 B 0.53 A
Notes:
(1) TS = Traffic Signal
(2) V/C = Volume/Capacity
(3) LOS = Level of Service
(4) Level of Service E is acceptable; shared jurisdiction with City of Irvine.
Table 1
Existing (2020) Intersection Levels of Service
ID Study Intersection
Traffic
Control1
PM Peak HourAM Peak Hour
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Figure 4
Existing Pedestrian Facilities
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N
Sidewalk
Legend
Cross Walk
Bus StopB
B
Site
SPRUCE STB
RIS
T
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Figure 5
City of Newport Beach Bike Map
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N
Source: City of Newport Beach
Site
11 111
Figure 6
City of Newport Beach Bikeways Master Plan
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N
Source: City of Newport Beach
Site
Note: Class I includes sidewalk bikeways adjacent to the street.
12 112
Figure 7
Orange County Transportation Authority System Map
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N
Source: Orange County Transportation Authority
Site
13 113
Figure 8
City of Newport Beach General Plan
Master Plan of Streets and Highways
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N
Source: City of Newport Beach
Site
14 114
Figure 9
City of Newport Beach General Plan Roadway Cross-Sections
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Source: City of Newport Beach
15 115
Figure 10
Existing AM Peak Hour Intersection Turning Movement Volumes
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Campus Dr (EW)555817532186220946075971
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MacArthur Blvd (NS)/
Von Karman Ave (EW)4681569252419124177232
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8
MacArthur Blvd (NS)/
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327735203
1
Campus Dr (NS)/
Bristol St N (EW)48216052752402081077238
2
Campus Dr (NS)/
Bristol St S (EW)1114285963789801818464
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MacArthur Blvd (NS)/
Bison Ave (EW)2672328137442319222214222199
49723780
3
Birch St (NS)/
Bristol St N (EW)961051103983871306203
10
Jamboree Rd (NS)/
Campus Dr (EW)109113019816417821387319750
327283100
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Jamboree Rd (NS)/
Bristol St N (EW)72116487647124094
Birch St (NS)/
Bristol St S (EW)3853811653267551213209
12
Jamboree Rd (NS)/
Bristol St S (EW)18562169712285271398
13
Jamboree Rd (NS)/
University Dr (EW)88124322196152340443010344
223147170
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Figure 11
Existing PM Peak Hour Intersection Turning Movement Volumes
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MacArthur Blvd (NS)/
Campus Dr (EW)20410875215794358331531964
781038209
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MacArthur Blvd (NS)/
Birch St (EW)120866314886716730427742
109500210
7
MacArthur Blvd (NS)/
Von Karman Ave (EW)37802276579174798141194
6128989
8
MacArthur Blvd (NS)/
Jamboree Rd (EW)261671315153145339125094851
4571004200
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Campus Dr (NS)/
Bristol St N (EW)437696101211602671803111
2
Campus Dr (NS)/
Bristol St S (EW)67025920610644601001556
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MacArthur Blvd (NS)/
Bison Ave (EW)14523611431602499231188210205
256215109
3
Birch St (NS)/
Bristol St N (EW)1423584436614581477119
10
Jamboree Rd (NS)/
Campus Dr (EW)7411524871851356144175586192
202334152
11
Jamboree Rd (NS)/
Bristol St N (EW)73514858369077484
Birch St (NS)/
Bristol St S (EW)1683192457252581117112
12
Jamboree Rd (NS)/
Bristol St S (EW)1838779749618601029
13
Jamboree Rd (NS)/
University Dr (EW)46151320914315004272159021
238111136
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4. PROJECT FORECASTS
This section describes how project trip generation, trip distribution, and trip assignment forecasts were
developed. The forecast project volumes are illustrated on figures contained in this section.
PROJECT TRIP GENERATION
Table 2 shows the project trip generation based upon trip generation rates obtained from the Institute of
Transportation Engineers (ITE) Trip Generation Manual (10th Edition, 2017). Based on review of the ITE land
use description, trip generation rates for general office building (Land Use Code 710) and medical-dental office
building (Land Use Code 720) were determined to adequately represent the existing and proposed land uses
and were selected for use in this analysis. The project trip generation forecast is determined by multiplying
the trip generation rates by the land use quantities.
As shown in Table 2, the existing project site land use is estimated to generate approximately 365 daily trips,
including 44 trips during the AM peak hour and 43 trips during the PM peak hour. The proposed project site
land use is forecast to generate a total of approximately 1,306 daily trips, including 104 trips during the AM
peak hour and 129 trips during the PM peak hour. Therefore, the proposed project is forecast to result in net
increase of approximately 941 net new daily trips, including 60 net new trips during the AM peak hour and
86 net new trips during the PM peak hour.
PROJECT TRIP DISTRIBUTION AND ASSIGNMENT
Figure 12 and Figure 13 show the forecast directional distribution patterns for the project generated trips.
The project trip distribution patterns were developed in consultation with City of Newport Beach staff based
on review of existing volume data, surrounding land uses, and the local and regional roadway facilities in the
project vicinity.
The project-generated AM and PM peak hour intersection turning movement volumes are shown on Figure
14 and Figure 15.
18 118
% In % Out Rate % In % Out Rate
General Office Building ITE 710 TSF 86% 14% 1.16 16% 84% 1.15 9.74
Medical-Dental Office Building ITE 720 TSF 78% 22% 2.78 28% 72% 3.46 34.80
In Out Total In Out Total
Existing
General Office Building 37.515 TSF 38 6 44 7 36 43 365
Proposed
Medical-Dental Office Building 37.515 TSF 81 23 104 36 93 129 1,306
NET PROJECT TRIPS GENERATED +43 +17 +60 +29 +57 +86 +941
Notes:
(1) ITE = Institute of Transportation Engineers Trip Generation Manual (10th Edition, 2017); ### = Land Use Code
(2) TSF = Thousand Square Feet
Daily
Trip Generation Rates
Trips Generated
Daily
Table 2
Project Trip Generation
Land Use Quantity Unit2
AM Peak Hour PM Peak Hour
Land Use Source1 Unit2
AM Peak Hour PM Peak Hour
1400 Bristol Street Medical Offices
Traffic Impact Analysis
1934419119
UNIVERSITY DR
Site
Figure 12
Project Outbound Trip Distribution
1400 Bristol Street Medical OfficesTraffic Impact Analysis
19344
N JAMBOREE RDBIRCH STCAMPUS DRMACARTHUR BLVDVON KARMAN AVEB
RI
ST
O
L
ST N
B
RI
STOL ST
S
BISONAVESPRUCE ST73
73
100%
15%
10% 5% 15%
20%
15%
50%
20%
15%
AVEIRVINE
EASTBLUFF DRMESA DR
Percent From Project
Legend
10%
SA
N
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UNIVERSITY DR
SA
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CORR
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DORSite
Figure 13
Project Inbound Trip Distribution
1400 Bristol Street Medical OfficesTraffic Impact Analysis
19344
N JAMBOREE RDBIRCH STCAMPUS DRMACARTHUR BLVDVON KARMAN AVEB
RI
ST
O
L
ST N
B
RI
STOL ST
S
BISONAVESPRUCE ST73
73
100%
15%
35%
20%
15%
AVEIRVINE
EASTBLUFF DRMESA DR
Percent To Project
Legend
10%
15%5%10%
20%
15%
50%
21 121
Figure 14
Project AM Peak Hour Intersection Turning Movement Volumes
1400 Bristol Street Medical OfficesTraffic Impact Analysis
19344JAMBOREE RDBIRCH STCAMPUS DRMACARTHUR BLVDVON KARMAN AVEB
RIST
O
L ST N
B
RISTO
L ST S
AVEIRVINE
BISONAVESPRUCE ST1
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4
3
5
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Study Intersection
Legend
#
73
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EASTBLUFF DRMESA DR
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Von Karman Ave (EW)
5
MacArthur Blvd (NS)/
Campus Dr (EW)020040000
000
6
MacArthur Blvd (NS)/
Birch St (EW)000040210
000
7
MacArthur Blvd (NS)/
Von Karman Ave (EW)000040000
200
8
MacArthur Blvd (NS)/
Jamboree Rd (EW)900006033
060
1
Campus Dr (NS)/
Bristol St N (EW)0000330
2
Campus Dr (NS)/
Bristol St S (EW)0603090
9
MacArthur Blvd (NS)/
Bison Ave (EW)090030000
000
3
Birch St (NS)/
Bristol St N (EW)0000963
10
Jamboree Rd (NS)/
Campus Dr (EW)030060000
000
11
Jamboree Rd (NS)/
Bristol St N (EW)22600214
Birch St (NS)/
Bristol St S (EW)00900150
12
Jamboree Rd (NS)/
Bristol St S (EW)6002103
13
Jamboree Rd (NS)/
University Dr (EW)060030000
000
22 122
Figure 15
Project PM Peak Hour Intersection Turning Movement Volumes
1400 Bristol Street Medical OfficesTraffic Impact Analysis
19344JAMBOREE RDBIRCH STCAMPUS DRMACARTHUR BLVDVON KARMAN AVEB
RIST
O
L ST N
B
RISTO
L ST S
AVEIRVINE
BISONAVESPRUCE ST1
2
4
3
5
6
7
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Study Intersection
Legend
#
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EASTBLUFF DRMESA DR
UNIVERSITY DR
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5
MacArthur Blvd (NS)/
Campus Dr (EW)060030000
000
6
MacArthur Blvd (NS)/
Birch St (EW)000030630
000
7
MacArthur Blvd (NS)/
Von Karman Ave (EW)000030000
100
8
MacArthur Blvd (NS)/
Jamboree Rd (EW)6000040911
040
1
Campus Dr (NS)/
Bristol St N (EW)00009110
2
Campus Dr (NS)/
Bristol St S (EW)0409060
9
MacArthur Blvd (NS)/
Bison Ave (EW)0600110000
000
3
Birch St (NS)/
Bristol St N (EW)000029209
10
Jamboree Rd (NS)/
Campus Dr (EW)090040000
000
11
Jamboree Rd (NS)/
Bristol St N (EW)152000144
Birch St (NS)/
Bristol St S (EW)002900100
12
Jamboree Rd (NS)/
Bristol St S (EW)4003009
13
Jamboree Rd (NS)/
University Dr (EW)040090000
000
23 123
1400 Bristol Street Medical Offices Traffic Impact Analysis
24 19344
5. FUTURE VOLUME FORECASTS
This section describes how future volume forecasts for the TPO scenarios were developed. Forecast study
area volumes are illustrated on figures contained in this section.
CITY OF NEWPORT BEACH APPROVED PROJECTS
The City of Newport Beach staff provided a list of approved projects within the study area for use in the TPO
analysis. The approved project list consists of future developments that have been approved, but have not
been fully constructed and occupied. The approved project data is contained in Appendix D.
Trips associated with the following 18 projects are included in the TPO analysis:
▪ Fashion Island Expansion
▪ Temple Bat Yahm Expansion
▪ Hoag Hospital Phase III
▪ St. Mark Presbyterian Church
▪ 2300 Newport Blvd (Vue)
▪ Hoag Health Center 500-540 Superior
▪ North Newport Center
▪ 328 Old Newport Medical Office GPA
▪ Mariner’s Pointe 23,105 SQ FT Commercial Center
▪ Uptown Newport (Phase 2)
▪ Uptown Newport (Phase 1)
▪ Back Bay Landing 300 ECH
▪ Birch Newport Executive Center
▪ Ebb Tide Residential
▪ ENC Pre-School
▪ Balboa Marina West
▪ Newport Crossings
▪ Vivante Senior Center
AMBIENT GROWTH
To account for ambient growth on roadways, existing volumes were increased by a growth rate of one percent
(1.0%) per year through year 2022 along applicable arterial highways (Irvine Avenue, Jamboree Road, and
MacArthur Boulevard) in accordance with the City of Newport Beach Regional Traffic Annual Growth Rate.
This equates to a growth factor of 1.03 along arterials with counts conducted in 2019 and a growth factor of
1.04 along arterials with counts conducted in 2018.
TPO YEAR 2022 VOLUME FORECASTS
TPO Year 2022 Without Project volume forecasts were developed by adding ambient growth and approved
projects trips to existing volumes. TPO Year 2022 Without Project AM and PM peak hour intersection turning
movement volumes are shown on Figure 16 and Figure 17.
TPO Year 2022 With Project volume forecasts were developed by adding project-generated trips to TPO
Year 2022 Without Project volumes. TPO Year 2022 With Project AM and PM peak hour intersection turning
movement volumes are shown on Figure 18 and Figure 19.
24 124
Figure 16
TPO Year 2022 Without Project
AM Peak Hour Intersection Turning Movement Volumes
1400 Bristol Street Medical OfficesTraffic Impact Analysis
19344JAMBOREE RDBIRCH STCAMPUS DRMACARTHUR BLVDVON KARMAN AVEB
RIST
O
L ST N
B
RISTO
L ST S
AVEIRVINE
BISONAVESPRUCE ST1
2
4
3
5
6
7
12
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8
10
13
9
Study Intersection
Legend
#
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73
EASTBLUFF DRMESA DR
UNIVERSITY DR
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5
MacArthur Blvd (NS)/
Campus Dr (EW)566967633192021346075971
3916484
6
MacArthur Blvd (NS)/
Birch St (EW)34679818971917211232864
2712291
7
MacArthur Blvd (NS)/
Von Karman Ave (EW)4787770653469127177232
1659620
8
MacArthur Blvd (NS)/
Jamboree Rd (EW)179940563764202774491084184
407983242
1
Campus Dr (NS)/
Bristol St N (EW)48216102792402391216238
2
Campus Dr (NS)/
Bristol St S (EW)1137294964139841824464
9
MacArthur Blvd (NS)/
Bison Ave (EW)2732394147452414229216227200
51323880
3
Birch St (NS)/
Bristol St N (EW)9810531191143981460206
10
Jamboree Rd (NS)/
Campus Dr (EW)147132621316718431417319758
329283100
11
Jamboree Rd (NS)/
Bristol St N (EW)74217267968135724
Birch St (NS)/
Bristol St S (EW)3893841733447551213215
12
Jamboree Rd (NS)/
Bristol St S (EW)19312279812565361427
13
Jamboree Rd (NS)/
University Dr (EW)90131123098166741243010344
223147170
25 125
Figure 17
TPO Year 2022 Without Project
PM Peak Hour Intersection Turning Movement Volumes
1400 Bristol Street Medical OfficesTraffic Impact Analysis
19344JAMBOREE RDBIRCH STCAMPUS DRMACARTHUR BLVDVON KARMAN AVEB
RIST
O
L ST N
B
RISTO
L ST S
AVEIRVINE
BISONAVESPRUCE ST1
2
4
3
5
6
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12
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9
Study Intersection
Legend
#
73
73
EASTBLUFF DRMESA DR
UNIVERSITY DR
S
AN
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5
MacArthur Blvd (NS)/
Campus Dr (EW)208117553174105559431531964
781038216
6
MacArthur Blvd (NS)/
Birch St (EW)123921328793817231828642
109507226
7
MacArthur Blvd (NS)/
Von Karman Ave (EW)38863281589854898141194
6128989
8
MacArthur Blvd (NS)/
Jamboree Rd (EW)2667043981941490405260121652
4991138225
1
Campus Dr (NS)/
Bristol St N (EW)437705101411602811874111
2
Campus Dr (NS)/
Bristol St S (EW)68529720610794681005556
9
MacArthur Blvd (NS)/
Bison Ave (EW)15224721641632577246193213207
262219109
3
Birch St (NS)/
Bristol St N (EW)1503684506664641555123
10
Jamboree Rd (NS)/
Campus Dr (EW)9412555021881560147175586231
214334152
11
Jamboree Rd (NS)/
Bristol St N (EW)75617688839658424
Birch St (NS)/
Bristol St S (EW)1863372487352581153116
12
Jamboree Rd (NS)/
Bristol St S (EW)198578103311288671065
13
Jamboree Rd (NS)/
University Dr (EW)47167622014616054362159021
245111136
26 126
Figure 18
TPO Year 2022 With Project
AM Peak Hour Intersection Turning Movement Volumes
1400 Bristol Street Medical OfficesTraffic Impact Analysis
19344JAMBOREE RDBIRCH STCAMPUS DRMACARTHUR BLVDVON KARMAN AVEB
RIST
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L ST N
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RISTO
L ST S
AVEIRVINE
BISONAVESPRUCE ST1
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5
6
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Study Intersection
Legend
#
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EASTBLUFF DRMESA DR
UNIVERSITY DR
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5
MacArthur Blvd (NS)/
Campus Dr (EW)566987633192421346075971
3916484
6
MacArthur Blvd (NS)/
Birch St (EW)34679818972317211432964
2712291
7
MacArthur Blvd (NS)/
Von Karman Ave (EW)4787770653473127177232
1679620
8
MacArthur Blvd (NS)/
Jamboree Rd (EW)188940563764202834491087187
407989242
1
Campus Dr (NS)/
Bristol St N (EW)48216102792402421219238
2
Campus Dr (NS)/
Bristol St S (EW)1137300964169841833464
9
MacArthur Blvd (NS)/
Bison Ave (EW)2732403147452417229216227200
51323880
3
Birch St (NS)/
Bristol St N (EW)9810531191144071466209
10
Jamboree Rd (NS)/
Campus Dr (EW)147132921316718491417319758
329283100
11
Jamboree Rd (NS)/
Bristol St N (EW)76417327968135934
Birch St (NS)/
Bristol St S (EW)3893841823447551228215
12
Jamboree Rd (NS)/
Bristol St S (EW)19372279812775361430
13
Jamboree Rd (NS)/
University Dr (EW)90131723098167041243010344
223147170
27 127
Figure 19
TPO Year 2022 With Project
PM Peak Hour Intersection Turning Movement Volumes
1400 Bristol Street Medical OfficesTraffic Impact Analysis
19344JAMBOREE RDBIRCH STCAMPUS DRMACARTHUR BLVDVON KARMAN AVEB
RIST
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L ST S
AVEIRVINE
BISONAVESPRUCE ST1
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Study Intersection
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MacArthur Blvd (NS)/
Campus Dr (EW)208118153174105859431531964
781038216
6
MacArthur Blvd (NS)/
Birch St (EW)123921328794117232428942
109507226
7
MacArthur Blvd (NS)/
Von Karman Ave (EW)38863281589884898141194
6138989
8
MacArthur Blvd (NS)/
Jamboree Rd (EW)2727043981941490409260122563
4991142225
1
Campus Dr (NS)/
Bristol St N (EW)437705101411602901885111
2
Campus Dr (NS)/
Bristol St S (EW)68530120610884681011556
9
MacArthur Blvd (NS)/
Bison Ave (EW)15224781641632588246193213207
262219109
3
Birch St (NS)/
Bristol St N (EW)1503684506664931575132
10
Jamboree Rd (NS)/
Campus Dr (EW)9412645021881564147175586231
214334152
11
Jamboree Rd (NS)/
Bristol St N (EW)77117888839658564
Birch St (NS)/
Bristol St S (EW)1863372777352581163116
12
Jamboree Rd (NS)/
Bristol St S (EW)198978103311588671074
13
Jamboree Rd (NS)/
University Dr (EW)47168022014616144362159021
245111136
28 128
1400 Bristol Street Medical Offices Traffic Impact Analysis
29 19344
6. TPO ANALYSIS
Detailed intersection Level of Service calculation worksheets for each of the following analysis scenarios are
provided in Appendix C.
TPO YEAR 2022 ONE-PERCENT THRESHOLD ANALYSIS
Table 3 summarizes the City of Newport Beach TPO one-percent threshold analysis. In accordance with the
City of Newport Beach TPO requirements, if project-generated peak hour approach volumes are greater than
or equal to one percent of the forecast peak hour volumes on any approach of an intersection, then a detailed
ICU analysis is required to assess the project-related change in ICU. The TPO one-percent analysis calculation
worksheets are contained in Appendix E.
The following 6 intersections are forecast to exceed the TPO one-percent threshold and require ICU analysis:
3. Birch Street (NS) at Bristol Street North (EW)
4. Birch Street (NS) at Bristol Street South (EW)
6. MacArthur Boulevard (NS) at Birch Street (EW)
8. MacArthur Boulevard (NS) at Jamboree Road (EW)
11. Jamboree Road (NS) at Bristol Street North (EW)
12. Jamboree Road (NS) at Bristol Street South (EW)
TPO IMPACT ASSESSMENT
ICU and Levels of Service at the applicable study intersections for TPO Year 2022 Without and With Project
conditions are shown in Table 4. As shown in Table 4, the study intersections are forecast to operate at Levels
of Service D or better during the peak hours for TPO Year 2022 Without and With Project conditions.
Table 4 also calculates the net change in ICU at the applicable study intersections for TPO Year 2022 With
Project conditions. As shown in Table 4, the addition of project-generated trips is not forecast to cause any
study intersection to operate deficiently (Level of Service E or F) or worsen a deficient intersection operation
by more than one percent of capacity; therefore, the proposed project is forecast to result in no Level of
Service impacts at the study intersections for TPO Year 2022 With Project conditions and no improvements
are required.
29 129
Northbound Southbound Eastbound Westbound
AM No No No No
PM No No No No
AM No No No No
PM No No No No
AM No No No No
PM No No No Yes
AM No Yes No No
PM No Yes No No
AM No No No No
PM No No No No
AM No No No No
PM No No Yes No
AM No No No No
PM No No No No
AM No No No No
PM No No Yes No
AM No No No No
PM No No No No
AM No No No No
PM No No No No
AM No Yes No No
PM Yes No No No
AM No No No No
PM No No Yes No
AM No No No No
PM No No No No
Notes:
MacArthur Blvd (NS) at Jamboree Rd (EW)4
Jamboree Rd (NS) at Campus Dr (EW)4
Jamboree Rd (NS) at Bristol St South (EW)
(1) If the project is forecast to contribute 1% or more of the projected TPO analysis year peak hour volume, then detailed
Intersection Capacity Utilization analysis is required in accordance with the City of Newport Beach Traffic Phasing Ordinance.
1.
2.
Campus Dr (NS) at Bristol St North (EW)
Irvine Ave/Campus Dr (NS) at Bristol St South (EW)
3.
4.
5.
6.
7.
8.
9.
10.
Birch St (NS) at Bristol St North (EW)
Birch St (NS) at Bristol St South (EW)
MacArthur Blvd (NS) at Campus Dr (EW)4
MacArthur Blvd (NS) at Birch St (EW)
MacArthur Blvd (NS) at Newport Pl Dr/Von Karman Ave (EW)
Table 3
TPO One-Percent Threshold Analysis Summary
ID Study Intersection
Peak
Hour
Project Trips Exceed One Percent?1
MacArthur Blvd (NS) at Bison Ave (EW)
11. Jamboree Rd (NS) at Bristol St North (EW)
12.
13. Jamboree Rd (NS) at Eastbluff Dr/University Ave (EW)
1400 Bristol Street Medical Offices
Traffic Impact Analysis
1934430130
V/C2 LOS3 V/C2 LOS3 V/C2 LOS3 V/C2 LOS3 AM PM
3. Birch St (NS) at Bristol St North (EW)TS 0.68 B 0.57 A 0.68 B 0.58 A 0.00 +0.01 No
4. Birch St (NS) at Bristol St South (EW)TS 0.48 A 0.49 A 0.49 A 0.50 A +0.01 +0.01 No
6. MacArthur Blvd (NS) at Birch St (EW)TS 0.39 A 0.61 B 0.39 A 0.61 B 0.00 0.00 No
8.MacArthur Blvd (NS) at Jamboree Rd (EW)4 TS 0.64 B 0.71 C 0.64 B 0.72 C 0.00 +0.01 No
11. Jamboree Rd (NS) at Bristol St North (EW)TS 0.41 A 0.50 A 0.42 A 0.51 A +0.01 +0.01 No
12. Jamboree Rd (NS) at Bristol St South (EW)TS 0.69 B 0.67 B 0.69 B 0.68 B 0.00 +0.01 No
Notes:
(1) TS = Traffic Signal
(2) V/C = Volume/Capacity
(3) LOS = Level of Service
(4) Level of Service E is acceptable; shared jurisdiction with City of Irvine.
AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour
Table 4
TPO Year 2022 Intersection Levels of Service and Impact Assessment
ID Study Intersection
Traffic
Control1
TPO Without Project TPO With Project
V/C Increase Significant
Impact
1400 Bristol Street Medical Offices
Traffic Impact Analysis
1934431131
1400 Bristol Street Medical Offices Traffic Impact Analysis
32 19344
7. CONGESTION MANAGEMENT PROGRAM
This section provides analysis of the project impacts at County facilities in accordance with typical Orange
County Congestion Management Program (CMP) requirements.
BACKGROUND
The Orange County CMP is a result of Proposition 111, which was a statewide initiative approved by the
voters in June 1990. To prevent gas tax revenues from being used to promote future development, the
legislation requires that a traffic impact analysis be prepared for new development. The traffic impact analysis
is prepared to monitor and mitigate traffic impacts caused by new development. In Orange County, the
Measure M Growth Management Program requires similar efforts; however, compliance with the CMP is
required for local jurisdictions to receive Measure M2 funds.
The Legislature requires that adjacent jurisdictions use a standard methodology for conducting a traffic impact
analysis. Although details vary from one county to another, the general approach selected by each county for
conducting traffic impact analyses has common elements. The Orange County CMP uses the Intersection
Capacity Utilization methodology for analysis of intersections within the designated CMP roadway system.
CMP-MONITORED INTERSECTIONS
The following intersections in the City of Newport Beach are part of the CMP Highway System that require
monitoring to ensure that Level of Service standards are maintained:
▪ Newport Boulevard at Coast Highway
▪ MacArthur Boulevard at Jamboree Road
▪ MacArthur Boulevard at Coast Highway
REQUIREMENTS FOR IMPROVEMENTS
To determine whether the addition of project-generated trips results in an operational impact at a CMP study
intersection, and thus requires improvements, the Orange County CMP utilizes the following requirements:
▪ An operational project impact is defined to occur when a proposed project is forecast to increase traffic
demand at a CMP study facility by more than three percent of capacity (V/C > 0.03), causing or worsening
Level of Service F (V/C > 1.00).
CRITERIA FOR PREPARATION OF CMP IMPACT ANALYSIS
The Orange County CMP uses the following criteria to determine if a proposed development requires analysis:
▪ Development projects forecast to generate 2,400 daily trips or more and have indirect access to a CMP
facility; or development projects forecast to generate 1,600 daily trips or more and have direct access to
a CMP facility; or
▪ Projects with a potential to create an impact of more than three percent of Level of Service E capacity.
Since the proposed project has indirect access to a CMP facility (e.g., MacArthur Boulevard or Jamboree Road)
and is forecast to generate less than 2,400 daily trips, the proposed project does not satisfy the criteria for
preparation of a separate CMP impact analysis.
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33 19344
8. SITE ACCESS AND CIRCULATION
This section includes a description of project improvements necessary to provide site access and an evaluation
of site access and circulation.
SITE ACCESS
Vehicular access is proposed to be maintained at Bristol Street North and Spruce Street. Since Bristol Street
North is a one-way street, the project driveway at Bristol Street North will continue to provide right turn
in/out only access. The project driveway at Spruce Street will continue to provide full access. Based on review
of the adjacent development and lane configurations along Bristol Street North and Spruce Street, the existing
lane configurations are anticipated to be adequate.
Based on the anticipated project trip distribution patterns, the majority the project trips, particularly employee
trips during the AM/PM peak hours, are expected to access the site via the project driveway at Bristol Street
North. Bristol Street North is a three-lane arterial roadway at the project driveway that connects with other
arterial and regional roadway facilities. Westbound traffic along Bristol Street North at the project driveway
will operate in free-flow conditions. Right turns into the project site from Bristol Street North will have no
conflicting vehicular movements and are therefore expected to cause minimal to no delays along Bristol Street
North.
Site access via the project driveway at Spruce Street is not anticipated to be heavily utilized since the project
site provides direct access to the arterial roadway network at Bristol Street North. Spruce Street is a short,
four-lane undivided local street. Although there is no dedicated left turn lane into the project site from Spruce
Street, there is a second through lane that would allow through vehicles to pass any project trips waiting to
enter the site. Based on the minimal number of project trips anticipated to use the project driveway at Spruce
Street, the existing lane configurations are anticipated to be adequate.
ON-SITE CIRCULATION
The proposed project site plan indicates on-site drive aisles will be a minimum of 24 feet along the drive aisles
with perpendicular parking spaces, which is generally adequate for two-way circulation and provides sufficient
spaces for most vehicles to back out and conveniently exit the parking stall. The project site plan proposes
two one-way drive aisles with 45-degree angled parking and drive aisles measuring a minimum of 13 feet in
width. The final parking layout will be reviewed and approved by the City of Newport Beach.
In accordance with the City of Newport Beach Municipal Code development standards for parking areas
(Section 20.40.070.A.1c), both project driveways provide a minimum set back of five (5) feet between the
property line and the first parking space accessed from a public street. Additionally, there are no dead-end
drive aisles that would require turnaround areas.
On-site circulation appears adequate as proposed. For the convenience of future patients and to reduce the
need for visitors to cross the primary drive aisle through the project site, the project may consider
implementing time-restricted/visitor parking only on the parking stalls along the north side of the project
building.
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34 19344
9. CONCLUSIONS
This section summarizes the findings and mitigation measures (if any) identified in previous sections of this
study.
PROJECT TRIP GENERATION
The existing project site land use is estimated to generate approximately 365 daily trips, including 44 trips
during the AM peak hour and 43 trips during the PM peak hour. The proposed project site land use is forecast
to generate a total of approximately 1,306 daily trips, including 104 trips during the AM peak hour and 129
trips during the PM peak hour. Therefore, the proposed project is forecast to result in net increase of
approximately 941 net new daily trips, including 60 net new trips during the AM peak hour and 86 net new
trips during the PM peak hour.
TPO IMPACT ANALYSIS
The addition of project-generated trips is not forecast to cause any study intersection to operate deficiently
(Level of Service E or F) or worsen a deficient intersection operation by more than one percent of capacity;
therefore, the proposed project is forecast to result in no Level of Service impacts at the study intersections
for TPO Year 2022 With Project conditions and no improvements are required.
CONGESTION MANAGEMENT PROGRAM
Since the proposed project has indirect access to a CMP facility (e.g., MacArthur Boulevard or Jamboree Road)
and is forecast to generate less than 2,400 daily trips, the proposed project does not satisfy the criteria for
preparation of a separate CMP impact analysis.
SITE ACCESS AND CIRCULATION
Vehicular access is proposed to be maintained at Bristol Street North and Spruce Street. Since Bristol Street
North is a one-way street, the project driveway at Bristol Street North will continue to provide right turn
in/out only access. The project driveway at Spruce Street will continue to provide full access. Based on review
of the adjacent development and lane configurations along Bristol Street North and Spruce Street, the existing
lane configurations are anticipated to be adequate.
On-site circulation appears adequate as proposed. For the convenience of future patients and to reduce the
need for visitors to cross the primary drive aisle through the project site, the project may consider
implementing time-restricted/visitor parking only on the parking stalls along the north side of the project
building.
34 134
APPENDICES
Appendix A Glossary
Appendix B Volume Count Worksheets
Appendix C Level of Service Worksheets
Appendix D Approved Projects List
Appendix E TPO One-Percent Threshold Analysis
Apx-1 135
APPENDIX A
GLOSSARY
Apx-2 136
ACRONYMS
AC Acres
ADT Average Daily Traffic
Caltrans California Department of Transportation
DU Dwelling Unit
ICU Intersection Capacity Utilization
GFA Gross Floor Area
LOS Level of Service
PCE Passenger Car Equivalent
SP Service Population
TSF Thousand Square Feet
V/C Volume/Capacity
VMT Vehicle Miles Traveled
TERMS
AVERAGE DAILY TRAFFIC: The average 24-hour volume for a stated period divided by the number of days
in that period. For example, Annual Average Daily Traffic is the total volume during a year divided by 365
days.
BANDWIDTH: The number of seconds of green time available for through traffic in a signal progression.
BOTTLENECK: A point of constriction along a roadway that limits the amount of traffic that can proceed
downstream from its location.
CAPACITY: The maximum number of vehicles that can be reasonably expected to pass over a given section
of a lane or a roadway in a given time period.
CHANNELIZATION: The separation or regulation of conflicting traffic movements into definite paths of travel
by the use of pavement markings, raised islands, or other suitable means to facilitate the safe and orderly
movements of both vehicles and pedestrians.
CLEARANCE INTERVAL: Equal to the yellow plus all-red time, if any, when a traffic signal changes between
phases (i.e., the amount of time between the end of a green light from one movement to the beginning of a
green light for the next).
Nearly same as yellow time. If there is an all red interval after the end of a yellow, then that is also added into
the clearance interval.
CONTROL DELAY: The component of delay, typically expressed in seconds per vehicle, resulting from the
type of traffic control at an intersection. Control delay is measured by comparison with the uncontrolled
condition; it includes delay incurred by slowing down, stopping/waiting, and speeding up.
CORDON: An imaginary line around an area across which vehicles, persons, or other items are counted (in
and out).
CORNER SIGHT DISTANCE: The minimum sight distance required by the driver of a vehicle to cross or enter
the lanes of the major roadway without requiring approaching traffic traveling at a given speed to radically
alter their speed or trajectory.
CYCLE LENGTH: The time period (in seconds) required for a traffic signal to complete one full cycle of
indications.
Apx-3 137
CUL-DE-SAC: A local street open at one end only and with special provisions for turning around.
DAILY CAPACITY: A theoretical value representing the daily traffic volume that will typically result in a peak
hour volume equal to the capacity of the roadway.
DELAY: The time consumed while traffic is impeded in its movement by some element over which it has no
control, usually expressed in seconds per vehicle.
DEMAND RESPONSIVE SIGNAL: Same as traffic-actuated signal.
DENSITY: The number of vehicles occupying in a unit length of the through traffic lanes of a roadway at any
given instant. Usually expressed in vehicles per mile.
DETECTOR: A device that responds to a physical stimulus and transmits a resulting impulse to the signal
controller.
DESIGN SPEED: A speed selected for purposes of design. Features of a highway, such as curvature,
superelevation, and sight distance (upon which the safe operation of vehicles is dependent) are correlated to
design speed.
DIRECTIONAL SPLIT: The percent of traffic in the peak direction at any point in time.
DIVERSION: The rerouting of peak hour traffic to avoid congestion.
FORCED FLOW: Opposite of free flow.
FREE FLOW: Volumes are well below capacity. Vehicles can maneuver freely and travel is unimpeded by
other traffic.
GAP: Time or distance between successive vehicles in a traffic stream, rear bumper to front bumper.
HEADWAY: Time or distance spacing between successive vehicles in a traffic stream, front bumper to front
bumper.
INTERCONNECTED SIGNAL SYSTEM: A number of intersections that are connected to achieve signal
progression.
LEVEL OF SERVICE: A qualitative measure of a number of factors, which include speed and travel time, traffic
interruptions, freedom to maneuver, safety, driving comfort and convenience, and operating costs.
LOOP DETECTOR: A vehicle detector consisting of a loop of wire embedded in the roadway, energized by
alternating current and producing an output circuit closure when passed over by a vehicle.
MINIMUM ACCEPTABLE GAP: Smallest time headway between successive vehicles in a traffic stream into
which another vehicle is willing and able to cross or merge.
MULTI-MODAL: More than one mode; such as automobile, bus transit, rail rapid transit, and bicycle
transportation modes.
OFFSET: The time interval in seconds between the beginning of green at one intersection and the beginning
of green at an adjacent intersection.
PLATOON: A closely grouped component of traffic that is composed of several vehicles moving, or standing
ready to move, with clear spaces ahead and behind.
Apx-4 138
PASSENGER CAR EQUIVALENT: A metric used to assess the impact of larger vehicles, such as trucks,
recreational vehicles, and buses, by converting the traffic volume of larger vehicles to an equivalent number
of passenger cars.
PEAK HOUR: The 60 consecutive minutes with the highest number of vehicles.
PRETIMED SIGNAL: A traffic signal that allocates right-of-way (i.e., green and red lights) based on a
predetermined timing/phasing plan, regardless of actual traffic demand at any given moment. Also known as
a fixed time signal.
PROGRESSION: A term used to describe the progressive movement of traffic through several signalized
intersections.
QUEUE: The number of vehicles waiting at a service area such as a traffic signal, stop sign, or access gate.
QUEUE LENGTH: The length of vehicle queue, typically expressed in feet, waiting at a service area such as a
traffic signal, stop sign, or access gate.
SCREEN-LINE: An imaginary line or physical feature across which all trips are counted, normally to verify the
validity of mathematical traffic models.
SHARED/RECIPROCAL PARKING AGREEMENT: A written binding document executed between property
owners to provide a designated number of off-street parking stalls within a designated area to be available for
specified businesses or land uses.
SIGHT DISTANCE: The continuous length of roadway visible to a driver or roadway user.
SIGNAL CYCLE: The time period in seconds required for one complete sequence of signal indications.
SIGNAL PHASE: The part of the signal cycle allocated to one or more traffic movements.
STACKING DISTANCE: The length of area available behind a service area, such as a traffic signal or gate, for
vehicle queueing to occur.
STARTING DELAY: The delay experienced in initiating the movement of queued traffic from a stop to an
average running speed through an intersection.
STOPPING SIGHT DISTANCE: The minimum distance required by the driver of a vehicle traveling at a given
speed to bring the vehicle to a stop after an object on the road becomes visible, including reaction and
response time.
TRAFFIC-ACTUATED SIGNAL: A type of traffic signal that directs traffic to stop and go in accordance with
the demands of traffic, as registered by the actuation of detectors.
TRIP: The movement of a person or vehicle from one location (origin) to another (destination). For example,
travel from home to work then work to home consists of two trips, not one.
TRIP-END: One end of a trip at either the origin or destination (i.e., each trip has two trip-ends). A trip-end
occurs when a person, object, or message is transferred to or from a vehicle.
TRIP GENERATION RATE: The rate at which a land use generates trips for a given variable, such per dwelling
unit or per thousand square feet. It is calculated as the number of trips entering and exiting a site divided by
the land use quantity.
Apx-5 139
TRUCK: A vehicle having dual tires on one or more axles or having more than two axles.
TURNING RADIUS: The circular arc formed by the smallest turning path radius of the front outside tire of a
vehicle, such as that performed by a U-turn maneuver. This is based on the length and width of the wheel
base as well as the steering mechanism of the vehicle.
UNBALANCED FLOW: Heavier traffic flow in one direction than the other. On a daily basis, most facilities
have balanced flow. During the peak hours, flow is seldom balanced in an urban area.
VEHICLE MILES OF TRAVEL: A measure of the amount and distance of automobile travel attributable to a
project or region. Calculated by multiplying the number of trips by the average trip length.
Apx-6 140
APPENDIX B
VOLUME COUNT WORKSHEETS
Apx-7 141
File Name : H1901006
Site Code : 00000000
Start Date : 1/23/2019
Page No : 1
City: NEWPORT BEACH
N-S Direction: CAMPUS DRIVE
E-W Direction: N. BRISTOL STREET
Groups Printed- Turning Movements
CAMPUS DRIVE
Southbound
N. BRISTOL STREET
Westbound
CAMPUS DRIVE
Northbound
N. BRISTOL STREET
Eastbound
Start Time Right Thru Left Right Thru Left Right Thru Left Right Thru Left Int. Total
07:00 43 45 0 33 126 22 0 229 98 0 0 0 596
07:15 33 36 0 30 131 36 0 272 97 0 0 0 635
07:30 31 34 0 33 168 45 0 305 122 0 0 0 738
07:45 43 62 0 53 225 37 0 397 114 0 0 0 931
Total 150 177 0 149 650 140 0 1203 431 0 0 0 2900
08:00 57 64 0 51 231 46 0 426 117 0 0 0 992
08:15 62 71 0 72 264 52 0 424 126 0 0 0 1071
08:30 52 64 0 55 311 54 0 390 132 0 0 0 1058
08:45 69 76 0 60 271 56 0 365 107 0 0 0 1004
Total 240 275 0 238 1077 208 0 1605 482 0 0 0 4125
16:30 273 183 0 31 455 61 0 165 130 0 0 0 1298
16:45 302 181 0 37 449 79 0 168 111 0 0 0 1327
Total 575 364 0 68 904 140 0 333 241 0 0 0 2625
17:00 290 212 0 33 505 67 0 180 133 0 0 0 1420
17:15 285 318 0 25 427 60 0 167 98 0 0 0 1380
17:30 283 301 0 16 422 61 0 181 95 0 0 0 1359
17:45 268 280 0 16 428 50 0 153 109 0 0 0 1304
Total 1126 1111 0 90 1782 238 0 681 435 0 0 0 5463
18:00 250 172 0 12 420 65 0 162 117 0 0 0 1198
18:15 212 127 0 16 383 67 0 164 112 0 0 0 1081
Grand Total 2553 2226 0 573 5216 858 0 4148 1818 0 0 0 17392
Apprch %53.4 46.6 0 8.6 78.5 12.9 0 69.5 30.5 0 0 0
Total %14.7 12.8 0 3.3 30 4.9 0 23.9 10.5 0 0 0
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-8 142
File Name : H1901006
Site Code : 00000000
Start Date : 1/23/2019
Page No : 2
City: NEWPORT BEACH
N-S Direction: CAMPUS DRIVE
E-W Direction: N. BRISTOL STREET
CAMPUS DRIVE
Southbound
N. BRISTOL STREET
Westbound
CAMPUS DRIVE
Northbound
N. BRISTOL STREET
Eastbound
Start Time Right Thru Left App. Total Right Thru Left App. Total Right Thru Left App. Total Right Thru Left App. Total Int. Total
Peak Hour Analysis From 07:00 to 08:45 - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 08:00
08:00 57 64 0 121 51 231 46 328 0 426 117 543 0 0 0 0 992
08:15 62 71 0 133 72 264 52 388 0 424 126 550 0 0 0 0 1071
08:30 52 64 0 116 55 311 54 420 0 390 132 522 0 0 0 0 1058
08:45 69 76 0 145 60 271 56 387 0 365 107 472 0 0 0 0 1004
Total Volume 240 275 0 515 238 1077 208 1523 0 1605 482 2087 0 0 0 0 4125
% App. Total 46.6 53.4 0 15.6 70.7 13.7 0 76.9 23.1 0 0 0
PHF .870 .905 .000 .888 .826 .866 .929 .907 .000 .942 .913 .949 .000 .000 .000 .000 .963
CAMPUS DRIVE N. BRISTOL STREET N. BRISTOL STREET CAMPUS DRIVE
Right
240
Thru
275
Left
0
InOut Total
1843 515 2358 Right238 Thru1077 Left208 OutTotalIn0 1523 1523 Left
482
Thru
1605
Right
0
Out TotalIn
483 2087 2570 Left0 Thru0 Right0 TotalOutIn1799 0 1799 Peak Hour Begins at 08:00
Turning Movements
Peak Hour Data
North
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-9 143
File Name : H1901006
Site Code : 00000000
Start Date : 1/23/2019
Page No : 3
City: NEWPORT BEACH
N-S Direction: CAMPUS DRIVE
E-W Direction: N. BRISTOL STREET
CAMPUS DRIVE
Southbound
N. BRISTOL STREET
Westbound
CAMPUS DRIVE
Northbound
N. BRISTOL STREET
Eastbound
Start Time Righ
t Thru Left App. Total Right Thru Left App. Total Right Thru Left App. Total Right Thru Left App. Total Int. Total
Peak Hour Analysis From 16:30 to 18:15 - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 16:45
16:45 302 181 0 483 37 449 79 565 0 168 111 279 0 0 0 0 1327
17:00 290 212 0 502 33 505 67 605 0 180 133 313 0 0 0 0 1420
17:15 285 318 0 603 25 427 60 512 0 167 98 265 0 0 0 0 1380
17:30 283 301 0 584 16 422 61 499 0 181 95 276 0 0 0 0 1359
Total Volume 1160 1012 0 2172 111 1803 267 2181 0 696 437 1133 0 0 0 0 5486
% App. Total 53.4 46.6 0 5.1 82.7 12.2 0 61.4 38.6 0 0 0
PHF .960 .796 .000 .900 .750 .893 .845 .901 .000 .961 .821 .905 .000 .000 .000 .000 .966
CAMPUS DRIVE N. BRISTOL STREET N. BRISTOL STREET CAMPUS DRIVE
Right
1160
Thru
1012
Left
0
InOut Total
807 2172 2979 Right111 Thru1803 Left267 OutTotalIn0 2181 2181 Left
437
Thru
696
Right
0
Out TotalIn
1279 1133 2412 Left0 Thru0 Right0 TotalOutIn3400 0 3400 Peak Hour Begins at 16:45
Turning Movements
Peak Hour Data
North
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-10 144
File Name : H1901002
Site Code : 00000000
Start Date : 1/23/2019
Page No : 1
City: NEWPORT BEACH
N-S Direction: CAMPUS DR / IRVINE AVE
E-W Direction: S. BRISTOL STREET
Groups Printed- Turning Movements
CAMPUS DRIVE
Southbound
S. BRISTOL STREET
Westbound
IRVINE AVENUE
Northbound
S. BRISTOL STREET
Eastbound
Start Time Right Thru Left Right Thru Left Right Thru Left Right Thru Left Int. Total
07:00 0 57 18 0 0 0 33 153 0 110 253 177 801
07:15 0 54 18 0 0 0 38 172 0 110 319 205 916
07:30 0 69 12 0 0 0 56 244 0 88 375 206 1050
07:45 0 70 18 0 0 0 75 266 0 108 429 240 1206
Total 0 250 66 0 0 0 202 835 0 416 1376 828 3973
08:00 0 82 23 0 0 0 60 280 0 114 475 251 1285
08:15 0 104 26 0 0 0 68 283 0 108 478 255 1322
08:30 0 92 26 0 0 0 83 317 0 106 418 230 1272
08:45 0 100 21 0 0 0 71 223 0 136 447 244 1242
Total 0 378 96 0 0 0 282 1103 0 464 1818 980 5121
16:30 0 184 58 0 0 0 57 175 0 156 282 117 1029
16:45 0 214 36 0 0 0 61 143 0 159 278 132 1023
Total 0 398 94 0 0 0 118 318 0 315 560 249 2052
17:00 0 239 37 0 0 0 55 176 0 127 287 130 1051
17:15 0 314 67 0 0 0 80 178 0 135 214 92 1080
17:30 0 297 66 0 0 0 60 166 0 135 222 106 1052
17:45 0 281 45 0 0 0 46 138 0 135 232 116 993
Total 0 1131 215 0 0 0 241 658 0 532 955 444 4176
18:00 0 203 32 0 0 0 47 162 0 154 245 104 947
18:15 0 159 44 0 0 0 42 172 0 127 178 105 827
Grand Total 0 2519 547 0 0 0 932 3248 0 2008 5132 2710 17096
Apprch %0 82.2 17.8 0 0 0 22.3 77.7 0 20.4 52.1 27.5
Total %0 14.7 3.2 0 0 0 5.5 19 0 11.7 30 15.9
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-11 145
File Name : H1901002
Site Code : 00000000
Start Date : 1/23/2019
Page No : 2
City: NEWPORT BEACH
N-S Direction: CAMPUS DR / IRVINE AVE
E-W Direction: S. BRISTOL STREET
CAMPUS DRIVE
Southbound
S. BRISTOL STREET
Westbound
IRVINE AVENUE
Northbound
S. BRISTOL STREET
Eastbound
Start Time Right Thru Left App. Total Right Thru Left App. Total Right Thru Left App. Total Right Thru Left App. Total Int. Total
Peak Hour Analysis From 07:00 to 08:45 - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 08:00
08:00 0 82 23 105 0 0 0 0 60 280 0 340 114 475 251 840 1285
08:15 0 104 26 130 0 0 0 0 68 283 0 351 108 478 255 841 1322
08:30 0 92 26 118 0 0 0 0 83 317 0 400 106 418 230 754 1272
08:45 0 100 21 121 0 0 0 0 71 223 0 294 136 447 244 827 1242
Total Volume 0 378 96 474 0 0 0 0 282 1103 0 1385 464 1818 980 3262 5121
% App. Total 0 79.7 20.3 0 0 0 20.4 79.6 0 14.2 55.7 30
PHF .000 .909 .923 .912 .000 .000 .000 .000 .849 .870 .000 .866 .853 .951 .961 .970 .968
CAMPUS DRIVE S. BRISTOL STREET S. BRISTOL STREET IRVINE AVENUE
Right
0
Thru
378
Left
96
InOut Total
2083 474 2557 Right0 Thru0 Left0 OutTotalIn2196 0 2196 Left
0
Thru
1103
Right
282
Out TotalIn
842 1385 2227 Left980 Thru1818 Right464 TotalOutIn0 3262 3262 Peak Hour Begins at 08:00
Turning Movements
Peak Hour Data
North
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-12 146
File Name : H1901002
Site Code : 00000000
Start Date : 1/23/2019
Page No : 3
City: NEWPORT BEACH
N-S Direction: CAMPUS DR / IRVINE AVE
E-W Direction: S. BRISTOL STREET
CAMPUS DRIVE
Southbound
S. BRISTOL STREET
Westbound
IRVINE AVENUE
Northbound
S. BRISTOL STREET
Eastbound
Start Time Righ
t Thru Left App. Total Right Thru Left App. Total Right Thru Left App. Total Right Thru Left App. Total Int. Total
Peak Hour Analysis From 16:30 to 18:15 - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 16:45
16:45 0 214 36 250 0 0 0 0 61 143 0 204 159 278 132 569 1023
17:00 0 239 37 276 0 0 0 0 55 176 0 231 127 287 130 544 1051
17:15 0 314 67 381 0 0 0 0 80 178 0 258 135 214 92 441 1080
17:30 0 297 66 363 0 0 0 0 60 166 0 226 135 222 106 463 1052
Total Volume 0 1064 206 1270 0 0 0 0 256 663 0 919 556 1001 460 2017 4206
% App. Total 0 83.8 16.2 0 0 0 27.9 72.1 0 27.6 49.6 22.8
PHF .000 .847 .769 .833 .000 .000 .000 .000 .800 .931 .000 .891 .874 .872 .871 .886 .974
CAMPUS DRIVE S. BRISTOL STREET S. BRISTOL STREET IRVINE AVENUE
Right
0
Thru
1064
Left
206
InOut Total
1123 1270 2393 Right0 Thru0 Left0 OutTotalIn1463 0 1463 Left
0
Thru
663
Right
256
Out TotalIn
1620 919 2539 Left460 Thru1001 Right556 TotalOutIn0 2017 2017 Peak Hour Begins at 16:45
Turning Movements
Peak Hour Data
North
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-13 147
File Name : H1901007
Site Code : 00000000
Start Date : 1/23/2019
Page No : 1
City: NEWPORT BEACH
N-S Direction: BIRCH STREET
E-W Direction: N. BRISTOL STREET
Groups Printed- Turning Movements
BIRCH STREET
Southbound
N. BRISTOL STREET
Westbound
BIRCH STREET
Northbound
N. BRISTOL STREET
Eastbound
Start Time Right Thru Left Right Thru Left Right Thru Left Right Thru Left Int. Total
07:00 18 16 0 30 148 29 0 111 15 0 0 0 367
07:15 12 14 0 32 165 40 0 135 20 0 0 0 418
07:30 17 22 0 38 197 57 0 178 19 0 0 0 528
07:45 23 22 0 48 289 83 0 227 9 0 0 0 701
Total 70 74 0 148 799 209 0 651 63 0 0 0 2014
08:00 26 21 0 45 280 91 0 270 23 0 0 0 756
08:15 21 22 0 52 344 102 0 265 24 0 0 0 830
08:30 22 38 0 50 347 94 0 259 25 0 0 0 835
08:45 29 22 0 56 335 100 0 257 24 0 0 0 823
Total 98 103 0 203 1306 387 0 1051 96 0 0 0 3244
16:30 145 85 0 31 403 102 0 82 43 0 0 0 891
16:45 137 106 0 32 406 105 0 112 25 0 0 0 923
Total 282 191 0 63 809 207 0 194 68 0 0 0 1814
17:00 213 118 0 28 336 116 0 95 45 0 0 0 951
17:15 166 134 0 28 332 135 0 69 29 0 0 0 893
17:30 152 124 0 32 331 148 0 63 11 0 0 0 861
17:45 188 108 0 25 292 119 0 64 27 0 0 0 823
Total 719 484 0 113 1291 518 0 291 112 0 0 0 3528
18:00 119 85 0 26 299 128 0 60 32 0 0 0 749
18:15 120 93 0 23 271 115 0 56 27 0 0 0 705
Grand Total 1408 1030 0 576 4775 1564 0 2303 398 0 0 0 12054
Apprch %57.8 42.2 0 8.3 69.1 22.6 0 85.3 14.7 0 0 0
Total %11.7 8.5 0 4.8 39.6 13 0 19.1 3.3 0 0 0
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-14 148
File Name : H1901007
Site Code : 00000000
Start Date : 1/23/2019
Page No : 2
City: NEWPORT BEACH
N-S Direction: BIRCH STREET
E-W Direction: N. BRISTOL STREET
BIRCH STREET
Southbound
N. BRISTOL STREET
Westbound
BIRCH STREET
Northbound
N. BRISTOL STREET
Eastbound
Start Time Right Thru Left App. Total Right Thru Left App. Total Right Thru Left App. Total Right Thru Left App. Total Int. Total
Peak Hour Analysis From 07:00 to 08:45 - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 08:00
08:00 26 21 0 47 45 280 91 416 0 270 23 293 0 0 0 0 756
08:15 21 22 0 43 52 344 102 498 0 265 24 289 0 0 0 0 830
08:30 22 38 0 60 50 347 94 491 0 259 25 284 0 0 0 0 835
08:45 29 22 0 51 56 335 100 491 0 257 24 281 0 0 0 0 823
Total Volume 98 103 0 201 203 1306 387 1896 0 1051 96 1147 0 0 0 0 3244
% App. Total 48.8 51.2 0 10.7 68.9 20.4 0 91.6 8.4 0 0 0
PHF .845 .678 .000 .838 .906 .941 .949 .952 .000 .973 .960 .979 .000 .000 .000 .000 .971
BIRCH STREET N. BRISTOL STREET N. BRISTOL STREET BIRCH STREET
Right
98
Thru
103
Left
0
InOut Total
1254 201 1455 Right203 Thru1306 Left387 OutTotalIn0 1896 1896 Left
96
Thru
1051
Right
0
Out TotalIn
490 1147 1637 Left0 Thru0 Right0 TotalOutIn1500 0 1500 Peak Hour Begins at 08:00
Turning Movements
Peak Hour Data
North
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-15 149
File Name : H1901007
Site Code : 00000000
Start Date : 1/23/2019
Page No : 3
City: NEWPORT BEACH
N-S Direction: BIRCH STREET
E-W Direction: N. BRISTOL STREET
BIRCH STREET
Southbound
N. BRISTOL STREET
Westbound
BIRCH STREET
Northbound
N. BRISTOL STREET
Eastbound
Start Time Righ
t Thru Left App. Total Right Thru Left App. Total Right Thru Left App. Total Right Thru Left App. Total Int. Total
Peak Hour Analysis From 16:30 to 18:15 - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 16:30
16:30 145 85 0 230 31 403 102 536 0 82 43 125 0 0 0 0 891
16:45 137 106 0 243 32 406 105 543 0 112 25 137 0 0 0 0 923
17:00 213 118 0 331 28 336 116 480 0 95 45 140 0 0 0 0 951
17:15 166 134 0 300 28 332 135 495 0 69 29 98 0 0 0 0 893
Total Volume 661 443 0 1104 119 1477 458 2054 0 358 142 500 0 0 0 0 3658
% App. Total 59.9 40.1 0 5.8 71.9 22.3 0 71.6 28.4 0 0 0
PHF .776 .826 .000 .834 .930 .909 .848 .946 .000 .799 .789 .893 .000 .000 .000 .000 .962
BIRCH STREET N. BRISTOL STREET N. BRISTOL STREET BIRCH STREET
Right
661
Thru
443
Left
0
InOut Total
477 1104 1581 Right119 Thru1477 Left458 OutTotalIn0 2054 2054 Left
142
Thru
358
Right
0
Out TotalIn
901 500 1401 Left0 Thru0 Right0 TotalOutIn2280 0 2280 Peak Hour Begins at 16:30
Turning Movements
Peak Hour Data
North
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-16 150
File Name : H1901003
Site Code : 00000000
Start Date : 1/30/2019
Page No : 1
City: NEWPORT BEACH
N-S Direction: BIRCH STREET
E-W Direction: S. BRISTOL STREET
Groups Printed- Turning Movements
BIRCH STREET
Southbound
S. BRISTOL STREET
Westbound
BIRCH STREET
Northbound
S. BRISTOL STREET
Eastbound
Start Time Right Thru Left Right Thru Left Right Thru Left Right Thru Left Int. Total
07:00 0 30 11 0 0 0 24 24 0 39 127 109 364
07:15 0 45 21 0 0 0 52 47 0 35 239 130 569
07:30 0 55 18 0 0 0 93 33 0 44 289 125 657
07:45 0 78 25 0 0 0 109 57 0 44 293 195 801
Total 0 208 75 0 0 0 278 161 0 162 948 559 2391
08:00 0 78 47 0 0 0 102 88 0 59 281 186 841
08:15 0 84 39 0 0 0 101 99 0 40 287 195 845
08:30 0 74 48 0 0 0 93 104 0 55 306 164 844
08:45 0 90 31 0 0 0 85 94 0 55 339 210 904
Total 0 326 165 0 0 0 381 385 0 209 1213 755 3434
16:30 0 133 64 0 0 0 72 22 0 29 282 89 691
16:45 0 142 50 0 0 0 77 37 0 32 301 68 707
Total 0 275 114 0 0 0 149 59 0 61 583 157 1398
17:00 0 181 73 0 0 0 84 44 0 17 259 79 737
17:15 0 220 59 0 0 0 72 41 0 32 261 62 747
17:30 0 182 63 0 0 0 86 46 0 31 296 49 753
17:45 0 169 58 0 0 0 66 31 0 34 280 57 695
Total 0 752 253 0 0 0 308 162 0 114 1096 247 2932
18:00 0 164 60 0 0 0 61 53 0 24 280 53 695
18:15 0 157 40 0 0 0 52 27 0 18 221 39 554
Grand Total 0 1882 707 0 0 0 1229 847 0 588 4341 1810 11404
Apprch %0 72.7 27.3 0 0 0 59.2 40.8 0 8.7 64.4 26.9
Total %0 16.5 6.2 0 0 0 10.8 7.4 0 5.2 38.1 15.9
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-17 151
File Name : H1901003
Site Code : 00000000
Start Date : 1/30/2019
Page No : 2
City: NEWPORT BEACH
N-S Direction: BIRCH STREET
E-W Direction: S. BRISTOL STREET
BIRCH STREET
Southbound
S. BRISTOL STREET
Westbound
BIRCH STREET
Northbound
S. BRISTOL STREET
Eastbound
Start Time Right Thru Left App. Total Right Thru Left App. Total Right Thru Left App. Total Right Thru Left App. Total Int. Total
Peak Hour Analysis From 07:00 to 08:45 - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 08:00
08:00 0 78 47 125 0 0 0 0 102 88 0 190 59 281 186 526 841
08:15 0 84 39 123 0 0 0 0 101 99 0 200 40 287 195 522 845
08:30 0 74 48 122 0 0 0 0 93 104 0 197 55 306 164 525 844
08:45 0 90 31 121 0 0 0 0 85 94 0 179 55 339 210 604 904
Total Volume 0 326 165 491 0 0 0 0 381 385 0 766 209 1213 755 2177 3434
% App. Total 0 66.4 33.6 0 0 0 49.7 50.3 0 9.6 55.7 34.7
PHF .000 .906 .859 .982 .000 .000 .000 .000 .934 .925 .000 .958 .886 .895 .899 .901 .950
BIRCH STREET S. BRISTOL STREET S. BRISTOL STREET BIRCH STREET
Right
0
Thru
326
Left
165
InOut Total
1140 491 1631 Right0 Thru0 Left0 OutTotalIn1759 0 1759 Left
0
Thru
385
Right
381
Out TotalIn
535 766 1301 Left755 Thru1213 Right209 TotalOutIn0 2177 2177 Peak Hour Begins at 08:00
Turning Movements
Peak Hour Data
North
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-18 152
File Name : H1901003
Site Code : 00000000
Start Date : 1/30/2019
Page No : 3
City: NEWPORT BEACH
N-S Direction: BIRCH STREET
E-W Direction: S. BRISTOL STREET
BIRCH STREET
Southbound
S. BRISTOL STREET
Westbound
BIRCH STREET
Northbound
S. BRISTOL STREET
Eastbound
Start Time Righ
t Thru Left App. Total Right Thru Left App. Total Right Thru Left App. Total Right Thru Left App. Total Int. Total
Peak Hour Analysis From 16:30 to 18:15 - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 16:45
16:45 0 142 50 192 0 0 0 0 77 37 0 114 32 301 68 401 707
17:00 0 181 73 254 0 0 0 0 84 44 0 128 17 259 79 355 737
17:15 0 220 59 279 0 0 0 0 72 41 0 113 32 261 62 355 747
17:30 0 182 63 245 0 0 0 0 86 46 0 132 31 296 49 376 753
Total Volume 0 725 245 970 0 0 0 0 319 168 0 487 112 1117 258 1487 2944
% App. Total 0 74.7 25.3 0 0 0 65.5 34.5 0 7.5 75.1 17.4
PHF .000 .824 .839 .869 .000 .000 .000 .000 .927 .913 .000 .922 .875 .928 .816 .927 .977
BIRCH STREET S. BRISTOL STREET S. BRISTOL STREET BIRCH STREET
Right
0
Thru
725
Left
245
InOut Total
426 970 1396 Right0 Thru0 Left0 OutTotalIn1681 0 1681 Left
0
Thru
168
Right
319
Out TotalIn
837 487 1324 Left258 Thru1117 Right112 TotalOutIn0 1487 1487 Peak Hour Begins at 16:45
Turning Movements
Peak Hour Data
North
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-19 153
File Name : H1901026
Site Code : 00000000
Start Date : 2/27/2019
Page No : 1
City: NEWPORT BEACH
N-S Direction: MACARTHUR BOULEVARD
E-W Direction: CAMPUS DRIVE
Groups Printed- Turning Movements
MACARTHUR
BOULEVARD
Southbound
CAMPUS DRIVE
Westbound
MACARTHUR
BOULEVARD
Northbound
CAMPUS DRIVE
Eastbound
Start Time Right Thru Left U turns Right Thru Left U turns Right Thru Left U turns Right Thru Left U turns Int. Total
07:00 16 157 52 0 6 28 4 0 8 79 9 0 9 100 83 0 551
07:15 27 154 49 0 6 34 7 0 10 100 9 1 8 120 76 1 602
07:30 36 180 60 0 11 30 13 0 13 112 6 2 11 145 99 1 719
07:45 42 207 69 0 13 42 9 0 18 150 8 1 16 217 112 0 904
Total 121 698 230 0 36 134 33 0 49 441 32 4 44 582 370 2 2776
08:00 65 213 88 0 14 42 10 0 22 135 16 0 28 190 121 1 945
08:15 44 222 83 0 21 34 10 0 12 140 10 0 12 170 115 0 873
08:30 56 211 78 0 23 46 9 1 22 150 18 1 15 182 108 3 923
08:45 49 212 83 0 13 44 12 0 21 160 7 0 12 135 80 1 829
Total 214 858 332 0 71 166 41 1 77 585 51 1 67 677 424 5 3570
16:30 102 217 19 0 48 241 13 0 15 214 43 0 18 80 65 10 1085
16:45 116 215 28 0 44 256 20 0 10 216 30 0 17 79 69 5 1105
Total 218 432 47 0 92 497 33 0 25 430 73 0 35 159 134 15 2190
17:00 175 229 37 0 53 278 23 0 19 292 66 0 22 81 87 8 1370
17:15 147 254 33 0 68 311 28 0 14 287 45 1 13 68 58 6 1333
17:30 134 220 29 0 44 231 11 0 7 255 54 0 12 98 75 2 1172
17:45 121 231 56 0 44 218 16 0 11 242 36 0 17 72 74 5 1143
Total 577 934 155 0 209 1038 78 0 51 1076 201 1 64 319 294 21 5018
18:00 108 164 30 0 41 194 16 0 17 199 26 0 17 90 69 2 973
18:15 101 151 33 0 40 155 10 0 5 203 36 0 8 51 59 6 858
Grand Total 1339 3237 827 0 489 2184 211 1 224 2934 419 6 235 1878 1350 51 15385
Apprch %24.8 59.9 15.3 0 16.9 75.7 7.3 0 6.3 81.9 11.7 0.2 6.7 53.4 38.4 1.5
Total %8.7 21 5.4 0 3.2 14.2 1.4 0 1.5 19.1 2.7 0 1.5 12.2 8.8 0.3
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-20 154
File Name : H1901026
Site Code : 00000000
Start Date : 2/27/2019
Page No : 2
City: NEWPORT BEACH
N-S Direction: MACARTHUR BOULEVARD
E-W Direction: CAMPUS DRIVE
MACARTHUR BOULEVARD
Southbound
CAMPUS DRIVE
Westbound
MACARTHUR BOULEVARD
Northbound
CAMPUS DRIVE
Eastbound
Start Time Right Thru Left U turns App. Total Right Thru Left U turns App. Total Right Thru Left U turns App. Total Right Thru Left U turns App. Total Int. Total
Peak Hour Analysis From 07:00 to 08:45 - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 07:45
07:45 42 207 69 0 318 13 42 9 0 64 18 150 8 1 177 16 217 112 0 345 904
08:00 65 213 88 0 366 14 42 10 0 66 22 135 16 0 173 28 190 121 1 340 945
08:15 44 222 83 0 349 21 34 10 0 65 12 140 10 0 162 12 170 115 0 297 873
08:30 56 211 78 0 345 23 46 9 1 79 22 150 18 1 191 15 182 108 3 308 923
Total Volume 207 853 318 0 1378 71 164 38 1 274 74 575 52 2 703 71 759 456 4 1290 3645
% App. Total 15 61.9 23.1 0 25.9 59.9 13.9 0.4 10.5 81.8 7.4 0.3 5.5 58.8 35.3 0.3
PHF .796 .961 .903 .000 .941 .772 .891 .950 .250 .867 .841 .958 .722 .500 .920 .634 .874 .942 .333 .935 .964
MACARTHUR BOULEVARD CAMPUS DRIVE CAMPUS DRIVE MACARTHUR BOULEVARD
Right
207
Thru
853
Left
318
U
turns
0
InOut Total
1102 1378 2480 Right71 Thru164 Left38 Uturns1 OutTotalIn1151 274 1425 Left
52
Thru
575
Right
74
U
turns
2
Out TotalIn
962 703 1665 Left456 Thru759 Right71 Uturns4 TotalOutIn423 1290 1713 Peak Hour Begins at 07:45
Turning Movements
Peak Hour Data
North
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-21 155
File Name : H1901026
Site Code : 00000000
Start Date : 2/27/2019
Page No : 3
City: NEWPORT BEACH
N-S Direction: MACARTHUR BOULEVARD
E-W Direction: CAMPUS DRIVE
MACARTHUR BOULEVARD
Southbound
CAMPUS DRIVE
Westbound
MACARTHUR BOULEVARD
Northbound
CAMPUS DRIVE
Eastbound
Start
Time Right Thru Left U turns App. Total Right Thru Left U turns App. Total Right Thru Left U turns App. Total Right Thru Left U turns App. Total Int. Total
Peak Hour Analysis From 16:30 to 18:15 - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 17:00
17:00 175 229 37 0 441 53 278 23 0 354 19 292 66 0 377 22 81 87 8 198 1370
17:15 147 254 33 0 434 68 311 28 0 407 14 287 45 1 347 13 68 58 6 145 1333
17:30 134 220 29 0 383 44 231 11 0 286 7 255 54 0 316 12 98 75 2 187 1172
17:45 121 231 56 0 408 44 218 16 0 278 11 242 36 0 289 17 72 74 5 168 1143
Total Volume 577 934 155 0 1666 209 1038 78 0 1325 51 1076 201 1 1329 64 319 294 21 698 5018
% App. Total 34.6 56.1 9.3 0 15.8 78.3 5.9 0 3.8 81 15.1 0.1 9.2 45.7 42.1 3
PHF .824 .919 .692 .000 .944 .768 .834 .696 .000 .814 .671 .921 .761 .250 .881 .727 .814 .845 .656 .881 .916
MACARTHUR BOULEVARD CAMPUS DRIVE CAMPUS DRIVE MACARTHUR BOULEVARD
Right
577
Thru
934
Left
155
U
turns
0
InOut Total
1579 1666 3245 Right209 Thru1038 Left78 Uturns0 OutTotalIn525 1325 1850 Left
201
Thru
1076
Right
51
U
turns
1
Out TotalIn
1076 1329 2405 Left294 Thru319 Right64 Uturns21 TotalOutIn1816 698 2514 Peak Hour Begins at 17:00
Turning Movements
Peak Hour Data
North
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-22 156
File Name : H1901028
Site Code : 00000000
Start Date : 2/27/2019
Page No : 1
City: NEWPORT BEACH
N-S Direction: MACARTHUR BOULEVARD
E-W Direction: BIRCH STREET
Groups Printed- Turning Movements
MACARTHUR BOULEVARD
Southbound
BIRCH STREET
Westbound
MACARTHUR BOULEVARD
Northbound
BIRCH STREET
Eastbound
Start Time Right Thru Left U turns Right Thru Left Right Thru Left U turns Right Thru Left Int. Total
07:00 44 111 11 2 8 18 3 7 80 5 0 17 38 18 362
07:15 39 113 10 1 5 12 4 14 93 6 1 13 47 15 373
07:30 53 135 16 0 10 20 5 7 97 8 0 14 56 24 445
07:45 49 189 22 0 11 27 8 19 135 7 1 12 80 26 586
Total 185 548 59 3 34 77 20 47 405 26 2 56 221 83 1766
08:00 45 165 22 0 16 16 6 25 148 7 3 16 108 18 595
08:15 39 158 18 0 13 32 9 18 151 8 0 16 76 21 559
08:30 33 151 19 0 14 28 6 19 169 8 1 17 64 16 545
08:45 47 190 20 3 12 40 6 17 151 5 1 15 71 29 607
Total 164 664 79 3 55 116 27 79 619 28 5 64 319 84 2306
16:30 26 176 13 0 32 99 16 5 158 17 2 9 67 85 705
16:45 33 219 21 0 30 99 19 7 179 18 3 9 77 74 788
Total 59 395 34 0 62 198 35 12 337 35 5 18 144 159 1493
17:00 33 208 18 2 57 124 19 3 213 35 1 12 75 94 894
17:15 44 206 11 0 51 136 32 5 237 29 1 11 75 75 913
17:30 50 215 7 0 56 123 31 13 203 19 1 13 79 77 887
17:45 38 229 8 2 46 117 27 10 204 31 2 6 48 58 826
Total 165 858 44 4 210 500 109 31 857 114 5 42 277 304 3520
18:00 27 161 3 2 24 83 21 4 157 24 7 13 55 70 651
18:15 32 139 13 0 36 75 19 3 171 18 2 10 33 71 622
Grand Total 632 2765 232 12 421 1049 231 176 2546 245 26 203 1049 771 10358
Apprch %17.4 75.9 6.4 0.3 24.8 61.7 13.6 5.9 85.1 8.2 0.9 10 51.9 38.1
Total %6.1 26.7 2.2 0.1 4.1 10.1 2.2 1.7 24.6 2.4 0.3 2 10.1 7.4
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-23 157
File Name : H1901028
Site Code : 00000000
Start Date : 2/27/2019
Page No : 2
City: NEWPORT BEACH
N-S Direction: MACARTHUR BOULEVARD
E-W Direction: BIRCH STREET
MACARTHUR BOULEVARD
Southbound
BIRCH STREET
Westbound
MACARTHUR BOULEVARD
Northbound
BIRCH STREET
Eastbound
Start Time Right Thru Left U turns App. Total Right Thru Left App. Total Right Thru Left U turns App. Total Right Thru Left App. Total Int. Total
Peak Hour Analysis From 07:00 to 11:45 - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 08:00
08:00 45 165 22 0 232 16 16 6 38 25 148 7 3 183 16 108 18 142 595
08:15 39 158 18 0 215 13 32 9 54 18 151 8 0 177 16 76 21 113 559
08:30 33 151 19 0 203 14 28 6 48 19 169 8 1 197 17 64 16 97 545
08:45 47 190 20 3 260 12 40 6 58 17 151 5 1 174 15 71 29 115 607
Total Volume 164 664 79 3 910 55 116 27 198 79 619 28 5 731 64 319 84 467 2306
% App. Total 18 73 8.7 0.3 27.8 58.6 13.6 10.8 84.7 3.8 0.7 13.7 68.3 18
PHF .872 .874 .898 .250 .875 .859 .725 .750 .853 .790 .916 .875 .417 .928 .941 .738 .724 .822 .950
MACARTHUR BOULEVARD BIRCH STREET BIRCH STREET MACARTHUR BOULEVARD
Right
164
Thru
664
Left
79
U
turns
3
InOut Total
758 910 1668 Right55 Thru116 Left27 OutTotalIn477 198 675 Left
28
Thru
619
Right
79
U
turns
5
Out TotalIn
755 731 1486 Left84 Thru319 Right64 TotalOutIn308 467 775 Peak Hour Begins at 08:00
Turning Movements
Peak Hour Data
North
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-24 158
File Name : H1901028
Site Code : 00000000
Start Date : 2/27/2019
Page No : 3
City: NEWPORT BEACH
N-S Direction: MACARTHUR BOULEVARD
E-W Direction: BIRCH STREET
MACARTHUR BOULEVARD
Southbound
BIRCH STREET
Westbound
MACARTHUR BOULEVARD
Northbound
BIRCH STREET
Eastbound
Start Time Right Thru Left U turns App. Total Right Thru Left App. Total Right Thru Left U turns App. Total Right Thru Left App. Total Int. Total
Peak Hour Analysis From 12:00 to 18:15 - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 17:00
17:00 33 208 18 2 261 57 124 19 200 3 213 35 1 252 12 75 94 181 894
17:15 44 206 11 0 261 51 136 32 219 5 237 29 1 272 11 75 75 161 913
17:30 50 215 7 0 272 56 123 31 210 13 203 19 1 236 13 79 77 169 887
17:45 38 229 8 2 277 46 117 27 190 10 204 31 2 247 6 48 58 112 826
Total Volume 165 858 44 4 1071 210 500 109 819 31 857 114 5 1007 42 277 304 623 3520
% App. Total 15.4 80.1 4.1 0.4 25.6 61.1 13.3 3.1 85.1 11.3 0.5 6.7 44.5 48.8
PHF .825 .937 .611 .500 .967 .921 .919 .852 .935 .596 .904 .814 .625 .926 .808 .877 .809 .860 .964
MACARTHUR BOULEVARD BIRCH STREET BIRCH STREET MACARTHUR BOULEVARD
Right
165
Thru
858
Left
44
U
turns
4
InOut Total
1371 1071 2442 Right210 Thru500 Left109 OutTotalIn352 819 1171 Left
114
Thru
857
Right
31
U
turns
5
Out TotalIn
1009 1007 2016 Left304 Thru277 Right42 TotalOutIn779 623 1402 Peak Hour Begins at 17:00
Turning Movements
Peak Hour Data
North
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-25 159
File Name : H1901027
Site Code : 00000000
Start Date : 2/27/2019
Page No : 1
City: NEWPORT BEACH
N-S Direction: MACARTHUR BOULEVARD
E-W Direction: VON KARMAN AVENUE
Groups Printed- Turning Movements
MACARTHUR
BOULEVARD
Southbound
VON KARMAN AVENUE
Westbound
MACARTHUR
BOULEVARD
Northbound
NEWPORT PLACE DRIVE
Eastbound
Start Time Right Thru Left U turns Right Thru Left U turns Right Thru Left U turns Right Thru Left U turns Int. Total
07:00 22 78 10 1 3 15 21 0 55 93 4 0 4 8 3 1 318
07:15 18 84 5 2 1 19 18 0 104 131 3 1 3 8 3 0 400
07:30 21 80 9 0 7 18 31 0 123 134 9 2 8 14 2 1 459
07:45 39 96 12 1 3 21 43 0 145 194 7 2 3 16 1 0 583
Total 100 338 36 4 14 73 113 0 427 552 23 5 18 46 9 2 1760
08:00 28 101 11 1 2 26 41 0 166 211 11 1 12 17 4 0 632
08:15 34 96 10 1 4 21 42 0 180 194 12 0 7 18 0 0 619
08:30 19 107 7 1 9 32 44 0 169 182 12 0 5 22 9 0 618
08:45 42 111 18 2 5 17 38 0 170 220 10 0 8 15 3 1 660
Total 123 415 46 5 20 96 165 0 685 807 45 1 32 72 16 1 2529
16:30 19 212 19 3 13 14 115 0 39 171 10 0 39 40 16 4 714
16:45 16 168 14 3 23 20 147 0 56 165 8 0 46 39 25 1 731
Total 35 380 33 6 36 34 262 0 95 336 18 0 85 79 41 5 1445
17:00 12 241 19 3 24 32 137 0 67 203 11 1 70 60 36 2 918
17:15 6 189 12 2 23 25 174 0 57 203 8 1 58 33 29 3 823
17:30 13 249 6 2 20 19 159 0 71 222 9 0 43 22 12 1 848
17:45 16 229 9 3 22 13 142 0 78 166 7 0 23 26 15 0 749
Total 47 908 46 10 89 89 612 0 273 794 35 2 194 141 92 6 3338
18:00 3 195 13 3 18 10 136 0 61 176 5 1 34 22 11 1 689
18:15 5 140 5 3 14 14 100 0 54 146 1 0 24 18 7 0 531
Grand Total 313 2376 179 31 191 316 1388 0 1595 2811 127 9 387 378 176 15 10292
Apprch %10.8 82 6.2 1.1 10.1 16.7 73.2 0 35.1 61.9 2.8 0.2 40.5 39.5 18.4 1.6
Total %3 23.1 1.7 0.3 1.9 3.1 13.5 0 15.5 27.3 1.2 0.1 3.8 3.7 1.7 0.1
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-26 160
File Name : H1901027
Site Code : 00000000
Start Date : 2/27/2019
Page No : 2
City: NEWPORT BEACH
N-S Direction: MACARTHUR BOULEVARD
E-W Direction: VON KARMAN AVENUE
MACARTHUR BOULEVARD
Southbound
VON KARMAN AVENUE
Westbound
MACARTHUR BOULEVARD
Northbound
NEWPORT PLACE DRIVE
Eastbound
Start Time Right Thru Left U turns App. Total Right Thru Left U turns App. Total Right Thru Left U turns App. Total Right Thru Left U turns App. Total Int. Total
Peak Hour Analysis From 07:00 to 11:45 - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 08:00
08:00 28 101 11 1 141 2 26 41 0 69 166 211 11 1 389 12 17 4 0 33 632
08:15 34 96 10 1 141 4 21 42 0 67 180 194 12 0 386 7 18 0 0 25 619
08:30 19 107 7 1 134 9 32 44 0 85 169 182 12 0 363 5 22 9 0 36 618
08:45 42 111 18 2 173 5 17 38 0 60 170 220 10 0 400 8 15 3 1 27 660
Total Volume 123 415 46 5 589 20 96 165 0 281 685 807 45 1 1538 32 72 16 1 121 2529
% App. Total 20.9 70.5 7.8 0.8 7.1 34.2 58.7 0 44.5 52.5 2.9 0.1 26.4 59.5 13.2 0.8
PHF .732 .935 .639 .625 .851 .556 .750 .938 .000 .826 .951 .917 .938 .250 .961 .667 .818 .444 .250 .840 .958
MACARTHUR BOULEVARD NEWPORT PLACE DRIVE VON KARMAN AVENUE MACARTHUR BOULEVARD
Right
123
Thru
415
Left
46
U
turns
5
InOut Total
843 589 1432 Right20 Thru96 Left165 Uturns0 OutTotalIn803 281 1084 Left
45
Thru
807
Right
685
U
turns
1
Out TotalIn
612 1538 2150 Left16 Thru72 Right32 Uturns1 TotalOutIn264 121 385 Peak Hour Begins at 08:00
Turning Movements
Peak Hour Data
North
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-27 161
File Name : H1901027
Site Code : 00000000
Start Date : 2/27/2019
Page No : 3
City: NEWPORT BEACH
N-S Direction: MACARTHUR BOULEVARD
E-W Direction: VON KARMAN AVENUE
MACARTHUR BOULEVARD
Southbound
VON KARMAN AVENUE
Westbound
MACARTHUR BOULEVARD
Northbound
NEWPORT PLACE DRIVE
Eastbound
Start
Time Right Thru Left U turns App. Total Right Thru Left U turns App. Total Right Thru Left U turns App. Total Right Thru Left U turns App. Total Int. Total
Peak Hour Analysis From 12:00 to 18:15 - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 17:00
17:00 12 241 19 3 275 24 32 137 0 193 67 203 11 1 282 70 60 36 2 168 918
17:15 6 189 12 2 209 23 25 174 0 222 57 203 8 1 269 58 33 29 3 123 823
17:30 13 249 6 2 270 20 19 159 0 198 71 222 9 0 302 43 22 12 1 78 848
17:45 16 229 9 3 257 22 13 142 0 177 78 166 7 0 251 23 26 15 0 64 749
Total Volume 47 908 46 10 1011 89 89 612 0 790 273 794 35 2 1104 194 141 92 6 433 3338
% App. Total 4.6 89.8 4.5 1 11.3 11.3 77.5 0 24.7 71.9 3.2 0.2 44.8 32.6 21.2 1.4
PHF .734 .912 .605 .833 .919 .927 .695 .879 .000 .890 .875 .894 .795 .500 .914 .693 .588 .639 .500 .644 .909
MACARTHUR BOULEVARD NEWPORT PLACE DRIVE VON KARMAN AVENUE MACARTHUR BOULEVARD
Right
47
Thru
908
Left
46
U
turns
10
InOut Total
975 1011 1986 Right89 Thru89 Left612 Uturns0 OutTotalIn460 790 1250 Left
35
Thru
794
Right
273
U
turns
2
Out TotalIn
1714 1104 2818 Left92 Thru141 Right194 Uturns6 TotalOutIn171 433 604 Peak Hour Begins at 17:00
Turning Movements
Peak Hour Data
North
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-28 162
File Name : h1901024
Site Code : 00000000
Start Date : 2/27/2019
Page No : 1
City: NEWPORT BEACH
N-S Direction: MACARTHUR BOULEVARD
E-W Direction: JAMBOREE ROAD
Groups Printed- Turning Movements
MACARTHUR
BOULEVARD
Southbound
JAMBOREE ROAD
Westbound
MACARTHUR
BOULEVARD
Northbound
JAMBOREE ROAD
Eastbound
Start Time Right Thru Left Right Thru Left U turns Right Thru Left Right Thru Left U turns Int. Total
07:00 34 51 9 24 132 60 0 46 66 20 23 205 49 0 719
07:15 24 77 17 36 170 84 0 62 142 20 24 229 76 0 961
07:30 34 69 11 37 204 81 0 95 152 19 28 227 86 0 1043
07:45 34 118 11 44 207 95 0 126 261 33 49 244 75 0 1297
Total 126 315 48 141 713 320 0 329 621 92 124 905 286 0 4020
08:00 40 95 14 43 163 84 0 166 217 44 43 295 122 0 1326
08:15 38 104 12 51 204 87 0 138 234 30 46 252 120 0 1316
08:30 38 104 25 58 182 66 0 132 227 62 49 206 91 0 1240
08:45 144 81 13 49 179 87 0 102 226 38 41 254 97 0 1311
Total 260 384 64 201 728 324 0 538 904 174 179 1007 430 0 5193
16:30 84 290 33 41 230 116 0 93 122 42 11 329 58 0 1449
16:45 86 330 35 34 199 87 0 85 153 58 12 317 60 0 1456
Total 170 620 68 75 429 203 0 178 275 100 23 646 118 0 2905
17:00 105 291 53 39 270 125 0 75 159 73 15 233 66 0 1504
17:15 113 426 25 61 264 140 0 81 176 61 14 192 60 0 1613
17:30 83 392 38 64 261 100 0 71 176 66 9 197 62 0 1519
17:45 92 306 34 64 267 135 0 76 146 41 10 204 72 0 1447
Total 393 1415 150 228 1062 500 0 303 657 241 48 826 260 0 6083
18:00 97 311 36 31 235 111 0 82 159 37 10 164 52 0 1325
18:15 78 223 44 25 279 121 0 72 120 52 9 211 59 0 1293
Grand Total 1124 3268 410 701 3446 1579 0 1502 2736 696 393 3759 1205 0 20819
Apprch %23.4 68.1 8.5 12.2 60.2 27.6 0 30.4 55.5 14.1 7.3 70.2 22.5 0
Total %5.4 15.7 2 3.4 16.6 7.6 0 7.2 13.1 3.3 1.9 18.1 5.8 0
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-29 163
File Name : h1901024
Site Code : 00000000
Start Date : 2/27/2019
Page No : 2
City: NEWPORT BEACH
N-S Direction: MACARTHUR BOULEVARD
E-W Direction: JAMBOREE ROAD
MACARTHUR
BOULEVARD
Southbound
JAMBOREE ROAD
Westbound
MACARTHUR
BOULEVARD
Northbound
JAMBOREE ROAD
Eastbound
Start Time Right Thru Left App. Total Right Thru Left U turns App. Total Right Thru Left App. Total Right Thru Left U turns App. Total Int. Total
Peak Hour Analysis From 07:00 to 08:45 - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 08:00
08:00 40 95 14 149 43 163 84 0 290 166 217 44 427 43 295 122 0 460 1326
08:15 38 104 12 154 51 204 87 0 342 138 234 30 402 46 252 120 0 418 1316
08:30 38 104 25 167 58 182 66 0 306 132 227 62 421 49 206 91 0 346 1240
08:45 144 81 13 238 49 179 87 0 315 102 226 38 366 41 254 97 0 392 1311
Total Volume 260 384 64 708 201 728 324 0 1253 538 904 174 1616 179 1007 430 0 1616 5193
% App. Total
PHF .451 .923 .640 .744 .866 .892 .931 .000 .916 .810 .966 .702 .946 .913 .853 .881 .000 .878 .979
MACARTHUR BOULEVARD JAMBOREE ROAD JAMBOREE ROAD MACARTHUR BOULEVARD
Right
260
Thru
384
Left
64
InOut Total
1535 708 2243 Right201 Thru728 Left324 Uturns0 OutTotalIn1609 1253 2862 Left
174
Thru
904
Right
538
Out TotalIn
887 1616 2503 Left430 Thru1007 Right179 Uturns0 TotalOutIn1162 1616 2778 Peak Hour Begins at 08:00
Turning Movements
Peak Hour Data
North
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-30 164
File Name : h1901024
Site Code : 00000000
Start Date : 2/27/2019
Page No : 3
City: NEWPORT BEACH
N-S Direction: MACARTHUR BOULEVARD
E-W Direction: JAMBOREE ROAD
MACARTHUR
BOULEVARD
Southbound
JAMBOREE ROAD
Westbound
MACARTHUR
BOULEVARD
Northbound
JAMBOREE ROAD
Eastbound
Start Time Right Thru Left App. Total Right Thru Left U turns App. Total Right Thru Left App. Total Right Thru Left U turns App. Total Int. Total
Peak Hour Analysis From 16:00 to 18:15 - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 16:45
16:45 86 330 35 451 34 199 87 0 320 85 153 58 296 12 317 60 0 389 1456
17:00 105 291 53 449 39 270 125 0 434 75 159 73 307 15 233 66 0 314 1504
17:15 113 426 25 564 61 264 140 0 465 81 176 61 318 14 192 60 0 266 1613
17:30 83 392 38 513 64 261 100 0 425 71 176 66 313 9 197 62 0 268 1519
Total Volume 387 1439 151 1977 198 994 452 0 1644 312 664 258 1234 50 939 248 0 1237 6092
% App. Total
PHF .856 .844 .712 .876 .773 .920 .807 .000 .884 .918 .943 .884 .970 .833 .741 .939 .000 .795 .944
MACARTHUR BOULEVARD JAMBOREE ROAD JAMBOREE ROAD MACARTHUR BOULEVARD
Right
387
Thru
1439
Left
151
InOut Total
1110 1977 3087 Right198 Thru994 Left452 Uturns0 OutTotalIn1402 1644 3046 Left
258
Thru
664
Right
312
Out TotalIn
1941 1234 3175 Left248 Thru939 Right50 Uturns0 TotalOutIn1639 1237 2876 Peak Hour Begins at 16:45
Turning Movements
Peak Hour Data
North
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-31 165
File Name : H1803060
Site Code : 00000000
Start Date : 5/1/2018
Page No : 1
City: NEWPORT BEACH
N-S Direction: MACARTHUR BOULEVARD
E-W Direction: BISON AVENUE
Groups Printed- Turning Movements
MACARTHUR
BOULEVARD
Southbound
BISON AVENUE
Westbound
MACARTHUR
BOULEVARD
Northbound
BISON AVENUE
Eastbound
Start Time Right Thru Left Right Thru Left U-Turn Right Thru Left Right Thru Left Int. Total
07:00 46 503 4 12 40 112 1 30 311 18 33 29 23 1162
07:15 58 537 9 19 33 65 0 32 468 31 27 25 26 1330
07:30 62 587 9 21 52 105 1 35 542 78 42 56 59 1649
07:45 62 536 13 13 60 152 0 33 592 68 67 58 68 1722
Total 228 2163 35 65 185 434 2 130 1913 195 169 168 176 5863
08:00 46 593 12 20 64 100 1 35 600 54 46 59 44 1674
08:15 48 558 9 26 61 138 0 31 548 62 44 49 43 1617
08:30 50 607 4 22 49 93 1 32 542 58 41 40 42 1581
08:45 60 572 18 25 48 141 0 32 568 45 59 43 36 1647
Total 204 2330 43 93 222 472 2 130 2258 219 190 191 165 6519
*** BREAK ***
16:30 68 505 25 26 48 47 0 16 548 39 41 52 54 1469
16:45 85 549 38 21 51 45 0 27 542 41 48 36 47 1530
Total 153 1054 63 47 99 92 0 43 1090 80 89 88 101 2999
17:00 52 659 41 32 66 74 1 30 575 40 57 58 54 1739
17:15 75 580 37 29 50 62 3 32 570 35 51 62 47 1633
17:30 50 628 41 25 47 44 1 40 580 30 56 42 34 1618
17:45 49 583 38 23 52 71 1 38 590 37 41 48 53 1624
Total 226 2450 157 109 215 251 6 140 2315 142 205 210 188 6614
18:00 54 567 29 28 56 73 4 30 575 40 49 34 45 1584
18:15 42 567 41 19 53 50 1 32 540 48 31 45 46 1515
Grand Total 907 9131 368 361 830 1372 15 505 8691 724 733 736 721 25094
Apprch %8.7 87.7 3.5 14 32.2 53.2 0.6 5.1 87.6 7.3 33.5 33.6 32.9
Total %3.6 36.4 1.5 1.4 3.3 5.5 0.1 2 34.6 2.9 2.9 2.9 2.9
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-32 166
File Name : H1803060
Site Code : 00000000
Start Date : 5/1/2018
Page No : 2
City: NEWPORT BEACH
N-S Direction: MACARTHUR BOULEVARD
E-W Direction: BISON AVENUE
MACARTHUR BOULEVARD
Southbound
BISON AVENUE
Westbound
MACARTHUR BOULEVARD
Northbound
BISON AVENUE
Eastbound
Start Time Right Thru Left App. Total Right Thru Left U-Turn App. Total Right Thru Left App. Total Right Thru Left App. Total Int. Total
Peak Hour Analysis From 07:00 to 08:45 - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 07:30
07:30 62 587 9 658 21 52 105 1 179 35 78
07:45 62 536 13 611 13 60 152 0 225 33 592 68 693 67 58 68 193 1722
08:00 46 593 12 651 20 64 100 1 185 35 600 54 689 46 59 44 149 1674
08:15 48 558 9 615 26 61 138 0 225 31 548 62 641 44 49 43 136 1617
Total Volume 218 2274 43 2535 80 237 495 2 814 134 2282 262 2678 199 222 214 635 6662
% App. Total 8.6 89.7 1.7 9.8 29.1 60.8 0.2 5 85.2 9.8 31.3 35 33.7
PHF .879 .959 .827 .963 .769 .926 .814 .500 .904 .957 .951 .840 .966 .743 .941 .787 .823 .967
MACARTHUR BOULEVARD BISON AVENUE BISON AVENUE MACARTHUR BOULEVARD
Right
218
Thru
2274
Left
43
InOut Total
2576 2535 5111 Right80 Thru237 Left495 U-Turn2 OutTotalIn399 814 1213 Left
262
Thru
2282
Right
134
Out TotalIn
2968 2678 5646 Left214 Thru222 Right199 TotalOutIn717 635 1352 Peak Hour Begins at 07:30
Turning Movements
Peak Hour Data
North
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-33 167
File Name : H1803060
Site Code : 00000000
Start Date : 5/1/2018
Page No : 3
City: NEWPORT BEACH
N-S Direction: MACARTHUR BOULEVARD
E-W Direction: BISON AVENUE
MACARTHUR BOULEVARD
Southbound
BISON AVENUE
Westbound
MACARTHUR BOULEVARD
Northbound
BISON AVENUE
Eastbound
Start Time Right Thru Left App. Total Right Thru Left U-Turn App. Total Right Thru Left App. Total Right Thru Left App. Total Int. Total
Peak Hour Analysis From 16:30 to 18:15 - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 17:00
17:00 52 659 41 752 32 66 74 1 173 30 575 40 57 58 54 169 1739
17:15 75 580 37 692 29 50 62 3 144 32 570 35 637 51 62 47 160 1633
17:30 50 628 41 719 25 47 44 1 117 40
17:45 49 583 38 670 23 52 71 1 147 38 590 37 665 41 48 53 142 1624
Total Volume 226 2450 157 2833 109 215 251 6 581 140 2315 142 2597 205 210 188 603 6614
% App. Total 8 86.5 5.5 18.8 37 43.2 1 5.4 89.1 5.5 34 34.8 31.2
PHF .753 .929 .957 .942 .852 .814 .848 .500 .840 .875 .981 .888 .976 .899 .847 .870 .892 .951
MACARTHUR BOULEVARD BISON AVENUE BISON AVENUE MACARTHUR BOULEVARD
Right
226
Thru
2450
Left
157
InOut Total
2612 2833 5445 Right109 Thru215 Left251 U-Turn6 OutTotalIn507 581 1088 Left
142
Thru
2315
Right
140
Out TotalIn
2906 2597 5503 Left188 Thru210 Right205 TotalOutIn583 603 1186 Peak Hour Begins at 17:00
Turning Movements
Peak Hour Data
North
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-34 168
File Name : H1901029
Site Code : 00000000
Start Date : 2/27/2019
Page No : 1
City: NEWPORT BEACH
N-S Direction: JAMBOREE ROAD
E-W Direction: CAMPUS DRIVE
Groups Printed- Turning Movements
JAMBOREE ROAD
Southbound
CAMPUS DRIVE
Westbound
JAMBOREE ROAD
Northbound
CAMPUS DRIVE
Eastbound
Start Time Right Thru Left U turns Right Thru Left U turns Right Thru Left U turns Right Thru Left U turns Int. Total
07:00 25 336 67 0 9 19 20 0 18 161 15 2 8 27 8 0 715
07:15 26 360 32 1 22 38 46 0 11 212 15 1 5 36 10 0 815
07:30 35 477 33 0 18 38 67 0 33 246 15 2 6 44 18 0 1032
07:45 33 476 35 0 30 80 83 0 43 272 33 0 20 41 15 0 1161
Total 119 1649 167 1 79 175 216 0 105 891 78 5 39 148 51 0 3723
08:00 38 398 37 0 28 77 67 0 61 275 15 1 15 51 17 0 1080
08:15 28 462 45 0 25 50 92 0 53 277 31 5 5 49 13 0 1135
08:30 38 428 45 0 17 76 85 0 39 295 21 2 10 56 27 1 1140
08:45 34 431 45 0 27 93 73 0 37 290 22 0 8 48 15 1 1124
Total 138 1719 172 0 97 296 317 0 190 1137 89 8 38 204 72 2 4479
16:30 31 336 36 1 40 67 32 0 106 403 14 4 24 95 69 0 1258
16:45 30 250 31 1 24 71 40 0 80 395 15 0 25 110 35 0 1107
Total 61 586 67 2 64 138 72 0 186 798 29 4 49 205 104 0 2365
17:00 30 310 45 0 35 95 50 0 128 247 8 0 58 192 67 0 1265
17:15 47 366 57 0 43 84 55 0 110 240 24 0 51 116 38 1 1232
17:30 31 320 52 0 33 82 60 0 94 220 30 1 43 143 26 4 1139
17:45 35 347 29 0 41 73 36 1 150 434 9 1 40 135 39 0 1370
Total 143 1343 183 0 152 334 201 1 482 1141 71 2 192 586 170 5 5006
18:00 29 290 37 0 40 50 29 0 116 353 13 1 37 115 43 1 1154
18:15 34 257 31 0 42 79 38 0 84 330 9 0 21 92 36 2 1055
Grand Total 524 5844 657 3 474 1072 873 1 1163 4650 289 20 376 1350 476 10 17782
Apprch %7.5 83.2 9.3 0 19.6 44.3 36.1 0 19 76 4.7 0.3 17 61 21.5 0.5
Total %2.9 32.9 3.7 0 2.7 6 4.9 0 6.5 26.2 1.6 0.1 2.1 7.6 2.7 0.1
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-35 169
File Name : H1901029
Site Code : 00000000
Start Date : 2/27/2019
Page No : 2
City: NEWPORT BEACH
N-S Direction: JAMBOREE ROAD
E-W Direction: CAMPUS DRIVE
JAMBOREE ROAD
Southbound
CAMPUS DRIVE
Westbound
JAMBOREE ROAD
Northbound
CAMPUS DRIVE
Eastbound
Start Time Right Thru Left U turns App. Total Right Thru Left U turns App. Total Right Thru Left U turns App. Total Right Thru Left U turns App. Total Int. Total
Peak Hour Analysis From 07:00 to 08:45 - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 07:45
07:45 33 476 35 0 544 30 80 83 0 193 43 272 33 0 348 20 41 15 0 76 1161
08:00 38 398 37 0 473 28 77 67 0 172 61 275 15 1 352 15 51 17 0 83 1080
08:15 28 462 45 0 535 25 50 92 0 167 53 277 31 5 366 5 49 13 0 67 1135
08:30 38 428 45 0 511 17 76 85 0 178 39 295 21 2 357 10 56 27 1 94 1140
Total Volume 137 1764 162 0 2063 100 283 327 0 710 196 1119 100 8 1423 50 197 72 1 320 4516
% App. Total 6.6 85.5 7.9 0 14.1 39.9 46.1 0 13.8 78.6 7 0.6 15.6 61.6 22.5 0.3
PHF .901 .926 .900 .000 .948 .833 .884 .889 .000 .920 .803 .948 .758 .400 .972 .625 .879 .667 .250 .851 .972
JAMBOREE ROAD CAMPUS DRIVE CAMPUS DRIVE JAMBOREE ROAD
Right
137
Thru
1764
Left
162
U
turns
0
InOut Total
1291 2063 3354 Right100 Thru283 Left327 Uturns0 OutTotalIn555 710 1265 Left
100
Thru
1119
Right
196
U
turns
8
Out TotalIn
2141 1423 3564 Left72 Thru197 Right50 Uturns1 TotalOutIn520 320 840 Peak Hour Begins at 07:45
Turning Movements
Peak Hour Data
North
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-36 170
File Name : H1901029
Site Code : 00000000
Start Date : 2/27/2019
Page No : 3
City: NEWPORT BEACH
N-S Direction: JAMBOREE ROAD
E-W Direction: CAMPUS DRIVE
JAMBOREE ROAD
Southbound
CAMPUS DRIVE
Westbound
JAMBOREE ROAD
Northbound
CAMPUS DRIVE
Eastbound
Start
Time Right Thru Left U turns App. Total Right Thru Left U turns App. Total Right Thru Left U turns App. Total Right Thru Left U turns App. Total Int. Total
Peak Hour Analysis From 16:00 to 18:15 - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 17:00
17:00 30 310 45 0 385 35 95 50 0 180 128 247 8 0 383 58 192 67 0 317 1265
17:15 47 366 57 0 470 43 84 55 0 182 110 240 24 0 374 51 116 38 1 206 1232
17:30 31 320 52 0 403 33 82 60 0 175 94 220 30 1 345 43 143 26 4 216 1139
17:45 35 347 29 0 411 41 73 36 1 151 150 434 9 1 594 40 135 39 0 214 1370
Total Volume 143 1343 183 0 1669 152 334 201 1 688 482 1141 71 2 1696 192 586 170 5 953 5006
% App. Total 8.6 80.5 11 0 22.1 48.5 29.2 0.1 28.4 67.3 4.2 0.1 20.1 61.5 17.8 0.5
PHF .761 .917 .803 .000 .888 .884 .879 .838 .250 .945 .803 .657 .592 .500 .714 .828 .763 .634 .313 .752 .914
JAMBOREE ROAD CAMPUS DRIVE CAMPUS DRIVE JAMBOREE ROAD
Right
143
Thru
1343
Left
183
U
turns
0
InOut Total
1463 1669 3132 Right152 Thru334 Left201 Uturns1 OutTotalIn1251 688 1939 Left
71
Thru
1141
Right
482
U
turns
2
Out TotalIn
1736 1696 3432 Left170 Thru586 Right192 Uturns5 TotalOutIn548 953 1501 Peak Hour Begins at 17:00
Turning Movements
Peak Hour Data
North
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-37 171
File Name : H1901008
Site Code : 00000000
Start Date : 1/23/2019
Page No : 1
City: NEWPORT BEACH
N-S Direction: JAMBOREE ROAD
E-W Direction: N. BRISTOL STREET
Groups Printed- Turning Movements
JAMBOREE ROAD
Southbound
SR-73 WB ON RAMP
Westbound
JAMBOREE ROAD
Northbound
N. BRISTOL STREET
Eastbound
Start Time Right Thru Left Right Thru Left Right Thru Left Right Thru Left Int. Total
07:00 46 118 0 0 0 0 115 255 91 0 0 0 625
07:15 59 150 0 0 0 0 129 314 99 0 0 0 751
07:30 72 174 0 0 0 0 142 355 110 0 0 0 853
07:45 85 180 0 0 0 0 210 405 175 0 0 0 1055
Total 262 622 0 0 0 0 596 1329 475 0 0 0 3284
08:00 97 166 0 0 0 0 170 386 147 0 0 0 966
08:15 120 180 0 0 0 0 199 453 201 0 0 0 1153
08:30 103 179 0 0 0 0 177 388 191 0 0 0 1038
08:45 103 180 0 0 0 0 150 374 183 0 0 0 990
Total 423 705 0 0 0 0 696 1601 722 0 0 0 4147
16:30 171 172 0 0 0 0 165 377 167 0 0 0 1052
16:45 177 207 0 0 0 0 207 411 191 0 0 0 1193
Total 348 379 0 0 0 0 372 788 358 0 0 0 2245
17:00 213 234 0 0 0 0 209 325 189 0 0 0 1170
17:15 180 285 0 0 0 0 247 357 181 0 0 0 1250
17:30 161 278 0 0 0 0 226 254 131 0 0 0 1050
17:45 158 206 0 0 0 0 237 240 154 0 0 0 995
Total 712 1003 0 0 0 0 919 1176 655 0 0 0 4465
18:00 174 239 0 0 0 0 192 305 124 0 0 0 1034
18:15 133 209 0 0 0 0 189 272 126 0 0 0 929
Grand Total 2052 3157 0 0 0 0 2964 5471 2460 0 0 0 16104
Apprch %39.4 60.6 0 0 0 0 27.2 50.2 22.6 0 0 0
Total %12.7 19.6 0 0 0 0 18.4 34 15.3 0 0 0
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-38 172
File Name : H1901008
Site Code : 00000000
Start Date : 1/23/2019
Page No : 2
City: NEWPORT BEACH
N-S Direction: JAMBOREE ROAD
E-W Direction: N. BRISTOL STREET
JAMBOREE ROAD
Southbound
SR-73 WB ON RAMP
Westbound
JAMBOREE ROAD
Northbound
N. BRISTOL STREET
Eastbound
Start Time Right Thru Left App. Total Right Thru Left App. Total Right Thru Left App. Total Right Thru Left App. Total Int. Total
Peak Hour Analysis From 07:00 to 08:45 - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 07:45
07:45 85 180 0 265 0 0 0 0 210 405 175 790 0 0 0 0 1055
08:00 97 166 0 263 0 0 0 0 170 386 147 703 0 0 0 0 966
08:15 120 180 0 300 0 0 0 0 199 453 201 853 0 0 0 0 1153
08:30 103 179 0 282 0 0 0 0 177 388 191 756 0 0 0 0 1038
Total Volume 405 705 0 1110 0 0 0 0 756 1632 714 3102 0 0 0 0 4212
% App. Total 36.5 63.5 0 0 0 0 24.4 52.6 23 0 0 0
PHF .844 .979 .000 .925 .000 .000 .000 .000 .900 .901 .888 .909 .000 .000 .000 .000 .913
JAMBOREE ROAD N. BRISTOL STREET SR-73 WB ON RAMP JAMBOREE ROAD
Right
405
Thru
705
Left
0
InOut Total
1632 1110 2742 Right0 Thru0 Left0 OutTotalIn756 0 756 Left
714
Thru
1632
Right
756
Out TotalIn
705 3102 3807 Left0 Thru0 Right0 TotalOutIn1119 0 1119 Peak Hour Begins at 07:45
Turning Movements
Peak Hour Data
North
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-39 173
File Name : H1901008
Site Code : 00000000
Start Date : 1/23/2019
Page No : 3
City: NEWPORT BEACH
N-S Direction: JAMBOREE ROAD
E-W Direction: N. BRISTOL STREET
JAMBOREE ROAD
Southbound
SR-73 WB ON RAMP
Westbound
JAMBOREE ROAD
Northbound
N. BRISTOL STREET
Eastbound
Start Time Righ
t Thru Left App. Total Right Thru Left App. Total Right Thru Left App. Total Right Thru Left App. Total Int. Total
Peak Hour Analysis From 16:30 to 18:15 - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 16:30
16:30 171 172 0 343 0 0 0 0 165 377 167 709 0 0 0 0 1052
16:45 177 207 0 384 0 0 0 0 207 411 191 809 0 0 0 0 1193
17:00 213 234 0 447 0 0 0 0 209 325 189 723 0 0 0 0 1170
17:15 180 285 0 465 0 0 0 0 247 357 181 785 0 0 0 0 1250
Total Volume 741 898 0 1639 0 0 0 0 828 1470 728 3026 0 0 0 0 4665
% App. Total 45.2 54.8 0 0 0 0 27.4 48.6 24.1 0 0 0
PHF .870 .788 .000 .881 .000 .000 .000 .000 .838 .894 .953 .935 .000 .000 .000 .000 .933
JAMBOREE ROAD N. BRISTOL STREET SR-73 WB ON RAMP JAMBOREE ROAD
Right
741
Thru
898
Left
0
InOut Total
1470 1639 3109 Right0 Thru0 Left0 OutTotalIn828 0 828 Left
728
Thru
1470
Right
828
Out TotalIn
898 3026 3924 Left0 Thru0 Right0 TotalOutIn1469 0 1469 Peak Hour Begins at 16:30
Turning Movements
Peak Hour Data
North
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-40 174
File Name : h1901005
Site Code : 00000000
Start Date : 1/23/2019
Page No : 1
City: NEWPORT BEACH
N-S Direction: JAMBOREE ROAD
E-W Direction: S. BRISTOL STREET
Groups Printed- Turning Movements
JAMBOREE ROAD
Southbound
SR-73 EB ON RAMP
Westbound
JAMBOREE ROAD
Northbound
S. BRISTOL STREET
Eastbound
Start Time Right Thru Left Right Thru Left Right Thru Left Right Thru Left Int. Total
07:00 0 114 0 0 0 0 1 284 0 279 61 177 916
07:15 0 146 0 0 0 0 3 289 0 346 71 249 1104
07:30 0 171 0 0 0 0 0 323 0 384 102 272 1252
07:45 0 180 0 0 0 0 1 487 0 358 119 295 1440
Total 0 611 0 0 0 0 5 1383 0 1367 353 993 4712
08:00 0 169 0 0 0 0 3 415 0 351 131 311 1380
08:15 0 190 0 0 0 0 8 460 0 359 115 323 1455
08:30 0 151 0 0 0 0 9 476 0 330 162 299 1427
08:45 0 192 0 0 0 0 11 432 0 365 132 290 1422
Total 0 702 0 0 0 0 31 1783 0 1405 540 1223 5684
16:30 0 185 0 0 0 0 16 485 0 256 175 207 1324
16:45 0 180 0 0 0 0 19 525 0 278 201 267 1470
Total 0 365 0 0 0 0 35 1010 0 534 376 474 2794
17:00 0 247 0 0 0 0 20 435 0 267 211 279 1459
17:15 0 293 0 0 0 0 26 439 0 223 216 228 1425
17:30 0 244 0 0 0 0 11 421 0 261 232 187 1356
17:45 0 243 0 0 0 0 15 445 0 218 142 176 1239
Total 0 1027 0 0 0 0 72 1740 0 969 801 870 5479
18:00 0 233 0 0 0 0 14 421 0 254 192 193 1307
18:15 0 203 0 0 0 0 12 431 0 248 155 148 1197
Grand Total 0 3141 0 0 0 0 169 6768 0 4777 2417 3901 21173
Apprch %0 100 0 0 0 0 2.4 97.6 0 43.1 21.8 35.2
Total %0 14.8 0 0 0 0 0.8 32 0 22.6 11.4 18.4
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-41 175
File Name : h1901005
Site Code : 00000000
Start Date : 1/23/2019
Page No : 2
City: NEWPORT BEACH
N-S Direction: JAMBOREE ROAD
E-W Direction: S. BRISTOL STREET
JAMBOREE ROAD
Southbound
SR-73 EB ON RAMP
Westbound
JAMBOREE ROAD
Northbound
S. BRISTOL STREET
Eastbound
Start Time Right Thru Left App. Total Right Thru Left App. Total Right Thru Left App. Total Right Thru Left App. Total Int. Total
Peak Hour Analysis From 07:00 to 08:45 - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 07:45
07:45 0 180 0 180 0 0 0 0 1 487 0 488 358 119 295 772 1440
08:00 0 169 0 169 0 0 0 0 3 415 0 418 351 131 311 793 1380
08:15 0 190 0 190 0 0 0 0 8 460 0 468 359 115 323 797 1455
08:30 0 151 0 151 0 0 0 0 9 476 0 485 330 162 299 791 1427
Total Volume 0 690 0 690 0 0 0 0 21 1838 0 1859 1398 527 1228 3153 5702
% App. Total 0 100 0 0 0 0 1.1 98.9 0 44.3 16.7 38.9
PHF .000 .908 .000 .908 .000 .000 .000 .000 .583 .944 .000 .952 .974 .813 .950 .989 .980
JAMBOREE ROAD S. BRISTOL STREET SR-73 EB ON RAMP JAMBOREE ROAD
Right
0
Thru
690
Left
0
InOut Total
3066 690 3756 Right0 Thru0 Left0 OutTotalIn548 0 548 Left
0
Thru
1838
Right
21
Out TotalIn
2088 1859 3947 Left1228 Thru527 Right1398 TotalOutIn0 3153 3153 Peak Hour Begins at 07:45
Turning Movements
Peak Hour Data
North
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-42 176
File Name : h1901005
Site Code : 00000000
Start Date : 1/23/2019
Page No : 3
City: NEWPORT BEACH
N-S Direction: JAMBOREE ROAD
E-W Direction: S. BRISTOL STREET
JAMBOREE ROAD
Southbound
SR-73 EB ON RAMP
Westbound
JAMBOREE ROAD
Northbound
S. BRISTOL STREET
Eastbound
Start Time Righ
t Thru Left App. Total Right Thru Left App. Total Right Thru Left App. Total Right Thru Left App. Total Int. Total
Peak Hour Analysis From 16:30 to 18:15 - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 16:45
16:45 0 180 0 180 0 0 0 0 19 525 0 544 278 201 267 746 1470
17:00 0 247 0 247 0 0 0 0 20 435 0 455 267 211 279 757 1459
17:15 0 293 0 293 0 0 0 0 26 439 0 465 223 216 228 667 1425
17:30 0 244 0 244 0 0 0 0 11 421 0 432 261 232 187 680 1356
Total Volume 0 964 0 964 0 0 0 0 76 1820 0 1896 1029 860 961 2850 5710
% App. Total 0 100 0 0 0 0 4 96 0 36.1 30.2 33.7
PHF .000 .823 .000 .823 .000 .000 .000 .000 .731 .867 .000 .871 .925 .927 .861 .941 .971
JAMBOREE ROAD S. BRISTOL STREET SR-73 EB ON RAMP JAMBOREE ROAD
Right
0
Thru
964
Left
0
InOut Total
2781 964 3745 Right0 Thru0 Left0 OutTotalIn936 0 936 Left
0
Thru
1820
Right
76
Out TotalIn
1993 1896 3889 Left961 Thru860 Right1029 TotalOutIn0 2850 2850 Peak Hour Begins at 16:45
Turning Movements
Peak Hour Data
North
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-43 177
File Name : H1901022
Site Code : 00000000
Start Date : 2/27/2019
Page No : 1
City: NEWPORT BEACH
N-S Direction: JAMBOREE ROAD
E-W Direction: EASTBLUFF DRIVE
Groups Printed- Turning Movements
JAMBOREE ROAD
Southbound
UNIVERSITY DRIVE
Westbound
JAMBOREE ROAD
Northbound
EASTBLUFF DRIVE
Eastbound
Start Time Right Thru Left U turns Right Thru Left U turns Right Thru Left U turns Right Thru Left Int. Total
07:00 52 332 10 0 21 13 31 0 25 188 0 0 3 14 60 749
07:15 89 342 17 0 29 27 35 0 25 231 4 1 4 17 62 883
07:30 135 401 21 1 38 61 35 0 61 257 30 0 7 25 102 1174
07:45 97 397 26 0 38 46 52 0 63 298 33 2 24 34 130 1240
Total 373 1472 74 1 126 147 153 0 174 974 67 3 38 90 354 4046
08:00 92 345 23 1 44 20 64 0 43 345 7 4 7 29 113 1137
08:15 76 365 23 0 50 20 70 2 52 331 10 1 6 15 85 1106
08:30 59 416 29 1 34 22 47 0 36 318 2 0 5 37 99 1105
08:45 67 422 35 1 44 10 59 0 34 307 1 2 3 20 91 1096
Total 294 1548 110 3 172 72 240 2 165 1301 20 7 21 101 388 4444
16:30 75 262 22 0 28 21 36 0 63 309 8 1 2 23 56 906
16:45 122 372 34 0 37 30 54 0 48 385 10 3 5 18 48 1166
Total 197 634 56 0 65 51 90 0 111 694 18 4 7 41 104 2072
17:00 83 319 36 0 35 28 59 1 53 355 12 6 4 22 68 1081
17:15 132 443 43 0 27 27 55 1 58 386 5 1 5 22 51 1256
17:30 86 351 28 1 37 26 68 0 48 372 7 2 7 28 48 1109
17:45 86 402 53 1 33 18 62 0 45 338 6 1 2 25 58 1130
Total 387 1515 160 2 132 99 244 2 204 1451 30 10 18 97 225 4576
18:00 97 349 45 1 42 20 60 1 48 314 7 0 6 22 54 1066
18:15 75 319 45 3 37 20 54 0 53 311 7 3 0 19 46 992
Grand Total 1423 5837 490 10 574 409 841 5 755 5045 149 27 90 370 1171 17196
Apprch %18.3 75.2 6.3 0.1 31.4 22.4 46 0.3 12.6 84.4 2.5 0.5 5.5 22.7 71.8
Total %8.3 33.9 2.8 0.1 3.3 2.4 4.9 0 4.4 29.3 0.9 0.2 0.5 2.2 6.8
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-44 178
File Name : H1901022
Site Code : 00000000
Start Date : 2/27/2019
Page No : 2
JAMBOREE ROAD
Southbound
UNIVERSITY DRIVE
Westbound
JAMBOREE ROAD
Northbound
EASTBLUFF DRIVE
Eastbound
Start Time Right Thru Left U turns App. Total Right Thru Left U turns App. Total Right Thru Left U turns App. Total Right Thru Left App. Total Int. Total
Peak Hour Analysis From 07:00 to 08:45 - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 07:30
07:30 135 401 21 1 558 38 61 35 0 134 61 257 30 0 348 7 25 102 134 1174
07:45 97 397 26 0 520 38 46 52 0 136 63 298 33 2 396 24 34 130 188 1240
08:00 92 345 23 1 461 44 20 64 0 128 43 345 7 4 399 7 29 113 149 1137
08:15 76 365 23 0 464 50 20 70 2 142 52 331 10 1 394 6 15 85 106 1106
Total Volume 400 1508 93 2 2003 170 147 221 2 540 219 1231 80 7 1537 44 103 430 577 4657
% App. Total 20 75.3 4.6 0.1 31.5 27.2 40.9 0.4 14.2 80.1 5.2 0.5 7.6 17.9 74.5
PHF .741 .940 .894 .500 .897 .850 .602 .789 .250 .951 .869 .892 .606 .438 .963 .458 .757 .827 .767 .939
JAMBOREE ROAD EASTBLUFF DRIVE UNIVERSITY DRIVE JAMBOREE ROAD
Right
400
Thru
1508
Left
93
U
turns
2
InOut Total
1831 2003 3834 Right170 Thru147 Left221 Uturns2 OutTotalIn415 540 955 Left
80
Thru
1231
Right
219
U
turns
7
Out TotalIn
1773 1537 3310 Left430 Thru103 Right44 TotalOutIn627 577 1204 Peak Hour Begins at 07:30
Turning Movements
Peak Hour Data
North
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-45 179
File Name : H1901022
Site Code : 00000000
Start Date : 2/27/2019
Page No : 3
JAMBOREE ROAD
Southbound
UNIVERSITY DRIVE
Westbound
JAMBOREE ROAD
Northbound
EASTBLUFF DRIVE
Eastbound
Start Time Right Thru Left U turns App. Total Right Thru Left U turns App. Total Right Thru Left U turns App. Total Right Thru Left App. Total Int. Total
Peak Hour Analysis From 16:30 to 18:15 - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 16:45
16:45 122 372 34 0 528 37 30 54 0 121 48 385 10 3 446 5 18 48 71 1166
17:00 83 319 36 0 438 35 28 59 1 123 53 355 12 6 426 4 22 68 94 1081
17:15 132 443 43 0 618 27 27 55 1 110 58 386 5 1 450 5 22 51 78 1256
17:30 86 351 28 1 466 37 26 68 0 131 48 372 7 2 429 7 28 48 83 1109
Total Volume 423 1485 141 1 2050 136 111 236 2 485 207 1498 34 12 1751 21 90 215 326 4612
% App. Total 20.6 72.4 6.9 0 28 22.9 48.7 0.4 11.8 85.6 1.9 0.7 6.4 27.6 66
PHF .801 .838 .820 .250 .829 .919 .925 .868 .500 .926 .892 .970 .708 .500 .973 .750 .804 .790 .867 .918
JAMBOREE ROAD EASTBLUFF DRIVE UNIVERSITY DRIVE JAMBOREE ROAD
Right
423
Thru
1485
Left
141
U
turns
1
InOut Total
1849 2050 3899 Right136 Thru111 Left236 Uturns2 OutTotalIn438 485 923 Left
34
Thru
1498
Right
207
U
turns
12
Out TotalIn
1742 1751 3493 Left215 Thru90 Right21 TotalOutIn568 326 894 Peak Hour Begins at 16:45
Turning Movements
Peak Hour Data
North
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
Apx-46 180
APPENDIX C
LEVEL OF SERVICE WORKSHEETS
Apx-47 181
CITY OF NEWPORT BEACH REGIONAL TRAFFIC ANNUAL GROWTH RATE
COAST HIGHWAY East city limit to MacArthur Boulevard 1%
MacArthur Boulevard to Jamboree Road 1% Jamboree Road to Newport Boulevard 1%
Newport Boulevard to west city limit 1%
IRVINE AVENUE
All 1%
JAMBOREE ROAD
Coast Highway to San Joaquin Hills Road 1%
San Joaquin Hills Road to Bison Avenue 1% Bison Ave to Bristol Street 1%
Bristol Street to Campus Drive 1% MACARTHUR BOULEVARD
Coast Highway to San Joaquin Hills Road 1% San Joaquin Hills Road to north city limit 1%
NEWPORT BOULEVARD Coast Highway to north city limit 1%
Street segments not listed are assumed to have 0% regional growth.
Apx-48 182
EXISTING
Apx-49 183
Default Scenario Tue Apr 6, 2021 21:00:40 Page 4-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
Existing
AM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Base Volume Alternative)
********************************************************************************
Intersection #1 Campus Dr (NS) at Bristol St North (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.540
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: A
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Permitted Permitted Permitted
Rights: Include Include Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 2 0 3 0 0 0 0 4 0 3 0 0 0 0 0 1 0 3 1 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 482 1605 0 0 275 240 0 0 0 208 1077 238
Growth Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 482 1605 0 0 275 240 0 0 0 208 1077 238
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 482 1605 0 0 275 240 0 0 0 208 1077 238
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 482 1605 0 0 275 240 0 0 0 208 1077 238
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 482 1605 0 0 275 240 0 0 0 208 1077 238
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 2.00 3.00 0.00 0.00 4.00 3.00 0.00 0.00 0.00 1.00 3.28 0.72
Final Sat.: 3200 4800 0 0 6400 4800 0 0 0 1600 5242 1158
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.15 0.33 0.00 0.00 0.04 0.05 0.00 0.00 0.00 0.13 0.21 0.21
Crit Moves: **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-50 184
Default Scenario Tue Apr 6, 2021 21:00:40 Page 5-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
Existing
AM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Base Volume Alternative)
********************************************************************************
Intersection #2 Campus Dr/Irvine Ave (NS) at Bristol St South (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.675
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: B
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Protected Permitted Permitted
Rights: Include Include Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 0 0 4 1 0 1 0 3 0 0 1 1 2 0 2 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 0 1103 282 96 378 0 980 1818 464 0 0 0
Growth Adj: 1.01 1.01 1.01 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 0 1114 285 96 378 0 980 1818 464 0 0 0
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 0 1114 285 96 378 0 980 1818 464 0 0 0
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 0 1114 285 96 378 0 980 1818 464 0 0 0
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 0 1114 285 96 378 0 980 1818 464 0 0 0
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 0.00 4.00 1.00 1.00 3.00 0.00 1.40 2.60 2.00 0.00 0.00 0.00
Final Sat.: 0 6400 1600 1600 4800 0 2242 4158 3200 0 0 0
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.00 0.17 0.18 0.06 0.08 0.00 0.44 0.44 0.15 0.00 0.00 0.00
Crit Moves: **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-51 185
Default Scenario Tue Apr 6, 2021 21:00:40 Page 6-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
Existing
AM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Base Volume Alternative)
********************************************************************************
Intersection #3 Birch St (NS) at Bristol St North (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.643
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: B
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Permitted Permitted Permitted
Rights: Include Include Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 2 0 2 0 0 0 0 1 1 2 0 0 0 0 0 1 1 2 1 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 96 1051 0 0 103 98 0 0 0 387 1306 203
Growth Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 96 1051 0 0 103 98 0 0 0 387 1306 203
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 96 1051 0 0 103 98 0 0 0 387 1306 203
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 96 1051 0 0 103 98 0 0 0 387 1306 203
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 96 1051 0 0 103 98 0 0 0 387 1306 203
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 2.00 2.00 0.00 0.00 2.00 2.00 0.00 0.00 0.00 1.00 3.60 0.40
Final Sat.: 3200 3200 0 0 3200 3200 0 0 0 1600 5754 646
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.03 0.33 0.00 0.00 0.03 0.03 0.00 0.00 0.00 0.24 0.23 0.31
Crit Moves: **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-52 186
Default Scenario Tue Apr 6, 2021 21:00:40 Page 7-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
Existing
AM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Base Volume Alternative)
********************************************************************************
Intersection #4 Birch St (NS) at Bristol St South (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.479
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: A
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Permitted Protected Permitted Permitted
Rights: Include Include Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 0 0 2 1 1 2 0 2 0 0 1 1 2 1 0 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 0 385 381 165 326 0 755 1213 209 0 0 0
Growth Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 0 385 381 165 326 0 755 1213 209 0 0 0
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 0 385 381 165 326 0 755 1213 209 0 0 0
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 0 385 381 165 326 0 755 1213 209 0 0 0
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 0 385 381 165 326 0 755 1213 209 0 0 0
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 0.00 2.01 1.99 2.00 2.00 0.00 1.53 3.03 0.44 0.00 0.00 0.00
Final Sat.: 0 3217 3183 3200 3200 0 2455 4839 705 0 0 0
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.00 0.12 0.12 0.05 0.10 0.00 0.31 0.25 0.30 0.00 0.00 0.00
Crit Moves: **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-53 187
Default Scenario Tue Apr 6, 2021 21:00:40 Page 8-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
Existing
AM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Base Volume Alternative)
********************************************************************************
Intersection #5 MacArthur Blvd (NS) at Campus Dr (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.477
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: A
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Protected Protected Protected
Rights: Include Include Include Ignore
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 1 0 4 0 1 1 0 4 0 1 2 0 2 1 0 2 0 3 0 1
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 54 575 74 318 853 207 460 759 71 39 164 71
Growth Adj: 1.01 1.01 1.01 1.01 1.01 1.01 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 55 581 75 321 862 209 460 759 71 39 164 71
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00
PHF Volume: 55 581 75 321 862 209 460 759 71 39 164 0
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 55 581 75 321 862 209 460 759 71 39 164 0
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00
FinalVolume: 55 581 75 321 862 209 460 759 71 39 164 0
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 1.00 4.00 1.00 1.00 4.00 1.00 2.00 2.74 0.26 2.00 3.00 1.00
Final Sat.: 1600 6400 1600 1600 6400 1600 3200 4389 411 3200 4800 1600
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.03 0.09 0.05 0.20 0.13 0.13 0.14 0.17 0.17 0.01 0.03 0.00
Crit Moves: **** **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-54 188
Default Scenario Tue Apr 6, 2021 21:00:40 Page 9-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
Existing
AM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Base Volume Alternative)
********************************************************************************
Intersection #6 MacArthur Blvd (NS) at Birch St (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.361
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: A
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Protected Split Phase Split Phase
Rights: Include Ignore Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 1 0 3 0 1 1 0 3 1 0 1 1 0 1 0 1 0 1 1 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 33 619 79 82 664 164 84 319 64 27 116 55
Growth Adj: 1.01 1.01 1.01 1.01 1.01 1.01 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 33 625 80 83 671 166 84 319 64 27 116 55
User Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 33 625 80 83 671 0 84 319 64 27 116 55
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 33 625 80 83 671 0 84 319 64 27 116 55
PCE Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 33 625 80 83 671 0 84 319 64 27 116 55
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 1.00 3.00 1.00 1.00 4.00 0.00 1.00 1.59 0.41 1.00 1.36 0.64
Final Sat.: 1600 4800 1600 1600 6400 0 1600 2546 654 1600 2171 1029
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.02 0.13 0.05 0.05 0.10 0.00 0.05 0.13 0.10 0.02 0.05 0.05
Crit Moves: **** **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-55 189
Default Scenario Tue Apr 6, 2021 21:00:40 Page 10-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
Existing
AM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Base Volume Alternative)
********************************************************************************
Intersection #7 MacArthur Blvd (NS) at Von Karman Ave (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.549
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: A
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Protected Protected Protected
Rights: Include Include Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 1 0 3 0 1 1 0 3 0 1 1 0 1 1 0 2 0 0 1 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 46 807 685 51 415 123 17 72 32 165 96 20
Growth Adj: 1.01 1.01 1.01 1.01 1.01 1.01 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 46 815 692 52 419 124 17 72 32 165 96 20
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 46 815 692 52 419 124 17 72 32 165 96 20
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 46 815 692 52 419 124 17 72 32 165 96 20
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 46 815 692 52 419 124 17 72 32 165 96 20
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 1.00 3.00 1.00 1.00 3.00 1.00 1.00 1.38 0.62 2.00 0.83 0.17
Final Sat.: 1600 4800 1600 1600 4800 1600 1600 2215 985 3200 1324 276
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.03 0.17 0.43 0.03 0.09 0.08 0.01 0.03 0.03 0.05 0.07 0.07
Crit Moves: **** **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-56 190
Default Scenario Tue Apr 6, 2021 21:00:40 Page 11-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
Existing
AM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Base Volume Alternative)
********************************************************************************
Intersection #8 MacArthur Blvd (NS) at Jamboree Dr (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.581
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: A
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Protected Protected Protected
Rights: Ovl Ignore Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 2 0 3 0 1 2 0 3 0 1 2 0 3 1 0 3 0 3 0 1
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 174 904 538 64 384 260 430 1007 179 324 728 201
Growth Adj: 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01
Initial Bse: 176 913 543 65 388 263 434 1017 181 327 735 203
User Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 176 913 543 65 388 0 434 1017 181 327 735 203
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 176 913 543 65 388 0 434 1017 181 327 735 203
PCE Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 176 913 543 65 388 0 434 1017 181 327 735 203
OvlAdjVol: 434
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 2.00 3.00 1.00 2.00 3.00 1.00 2.00 3.40 0.60 3.00 3.00 1.00
Final Sat.: 3200 4800 1600 3200 4800 1600 3200 5434 966 4800 4800 1600
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.05 0.19 0.34 0.02 0.08 0.00 0.14 0.19 0.19 0.07 0.15 0.13
OvlAdjV/S: 0.27
Crit Moves: **** **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-57 191
Default Scenario Tue Apr 6, 2021 21:00:40 Page 12-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
Existing
AM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Base Volume Alternative)
********************************************************************************
Intersection #9 MacArthur Blvd (NS) at Bison Ave (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.671
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: B
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Protected Protected Protected
Rights: Ignore Ovl Ignore Ovl
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 2 0 4 0 1 2 0 4 0 1 2 0 2 0 1 2 0 2 0 1
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 262 2282 134 43 2274 218 214 222 199 497 237 80
Growth Adj: 1.02 1.02 1.02 1.02 1.02 1.02 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 267 2328 137 44 2319 222 214 222 199 497 237 80
User Adj: 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00
PHF Volume: 267 2328 0 44 2319 222 214 222 0 497 237 80
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 267 2328 0 44 2319 222 214 222 0 497 237 80
PCE Adj: 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00
FinalVolume: 267 2328 0 44 2319 222 214 222 0 497 237 80
OvlAdjVol: 115 58
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 2.00 4.00 1.00 2.00 4.00 1.00 2.00 2.00 1.00 2.00 2.00 1.00
Final Sat.: 3200 6400 1600 3200 6400 1600 3200 3200 1600 3200 3200 1600
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.08 0.36 0.00 0.01 0.36 0.14 0.07 0.07 0.00 0.16 0.07 0.05
OvlAdjV/S: 0.07 0.04
Crit Moves: **** **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-58 192
Default Scenario Tue Apr 6, 2021 21:00:40 Page 13-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
Existing
AM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Base Volume Alternative)
********************************************************************************
Intersection #10 Jamboree Dr (NS) at Campus Dr (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.598
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: A
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Protected Protected Protected
Rights: Include Include Ignore Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 2 0 3 1 0 2 0 2 1 0 2 0 2 0 1 2 0 2 0 1
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 108 1119 196 162 1764 137 73 197 50 327 283 100
Growth Adj: 1.01 1.01 1.01 1.01 1.01 1.01 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 109 1130 198 164 1782 138 73 197 50 327 283 100
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00
PHF Volume: 109 1130 198 164 1782 138 73 197 0 327 283 100
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 109 1130 198 164 1782 138 73 197 0 327 283 100
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00
FinalVolume: 109 1130 198 164 1782 138 73 197 0 327 283 100
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 2.00 3.40 0.60 2.00 2.78 0.22 2.00 2.00 1.00 2.00 2.00 1.00
Final Sat.: 3200 5446 954 3200 4454 346 3200 3200 1600 3200 3200 1600
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.03 0.21 0.21 0.05 0.40 0.40 0.02 0.06 0.00 0.10 0.09 0.06
Crit Moves: **** **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-59 193
Default Scenario Tue Apr 6, 2021 21:00:40 Page 14-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
Existing
AM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Base Volume Alternative)
********************************************************************************
Intersection #11 Jamboree Rd (NS) at Bristol St North (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.377
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: A
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Permitted Permitted Permitted
Rights: Include Include Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 2 0 2 1 1 0 0 3 1 1 0 0 0 0 0 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 714 1632 756 0 705 405 0 0 0 0 0 0
Growth Adj: 1.01 1.01 1.01 1.01 1.01 1.01 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 721 1648 764 0 712 409 0 0 0 0 0 0
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 721 1648 764 0 712 409 0 0 0 0 0 0
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 721 1648 764 0 712 409 0 0 0 0 0 0
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 721 1648 764 0 712 409 0 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 2.00 2.73 1.27 0.00 3.18 1.82 0.00 0.00 0.00 0.00 0.00 0.00
Final Sat.: 3200 4374 2026 0 5081 2919 0 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.23 0.38 0.38 0.00 0.14 0.14 0.00 0.00 0.00 0.00 0.00 0.00
Crit Moves: ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-60 194
Default Scenario Tue Apr 6, 2021 21:00:41 Page 15-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
Existing
AM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Base Volume Alternative)
********************************************************************************
Intersection #12 Jamboree Rd (NS) at Bristol St South (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.672
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: B
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Permitted Protected Protected Permitted
Rights: Include Include Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 0 0 4 1 0 0 0 4 0 0 1 1 1 0 2 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 0 1838 21 0 690 0 1228 527 1398 0 0 0
Growth Adj: 1.01 1.01 1.01 1.01 1.01 1.01 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 0 1856 21 0 697 0 1228 527 1398 0 0 0
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 0 1856 21 0 697 0 1228 527 1398 0 0 0
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 0 1856 21 0 697 0 1228 527 1398 0 0 0
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 0 1856 21 0 697 0 1228 527 1398 0 0 0
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 0.00 4.94 0.06 0.00 4.00 0.00 2.00 1.00 2.00 0.00 0.00 0.00
Final Sat.: 0 7910 90 0 6400 0 3200 1600 3200 0 0 0
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.00 0.23 0.23 0.00 0.11 0.00 0.38 0.33 0.44 0.00 0.00 0.00
Crit Moves: **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-61 195
Default Scenario Tue Apr 6, 2021 21:00:41 Page 16-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
Existing
AM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Base Volume Alternative)
********************************************************************************
Intersection #13 Jamboree Rd (NS) at Eastbluff Dr/University Ave (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.616
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: B
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Protected Split Phase Split Phase
Rights: Include Include Include Ignore
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 1 0 3 0 1 2 0 3 0 1 1 1 0 0 1 1 1 1 0 1
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 87 1231 219 95 1508 400 430 103 44 223 147 170
Growth Adj: 1.01 1.01 1.01 1.01 1.01 1.01 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 88 1243 221 96 1523 404 430 103 44 223 147 170
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00
PHF Volume: 88 1243 221 96 1523 404 430 103 44 223 147 0
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 88 1243 221 96 1523 404 430 103 44 223 147 0
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00
FinalVolume: 88 1243 221 96 1523 404 430 103 44 223 147 0
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 1.00 3.00 1.00 2.00 3.00 1.00 1.61 0.39 1.00 1.81 1.19 1.00
Final Sat.: 1600 4800 1600 3200 4800 1600 2582 618 1600 2893 1907 1600
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.05 0.26 0.14 0.03 0.32 0.25 0.17 0.17 0.03 0.08 0.08 0.00
Crit Moves: **** **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-62 196
Default Scenario Tue Apr 6, 2021 21:01:10 Page 4-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
Existing
PM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Base Volume Alternative)
********************************************************************************
Intersection #1 Campus Dr (NS) at Bristol St North (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.677
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: B
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Permitted Permitted Permitted
Rights: Include Include Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 2 0 3 0 0 0 0 4 0 3 0 0 0 0 0 1 0 3 1 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 437 696 0 0 1012 1160 0 0 0 267 1803 111
Growth Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 437 696 0 0 1012 1160 0 0 0 267 1803 111
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 437 696 0 0 1012 1160 0 0 0 267 1803 111
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 437 696 0 0 1012 1160 0 0 0 267 1803 111
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 437 696 0 0 1012 1160 0 0 0 267 1803 111
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 2.00 3.00 0.00 0.00 4.00 3.00 0.00 0.00 0.00 1.00 3.77 0.23
Final Sat.: 3200 4800 0 0 6400 4800 0 0 0 1600 6029 371
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.14 0.15 0.00 0.00 0.16 0.24 0.00 0.00 0.00 0.17 0.30 0.30
Crit Moves: **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-63 197
Default Scenario Tue Apr 6, 2021 21:01:10 Page 5-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
Existing
PM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Base Volume Alternative)
********************************************************************************
Intersection #2 Campus Dr/Irvine Ave (NS) at Bristol St South (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.519
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: A
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Protected Permitted Permitted
Rights: Include Include Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 0 0 4 1 0 1 0 3 0 0 1 1 2 0 2 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 0 663 256 206 1064 0 460 1001 556 0 0 0
Growth Adj: 1.01 1.01 1.01 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 0 670 259 206 1064 0 460 1001 556 0 0 0
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 0 670 259 206 1064 0 460 1001 556 0 0 0
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 0 670 259 206 1064 0 460 1001 556 0 0 0
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 0 670 259 206 1064 0 460 1001 556 0 0 0
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 0.00 4.00 1.00 1.00 3.00 0.00 1.26 2.74 2.00 0.00 0.00 0.00
Final Sat.: 0 6400 1600 1600 4800 0 2015 4385 3200 0 0 0
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.00 0.10 0.16 0.13 0.22 0.00 0.23 0.23 0.17 0.00 0.00 0.00
Crit Moves: **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-64 198
Default Scenario Tue Apr 6, 2021 21:01:10 Page 6-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
Existing
PM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Base Volume Alternative)
********************************************************************************
Intersection #3 Birch St (NS) at Bristol St North (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.549
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: A
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Permitted Permitted Permitted
Rights: Include Include Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 2 0 2 0 0 0 0 1 1 2 0 0 0 0 0 1 1 2 1 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 142 358 0 0 443 661 0 0 0 458 1477 119
Growth Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 142 358 0 0 443 661 0 0 0 458 1477 119
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 142 358 0 0 443 661 0 0 0 458 1477 119
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 142 358 0 0 443 661 0 0 0 458 1477 119
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 142 358 0 0 443 661 0 0 0 458 1477 119
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 2.00 2.00 0.00 0.00 1.61 2.39 0.00 0.00 0.00 1.00 3.78 0.22
Final Sat.: 3200 3200 0 0 2568 3832 0 0 0 1600 6042 358
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.04 0.11 0.00 0.00 0.17 0.17 0.00 0.00 0.00 0.29 0.24 0.33
Crit Moves: **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-65 199
Default Scenario Tue Apr 6, 2021 21:01:10 Page 7-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
Existing
PM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Base Volume Alternative)
********************************************************************************
Intersection #4 Birch St (NS) at Bristol St South (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.483
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: A
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Permitted Protected Permitted Permitted
Rights: Include Include Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 0 0 2 1 1 2 0 2 0 0 1 1 2 1 0 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 0 168 319 245 725 0 258 1117 112 0 0 0
Growth Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 0 168 319 245 725 0 258 1117 112 0 0 0
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 0 168 319 245 725 0 258 1117 112 0 0 0
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 0 168 319 245 725 0 258 1117 112 0 0 0
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 0 168 319 245 725 0 258 1117 112 0 0 0
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 0.00 2.00 2.00 2.00 2.00 0.00 1.00 3.73 0.27 0.00 0.00 0.00
Final Sat.: 0 3200 3200 3200 3200 0 1600 5963 437 0 0 0
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.00 0.05 0.10 0.08 0.23 0.00 0.16 0.19 0.26 0.00 0.00 0.00
Crit Moves: **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-66 200
Default Scenario Tue Apr 6, 2021 21:01:10 Page 8-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
Existing
PM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Base Volume Alternative)
********************************************************************************
Intersection #5 MacArthur Blvd (NS) at Campus Dr (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.806
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: D
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Protected Protected Protected
Rights: Include Include Include Ignore
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 1 0 4 0 1 1 0 4 0 1 2 0 2 1 0 2 0 3 0 1
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 202 1076 51 155 934 577 315 319 64 78 1038 209
Growth Adj: 1.01 1.01 1.01 1.01 1.01 1.01 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 204 1087 52 157 943 583 315 319 64 78 1038 209
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00
PHF Volume: 204 1087 52 157 943 583 315 319 64 78 1038 0
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 204 1087 52 157 943 583 315 319 64 78 1038 0
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00
FinalVolume: 204 1087 52 157 943 583 315 319 64 78 1038 0
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 1.00 4.00 1.00 1.00 4.00 1.00 2.00 2.50 0.50 2.00 3.00 1.00
Final Sat.: 1600 6400 1600 1600 6400 1600 3200 3998 802 3200 4800 1600
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.13 0.17 0.03 0.10 0.15 0.36 0.10 0.08 0.08 0.02 0.22 0.00
Crit Moves: **** **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-67 201
Default Scenario Tue Apr 6, 2021 21:01:10 Page 9-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
Existing
PM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Base Volume Alternative)
********************************************************************************
Intersection #6 MacArthur Blvd (NS) at Birch St (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.563
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: A
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Protected Split Phase Split Phase
Rights: Include Ignore Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 1 0 3 0 1 1 0 3 1 0 1 1 0 1 0 1 0 1 1 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 119 857 31 48 858 165 304 277 42 109 500 210
Growth Adj: 1.01 1.01 1.01 1.01 1.01 1.01 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 120 866 31 48 867 167 304 277 42 109 500 210
User Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 120 866 31 48 867 0 304 277 42 109 500 210
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 120 866 31 48 867 0 304 277 42 109 500 210
PCE Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 120 866 31 48 867 0 304 277 42 109 500 210
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 1.00 3.00 1.00 1.00 4.00 0.00 1.47 1.33 0.20 1.00 1.41 0.59
Final Sat.: 1600 4800 1600 1600 6400 0 2345 2132 323 1600 2254 946
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.08 0.18 0.02 0.03 0.14 0.00 0.13 0.13 0.13 0.07 0.22 0.22
Crit Moves: **** **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-68 202
Default Scenario Tue Apr 6, 2021 21:01:10 Page 10-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
Existing
PM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Base Volume Alternative)
********************************************************************************
Intersection #7 MacArthur Blvd (NS) at Von Karman Ave (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.515
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: A
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Protected Protected Protected
Rights: Include Include Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 1 0 3 0 1 1 0 3 0 1 1 0 1 1 0 2 0 0 1 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 37 794 273 56 908 47 98 141 194 612 89 89
Growth Adj: 1.01 1.01 1.01 1.01 1.01 1.01 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 37 802 276 57 917 47 98 141 194 612 89 89
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 37 802 276 57 917 47 98 141 194 612 89 89
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 37 802 276 57 917 47 98 141 194 612 89 89
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 37 802 276 57 917 47 98 141 194 612 89 89
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 1.00 3.00 1.00 1.00 3.00 1.00 1.00 1.00 1.00 2.00 0.50 0.50
Final Sat.: 1600 4800 1600 1600 4800 1600 1600 1600 1600 3200 800 800
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.02 0.17 0.17 0.04 0.19 0.03 0.06 0.09 0.12 0.19 0.11 0.11
Crit Moves: **** **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-69 203
Default Scenario Tue Apr 6, 2021 21:01:10 Page 11-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
Existing
PM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Base Volume Alternative)
********************************************************************************
Intersection #8 MacArthur Blvd (NS) at Jamboree Dr (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.672
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: B
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Protected Protected Protected
Rights: Ovl Ignore Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 2 0 3 0 1 2 0 3 0 1 2 0 3 1 0 3 0 3 0 1
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 258 664 312 151 1439 387 248 939 50 452 994 198
Growth Adj: 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01
Initial Bse: 261 671 315 153 1453 391 250 948 51 457 1004 200
User Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 261 671 315 153 1453 0 250 948 51 457 1004 200
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 261 671 315 153 1453 0 250 948 51 457 1004 200
PCE Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 261 671 315 153 1453 0 250 948 51 457 1004 200
OvlAdjVol: 163
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 2.00 3.00 1.00 2.00 3.00 1.00 2.00 3.80 0.20 3.00 3.00 1.00
Final Sat.: 3200 4800 1600 3200 4800 1600 3200 6076 324 4800 4800 1600
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.08 0.14 0.20 0.05 0.30 0.00 0.08 0.16 0.16 0.10 0.21 0.12
OvlAdjV/S: 0.10
Crit Moves: **** **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-70 204
Default Scenario Tue Apr 6, 2021 21:01:10 Page 12-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
Existing
PM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Base Volume Alternative)
********************************************************************************
Intersection #9 MacArthur Blvd (NS) at Bison Ave (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.581
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: A
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Protected Protected Protected
Rights: Ignore Ovl Ignore Ovl
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 2 0 4 0 1 2 0 4 0 1 2 0 2 0 1 2 0 2 0 1
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 142 2315 140 157 2450 226 188 210 205 256 215 109
Growth Adj: 1.02 1.02 1.02 1.02 1.02 1.02 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 145 2361 143 160 2499 231 188 210 205 256 215 109
User Adj: 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00
PHF Volume: 145 2361 0 160 2499 231 188 210 0 256 215 109
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 145 2361 0 160 2499 231 188 210 0 256 215 109
PCE Adj: 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00
FinalVolume: 145 2361 0 160 2499 231 188 210 0 256 215 109
OvlAdjVol: 137 29
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 2.00 4.00 1.00 2.00 4.00 1.00 2.00 2.00 1.00 2.00 2.00 1.00
Final Sat.: 3200 6400 1600 3200 6400 1600 3200 3200 1600 3200 3200 1600
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.05 0.37 0.00 0.05 0.39 0.14 0.06 0.07 0.00 0.08 0.07 0.07
OvlAdjV/S: 0.09 0.02
Crit Moves: **** **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-71 205
Default Scenario Tue Apr 6, 2021 21:01:10 Page 13-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
Existing
PM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Base Volume Alternative)
********************************************************************************
Intersection #10 Jamboree Dr (NS) at Campus Dr (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.608
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: B
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Protected Protected Protected
Rights: Include Include Ignore Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 2 0 3 1 0 2 0 2 1 0 2 0 2 0 1 2 0 2 0 1
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 73 1141 482 183 1343 143 175 586 192 202 334 152
Growth Adj: 1.01 1.01 1.01 1.01 1.01 1.01 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 74 1152 487 185 1356 144 175 586 192 202 334 152
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00
PHF Volume: 74 1152 487 185 1356 144 175 586 0 202 334 152
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 74 1152 487 185 1356 144 175 586 0 202 334 152
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00
FinalVolume: 74 1152 487 185 1356 144 175 586 0 202 334 152
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 2.00 3.00 1.00 2.00 2.71 0.29 2.00 2.00 1.00 2.00 2.00 1.00
Final Sat.: 3200 4800 1600 3200 4338 462 3200 3200 1600 3200 3200 1600
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.02 0.24 0.30 0.06 0.31 0.31 0.05 0.18 0.00 0.06 0.10 0.10
Crit Moves: **** **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-72 206
Default Scenario Tue Apr 6, 2021 21:01:10 Page 14-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
Existing
PM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Base Volume Alternative)
********************************************************************************
Intersection #11 Jamboree Rd (NS) at Bristol St North (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.464
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: A
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Permitted Permitted Permitted
Rights: Include Include Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 2 0 2 1 1 0 0 3 1 1 0 0 0 0 0 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 728 1470 828 0 898 741 0 0 0 0 0 0
Growth Adj: 1.01 1.01 1.01 1.01 1.01 1.01 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 735 1485 836 0 907 748 0 0 0 0 0 0
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 735 1485 836 0 907 748 0 0 0 0 0 0
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 735 1485 836 0 907 748 0 0 0 0 0 0
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 735 1485 836 0 907 748 0 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 2.00 2.56 1.44 0.00 3.00 2.00 0.00 0.00 0.00 0.00 0.00 0.00
Final Sat.: 3200 4094 2306 0 4800 3200 0 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.23 0.36 0.36 0.00 0.19 0.23 0.00 0.00 0.00 0.00 0.00 0.00
Crit Moves: **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-73 207
Default Scenario Tue Apr 6, 2021 21:01:11 Page 15-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
Existing
PM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Base Volume Alternative)
********************************************************************************
Intersection #12 Jamboree Rd (NS) at Bristol St South (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.619
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: B
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Permitted Protected Protected Permitted
Rights: Include Include Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 0 0 4 1 0 0 0 4 0 0 1 1 1 0 2 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 0 1820 76 0 964 0 961 860 1029 0 0 0
Growth Adj: 1.01 1.01 1.01 1.01 1.01 1.01 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 0 1838 77 0 974 0 961 860 1029 0 0 0
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 0 1838 77 0 974 0 961 860 1029 0 0 0
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 0 1838 77 0 974 0 961 860 1029 0 0 0
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 0 1838 77 0 974 0 961 860 1029 0 0 0
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 0.00 4.80 0.20 0.00 4.00 0.00 1.58 1.42 2.00 0.00 0.00 0.00
Final Sat.: 0 7679 321 0 6400 0 2533 2267 3200 0 0 0
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.00 0.24 0.24 0.00 0.15 0.00 0.38 0.38 0.32 0.00 0.00 0.00
Crit Moves: **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-74 208
Default Scenario Tue Apr 6, 2021 21:01:11 Page 16-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
Existing
PM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Base Volume Alternative)
********************************************************************************
Intersection #13 Jamboree Rd (NS) at Eastbluff Dr/University Ave (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.530
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: A
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Protected Split Phase Split Phase
Rights: Include Include Include Ignore
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 1 0 3 0 1 2 0 3 0 1 1 1 0 0 1 1 1 1 0 1
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 46 1498 207 142 1485 423 215 90 21 238 111 136
Growth Adj: 1.01 1.01 1.01 1.01 1.01 1.01 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 46 1513 209 143 1500 427 215 90 21 238 111 136
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00
PHF Volume: 46 1513 209 143 1500 427 215 90 21 238 111 0
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 46 1513 209 143 1500 427 215 90 21 238 111 0
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00
FinalVolume: 46 1513 209 143 1500 427 215 90 21 238 111 0
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 1.00 3.00 1.00 2.00 3.00 1.00 1.41 0.59 1.00 2.00 1.00 1.00
Final Sat.: 1600 4800 1600 3200 4800 1600 2256 944 1600 3200 1600 1600
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.03 0.32 0.13 0.04 0.31 0.27 0.10 0.10 0.01 0.07 0.07 0.00
Crit Moves: **** **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-75 209
TPO YEAR 2022 WITHOUT PROJECT
Apx-76 210
Default Scenario Tue Apr 6, 2021 21:01:39 Page 4-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
TPO Year 2022 Without Project
AM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Future Volume Alternative)
********************************************************************************
Intersection #3 Birch St (NS) at Bristol St North (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.676
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: B
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Permitted Permitted Permitted
Rights: Include Include Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 2 0 2 0 0 0 0 1 1 2 0 0 0 0 0 1 1 2 1 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 96 1051 0 0 103 98 0 0 0 387 1306 203
Growth Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 96 1051 0 0 103 98 0 0 0 387 1306 203
Added Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Approved: 2 2 0 0 16 16 0 0 0 11 154 3
Initial Fut: 98 1053 0 0 119 114 0 0 0 398 1460 206
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 98 1053 0 0 119 114 0 0 0 398 1460 206
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 98 1053 0 0 119 114 0 0 0 398 1460 206
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 98 1053 0 0 119 114 0 0 0 398 1460 206
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 2.00 2.00 0.00 0.00 2.00 2.00 0.00 0.00 0.00 1.00 3.63 0.37
Final Sat.: 3200 3200 0 0 3200 3200 0 0 0 1600 5806 594
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.03 0.33 0.00 0.00 0.04 0.04 0.00 0.00 0.00 0.25 0.25 0.35
Crit Moves: **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-77 211
Default Scenario Tue Apr 6, 2021 21:01:39 Page 5-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
TPO Year 2022 Without Project
AM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Future Volume Alternative)
********************************************************************************
Intersection #4 Birch St (NS) at Bristol St South (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.482
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: A
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Permitted Protected Permitted Permitted
Rights: Include Include Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 0 0 2 1 1 2 0 2 0 0 1 1 2 1 0 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 0 385 381 165 326 0 755 1213 209 0 0 0
Growth Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 0 385 381 165 326 0 755 1213 209 0 0 0
Added Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Approved: 0 4 3 8 18 0 0 0 6 0 0 0
Initial Fut: 0 389 384 173 344 0 755 1213 215 0 0 0
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 0 389 384 173 344 0 755 1213 215 0 0 0
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 0 389 384 173 344 0 755 1213 215 0 0 0
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 0 389 384 173 344 0 755 1213 215 0 0 0
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 0.00 2.01 1.99 2.00 2.00 0.00 1.53 3.02 0.45 0.00 0.00 0.00
Final Sat.: 0 3221 3179 3200 3200 0 2455 4822 723 0 0 0
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.00 0.12 0.12 0.05 0.11 0.00 0.31 0.25 0.30 0.00 0.00 0.00
Crit Moves: **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-78 212
Default Scenario Tue Apr 6, 2021 21:01:39 Page 6-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
TPO Year 2022 Without Project
AM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Future Volume Alternative)
********************************************************************************
Intersection #6 MacArthur Blvd (NS) at Birch St (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.390
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: A
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Protected Split Phase Split Phase
Rights: Include Ignore Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 1 0 3 0 1 1 0 3 1 0 1 1 0 1 0 1 0 1 1 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 33 619 79 82 664 164 84 319 64 27 116 55
Growth Adj: 1.03 1.03 1.03 1.03 1.03 1.03 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 34 638 81 84 684 169 84 319 64 27 116 55
Added Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Approved: 0 41 0 5 35 3 28 9 0 0 6 36
Initial Fut: 34 679 81 89 719 172 112 328 64 27 122 91
User Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 34 679 81 89 719 0 112 328 64 27 122 91
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 34 679 81 89 719 0 112 328 64 27 122 91
PCE Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 34 679 81 89 719 0 112 328 64 27 122 91
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 1.00 3.00 1.00 1.00 4.00 0.00 1.00 1.62 0.38 1.00 1.15 0.85
Final Sat.: 1600 4800 1600 1600 6400 0 1600 2594 606 1600 1833 1367
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.02 0.14 0.05 0.06 0.11 0.00 0.07 0.13 0.11 0.02 0.07 0.07
Crit Moves: **** **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-79 213
Default Scenario Tue Apr 6, 2021 21:01:39 Page 7-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
TPO Year 2022 Without Project
AM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Future Volume Alternative)
********************************************************************************
Intersection #8 MacArthur Blvd (NS) at Jamboree Dr (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.636
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: B
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Protected Protected Protected
Rights: Ovl Ignore Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 2 0 3 0 1 2 0 3 0 1 2 0 3 1 0 3 0 3 0 1
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 174 904 538 64 384 260 430 1007 179 324 728 201
Growth Adj: 1.03 1.03 1.03 1.03 1.03 1.03 1.03 1.03 1.03 1.03 1.03 1.03
Initial Bse: 179 931 554 66 396 268 443 1037 184 334 750 207
Added Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Approved: 0 9 9 10 24 9 6 47 0 73 233 35
Initial Fut: 179 940 563 76 420 277 449 1084 184 407 983 242
User Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 179 940 563 76 420 0 449 1084 184 407 983 242
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 179 940 563 76 420 0 449 1084 184 407 983 242
PCE Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 179 940 563 76 420 0 449 1084 184 407 983 242
OvlAdjVol: 428
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 2.00 3.00 1.00 2.00 3.00 1.00 2.00 3.42 0.58 3.00 3.00 1.00
Final Sat.: 3200 4800 1600 3200 4800 1600 3200 5470 930 4800 4800 1600
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.06 0.20 0.35 0.02 0.09 0.00 0.14 0.20 0.20 0.08 0.20 0.15
OvlAdjV/S: 0.27
Crit Moves: **** **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-80 214
Default Scenario Tue Apr 6, 2021 21:01:40 Page 8-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
TPO Year 2022 Without Project
AM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Future Volume Alternative)
********************************************************************************
Intersection #11 Jamboree Rd (NS) at Bristol St North (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.411
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: A
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Permitted Permitted Permitted
Rights: Include Include Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 2 0 2 1 1 0 0 3 1 1 0 0 0 0 0 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 714 1632 756 0 705 405 0 0 0 0 0 0
Growth Adj: 1.03 1.03 1.03 1.03 1.03 1.03 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 735 1681 779 0 726 417 0 0 0 0 0 0
Added Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Approved: 7 45 17 0 87 155 0 0 0 0 0 0
Initial Fut: 742 1726 796 0 813 572 0 0 0 0 0 0
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 742 1726 796 0 813 572 0 0 0 0 0 0
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 742 1726 796 0 813 572 0 0 0 0 0 0
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 742 1726 796 0 813 572 0 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 2.00 2.74 1.26 0.00 3.00 2.00 0.00 0.00 0.00 0.00 0.00 0.00
Final Sat.: 3200 4381 2019 0 4800 3200 0 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.23 0.39 0.39 0.00 0.17 0.18 0.00 0.00 0.00 0.00 0.00 0.00
Crit Moves: **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-81 215
Default Scenario Tue Apr 6, 2021 21:01:40 Page 9-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
TPO Year 2022 Without Project
AM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Future Volume Alternative)
********************************************************************************
Intersection #12 Jamboree Rd (NS) at Bristol St South (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.690
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: B
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Permitted Protected Protected Permitted
Rights: Include Include Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 0 0 4 1 0 0 0 4 0 0 1 1 1 0 2 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 0 1838 21 0 690 0 1228 527 1398 0 0 0
Growth Adj: 1.03 1.03 1.03 1.03 1.03 1.03 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 0 1893 22 0 711 0 1228 527 1398 0 0 0
Added Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Approved: 0 38 0 0 87 0 28 9 29 0 0 0
Initial Fut: 0 1931 22 0 798 0 1256 536 1427 0 0 0
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 0 1931 22 0 798 0 1256 536 1427 0 0 0
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 0 1931 22 0 798 0 1256 536 1427 0 0 0
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 0 1931 22 0 798 0 1256 536 1427 0 0 0
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 0.00 4.94 0.06 0.00 4.00 0.00 2.00 1.00 2.00 0.00 0.00 0.00
Final Sat.: 0 7911 89 0 6400 0 3200 1600 3200 0 0 0
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.00 0.24 0.24 0.00 0.12 0.00 0.39 0.34 0.45 0.00 0.00 0.00
Crit Moves: **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-82 216
Default Scenario Tue Apr 6, 2021 21:02:17 Page 4-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
TPO Year 2022 Without Project
PM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Future Volume Alternative)
********************************************************************************
Intersection #3 Birch St (NS) at Bristol St North (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.571
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: A
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Permitted Permitted Permitted
Rights: Include Include Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 2 0 2 0 0 0 0 1 1 2 0 0 0 0 0 1 1 2 1 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 142 358 0 0 443 661 0 0 0 458 1477 119
Growth Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 142 358 0 0 443 661 0 0 0 458 1477 119
Added Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Approved: 8 10 0 0 7 5 0 0 0 6 78 4
Initial Fut: 150 368 0 0 450 666 0 0 0 464 1555 123
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 150 368 0 0 450 666 0 0 0 464 1555 123
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 150 368 0 0 450 666 0 0 0 464 1555 123
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 150 368 0 0 450 666 0 0 0 464 1555 123
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 2.00 2.00 0.00 0.00 1.61 2.39 0.00 0.00 0.00 1.00 3.78 0.22
Final Sat.: 3200 3200 0 0 2581 3819 0 0 0 1600 6048 352
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.05 0.12 0.00 0.00 0.17 0.17 0.00 0.00 0.00 0.29 0.26 0.35
Crit Moves: **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-83 217
Default Scenario Tue Apr 6, 2021 21:02:17 Page 5-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
TPO Year 2022 Without Project
PM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Future Volume Alternative)
********************************************************************************
Intersection #4 Birch St (NS) at Bristol St South (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.494
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: A
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Permitted Protected Permitted Permitted
Rights: Include Include Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 0 0 2 1 1 2 0 2 0 0 1 1 2 1 0 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 0 168 319 245 725 0 258 1117 112 0 0 0
Growth Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 0 168 319 245 725 0 258 1117 112 0 0 0
Added Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Approved: 0 18 18 3 10 0 0 36 4 0 0 0
Initial Fut: 0 186 337 248 735 0 258 1153 116 0 0 0
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 0 186 337 248 735 0 258 1153 116 0 0 0
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 0 186 337 248 735 0 258 1153 116 0 0 0
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 0 186 337 248 735 0 258 1153 116 0 0 0
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 0.00 2.00 2.00 2.00 2.00 0.00 1.00 3.73 0.27 0.00 0.00 0.00
Final Sat.: 0 3200 3200 3200 3200 0 1600 5961 439 0 0 0
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.00 0.06 0.11 0.08 0.23 0.00 0.16 0.19 0.26 0.00 0.00 0.00
Crit Moves: **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-84 218
Default Scenario Tue Apr 6, 2021 21:02:17 Page 6-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
TPO Year 2022 Without Project
PM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Future Volume Alternative)
********************************************************************************
Intersection #6 MacArthur Blvd (NS) at Birch St (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.611
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: B
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Protected Split Phase Split Phase
Rights: Include Ignore Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 1 0 3 0 1 1 0 3 1 0 1 1 0 1 0 1 0 1 1 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 119 857 31 48 858 165 304 277 42 109 500 210
Growth Adj: 1.03 1.03 1.03 1.03 1.03 1.03 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 123 883 32 49 884 170 304 277 42 109 500 210
Added Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Approved: 0 38 0 38 54 2 14 9 0 0 7 16
Initial Fut: 123 921 32 87 938 172 318 286 42 109 507 226
User Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 123 921 32 87 938 0 318 286 42 109 507 226
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 123 921 32 87 938 0 318 286 42 109 507 226
PCE Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 123 921 32 87 938 0 318 286 42 109 507 226
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 1.00 3.00 1.00 1.00 4.00 0.00 1.48 1.33 0.19 1.00 1.38 0.62
Final Sat.: 1600 4800 1600 1600 6400 0 2369 2121 310 1600 2213 987
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.08 0.19 0.02 0.05 0.15 0.00 0.13 0.13 0.14 0.07 0.23 0.23
Crit Moves: **** **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-85 219
Default Scenario Tue Apr 6, 2021 21:02:17 Page 7-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
TPO Year 2022 Without Project
PM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Future Volume Alternative)
********************************************************************************
Intersection #8 MacArthur Blvd (NS) at Jamboree Dr (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.712
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: C
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Protected Protected Protected
Rights: Ovl Ignore Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 2 0 3 0 1 2 0 3 0 1 2 0 3 1 0 3 0 3 0 1
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 258 664 312 151 1439 387 248 939 50 452 994 198
Growth Adj: 1.03 1.03 1.03 1.03 1.03 1.03 1.03 1.03 1.03 1.03 1.03 1.03
Initial Bse: 266 684 321 156 1482 399 255 967 52 466 1024 204
Added Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Approved: 0 20 77 38 8 6 5 249 0 33 114 21
Initial Fut: 266 704 398 194 1490 405 260 1216 52 499 1138 225
User Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 266 704 398 194 1490 0 260 1216 52 499 1138 225
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 266 704 398 194 1490 0 260 1216 52 499 1138 225
PCE Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 266 704 398 194 1490 0 260 1216 52 499 1138 225
OvlAdjVol: 232
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 2.00 3.00 1.00 2.00 3.00 1.00 2.00 3.84 0.16 3.00 3.00 1.00
Final Sat.: 3200 4800 1600 3200 4800 1600 3200 6140 260 4800 4800 1600
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.08 0.15 0.25 0.06 0.31 0.00 0.08 0.20 0.20 0.10 0.24 0.14
OvlAdjV/S: 0.15
Crit Moves: **** **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-86 220
Default Scenario Tue Apr 6, 2021 21:02:17 Page 8-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
TPO Year 2022 Without Project
PM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Future Volume Alternative)
********************************************************************************
Intersection #11 Jamboree Rd (NS) at Bristol St North (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.499
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: A
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Permitted Permitted Permitted
Rights: Include Include Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 2 0 2 1 1 0 0 3 1 1 0 0 0 0 0 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 728 1470 828 0 898 741 0 0 0 0 0 0
Growth Adj: 1.03 1.03 1.03 1.03 1.03 1.03 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 750 1514 853 0 925 763 0 0 0 0 0 0
Added Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Approved: 6 254 30 0 40 79 0 0 0 0 0 0
Initial Fut: 756 1768 883 0 965 842 0 0 0 0 0 0
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 756 1768 883 0 965 842 0 0 0 0 0 0
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 756 1768 883 0 965 842 0 0 0 0 0 0
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 756 1768 883 0 965 842 0 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 2.00 2.67 1.33 0.00 3.00 2.00 0.00 0.00 0.00 0.00 0.00 0.00
Final Sat.: 3200 4269 2131 0 4800 3200 0 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.24 0.41 0.41 0.00 0.20 0.26 0.00 0.00 0.00 0.00 0.00 0.00
Crit Moves: **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-87 221
Default Scenario Tue Apr 6, 2021 21:02:17 Page 9-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
TPO Year 2022 Without Project
PM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Future Volume Alternative)
********************************************************************************
Intersection #12 Jamboree Rd (NS) at Bristol St South (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.673
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: B
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Permitted Protected Protected Permitted
Rights: Include Include Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 0 0 4 1 0 0 0 4 0 0 1 1 1 0 2 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 0 1820 76 0 964 0 961 860 1029 0 0 0
Growth Adj: 1.03 1.03 1.03 1.03 1.03 1.03 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 0 1875 78 0 993 0 961 860 1029 0 0 0
Added Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Approved: 0 110 0 0 40 0 167 7 36 0 0 0
Initial Fut: 0 1985 78 0 1033 0 1128 867 1065 0 0 0
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 0 1985 78 0 1033 0 1128 867 1065 0 0 0
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 0 1985 78 0 1033 0 1128 867 1065 0 0 0
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 0 1985 78 0 1033 0 1128 867 1065 0 0 0
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 0.00 4.81 0.19 0.00 4.00 0.00 1.70 1.30 2.00 0.00 0.00 0.00
Final Sat.: 0 7696 304 0 6400 0 2714 2086 3200 0 0 0
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.00 0.26 0.26 0.00 0.16 0.00 0.42 0.42 0.33 0.00 0.00 0.00
Crit Moves: **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-88 222
TPO YEAR 2022 WITH PROJECT
Apx-89 223
Default Scenario Tue Apr 6, 2021 21:02:47 Page 6-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
TPO Year 2022 With Project
AM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Future Volume Alternative)
********************************************************************************
Intersection #3 Birch St (NS) at Bristol St North (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.678
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: B
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Permitted Permitted Permitted
Rights: Include Include Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 2 0 2 0 0 0 0 1 1 2 0 0 0 0 0 1 1 2 1 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 96 1051 0 0 103 98 0 0 0 387 1306 203
Growth Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 96 1051 0 0 103 98 0 0 0 387 1306 203
Added Vol: 0 0 0 0 0 0 0 0 0 9 6 3
Approved: 2 2 0 0 16 16 0 0 0 11 154 3
Initial Fut: 98 1053 0 0 119 114 0 0 0 407 1466 209
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 98 1053 0 0 119 114 0 0 0 407 1466 209
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 98 1053 0 0 119 114 0 0 0 407 1466 209
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 98 1053 0 0 119 114 0 0 0 407 1466 209
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 2.00 2.00 0.00 0.00 2.00 2.00 0.00 0.00 0.00 1.00 3.63 0.37
Final Sat.: 3200 3200 0 0 3200 3200 0 0 0 1600 5801 599
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.03 0.33 0.00 0.00 0.04 0.04 0.00 0.00 0.00 0.25 0.25 0.35
Crit Moves: **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-90 224
Default Scenario Tue Apr 6, 2021 21:02:47 Page 7-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
TPO Year 2022 With Project
AM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Future Volume Alternative)
********************************************************************************
Intersection #4 Birch St (NS) at Bristol St South (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.488
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: A
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Permitted Protected Permitted Permitted
Rights: Include Include Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 0 0 2 1 1 2 0 2 0 0 1 1 2 1 0 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 0 385 381 165 326 0 755 1213 209 0 0 0
Growth Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 0 385 381 165 326 0 755 1213 209 0 0 0
Added Vol: 0 0 0 9 0 0 0 15 0 0 0 0
Approved: 0 4 3 8 18 0 0 0 6 0 0 0
Initial Fut: 0 389 384 182 344 0 755 1228 215 0 0 0
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 0 389 384 182 344 0 755 1228 215 0 0 0
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 0 389 384 182 344 0 755 1228 215 0 0 0
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 0 389 384 182 344 0 755 1228 215 0 0 0
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 0.00 2.01 1.99 2.00 2.00 0.00 1.52 3.03 0.45 0.00 0.00 0.00
Final Sat.: 0 3221 3179 3200 3200 0 2437 4848 715 0 0 0
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.00 0.12 0.12 0.06 0.11 0.00 0.31 0.25 0.30 0.00 0.00 0.00
Crit Moves: **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-91 225
Default Scenario Tue Apr 6, 2021 21:02:47 Page 8-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
TPO Year 2022 With Project
AM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Future Volume Alternative)
********************************************************************************
Intersection #6 MacArthur Blvd (NS) at Birch St (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.391
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: A
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Protected Split Phase Split Phase
Rights: Include Ignore Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 1 0 3 0 1 1 0 3 1 0 1 1 0 1 0 1 0 1 1 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 33 619 79 82 664 164 84 319 64 27 116 55
Growth Adj: 1.03 1.03 1.03 1.03 1.03 1.03 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 34 638 81 84 684 169 84 319 64 27 116 55
Added Vol: 0 0 0 0 4 0 2 1 0 0 0 0
Approved: 0 41 0 5 35 3 28 9 0 0 6 36
Initial Fut: 34 679 81 89 723 172 114 329 64 27 122 91
User Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 34 679 81 89 723 0 114 329 64 27 122 91
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 34 679 81 89 723 0 114 329 64 27 122 91
PCE Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 34 679 81 89 723 0 114 329 64 27 122 91
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 1.00 3.00 1.00 1.00 4.00 0.00 1.00 1.62 0.38 1.00 1.15 0.85
Final Sat.: 1600 4800 1600 1600 6400 0 1600 2595 605 1600 1833 1367
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.02 0.14 0.05 0.06 0.11 0.00 0.07 0.13 0.11 0.02 0.07 0.07
Crit Moves: **** **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-92 226
Default Scenario Tue Apr 6, 2021 21:02:47 Page 9-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
TPO Year 2022 With Project
AM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Future Volume Alternative)
********************************************************************************
Intersection #8 MacArthur Blvd (NS) at Jamboree Dr (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.637
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: B
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Protected Protected Protected
Rights: Ovl Ignore Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 2 0 3 0 1 2 0 3 0 1 2 0 3 1 0 3 0 3 0 1
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 174 904 538 64 384 260 430 1007 179 324 728 201
Growth Adj: 1.03 1.03 1.03 1.03 1.03 1.03 1.03 1.03 1.03 1.03 1.03 1.03
Initial Bse: 179 931 554 66 396 268 443 1037 184 334 750 207
Added Vol: 9 0 0 0 0 6 0 3 3 0 6 0
Approved: 0 9 9 10 24 9 6 47 0 73 233 35
Initial Fut: 188 940 563 76 420 283 449 1087 187 407 989 242
User Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 188 940 563 76 420 0 449 1087 187 407 989 242
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 188 940 563 76 420 0 449 1087 187 407 989 242
PCE Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 188 940 563 76 420 0 449 1087 187 407 989 242
OvlAdjVol: 428
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 2.00 3.00 1.00 2.00 3.00 1.00 2.00 3.41 0.59 3.00 3.00 1.00
Final Sat.: 3200 4800 1600 3200 4800 1600 3200 5459 941 4800 4800 1600
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.06 0.20 0.35 0.02 0.09 0.00 0.14 0.20 0.20 0.08 0.21 0.15
OvlAdjV/S: 0.27
Crit Moves: **** **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-93 227
Default Scenario Tue Apr 6, 2021 21:02:47 Page 10-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
TPO Year 2022 With Project
AM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Future Volume Alternative)
********************************************************************************
Intersection #11 Jamboree Rd (NS) at Bristol St North (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.424
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: A
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Permitted Permitted Permitted
Rights: Include Include Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 2 0 2 1 1 0 0 3 1 1 0 0 0 0 0 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 714 1632 756 0 705 405 0 0 0 0 0 0
Growth Adj: 1.03 1.03 1.03 1.03 1.03 1.03 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 735 1681 779 0 726 417 0 0 0 0 0 0
Added Vol: 22 6 0 0 0 21 0 0 0 0 0 0
Approved: 7 45 17 0 87 155 0 0 0 0 0 0
Initial Fut: 764 1732 796 0 813 593 0 0 0 0 0 0
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 764 1732 796 0 813 593 0 0 0 0 0 0
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 764 1732 796 0 813 593 0 0 0 0 0 0
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 764 1732 796 0 813 593 0 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 2.00 2.74 1.26 0.00 3.00 2.00 0.00 0.00 0.00 0.00 0.00 0.00
Final Sat.: 3200 4385 2015 0 4800 3200 0 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.24 0.39 0.39 0.00 0.17 0.19 0.00 0.00 0.00 0.00 0.00 0.00
Crit Moves: **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-94 228
Default Scenario Tue Apr 6, 2021 21:02:47 Page 11-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
TPO Year 2022 With Project
AM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Future Volume Alternative)
********************************************************************************
Intersection #12 Jamboree Rd (NS) at Bristol St South (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.692
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: B
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Permitted Protected Protected Permitted
Rights: Include Include Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 0 0 4 1 0 0 0 4 0 0 1 1 1 0 2 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 0 1838 21 0 690 0 1228 527 1398 0 0 0
Growth Adj: 1.03 1.03 1.03 1.03 1.03 1.03 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 0 1893 22 0 711 0 1228 527 1398 0 0 0
Added Vol: 0 6 0 0 0 0 21 0 3 0 0 0
Approved: 0 38 0 0 87 0 28 9 29 0 0 0
Initial Fut: 0 1937 22 0 798 0 1277 536 1430 0 0 0
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 0 1937 22 0 798 0 1277 536 1430 0 0 0
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 0 1937 22 0 798 0 1277 536 1430 0 0 0
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 0 1937 22 0 798 0 1277 536 1430 0 0 0
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 0.00 4.94 0.06 0.00 4.00 0.00 2.00 1.00 2.00 0.00 0.00 0.00
Final Sat.: 0 7912 88 0 6400 0 3200 1600 3200 0 0 0
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.00 0.24 0.24 0.00 0.12 0.00 0.40 0.34 0.45 0.00 0.00 0.00
Crit Moves: **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-95 229
Default Scenario Tue Apr 6, 2021 21:03:24 Page 6-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
TPO Year 2022 With Project
PM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Future Volume Alternative)
********************************************************************************
Intersection #3 Birch St (NS) at Bristol St North (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.577
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: A
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Permitted Permitted Permitted
Rights: Include Include Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 2 0 2 0 0 0 0 1 1 2 0 0 0 0 0 1 1 2 1 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 142 358 0 0 443 661 0 0 0 458 1477 119
Growth Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 142 358 0 0 443 661 0 0 0 458 1477 119
Added Vol: 0 0 0 0 0 0 0 0 0 29 20 9
Approved: 8 10 0 0 7 5 0 0 0 6 78 4
Initial Fut: 150 368 0 0 450 666 0 0 0 493 1575 132
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 150 368 0 0 450 666 0 0 0 493 1575 132
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 150 368 0 0 450 666 0 0 0 493 1575 132
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 150 368 0 0 450 666 0 0 0 493 1575 132
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 2.00 2.00 0.00 0.00 1.61 2.39 0.00 0.00 0.00 1.00 3.77 0.23
Final Sat.: 3200 3200 0 0 2581 3819 0 0 0 1600 6029 371
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.05 0.12 0.00 0.00 0.17 0.17 0.00 0.00 0.00 0.31 0.26 0.36
Crit Moves: **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-96 230
Default Scenario Tue Apr 6, 2021 21:03:24 Page 7-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
TPO Year 2022 With Project
PM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Future Volume Alternative)
********************************************************************************
Intersection #4 Birch St (NS) at Bristol St South (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.496
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: A
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Permitted Protected Permitted Permitted
Rights: Include Include Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 0 0 2 1 1 2 0 2 0 0 1 1 2 1 0 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 0 168 319 245 725 0 258 1117 112 0 0 0
Growth Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 0 168 319 245 725 0 258 1117 112 0 0 0
Added Vol: 0 0 0 29 0 0 0 10 0 0 0 0
Approved: 0 18 18 3 10 0 0 36 4 0 0 0
Initial Fut: 0 186 337 277 735 0 258 1163 116 0 0 0
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 0 186 337 277 735 0 258 1163 116 0 0 0
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 0 186 337 277 735 0 258 1163 116 0 0 0
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 0 186 337 277 735 0 258 1163 116 0 0 0
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 0.00 2.00 2.00 2.00 2.00 0.00 1.00 3.73 0.27 0.00 0.00 0.00
Final Sat.: 0 3200 3200 3200 3200 0 1600 5965 435 0 0 0
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.00 0.06 0.11 0.09 0.23 0.00 0.16 0.19 0.27 0.00 0.00 0.00
Crit Moves: **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-97 231
Default Scenario Tue Apr 6, 2021 21:03:24 Page 8-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
TPO Year 2022 With Project
PM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Future Volume Alternative)
********************************************************************************
Intersection #6 MacArthur Blvd (NS) at Birch St (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.612
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: B
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Protected Split Phase Split Phase
Rights: Include Ignore Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 1 0 3 0 1 1 0 3 1 0 1 1 0 1 0 1 0 1 1 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 119 857 31 48 858 165 304 277 42 109 500 210
Growth Adj: 1.03 1.03 1.03 1.03 1.03 1.03 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 123 883 32 49 884 170 304 277 42 109 500 210
Added Vol: 0 0 0 0 3 0 6 3 0 0 0 0
Approved: 0 38 0 38 54 2 14 9 0 0 7 16
Initial Fut: 123 921 32 87 941 172 324 289 42 109 507 226
User Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 123 921 32 87 941 0 324 289 42 109 507 226
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 123 921 32 87 941 0 324 289 42 109 507 226
PCE Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 123 921 32 87 941 0 324 289 42 109 507 226
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 1.00 3.00 1.00 1.00 4.00 0.00 1.49 1.32 0.19 1.00 1.38 0.62
Final Sat.: 1600 4800 1600 1600 6400 0 2374 2118 308 1600 2213 987
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.08 0.19 0.02 0.05 0.15 0.00 0.14 0.14 0.14 0.07 0.23 0.23
Crit Moves: **** **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-98 232
Default Scenario Tue Apr 6, 2021 21:03:24 Page 9-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
TPO Year 2022 With Project
PM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Future Volume Alternative)
********************************************************************************
Intersection #8 MacArthur Blvd (NS) at Jamboree Dr (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.715
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: C
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Protected Protected Protected
Rights: Ovl Ignore Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 2 0 3 0 1 2 0 3 0 1 2 0 3 1 0 3 0 3 0 1
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 258 664 312 151 1439 387 248 939 50 452 994 198
Growth Adj: 1.03 1.03 1.03 1.03 1.03 1.03 1.03 1.03 1.03 1.03 1.03 1.03
Initial Bse: 266 684 321 156 1482 399 255 967 52 466 1024 204
Added Vol: 6 0 0 0 0 4 0 9 11 0 4 0
Approved: 0 20 77 38 8 6 5 249 0 33 114 21
Initial Fut: 272 704 398 194 1490 409 260 1225 63 499 1142 225
User Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 272 704 398 194 1490 0 260 1225 63 499 1142 225
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 272 704 398 194 1490 0 260 1225 63 499 1142 225
PCE Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 272 704 398 194 1490 0 260 1225 63 499 1142 225
OvlAdjVol: 232
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 2.00 3.00 1.00 2.00 3.00 1.00 2.00 3.81 0.19 3.00 3.00 1.00
Final Sat.: 3200 4800 1600 3200 4800 1600 3200 6089 311 4800 4800 1600
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.08 0.15 0.25 0.06 0.31 0.00 0.08 0.20 0.20 0.10 0.24 0.14
OvlAdjV/S: 0.15
Crit Moves: **** **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-99 233
Default Scenario Tue Apr 6, 2021 21:03:24 Page 10-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
TPO Year 2022 With Project
PM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Future Volume Alternative)
********************************************************************************
Intersection #11 Jamboree Rd (NS) at Bristol St North (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.508
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: A
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Protected Permitted Permitted Permitted
Rights: Include Include Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 2 0 2 1 1 0 0 3 1 1 0 0 0 0 0 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 728 1470 828 0 898 741 0 0 0 0 0 0
Growth Adj: 1.03 1.03 1.03 1.03 1.03 1.03 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 750 1514 853 0 925 763 0 0 0 0 0 0
Added Vol: 15 20 0 0 0 14 0 0 0 0 0 0
Approved: 6 254 30 0 40 79 0 0 0 0 0 0
Initial Fut: 771 1788 883 0 965 856 0 0 0 0 0 0
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 771 1788 883 0 965 856 0 0 0 0 0 0
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 771 1788 883 0 965 856 0 0 0 0 0 0
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 771 1788 883 0 965 856 0 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 2.00 2.68 1.32 0.00 3.00 2.00 0.00 0.00 0.00 0.00 0.00 0.00
Final Sat.: 3200 4285 2115 0 4800 3200 0 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.24 0.42 0.42 0.00 0.20 0.27 0.00 0.00 0.00 0.00 0.00 0.00
Crit Moves: **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-100 234
Default Scenario Tue Apr 6, 2021 21:03:24 Page 11-1
--------------------------------------------------------------------------------
MEDICAL OFFICES (1400 - 1420 BRISTOL STREET NORTH)
TPO Year 2022 With Project
PM Peak Hour
--------------------------------------------------------------------------------
Level Of Service Computation Report
ICU 1(Loss as Cycle Length %) Method (Future Volume Alternative)
********************************************************************************
Intersection #12 Jamboree Rd (NS) at Bristol St South (EW)
********************************************************************************
Cycle (sec): 100 Critical Vol./Cap.(X): 0.680
Loss Time (sec): 0 (Y+R=4.0 sec) Average Delay (sec/veh): xxxxxx
Optimal Cycle: 100 Level Of Service: B
********************************************************************************
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------|---------------||---------------||---------------||---------------|
Control: Permitted Protected Protected Permitted
Rights: Include Include Include Include
Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0
Lanes: 0 0 4 1 0 0 0 4 0 0 1 1 1 0 2 0 0 0 0 0
------------|---------------||---------------||---------------||---------------|
Volume Module:
Base Vol: 0 1820 76 0 964 0 961 860 1029 0 0 0
Growth Adj: 1.03 1.03 1.03 1.03 1.03 1.03 1.00 1.00 1.00 1.00 1.00 1.00
Initial Bse: 0 1875 78 0 993 0 961 860 1029 0 0 0
Added Vol: 0 4 0 0 0 0 30 0 9 0 0 0
Approved: 0 110 0 0 40 0 167 7 36 0 0 0
Initial Fut: 0 1989 78 0 1033 0 1158 867 1074 0 0 0
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Volume: 0 1989 78 0 1033 0 1158 867 1074 0 0 0
Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Vol: 0 1989 78 0 1033 0 1158 867 1074 0 0 0
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
FinalVolume: 0 1989 78 0 1033 0 1158 867 1074 0 0 0
------------|---------------||---------------||---------------||---------------|
Saturation Flow Module:
Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 0.00 4.81 0.19 0.00 4.00 0.00 1.72 1.28 2.00 0.00 0.00 0.00
Final Sat.: 0 7697 303 0 6400 0 2745 2055 3200 0 0 0
------------|---------------||---------------||---------------||---------------|
Capacity Analysis Module:
Vol/Sat: 0.00 0.26 0.26 0.00 0.16 0.00 0.42 0.42 0.34 0.00 0.00 0.00
Crit Moves: **** **** ****
********************************************************************************
Traffix 7.9.0215 (c) 2008 Dowling Assoc.
Apx-101 235
APPENDIX D
APPROVED PROJECTS LIST
Apx-102 236
1/7/2021 Report - Traffics
/
Traffic Phasing Data
Projects Less than 100% Complete
Project Number Project Name Percent Completed
148 FASHION ISLAND EXPANSION 40
154 TEMPLE BAT YAHM EXPANSION 65
945 HOAG HOSPITAL PHASE III 0
949 ST. MARK PRESBYTERIAN CHURCH 77
955 2300 NEWPORT BLVD (VUE)15
958 HOAG HEALTH CENTER 500-540 SUPERIOR 95
959 NORTH NEWPORT CENTER 0
962 328 OLD NEWPORT MEDICAL OFFICE GPA 0
965 MARINER'S POINTE 23,015 SQ FT COMMERCIAL CENTER 82
968 UPTOWN NEWPORT (PHASE 2)0
969 UPTOWN NEWPORT (PHASE 1)5
971 BACK BAY LANDING 300 ECH 0
974 BIRCH NEWPORT EXECUTIVE CTR 70
975 EBB TIDE RESIDENTIAL 20
976 ENC PRE-SCHOOL 0
977 BALBOA MARINA WEST 0
979 NEWPORT CROSSINGS 0
980 Museum House - Vivante Senior Center 0
Apx-103 237
1/7/2021 Report - Traffics
/
Approved Projects 80% Volume Summary Intersection Report
NB SB EB WB NL NT NR SL ST SR EL ET ER WL WT WR
AM 5 35 10 0 0 1 4 0 35 0 4 6 0 0 0 0
PM 35 15 12 0 0 2 33 0 15 0 8 4 0 0 0 0
NB SB EB WB NL NT NR SL ST SR EL ET ER WL WT WR
AM 7 26 6 0 0 4 3 8 18 0 0 0 6 0 0 0
PM 36 13 40 0 0 18 18 3 10 0 0 36 4 0 0 0
NB SB EB WB NL NT NR SL ST SR EL ET ER WL WT WR
AM 38 87 66 0 0 38 0 0 87 0 28 9 29 0 0 0
PM 110 40 210 0 0 110 0 0 40 0 167 7 36 0 0 0
NB SB EB WB NL NT NR SL ST SR EL ET ER WL WT WR
AM 5 4 0 170 0 5 0 0 4 0 0 0 0 31 139 0
PM 9 2 0 85 0 9 0 0 2 0 0 0 0 14 71 0
Intersection (4155 ::: IRVINE AVE / CAMPUS DR BRISTOL ST)
Intersection (4160 ::: BRISTOL ST / BIRCH ST )
Intersection (4170 ::: JAMBOREE RD / BRISTOL ST )
Intersection (4172 ::: CAMPUS DR / BRISTOL ST N )
Apx-104 238
1/7/2021 Report - Traffics
/
Approved Projects 80% Volume Summary Intersection Report
NB SB EB WB NL NT NR SL ST SR EL ET ER WL WT WR
AM 4 32 0 168 2 2 0 0 16 16 0 0 0 11 154 3
PM 18 12 0 88 8 10 0 0 7 5 0 0 0 6 78 4
NB SB EB WB NL NT NR SL ST SR EL ET ER WL WT WR
AM 69 242 0 0 7 45 17 0 87 155 0 0 0 0 0 0
PM 290 119 0 0 6 254 30 0 40 79 0 0 0 0 0 0
NB SB EB WB NL NT NR SL ST SR EL ET ER WL WT WR
AM 18 43 53 341 0 9 9 10 24 9 6 47 0 73 233 35
PM 97 52 254 168 0 20 77 38 8 6 5 249 0 33 114 21
NB SB EB WB NL NT NR SL ST SR EL ET ER WL WT WR
AM 46 42 0 0 0 46 0 0 42 0 0 0 0 0 0 0
PM 45 50 0 0 0 45 0 0 50 0 0 0 0 0 0 0
Intersection (4175 ::: BRISTOL ST N / BIRCH ST )
Intersection (4190 ::: JAMBOREE RD / BRISTOL ST N )
Intersection (4275 ::: JAMBOREE RD / MACARTHUR BLVD )
Intersection (4285 ::: MACARTHUR BLVD / NEWPORT PLACE DR VON KARMAN AVE)
Apx-105 239
1/7/2021 Report - Traffics
/
Approved Projects 80% Volume Summary Intersection Report
NB SB EB WB NL NT NR SL ST SR EL ET ER WL WT WR
AM 41 43 37 42 0 41 0 5 35 3 28 9 0 0 6 36
PM 38 94 23 23 0 38 0 38 54 2 14 9 0 0 7 16
NB SB EB WB NL NT NR SL ST SR EL ET ER WL WT WR
AM 104 44 0 13 0 104 0 3 41 0 0 0 0 0 0 13
PM 67 107 0 7 0 67 0 14 93 0 0 0 0 0 0 7
NB SB EB WB NL NT NR SL ST SR EL ET ER WL WT WR
AM 220 26 8 2 36 173 11 0 26 0 0 0 8 2 0 0
PM 105 177 39 12 19 80 6 0 177 0 0 0 39 12 0 0
NB SB EB WB NL NT NR SL ST SR EL ET ER WL WT WR
AM 47 114 0 0 0 43 4 0 114 0 0 0 0 0 0 0
PM 140 75 0 7 0 133 7 0 75 0 0 0 0 7 0 0
Intersection (4295 ::: BIRCH ST / MACARTHUR BLVD )
Intersection (4300 ::: CAMPUS DR / MACARTHUR BLVD )
Intersection (4305 ::: JAMBOREE RD / CAMPUS DR )
Intersection (4765 ::: JAMBOREE RD / EASTBLUFF DR / UNIVERSITY DR)
Apx-106 240
1/7/2021 Report - Traffics
/
Approved Projects 80% Volume Summary Intersection Report
NB SB EB WB NL NT NR SL ST SR EL ET ER WL WT WR
AM 30 51 8 17 1 21 8 0 49 2 2 5 1 16 1 0
PM 86 40 10 10 4 64 18 0 29 11 5 3 2 6 4 0
Intersection (4995 ::: BISON AVE / MACARTHUR BLVD )
Apx-107 241
APPENDIX E
TPO ONE-PERCENT THRESHOLD ANALYSIS
Apx-108 242
NB SB EB WB NB SB EB WB NB SB EB WB NB SB EB WB
1. Campus Dr (NS) at Bristol St North (EW)2092 519 0 1693 21 6 0 17 0 0 0 6 No No No No
2. Irvine Ave/Campus Dr (NS) at Bristol St South (EW)1431 509 3272 0 15 6 33 0 6 3 9 0 No No No No
3. Birch St (NS) at Bristol St North (EW)1151 233 0 2064 12 3 0 21 0 0 0 18 No No No No
4. Birch St (NS) at Bristol St South (EW)773 517 2183 0 8 6 22 0 0 9 15 0 No Yes No No
5. MacArthur Blvd (NS) at Campus Dr (EW)4 828 1464 1290 287 9 15 13 3 2 4 0 0 No No No No
6. MacArthur Blvd (NS) at Birch St (EW)794 980 504 240 8 10 6 3 0 4 3 0 No No No No
7. MacArthur Blvd (NS) at Newport Pl Dr/Von Karman Ave (EW) 1630 649 121 281 17 7 2 3 0 4 0 2 No No No No
8. MacArthur Blvd (NS) at Jamboree Rd (EW)4 1682 773 1717 1632 17 8 18 17 9 6 6 6 No No No No
9. MacArthur Blvd (NS) at Bison Ave (EW)2814 2688 643 831 29 27 7 9 9 3 0 0 No No No No
10. Jamboree Rd (NS) at Campus Dr (EW)4 1686 2151 328 712 17 22 4 8 3 6 0 0 No No No No
11. Jamboree Rd (NS) at Bristol St North (EW)3264 1385 0 0 33 15 0 0 28 21 0 0 No Yes No No
12. Jamboree Rd (NS) at Bristol St South (EW)1953 798 3219 0 20 8 33 0 6 0 24 0 No No No No
13. Jamboree Rd (NS) at Eastbluff Dr/University Ave (EW)1631 2177 577 540 17 22 6 6 6 3 0 0 No No No No
NB SB EB WB NB SB EB WB NB SB EB WB NB SB EB WB
1. Campus Dr (NS) at Bristol St North (EW)1142 2174 0 2266 12 22 0 23 0 0 0 20 No No No No
2. Irvine Ave/Campus Dr (NS) at Bristol St South (EW)982 1285 2029 0 10 13 21 0 4 9 6 0 No No No No
3. Birch St (NS) at Bristol St North (EW)518 1116 0 2142 6 12 0 22 0 0 0 58 No No No Yes
4. Birch St (NS) at Bristol St South (EW)523 983 1527 0 6 11 16 0 0 29 10 0 No Yes No No
5. MacArthur Blvd (NS) at Campus Dr (EW)4 1436 1823 698 1332 15 19 7 14 6 3 0 0 No No No No
6. MacArthur Blvd (NS) at Birch St (EW)1076 1197 646 842 11 12 7 9 0 3 9 0 No No Yes No
7. MacArthur Blvd (NS) at Newport Pl Dr/Von Karman Ave (EW) 1182 1091 433 790 12 11 5 8 0 3 0 1 No No No No
8. MacArthur Blvd (NS) at Jamboree Rd (EW)4 1368 2089 1528 1862 14 21 16 19 6 4 20 4 No No Yes No
9. MacArthur Blvd (NS) at Bison Ave (EW)2788 2986 613 590 28 30 7 6 6 11 0 0 No No No No
10. Jamboree Rd (NS) at Campus Dr (EW)4 1851 1895 992 700 19 19 10 7 9 4 0 0 No No No No
11. Jamboree Rd (NS) at Bristol St North (EW)3407 1807 0 0 35 19 0 0 35 14 0 0 Yes No No No
12. Jamboree Rd (NS) at Bristol St South (EW)2063 1033 3060 0 21 11 31 0 4 0 39 0 No No Yes No
13. Jamboree Rd (NS) at Eastbluff Dr/University Ave (EW)1943 2187 326 492 20 22 4 5 4 9 0 0 No No No No
ID Study Intersection
Traffic Phasing Ordinance (TPO) One-Percent Threshold Calculations
ID Study Intersection
Approach Totals
TPO Year 2022 Without Project
Approach Totals
TPO Year 2022 Without Project Threshold Met?
Threshold Met?
1% of TPO Volume
1% of TPO Volume
Project Volume
Project Volume
Apx-109 243
GANDDINI GROUP, INC.
550 Parkcenter Drive, Suite 202, Santa Ana, CA 92705
714.795.3100 | www.ganddini.com
244
Attachment No. PC 4
Building Inspection Report
245
INTENTIONALLY BLANK PAGE246
247
248
249
INTENTIONALLY BLANK PAGE250
251
252
253
INTENTIONALLY BLANK PAGE254
Attachment No. PC 5
Tentative Parcel Map
255
INTENTIONALLY BLANK PAGE256
CITY OF NEWPORT BEACH
GNIREENEIGN
2400 Camino Ramon, Suite 340San Ramon, California 94583tel 925.830.8502 fax 925.480.5153www.fuscoe.com
FOR COMMERCIAL CONDOMINIUM & CONVEYANCE PURPOSES ONLY
NO NEW DEVELOPMENT IS PROPOSED
1400 NORTH BRISTOL STREET
APN: 427-332-02
03/23/2020
PA2020-052
257
INTENTIONALLY BLANK PAGE258
Attachment No. PC 6
Project Plans
259
INTENTIONALLY BLANK PAGE260
STREET STANDARD rlPRJrifcH
*Minimum setback unless otherwise specified in planning and zoning regulations. MINIMUM DIMENSIONS OF PARKING SPACES ANO ISLES "A" ANGLE OF PARKING
30'
45'
60' 90'
"B''
V,D1" OF SPACE
"C" DEPTH OF SPACE PERPENDICULAR TO AISLE
16' 18' 19' 17'
CITY OF NEWPORT BEACH
PARKING LOT STANDARDS
"D"
V,D1" OF AISLE
10' 11' 18' 26'
"E''
WIDTH OF SPACE PARALLEL TO AISLE
STD-805-L-A
----+
SPECIFIC NOTES
jA FUTURE 48" WIDE STRIPING. I B FUTURE VAN ACCESSIBLE PARKING SPACE.
l£_ FUTURE STANDARD ACCESSIBLE PARKING SPACE.
jD EXISTING BOLLARDS TO REMAIN, TYPICAL. I E EXISTING BOLLARDS TO BE REMOVED, TYPICAL.
L!_ PORTION OF EXISTING PLANTER TD BE MODIFIED IN SIZE.
l.§_ MODIFY CURB AND LANDSCAPE AS REQUIRED I H RESTRIPE TO 45 DEG. PARKING {FROM 60 DEG.)
ADJACENT PROPERTY
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EXISTING SITE PLAN NOTE: S T R E E T N O R T H
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gts architecture, inc.
220 NEWPORT CENTER DRIVE SUITE 11-172
NEWPORT BEACH, CA 92660 C:949.278.1145
NO. DESCRIPTION
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..._Q z I<( <( _J > a.. ww....J 1-W -..._Cl) Cl)e>z Z<( -_J I-a..Cl) 0::: ><o WO _J LL
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INTENTIONALLY BLANK PAGE262
Community Development Department
CITY OF NEWPORT BEACH
COMMUNITY DEVELOPMENT DEPARTMENT
100 Civic Center Drive
Newport Beach, California 92660
949 644-3200
newportbeachca.gov/communitydevelopment
Memorandum
To:
From:
Date:
Re:
Planning Commission
David S. Lee, Associate Planner
June 2, 2021
Item No. 3 BSP Bristol, LLC Medical Offices (PA2020-052) Resolution________________________________________________________________
Dear Commissioners,
Please see the attached revisions to Pages 3 and 12 of the Draft Resolution,
which address the project site’s existing parking supply. The revisions are consistent with the information provided in the Staff Report.
Planning Commission - June 3, 2021 Item No. 3a - Additional Materials Received From Staff BSP Bristol, LLC Medical Offices (PA2020-052)
Planning Commission Resolution No. PC2021-015
Page 3 of 20
purposes, and the design and location of such parking shall be in conformance with the
provisions of Chapter 20.40 (Off-Street Parking).
Facts in Support of Finding:
1. The Property consists of two (2) commercial office buildings which total 37,515 square
feet, as well as an existing 154 space on-site parking lot. At the time of the original
construction in 1978, the office plaza was required to provide 167 parking spaces
(37,515 sq. ft. / 225 = 167). Subsequent to the construction of the office buildings, the
parking lot has been reduced to 165 154 spaces.
2. The original number of required parking cannot be provided because the originally
approved parking lot design contained drive aisles and parking stall widths that are non-
compliant and considered unsafe for vehicular circulation by current standards. As a
result, the Applicant is proposing to bring the parking lot into compliance by increasing
drive aisle and parking stall widths, which result in the loss of 15 4 parking spaces.
3. Section 19.64.080(A) authorizes the decision maker to modify or waive these parking
requirements in accordance with the waiver procedures of Title 20 of this Code for off-
street parking. The Applicant seeks a reduction of required parking. Where 188 parking
spaces are required by PC11 for medical office (37,515 sq. ft. / 200 = 188), there will be
150 spaces provided, resulting in a code-required deficit of 38 spaces (188 - 150 = 38).
A parking study from April 19, 2021 has been provided by RK Engineering, Inc. (the
“Parking Study”). The Parking Study determines the overall parking demand of the
proposed medical office condominiums by providing weekday parking surveys taken
from five (5) comparable medical office buildings within Orange County, prior to the
COVID-19 pandemic. The analysis of the data resulted in a parking rate of 3.87 spaces
per 1,000 square feet. With this rate applied to the Property, the peak projected parking
demand is 145 spaces, where 150 spaces are provided. This results in a 96 percent
parking lot utilization during peak hours. The Parking Study concludes that the modified
parking lot, with a reduction in the number of spaces, is sufficient to accommodate the
proposed medical office conversion.
Finding:
B. Each dwelling unit within a building shall have a separate sewer connection to the City
sewer.
Facts in Support of Finding:
1. Applicant requests to waive the requirement that each unit within the building maintain
a separate sewer connection to the City sewer. Section 19.64.080 (Modification or
Waiver of Conversion Standards) of the NBMC allows the decision-making body to
waive the requirement for separate connections if it finds that the waiver will not be
materially detrimental to the tenants of the Property or surrounding properties, nor to
public health or safety.
Planning Commission - June 3, 2021 Item No. 3a - Additional Materials Received From Staff BSP Bristol, LLC Medical Offices (PA2020-052)
Planning Commission Resolution No. PC2021-015
Page 12 of 20
4. The Property is not part of a specific plan area, therefore no findings of consistency with
a specific plan is necessary.
5. The Property is not located within the coastal zone and therefore conformance with the
Coastal Land Use Plan or a Title 21 of the NBMC is not applicable.
Finding:
V. The use is allowed within the applicable zoning district and complies with all other
applicable provisions of this Zoning Code and the Municipal Code.
Facts in Support of Finding:
1. The Property is located within Industrial Site 3A of PC-11 (Newport Place Planned
Community), which is intended to provide for areas appropriate various industrial uses
such as manufacturing, research assembly, and testing and repair of components and
devices. Administrative, professional, and business offices are also permitted uses. On
June 14, 2013, a determination was made by City Staff that permitted uses for properties
located within Industrial Site 3A of PC11 shall also include all Group 1 uses (Professional
and Business Offices) listed under PART II Commercial of PC11. Under this
determination, medical offices are a permitted use for the Property.
2. With the proposed conversion from commercial office to medical office condominiums,
the Applicant seeks improved parking lot circulation by bringing drive aisle and parking
stall widths into compliance with current design regulations. As a result, the parking lot
will lose 4 15 spaces, resulting in 150 on-site spaces (154 165 - 15 4 = 150).
3. The Applicant seeks a reduction of required parking. Where 188 parking spaces are
required by PC11 for medical office (37,515 sq. ft. / 200 = 188), there will be 150 spaces
provided, resulting in a code-required deficit of 38 spaces (188 - 150 = 38). A parking
study from April 19, 2021 has been provided by RK Engineering, Inc. (the “Parking
Study”). The Parking Study determines the overall parking demand of the proposed
medical office condominiums by providing weekday parking surveys taken from five (5)
comparable medical office buildings within Orange County, prior to the COVID-19
pandemic. The analysis of the data resulted in a parking rate of 3.87 spaces per 1,000
square feet. With this rate applied to the Property, the peak projected parking demand
is 145 spaces, where 150 spaces are provided. This results in a 96 percent parking lot
utilization during peak hours. The Parking Study concludes that the modified parking lot,
with a reduction in the number of spaces, is sufficient to accommodate the proposed
medical office conversion.
4. Due to high projected parking occupancies during peak times, the Project has been
conditioned to submit a parking study with live parking counts no earlier than 6-months
after certificates of occupancies for medical offices have been obtained for 70 percent
of the existing office space. The parking study will be reviewed by staff to determine if
there is sufficient capacity in the parking lot to convert the remaining 30 percent of
existing office space into medical office uses. The final 30 percent of existing office
Planning Commission - June 3, 2021 Item No. 3a - Additional Materials Received From Staff BSP Bristol, LLC Medical Offices (PA2020-052)
From:Jim Light
To:Planning Commissioners
Subject:Planning Commission Meeting June 3, 2021
Date:Wednesday, June 2, 2021 3:27:20 PM
Attachments:1400 Bristol Newport Beach Appeal.pdf
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
Following please find my comments regarding BSP Bristol, LLC Medical Offices (PA2020-052)
I am the property owner of 1401 Quail Street, Newport Beach, the property directly adjacent to the subject property. I believe 1401 Quail Street is the property most affected by the proposed application due to it’s proximity andrelationship to the subject property. Attached is an exhibit showing the subject property and 1401 Quail Street.
I strongly object to the proposed conversion of 1400 and 1420 North Bristol Street into medical condominiums dueto the following reasons:
1. The subject property does not have sufficient parking for medical use to meet code requirements. In fact, thesubject property does not currently have sufficient parking for office use to meet code requirements. The parkingstudy concludes “even with the modification to the existing parking lot to decrease the parking supply from 154 to150 spaces, the parking demand from the medical office use is accommodated by the parking supply available.”This conclusion completely disregards the code requirement for medical use parking. There is no reason or basis tobelieve that medical use parking code requirements are not relevant or applicable in this situation.
2. The application and parking lot study reference and use 37,515 sq. ft. in calculating required parking, however, inthe marketing materials used to sell the property, 42,697 sq. ft. is advertised. If indeed 42,697 sq. ft. is the actualsquare footage of the property, then the parking lot study and resulting sufficient parking conclusion are flawed andinaccurate. The difference of 5,000+ sq. ft. results in an additional 25 required parking spaces.
3. If the proposed application is approved, guests and visitors to the subject property will park in the 1401 QuailStreet parking lot due to its proximity to the subject property and insufficient parking at the subject property causingan undue burden and liability on the 1401 Quail Street property.
Based on the above, I respectfully request the Planning Commission to deny the proposed application.
Thank you for your time and consideration.
Respectfully,
Jim Light
Planning Commission - June 3, 2021 Item No. 3b - Additional Materials Received BSP Bristol, LLC Medical Offices (P2020-052)
Planning Commission - June 3, 2021 Item No. 3b - Additional Materials Received BSP Bristol, LLC Medical Offices (P2020-052)
BSP Bristol Medical Condominiums
Condominium Conversion, Tentative Parcel Map,
Conditional Use Permit, Traffic Study
1400 and 1420 Bristol Street North
Planning
Commission
Public Hearing
June 3, 2021
Planning Commission - June 3, 2021 Item No. 3c - Additional Materials Presented at Meeting by Staff BSP Bristol, LLC Medical Offices (PA2020-052)
Community Development Department -Planning Division 2
General Plan:
General Commercial Office
Zoning:
PC-11 (Newport Place)
Industrial Site 3A
Lot Area:
103,503 sq. ft. (2.38 acres)
Existing Offices:
37,515 sq. ft.
154 spaces
(Existing)
Planning Commission - June 3, 2021 Item No. 3c - Additional Materials Presented at Meeting by Staff BSP Bristol, LLC Medical Offices (PA2020-052)
Constructed in 1978
Tenants:
Bircher Anderson & Davis Property Management
Tectonic Engineering Consultants
Other office uses
Modification Permit (1977) for compact
parking spaces
Community Development Department -Planning Division 3
Background
Planning Commission - June 3, 2021 Item No. 3c - Additional Materials Presented at Meeting by Staff BSP Bristol, LLC Medical Offices (PA2020-052)
Medical Office Use
Conditional Use Permit to reduce parking
Condominiums
Condominium Conversion
Tentative Parcel Map
Traffic Study
Project exceeds 300 average daily trips
Community Development Department -Planning Division 4
Request
Planning Commission - June 3, 2021 Item No. 3c - Additional Materials Presented at Meeting by Staff BSP Bristol, LLC Medical Offices (PA2020-052)
Parking
Reduction
Community Development Department -Planning Division 5
Required Parking* 167 spaces
Parking Provided 154 spaces
Parking Deficit 13 spaces
Existing Requirement: Professional Office
Required Parking* 188 spaces
Parking Provided 150 spaces
Parking Deficit 38 spaces (CUP request)
Proposed Requirement: Medical Office
*1 space per 225 SF
*1 space per 200 SF
Planning Commission - June 3, 2021 Item No. 3c - Additional Materials Presented at Meeting by Staff BSP Bristol, LLC Medical Offices (PA2020-052)
Parking Study
Community Development Department -Planning Division 6
Required Parking 188 spaces
Parking Provided 150 spaces
Study Demand 145 spaces (96%)
Parking Demand:
•Parking study provided
•Weekday parking surveys (pre-COVID)
•5 comparable OC medical office buildings
•3.87 spaces per 1,000 SF
Condition of Approval:
Applicant shall submit parking study with live parking
counts no earlier than 6 months after certificates of
occupancies have been obtained for 70% of the office space
Planning Commission - June 3, 2021 Item No. 3c - Additional Materials Presented at Meeting by Staff BSP Bristol, LLC Medical Offices (PA2020-052)
Traffic Study
Traffic Phasing Ordinance (TPO) required
Project generates 1,306 ADT
Studied 13 intersections for potential impacts
Intersections will continue to operate at
satisfactory levels of service
No improvements necessary
Community Development Department -Planning Division 7
Planning Commission - June 3, 2021 Item No. 3c - Additional Materials Presented at Meeting by Staff BSP Bristol, LLC Medical Offices (PA2020-052)
Compatible with surrounding office uses
Buildings suitable for medical condos
Minor accessibility upgrades required
Waiver of individual utility connections
not detrimental
Parking and Traffic
Adequate parking for medical
Improved circulation
Traffic study shows no impacts
Community Development Department -Planning Division 8
Findings
Planning Commission - June 3, 2021 Item No. 3c - Additional Materials Presented at Meeting by Staff BSP Bristol, LLC Medical Offices (PA2020-052)
Recommended
Action
Conduct a public hearing
Find this project exempt from CEQA pursuant
to Class 1 (Existing Facilities) of the CEQA
Guidelines
Adopt Resolution PC2021-015, approving:
Condominium Conversion No. CC2020-002
Tentative Parcel Map No. NP2020-003
Conditional Use Permit No. UP2020-185
Traffic Study No. TS2021-001
Community Development Department -Planning Division 9
Planning Commission - June 3, 2021 Item No. 3c - Additional Materials Presented at Meeting by Staff BSP Bristol, LLC Medical Offices (PA2020-052)
Community Development Department -Planning Division 10
Planning Commission - June 3, 2021 Item No. 3c - Additional Materials Presented at Meeting by Staff BSP Bristol, LLC Medical Offices (PA2020-052)
For more
information
Contact
Questions?
Applicant: Matt Haugen / Phil Greer
Parking Consultant: RK Engineering
Traffic Consultant: Ganddini Traffic
David Lee
949-644-3225
dlee@newportbeachca.gov
www.newportbeachca.gov
Community Development Department -Planning Division 11
Planning Commission - June 3, 2021 Item No. 3c - Additional Materials Presented at Meeting by Staff BSP Bristol, LLC Medical Offices (PA2020-052)