HomeMy WebLinkAboutPA2021-156_20211216_CDD Action Letter COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
(949) 644-3200 Fax: (949) 644-3229
www.newportbeachca.gov
COMMUNITY DEVELOPMENT DIRECTOR
ACTION LETTER
APPLICATION: Residences at 4400 Von Karman – Free Standing Parking
Structure Revision (PA2021-156)
• Staff Approval No. SA2021-006
APPLICANT: TPG (KCN) Acquisition, LLC
LOCATION: 4400 Von Karman Avenue
LEGAL DESCRIPTION Parcel 2 of Parcel Map No. 91-155, Book 266, Pages 16
through 22 of Parcel Maps, together with Parcel 1 of
Parcel Map No. 82-713 as shown on a map thereof, filed in
Book 181, Pages 13 through 19 of Parcel Maps
On December 16, 2021, the Community Development Director approved Staff Approval
No. SA2021-006, based on the findings and subject to the following conditions.
PROJECT SUMMARY
A request for minor modifications to the previously approved 284-space, five-level, free-
standing parking garage as a part of the Residences at 4400 Von Karman project located
at 4400 Von Karman Avenue, in the Koll Center Newport Business Park. The proposed
request includes minor adjustments to the location of the parking structure, the overall
length of the parking structure, the vehicular circulation pattern inside and around the
parking structure, and the number of parking spaces provided. Additionally, the height of
the modified design includes a reduction in the number of levels from five to four.
ZONING DISTRICT/GENERAL PLAN
• Zone: PC 15 Koll Center (Professional and Business Office Site B)
• General Plan: Mixed Use Horizontal 2 (MU-H2)
I. BACKGROUND
On January 12, 2021, the City Council approved the land use entitlements for Residences
at 4400 Von Karman project (PA2020-061). The project included 312 apartment units atop
an 825-space parking structure, an approximately one-acre public park, and a 284-space
free-standing parking structure. The project’s summary and approval, including City Council
Resolution Nos. 2021-2 and 2021-3 and Ordinance Nos. 2021-1 and 2021-2 are provided
here.
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II. PROPOSED CHANGES
The applicant, TPG (KCN) Acquisition, LLC (The Picerne Group), proposes minor
revisions to the previously approved free-standing parking structure, which are
summarized as follows:
• Shift the free-standing parking structure to the southeast corner of the site, such
that the parking structure will be located approximately 13 feet from the adjacent
property line to the north, 10 feet from the adjacent property line to the south, 17
feet from the adjacent property line to the east, and 15 feet further away from the
4340 Von Karman property.
• Increase the length of the free-standing parking structure from 218 feet to 233 feet
(the width remains the same at 128 feet).
• Reduce the number of parking levels, from five to four. The overall building height
decreases from 54 feet to approximately 38 feet.
• Increase the number of parking spaces within the parking structure from 284 to
294 spaces.
• Remove the previously proposed one-way fire access lane that runs along east
and south sides of the parking structure, and replace with a two-way, 26-foot-wide
drive aisle between the subject free-standing parking structure and the existing
parking structure located at 5000 Birch Street.
• Remove the secondary-driveway access point at the east end of parking structure,
and replace it with an ungated, single-driveway access point at the west end.
Please see Attachment No. CD 2 for the applicant’s project description and Attachment
No. CD 4 for the project plans.
III. FINDINGS
Pursuant to Section 20.54.070 (Changes to an Approved Project) of the Newport Beach
Municipal Code (NBMC), the Community Development Director may authorize minor
changes to an approved site plan, architecture, or the nature of the approved use, without
a public hearing, and waive the requirement for a new site development review
application. In this case, the Community Development Director has determined that the
proposed minor changes are in substantial conformance with the approved above-
mentioned entitlements.
Finding:
A. The changes are consistent with all applicable provisions of this Zoning Code.
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Facts in Support of Finding:
1. The proposed minor revisions to the previously-approved parking structure are
consistent with the applicable provisions of the Newport Beach Municipal Code,
the Koll Center Newport Planned Community (PC15) development standards, and
in substantial conformance to the original the project approval for the following
reasons:
a. The shifting of parking structure towards the southwest corner of the site is
nominal and within the same contemplated location.
b. The building height will be reduced to 38 feet, a 16-foot reduction in height,
which is substantially lower compared to the approved 54-foot building height
limit and below the maximum building height of twelve stories allowed by PC
15.
c. The building setbacks will remain 10 feet or greater, which complies with the
10-foot setback minimum as required by PC15.
d. The increase in number of parking spaces within the parking structure from
284 to 294 will provide additional parking spaces for nearby office users and
the total spaces provided with the parking provided with the proposed
residential component of the project will meet applicable commercial and
residential parking requirements of PC-15.
e. The provision of a two-way, 26-foot wide drive aisle between the free-
standing parking structure and the existing parking structure located at 5000
Birch Street will improve the overall vehicular circulation and access to and
from the parking structure. The proposed changes have been reviewed and
approved by the City Traffic Engineer and City Fire Marshal.
f. The changes to the location and building footprint will provide better
opportunities for site drainage and utility connections. The proposed changes
have been reviewed and approved by the Public Works and Utilities
Departments.
Finding:
B. The changes do not involve a feature of the project that was a basis for or subject
of findings or exemptions in a negative declaration or Environmental Impact Report
for the project.
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Facts in Support of Finding:
1. The development of the Residences at 4400 Von Karman project and free-
standing parking structure were analyzed and subsequently approved with
Addendum No. ER2020-003 (PA2020-061) to the 2006 General Plan Update
Program Environmental Impact Report and the 2008-2014 City of Newport Beach
Housing Element Update Initial Study/Negative Declaration. The Addendum
confirmed and provided substantial evidence that the potential impacts associated
with the development of residential project including the free-standing parking
structure would either be the same or less than those described in the previous
environmental documents.
2. The proposed modifications do not change the use or intensity of the approved
residential project and free-standing parking structure. The proposed change of
location is minor in nature as it is still located in the same contemplated area of the
overall project. The modification would yield a nominal increase in the number
spaces as result of a slight increase in the building length and efficient parking
layout. The height of the free-standing parking structure would decrease by one
level or 16 feet, resulting a reduction in building bulk. Together, none of the minor
revisions to the parking structure involve features that were the bases for this
determination, nor change the conclusion in Addendum No. ER2020-003.
Finding:
C. The changes do not involve a feature of the project that was specifically addressed
or was the subject of a condition(s) of approval for the project or that was a specific
consideration by the applicable review authority in the project approval.
Fact in Support of Finding:
1. The proposed parking structure revisions do not involve features that were of
specific consideration by the City Council when approving the residential project
and free-standing parking structure. There are no proposed changes to the
approved conditions of approval applicable to the residential portion of the project.
The revised parking layout inside the parking structure necessitates the removal
of Condition of Approval No. 87 of City Council Resolution No. 2021-3, which
required a turnaround space at the west entry. This condition is now is no longer
applicable with the revised efficient parking layout.
Finding:
D. The changes do not result in an expansion or change in operational characteristics
of the use.
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Fact in Support of Finding:
1. The minor revisions to the free-standing parking structure do not constitute a
substantial change in the operational characteristics of the structure. The length of
the structure will be nominally increased, from 218 feet to 233 feet. The number of
parking spaces will be increased from 284 to 294. These changes, along with the
facts that the structure’s building height will decrease and the width will remain the
same, do not suggest that the operation of the parking structure will expand or
otherwise change.
IV. DETERMINATION
This Staff Approval has been reviewed and a determination has been made that the
proposed revisions to the parking structure are minor and in substantial conformance with
the original approval.
V. CONDITIONS OF APPROVAL
PLANNING DIVISION
1. The development authorized by this Staff Approval 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. All previous findings and conditions of City Council Resolution No. 2021-3 shall
remain in full force and effect as stated in Attachment No. CD 3, except Condition
of Approval No. 87 shall be deleted.
3. A copy of City Council Resolution No. 2021-3, including conditions of approval
(Exhibit “A”) and this Staff Approval Letter shall be incorporated into the Building
Division and field sets of plans prior to issuance of the building permits.
4. Staff Approval No. SA2021-006 shall expire unless exercised within twenty-four
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 by the
City for a period of time provided for in the Development Agreement pursuant to the
provisions of California Government Code Section 66452.6(a).
5. Prior to the issuance of building permits, the location of all new fire hydrants shall be
reviewed and approved by Community Development Department and Fire
Department.
6. 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,
Residences at 4400 Von Karman –
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damages, actions, causes of action, suits, losses, judgments, fines, penalties,
liabilities, costs and expenses (including 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 the
Residences at 4400 Von Karman - Free-Standing Parking Structure Revision
including, but not limited to, Staff Approval No. SA2021-006 (PA2021-156). 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.
APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community Development, within fourteen (14) days following the date the action or decision was rendered unless a different period of time is specified by the Municipal Code. For additional information on filing an appeal, contact the Planning Division at 949 644-3200.
On behalf of Seimone Jurjis, Community Development Director
Prepared By:
JC/ru
Attachments: CD 1 - Vicinity Map
CD 2 - Applicant’s Project Description
CD 3 - City Council Resolution No. 2021-3
CD 4 - Project Plans
Attachment No. CD 1
Vicinity Map
VICINITY MAP
Staff Approval No. SA2021-006
PA2021-156
4400 Von Karman Avenue
Free-Standing
Parking Structure
Attachment No. CD 2
Applicant’s Project Description
PA2021-156
1
Director Approval for minor revisions to free-standing parking structure
Residences at 4400 Von Karman
Project Description
October 15, 2021
We are requesting Director/Staff approval for minor revisions to the previous 284-space, 5 level free-
standing parking structure approved by City Council. Below is a summary of proposed design changes.
Location / Circulation Changes: Parking structure has been shifted to the southwest corner of the site
with circulation updated to provide a two way, 26’ wide, drive aisle north of the proposed parking
structure and eliminating the site circulation path running through the proposed parking
structure. One-way fire access lane previously proposed along southern face of garage has been
eliminated and combined with the aforementioned 26’ drive aisle. Parking structure is now located 13.5
from the adjacent property line to the north, 10’ from the adjacent property line to the south, and 17’
from the adjacent property line to the east.
Drainage Changes: Drainage tributaries have remained the same with all runoff being conveyed to the
existing public storm drain. Drainage along the northern run-on tributary will be intercepted and
discharged to the existing public storm drain per original drainage patterns. All drainage from the parking
garage improvement areas will continue to discharge south to the proposed underground detention and
modular wetlands bio-filtration system per previously entitled design package. Revised Storm Drain point
of connection to connect the drainage improvements to the storm drain system at the proposed access
manhole, located between the new parking structure and the southern parcel. Hydraulic analysis have
been provide to confirm viability of drainage scenario.
Utility Changes:
o Sewer: Sewer point of connection has been added along northern face of proposed parking
structure to tie into existing on-site sewer system.
o Fire Water: Two new hydrants are proposed at the northern side of the proposed parking
structure to connect to the proposed Public IRWD main located to the west of the parking
garage. An existing private hydrant will be utilized at the southwest corner of the proposed
parking structure in addition to the two proposed hydrants noted above to provide the
necessary coverage for required hose pull distances. Hydrant tests will be conducted at
both locations to very capacity and flow prior to design and permit approvals.
o Domestic Water: A domestic water line from the proposed IRWD water main located to
the west of the parking garage (near Von Karman) to the proposed parking garage.
o Irrigation System: The existing irrigation system will be re-configured to service the revised
landscaping planters and trees. No new irrigation services or meters are proposed for the
free- standing garage.
PA2021-156
2
Parking Structure Changes:
o Increased the length of the parking structure from 218’-3” to 232’-6”- width remains the same
at 128’.
o Reduced the height of the parking structure from 5 levels of parking to 4 levels of parking. The
overall building height decreases from 54 feet to 38 feet approximately, not including the elevator
shafts.
o Increased the number of parking spaces from 284 to 294
o Eliminated secondary drive access point at east end and replaced it with an ungated, single-drive
access point at the west end.
o Stairwells now located in northeast and southwest corners.
o The Parking structure will now be provided with a fire sprinkler system.
Attachment No. CD 3
City Council Resolution No. 2021-3
RESOLUTION NO. 2021-3
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF NEWPORT BEACH, CALIFORNIA, APPROVING
MAJOR SITE DEVELOPMENT REVIEW NO. SD2020-
006, LOT LINE ADJUSTMENT NO. LA2020-0029
AFFORDABLE HOUSING IMPLEMENTATION PLAN NO.
AH2O20-003, AND TRAFFIC STUDY NO. TS2020-001
FOR THE RESIDENCES AT 4400 VON KARMAN
PROJECT LOCATED AT 4400 VON KARMAN AVENUE
PA2020-061)
WHEREAS, Section 200 of the City of Newport Beach ("City") Charter vests the
City Council with the authority to make and enforce all laws, rules and regulations with
respect to municipal affairs subject only to the restrictions and limitations contained in the
Charter and the State Constitution, and the power to exercise, or act pursuant to any and
all rights, powers, and privileges, or procedures granted or prescribed by any law of the
State of California;
WHEREAS, an application was filed by TPG (KCN) Acquisition, LLC., ("Applicant")
with respect to property located at 4400 Von Karman Avenue, generally bounded by Birch
Street and Von Karman Avenue, legally described in Exhibit "A", which is attached hereto
and incorporated herein by reference ("Property");
WHEREAS, the Applicant is requesting approvals for the development of 312
apartment units atop an 825 -space parking structure, a separate 284 -space free-standing
parking structure, an approximately one -acre public park, and reconfiguration of existing
surface parking lots serving existing office buildings ("Project") which require the following
approvals from the City:
Planned Community Development Plan Amendment (PD2020-001) ("PCDP
Amendment") - An amendment to Planned Community Development Plan
15 (Koll Center Newport Planned Community) for the creation of a
residential overlay zone and park overlay zone to allow for residential use and
a public park within the Koll Center Newport Professional and Business Office
Site B ("Office Site B' );
Major Site Development Review (SD2020-006) ("SD") - A site development
review in accordance with the amended Koll Center Newport Planned
Community and Section 20.52.080 (Site Development Reviews) of the
Newport Beach Municipal Code ("NBMC") for the construction of the Project;
Resolution No. 2021-3
Page 2 of 26
Traffic Study (TS2020-001) ("TS"), which is attached hereto as Exhibit "C" and
incorporated herein by reference - A traffic study pursuant to Chapter 15.40
Traffic Phasing Ordinance) of the NEMC, which is required for projects that
generate in excess of 300 new average daily trips;
Lot Line Adjustment (LA2020-002) ("LA") - To adjust the lot lines of two (2)
underlying parcels that comprise the Project;
Affordable Housing Implementation Plan (AH2020-003) ("AHIP"), which is
attached hereto as Exhibit "D" and incorporated herein by reference - A
program specifying how the Project meets the City's affordable housing
requirements, in exchange for a request of 20 percent increase in density and
meets the criteria for a development concession related to the mix of
affordable unit types pursuant to Chapter 20.32 (Density Bonus) and
Government Code Section 65915 et seq.;
Development Agreement (DA2020-002) ("DA") - An agreement between the
Applicant and the City, which would provide vested rights to develop the
Project, while also providing negotiated public benefits; and
Addendum No. ER2020-003 to the 2006 General Plan Update Program
Environmental Impact Reports and the 2008-2014 City of Newport Beach
Housing Element Update Initial Study/Negative Declaration ("Addendum") -
Pursuant to the California Environmental Quality Act ("CEQA"), the
Addendum will address reasonably foreseeable environmental impacts
resulting from the Project;
WHEREAS, the Property is designated MU -H2 (Mixed -Use Horizontal 2) by the City
of Newport Beach General Plan ("General Plan") Land Use Element and located within the
Airport Business Area, and the Airport Business Area Integrated Conceptual Development
Plan ("ICDP") which allocates a maximum of 260 residential units to be developed on the
Property;
WHEREAS, the Property is currently located within the PC -15 (Koll Center
Newport Planned Community Office Site B) Zoning District;
WHEREAS, the Project is not located in the coastal zone; therefore, amending the
Local Coastal Program or a coastal development permit is not required;
Resolution No. 2021-3
Page 3 of 26
WHEREAS, a telephonic public hearing was held by the Planning Commission on
November 5, 2020, in the City Council Chambers located at 100 Civic Center Drive,
Newport Beach, California 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 Government Code Section 54950 et seq. ("Ralph
M. Brown Act"), and Chapter 20.62 (Public Hearings) of the NBMC. Evidence, both written
and oral, was presented to, and considered by, the Planning Commission at this public
hearing;
WHEREAS, at the hearing, the Planning Commission adopted Resolution No.
PC2020-040 by a unanimous vote (4 ayes, 0 nays) recommending approval of the
Project, and the land use entitlements referenced above, to the City Council;
WHEREAS, due to the proposed amendment to the Property's zoning regulations,
California Public Utilities Code Section 21676(b) requires the City to refer the Project to
the Orange County Airport Land Use Commission ("ALUC") for a determination of the
Project's consistency with the Airport Environs Land Use Plan ("AELUP") for John Wayne
Airport;
WHEREAS, on November 19, 2020, the ALUC found the Project to be consistent
with the AELUP for John Wayne Airport;
WHEREAS, telephonic public meetings were held by the Parks, Beaches and
Recreation ("PB&R") Commission on December 1, 2020 and January 25, 2021, in the
City Council Chambers located at 100 Civic Center Drive, Newport Beach, California, 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 hearings were given in
accordance with the Ralph M. Brown Act and by providing written notice to property
owners within a 300 foot radius of the Project;
WHEREAS, the PB&R Commission determined that the proposed amenities to be
provided within the proposed public park for the Project are practical, useable and feasible
for the general public, and provided additional recommendations to the City Council;
WHEREAS, at the January 12, 2021 City Council meeting, the City Council
continued the public hearing to February 9, 2021. A notice of time, place and purpose of
the public hearing was given in accordance with the Ralph M. Brown Act; and
Resolution No. 2021-3
Page 4 of 26
WHEREAS, the continued public hearing was held telephonically by the City
Council on January 26, 2021, in the City Council Chambers located at 100 Civic Center
Drive, Newport Beach, California, 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 Public Utilities Code Section
21676(b), the Ralph M. Brown Act, and Chapters 15.40 (Traffic Phasing Ordinance),
15.45 (Development Agreements), 19.76 (Lot Line Adjustments), 20.56 (Planned
Community District Procedures), and 20.62 (Public Hearings) of the NBMC. Evidence,
both written and oral, was presented to, and considered by, the City Council at this public
hearing.
NOW THEREFORE, the City Council of the City of Newport Beach resolves as
follows:
Section 1: The City Council has considered the recommendation of the
Planning Commission and the Parks, Beaches and Recreation Commission and
determined that modifications to the Project made by the City Council, if any, are not
major changes that require referral back to either commission for consideration and
recommendation.
Section 2: The City Council hereby approves Major Site Development Review
No. SD2020-006, Lot Line Adjustment No. LA2020-002, Affordable Housing
Implementation Plan No. AH2020-003, and Traffic Study No. TS2020-001, subject to the
conditions of approval set forth in Exhibit "B", which is attached hereto and incorporated
herein by reference.
Section 3: In accordance with Section 20.52.080(F) (Site Development
Reviews — Findings and Decisions) of the NBMC, the findings and facts in support of
Major Site Development Review No. SD2020-006 are set forth as follows:
Finding of Consistency with Section 20.52.080(F)(1)
The proposed development is allowed within the subject zoning district.
Facts in Support of Finding of Consistency with Section 20.52.080(F)(1)
The Property is located within Koll Center Newport Professional and Business Office Site
B which permits professional and business offices, hotels and motels, retail, restaurants
and entertainment, a courthouse, private clubs, auto detailing and service stations.
Currently, Office Site B only allows professional and business offices, restaurants, and
support commercial uses. The Project provides the adoption of Residential Overlay Zone
with provisions for residential development consistent with the MU -H2 (Mixed -Use
Horizontal 2) land use designation and the ICDP. With approval of the amendment to
PC -15, the Project would be allowed within the Residential Overlay Zone of PC -15.
Resolution No. 2021-3
Page 5 of 26
With the adoption of the PCDP Amendment, the Project, which meets the development
requirements, will be permitted by right.
Finding of Consistency with Section 20.52.080(F)(2)
The proposed development complies with the criteria identified in Section
20.52.080(C) (2) (c) (i) which requires compliance with this section, the General Plan, this
Zoning Code, any applicable specific plan, and other applicable criteria and policies
related to the use or structure.
Facts in Support of Finding of Compliance with the General Plan
1. The Property is located in the Airport Business Area under the General Plan and has
a City of Newport Beach General Plan Land Use Element designation of MU -H2
Mixed -Use Horizontal 2), which provides for a horizontal intermixing of uses that may
include regional commercial office, multifamily residential, vertical mixed-use
buildings, industrial, hotel rooms, and ancillary neighborhood commercial uses. The
MU -H2 (Mixed -Use Horizontal 2) designation applies to a majority of properties in the
Airport Business Area outside the high noise levels from John Wayne Airport. The
MU -H2 (Mixed -Use Horizontal 2) designation allows a maximum of 2,200 residential
units as replacement of existing office, retail, and/or industrial uses at a maximum
density of 50 units per net acre. Any eligible density bonus allowed by Government
Code Section 65915 (Density Bonus Law) and Chapter 20.32 (Density Bonus) of the
NBMC, are not included in the 2,200 allowance or the 50 dwelling units per acre
standard.
Of the 2,200 residential units, a total of 550 of these units are identified as additive
units meaning they are not replacement units that would replace existing
development. These 550 units may be constructed as infill on existing surface parking
lots or areas not used as occupiable buildings on properties within the Conceptual
Development Plan Area ("CDPA"), located east of MacArthur Boulevard, as depicted
on Figure LU22 Airport Area of the General Plan Land Use Element.
Prior to any residential development within the Airport Business Area, General Plan
Land Use Policy LU 6.15.11 requires the preparation of an ICDP. In September of
2010, the City approved the Koll-Conexant ICDP to provide a framework for the
redevelopment of the 25 -acre Uptown Newport site (formally known as Conexant),
and for the redevelopment of a 12.7 -acre portion of the Koll Center Newport office
park between Birch Street and Von Karman Avenue with new residential development
and open space, carefully integrated within the existing office buildings and parking
structures.
Resolution No. 2021-3
Page 6 of 26
The ICDP allocates 1,504 new residential units: 1,244 of which have been approved
and are being developed on the Uptown Newport property and the remaining 260 on
the Koll Center Newport office park. All 260 of the new residential units on this
Property would be "additive" units since no existing office uses would be removed.
Together, the two (2) properties would use all of the 550 additive units prescribed for
the ICDP area by the General Plan.
The General Plan contains a number of policies that provide for the orderly
development of the MU -H2 (Mixed -Use Horizontal 2) properties in the Airport
Business Area, from a business park, to a mixed-use district with cohesive residential
villages integrated within the existing fabric of office, industrial, retail, and airport -
related businesses. Residential opportunities are to be developed as clusters of
residential villages centering on neighborhood parks and interconnected by
pedestrian walkways. These would contain a mix of housing types and buildings that
integrate with ground level retail and residential uses at a sufficient scale to achieve a
complete neighborhood.
2. The Project is consistent with the following General Plan policies that establish
fundamental criteria for the formation and implementation of new residential villages
in the Airport Business Area in general, and in the CDPA (additional policy analysis is
included in Addendum No. ER2020-003.
Finding of Consistency with General Plan Policy LU 2.3
Land Use Element Policy LU 2.3 - Range of Residential Choices: Provide opportunities
for the development of residential units that respond to community and regional needs in
terms of density, size, location, and cost. Implement goals, policies, programs, and
objectives identified within the City's Housing Element.
Facts in Support of Finding of Consistency with General Plan Policy LU 2.3
The PCDP Amendment establishes a Residential Overlay Zone to allow for multi -family
residential uses, including affordable units that can respond to market needs and diversify
the City's housing stock.
Finding of Consistency with General Plan Policy LU 3.8
LU 3.8 Project Entitlement Review with Airport Land Use Commission -. Refer the
adoption or amendment of the General Plan, Zoning Code, specific plans, and Planned
Community development plans for land within the John Wayne Airport planning area, as
established in the JWA Airport Environs Land Use Plan (AELUP), to the Airport Land Use
Commission (ALUC) for Orange County for review, as required by Section 29676 of the
California Public Utilities Code. In addition, refer all development projects that include
buildings with a height greater than 200 feet above ground level to the ALUC for review.
Resolution No. 2021-3
Page 7 of 26
Facts in Support of Finding of Consistency with General Plan Policy LU 3.8
The Project is within the boundaries of the Airport Environs Land Use Plan ("AELUP").
The overseeing agency, the Orange County Airport Land Use Commission ("ALUC"),
reviewed the Project on November 19, 2020, and found it consistent with the AELUP.
pursuant to California Government Code Section 65302.3 and Public Utilities Code
Section 21670 et seq. The purpose of the review is to determine the Project's consistency
with the AELUP prior to the City Council taking action on the Project.
The Project is located outside of the 60 -dB CNEL noise contour and located within JWA
Safety Zone 6. Consistent with the AELUP, the PCDP Amendment requires posting of
signs related to noise levels in the outdoor common areas and proposed one -acre public
park. The Project is located in JWA Safety Zone 6 and the AELUP allows residential uses
in that zone. The PCDP Amendment does not introduce any new noise -sensitive uses
that are inconsistent with AELUP Noise Impact Zones or compatibility qualities of the
AELUP Safety Zones.
Finding of Consistency with General Plan Policy LU 6.15.5
LU 6.15.5 Residential and Supporting Uses. Accommodate the development of a
maximum of 2,200 multi -family residential units, including work force housing, and mixed-
use buildings that integrate residential with ground level office or retail uses, along with
supporting retail, grocery stores, and parklands. Residential units may be developed only
as the replacement of underlying permitted nonresidential uses. When a development
phase includes a mix of residential and nonresidential uses or replaces existing industrial
uses, the number of peak hour trips generated by cumulative development of the site
shall not exceed the number of trips that would result from development of the underlying
permitted nonresidential uses. However, a maximum of 550 units may be developed as
infill on surface parking lots or areas not used as occupiable buildings on properties within
the Conceptual Development Plan Area depicted on Figure LU22 provided that the
parking is replaced on site.
Facts in Support of Finding of Consistency with General Plan Policy LU 6.15.5
The proposed residential units would be "additive" units because no existing development
would be removed, other than surface parking lots and common landscape areas within
Office Site B. The Project would replace onsite parking through a combination of structure
and surface parking. The Project would provide 559 onsite parking spaces for its
residential units, and replace 635 parking stalls to serve the existing office buildings in the
free-standing parking structure located at the southeast corner of the Property and within
the residential parking structure.
Findinq of Consistency with General Plan Policy LU 6.15.6
LU 6.15.6. Size of Residential Villages. Allow development of mixed-use residential
villages, each containing a minimum of 10 acres and centered on a neighborhood park
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and other amenities (as conceptually illustrated in Figure LU23). The first phase of
residential development in each village shall encompass at least 5 gross acres of land,
exclusive of existing rights-of-way. This acreage may include multiple parcels provided
that they are contiguous or face one another across an existing street. At the discretion
of the City, this acreage may also include part of a contiguous property in a different land
use category, if the City finds that a sufficient portion of the contiguous property is used
to provide functionally proximate parking, open space, or other amenity. The "Conceptual
Development Plan" area shown on Figure LU22 shall be exempt from the 5 -acre
minimum, but a conceptual development plan described in Policy LU 6.15. 11 shall be
required.
Facts in Support of Finding of Consistency with General Plan Policy LU 6.15.6
The Property is approximately 13 acres that currently consists of common surface parking
lots and landscaped areas that serve office uses within Koll Center Newport. The
residential development is proposed as a single-phase, together with adjacent
commercial parcels and their surface parking and landscaped areas, will create a
residential village consistent with ICDP. The Project is designed to be adjacent and
proximate to existing office, commercial, and transit uses to facilitate a mixed-use
environment where future residents could walk or bike to work, retail locations, and the
transit. The Project would include a one -acre public park centrally located between the
existing office developments and new residential structure with a pedestrian linkage
system to provide a convenient connection throughout the project site and to adjacent
Uptown Newport Planned Community.
Finding of Consistency with General Plan Policy LU 6.15.7
LU 6.15.7. Overall Density and Housing Types. Require that residential units be
developed at a minimum density of 30 units and maximum of 50 units per net acre
averaged over the total area ofeach residential village. Net acreage shall be exclusive of
existing and new rights-of-way, public pedestrian ways, and neighborhood parks. Within
these densities, provide for the development of a mix of building types ranging from
townhomes to high-rises to accommodate a variety of household types and incomes and
to promote a diversity of building masses and scales.
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Facts in Support of Finding of Consistency with General Plan Policy LU 6.15.7
The Project consists of 260 additive units allocated at the same location as identified in
the ICDP. The Project has a net developable residential area of 5.9 acres which includes
4.51 acres of the Project site and 1.39 acres of the free-standing parking area. Dividing
the 260 base units over the 5.9 acres results in a base density of 44 units per net acre
260 units) which is consistent with a maximum of 50 du/acre allowance. This base
density does not include the 20 -percent density bonus of 52 units that is allowed by the
State Bonus Density law in exchange for the 5 -percent or 13 units set aside for affordable
housing. Altogether, the Project has an overall density of 53 units per net acre.
The Project is considered a mid -rise podium style, for -rent apartment development.
Although the residential development is limited to one particular housing product, the 312
apartment units include a mix of unit types, ranging from studio to two-bedroom units,
accommodating a variety of household types and income. Of the 312 residential units, 13
units will be affordable to low-income households and 299 units will be market -rate
housing.
Finding of Consistency with General Plan Policy LU 6.15.8
LU 6.15.8. First Phase Development Density. Require a residential density of 45 to 50
units per net acre, averaged over the first phase for each residential village. This shall be
applied to 100 percent of properties in the first phase development area whether
developed exclusively for residential or integrating service commercial horizontally on the
site or vertically within a mixed-use building. On individual sites, housing development
may exceed or be below this density to encourage a mix of housing types, provided that
the average density for the area encompassed by the first phase is achieved.
Facts in Support of Finding of Consistency with General Plan Policy LU 6.15.8
The Project is located in the ICDP which is exempt from this specific density requirement,
but is subject to the minimum density of 30 dwelling units per net acre and a maximum
density of 50 dwelling units per net acre. With a density of approximately 44 dwelling units
per net acre, the Project is in compliance with these criteria.
Findinq of Consistency with General Plan Policy LU 6.15.9
LU 6.15.9 Subsequent Phase Development Location and Density. Subsequent phases of
residential development shall abut the first phase or shall face the first phase across a
street. The minimum density of residential development (including residential mixed-use
development) shall be 30 units per net acre and shall not exceed the maximum of 50 units
per net acre averaged over the development phase.
Facts in support of Findinq of Consistency with General Plan Policy LU 6.15.9
The Project would be developed in a single phase and have a density of 44 dwelling units
per acre.
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Finding of Consistency with General Plan Policy LU 6.15. 10
LU 6.15. 10 Regulatory Plans. Require the development of a regulatory plan for each
residential village, which shall contain a minimum of 10 acres, to coordinate the location
of new parks, streets, and pedestrian ways, set forth a strategy to accommodate
neighborhood -serving commercial uses, and other amenities, establish pedestrian and
vehicular connections with adjoining land uses, and ensure compatibility with office,
industrial, and other nonresidential uses.
Facts in Support of Finding of Consistency with General Plan Policy LU 6.15.10
The Project includes an amendment to PC -15 (Koll Center Planned Community) to
include provisions allowing for residential development consistent with the City's General
Plan and ICDP. The overall Project development site is approximately 13 acres, which
consists of the project site, the existing office developments, and common open spaces
and parking facilities, exceeds the minimum 10 -acre for each residential village. The
Project is adjacent and proximate to office, commercial, transit, and open space within a
mixed-use environment. The Project would incorporate pedestrian connections with
Uptown Newport and other properties within PC -15. Additional vehicular connections will
continue to be provided by the five driveways that currently exist, which include the three
driveways off of Birch Street and the two driveways off of Von Karman.
Finding of Consistency with General Plan Policy LU 6.15.11
LU 6.15. 11 Conceptual Development Plan. Require the development of one conceptual
development plan for the area depicted on Figure LU22, should demonstrate the
compatibility and cohesive integration of new housing, parking structures, open spaces,
recreational amenities, pedestrian and vehicular linkages, and other improvements with
existing nonresidential structures and uses. To the extent existing amenities are proposed
to satisfy Neighborhood Park requirements, the plan shall identify how these amenities
will meet the recreational needs of residents. Each residential village in the Conceptual
Development Plan Area shall also comply with all elements required for regulatory plans
defined by Policy 6.15.10.
Facts in Support of Finding of Consistency with General Plan Policy LU 6.15.11
The Project is consistent with the intent of ICDP. The Project's General Plan Land Use
designation is MU -H2 (Mixed -Use Horizontal 2) and consists of 260 additive units,
together with 52 density bonus units for a total of 312 residential units to create a mixed-
use community adjacent to and surrounded by office, commercial, open space, and transit
uses. This mix of land uses would foster the ICDP's vision of a compatible mixed-use
community. The residential uses would be linked to adjacent office and commercial uses
through pedestrian connections, sidewalks, and open space. The proposed one -acre
park is centrally located and accessible to residents and office users. Adequate parking
for the proposed residential units and replacement office parking will be provided within
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the Property. The parking garage will be screened through landscaping and articulated
facades. The Project will include a pedestrian -scale street and pedestrian walkways that
foster a village atmosphere. Ground level residential uses will promote active and
engaging street fronts through balconies, landscaping, and building features.
Finding of Consistency with General Plan Policy LU 6.15.12
LU 6.15.12. Development Agreements. A Development Agreement shall be required for
all projects that include infill residential units. The Development Agreement shall define
the improvements and public benefits to be provided by the developer in exchange for
the City's commitment for the number, density, and location of the housing units.
Facts in Support of Finding of Consistency with General Plan Policy LU 6.15.12
The Project includes a development agreement which will be implemented as part of the
project approval.
Finding of Consistency with General Plan Policy LU 6.15.13
LU 6.15.13 Neighborhood Parks Standards. To provide a focus and identity for the entire
neighborhood and to serve the daily recreational and commercial needs ofthe community
within easy walking distance of homes, require dedication and improvement of at least 8
percent of the gross land area (exclusive of existing rights-of-way) of the first phase
development in each neighborhood, or % acre, whichever is greater, as a neighborhood
park. This requirement may be waived by the City where it can be demonstrated that the
development parcels are too small to feasibly accommodate the park or inappropriately
located to serve the needs of local residents, and when an in -lieu fee is paid to the City
for the acquisition and improvement of other properties as parklands to serve the Airport
Area.
In every case, the neighborhood park shall be at least 8 percent of the total Residential
Village Area or one acre in area, whichever is greater, and shall have a minimum
dimension of 150 feet. Park acreage shall be exclusive of existing or new rights-of-way,
development sites, or setback areas. A neighborhood park shall satisfy some or all of the
requirements of the Park Dedication Ordinance, as prescribed by the Recreation Element
of the General Plan.
Facts in Support of Finding of Consistency with General Plan Policy LU 6.15.13
The Project includes the dedication of a one -acre public park exclusive of existing and
new right-of-way, development sites and setback areas. The park would serve the
Project's future residents, existing offices and businesses within the Koll Center office
park as a recreation and relaxation area. Park amenities include a fenced dog park,
outdoor plaza, active and game lawn areas, community social area with benches, shade
structures, a unisex restroom, water station with dog bowl and bottle filler, and pedestrian
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trail. Additionally, five (5) 60 -minute time limit parking spaces will be provided for park
users.
Fig of Consistency with General Plan Policy LU 6.15.14
LU 6.15.14 Location. Require that each neighborhood park is clearly public in character
and is accessible to all residents of the neighborhood. Each park shall be surrounded by
public streets on at least two sides (preferably with on -street parking to serve the park),
and shall be linked to residential uses in its respective neighborhood by streets or
pedestrian ways.
Facts in Support of Finding of Consistency with General Plan Policy LU 6.15.14
The one -acre park will be developed as a neighborhood park, and it would be accessible
to the public during daylight hours. The proposed park will be dedicated to the City but
improved and maintained by the property owner of the Project. The park is surrounded
by Birch Street and Von Karman Avenue and linked to the Project and existing office
developments by pedestrian walkways.
Finding of Consistency with General Plan Policy LU 6.15.15
LU 6.15.15. Aircraft Notification. Require that all neighborhood parks be posted with a
notification to users regarding proximity to John Wayne Airport and aircraft overflight and
noise.
Facts in Support of Findinq of Consistency with General Plan Policy LU 6.15.15
The park will be posted with a notification to users regarding proximity to John Wayne
Airport and aircraft overflight and noise.
Fig of Consistency with General Plan Policy LU 6.15.16
LU 6.15.16 On -Site Recreation and Open Space Standards. Require developers of multi-
family residential developments on parcels 8 acres or larger to provide on-site
recreational amenities. For these developments, 44 square feet of on-site recreational
amenities shall be provided for each dwelling unit in addition to the requirements under
the City's Park Dedication Ordinance and in accordance with the Parks and Recreation
Element of the General Plan. On-site recreational amenities can consist of public urban
plazas or squares where there is the capability for recreation and outdoor activity. These
recreational amenities may also include swimming pools, exercise facilities, tennis courts,
and basketball courts. Where there is insufficient land to provide on-site recreational
amenities, the developer shall be required to pay cash in -lieu that would be used to
develop or upgrade nearby recreation facilities to offset user demand as defined in the
City's Park Dedication Fee Ordinance.
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The acreage of on-site open space developed with residential projects may be credited
against the parkland dedication requirements where it is accessible to the public during
daylight hours, visible from public rights-of-way, and is of sufficient size to accommodate
recreational use by the public. However, the credit for the provision of on-site open space
shall not exceed 30 percent of the parkland dedication requirements.
Facts in Support of Finding of Consistency with General Plan Policy LU 6.15.16
The Project exceeds the 13,728 square -foot (44 square feet x312 unit) on-site
recreational amenities by providing a total of 19,768 square feet or 63 square feet per
dwelling unit. These are outdoor courtyards with swimming pool and spa, and BBQ areas,
and a roof deck. In addition to the on-site recreation amenities, the Project also features
private balconies in most of the units, along with 7,700 square feet of recreational
amenities for residents, including a fitness center, clubroom, dog wash facility and bike
shop/storage.
Findinq of Consistency with General Plan Policy LU 6.15.17
LU 6.15.97 Street and Pedestrian Grid. Create a pattern of streets and pedestrian ways
that breaks up large blocks, improves connections between neighborhoods and
community amenities, and is scaled to the predominantly residential character of the
neighborhoods.
Facts in Support of Finding of Consistency with General Plan Policy LU 6.15.17
The Project includes an internal street that will traverse the Property and connect Von
Karman to Birch Street approximately halfway through the block. Pedestrian walkways
will facilitate connections between the proposed residential development, adjacent office
uses and public sidewalks and streets. Additionally, the public park will provide
pedestrian access to/from Von Karman and Birch Street.
Finding of Consistency with General Plan Policy LU 6.15.19
LU 6.95.99 Connected Streets. Require dedication and improvement of new streets as
shown on Figure LU23. The illustrated alignments are tentative and may change as long
as the routes provide the intended connectivity. If traffic conditions allow, connect new
and existing streets across Macarthur Boulevard with signalized intersections,
crosswalks, and pedestrian refuges in the median.
Facts in Support of Finding of Consistency with General Plan Policy LU 6.15.19
See finding LU 6.15.17 Street and Pedestrian Grid above.
Findinq of Consistency with General Plan Policy LU 6.15.20
LU 6.95.20 Pedestrian Improvements. Require the dedication and improvement of new
pedestrian ways as conceptually shown on Figure LU23. The alignment is tentative and
may change as long as the path provides the intended connectivity. For safety, the full
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length of pedestrian ways shall be visible from intersecting streets. To maintain an
intimate scale and to shade the path with trees, pedestrian ways should not be sized as
fire lanes. Pedestrian ways shall be open to the public at all hours.
Facts in Support of Finding of Consistency with General Plan Policy LU 6.15.20
See finding LU 6.15.17 Street and Pedestrian Grid above.
Finding of Consistency with General Plan Policy LU 6.15.22
LU 6.15.22 Building Massing. Require that high-rise structures be surrounded with low -
and mid -rise structures fronting public streets and pedestrian ways or other means to
promote a more pedestrian scale.
Facts in Support of Finding of Consistency with General Plan Policy LU 6.15.22
The proposed five -story apartment building would be compatible with surrounding
structures and would provide a variety of building mass and scale similar to the nearby
one to four story office buildings. Walkways would be provided within the Project and
would connect to existing sidewalks on Birch Street and Von Karman Avenue. Other
pedestrian scale features include landscaped areas surrounding the apartment building
and a one -acre public park.
Finding of Consistency with General Plan Policy LU 6.15.23
LU 6.15.23 Sustainability Development Practices. Require that development achieves a
high level of environmental sustainability that reduces pollution and consumption of
energy, water, and natural resources. This may be accomplished through the mix and
density ofuses, building location and design, transportation modes, and other techniques.
Among the strategies that should be considered are the integration of residential with
jobs -generating uses, use ofalternative transportation modes, maximized walkability, use
ofrecycled materials, capture and re -use of storm water on-site, water conserving fixtures
and landscapes, and architectural elements that reduce heat gain and loss.
Facts in Support of Finding of Consistency with General Plan Policy LU 6.15.23
The Project must comply with the provisions of the Building and Energy Efficiency
Standards set forth in Title 24 of the California Code of Regulations ("CCR"), Parts 6 and
11 and the Green Building Standards Code set forth in Title 24 of the CCR, Part 11.
Additionally, the Project would implement water -efficient landscaping, electric vehicle
charging stations in the parking structures, water quality best management practices to
treat surface runoff from the project site, and low impact development practices.
The Project is also adjacent to office developments in the Airport Business Area and
would provide housing near employment opportunities. The Project includes a one -acre
public park and pedestrian linkage system that would provide connections throughout the
site and to adjacent and surrounding uses, thereby providing an alternative mode of public
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transportation for the residents and their visitors. The Project would also provide
alternative forms of transportation to residents by locating close to the existing Orange
County Transportation Authority ("OCTA") bus routes provided along Von Karman
Avenue, Birch Street, Campus Drive, Jamboree Road, and MacArthur Boulevard.
Findina of Consistencv with General Plan Policv LU 6.15.24
LU 6.15.24 - Airport Compatibility. Require that all development be constructed in
conformance with the height restrictions set forth by Federal Aviation Administration
FAA), Federal Aviation Regulations (FAR) Part 77, and Caltrans Division ofAeronautics,
and that residential development be located outside of the 65 dBA CNEL noise contour
specified by the 1985 JWA Master Plan.
Facts in Support of Finding of Consistency with General Plan Policy LU 6.15.24
The Project is located outside the 65 dBA CNEL contour as that noise contour is mapped
by the 2008 AELUP that accounts for the most recent update to the JWA Master Plan.
The Property is entirely outside of the 60 dBA CNEL noise contour. Additionally, the
proposed PCDP Amendment limits future construction to 75 feet above ground level.
Finally, the Federal Aviation Administration ("FAA") conducted an aeronautical study of
the Project pursuant to applicable Federal regulations and has determined no hazard to
air navigation for the Project. Therefore, the Project satisfied LU 6.15.24.
Findinq of Consistency with Section 20.52.080(C)(2)(c)(ii)
The proposed development is in compliance with the criteria identified in Section
20.52.080(C)(2)(c)(ii) which requires the efficient arrangement of structures on the site
and the harmonious relationship of the structures to one another and to other adjacent
developments; and whether the relationship is based on standards of good design.
Facts in Support of Finding of Consistency with Section 20.52.080(C)(2)(c)(ii)
1. The Project dictates the location and configuration of residential development, private
driveways/streets, pedestrian ways, and locations of park and open space. The
Project also identifies pedestrian connectivity between the Koll Center Newport
business park and Uptown Newport planned community, vehicular and pedestrian
access to Birch Street and Von Karman Avenue.
2. The proposed 5 -story residential building would be at 71 feet including architectural
elements, rooftop mechanical equipment, elevator shafts, and emergency staircase.
The architecture would be high-quality and would incorporate neutral colors with
stone/tile, metal, and glass features. The Project's building mass is comparable and
compatible to the existing surrounding office developments, where these buildings are
ranging from single -story to ten -story, or up to 154 feet in height.
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3. The proposed 5 -story free-standing parking structure inclusive of roof -top parking,
would be approximately 45 feet tall with a 59 -foot elevator tower and smaller in size
compared to the adjacent 5000 Birch office's parking structure. It would include
neutral colors and materials to ensure compatibility with surrounding office
developments.
4. The placement of the residential building would allow for views through the Property
to the surrounding office buildings. The massing breaks will add visual interest and
reduce long obstructive building facades. The placement of the residential building is
aligned with the internal street so it would be the least impactful to the surrounding
office buildings and provided maximum pedestrian connections between these
buildings.
5. The Project includes a variety of enhanced amenities including private balconies for
most of the units, pool and garden courtyards, a clubroom, a fitness center, a dog
wash room, and a bike storage. The one -acre public park will be improved and
maintained by the applicant. Additionally, open spaces and their connecting walkways
will be provided throughout the Property for further benefit of office tenants and
residents. Lastly, three (3) pedestrian connections will be provided to connect the
Project to Phase 2 of the Uptown Newport project.
Finding of Consistency with Section 20.52.080(C)(2)(c)(iii)
The proposed development is in compliance with the criteria identified in Section
20.52.080(C)(2)(c)(iii) which requires compatibility in terms of bulk, scale, and aesthetic
treatment ofstructures on the site and adjacent developments and public areas.
Facts in Support of Findinq of Consistency with Section 20.52.080(C)(2)(c)(iii)
See facts in Support of Finding of Consistency with Section 20.52.080(C)(2)(c)(ii).
Finding of Consistency with Section 20.52.080(C)(2)(c)(iv)
The proposed development is in compliance with the criteria identified in Section
20.52.080(C)(2)(c)(iv) which requires adequate, efficient, and safe pedestrian and
vehicular access, including drive aisles, driveways, and parking and loading spaces.
Facts in Support of Finding of Consistency with Section 20.52.080(C)(2)(c)(iv)
The Project includes 559 onsite parking spaces for its residential units and a total of 635
replacement parking stalls to serve the existing office buildings. Therefore, upon
completion of the Project, there would be adequate onsite parking exceeding the
minimum required residential standard and replacement office parking.
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Finding of Consistency with Section 20.52.080(C)(2)(c)(v)
The proposed development is in compliance with the criteria identified in Section
20.52.080(C)(2)(c)(iv) which requires adequate and efficient landscaping and open space
areas and the use of water efficient plant and irrigation materials.
Facts in Support of Finding of Consistency with Section 20.52.080(C)(2)(c)(v)
The Project includes a public -accessible park and passive open space with landscaping
surrounding the proposed residential building. The park and open space would feature a
pavilion with a signature tree and a multi-purpose lawn. In addition to the public open
space areas, the project features private open space, such as balconies and a rooftop
deck. The Project would incorporate water -efficient landscaping where feasible and
would comply with the provisions of the Building and Energy Efficiency Standards and the
Green Building Standards Code.
Finding of Consistency with Section 20.52.080(C)(2)(c)(vi)
The proposed development is in compliance with the criteria identified in Section
20.52.080(C)(2)(c)(vi) which requires the protection of significant views from public
right(s)-of-way and compliance with NBMC Section 20.30. 100 (Public View Protection).
Facts in Support of Finding of Consistency with Section 20.52.080(C)(2)(c)(vi)
The Project is generally flat and is bordered by existing office buildings and developed
roadways. The City's General Plan does not identify any scenic vistas or view points on
or proximate to the Property. The nearest public view point to the Property identified in
the City's General Plan is approximately 1.14 miles south of State Route (SR) 73 at
Bayview Park. The nearest coastal view designated portion of Jamboree Road is
approximately 0.6 mile south of the Project. Due to the distance and highly urbanized
nature of the Project area, public coastal views along this view corridor would not be
impacted by the Project.
Findinq of Consistency with Section 20.52.080(F}(3)
The proposed development is not detrimental to the harmonious and orderly growth of
the City, nor will it endanger, jeopardize, or otherwise constitute a hazard to the public
convenience, health, interest, safety, or general welfare of person residing or working in
the neighborhood of the proposed development.
Facts in Support of Finding of Consistency with Section 20.52.080(F)
1. The Project would facilitate orderly growth of the City and the Airport Area and within
planned growth contemplated in the ICDP.
2. The Project has been designed to ensure that potential conflicts with surrounding land
uses are minimized to the extent possible to maintain a healthy environment for both
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businesses and residents by providing an architecturally pleasing project with
articulation and building modulations to enhance the urban environment.
3. The proposed residential building has been designed to accommodate and provide
safe access for emergency vehicles, delivery trucks, and refuse collections vehicles,
as determined by the City Traffic Engineer. Refuse collection is accommodated via
two (2) on-site staging areas within the loading zones in front of the building to ensure
safe maneuvering by refuse vehicles. Emergency vehicles will have access via Von
Karman Avenue and Birch Street and along the spine street.
4. The proposed free-standing parking structure has been designed to accommodate
and provide adequate parking for the office users. Adequate signage and lighting will
be provided for ease of use and safety of the users.
5. The Property is located approximately 0.44 mile east of the southernmost John Wayne
Airport runway and is within the notification area ofthe AELUP for John Wayne Airport.
However, the Project is below the maximum transitional imagery surface heights, and
thus the Project is within the building height limits of the AELUP. The Property is
located within the 60dBA CNEL noise contours for John Wayne Airport and Safety
Zone 6 (Traffic Pattern Zone), where the likelihood of an accident is low. Consistent
with the proposed residential overlay, the Project has been conditioned to provide
notice to all future residents of potential annoyances or inconveniences associated
with residing in proximity to airport operations. Also, a notice is required to be provided
in the public park and designated outdoor common and recreational areas advising of
aircraft noise
6. Through the building permit process, all plans for construction will be reviewed and
approved in compliance with all Building, Public Works, Fire Codes, City ordinances,
and all conditions of approval.
Section 4: In accordance with Section 19.76.020 (Procedures for Lot Line
Adjustments) of the NBMC, the following findings and facts in support of Lot Line
Adjustment No. LA2020-002 are set forth as follows:
Finding of Consistency with Section 19.76.020(1)(1)
Approval of the lot line adjustment will 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, and further that the proposed lot line adjustment is consistent with the legislative
intent of the title.
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Facts in Support of Finding of Consistency with Section 19.76.020(1)(1)
1. The General Plan Land Use Designation of MU -H2 (Mixed Use Horizontal 2) will be
maintained for the two (2) proposed parcels involved.
2. The lot line adjustment is consistent with the purpose identified in Section 19.76 (Lot
Line Adjustments) of the NBMC. The lot line adjustment constitutes a minor boundary
adjustment involving the Property (Parcel 1) and the adjacent parcel (Parcel 2). The
original number of lots will remain unchanged after the adjustment.
3. The lot line adjustment does not negatively impact surrounding land owners, and will
not in itself be detrimental to the health, safety, peace, comfort, and general welfare
of persons residing or working in the Koll Center Newport business complex, as the
adjustment is necessary to align the subject property lines to be consistent with the
Project's development boundaries.
Finding Consistency with Section 19.76.020(1)(2)
The number of parcels resulting from the lot line adjustment remains the same as before
the adjustment.
Facts in Support of Finding of Consistency with Section 19.76.020(1)(2)
The proposed lot line adjustment will adjust the property lines between two (2) contiguous
parcels. The number of parcels remains the same as before the lot line adjustment.
Finding of Consistency with Section 19.76.020(1)(3)
The lot line adjustment is consistent with applicable zoning regulations except that nothing
herein shall prohibit the approval of a lot line adjustment as long as none of the resultant
parcels is more nonconforming as to lot width, depth and area than the parcels that
existed prior to the lot line adjustment.
Facts in Support of Finding of Consistency with Section 19.76.020(1)(3)
1. Parcel 1 and Parcel 2 would remain within the PC -15 (Koll Center Newport Planned
Community Office Site B) Zoning District and no changes are proposed to create more
nonconforming as to lot area required by PC -15 than the parcels that existed prior to
the lot line adjustment.
2. The lot line adjustment allows the property lines of Parcel 1 to be consistent with
development footprints.
Finding of Consistency with Section 19.76.020(1)(4)
Neither the lots as adjusted nor adjoining parcels will be deprived legal access as a result
of the lot line adjustment.
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Facts in Support of Finding of Consistency with Section 19.76.0201}(4)
There would be no changes proposed to Parcel 1 and Parcel 2 as both of these parcels
will maintain their existing legal accesses via existing driveways and an internal street
within Office Site B.
Finding of Consistency with Section 19.76.020(1)(5)
That the final configuration of the parcels involved will not result in the loss of direct
vehicular access from an adjacent alley for any of the parcels that are included in the lot
line adjustment.
Facts in Support of Finding of Consistency with Section 19.76.020(1)(5)
There are no public alleys adjacent to the proposed parcels; therefore, this finding does
not apply.
Finding of Consistency with Section 19.76.020(1)(6)
That the final configuration of a reoriented lot does not result in any reduction of the street
side setbacks as currently exist adjacent to a front yard of any adjacent key, unless such
reduction is accomplished through a zone change to establish appropriate street site
setbacks for the reoriented lot The Planning Commission and City Council in approving
the zone change application shall determine that the street side setbacks are appropriate,
and are consistent and compatible with the surrounding pattern of development and
existing adjacent setbacks.
Facts in Support Findinq of Consistency with Section 19.76.020(1)(6)
The final configuration of the proposed parcels does not result in any reduction of the
street side setbacks as the adjustments are within the interior of the existing parcels in
question.
Section 5: In accordance with Section 15.40.030 (Standards for Approval -
Findings -Exemptions) of the NEMC, the following findings and facts in support of Traffic
Study No. TS2020-001 are set forth as follows:
Finding of Consistency with Section 15.40.030(A)(1)
That a traffic study for the project has been prepared in compliance with this chapter and
Appendix A [NBMC Chapter 15.40].
Facts in Support of Findinq of Consistency with Section 15.40.030(A)(1)
Traffic Study No. TS2020-001 entitled Residences at 4400 Von Kaman Analysis,
prepared by Kimley-Horn and Associates, Inc., dated October 2020, was prepared for the
Project in compliance with Chapter 15.40 (Traffic Phasing Ordinance) of the NBMC.
Resolution No. 2021-3
Page 21 of 26
Finding of Consistency with Section 15.40.030(A)(2)
That, based on the weight ofthe evidence in the administrative record, including the traffic
study, one of the findings for approval in subsection (B) jNBMC Section 15.40.030(B)(1)j
can be made:
Section 15.40.030(B)(1) (Findings for Approval) of the NBMC states: Construction of the
project will be completed within sixty (60) months ofproject approval, and
a. The project will neither cause nor make worse an unsatisfactory level of traffic
service at any impacted primary intersection, or
b. The project including circulation improvements that the project proponent is
required to make and/or fund, pursuant to a reimbursement program or otherwise,
will neither cause nor make worse an unsatisfactory level of traffic service at any
impacted primary intersection, or
c. The project trips will cause or make worse an unsatisfactory level of traffic service
at one or more impacted primary intersection(s) but the project proponent is
required to construct and/or fund, pursuant to a reimbursement program or
otherwise, circulation improvements, or make contributions, such that:
1. The project trips will not cause or make worse an unsatisfactory level of traffic
service at any impacted primary intersection for which there is a feasible
improvement, and
2. The benefits resulting from circulation improvements constructed or funded by,
or contributions to the preparation or implementation of a traffic mitigation study
made by, the project proponent outweigh the adverse impact ofproject trips at
any impacted primary intersection for which there is (are) no feasible
improvement(s) that would, if implemented, fully satisfy the provisions of
Section 15.40.030 (B)(1)(b). In balancing the adverse impacts and benefits,
only the following improvements and/or contributions shall be considered with
the greatest weight accorded to the improvements and/or contributions
described in subparagraphs (a) and (b) below:
a. Contributions to the preparation of, and/or implementation of some or all of
the recommendations in, a traffic mitigation study related to an impacted
primary intersection that is initiated or approved by the City Council,
Resolution No. 2021-3
Page 22 of 26
b. Improvements, if any, that mitigate the impact of project trips at any
impacted primary intersection for which there is (are) no feasible
improvement(s) that, if implemented, would satisfy the provisions of
Section 15.40.030(B)(1)(b),
c. Improvements that mitigate the impacts of project trips on any impacted
primary intersection in the vicinity of the project,
d. Improvements that mitigate the impacts of project trips on any impacted
primary intersection operating, or projected to operate, at or above 0.80
ICU, or
d. The project complies with (1) (b) upon the completion of one or more circulation
improvements, and.
1. The time and/or funding necessary to complete the improvement(s) is (are) not
roughly proportional to the impacts of project -generated trips, and
2. There is a strong likelihood the improvement(s) will be completed within forty-
eight (48) months from the date the project and traffic study are considered by
the Planning Commission, or City Council on review or appeal. This finding
shall not be made unless, on or before the date of approval, a conceptual plan
for each improvement has been prepared in sufficient detail to permit
estimation of cost and funding sources for the improvement(s); the
improvements) is (are) consistent with the circulation element or appropriate
amendments have been initiated, an account has been established to receive
all funds and contributions necessary to construct the improvement(s) and the
improvement is identified as one to be constructed pursuant to the five year
capital improvement plan and as specified in Appendix A, and
3. The project proponent pays a fee to fund construction of the improvement(s).
The fee shall be calculated by multiplying the estimated cost of the
improvement(s) by a fraction. The fraction shall be calculated by dividing the
effective capacity decrease" in the impacted primary intersection attributable
to project trips by the "effective capacity increase" in the impacted primary
intersection that is attributable to the improvement. The terms "effective
capacity increase" and "effective capacity decrease" shall be calculated in
accordance with the provisions of Appendix A.
Resolution No. 2021-3
Page 23 of 26
Facts in Support of Finding of Consistency with Section 15.40.030(A)(2)
Based on the weight of the evidence in the administrative record, including Traffic Study
No. TS2020-001, and the conditions of approval, all of the findings for approval in Section
15.40.030(B)(1)(a) can be made in that:
1. The Project is anticipated to be complete within 32 -month period, well within
the 60 -month criteria. Therefore, Traffic Study No. TS2020-001 addresses the
entire project development.
2. The Traffic Study provides an evaluation of morning and evening peak hours
at 25 existing intersections that are located in the City and the adjoining City of
Irvine, and two interstate free ramp intersections that are controlled and
maintained by the Caltrans.
3. The Project is projected to generate an additional 1,697 trips, 112 AM trips and
137 PM trips. When these trips distributed to these studied intersections, the
analysis concludes that there is no significant impact as the project will neither
cause nor make worse an unsatisfactory level of service at any impacted
primary intersection, and all intersections are forecasted to continue to operate
at acceptable Levels of Service.
Fig of Consistency with Section 15.40.030(A)(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.
Facts in Support of Finding of Consistency with Section 15.40.030(A)(3)
The development plans for the Project includes the recommended improvements to the
existing driveways and are included in the resolution of approval. The Project also will be
required for the payment of Fair Share fees in accordance with Chapter 15.32 that will be
used to fund future planned improvements to the City's circulation system. Additionally,
the Project will be required to pay any applicable fees for the Major Thoroughfare and
Bridge Fee Program.
Section 6: The Affordable Housing Implementation Plan No. AH2O20-003 is
consistent with the intent to implement affordable housing goals within the City pursuant
to Government Code Sections 65915-65918 (State Density Bonus Law), and Title 20
Planning and Zoning) including Chapter 20.32 (Density Bonus) of the NBMC for the
following reasons:
Resolution No. 2021-3
Page 24 of 26
Facts in Support of Finding of Consistency with Government Code Sections 65915-65918
State Density Bonus Law), and Chapter 20.32 (Density Bonus)
1. Consistent with the requested twenty -percent density bonus, five percent (13 units) of
the project's base units (260) would be set aside as affordable units to very -low income
households. Very -low income households are defined as households earning 50
percent or less of the area median income, adjusted for family size for minimum term
of 55 years.
2. The State Density Bonus Law and the City's Density Bonus Code provide for an
increase in the number of units above General Plan and zoning limits for projects that
include a minimum of five percent of the base units affordable to very -low income
households earning 50 percent or less of area median income. The project's inclusion
of 13 very -low income units, which is 5 percent of the General Plan limit of 260 units,
makes the project eligible for 52 additional units for a Project total of 312 units.
3. In addition to the 52 density bonus units and pursuant to Government Code Section
65915(d)(1) and Section 20.32 (Density Bonus) of the NBMC, the Project is entitled
to receive one incentive or concession that would result in identifiable, financially
sufficient, and actual cost reductions. The Applicant requests a concession for the
proposed affordable unit mix that does not meet Section 20.32.070 (Design and
Distribution of Affordable Units) of the NBMC. Section 20.32.070 requires affordable
units in a density bonus project reflect the same range of unit types in the residential
development as a whole. In this case, the Project provides a higher percentage of
affordable studio units and fewer affordable two-bedroom units compared to market
rate units. Granting this incentive will result in identifiable, financially sufficient, and
actual project cost reductions by reducing the long-term rental subsidy costs
associated with the two-bedroom units and affording additional rental income for the
project to ensure financial feasibility.
Section 7: The recitals provided in this resolution are true and correct and are
incorporated into the operative part of this resolution.
Section 8: If any section, subsection, sentence, clause or phrase of this
resolution is, for any reason, held to be invalid or unconstitutional, such decision shall not
affect the validity or constitutionality of the remaining portions of this resolution. The City
Council hereby declares that it would have passed this resolution, and each section,
subsection, sentence, clause or phrase hereof, irrespective of the fact that any one or
more sections, subsections, sentences, clauses or phrases be declared invalid or
unconstitutional.
Resolution No. 2021-3
Page 25 of 26
Section 9: Environmental Impact Report Addendum No. ER2020-003 was
prepared for the Project in compliance with the California Environmental Quality Act
CEQA") set forth in California Public Resources Code Section 2100 et seq.; CEQA's
implementing regulations set forth in CCR Title 14, Division 6, Chapter 3 ("CEQA
Guidelines") and City Council Policy K-3 (Implementation Procedures for the California
Environmental Quality Act) to ensure that the Project will not result in new or increased
environmental impacts. On the basis of the entire environmental record, the Project will
not result in any new significant impacts that were not previously analyzed in the PEIR
for the General Plan 2006 Update (SCH No. 2006011119) and the City of Newport Beach
Housing Element Initial Study/Negative Declaration. The potential impacts associated
with this Project would either be the same or less than those described in either the PEIR
and the City of Newport Beach Housing Element Initial Study/Negative Declaration that
have been appropriately mitigated. In addition, there are no substantial changes to the
circumstances under which the Project would be undertaken that would result in new or
more severe environmental impacts than previously addressed in either the PEIR and the
City of Newport Beach Housing Element Initial Study/Negative Declaration, nor has any
new information regarding the potential for new or more severe significant environmental
impacts been identified. In accordance with Section 15164 of the CEQA Guidelines, the
City Council adopted Resolution No. 2021-2, thereby adopting an addendum to the
previously adopted PEIR and the City of Newport Beach Housing Element Initial
Study/Negative Declaration. Resolution No. 2021-2, including all findings contained
therein, is hereby incorporated by reference.
Section 10: This resolution shall take effect immediately upon the effective date
of City Council Ordinance No. 2021-1 adopting Planned Community Development Plan
Amendment No. PD2020-001, and City Council Ordinance No. 2021-2 adopting
Development Agreement No. DA2020-002. The City Clerk shall certify the vote adopting
the resolution.
Resolution No. 2021-3
Page 26 of 26
Section 11: This resolution shall take effect immediately upon its adoption by the
City Council, and the City Clerk shall certify the vote adopting the resolution.
ADOPTED this 26th day of January, 2021.
r Ave ry
Mayor
ATTEST:
l ,
Leilani I. Brown
City Clerk
APPROVED AS TO FORM:
CITY ATTORNEY'S OFFICE
jc'," C.
Aaro C. Harp
City Attorney
Attachments: Exhibit A - Legal Description
Exhibit B - Conditions of Approval
Exhibit C - Traffic Impact Study
Exhibit D - Affordable Housing Implementation Plan and Density Bonus
Application
Exhibit "A"
Legal Description
PARCEL 1:
THAT CERTAIN PARCEL OF LAND SITUATED IN THE CITY OF NEWPORT BEACH,
COUNTY OF ORANGE, STATE OF CALIFORNIA, BEING THAT PORTION OF PARCEL
2 OF PARCEL MAP NO. 91-155 AS SHOWN ON A MAP THEREOF, FILED IN BOOK 266,
PAGES 16 THROUGH 22 OF PARCEL MAPS IN THE OFFICE OF THE COUNTY
RECORDER OF SAID ORANGE COUNTY, DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEASTERLY CORNER OF SAID PARCEL 2 OF PARCEL
MAP NO. 91-155; THENCE ALONG THE NORTHEASTERLY LINE THEREOF NORTH
49021'34" WEST 584.54 FEET TO THE TRUE POINT OF BEGINNING; THENCE
LEAVING SAID NORTHEASTERLY LINE SOUTH 41005'02" WEST 54.87 FEET;
THENCE SOUTH 04016'29" EAST 257.91 FEET; THENCE SOUTH 85043'31" WEST
685.70 FEET TO A LINE PARALLEL WITH AND 1.00 FEET EASTERLY OF THE
EASTERLY RIGHT-OF-WAY LINE OF VON KARMAN AVENUE AS SHOWN ON SAID
PARCEL MAP NO 91-155; THENCE ALONG SAID PARALLEL LINE NORTH 06°59'31"
WEST 296.00 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE
NORTHEASTERLY AND HAVING A RADIUS OF 549.00 FEET; THENCE ALONG SAID
CURVE NORTHEASTERLY 90.98 FEET THROUGH A CENTRAL ANGLE OF 09029'40"
TO THE NORTHWESTERLY PROLONGATION OF THE SOUTHWESTERLY LINE OF
THAT CERTAIN PARCEL LABELED N.A.P. OF SAID PARCEL MAP NO. 91-155 HAVING
A BEARING AND DISTANCE OF "NORTH 49021'34" WEST 204.00 FEET"; THENCE
ALONG THE NORTHWESTERLY PROLONGATION OF THE SOUTHWESTERLY LINE
AND THE SOUTHEASTERLY LINE OF SAID N.A.P. PARCEL AND ITS
NORTHEASTERLY PROLONGATION THROUGH THE FOLLOWING COURSES:
SOUTH 49021'34" EAST 274.72 FEET; THENCE NORTH 40038'26" EAST 156.94 FEET
TO THE SOUTHWESTERLY LINE OF THAT CERTAIN PARCEL LABELED N.A.P. OF
SAID PARCEL MAP NO. 91-155 HAVING A BEARING AND DISTANCE OF "NORTH
49021'34" EAST 204.44 FEET"; THENCE ALONG SAID SOUTHWESTERLY LINE AND
THE SOUTHEASTERLY LINE OF SAID N.A.P. PARCEL AND ITS NORTHEASTERLY
PROLONGATION THROUGH THE FOLLOWING COURSES: SOUTH 49°21'34" EAST
166.34 FEET; THENCE NORTH 4003826" EAST 284.73 FEET TO SAID
NORTHEASTERLY LINE OF PARCEL 2; THENCE ALONG SAID NORTHEASTERLY
LINE SOUTH 49°21'34' EAST 157.28 FEET TO THE TRUE POINT OF BEGINNING.
CONTAINING: 4.51 ACRES, MORE OF LESS.
PARCEL 2:
THAT CERTAIN PARCEL OF LAND SITUATED IN THE CITY OF NEWPORT BEACH,
COUNTY OF ORANGE, STATE OF CALIFORNIA, BEING THAT PORTION OF PARCEL
2 OF PARCEL MAP NO. 91-155 AS SHOWN ON A MAP THEREOF, FILED IN BOOK2661PAGES16THROUGH22OFPARCELMAPS, TOGETHER WITH PARCEL 1 OF
PARCEL MAP NO. 82-713 AS SHOWN ON A MAP THEREOF, FILED IN BOOK 181,
PAGES 13 THROUGH 19 OF PARCEL MAPS, BOTH IN THE OFFICE OF THE COUNTY
RECORDER OF SAID ORANGE COUNTY.
EXCEPTING THEREFROM THAT CERTAIN PARCEL DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEASTERLY CORNER OF SAID PARCEL 2 OF PARCEL
MAP NO. 91-155; THENCE ALONG THE NORTHEASTERLY LINE THEREOF NORTH
49021'34" WEST 584.54 FEET TO THE TRUE POINT OF BEGINNING; THENCE
LEAVING SAID NORTHEASTERLY LINE SOUTH 41005'02" WEST 54.87 FEET;
THENCE SOUTH 04016'29" EAST 257.91 FEET; THENCE SOUTH 85043'31" WEST
685.70 FEET TO A LINE PARALLEL WITH AND 1.00 FEET EASTERLY OF THE
EASTERLY RIGHT-OF-WAY LINE OF VON KARMAN AVENUE AS SHOWN ON SAID
PARCEL MAP NO 91-155; THENCE ALONG SAID PARALLEL LINE NORTH 06°59'31"
WEST 296.00 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE
NORTHEASTERLY AND HAVING A RADIUS OF 549.00 FEET; THENCE ALONG SAID
CURVE NORTHEASTERLY 90.98 FEET THROUGH A CENTRAL ANGLE OF 09029'40"
TO THE NORTHWESTERLY PROLONGATION OF THE SOUTHWESTERLY LINE OF
THAT CERTAIN PARCEL LABELED N.A.P. OF SAID PARCEL MAP NO. 91-155 HAVING
A BEARING AND DISTANCE OF "NORTH 49021'34" WEST 204.00 FEET"; THENCE
ALONG THE NORTHWESTERLY PROLONGATION OF THE SOUTHWESTERLY LINEANDTHESOUTHEASTERLYLINEOFSAIDN.A.P. PARCEL AND ITS
NORTHEASTERLY PROLONGATION THROUGH THE FOLLOWING COURSES:
SOUTH 49021'34" EAST 274.72 FEET; THENCE NORTH 40038'26" EAST 156.94 FEET
TO THE SOUTHWESTERLY LINE OF THAT CERTAIN PARCEL LABELED N.A.P. OFSAIDPARCELMAPNO. 91-155 HAVING A BEARING AND DISTANCE OF "NORTH49021'34" EAST 204.44 FEET"; THENCE ALONG SAID SOUTHWESTERLY LINE AND
THE SOUTHEASTERLY LINE OF SAID N.A.P. PARCEL AND ITS NORTHEASTERLY
PROLONGATION THROUGH THE FOLLOWING COURSES: SOUTH 49021'34" EAST166.34 FEET; THENCE NORTH 40038'26" EAST 284.73 FEET TO SAID
NORTHEASTERLY LINE OF PARCEL 2; THENCE ALONG SAID NORTHEASTERLY
LINE SOUTH 49°21'34' EAST 157.28 FEET TO THE TRUE POINT OF BEGINNING.
CONTAINING: 20.09 ACRES, MORE OF LESS.
SUBJECT TO ALL COVENANTS, RIGHTS, RIGHTS-OF-WAY AND EASEMENTS OFRECORD.
Exhibit "B"
Conditions of Approval
Project -specific conditions are in italics)
Planning Division
1. The development shall be in substantial conformance with the approved site plan
consistent with the changes attached to the January 25, 2021, City Council
supplemental report, floor plans, landscape 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 compliance with all applicable submittals approved by the
City of Newport Beach ("City") and all applicable City ordinances, policies, and
standards, unless specifically waived or modified by the conditions of approval.
3. Site Development Review No. SD2020-006, Lot Line Adjustment No. LA2020-002,
Affordable Housing Implementation Plan No. AH2020-003, and Traffic Study No.
TS2020-001 shall expire unless exercised within twenty four (24) months from the
date of approval as specified in Section 20.54.060 of the Newport Beach Municipal
Code ("NEMC"), unless an extension is otherwise granted by the City for a period
of time provided for in the Development Agreement pursuant to the provisions of
California Government Code Section 66452.6(a).
4. The proposed residential development shall consist of 312 apartment units, inclusive
of 260 base units and 52 density bonus units.
5. A minimum of 420 on-site parking spaces shall be provided for residents and guest
parking to be located within the residential parking structure and in designated
parking areas in front the residential building.
6. Parking for office uses within Professional and Business Office Site B shall be
provided in accordance with the Koll Center Newport Planned Community
Development Regulations. All parking spaces displaced by the Project shall be
replaced and accommodated within the proposed residential building, existing and
reconfigured surface parking lots, and within the proposed free-standing parking
structure. Approximately 635 spaces may be removed and replaced as follows:
approximately 284 to be located within the new free-standing parking structure,
approximately 276 spaces will be located within the residential parking structure,
and the remaining 75 spaces (approximate) will be located within the nearby
surface parking lots as illustrated on the approved site plan.
7. A minimum of 13 apartment units shall be made affordable to very -low income
households consistent with the approved Residences at 4400 Von Karman
Affordable Housing Implementation Plan (AH2020-003) dated October 2020.
8. Prior to the issuance of a building permit for the residential structure, an affordable
housing agreement shall be executed in a recordable form as required by the City
Attorney's Office.
9. On-site recreational amenities: private balconies, a clubroom, a fitness center,
podium courtyards, a roof terrace, a dog wash, and a bike shop/storage as
illustrated on the approved plans shall be provided and maintained for the duration
of the Project.
10. Prior to the issuance of a building permit, the Applicant shall enter into an
agreement with the City for park improvements, use, and on-going maintenance,
subject to the review and approval of the Community Development Department,
Recreation and Senior Services Department, and City Attorney's Office.
11. A Signage Plan for the park which includes the monument signs on Von Karman
Avenue and Birch Street, signage for dedicated parking spaces, and directional
signs to the park shall be required. The design and location of the park signage
shall be reviewed and approved by the City Recreation and Senior Services
Department and Community Development Department prior to fabrication and
installation.
12. Prior to the issuance of Final Certificate of Occupancy for the residential structure,
the improvements to the one -acre park shall be completed by Applicant and the
park parcel shall be deeded to the City. In addition to the improvements, a unisex
restroom and five (5) 60 -minute limited parking spaces shall be provided and
maintained.
13. Maximum height of the residential structure shall be 79 feet. No building or any
portion of structure, architectural feature or mechanical equipment shall exceed 79
feet.
14. Maximum height of the free-standing structure shall be 45 feet. No building or any
portion of structure, mechanical equipment or elevator shafts shall exceed 59 feet.
15. The residential/office parking garage and free-standing parking structures shall
have the following features:
a. A safe, secure and well lighted and signed pedestrian paths for all users.
b. Adequate and uniform lighting throughout each parking level.
c. Panic alarms and two-way communication systems in prominent locations
on each parking level.
16. In addition to the required design features stated in the previous condition, the free-
standing parking structure shall have the following features.
a. A wall system that would partially obscure vehicle lights and reduce noise
from within the structure.
b. The lighting for upper (roof) level shall be limited parking lot lighting
standards not in excess of 25 feet above the driving surface.
17. At least three pedestrian connections, as shown on the approved plans, shall be
provided and maintained by the property owner or its assignee. The connections
shall be improved with sidewalks and canopy trees and may include enhanced
pavement, seating areas or other amenities to create a convenient, safe and
pleasant walkway subject to the review and approval of the Community
Development Director. All pedestrian connections shall be improved, completed,
and inspected by the Community Development Department, prior to the issuance
of Final Certificate of Occupancy for the residential building.
18. Prior to the issuance of a buildinq permit for the residential structure an acoustical
analysis report, prepared by an acoustical engineer, shall be submitted to the
Planning Division describing the acoustical design features of the residential
structure that will satisfy the exterior and interior noise standards. The Project shall
be attenuated in compliance with the report.
19. Prior to the issuance of a buildinq permit, Lot Line Adjustment No. LA2020-002
shall be recorded.
20. The Applicant shall comply with all applicable provisions of NBMC Chapter 15.38,
Fair Share Traffic Contribution Ordinance, and Chapter 15.42, Major Thoroughfare
and Bridge Fee Program. Prior to the issuance ofa buildinq permit, Fair Share and
Transportation Corridor Agency fees shall be paid.
21. Prior to the issuance of a buildinq permit for the residential structure, the Applicant
shall pay applicable school fees.
22. Prior to the issuance of a buildinq permit, Applicant shall pay applicable propertydevelopmenttaxasrequiredpursuanttoNBMCChapter3.12 (PropertyDevelopmentTax).
23. The property management company shall distribute a written disclosure statement
prior to lease or rental of any residential unit. The disclosure statement shall
indicate that the occupants will be living in an urban type of environment and that
the noise, odor, and outdoor activity levels may be higher than a typical suburban
residential area. In addition, potential annoyances or inconveniences associated
with residing in proximity to airport operations such as noise, vibration, and odor
may occur. The disclosure statement shall include a written description of the
potential impacts to residents of both the existing environment and potential
impacts based upon the allowed uses in the zoning district and proximity to airport.
Each and every lessee or renter shall sign the statement acknowledging that theyhavereceived, read, and understand the disclosure statement. The Applicant shall
covenant to include within all deeds, leases or contracts conveying any interest in
the Project. (1) the disclosure and notification requirement stated herein; (2) an
acknowledgment by all grantees or lessees that the property is located within an
urban type of environment and that the noise, odor, and outdoor activity levels may
be higher than a typical suburban residential area; and (3) acknowledgment that
the covenant is binding for the benefit and in favor of the City of Newport Beach.
24. Prior to the issuance of Final Certificate of Occupancy, signage shall be installed
within the one -acre park informing the public of the presence of operating aircraft
at the John Wayne Airport. The final design and location of the signage shall be
reviewed and approved by the City prior to installation.
25. Any substantial modification to the approved Site Development Review plans, as
determined by the Community Development Director, shall require an amendment
to this Site Development Review application or the processing of a new application.
26. A copy of the Resolution, including conditions of approval Exhibit "G" shall be
incorporated into the Building Division and field sets of plans prior to issuance of
the building permits.
27. Prior to the issuance of a building permit, Applicant shall submit to the Planning
Division an additional copy of the approved architectural plans for inclusion in the
Site Development Review file. The plans shall be identical to those approved by
all City departments for building permit issuance. The approved copy shall include
architectural sheets only and shall be reduced in size to 11 inches by 17 inches.
The plans shall accurately depict the elements approved by this Site Development
Review and shall highlight the approved elements such that they are readilydiscerniblefromotherelementsoftheplans.
28. Prior to the issuance of a building permit, Applicant shall submit a detailed
landscape and irrigation plan prepared by a licensed landscape architect for the
one -acre park, all open space areas, private courtyards, and three pedestrian
connections to Uptown Newport project. These plans shall incorporate drought
tolerant plantings and water efficient irrigation practices, and the plans shall be
approved by the Community Development Department and Fire Department.
29. All landscape materials and irrigation systems shall be maintained in accordance
with the approved landscape plan. All landscaped areas shall be maintained in a
healthy and growing condition and shall receive regular pruning, fertilizing, mowing
and trimming. All landscaped areas shall be kept free of weeds and debris. All
irrigation systems shall be kept operable, including adjustments, replacements,
repairs, and cleaning as part of regular maintenance.
30. The site shall not be excessively illuminated based on the luminance
recommendations of the Illuminating Engineering Society of North America, or, if
in the opinion of the Director of Community Development, the illumination creates
an unacceptable negative impact on surrounding land uses or environmental
resources. The Director may order the dimming of light sources or other
remediation upon finding that the site is excessively illuminated.
31. Prior to the issuance of a building permit, the Applicant shall prepare photometric
study for the residential building and free-standing parking structure in conjunction
with a final lighting plan for approval by the Planning Division. All outdoor lightingfixturesshallbedesigned, shielded, aimed, located, and maintained to shield
adjacent properties and to not produce glare onto adjacent properties or roadways.
Parking lot light fixtures and light fixtures on buildings shall be full cut-off fixtures.
32. Prior to the issuance of Final Certificate of Occupancy for each individual building
residential building and free-standing garage,), the Applicant shall schedule an
evening inspection by the Code and Water Quality Enforcement Division to confirm
control of light and glare specified in conditions of approval.
33. 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.
34. All noise generated by the proposed use shall comply with the provisions of
Chapter 10.26 and other applicable noise control requirements of the Newport
Beach Municipal Code. The maximum noise shall be limited to no more than
depicted below for the specified time periods unless the ambient noise level is
higher:
35. 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.
36. Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, 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., MondaythroughFriday, and 8:00 a.m. and 6:00 p.m. on Saturday. Noise -generating
construction activities are not allowed on Sundays or Holidays.
37. Refuse collection shall comply with the Waste Management Plan included in the
approved plans. The Applicant's property management company shall contract
with a franchised hauler on the City list of authorized companies.
38. All trash shall be stored within the building or within dumpsters stored in the trash
enclosure (three walls and a self -latching gate) or otherwise screened from view
Between the hours of TOOAM
and 10:OOPM
Between the hours of
10:OOPM and TOOAM
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
35. 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.
36. Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, 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., MondaythroughFriday, and 8:00 a.m. and 6:00 p.m. on Saturday. Noise -generating
construction activities are not allowed on Sundays or Holidays.
37. Refuse collection shall comply with the Waste Management Plan included in the
approved plans. The Applicant's property management company shall contract
with a franchised hauler on the City list of authorized companies.
38. All trash shall be stored within the building or within dumpsters stored in the trash
enclosure (three walls and a self -latching gate) or otherwise screened from view
of neighboring properties, except when placed for pick-up by refuse collection
agencies.
39. The Applicant shall ensure that the trash dumpsters and/or receptacles are
maintained to control odors. This may include the provision of either fully self-
contained dumpsters or periodic steam cleaning of the dumpsters, if deemed
necessary by the Planning Division. Cleaning and maintenance of trash dumpsters
shall be done in compliance with the provisions of NBMC Title 14 (Water and
Sewers), including all future amendments (including Water Quality related
requirements).
40. 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 without limitation, attorney's fees,
disbursements and court costs) of every kind and nature whatsoeverwhich may arise
from or in any manner relate (directly or indirectly) to City's approval of Residences
at 4400 Von Karman including, but not limited to, Planned Community Development
Plan Amendment No. PD2020-001, Site Development Review No. SD2020-006, Lot
Line Adjustment No. LA2020-002, Affordable Housing Implementation Plan No.
AH2O20-003, Traffic Study No. TS2020-001, Development Agreement No. DA2020-
002, and Addendum to the 2006 General Plan Update Program Environmental
Impact Reports No. ER2020-003 (PA2020-061). 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.
Fire Department
41. The drive aisle adjacent to the free-standing parking structure shall be a 20 -foot
minimum drive aisle with proper turning radius to be used for fire access only. Final
design of the drive aisle shall be approved by the Fire Marshall and the City TrafficEngineer.
42. A fire apparatus access road shall be provided as per Newport Beach Fire
Department Guideline C.01. The fire apparatus road shall extend to within 150 feet
of all the facility and all portions of the exterior walls of the residential building's
first story unless alternatives are approved by the Fire Marshal.
43. A fire apparatus access drive shall be placed in between the two existing buildingstoprovideaccesstotherearoftheproposedapartmentbuilding. The access wayshallbedesignedtotherequirementsoftheFireMarshal.
44. A fire hydrant shall be installed within 400 feet of the fire department access way
serving the rear of the proposed apartment building. The precise location of the
proposed fire hydrant will be approved by the Fire Marshal.
45. Wall mounted standpipe connections shall be installed adjacent to Stair Well #2
and #3 to provide water for fire operations to the rear of proposed apartment
building.
46. Standpipes shall be provided on the roof of the proposed apartment building neartheterminationofStairWell #2 and #3 to support fire operations on the roof of the
structure.
47. Standpipes shall be provided at the rear of the proposed apartment building when
combustible construction begins at grade level. Temporary water lines, as
approved by the Fire Marshal, may be used to supply these stand pipes until
permanent fire water lines are established.
48. A fire flow shall be required per Newport Beach Fire Department (NBFD) Guideline
B.01 "Determination of Required Fire Flow." The fire flow shall also determine the
number of fire hydrants requirement for the Project.
49. Emergency responder radio coverage shall be required to comply with NBFDGuidelineD.05 "Public Safety Radio Coverage" and CFC Section 510.
50. Emergency power and Standby Power System shall be required as per CFC
Section 604.2.14.
51. An automatic sprinkler system shall be installed in accordance with CFC Section
903.2 amendment shall be provided throughout all buildings.
52. A standpipe system shall be required and installed as per CFC Section 905.3.1.
53. Fire Alarm system shall be provided as per CFC Section 907.2.9.
54. Emergency Power Outlets shall be required (120 -volt Duplex) and shall be
connected to the emergency generator circuitry/system when a generator is
required by Section 604.2 of the CFC in every fire control room and in other areas
as may be designated by the Fire Code office, per CFC Section 604.2.15.2.2
Amendment. The electrical outlets shall be provided in the following locations:
a. In the main exit corridor of each floor, adjacent to each exit enclosure;
b. In each elevator lobby;
c. On every level in every stairwell;
d. In public assembly areas larger than 1,500 square feet;
e. In every fire control room; and
f. f. In such other areas as may be designed by the fire code official.
55. Elevators shall be gurney sized and equipped as a medical emergency elevator asCBCSection3002.
56. Fire Department Connections shall be located on the address side of the building
and a minimum of 30 feet from beginning of the radius for the driveway approach;
arranged so they are located immediately adjacent to the approved Fire
Department's access road so that hose lines can be readily and conveniently
attached to the inlets without interference from nearby objects including building, fence, posts, or other fire department connections per NBFD Guideline F. 04.
57. The FDCs shall be located no more than 100' from a public hydrant. The FDCs may
be located within 100' of a private hydrant if the FDC is connected to the fire sprinkler
system by a dedicated pipe that connects on the system side of the sprinkler system
check valve per NBFD Guideline F. 04.
58. The landscape plans shall be reviewed by the Fire department prior to installation of
trees that may interfere with potential fire ladder operations at the rear of the
proposed apartment building.
Building Division
59. 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.
60. The Applicant shall employ the following best available control measures
BACMs") to reduce construction -related air quality impacts:
Dust Control
Water all active construction areas at least twice daily.
Cover all haul trucks or maintain at least two feet of freeboard.
Pave or apply water four times daily to all unpaved parking or stagingareas.
Sweep or wash any site access points within two hours of any visible dirt
deposits on any public roadway.
Cover or water twice daily any on-site stockpiles of debris, dirt or other dustymaterial.
Suspend all operations on any unpaved surface if winds exceed 25 mph.
Emissions
Require 90 -day low-NOx tune-ups for off road equipment.
Limit allowable idling to 30 minutes for trucks and heavy equipment
Off -Site Impacts
Encourage carpooling for construction workers.
Limit lane closures to off-peak travel periods.
Park construction vehicles off traveled roadways.
Wet down or cover dirt hauled off-site.
Sweep access points daily.
Encourage receipt of materials during non -peak traffic hours.
Sandbag construction sites for erosion control.
Fill Placement
The number and type of equipment for dirt pushing will be limited on any
day to ensure that SCAQMD significance thresholds are not exceeded.
Maintain and utilize a continuous water application system during earth
placement and compaction to achieve a 10 percent soil moisture content in
the top six-inch surface layer, subject to review/discretion of the
geotechnical engineer.
61. Prior to the issuance of a grading permit, a Storm Water Pollution Prevention Plan
SWPPP) and Notice of Intent (NOI) to comply with the General Permit for
Construction Activities shall be prepared, submitted to the State Water QualityControlBoardforapprovalandmadepartoftheconstructionprogram. The
Applicant will provide the City with a copy of the NOI and their application check
as proof of filing with the State Water Quality Control Board. This plan will detail
measures and practices that will be in effect during construction to minimize the
project's impact on water quality.
62. Prior to the issuance of a grading permit, the Applicant shall prepare and submit a
Final Water Quality Management Plan (WQMP) for the Project, subject to the
approval of the Building Division and Code and Water Quality EnforcementDivision. The WQMP shall provide appropriate Best Management Practices
BMPs) to ensure that no violations of water quality standards or waste discharge
requirements occur.
63. A list of "good housekeeping" practices will be incorporated into the long-term post -
construction operation of the site to minimize the likelihood that pollutants will be
used, stored or spilled on the site that could impair water quality. These may
include frequent parking area vacuum truck sweeping, removal of wastes or spills,
limited use of harmful fertilizers or pesticides, and the diversion of storm water
away from potential sources of pollution (e.g., trash receptacles and parking
structures). The Stage 2 WQMP shall list and describe all structural and non-
structural BMPs. In addition, the WQMP must also identify the entity responsible
for the long-term inspection, maintenance, and funding for all structural (and if
applicable Treatment Control) BMPs.
Residential Structure and Parking Garage
64. Prior to the issuance of a grading permit. grading bonds shall be required to be
submitted and reviewed by Building Division staff and approved by the CityAttorney.
65. The required wall and opening protection requirements for the existing building
adjacent to proposed building shall be maintained. (503.1.2, Table 508.4, Table
705.8 and 705.3).
66. Story/rooms/spaces with a common path of egress travel exceeding 125 feet for
R2 Occupancy shall have two separate and distinct means of egress. (1006.2.1).
67. Openings in interior exist stairways shall be limited to those necessary for exit
access to the enclosure from normally occupied spaces and for egress from the
enclosure.
68. Exits shall be separated by one-third the diagonal dimension ofthe building or area
served when the building is equipped with fire sprinklers throughout in accordance
with NFPA 13. (1007.1.1).
69. Exterior balconies, stairways and ramps shall be located at least 10 feet (3048
mm) from adjacent lot lines and from other buildings on the same lot unless the
adjacent building exterior walls and openings are protected in accordance with
Section 705 based on fire separation distance. (1027.3).
70. Horizontal exit shall not serve as the only exit from a portion of a building, and
where two or more exits are required, not more than one-half of the total number
of exits shall be horizontal exits. (1026.1).
71. Exit discharge shall not cross interior property lines; must be located within its own
property.
72. Emergency egress for sleeping rooms below the fourth story above grade plan in
accordance with Section 1030.1 shall be provided.
73. The required low -emitting, fuel-efficient, electrical, and carpool/van pool vehicle(s)
per CALGreen shall not occupy the same space as for the required accessible
stall(s).
74. Elevators shall be protected with lobbies or acceptable alternative per CBC.
75. The residential dwelling units and their common use areas shall comply with
Housing Accessibility per Chapter 11A.
76. The nonresidential portion of the development shall comply with the public
accommodation requirements per Chapter 118.
Free-standing Parking Structure
77. The free-standing parking structure shall be equipped with NFPA 13 sprinklers.
78. Exterior walls fire rated construction and allowable openings of the free-standing
parking structure shall comply with Sections 601, 602, & 705.8.
79. Accessible path of travel from the free-standing parking structure connecting tootherbuildingservedshallbeprovided.
80. The free-standing parking structure's elevators shall be required for accessible
path of travel.
81. Two-way communication system complying with Section 1009.8 shall be provided
at the free-standing parking structure's elevator landings on floors that is one or
more stories above or below the level of exit discharge when vehicular ramps do
not comply with Section 1012.
82. Standard and Van accessible parking stalls shall be provided within the free-
standing parking structure, in accordance with Section 118-208.2.
83. Clean Air Vehicles shall be provided within the free-standing parking structure, in
accordance with Section 5.106.5.2 of Ca/Green. These stalls shall not be counted
as providing required accessible stalls.
Public Works Department
84. All improvements shall be constructed as required by Ordinance and the Public
Works Department.
85. All existing broken and/or otherwise damaged curb, gutter and sidewalk along theVonKarmanAvenueandBirchStreetProjectfrontagesshallbereconstructed.
86. The Von Karman Avenue sidewalk along the Project frontage is designated for
bicycle riding per Resolution 82-148. A bicycle sidewalk along Von Karman
Avenue, from the main Project entry to the intersection of Birch Street and Von
Karman Avenue, shall be constructed. The final design of the sidewalk, including
the sidewalk width, shall be reviewed and approved by City Traffic Engineer.
87. At the west entrance to the free-standing parking structure, a turn -around space
shall be provided, or signage indicating the height restrictions for the first level of
the structure shall be installed, as approved by the City Traffic Engineer.
88. The Project's driveway approaches per City Standard 161-L (Commercial
Driveway Approach Type ll) shall be reconstructed. The Project's driveways shall
accommodate one inbound lane and two outbound lanes (one left -turn only and
one right turn only lane).
89. The internal roadway shall comply with City Council Policy L-4 with a minimum
curb to curb width of 32 -feet wide, with parking on one side or no parking.
90. The Applicant shall provide water and sewer demand studies for review. Water
demand study shall be reviewed and approved by Irvine Ranch Water District. All
required improvements shall be the sole responsibility of the development.
91. All water improvements shall be reviewed and approved by the Irvine Ranch Water
District.
92. All unused sewer laterals to be abandoned shall be capped at the Project's
property line. If the sewer lateral to be abandoned has an existing cleanout,
abandonment shall include removal of the cleanout riser, the 4TT box and the wye.
Sewer lateral shall then be capped where the wye used to be.
93. All improvements shall comply with the City's sight distance requirement per CityStandard110-L and Municipal Code 20.30.130.
94. In case of damage done to public improvements surrounding the development site
by the private construction, additional reconstruction within the public right- of -way
shall be required at the discretion of the Public Works Inspector.
95. All on-site Project drainage shall comply with the latest City Water Quality
requirements.
96. The Project's parking lot and parking structures shall be per City Standards 805-
9- A and 805-L-8. All dead-end drive aisles shall provide a dedicated turn -around
area and 5 -foot minimum drive aisle extension.
97. A new sewer cleanout shall be added to all existing sewer laterals servicing the
Project site. A sewer manhole shall be placed on public side of the property linewithintheVonKarmanAvenuedriveway.
98. A sewer system management plan shall submit for review and approval by theUtilitiesDepartment. Plan shall be approved prior to the issuance of buildinqermit.
99. All gated entries for the parking structures and surface lots shall provide a
minimum three (3) vehicle stacking area prior to the gate. The vehicle stackingshallnotimpactorblockthesidewalksorstreetarea. All gated entries shall provide
a turn -around area prior to the gate, or provide other means that allow drivers to
exit that is acceptable to the City Traffic Engineer.
100. The final Project parking layout and on-site circulation shall be reviewed and
approved by City Traffic Engineer prior to the issuance of building permit. The
Project parking lots and parking structures shall be per City Standards STD -805-
L -A and STD -805 -L -B. All dead-end drive aisles shall provide a dedicated turn-
around area and 5 -foot minimum drive aisle extension.
101. The gate adjacent to the ramp on Basement Level BI shall be relocated to
eliminate conflict and queuing on the ramp.
102. The City recommends that the free-standing parking structure to be relocated to
another area of the Project or relocated the existing City's storm drain line and
associated easement to an area outside of the free-standing parking structure. If
the developer and/or property owner wishes to build the stand-alone parking
structure over the existing storm drain, the City requires the following items to be
reviewed and approved prior to the issuance ofbuilding permit for the free-standing
parking garage:
a. Execution of an agreement to transfer the risk and liability away from the
City and to the developer and property owners,
b. Provide a detailed inspection and conditions assessment of the existingstormdrainlineandrepairs,
c. Reconstruction of the storm drain line under the proposed new parking
structure to provide a new service life that matches the proposed new
parking structure;
d. Add additional inspection manholes on both sides of the proposed parking
structure;
e. Hydraulic analysis of the storm drain system and pipe;
f. Hydrology analysis of the area; and
g. Review other potential engineering solutions.
103. Prior to the issuance of building permit, the Applicant shall submit a parking
management plan for the Project, including a narrative of the entry gate operations,
queuing, internal gates, users, grace period, assigned parking, etc. ParkingManagementPlanshallbereviewedandapprovedbytheCityTrafficEngineer.
104. Prior to the issuance of building permit, the Applicant shall submit a construction
management and delivery plan to be reviewed and approved by the CommunityDevelopment, Fire and Public Works Departments. Upon approval of the plan, the
Applicant shall be responsible forimplementing and complying with the stipulations
set forth in the approved plan. The plan shall include the followings:
a. Discussion of Project phasing;
b. Staging areas for construction trailer(s) and materials and equipment;
c. Parking arrangements for construction workers for both sites during each
phase of the construction;
d. Anticipated haul routes for all construction phases;
e. Emergency vehicle access and staging area(s) during all construction
phases;
f. Wayfinding signage to assist office users to the available parking locations
for each phase of construction; and
g. Pedestrian access plan to demonstrate safe and walkable pedestrian paths
during each phase of construction.
Exhibit "C"
RESIDENCES AT 4400 VON KARMAN PROTECT
Traffic Impact Study
Prepared by:
Kimley-Horn and Associates, Inc.
765 The City Drive, Suite 200
Orange, California 92868
rumley)))Horn
Expect More. Experience Better.
October 2020
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City of Newport Beach Traffic Impact Study
TABLE OF CONTENTS
Section Page No.
1 INTRODUCTION 1
2 PROJECT DESCRIPTION 1
2.1 Project Location.........................................................................................................................1
2.2 Existing Land Uses and Access....................................................................................................2
2.3 Proposed Project and Access......................................................................................................2
3 METHODOLOGY 9
3.1 Study Area.................................................................................................................................9
3.2 Analysis Methodology..............................................................................................................10
3.3 Performance Criteria................................................................................................................13
3.4 Significance Thresholds............................................................................................................14
Cityof Newport Beach.............................................................................................................14
Cityof Irvine............................................................................................................................14
Caltrans...................................................................................................................................15
3.5 Study Scenarios........................................................................................................................15
4 EXISTING TRAFFIC ENVIRONMENT/AREA CONDITIONS 15
4.1 Existing Transportation System................................................................................................15
RoadwayCharacteristics..........................................................................................................15
ExistingTransit Service.............................................................................................................17
5 EXISTING TRAFFIC CONDITIONS 21
5.1 Existing Traffic Volumes...........................................................................................................21
5.2 Existing Intersection Analysis...................................................................................................21
6 PROPOSED PROJECT TRAFFIC 27
6.1 Project Trip Generation............................................................................................................27
6.2 Project Trip Distribution and Assignment.................................................................................27
7 FUTURE CONDITIONS 33
7.1 Traffic Phasing Ordinance (TPO) Analysis.................................................................................33
TPO1% Analysis.......................................................................................................................34
TPO Analysis Year 2025 Without Project..................................................................................38
TPO Analysis Year 2025 With Project........................................................................................39
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7.2 CEQA Analysis.................................................................................
CEQA Analysis Year 2025 Without Project................................................................................45
CEQA Analysis Year 2025 With Project.....................................................................................53
8 GENERAL PLAN COMPARISON 59
9 OTHER ISSUES 67
9.1 ANALYSIS OF INTERSTATE HIGHWAY FACILITIES 67
Intersections on Interstate Highway Facilities.................................................................................67
TrafficImpact Criteria.....................................................................................................................67
Interstate Highway Intersection Analysis........................................................................................69
ExistingConditions...................................................................................................................69
CEQA Analysis Year 2025 Without Project................................................................................69
CEQA Analysis Year 2025 With Project.....................................................................................69
9.2 CONGESTION MANAGEMENT PROGRAM COMPLIANCE...........................................................70
9.3 SITE ACCESS AND SITE CIRCULATION 70
9.4 CONSTRUCTION TRAFFIC...............................................................................................
ConstructionPhasing...............................................................................................................74
10 CONCLUSIONS 75
FIGURES
Figure1— Vicinity Map............................................................................................................................ 3
Figure2 — Existing Project Site................................................................................................................. 5
Figure3 — Project Site Plan...................................................................................................................... 7
Figure4.— Study Intersections................................................................................................................11
Figure 5 — Existing Transit Routes..........................................................................................................19
Figure 6— Existing Lane Configuration and Traffic Control..................................................................... 23
Figure 7 — Existing Peak Hour Traffic Volumes........................................................................................ 25
Figure 8 — Project Trip Distribution........................................................................................................ 29
Figure 9 — Project -Related Peak Hour Traffic Volumes........................................................................... 31
Figure 10 — TPO Analysis Year 2025 Without Project Peak Hour Traffic Volumes .................................... 35
Figure 11— TPO Analysis Year 2025 With Project Peak Hour Traffic Volumes ......................................... 43
Figure 12 — Location of Cumulative Projects.......................................................................................... 49
Figure 13 — CEQA Analysis Year 2025 Without Project Peak Hour Traffic Volumes ................................. 51
Figure 14 — CEQA Analysis Year 2025 With Project Peak Hour Traffic Volumes ....................................... 55
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Figure 15 — Post -2030 General Plan Buildout Peak Hour Traffic Volumes ............................................... 61
Figure 16 — Post -2030 General Plan Buildout With Project Peak Hour Traffic Volumes ........................... 63
Figure17 — Existing Site Access.............................................................................................................. 72
TABLES
Table 1: Summary of Intersection Operation Existing Conditions........................................................... 21
Table 2: Summary of Project Trip Generation........................................................................................ 27
Table 3: Summary of City of Newport Beach Committed Projects.......................................................... 34
Table 4: Summary of 1% TPO Analysis................................................................................................... 37
Table 5: Intersection Operations —TPO Analysis Year 2025 Without Project Conditions ......................... 39
Table 6: Intersection Operations — TPO Analysis Year 2025 With Project Conditions .............................. 41
Table 7: Summary of Cumulative Projects..............................................................................................47
Table 8: Intersection Operation — CEQA Analysis Year 2025 Without Project Conditions ........................ 53
Table 9: Intersection Operation — CEQA Analysis Year 2025 With Project Conditions ............................. 57
Table 10: Summary of Delta Project Trip Generation............................................................................. 60
Table 11: Intersection Operation — Post -2030 General Plan Buildout With Project Conditions ............... 65
Table 12: Summary of Interstate Highway Intersection Operations........................................................ 69
APPENDICES
Appendix A —Traffic Data Collection Worksheets
Appendix B — Intersection Analysis Worksheets
B-1— Existing Conditions
B-2 — TPO Analysis Year 2025 Without Project
B-3 — TPO Analysis Year 2025 With Project
B-4 — CEQA Analysis Year 2025 Without Project
B-5 — CEQA Analysis Year 2025 With Project
B-6 — Post -2030 General Plan Buildout
B-7 — Post -2030 General Plan Buildout Plus Project
Appendix C — Future Conditions Information
C-1— Newport Beach Committed and Cumulative Project Information
C-2 — City of Irvine ITAM Forecasts
Appendix D —1% Analysis Worksheets — TPO Analysis
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Appendix E — Intersection Analysis Worksheets — Interstate Highway Analysis
E-1— Existing Conditions
E-2 — TPO Analysis Year 2025 Without Project
E-3 — TPO Analysis Year 2025 With Project
E-4 — CEQA Analysis Year 2025 Without Project
E-5 — CEQA Analysis Year 2025 With Project
Appendix F — CMP Compliance
Appendix G — Map of Irvine Business Complex (IBC)
Residences at 4400 Von Karman
Traffic Imnact Studv
Appendix H — Excerpts from the City of Newport Beach 2006 General Plan Transportation Study
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1 INTRODUCTION
This Traffic Impact Study has been prepared to evaluate the potential traffic -related impacts associated
with the proposed Residences at 4400 Von Karman ("Project"). This report has been prepared in
accordance with the City of Newport Beach Traffic Phasing Ordinance (TPO) traffic impact study
requirements, County of Orange Congestion Management Program (CMP) requirements, and in support
of the environmental documentation for the Project, perthe California Environmental Quality Act (CEQA)
requirements.
This analysis has been undertaken to analyze whether the proposed Residences at 4400 Von Karman
Project would result in any new or substantially more severe significant environmental impacts as
compared to the conclusions in the City of Newport Beach General Plan Update Final Environmental
Impact Report (EIR) (2006). The purpose of this analysis is to document whether any new traffic -related
impacts would occur compared to the City's General Plan EIR, based on the proposed Project (described
below) pursuant to State CEQA Guidelines Section 15164.
2 PROJECT DESCRIPTION
1 Project Location
The project site is located at the southeast corner' of Birch Street and Von Karman Avenue in the Airport
Area of the City of Newport Beach. A vicinity map is provided on Figure 1. The approximately 13.00 -acre
site is relatively flat at an approximate elevation of 46 to 52 feet above mean sea level (msl).
The project site is an irregularly shaped property generally bordered by Birch Street to the northeast, Von
Karman Avenue to the west, and existing office uses and associated surface parking lots and parking
structures to the east and south within Koll Center Newport. The Property currently provides a common
pool of structured and surface parking to serve office tenants within the Koll Center Newport. Koll Center
Newport is an approximately 154 -acre mixed-use development area generally bordered on the northeast
by Campus Drive, on the southeast by Jamboree Road, and on the west by MacArthur Boulevard.
Regional access to the site is from State Route 73 (SR -73) via Jamboree Road to the south and
Interstate 405 (1-405) via Jamboree Road to the north. Vehicular access to the site is provided from
Birch Street and Von Karman Avenue. Currently, there are three driveways on Birch Street and two
driveways on Von Karman Avenue.
The site is approximately 0.5 mile southwest ofJohn Wayne Airport, 0.5 -mile northwest of the San Joaquin
Freshwater Marsh Reserve, and 1.5 miles northwest of the University of California, Irvine (UCI).
1 As shown on Figure 1, the streets adjacent to the project site are oriented on a diagonal. For purposes of this report, JamboreeRoad, MacArthur Boulevard, and Von Karman Avenue are considered to be the north -south streets, and Birch Street is an
east -west street.
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Existing2.2 Land Uses and Access
The project site is located within the surface parking areas serving the existing Koll Center Newport office
park. Proximate to the project site, Koll Center Newport consists of general office buildings with surface
parking and a parking structure; the parking structure is for the 5000 Birch office building. The existing
office buildings located within the boundaries of the project site (4440 Von Karman, 4490 Von Karman,
and 4910 Birch), or immediately contiguous to the site (5000 Birch, 4340 Von Karman, and 4350 Von
Karman) are not a part of the proposed development. Access to Koll Center Newport is currently provided
by two driveways on Von Karman Avenue, and three driveways on Birch Street. All driveways are currently
unsignalized and gated. The existing Koll Center Newport site is shown on Figure 2.
2.3 ProposedProject and Access
The proposed Project would allow for 312 residential apartments with structured parking, a 0.5 -acre
public park, a free-standing parking structure, and the reconfiguration of some of the existing parking
areas. The 312 apartment units would include 299 market -rate units and 13 very -low income affordable
units. The Project would include 55 studio units, 149 one -bedroom units, and 108 two-bedroom units.
The residential building is proposed as a five -story podium building with three levels of structured parking
one level on -grade and two levels below ground). The proposed 0.5 -acre public park would be centrally
located to the project site and would be approximately equidistant from Birch Street and Von Karman
Avenue. The conceptual site plan is shown on Figure 3.
As noted, access to the Koll Center Newport is currently provided via three driveways on Birch Street and
two driveways on Von Karman Avenue. Upon completion of the proposed Project, access to the project
site, as well as existing office buildings, would be provided via two full -movement locations on Birch Street
and one full -movement location on Von Karman Avenue.
To allow for the construction of the proposed Project, some of the existing surface parking areas and the
common landscape areas would be demolished. All residential parking would be provided in the
residential building's parking structure. Office parking displaced by the Project would be provided in a
new, free-standing parking structure, in the residential building's parking structure, and surface parking.
Visitors to the publicly -accessible park can use surface parking east of the residential building. The Project
will provide 565 parking spaces for its residential units and 626 parking spaces for office uses, including
275 parking spaces in the free-standing parking structure.
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FIGURE 1
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FIGURE 2
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City of Newport Beach Traffic Impact Study
3 METHODOLOGY
1 Study Area
This traffic analysis provides an evaluation of morning and evening peak hour intersection at 25
intersections. The study intersections consist of a combination of intersections in the City of Newport
Beach and the adjoining City of Irvine. The study area and study intersection list reflect input received
from the cities of Newport Beach and Irvine. The locations of the study intersections are shown on
Figure 4. Of the 25 study intersections, 8 are controlled and maintained by the City of Irvine and 15 are
controlled and maintained by the City of Newport Beach. The two Interstate 405 (1-405) freeway ramp
intersections at Jamboree Road are controlled and maintained by the California Department of
Transportation (Caltrans).
Study Area Intersections
No. Intersection Jurisdictions Traffic Control
1 MacArthur Boulevard at Campus Drive 1 Irvine Signal
2 MacArthur Boulevard at Birch Street Newport Beach Signal
3 MacArthur Boulevard at Von Karman Avenue Newport Beach Signal
4 MacArthur Boulevard atJamboree Road 1,2 Newport Beach Signal
5 Von Karman Avenue at Michelson Drive Irvine Signal
6 Von Karman Avenue at Campus Drive 1 Irvine Signal
7 Von Karman Avenue at Birch Street Newport Beach Signal
8 Teller Avenue at Birch Street Newport Beach 2 -way Stop
9 Jamboree Road at 1-405 NB Ramps 2 Caltrans Signal
10 Jamboree Road at 1-405 SB Ramps 2 Caltrans Signal
11 Jamboree Road at Michelson Drive Irvine Signal
12 Jamboree Road at Campus Drive 1 Irvine Signal
13 Jamboree Road at Birch Street 1 Irvine Signal
14 Jamboree Road at Fairchild Drive 1 Irvine Signal
15 Jamboree Road at Bristol Street N Newport Beach Signal
16 Jamboree Road at Bristol Street S Newport Beach Signal
17 Jamboree Road at Bayview Way Newport Beach Signal
18 Jamboree Road at University Drive Newport Beach Signal
19 University Drive at Campus Drive Irvine Signal
20 Bristol Street N at Campus Drive Newport Beach Signal
21 Bristol Street S at Irvine Avenue / Campus Drive Newport Beach Signal
22 Irvine Avenue at Mesa Drive Newport Beach Signal
23 Birch Street at Bristol Street N Newport Beach Signal
24 Birch Street at Bristol Street S Newport Beach Signal
25 Bayview Place at Bristol Street S Newport Beach Signal
1 For "shared" intersections on the boundary between the two cities, the city listed indicates the city that maintains and controls the signal. Freeway ramp intersections are maintained and operated by Caltrans. z Designated County ofOrange Congestion Management Program (CMP) intersection.
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Each intersection has been analyzed using the methodology and parameters employed by the city in which
the intersection is located. For "shared" intersections on the city boundary, the intersection analysis is
based on the methodology used by the City that controls and maintains the signal.
3.2 Analysis Methodology
Intersection analysis for all signalized intersections has been conducted using the Intersection CapacityUtilization (ICU) methodology, which is the methodology utilized by both cities, as well as the Orange
County Congestion Management Program (CMP). Intersections that are located at an Interstate Highway
intersection are also analyzed in accordance with Caltrans requirements, using a separate methodology, as discussed later in this report.
The ICU methodology provides a comparison ofthe theoretical hourly vehicular capacity of an intersection
to the number of vehicles actually passing through that intersection during any given hour. The ICU
calculation assumes an hourly per -lane capacity for each lane through the intersection, and a clearance
factor to account for the effect of yellow and red signal phases.
Variations in analysis input parameters between the cities of Newport Beach and Irvine have been
accounted for in the analysis. The following presents the ICU parameters for each of the cities.
ICU Parameter City of Newport Beach City of Irvine
Saturation Flow Rate / Lane 1,600 vehicles per hour (vph) 1,700 vehicles per hour (vph)
Clearance Interval 0 05 of cycle length
Right -turn -on -red allowed i NA Yes
ATMS Credit 2 NA 05
Critical Movement/ ICU calculation 3 decimals for each critical 2 decimals for each critical
movement, summed and rounded to movement and final ICU
2 decimals for the final ICU for the
TPO analysis, and 3 decimals for the
CEQA analysis
1 Right -turn -on -red is allowed from exclusive right -turn lanes. For the City of Irvine, "unofficial" right -turn lanes (known as a de facto right - turn lane) are assumed in the ICU calculation if 19 feet of travel lane exists from lane stripe to edge of roadway, and curbside parking isprohibitedduringpeakperiods.
2 ATMS is an advanced traffic signal management system employed by the City of Irvine to allow the control of signal operations in real-time
response to traffic conditions at the intersection. Intersections with the ATMS equipment installed are given a 0.05 capacity credit. TheATMScreditisnotappliedtointersectionslocatedwithintheIrvineBusinessComplex (IBC). One study intersection (University Drive atCampusDrive) has the ATMS equipment installed. The ATMS credit is applied in all study scenarios.
Intersection analysis for unsignalized intersections has been conducted using the Highway CapacityManual (HCM) methodology, which returns a delay value, expressed in terms of the average seconds of
delay per vehicle.
Operating conditions for both ICU and HCM methodologies are expressed in terms of "Level of Service"
which is also referred to by its acronym, LOS. The ICU calculation returns a volume -to -capacity (V/C) ratio
that translates into a corresponding Level of Service, ranging from LOS A, representing uncongested, free-
flowing conditions; to LOS F, representing congested, over -capacity conditions.
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A summary description of each Level of Service and the corresponding V/C ratio or delay is provided
below.
LEVEL OF SERVICE DESCRIPTIONS
A 0.00-0.60 10 EXCELLENT — No vehicle waits longer than one red light, and no
approach phase is fully used.
B 0.61-0.70 10 and -< 15 VERY GOOD -An occasional approach phase is fully utilized; drivers
begin to feel somewhat restricted within groups of vehicles.
C 0.71-0.80 15 and:5 25 GOOD - Occasionally, drivers may have to wait through more than
one red light; back-ups may develop behind turning vehicles.
FAIR - Delays may be substantial during portions of the rush hours, D 0.81-0.90 25 and -< 35 but enough lower volume periods occur to permit clearing of
developing lines, preventing excessive back-ups.
POOR - Represents the most vehicles that the intersection
E 0.91-1.00 35 and -< 50 approaches can accommodate; may be long lines of waiting
vehicles through several signal cycles.
FAILURE - Back-ups from nearby locations or on cross streets may
F 1.00 50 restrict or prevent movement of vehicles out ofthe intersection
approaches. Tremendous delays with continuously increasing
queue lengths.
LOS = Level ofService; ICU = Intersection Capacity Utilization; HCM = Highway Capacity Manual; V/C = volume -to -capacitySource: Highway Capacity Manual, 6th Edition
3.3 Performance Criteria
The City of Newport Beach target Level of Service (LOS) for peak hour operation ofsignalized intersections
is LOS D or better, except for designated intersections within the Airport Area shared with the City of
Irvine, where LOS E is acceptable. The shared Airport Area intersections applicable to the proposed Project
are as follows:
No. Intersection
1. MacArthur Boulevard at Campus Drive 1
4. MacArthur Boulevard at Jamboree Road Z
6. Von Karman Avenue at Campus Drive 1
12. Jamboree Road at Campus Drive 1
13. Jamboree Road at Birch Street 1
14. Jamboree Road at Fairchild Road 1
Will be analyzed using the City of Irvine ICU parameters
2 Will be analyzed using the City of Newport Beach ICU parameters
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In the City of Irvine, the target Level of Service is LOS D, except where the intersection is located within
the Irvine Business Complex (IBC) or the Irvine Spectrum area. A map of the IBC is provided in Appendix
G. For these intersections, the target Level of Service is LOS E. The following study intersections are
located in the IBC:
No. Intersection
1. MacArthur Boulevard at Campus Drive 1
4. MacArthur Boulevard at Jamboree Road 2
5. Von Karman Avenue at Michelson Drive 1
6. Von Karman Avenue at Campus Drive 1
9. Jamboree Road at 1-405 Northbound Ramps 1,3
10. Jamboree Road at 1-405 Southbound Ramps 1,3
11. Jamboree Road at Michelson Drive 1
12. Jamboree Road at Campus Drive 1
14. Jamboree Road at Fairchild Road 1
1Will be analyzed using the Cityof Irvine ICU parameters
2 Will be analyzed using the City of Newport Beach ICU parameters
3 Will be analyzed using Caltrans HCM parameters
3.4 SignificanceThresholds
City of Newport Beach
To determine whether the addition of project -generated trips at a signalized study intersection results in
a significant impact, the City of Newport Beach has adopted the following thresholds of significance:
A significant impact would occur when the addition of project -generated trips causes the Level of
Service at a study intersection to deteriorate from an acceptable (LOS D, except for intersections
on a CMP facility, or designated intersections in the Airport Area, where LOS E is acceptable) to a
deficient Level of Service.
A significant impact would occur when the addition of project -generated trips increases the ICU
at a study intersection by one percent or more (v/c increases by 0.010 or more), worsening aprojectedbaselineconditionofLOSEorF.
For unsignalized intersections operating at an unacceptable Level of Service, a signal warrant analysis willbeconductedtodetermineifasignaliswarranted. The signal warrant analysis will be conducted
according to the California Manual of Uniform Traffic Control Devices (MUTCD).
City of Irvine
All of the study intersections in the City of Irvine are signalized. To determine whether the addition of
project -generated trips at a signalized study intersection results in a significant impact, the City of Irvinehasadoptedthefollowingsignificancethreshold:
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A significant impact would occur when the intersection exceeds the acceptable Level of Service
LOS D except for intersections located in the IBC or on a CMP facility, where LOS E is acceptable)
in the baseline condition and the impact of the development is greater than or equal to two
percent (v/c increase by 0.02 or more), or;
The Project increases the ICU by one percent or more (v/c increases by 0.01 or more) at a study
intersection, causing it to become deficient.
Caltrans
A separate analysis of the Intersection Highway intersections using the analysis methodology and
significance thresholds specified in the Caltrans Guide for the Preparation of Traffic Impact Studies is
provided in a separate section of this report.
3.5 Study Scenarios
Each of the study intersections has been analyzed for the following scenarios:
Existing Conditions
TPO Analysis Year 2025 Without Project
TPO Analysis Year 2025 With Project
CECIA Analysis Year 2025 Without Project
CECA Analysis Year 2025 With Project
Post -2030 General Plan Buildout 1
Post -2030 General Plan Buildout With Project 2
1 The Newport Beach Traffic Model (NBTM) Traffic Analysis Zone (TAZ) 1405, where the project site is located, consists of 128 apartment
units, 128,610 square feet of general commercial use, and 695,137 square feet of office use
2 This "With Project" scenario assumes an additional 184 dwelling units, for a total of 312 dwelling units, as proposed bythe Project.
4 EXISTING TRAFFIC ENVIRONMENT/AREA CONDITIONS
4.1 ExistingTransportation System
Roadway Characteristics
Regional access to the project site is provided by the Corona del Mar Freeway/San Joaquin Hills
Transportation Corridor (SR -73), located less than one mile to the south of the project area, and by 1-405,
located approximately 1.5 miles north of the project area. The proposed development would take access
to the surrounding street system via connections to Von Karman Avenue and to Birch Street.
Michelson Drive is a four -lane divided east -west arterial in the City of Irvine, located approximately one-
third mile south of 1-405. Michelson Drive is divided by a painted median and has a posted speed limit of
40 miles per hour (mph) west of Jamboree Road and 45 mph east ofJamboree Road. East of Dupont Drive,
Class II bike lanes are provided on both sides of the roadway. Michelson Drive is designated as a Commuter
Highway in the City of Irvine Master Plan of Arterial Highways.
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Campus Drive is a six -lane divided arterial that extends north -south between Bristol Street and MacArthur
Boulevard, then turns and extends as a four -lane undivided arterial in an east -west orientation between
MacArthur Boulevard and Carlson Avenue, then two-lane undivided between Carlson Avenue and
University Drive. Class II bike lanes are provided on both sides of Campus Drive. The posted speed limit on
Campus Drive ranges from 45 mph to 50 mph within the study area. Campus Drive is designated on the
City of Newport Beach Circulation Element as a Major Arterial between Bristol Street and MacArthur
Boulevard, and as a Secondary Arterial between MacArthur Boulevard and University Drive.
Birch Street is a four -lane undivided roadway, designated as a Secondary Arterial on the City of Newport
Beach Circulation Element. Birch Street extends in a north -south direction from south of SR -73 to
MacArthur Boulevard, and then turns and extends in an east -west direction from MacArthur Boulevard
to Jamboree Road. Birch Street is divided by a painted median, and on -street parking is prohibited in the
vicinity of the Project. The posted speed limit is 45 mph.
Fairchild Road is a four -lane collector in the City of Irvine that extends in a northwest -to -southeast arc
from Jamboree Road to McArthur Boulevard. Fairchild Road is divided by a painted median. The speed
limit is 45 mph.
MacArthur Boulevard is a six- to eight -lane divided arterial that extends through the cities of Newport
Beach and Irvine. MacArthur Boulevard is divided by a raised or painted median and has a posted speed
limit of 55 mph south of Campus Drive and 45 mph north of Campus Drive. MacArthur Boulevard is
classified as a Major Arterial in both cities' Circulation Elements.
Bristol Street North is part of the Bristol Street couplet that runs along either side of SR -73. Bristol Street
North is a three- to four -lane one-way arterial that extends from Jamboree Road in a northwest direction
north of and parallel to SR -73. It crosses over SR -73 and connects with Bristol Street at Santa Ana
Avenue/Redhill Avenue. Bristol Street is classified as a Primary Arterial on the City of Newport Beach
Circulation Element. The posted speed limit is 45 mph. Bristol Street North provides a Class II bike lane.
Bristol Street South is the southbound portion of the Bristol Street couplet. Bristol Street South is a four -
lane one-way Primary Arterial that extends from Santa Ana Avenue/Redhill Avenue to Jamboree Road in
a southeast direction south of and parallel to SR -73. The posted speed limit is 45 mph. Bristol Street South
provides a Class II bike lane.
Von Karman Avenue is a four -lane north -south Primary Arterial that starts at MacArthur Boulevard in the
City of Newport Beach, and extends northward into the City of Irvine. Von Karman Avenue is divided by a
painted median and has a posted speed limit of 40 to 45 mph. Von Karman Avenue is classified as a Primary
on the City of Newport Beach Circulation Element. On the City of Irvine Circulation Element, Von Karman
Avenue is classified as a Secondary Highway between Campus Drive and Michelson Drive and as a Major
Highway north of Michelson Drive.
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Jamboree Road is a six- to eight -lane divided arterial that extends through both Irvine and Newport Beach
in a north -south direction. Within the Newport Beach city limits, Jamboree Road is mainly a six -lane
divided arterial with three lanes in each direction, except for the segment between Birch Street and
Fairchild Road, where there are four southbound travel lanes. Jamboree Road transitions into a seven -
lane arterial north of the Newport Beach city limits. Jamboree Road is divided by a raised landscaped
median and has a posted speed limit of 55 mph south of Campus Drive and 50 mph north of Campus Drive.
Jamboree Road is classified as a Major Arterial in both cities' Circulation Elements. Class II bike lanes are
provided on both sides of Jamboree Road.
University Drive is a four -lane to six -lane divided arterial. University Drive extends eastward from
Jamboree Road in the City of Newport Beach across the SR -73 into the City of Irvine, and through UCI)
University Drive transitions from four to six lanes at the SR -73 southbound ramps. University Drive is
divided by a raised landscaped median and has a posted speed limit of 50 mph within the Study Area.
University Drive is classified as a Primary Arterial on the City of Newport Beach Circulation Element and a
Major Arterial on the City of Irvine Circulation Element. Class II bike lanes are provided on both sides of
University Drive.
Existing Transit Service
Transit service in the vicinity of the project site is provided by the Orange County Transportation Authority
OCTA) bus lines. The bus routes currently operated by OCTA through the study area in the cities of
Newport Beach and Irvine are shown on Figure S. The following OCTA routes serve the project site and
vicinity.
OCTA Route 59 operates between the cities ofAnaheim and Irvine via Kraemer Boulevard/Glassell Street/
Grand Avenue and Von Karman Avenue. The Route 59 stop closest to the project site is east of Campus
Drive and University Avenue. Route 59 operates in full -route mode on weekdays from 5:50 AM to 10:30
PM with 50- to 60 -minute headways (the time interval between bus arrivals). On Saturdays, Route 59 does
not offer service to UCI; it only operates to Pullman Street and Dyer Road from approximately 5:50 AM to
9:20 PM with 50- to 60 -minute headways. Route 59 does not operate on Sundays.
OCTA Route 76 operates between the cities of Huntington Beach and Newport Beach via Talbert Avenue/
MacArthur Boulevard. The Route 76 stop closest to the project site is at the corner of Michelson Drive and
Dupont Drive. Route 76 operates on weekdays, from approximately 6:00 AM to 7:00 PM, with 1 -hour
headways. Route 76 does not operate on weekends.
OCTA Route 79 operates between the cities of Tustin and Newport Beach via Bryan Avenue/ Culver Drive/
University Avenue. The Route 79 stop closest to the project site is at the corner of Michelson Drive and
Culver Drive. Route 79 operates every day from 6:10 AM to 9:00 PM with 1 -hour headways.
OCTA Route 167 operates between the cities of Orange and Irvine via Hewes Street/ Irvine Boulevard/
Jeffrey Road. The Route 167 stop closest to the project site is at the corner of University Drive and Harvard
Avenue. Route 167 operates weekdays from approximately 5:15 AM to 9:25 PM with 1 -hour headways.
Route 167 does not operate on weekends.
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OCTA Route 178 operates between the cities of Huntington Beach and Irvine via Adams Avenue, Birch
Street, and Campus Drive. The Route 178 stop closest to the project site is located at the corner of Birch
Avenue and Von Karman Avenue. Route 178 operates on weekdays from 5:10 AM to 9:50 PM with
approximately 1 -hour headways. Route 178 does not operate on weekends.
OCTA Route 213 operates between the cities of Brea and Irvine via SR -55. The Route 213 stop closest to
the project site is located at the corner of Michelson Drive at Riparian View. Route 213 operates on
weekdays from 5:30 AM to 7:00 PM with 30 -minute headways. Route 213 does not operate on weekends.
OCTA Route 472 operates between the cities of Tustin and Irvine via Edinger Avenue, Red Hill Avenue,
Campus Drive and Jamboree Road. The Route 472 stop closest to the project site is located at the corner
of Jamboree Road and Birch Street. Route 472 operates on weekdays from 6:10 AM to 9:10 PM with 30 -
minute to 1 -hour headways. Route 472 does not operate on weekends.
OCTA Route 473 operates between the cities of Tustin and Irvine via Edinger Avenue/ Harvard Avenue.
The Route 473 stop closest to the project site is located at the corner of Harvard Avenue and Bridge
Avenue. Route 473 operates on weekdays from approximately 6:10 AM to 9:20 PM with 20- to 30 -minute
headways. Route 473 does not operate on weekends.
Kiley»#Horn Page 1 18
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72 = Route 472
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213 = Route 213
72 = Route 472
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5 EXISTING TRAFFIC CONDITIONS
5.1 ExistingTraffic Volumes
Field observations of all study intersections were conducted to document the number of through and
turning lanes, traffic control, and other existing traffic conditions at each intersection. Existing lane
configurations and intersection traffic control at the study intersections are shown on Figure 6.
Existing morning and evening peak hour intersection turning movement counts were provided by the
cities of Newport Beach and Irvine. Intersection counts that were not provided by either city were
collected in either 2018 or 2019. The traffic counts provided by the cities of Newport Beach and Irvine
were conducted between 2017 and 2019. For City of Newport Beach intersections, traffic counts older
than one year have been grown at 1 percent per year on certain major roadways, per direction from City
staff, to grow the counts to Year 2020. For City of Irvine intersections, traffic counts were grown at 2
percent per year, based on direction from City staff, to grow the counts to Year 2020. The resulting peak
hour turning movement volumes are shown on Figure 7. Copies of peak hour traffic data collection sheets
are provided in Appendix A.
5.2 Existing Intersection Analysis
Peak hour intersection analysis was conducted for the signalized study intersections using the applicable
intersection analysis methodology and parameters for each city, as discussed previously in this report.
Unsignalized intersections were analyzed using the HCM methodology for unsignalized intersections.
Existing AM and PM peak hour intersection operations are summarized on Table 1. All study intersections
are currently operating at an acceptable Level of Service (LOS D for all intersections, except LOS E for
intersections in the Airport Area or the IBC area, and CMP intersections). Intersection Level of Service
worksheets are provided in Appendix B.
Table 1: Summary of Intersection Operation Existing Conditions
Traffic AM Peak Hour PM Peak Hour
Intersection Control ICU/Delay I,OS NCU/L1eMay . I,
QS99
1 MacArthur Blvd at Campus Dr* S 0.50 A 0.82 D
2 MacArthur Blvd at Birch St S 0.34 A 0.52 A
3 MacArthur Blvd at Von Karman Ave S 0.55 A 0.52 A
4 MacArthur Blvd atJamboree Rd* S 0.58 A 0.67 B
5 Von Karman Ave at Michelson Dr* S 0.54 A 0.68 B
6 Von Karman Ave at Campus Dr* S 0.52 A 0.70 B
7 Von Karman Ave at Birch St S 0.32 A 0.42 A
8 Teller Ave at Birch St U 12.2 B 13.5 B
9 Jamboree Rd at 1-405 NB Ramps* S 0.76 C 0.85 D
10 Jamboree Rd at 1-405 SB Ramps* S 0.96 E 0.95 E
11 Jamboree Rd at Michelson Dr* S 0.63 B 0.88 D
12 Jamboree Rd at Campus Dr* S 0.62 B 0.63 B
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Table 1: Summary of Intersection Operation Existing Conditions
13 Jamboree Rd at Birch St* S 0.52 A 0.53 A
14 Jamboree Rd at Fairchild Dr* S 0.57 A 0.69 B
15 Jamboree Rd at Bristol St N S 0.37 A 0.46 A
16 Jamboree Rd at Bristol St S S 0.67 B 0.62 B
17 Jamboree Rd at Bayview Way S 0.43 A 0.44 A
18 Jamboree Rd at University Dr S 0.62 B 0.53 A
19 University Dr at Campus Dr 1 S 0.79 C 0.79 C
20 Bristol St N at Campus Dr S 0.54 A 0.68 B
21 Bristol St S at Irvine Ave/Campus Dr S 0.68 B 0.52 A
22 Irvine Ave at Mesa Dr S 0.48 A 0.64 B
23 Birch St at Bristol St N S 0.64 B 0.55 A
24 Birch St at Bristol St S S 0.48 A 0.48 A
25 Bayview PI at Bristol St S S 0.51 A 0.50 A
S = Signalized; U = Unsignalized; ICU = Intersection Capacity Utilization; LOS = Level ofService
Bold and shaded values indicate intersections operating at LOS E or F per City standards.
For signalized intersections, intersection operation is expressed in volume -to -capacity (V/C) ratio using the ICU methodology. For unsignalized
intersections, LOS is expressed in average seconds of delay per peak hour vehicle, based on the methodology outlined in the 2010 HighwayCapacityManual.
Level of Service E is acceptable at this intersection.
A 5% capacity credit is applied at this intersection to reflect implementation of the Advanced Transportation Management System (ATMS)
1Mlel * Horn Page 122
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FIGURE 7
EXISTING PEAK HOUR TRAFFIC VOLUMES
25-
LESENQ:
Q Newport Beach Intersection
Qx Irvine Intersection
Caltrans Intersection
City Boundary
XXIYY AM/PM Peak Hour Turning
MovementVolumes
WORKING DRAFT—NOT FOR PUBLICDISTRIBUTION
City of Newport Beach
This Page Intentionally Left Blank
Residences at 4400 Von Karman
Tr FFir Imn. n N...J..
Iml 111%. Y ",- I Jul II Page 126
WORKING DRAFT—NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman
City of Newport Beach Traffic Impact Study
6 PROPOSED PROJECT TRAFFIC
Project
Trip generation estimates for the proposed Project were developed using the Institute of Transportation
Engineers (ITE) Trip Generation Manual (10th Edition) publication. The proposed project components and
trip generation estimates for the Residences at 4400 Von Karman are as follows:
Multifamily Housing (Mid -Rise) (Land Use 221)
Daily, morning peak hour, and evening peak hour trip generation estimates for the proposed Project are
shown on Table 2. The Project (312 units) would generate approximately 1,697 daily trips, with 112
morning peak hour trips (29 inbound and 83 outbound) and 138 evening peak hour trips (84 inbound and
54 outbound).
The project site is located in traffic analysis zone (TAZ) 1405 of the Newport Beach Traffic Model (NBTM).
The City of Newport Beach General Plan Transportation Study (March 2006) includes 128 apartment units.
Because the Project proposes 312 multi -family rental units, the Post -2030 General Plan Buildout With
Project scenario adds 184 additional multi -family units.
Table 2: Summary of Project Trip Generation
Mult11ifamily Housing (Mid -Rise) I 221 I DU I 5.44 10.094 10.266 10.36 10.268 10.172 1 0.44
Multifamily Housing (Mid -Rise) 2 I 312 I DU 11,697 I 29 I 83 I 112 I 84 1 54 1 138
Total Project Trips 11,697 I 29 I 83 I 112 I 84 I 54 138
I Source: Institute ofTransportation Engineers (ITE) Trip Generation Manual, 10th Edition
2Trip generation estimates shown in Table 2 have been used for TPO Analysis Year 2025 With Project and CEQA Analysis Year 2025 With Project
analyses. Trip generation for Post -2030 General Plan Buildout With Project is shown on Table 10.
1.2 Project Trip Distribution and Assignment
Project trip distribution assumptions for the project site were developed based on likely origins and
destinations of project residents and visitors, and the transportation network available for those trips.
Distribution assumptions were submitted to City staff for review and concurrence. Trip distribution
assumptions for the Project are shown on Figure 8. The resulting project -related traffic volumes at each
study intersection are shown on Figure 9.
KlMley* ®rn Page 127
WORKING DRAFT—NOT FOR PUBLIC DISTRIBUTION
City of Newport Beach
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Residences at 4400 Von Karman
Traffic Impact Studv
RIMIleyVillorn Page 128
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PROJECT TRIP DISTRIBUTION City Boundary
10% 10% 10%
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WORKING DRAFT—NOT FOR PUBLICDISTRIBUTION
City of Newport Beach
This Page Intentionally Left Blank
Residences at4400 Von Karman
7-4rn I-- C. ... J..
Page 130
1. MacArthur Blvd
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FIGURE 9
PROJECT -RELATED PEAK HOUR TRAFFIC VOLUMES
mm
LEGEND:
Q Newport Beach Intersection
x IrvineIntersection
x Caltrans Intersection
City Boundary
xxnv AM/PM Peak Hour Turning
MovementVolumes
nom NominalVolume
WORKING DRAFT—NOT FOR PUBLIC DISTRIBUTION
Cityof Newport Beach
This Page Intentionally Left Blank
Residences at4400 Von Karman
Kimlep Horn Page 132
WORKING DRAFT—NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman
City of Newport Beach Traffic Impact Study
7 FUTURE CONDITIONS
The project Opening Year is Year 2024. Per the City's TPO analysis guidelines, the Future Year analysis is
one year after Opening Year, therefore Year 2025 was used in the Future Conditions analysis. Near-term
future traffic forecasts have been developed for two analysis conditions:
Future Year with Existing plus Growth plus Committed Projects, representing analysis of the
conditions required by the City of Newport Beach Traffic Phasing Ordinance (TPO)
Future Year with Existing plus Growth plus Committed plus Cumulative Projects, as required by
CEQA.
A discussion of each is provided in the following sections.
7.1 Traffic Phasing Ordinance (TPO) Analysis
The City of Newport Beach TPO first requires a determination of whether project trips will increase traffic
volumes on any leg of a Primary Intersection by one percent (1%) or more during either the morning or
evening peak hour one year after project completion, or that portion of the Project expected to be
constructed within five years (sixty months) of project approval, which would be Year 2025. The TPO then
requires a Level of Service analysis of the project impact at any Primary Intersection that exceeds the
one percent threshold.
For TPO purposes, traffic forecasts for study intersections in the City of Newport Beach are developed by
applying an ambient growth rate of one percent per year on primary roadways (Jamboree Road,
MacArthur Boulevard and Irvine Avenue), plus traffic from Committed Projects in the vicinity of the
project site. For study intersections in the City of Irvine, a growth factor of two percent per year is applied
to develop Year 2025 forecasts.
Committed projects consist of projects in the City of Newport Beach that have been approved but are not
yet fully constructed and occupied. Committed Projects information was provided by the City of Newport
Beach Staff. A copy of the Approved Projects data sheets provided by the City of Newport Beach is
included in Appendix C. A summary of the Newport Beach Committed Projects is provided on Table 3.
Traffic volumes generated by the Committed Projects in the study area were added to existing peak hour
volumes plus ambient growth to develop the TPO Analysis Year 2025 forecast traffic volumes. The
resulting peak hour traffic volumes are shown on Figure 10.
I ley)))orn Page 133
WORKING DRAFT—NOT FOR PUBLIC DISTRIBUTION
City of Newport Beach
Table 3: Summary of City of Newport Beach Committed Projects
Residences at 4400 Von Karman
Traffic Impact Study
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 Boulevard 15%
958 Hoag Health Center 95/
959 North Newport Center 0/
962 328 Old Newport Medical 0/
965 Mariner's Pointe 82%
968 Uptown Newport (Phase 2) 0/
969 Uptown Newport (Phase 1) 5%
971 Back Bay Landing 300 E. Coast Highway 0/
974 Newport Executive Center 70/
975 Ebb Tide Residential 20/
976 ENC Nature Pre-school 0/
977 Balboa Marina West 0/
979 Newport Crossings 0/
980 Vivante Senior Center 0/
Source: Cityof Newport Beach —Traffic Phasing Ordinance Data —Includes approved projects less than 100%
complete.
TPO 1% Analysis
In accordance with City of Newport Beach traffic study requirements, the project traffic contribution at
the Primary Intersections was evaluated to determine the extent of the Traffic Impact Study required of
the Project. The Primary Intersections identified through the 1% Analysis will be evaluated for the LOS
Analysis.
For the TPO Analysis, the project -related morning and evening peak hour traffic volumes were compared
to the TPO Analysis Year 2025 Without Project peak hour volumes on each leg of each Primary Intersection
to determine whether the Project would result in a 1 percent increase. The results of the analysis are
summarized on Table 4. The 1% Analysis Worksheets for the TPO Analysis are provided in Appendix D.
Table 4 shows that the project traffic will exceed 1 percent on at least one approach in one or both peak
hours at each of the Newport Beach Primary Intersections, except at the following intersections:
6. Von Karman Avenue at Campus Drive
12. Jamboree Road at Campus Drive
17. Jamboree Road at Bayview Way
18. Jamboree Road at University Drive
21. Bristol Street South at Irvine Avenue/
Campus Drive
22. Irvine Avenue at Mesa Drive
24. Birch Street at Bristol Street South
25. Bayview Place at Bristol Street South
KI ley* OCn Page 134
1. MacArthur BlvdatCampusDr 2. MacArthurBlvd
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FIGURE 10
TPO ANALYSIS YEAR 2025 WITHOUT PROJECT PEAK HOUR TRAFFIC VOLUMES
35-
LEGEND:
Q Newport Beach Intersection
x Irvine Intersection
x Caltrans Intersection
City Boundary
xxnY AM/PM Peak Hour Turning
MovementVolumes
WORKING DRAFT—NOT FOR PUBLIC DISTRIBUTION
City ofNewport Beach
This Page Intentionally Left Blank
Residences at 4400 Von Karman
fVImcy,vnu l Page 136
WORKING DRAFT—NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman
City of Newport Beach Traffic Impact Study
The analysis will proceed with a TPO Traffic Impact Study at the remaining Newport Beach Primary
Intersections. It should be noted that the 1% Analysis was not conducted for the study intersections
entirely in the City of Irvine because the TPO requirement only applies to the City of Newport Beach
Primary Intersections. All study intersections in the City of Irvine, including study intersections located on
the border of Irvine and Newport Beach, have been analyzed for all study scenarios in this report.
Table 4: Summary of 1% TPO Analysis
Northbound Southbound Eastbound Westbound'
Approach Approach Approach Approach
No. intersection Condition AM,, PM ANi PM AM PM AM PM
1% of projected pk hr volume 9 16 16 20 14 9 3 16
1 MacArthur Blvd/
project peak hour volume 17 11 6 17 0 0 0 0CampusDr
Project traffic less than 1%? N Y Y Y Y Y Y Y
1% of projected pk hr volume 8 11 10 12 5 7 2 9
2 MacArthur Blvd/
Birch St Project peak hour volumep 0 0 6 17 3 8 30 20
Project traffic less than 1%? Y Y Y N Y x N=
1% of projected pk hr volume 17 12 7 11 1 5 3 8
3 MacArthur Blvd/
Von Karman Ave project peak hour volume 7 19 0 0 0 0 19 12
Project traffic less than 1%? Y Y Y Y Y
MacArthur Blvd/
1% of projected pk hr volume 17 14 8 21 18 14 17 18
4
Jamboree Rd Project peak hour volumep 6 17 18 12 8 22 14 9
Project traffic less than 1%? Y N Y Y N Y Y
1% of projected pk hr volume 8 8 7 13 7 8 5 9
6 Von Korman Ave/
Campus Dr project peak hour volume 4 3 1 4 0 0 0 0
Project traffic less than 1%? Y Y Y Y Y Y Y Y
1% of projected pk hr volume 18 20 23 21 4 12 8 9
12 Jamboree Rd/
Campus Dr project peak hour volume 15 9 6 17 2 1 0 0
Project traffic less than 1%? Y Y Y Y Y Y Y Y
1% of projected pk hr volume 19 19 24 22 2 7 0 2
13 Jamboree Rd/
Birch St project peak hour volume 7 20 5 15 29 18 0 0
Project traffic less than 1%? Y Y Y N N Y Y
1% of projected pk hr volume 34 35 15 19 0 1 0 1JamboreeRd/ 15 Bristol St N Project peak hour volumep 8 22 15 10 0 0 0 0
Project traffic less than 1%? Y Y N Y Y Y Y Y
1% of projected pk hr volume 20 21 8 11 32 29 0 0
16 Jamboree Rd/
Bristol St S Project peak hour volumep 3 8
1
8 5 5 13 0 0
Project traffic less than 1%? Y Y N ::. Y Y Y Y Y
1% of projected pk hr volume 19 21 23 22 2 3 1 2
17 Jamboree Rd/
Bayview Wy project peak hour volume 3 8 8 5 0 0 0 0
Project traffic less than 1%? Y Y Y Y Y Y Y Y
Jamboree Rd/
1% of projected pk hr volume 17 20 22 22 6 4 5 6
18
University Dr project peak hour volume 3 8 8 5 0 0 0 0
Project traffic less than 1%? Y Y Y Y Y Y Y Y
Kimley*Horn Page 137
WORKING DRAFT—NOT FOR PUBLIC DISTRIBUTION
City of Newport Beach
Residences at 4400 Von Karman
Traffic Impact Study
Table 4: Summary of 1% TPO Analysis
Northbound Southbound Eastbcuntl Westbound
Approach Approach Approach . Approach '
No,. Intersection Condition AM PM AM PM AM PM. AM PM
1% of projected pk hr volume 21 11 5 22 0' 0 17 22-
20 Bristol
s rCampusDr Project peak hour volume 2 6 3 2 0 0 17 11
Project traffic less than 1%? Y Y Y Y Y Y Y
1% of projected pk hr volume 15 10 5 13 33 20 0 __. 0
21 Bristol St S at Irvine project peak hour volume 1 3 3 2 1 3 0 0Ave /Campus Dr
Project traffic less than 1%? Y Y Y Y Y Y Y Y
1% of projected pk hr volume 20 9 7 18 5 3 2 8
22 Irvine Ave at
Project peak hour volume 2 4 3 2 0 0 1 1MesaDr
Project traffic less than 1%? Y Y Y Y Y YY Y
1% of projected pk hr volume 12 5 2 11 0 0 21 21
23 Birch Stat
Bristol St N Project peak hour volume 1 1 10 7 0 0 7 5
Project traffic less than 1%? Y Y Y Y Y Y Y
1% of projected pk hr volume 8 5 5 10 22 15 0 0BirchStat24
Bristol St S Project peak hour volume 1 1 1 1 0 0 0 0
Project traffic less than 1%? Y Y Y Y Y Y Y Y
1% of projected pk hr volume 1 3 0 0 35 26 0 0
25 Bayview PI at
Bristol St S Project peak hour volume 0 0 0 0 5 13 0 0
Project traffic less than 1%? Y Y Y Y Y Y Y Y
TPO Analysis Year 2025 Without Project
Intersection analysis was conducted for the TPO Analysis Year 2025 (Existing plus Growth plus Committed
Projects) Without Project peak hour traffic conditions. Intersection worksheets are provided in Appendix
B. The results of the intersection analysis are summarized on Table 5. Review of the table shows that the
following study intersection would operate at an unacceptable Level of Service under TPO Analysis Year
2025 Without Project Conditions:
10. Jamboree Road at 1-405 SB Ramps: AM — LOS F; PM — LOS F
Kiley* ®rn Page 138
WORKING DRAFT -NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman
City of Newport Beach Traffic Impact Study
Table 5: Intersection Operations - TPO Analysis Year 2025 Without Project Conditions
1 MacArthur Blvd at Campus Dr* S 0.56 A 0.90 D
2 MacArthur Blvd at Birch St S 0.37 A 0.55 A
3 MacArthur Blvd at Von Karman Ave S 0.57 A 0.55 A
4 MacArthur Blvd atJamboree Rd* S 0.65 B 0.73 C
5 Von Karman Ave at Michelson Dr* S 0.59 A 0.74 C
6 Von Karman Ave at Campus Dr* S 0.59 A 0.77 C
7 Von Karman Ave at Birch St S 0.32 A 0.42 A
8 Teller Ave at Birch St U 12.2 B 13.5 B
9 Jamboree Rd at 1-405 NB Ramps* S 0.83 D 0.93 E
10 Jamboree Rd at 1-405 SB Ramps* S 1.07 F 1.04
11 Jamboree Rd at Michelson Dr* S 0.69 B 0.97 E
12 Jamboree Rd at Campus Dr* S 0.70 B 0.71 C
13 Jamboree Rd at Birch St* S 0.59 A 0.62 B
14 Jamboree Rd at Fairchild Dr* S 0.68 B 0.79 C
15 Jamboree Rd at Bristol St N S 0.42 A 0.51 A
16 Jamboree Rd at Bristol St S S 0.70 B 0.68 B
19 University Dr at Campus Dr i S 0.88 D 0.86 D
20 Bristol St N at Campus Dr S 0.56 A 0.69 B
23 Birch St at Bristol St N S 0.68 B 0.57 A
Notes:
Bold values indicate intersections operating at an unacceptable Level of Service
Intersection operation is expressed in volume -to -capacity (v/c) ratio for signalized intersections, and average delay for unsignalizedintersections.
Delay values for unsignalized intersections represent the average vehicle delay on the worst (highest delay) intersection approach.
Level ofService E is acceptable at this intersection.
A 5% capacity credit is applied at this intersection to reflect implementation of the Advanced Transportation Management System (ATMS)
TPO Analysis Year 2025 With Project
In this scenario, project -related peak hour traffic volumes are added to the TPO Analysis Year 2025
Without Project traffic volumes. TPO Analysis Year 2025 With Project peak hour volumes are shown on
Figure 11. The results of the intersection analysis are summarized on Table 6. Review of this table shows
that the following study intersection would operate at an unacceptable Level of Service under TPO
Analysis Year 2025 with project conditions:
10. Jamboree Road at 1-405 SB Ramps: AM - LOS F; PM - LOS F
KimlepMorn Page 139
WORKING DRAFT—NOT FOR PUBLIC DISTRIBUTION
Cityof Newport Beach
This Page Intentionally Left Blank
Residences at 4400 Von Karman
Traffir Imnart rturiv
KimleylMorn Page 140'
WORKING DRAFT -NOT FOR PUBLIC DISTRIBUTION Residences at4400 Von KarmanCityofNewportBeachTrafficImpactStudy
Table 6: Intersection Operations - TPO Analysis Year 2025 With Project Conditions
AM Peak Hour PM PeakWour<'
Int. Without Project': With Project Sig Without Project with Project SigIntersectioniCU%Delay; COS , ICU/W'y ! 105 Change- Impact? ICU/Delay l05 iCU/Delay LOS Change Impact?;
1 MacArthurBlvd at Campus Dr* 0.56 A 0.56 A 0.00 No 0.90 D 0.90 D 0.00 No2MacArthurBlvdatBirchSt0.37 A 0.38 A 0.01 No 0.55 A 0.56 A 0.01 No3MacArthurBlvdatVonKarmanAve0.57 A 0.58 A 0.01 No O.S5 A 0.55 A 0.00 No4MacArthurBlvdatJamboreeRd* 0.65 B 0.66 B 0.01 No 0.73 C 0.74 C 0.01 No5VonKarmanAveatMichelsonDO0.59 A 0.60 A 0.01 No 0.74 C 0.75 C 0.01 No6VonKarmanAveatCampusDr* 0.59 A 0.59 A 0.00 No 0.77 C 0.78 C 0.01 No7VonKarmanAveatBirchSt0.32 A 0.33 A 0.01 No 0.42 A 0.43 A 0.01 No8TellerAveatBirchSt (unsignalized) 12.2 B 12.7 B 0.5 No 13.5 B 14.8 B 1.3 No9JamboreeRdat1-405 NB Ramps* 0.83 D 0.83 D 0.00 No 0.93 E 0.93 E 0.00 No10JamboreeRdatI-405 SB Ramps* 1.07 i= ..', 0.00 No 1.04 F = 1:04 P ! 0.00 No11JamboreeRdatMichelsonDr* 0.69 B 0.69 B 0.00 No 0.97 E 0.97
r
E 0.00 No12JamboreeRdatCampusDr* 0.70 B 0.70 B 0.00 No 0.71 C 0.71 C 0.00 No13JamboreeRdatBirchSt* 0.59 A 0.60 A 0.01 No 0.62 B 0.64 B 0.02 No14JamboreeRdatFairchildDr* 0.68 B 0.68 B 0.00 No 0.79 C 0.79 C 0.00 No15JamboreeRdatBristolStN0.42 A 0.42 A 0.00 No 0.51 A 0.52 A 0.01 No16JamboreeRdatBristolStS0.70 B 0.70 B 0.00 No 0.68 B 0.69 B 0.01 No19UniversityDratCampusDr10.88 D 0.88 D 0.00 No 0.86 D 0.86 D 0.00 No20BristolStNatCampusDr0.56 A 0.57 A 0.01 No 0.69 B 0.69 B 0.00 No23BirchStatBristolStN0.68 B 0.68 B 0.00 No 0.57 A 0.57 A 0.00 NoNotes:
Bold values indicate intersectionsoperating at an unacceptableLevelof Service
Intersection operation is expressed in volume -to -capacity (v/c) ratio forsignalized intersections, and average delayfor unsignalized intersections.
Delay values forunsignalized intersections representthe average vehicle delayon the worst (highest delay) intersection approach.
1 A 5% capacitycredit isapplied at this Intersection to reflectimplementation oftheAdvancedTransportation Management System (ATMS) Level of Service E is acceptable atthis intersection.
ItlMley)))Horn Page 141
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City of Newport Beach
This Page Intentionally Left Blank
Residences at 4400 Von Karman
Traffir Imnart CtiAv
Ki lleyvimiOfn Page 142
1. MacArthurBlvd
at CampusDr 2. MacArthur BlvdatBirchSt 3. MacArthurBlvd
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FIGURE 11
TPO ANALYSIS YEAR 2025 WITH PROJECT PEAK HOUR TRAFFIC VOLUMES
43-
LEGEN :
Q Newport Beach Intersection
Qx Irvine Intersection
x Caltrans Intersection
City Boundary
xxiYY AM/PM Peak Hour Turning
Movement Volumes
WORKING DRAFT—NOT FOR PUBLIC DISTRIBUTION
City of Newport Beach
This Page Intentionally Left Blank
Residences at 4400 Von Karman
Tmffir Imnwrt Ctivly
Page 144
WORKING DRAFT—NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman
City of Newport Beach Traffic Impact Study
CECIA requires that a Cumulative Conditions analysis be conducted. The Cumulative Conditions analysis
includes traffic from Cumulative Projects in the vicinity of the project site.
Cumulative Projects consist of the Committed Projects (approved projects in the City of Newport Beach),
as well as other projects that are in various stages of the application and approval process but have not
yet been approved. These projects are considered to be "reasonably foreseeable" projects and must
therefore be analyzed for CEQA purposes. The Cumulative Projects list includes the projects identified by
the City of Newport Beach as Committed Projects, plus pending projects in the City of Newport Beach, as
well as approved and pending projects in the City of Irvine. A summary of Cumulative Projects is provided
on Table 7. The location of the Cumulative Projects in relation to the project site is shown on Figure 12.
Cumulative Projects information and data provided by the City of Newport Beach and the City of Irvine
are provided in Appendix C.
The CEQA Cumulative Conditions analysis was conducted for the following scenarios:
CEQA Analysis Year 2025 Without Project
CEQA Analysis Year 2025 With Project
Future Year Cumulative Conditions peak hour traffic volumes for the City of Newport Beach intersections
were developed by adding an ambient growth rate of one percent per year to existing volumes on primary
roadways and then adding peak hour traffic volumes from both the Committed and Cumulative Projects.
For the City of Irvine intersections, City of Irvine transportation planning staff provided peak hour traffic
forecasts from the Irvine Traffic Analysis Model (ITAM) which is maintained and operated by the City of
Irvine. The ITAM forecasts include the effects of ambient traffic growth and traffic from Cumulative
Projects; the ITAM forecasts are in Appendix C. ITAM forecasts represent year 2023 traffic volumes;
therefore, City of Irvine staff recommended applying a growth factor of 2 percent per year to develop
Year 2025 forecasts. The westbound approach at the intersection of Jamboree Road at Birch Street will
be widened to one left -turn lane, one shared left -through lane, and a dedicated right -turn lane to account
for the traffic generated by the UCI North Campus Child Health. The modified westbound approach was a
recommended improvement in the UCI North Campus Child Health Traffic Study.
CEQA Analysis Year 2025 Without Project
CECIA Analysis Year 2025 Without Project peak hour traffic volumes for all study intersections are shown
on Figure 13. CEQA Analysis Year 2025 Without Project intersection operations are summarized in Table 8.
All study intersections are forecasted to operate at an acceptable Level of Service in both peak hours with
the exception of the following:
10. Jamboree Road at 1-405 SB Ramps: AM — LOS F; PM — LOS F
11. Jamboree Road at Michelson Drive: PM — LOS F
KI le`!/>fflOrn Page 145
WORKING DRAFT—NOT FOR PUBLIC DISTRIBUTION
City of Newport Beach
This Page Intentionally Left Blank
Residences at 4400 Von Karman
Traffic Impact Study
K' 'ey) orn Page 146
WORKING DRAFT -NOT FOR PUBLIC DISTRIBUTION
City of Newport Beach
Table 7: Summary of Cumulative Projects
City of Newport Beach
Residences at 4400 Von Karman
Traffic Impact Study
1 Drive Shack Golf Driving Range 102 Driving 1,392 25 16 41 57 70 127
5 Newport Coast Mixed Residential 1,518
Position
14,778 413 932 1,345 926 557 1,483
2 Newport Airport Multi -family
225 Room 1,881 62 43 105 69 66 135
6
Village Housing (Mid -Rise) 329 DU 1,790 31 88 119 88 57 145
3 UCI North Campus Hospital (City of
150.000 KSF 1,461 150 24 174 28 145 173
7
Hospital Irvine) 350.000 KSF 3,752 212 100 312 109 231 340
8
UCI North Campus Medical -Dental
N/A N/A 1 2,832 139 69 1 207 1 102 148 251
4
Child Health Office Building 168.000 KSF 5,846 364 103 467 163 418 581
Hotel 386 Room 3,227 107 74 181 118 113 231
10 Landmark General Office
City of Irvine)
448.000 KSF 4,364 447 73 520 82 433 515
5 Newport Coast Mixed Residential 1,518 DU 14,778 413 932 1,345 926 557 1,483
Fast -Food
225 Room 1,881 62 43 105 69 66 135
6 Westcliff Restaurant Restaurant w/out 11.953 KSF 4,002 180 120 300 101 102 203
drive-through
150.000 KSF 1,461 150 24 174 28 145 173
7 Garden Restaurant Quality Restaurant 10.987 KSF 971 6 2 8 55 29 84
8 Newport Village Mixed Use N/A N/A 1 2,832 139 69 1 207 1 102 148 251
9 Bayside Family
Resort Hotel Hotel 275 Room 1,796 64 49 113 67 67 134
City of Irvine
Hotel 386 Room 3,227 107 74 181 118 113 231
10 Landmark General Office
r le * ®rn Page 147
Building 448.000 KSF 4,364 447 73 520 82 433 515
11 Trilogy Residential Multi -family
Housing (Mid -Rise) 876 DU 4,765 82 233 315 235 151 386
Hotel 225 Room 1,881 62 43 105 69 66 135
12 Banc & Office Hotel General Office
Building 150.000 KSF 1,461 150 24 174 28 145 173
13 Park Place Office General Office
Building Building 199.000 KSF 1,938 199 32 231 37 192 229
14 Towneplace Hotel Business Hotel 165 Occupied 838 49 43 92 41 33 74Room
15 17850 Von Karman General Office
Building 240.856 KSF 2,346 240 39 279 44 233 277
16 15 Degrees South Multi -family
Housing (Mid -Rise) 150 DU 816 14 40 54 40 26 66
17 2525 Main Street Multi -family
Housing (Mid Rise) 272 DU 1,480 26 72 98 73 47 120
18 2055 Main Street Multi -family
Housing (Mid Rise) 178 DU 968 17 47 64 48 31 79
19 Pistoia Apartments Multi -family
Housing (Mid -Rise) 371 DU 2,018 35 99 134 99 64 163
20 Milani Apartments Multi -family
Housing (Mid -Rise) 287 DU 1,561 27 76 103 77 49 126
Multi -family
21 Central Park West Housing (Mid Rise) 1,560 DU 8,486 147 415 562 418 268 686
Shopping Center 10.016 KSF 378 6 4 10 18 20 38
22 Main & Jamboree Multi -family
Housing (Mid -Rise) 288 DU 1,567 27 77 104 77 50 127
23 17821 Gillette Multi -family
Housing (Mid -Rise) 39 DU 212 4 10 14 10 7 17
r le * ®rn Page 147
WORKING DRAFT—NOT FOR PUBLIC DISTRIBUTION
City of Newport Beach
Table 7: Summary of Cumulative Projects
Residences at 4400 Von Karman
Traffic Impact Study
24 17811 Gillette Multi -family 44 DU 239 4 12 16 12 8 20
Housing (Mid -.Rise)
25 17822 Gillette Multi -family 137 DU 745 13 36 49 37 24 61Housing (Mid -Rise)
26 360 Fusion Multi -family 280 DU 1,523 26 74 100 75 48 123
Housing (Mid -Rise)
27 2602 McGaw Multi -family 120 DU 653 11 32 43 32 21 53
Housing (Mid -Rise)
Total Project Trips 78,625 3,127 1 3,034 6,160 3,338 3,708 7,047
DU = Dwelling Unit, KSF =1,000 square feet,
KI ley))) ®rn Page 148
F
LOCATION OF CUMULATIVE PROJECTS
49- Kimley»>Horn
WORKING DRAFT—NOT FOR PUBLIC DISTRIBUTION
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Residences at 4400 Von Karman
Kimley)))Horn Page 150
1. MacArthurBlvd
at CampusDr 2. MacArthur BlvdatBirchSt 3. MacArthurBlvd
at VonKarmen Ave
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at Jamboree Rd 5. Von KarmenAve
at Michelson Dr
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atBirch St
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FIGURE 13
CEQA ANALYSIS YEAR 2025 WITHOUT PROJECT PEAK HOUR TRAFFIC VOLUMES
51-
LEG.EN :
Q Newport Beach Intersection
Qx Irvine Intersection
x Caltrans Intersection
City Boundary
xxny AM/PM Peak Hour Turning
Movement Volumes
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City of Newport Beach
This Page Intentionally Left Blank
Residences at 4400 Von Karman
Trnffir 1--+ C*..A,
rumeymmunj Page 152
WORKING DRAFT -NOT FOR PUBLIC DISTRIBUTION
City of Newport Beach
Residences at 4400 Von Karman
Traffic Impact Study
Table 8: Intersection Operation - CEQA Analysis Year 2025 Without Project Conditions
AM Peak Hour PM Peak Hour .'
intersection ICU/flay LOs ICU/Delay... LQS ;
1 MacArthur Blvd at Campus Dr* 0.667 B 0.959 E
2 MacArthur Blvd at Birch St 0.401 A 0.583 A
3 MacArthur Blvd at Von Karman Ave 0.572 A 0.572 A
4 MacArthur Blvd at Jamboree Rd* 0.723 C 0.837 D
5 Von Karman Ave at Michelson Dr* 0.676 B 0.785 C
6 Von Karman Ave at Campus Dr* 0.740 C 0.860 D
7 Von Karman Ave at Birch St 0.337 A 0.435 A
8 Teller Ave at Birch St (unsignalized) 12.5 B 14.2 B
9 Jamboree Rd at 1-405 NB Ramps* 0.828 D 0.922 E
10 Jamboree Rd at 1-405 SB Ramps* 1.060 I" 1.013
11 Jamboree Rd at Michelson Dr* 0.823 D 1.050 I'
12 Jamboree Rd at Campus Dr* 0.808 D 0.811 D
13 Jamboree Rd at Birch St* 0.728 C 0.899 D
14 Jamboree Rd at Fairchild Dr* 0.776 C 0.548 A
15 Jamboree Rd at Bristol St N 0.440 A 0.590 A
16 Jamboree Rd at Bristol St S 0.734 C 0.715 C
17 Jamboree Rd at Bayview Way 0.473 A 0.491 A
18 Jamboree Rd at University Dr 0.675 B 0.601 B
19 University Dr at Campus Dr i 0.871 D 0.853 D
20 Bristol St N at Campus Dr 0.581 A 0.737 C
21 Bristol St S at Irvine Ave / Campus Dr 0.691 B 0.560 A
22 Irvine Ave at Mesa Dr 0.507 A 0.669 B
23 Birch St at Bristol St N 0.694 B 0.632 B
24 Birch St at Bristol St S 0.496 A 0.507 A
25 Bayview PI at Bristol St S 0.551 A 0.539 A
Note:
Bold values indicate intersections operating at an unacceptable Level of Service
Intersection operation is expressed in volume -to -capacity (v/c) ratio for signalized intersections, and average delay for unsignalized
intersections.
Delay values for unsignalized intersections represent the average vehicle delay on the worst (highest delay) intersection approach.
Level ofService E is acceptable at this intersection.
A 5% capacity credit is applied at this intersection to reflect implementation of the Advanced Transportation Management System (ATMS)
CEQA Analysis Year 2025 With Project
In this scenario, project -related peak hour traffic volumes were added to the CEQA Analysis Year 2025
Without Project traffic volumes. The resulting CEQA Analysis Year 2025 With Project peak hour volumes
are shown on Figure 14, and the resulting intersection operations are summarized on Table 9. The
following intersections would continue to operate at a deficient Level of Service under CEQA Analysis Year
2025 With Project conditions:
10. Jamboree Road at 1-405 SB Ramps: AM - LOS F; PM - LOS F
11. Jamboree Road at Michelson Drive: PM - LOS F
Based on the significance criteria set forth in this traffic study, the Project's incremental increase does not
exceed the significance threshold at the deficient intersections and would not result in a significant impact
with the addition of project trips. All other intersections would operate at an acceptable Level of Service
in both peak hours.
I ley* orn Page 153
WORKING DRAFT—NOT FOR PUBLIC DISTRIBUTION
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Residences at 4400 Von Karman
Traffic Impact Study
K! ley))) orn Page 154
1. MacArthur Blvd
atCampus Dr 2. MacArthurBlvd
at Birch St 3. MacArthurBlvdatVonKarmanAve 4. MacArthur Blvd
at Jamboree Rd 5. Von KarmanAveatMichelsonDr 6. Von Kerman AveatCampusDr
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FIGURE 14
CEQA ANALYSIS YEAR 2025 WITH PROJECT PEAK HOUR TRAFFIC VOLUMES
55-
LEGEND:
Q Newport Beach intersection
Qx IrvineIntersection
Caltrans Intersection
CityBoundary
XXIYY AM/PM Peak HourTurningMovementVolumes
WORKING DRAFT—NOT FORPUBLIC DISTRIBUTION
City of Newport Beach
This Page Intentionally Left Blank
Residences at 4400 Von Karman
ImII ney "r a'v" I Page 156
WORKING DRAFT -NOT FOR PUBLIC DISTRIBUTION Residences at4400Von KarmanCityofNewportBeachTrafficImpactStudy
Table 9: Intersection Operation - CEQA Analysis Year 2025 With Project Conditions
AM,Peak'Hour. PM PeakHour;
Without Piroject With Project Without Project With Project
ICUj Change Sig ICUj ICUj Change SigInt. #• ntersection ICUj Delay LOS Delay L05 Dela..y Impact? 11 DI'
lle.."
l I LOS !: Delay Impact?
1 MacArthur Blvd at Campus Dr* 0.667 B 0.669 B 0.002 No 0.959 E 0.961 E 0.002 No
2 MacArthur Blvd at Birch St 0.401 A 0.410 A 0.009 No 0.583 A 0.587 A 0.004 No
3 MacArthur Blvd at Von Karman Ave 0.572 A 0.582 A 0.010 No 0.572 A 0.575 A 0.003 No
4 MacArthur Blvd at Jamboree Rd* 0.723 C 0.725 C 0.002 No 0.837 D 0.842 D 0.005 No
5 Von Karman Ave at Michelson Dr* 0.676 B 0.678 B 0.002 No 0.785 C 0.786 C 0.001 No
6 Von Karman Ave at Campus Dr* 0.740 C 0.741 C 0.001 No 0.860 D 0.861 D 0.001 No7VonKarmanAveatBirchSt0.337 A 0.331 A 0.006 No 0.435 A 0.443 A 0.008 No
8 Teller Ave at Birch St (unsignalized) 12.5 B 13.0 B 0.5 No 14.2 B 15.7 C 1.5 No
9 Jamboree Rd at 1-405 NB Ramps* 0.828 D 0.829 D 0.001 No 0.922 E 0.925 E 0.003 No
10 Jamboree Rd at 1-405 SB Ramps* 1.060F 1.061 F „ 0.001 No 1.013 F 1.014 F " 0.001 No11JamboreeRdatMichelsonDr* 0.823 D 0.826 D 0.003 No 1.050 i« ;.: 1.052 0.002 No
12 Jamboree Rd at Campus Dr* 0.808 D 0.809 D 0.001 No 0.811 D 0.814 D 0.003 No
13 Jamboree Rd at Birch St* 0.728 C 0.732 C 0.004 No 0.899 D 0.902 D 0.003 No14JamboreeRdatFairchildDr* 0.776 C 0.777 C 0.001 No 0.548 A 0.549 A 0.001 No15JamboreeRdatBristolStN0.440 A 0.441 A 0.001 No 0.590 A 0.592 A 0.002 No
16 Jamboree Rd at Bristol St S 0.734 C 0.736 C 0.002 No 0.715 C 0.719 C 0.004 No
17 Jamboree Rd at Bayview Way 0.473 A 0.474 A 0.001 No 0.491 A 0.492 A 0.001 No18JamboreeRdatUniversityDr0.675 B 0.677 B 0.002 No 0.601 B 0.603 B 0.002 No19UniversityDratCampusDr10.871 D 0.871 D 0.000 No 0.853 D 0.853 D 0.000 No
20 Bristol St N atCampus Dr 0.581 A 0.585 A 0.004 No 0.737 C 0.738 C 0.001 No21BristolStSatIrvineAve / Campus Dr 0.691 B 0.691 B 0.000 No 0.560 A 0.560 A 0.000 No22IrvineAveatMesaDr0.507 A 0.508 A 0.001 No 0.669 B 0.669 B 0.000 No23BirchStatBristolStN0.694 B 0.696 B 1 0.002 No 0.632 B 0.634 B 0.002 No
24 Birch St at Bristol St S 0.496 A 0.496 A 0.000 No 1 0.507 A 0.508 A 0.001 No25BayviewPIatBristolStS0.551 A 0.552 A I 0.001_1 No 1 0.539 A 1 0.541 A 0.002 NoNotes:
Bold and shaded valuesindicate intersections operatingat an unacceptable Level ofService
Intersection operation is expressed involume -to -capacity (v/c) ratio forsignalized intersections, and averagedelayfor unsignalized intersections.
Delay values for unsignalized intersections represent the average vehicle delayon theworst (highest delay) intersection approach.
Level of Service E is acceptable at this intersection.
A 5% capacity credit isappliedat this intersection to reflectimplementation oftheAdvanced Transportation Management System (ATMS)
KlM1eYVHorn Page 157
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Residences at 4400 Von Karman
Trmffir 1--+ C+.,rh,
rummy»lr um Page 158
WORKING DRAFT—NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman
City of Newport Beach Traffic Impact Study
8 GENERAL PLAN COMPARISON
A comparison analysis has been conducted to determine whether the proposed Residences at 4400 Von
Karman ("Project") would result in any new or substantially more significant environmental impacts as
compared to the conclusions discussed in the City of Newport Beach General Plan Transportation Study
March 2006). The project is located in traffic analysis zone (TAZ)1405 of the Newport Beach Traffic Model
NBTM), used in the 2006 General Plan traffic analysis. The NBTM TAZ 1405 consists of 128 Apartment
units, 128,610 square feet of general commercial and 695,157 square feet of office. The "Residences at
4400 Von Karman" project proposes 312 apartment units. To provide a conservative analysis, the traffic
from the additional 184 units (312 units -128 units) were added on to Post -2030 General Plan Buildout
traffic to determine 2030 General Plan Buildout With Project traffic. The following study scenarios were
analyzed for the comparison analysis:
Post -2030 General Plan Buildout 1
Post -2030 General Plan Buildout With Project 2
This scenario assumes the following quantities for NBTM TAZ 1405, where the project site is located: 128 apartment units, 128,610 square
feet of general commercial use, and 695,137 square feet of office use
z This "With Project" scenario assumes an additional 184 dwelling units (delta) to NBTM TAZ 1405, for a total of 312 dwelling units, asproposedbytheProject.
The Post -2030 General Plan Buildout With Project ICU was compared with the Post -2030 General Plan
Buildout ICU at the following study intersections analyzed in the 2006 General Plan Transportation Study:
1 MacArthur Boulevard at Campus Drive
2 MacArthur Boulevard at Birch Street
3 MacArthur Boulevard at Von Karman Avenue
4 MacArthur Boulevard at Jamboree Road
6 Von Karman Avenue at Campus Drive
12 Jamboree Road at Campus Drive
13 Jamboree Road at Birch Street
15 Jamboree Road at Bristol Street N
16 Jamboree Road at Bristol Street S
17 Jamboree Road at Bayview Way
18 Jamboree Road at University Drive
20 Bristol Street N at Campus Drive
21 Bristol Street S at Irvine Avenue / Campus Drive
22 Irvine Avenue at Mesa Drive
23 Birch Street at Bristol Street N
24 Birch Street at Bristol Street S
25 Bayview Place at Bristol Street S
KlmlepMorn Page 159
WORKING DRAFT—NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman
City of Newport Beach Traffic Impact Study
Daily, morning peak hour, and evening peak hour trip generation estimates for the proposed Project are
shown on Table 10. The Project (184 additional units) would generate approximately 1,001 daily trips,
with 66 morning peak hour trips (17 inbound and 49 outbound) and 81 evening peak hour trips (49
inbound and 32 outbound).
Table 10: Summary of Delta Project Trip Generation
Trip Generation Rates 1,
AM'Peak Hour. PM Peak.Hour
Land Use ITE Cade Unit Daily Ln, Out" Total In Out Total
Multifamily Housing (Mid -Rise) 221 DU 5.44 0.094 0.266 0.36 0.268 0.172 0.44
Trip Generation Estimates
AM Peak Hour. .' PM Peak.Hour.
Land Use Quantity Uinit Daily n. Out Total In Out Total
Multifamily Housing (Mid -Rise) 2 184 DU 1,001 17 49 66 49 32 81
Total Delta Project Trips 1,001 17 49 66 49 32 81
1 Source; Institute ofTransportation Engineers (ITE) Trip Generation Manual, 10th Edition
z This "With Project" scenarioassumes an additional 184 dwelling units (delta) to NBTMTAZ 1405, for a total of312 dwelling units, as proposed
bythe Project.
The Post -2030 General Plan Buildout and Post -2030 General Plan Buildout With Project volumes are
shown on Figure 15 and Figure 16, respectively. Excerpts from the 2006 General Plan Transportation Study
are provided in Appendix H. The results of the Post -2030 General Plan Buildout Plus Project ICU compared
to the Post -2030 General Plan Buildout ICU shown in the General Plan Transportation Study and are shown
on Table 11. Based on this comparison, the proposed Project would not result in any new traffic related
impacts compared to those identified in the 2006 City of Newport Beach General Plan Transportation
Study. The proposed Project would not result in a significant Project impact at the study locations;
therefore, no mitigation measures at the study locations are required.
KimlepMorn Page 160
1. MacArthur Blvd 2. MacArthurBlvd 3. MacArthur Blvd 4. MacArthurBlvd 5. Von Karman Ave 6. Von KarmanAveatCampusDratBirchStatVonKarmanAveatJamboreeRdatMichelsonDratCampusDr
tiR @@
710/46o.a670/480—s 1 ? r
6070
@@
L _
rM/
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14aa170%270—a i g? mh00-,
R
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9 8 Campus Birch VonKarman F e Jamb.. Michelson 3g d Campus
7. Von Karman Ave S. TellerAve 9. Jamboree Rd 10. JamboreeRd 11. Jamboree Rd 12. Jamboree Rd
at BirchSt at Birch St at 1405 NB Ramp at1-405SB Ramp atMichelson Dr at CampusDr
8 8 E
NOTANALYZED ' NOT ANALYZED NOTANALYZED NOTANALYZED NOT ANALYZED f j L
t170/b30 --i
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8CIACampus
13. Jamboree Rd 14. Jamboree Rd 15. JamboreeRd 16. Jamboree Rd 17. JamboreeRd 18. Jamboree RdatBirchStatFairchildRdatBristolStNatBristolStSatBayviewWyatUniversityDr
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10/420 8
ggp
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SHBirchFairchild
g'
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19. University Dr 20. BristolSt N 21. BristolStS 22. Irvine Ave 23. Bristol St N 24. BristolStSatCampusDratCampusDratCampusDratMesaDratBirchStatBirchSt
F
NOTANALYZED
E
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E e
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z e
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m
j
FOR THIS
SCENARIO 1670/isoa T r at690/1420 mo/8o 340/90a5 T r ti T aso/3eo a T rlxao/1wo i T
C 670/83oy ` Co 40/220y
pqq
a
210/1-
Campus Bristol Bristol Mesa Bristol 1 Bristol
25. Bristol St S
at BayvlewPI
3650/3310—
8r
120/1. C
Bastol
FIGURE 15
POST -2030 GENERAL PLAN BUILD -OUT PEAK HOUR TRAFFIC VOLUMES
61-
LEGE IQ:
Q Newport Beach IntersectionQxIrvineIntersection
x Caltrans Intersection
CityBoundary
xxm AM/PM Peak HourTurning
MovementVolumes
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Traffic Impact Studv
Page 162
1. MacArthur Blvd 2. MacArthur Blvd 3. MacArthur Blvd 4. MacArthurBlvd 5. Von KarmanAve 6. Von Kerman AveatCampusDratBirchStatVonKarmanAveatJamboreeRdatMichelsonDratCampusDr
ggr
q8fNjifi
AL 0
gg
S
is 0 0!0
f046
3jLrm e 04fre1/e7jL
OR
rRiZj„72Ha0flr2,/p2{
3>
NOTANALYZED reo 5
720/5300 a titr1roo/7ao 710/uo1972/{61 titr a/140 a qtr 572/20 .a qtrne160/70
FOR THIS
SCENARIO 3 e w , qtrZoo/teo R g eo/ro 8$S
60/
27o-. eo/too.y R 190/70 x]
00
750-1/70—ayR RgR
Campus
g 4
Birch
R A
Von Kerman mboree Michelson Campus
7. Von Karman Ave 8. Teller Ave 9. Jamboree Rd 10. Jamboree Rd 11. Jamboree Rd 12. Jamboree RdatBirchStatBirchStat1405NBRampat1405SBRampatMichelsonDratCampusDr
A EBEE
E
E11R11E
NOT ANALYZED NOT ANALYZED NOTANALYZED NOTANALYZED
4
NOT ANALYZED f j remFORTHIS
SCENARIO FOR THIS
SCENARIO
FOR THIS
SCENARIO
FORTHIS
SCENARIO FORTHISSCENARIOleo/sw-1ze1/e11 , ter
30/30 SI
Birch Birch 1-405NS 1-405 SB Michelson
8 g13 Campus
13. Jamboree Rd 14. Jamboree Rd 15. Jamboree Rd 16. JamboreeRd 17. Jamboree Rd 18. Jamboree RdatBirchStatFairchildRdatBristolStNatBristolStSatBayviewWyatUniversityDr
s
170110 E4-700 eorao/50 NOTANALYZED
l
33
f-10/10
a g s`
o 60/140 -a
f j r1o/4o
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ae9 aee.a R1 t rao/3o—.
FORTHISSCENARIO 1 t 21,3/1159 t r0700/t000y
40 - t rto//110y
r3w/34o
10/200 — 1 t r120/110— r1e/12, 1020/1010 = 10/170.y g $ 10/10
Y
Birch Fairchild H Bristol F Bristol Bayview EastbluR University
19. University DratCampusOr
20. BristolStN
atCampus Or
21. Bristol StS
atCampus Dr 22. IrvineAve
atMesaDr
23. BristolSt N
at BirchSt 24. Bristol St SatBirchSt
NOTANALYZED
E
70 `
xou/&2ee6 3t5/sro j L
i g'
g8e 4 "ofjrn1No /at
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m
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e
FORTHISSCENARIO 1 t 300/80a 1 t r3to//88o rI 550/380 Jr t r1200/1490—+o
1371/5521500/1420.-.i t rpx670/630 40/'120 904 YY 210/1305r
Campus Bristol Bristol
sF`
Mesa ii Bristol
if
Bristol
25. Bristol StSatBayviewPI
3633/3315—, 120/10
Bristol
FIGURE 16
POST -2030 GENERAL PLAN BUILD -OUT WITH PROJECT PEAK HOUR TRAFFIC
VOLUMES
63-
Q Newport Beach Intersection
Q Irvine Intersection
x Caltrans Intersection
City Boundary
xxfYY AM/PM Peak Hour Turning
Movement Volumes
WORKING DRAFT—NOT FOR PUBLIC DISTRIBUTION
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Residences at 4400 Von Karman
Traffic Impact Studv
KimlepMorn Page 164
WORKING DRAFT -NOTFOR PUBLIC DISTRIBUTION
City of Newport Beach
Table 11: Intersection Operation - Post -2030 General Plan Buildout With Project Conditions
Residences at 4400 Von Karman
Traffic Impact Study
1 1 MacArthur Blvd at Campus Dr* 0.81 D 0.81 D 0.00 No 1.24 F 1.24 I" ; 0.00 No
2 MacArthur Blvd at Birch St 0.79 C 0.80 C 0.01 No 0.90 D 0.90 D 0.00 No
3 MacArthur Blvd at Von Karman Ave 0.54 A 0.54 A 0.00 No 0.65 B 0.65 B 0.00 No
4 MacArthur Blvd at Jamboree Rd* 0.93 E 0.94 E 0.01 No 1.02 z , 1.02 i" , 0.00 No
6 Von Karman Ave at Campus Dr* 0.73 C 0.73 C 0.00 No 0.97 E 0.97 E 0.00 No
12 Jamboree Rd at Campus Dr* 0.93 E 0.93 E 0.00 No 1.18 t* 1.18 I" : i 0.00 No
13 Jamboree Rd at Birch St* 1.00 F ,• :. 1.01 is °, 0.01 No 0.83 D 0.84 D 0.01 No
15 Jamboree Rd at Bristol St N 0.68 B 0.68 B 0.00 No 0.67 B 0.67 B 0.00 No
16 Jamboree Rd at Bristol St S 0.94„ 0.94 0.00 No 0.87 D 0.87 D 0.00 No
17 Jamboree Rd at Bayview Way 0.45 A 0.45 A 0.00 No 0.66 B 0.66 B 0.00 No
18 Jamboree Rd at University Dr 0.68 B 0.68 B 0.00 No 0.67 B 0.67 B 0.00 No
20 Bristol St N atCampus Dr 1.02 1.03 F 0.01 No 1.06 1.06 F 0.00 No
21 Bristol St S at Irvine Ave / Campus Dr 0.89 D 0.89 D 0.00 No 0.77 C 0.78 C 0.01 No
22 Irvine Ave at Mesa Dr 0.98 E z 0.98 Ew 0.00 No 1.19 F 1.19 F 0.00 No
23 Birch St at Bristol St N 0.92 ha ...........
0.92 1= ::..;. 0.00 No 0.81 D 0.81 D 0.00 No
24 Birch St at Bristol St S 0.55 A 0.55 A 0.00 No 0.54 A 0.54 A 0.00 No
25 Bayview PI at Bristol St S 0.60 A 0.60 A 0.00 No 0.63 B 0.63 B 0.00 No
Notes:
Bold andshaded values indicate intersections operating atan unacceptable Level of Service
Intersection operation is expressed in volume -to -capacity (v/c) ratioforsignalized intersections, and averagedelayfor unsignalized intersections.
Delay valuesfor unsignalized intersections represent the averagevehicle delay onthe worst (highestdelay) intersection approach.
Level ofService E is acceptable atthisintersection.
A5% capacity creditisappliedatthis intersectionto reflect implementation of the Advanced Transportation Management System (ATMS)
25ource: 2006 General Plan Transportation Study. Excerpts are provided in Appendix H ofthis report.
3 Thisscenario assumes thefollowing uses forNBTM TAZ 1405, wherethe project site is located: 128apartment units, 128,610 square feet ofgeneral commercial use
and 695,137 square feet ofoffice use
4 This "With Project" scenario assumes an additional 184 dwelling units (delta), for a total of 312 dwelling units, as proposed by the Project.
Ki ley>»Horn Page 165
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Residences at 4400Von Karman
Traffic Impact Studv
Kimleylftrn Page 166
WORKING DRAFT—NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman
City of Newport Beach Traffic Impact Study
9 OTHER ISSUES
9.1 ANALYSIS OF INTERSTATE HIGHWAY FACILITIES
Intersections on Interstate Highway Facilities
Intersections on Interstate Highway facilities, which are controlled by Caltrans, are also analyzed using the
Highway Capacity Manual (HCM) methodology, as required by the Caltrans Guide for the Preparation of
Traffic Impact Studies (State of California Department of Transportation, December 2002). In the vicinity
of the project, the 1-405 and SR -73 freeways are Caltrans facilities. Therefore, the following study were
analyzed using the HCM intersection analysis methodology:
9. Jamboree Road at 1-405 NB Ramps
10. Jamboree Road at 1-405 SB Ramps
The HCM methodology measures average seconds of delay per vehicle based on a number of technical
parameters, such as peak hourly traffic volumes, number of lanes, type of signal operation, signal timing,
and signal phasing in the calculations. A description of each Level of Service, based on delay parameters,
per the Highway Capacity Manual (HCM) is provided in the chart on the following page.
For State-controlled intersections, Level of Service standards and impact criteria specified by Caltrans will
apply. The Caltrans Guide for the Preparation of Traffic Impact Studies states that "Caltrans endeavors to
maintain a target Level of Service at the transition between LOS C and LOS D on State highway facilities.
If an existing Interstate highway facility is operating at less than the target LOS, the existing Level of Service
is to be maintained."
The Caltrans Guide for the Preparation of Traffic Impact Studies does not establish a threshold of
significance for Interstate Highway intersections. This traffic analysis uses the following traffic threshold
of significance:
A significant project impact occurs at an Interstate Highway study intersection when the addition
of project -generated trips causes the peak hour level ofservice ofthe study intersection to change
from acceptable operation (LOS A, B, or C) to deficient operation (LOS D, E, or F).
lmlep ®rn Page 167
WORKING DRAFT—NOT FOR PUBLIC DISTRIBUTION
City of Newport Beach
LEVEL OF SERVICE DESCRIPTIONS
Residences at 4400 Von Karman
Traffic Impact Study
LOS A describes operations with a control delay of 10 seconds per vehicle or less
and a volume -to -capacity ratio no greater than 1.0. This level is typically assigned
A :510 when the volume -to -capacity ratio is low and either progression is exceptionally
favorable, or the cycle length is very short. If it is due to favorable progression, most
vehicles arrive during the green indication and travel through the intersection
without stopping.
LOS B describes operations with control delay between 10 and 20 seconds per
vehicle and a volume -to -capacity ratio no greater than 1.0. This level is typicallyB > 10 and _< 20 assigned when the volume -to -capacity ratio is low and either progression is
exceptionally favorable, or the cycle length is short. More vehicles stop than with
LOS A.
LOS C describes operations with control delay between 20 and 35 seconds per
vehicle and a volume -to -capacity ratio no greater than 1.0. This level is typically
assigned when the progression is favorable, and the cycle length is moderate.
C > 20 and <_ 35 Individual cycle failures (i.e., one or more queued vehicles are not able to depart as
a result of insufficient capacity during the cycle) may begin to appear at this level.
The number of vehicles stopping is significant, although many vehicles still pass
through the intersection without stopping.
LOS D describes operations with control delay between 35 and 55 seconds per
vehicle and a volume -to -capacity ratio no greater than 1.0. This level is typicallyD > 35 and _< 55 assigned when the volume -to -capacity ratio is high and either progression is
ineffective, or the cycle length is long. Many vehicles stop and individual cycle
failures are noticeable.
LOS E describes operations with control delay between 55 and 80 seconds per
E > 55 and _< 80 vehicle and a volume -to -capacity ratio no greater than 1.0. This level is typically
assigned when the volume -to -capacity ratio is high, progression is unfavorable, and
the cycle length is long. Individual cycle failures are frequent.
Source: Highway Capacity Manual, 6t" Edition
Kimley*Horn Page 168
WORKING DRAFT—NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman
City of Newport Beach Traffic Impact Study
Peak hour intersection analysis was conducted using the HCM methodology for the following Interstate
Highway study intersections:
9. Jamboree Road at 1-405 NB Ramps
10. Jamboree Road at 1-405 SB Ramps
Intersection analysis worksheets for all HCM analysis of Interstate Highway intersections are provided in
Appendix E.
Existing Conditions
Existing peak hour intersection operations for the Interstate Highway study intersections are summarized
on Table 11. Each of the Interstate Highway study intersections currently operates at an acceptable Level
of Service using the HCM delay analysis methodology.
CEQA Analysis Year 2025 Without Project
CEQA Analysis Year 2025 Without Project peak hour operation for the Interstate Highway study
intersections are summarized on Table 11, previously referenced. The intersection of Jamboree Road at
the 1-405 Southbound Ramps would operate at LOS D in the morning peak hour under CEQA Analysis Year
2025 Without Project conditions.
CEO.A Analysis Year 2025 With Project
CEQA Analysis Year 2025 With Project peak hour operation for the Interstate Highway study intersections
are summarized on Table 11, previously referenced. With the addition of project traffic, the intersection
of Jamboree Road at the 1-405 Southbound Ramps would continue to operate at LOS D in the morning
peak hour. The project traffic would not cause the Level of Service at this intersection to worsen, and
therefore would not result in a significant impact. The intersection of Jamboree Road at the 1-405
Northbound Ramps would continue to operate at an acceptable Level of Service.
Table 12: Summary of Interstate Highway Intersection Operations
AM Peak Houir PM Peak Hour
Intersection elay LOS Delay Las:
Existing Conditions
9 Jamboree Rd at 1-405 NB Ramps 18.3 B 10.9 B
10 Jamboree Rd at 1-405 SB Ramps 25.6 C 20.9 C
CEQA Analysis Year 2025 Without Project
9 Jamboree Rd at 1-405 NB Ramps 19.5 B 13.7 B
10 Jamboree Rd at 1-405 SB Ramps 54.0 p s= 22.9 C
CEQA Analysis Year 2025 With Project
9 Jamboree Rd at 1-405 NB Ramps 19.5 1 B 1 13.9 B
10 Jamboree Rd at 1-405 SB Ramps 54.2 Lld ......_ ; 23.0 C
Note:
Bold values indicate intersections operating at an unacceptable Level of Service
Delay values for unsignalized intersections represent the average vehicle delay on the worst (highest delay) intersection approach.
Kimley»> or Page 169
WORKING DRAFT—NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman
City of Newport Beach Traffic Impact Study
The Orange County Congestion Management Program (CMP) was established in 1991, to reduce traffic
congestion and to provide a mechanism for coordinating land use and development decisions. Compliance
with CMP requirements ensures a city's eligibility, to compete for State gas tax funds for local
transportation projects.
A copy of the County of Orange CMP Highway System is provided in Appendix F. Within the project study
area, the CMP Highway System includes two arterials: Jamboree Road north of MacArthur Boulevard, and
MacArthur Boulevard south ofJamboree Road. CMP intersections in the vicinity of the Project consist of:
4. MacArthur Boulevard at Jamboree Road
9. Jamboree Road at 1-405 Northbound Ramps
10. Jamboree Road at 1-405 Southbound Ramps
The Orange County CMP states that "a TIA will be required for CMP purposes for all proposed
developments generating 2,400 or more daily trips," and that "for developments which will directly access
a CMP Highway System link, the threshold for requiring a TIA should be reduced to 1,600 or more trips
per day.
The Project is estimated to generate approximately 1,697 daily trips but does not directly access a CMP
Highway System Link. Base on CMP criteria, a separate CMP analysis is not required of the Project.
9.3 SITE ACCESS AND SITE CIRCULATION
Vehicular access to Koll Center Newport is currently provided by three driveways on Birch Street, and two
driveways on Von Karman Avenue. Cross access throughout the site currently allows drivers to access any
parking area within Koll Center Newport from any of the site driveways. All driveways are unsignalized
and gated. Drivers access the site either by a key card or by pressing the button and pulling a parking
ticket. To exit the site, key card users use their card to raise the gate. Visitors must insert a validated ticket
or pay at the gate in order to exit.
For discussion purposes, the driveways have been numbered 1 through 5, as shown on Figure 17. The
following provides a brief description of each of the existing driveways.
Existing Driveway 1: The westernmost driveway on Birch Street is located approximately 300 feet east of
Von Karman Avenue, and is a full -movement driveway. It is 30 feet wide and provides one inbound lane
and one outbound lane. The entry gate on Driveway 1 is set back approximately 95 feet from Birch Street.
This driveway leads directly to a surface parking area at the north end of the Koll Center Newport site.
Existing Driveway 2: The middle driveway on Birch Street is located approximately 600 feet east of Von
Karman Avenue, and is a full -movement driveway. It is 36 feet wide, and provides one inbound lane and
one outbound lane, with a narrow, raised median. The entry gate is set back approximately 165 feet from
Birch Street. This driveway intersects with the spine street that runs through the Koll Center Newport site
and connects Von Karman Avenue and Birch Street in an east -west orientation.
Kimley))> orn Page 170
WORKING DRAFT—NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman
City of Newport Beach Traffic Impact Study
Existing Driveway 3: The eastern driveway on Birch Street is located approximately 1,100 feet east of Von
Karman Avenue and approximately 750 feet west of Jamboree Road and is a full -movement driveway. It
is 36 feet wide and provides one inbound lane and one outbound lane. Driveway 3 is connected to Teller
Avenue. This driveway connects in a T -intersection to the spine street approximately 85 feet from Birch
Street. Entry gates are located on the main spine street, approximately 50 feet to the west, and
approximately 100 feet to the east of the T -intersection.
Existing Driveway 4: The northern driveway on Von Karman Avenue is located approximately 350 feet
south of Birch Street and is an exit -only driveway. It is approximately 15 feet wide, and provides one
outbound lane only, from which drivers can make both left and right turns.
Existing Driveway 5: The southern driveway on Von Karman Avenue is located approximately 900 feet
south of Birch Street and is a full -movement driveway. It is 36 feet wide and provides one inbound and
one outbound lane. The entry gate is set back approximately 90 feet from Von Karman Avenue. This
driveway is the western end of the spine street that connects Von Karman Avenue and Birch Street in an
east -west orientation.
As part of the proposed Project, the five existing site driveways for Koll Center Newport will remain in
their current locations, with several changes to the access provisions for the site, as follows:
The main drive aisle that runs from Von Karman Avenue to Birch Street will become an open -
access internal street through the site. All gates to the Koll Center Newport parking areas and to
the new residential buildings will be located off the internal street.
A free-standing parking structure will be constructed prior to construction of the residential
building. This parking structure will be provided for office users because of surface parking
removed as a part of the Project. When completed, the parking structure will provide 275 spaces
for office uses.
Access to the residential parking will be via a gated entrance directly off the spine street, which
will be accessible from Driveways 2, 3, and 5.
The following addresses any changes proposed as a part of the Project:
Driveway 1 With Project: No changes are proposed for Driveway 1. However, as a part of the Project,
office parking displaced by the Project would be provided in the residential building's parking structure,
in a new, free-standing parking structure, and in surface parking areas. An entry to the residential parking
structure for office parking would be provided near the 4910 Birch Street office building using this
driveway.
Driveway 2 With Project: The entry gate on Driveway 2 will be removed. A gated entry to the residential
portion of the residential development parking structure will be provided off Driveway 2. Drivers entering
Driveway 2 will be able to access all parking areas of Koll Center Newport, except the surface parking areas
immediately accessed by Driveway 1. Driveway 2 will be reconfigured to provide one inbound lane and
two outbound lanes, with one left -turn and one right -turn lane.
imlep orn Page 171
FIGURE 17
EXISTING SITE ACCESS NOT To SCALE
72_ Kimley»)Horn
WORKING DRAFT—NOT FOR PUBLIC DISTRIBUTION
City of Newport Beach
This Page Intentionally Left Blank
Residences at 4400 Von Karman
Traffic ImpactStudv
Kimlep Horn Page 173
WORKING DRAFT—NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman
City of Newport Beach Traffic Impact Study
Driveway 3 With Project: The Koll Center Newport entry gates on the main drive aisle on either side of
Driveway 3 will be removed. A new office parking gate for the parking areas to the east of the driveway
will be provided approximately 80 feet to the southeast. Drivers entering Driveway 3 will be able to access
all parking areas of Koll Center Newport, except the surface parking areas immediately accessed by
Driveway 1..
Driveway 4 With Project: Driveway 4 will remain an exit -only driveway and will be accessible only from
the surface parking areas immediately accessed by Driveway 1. Outbound movements will be restricted
to right turns only.
Driveway 5 With Project: The entry gate on Driveway 5 will be removed. A new office parking gate for the
parking areas to the east of the driveway will be provided on the first intersecting drive aisle. Driveway 5
will be reconfigured to provide one inbound lane and two outbound lanes, with one left -turn and one
right -turn lane.
Construction of the proposed Project would add construction -related trips to and from the site during
construction activities. These trips are associated with construction activities, including construction
workers, grading, and construction of structures and site features.
Large construction equipment such as bulldozers, loaders, scrapers, and pavers would be required during
various construction phases. Large equipment is generally brought to the site at the start of the
construction phase and kept on site until its term of use ends. A staging area would be designated on-site
to store construction equipment and supplies during construction.
Throughout construction, the size of the work crew reporting to the site each day would vary depending
on the construction phase and the different activities taking place at the time. Parking for workers would
be provided on-site during all phases of construction. Construction workers will not be allowed to park on
local streets. If needed during the peak construction periods, off-site parking will be provided, and workers
will carpool or be shuttled to the worksite. The Applicant will be required to prepare a Parking
Management Plan for construction parking.
The Applicant will be required to prepare a construction management plan to identify the timing of
construction activities, and the movement of construction vehicles. There will be no dirt hauling activities
allowed to and from the site during the peak hours during any of the construction phases.
Construction Phasing
Free -Standing Parking Structure
Construction of the free-standing parking structure requires the demolition of approximately 106 surface
parking spaces and associated landscaping. A free-standing, 275 -stall parking structure would be
constructed prior to breaking ground on the remainder of the Project in order to replace surface parking
temporarily and permanently displaced by site development. The parking structure would have three
levels of above -ground parking, including rooftop parking. Construction activities are anticipated to occur
over an approximate six-month timeframe.
imley* ®rn Page 174
WORKING DRAFT—NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman
City of Newport Beach Traffic Impact Study
Residential Structure
Upon completion of the free-standing parking structure, approximately 443 surface parking spaces would
be demolished to allow for the construction of the Project. At the completion of this phase of the Project,
there would be 1,645 parking spaces with parking for the Project residences and guests, as well as 275
spaces in the structure for office users.
The proposed Project's site grading and foundation excavation would require the removal of
approximately 112,000 cubic yards (cy) of material. It is anticipated that all 112,000 cy will be exported
from the site. Construction activities are anticipated to occur over a 24 -month time period.
The Project includes the demolition of 75 additional surface parking spaces to allow for the
reconfiguration of on-site surface parking and access. No grading is assumed. Construction activities
would run concurrently with the residential structure over an approximate 3 -month time period.
Construction Traffic Management
Heavy vehicles associated with construction of the Project would use the existing regional and local truck
route network to approach the site, getting as close to the destination site as possible before turning off
the designated truck route. Impacts from construction traffic would be occasional and temporary delays
to traffic, during the movement of heavy equipment or transport of heavy loads to and from the site.
The Applicant will be required to provide a construction management plan, and to identify planned travel
patterns for haul vehicles, and obtain a Haul Route Permit from the City. Approach and departure routes
for construction vehicles will be via Jamboree Road, MacArthur Boulevard, Von Karman Avenue and Birch
Street. Depending on the origin/destination (the nearest landfill, or the deposit site identified for cut
material), trucks will either arrive and depart via 1-405, to the north of the site; or via SR -73, to the south
of the site. No heavy vehicle traffic will be permitted during peak commute hours.
10 CONCLUSIONS
A comparison analysis has been conducted to determine whether the proposed Residences at 4400 Von
Karman (Project) would result in any new significant environmental impacts as compared to the
conclusions discussed in the City of Newport Beach General Plan Transportation Study (March 2006).
Based on the comparison analysis, the proposed Project would not result in any new traffic -related
impacts compared to those identified in the City of Newport Beach 2006 General Plan Transportation
Study. The Traffic Impact Study finds that the traffic -related potential impacts associated with the
proposed Project would either be the same or not substantially greater than those described in the 2006
General Plan Update EIR.
lmley»> ®rn Page 175
Exhibit "D"
RESIDENCES AT4440 VON KARMAN
AFFORDABLE HOUSING IMPLEMENTATION PLAN AND DENSITY BONUS APPLICATION
RESUBMITTED OCTOBER 26, 2020
Prepared by
rin brook L
Realty Advisors, Inc.
RESIDENCES AT 4440 VON KARMAN
AFFORDABLE HOUSING IMPLEMENTATION PLAN AND DENSITY BONUS APPLICATION
OCTOBER 26, 2020
Project Description & Affordability Level
TPG (KCN) Acquisition, LLC ("Picerne") is proposing the 312 unit Residences at 4440 Von
Karman development ("Project") on a site located in Planned Community Development Plan #15
Koll Center Newport Planned Community). The Project site is irregularly shaped and is bounded
by Birch Street, Von Karman Avenue, and the existing surface parking lot for the Jazz
Semiconductor facility. Although the total Project site is approximately 13.0 acres, that is
inclusive of existing surface parking serving existing office buildings as well as a proposed
parking structure which is planned to replace existing surface parking on the residential
development site serving the existing office buildings. The net development area, including
parks, landscaped walkways, access drives, the replacement parking structure, and existing
parking totals approximately 8.7 acres. The balance of the Project site (approximately 4.3 acres)
consists of an existing access easement, parking lots, and offices.
The Newport Beach General Plan designates the Project site as Mixed -Use Horizontal 2 (MU -
H2) and the zoning is Planned Community 15, Koll Center (PC 15). The site is currently
developed as a surface parking lot serving existing office uses. Those parking spaces will be
replaced in a proposed parking structure to be located in the southeast corner of the Project site
as well as in the parking garage for the proposed residential Project. As part ofthe Project, Picerne
intends to develop and dedicate a 1.1 -acre Public Park to the City of Newport Beach.
The Project is planned to consist of a total of 312 units: 260 units based on the current remaining
additive residential units ("Base" units) per the Airport Business Area Integrated Conceptual
Development Plan for Koll and Conexant Properties ("ICDP") and 52 density bonus units (i.e.,
20% of the 260 Base units). In accordance with Government Code Section 65915, five percent
of the Base units (i.e., 13 units) will be made affordable to Very Low Income households. VeryLowIncomehouseholds, as defined in California Health and Safety Code Section 50105, are
households earning 50 percent or less ofarea median income, adjusted for family size.
Eligibilityfor Density Bonus
Picerne will be providing 13 units (i.e. 5% of Base units) affordable to Very Low Income
households ("Very Low Income units"). This will comply with the provisions of Government
Code Section 65915 and Section 20.32 of the City's Zoning Code applicable to a 20% densitybonus. Rents for the Very Low Income units will be computed in accordance with Health and
Safety Code Sec. 50053, as required by Government Code Section 65915(c)(1).
1
Residences at 4440 V (:-)ti arnian
AR)rd able tloushig lmpietnentation. Plan a.1.1 ...")e sity : 01111S .A.ppli ,ation.
October 26, 2020
Density Bonus Computation and Term ofAffordability
The density bonus computation for the Project per Government Code Section 65915 is shown
below:
Table 1
Density Bonus Computation
Remaining Units Per ICDP (Before Density Bonus)
Density Bonus Utilized (20%)
260
52
Total Units 312
Picerne intends to operate the apartment Project as a rental community. The 13 Very Low
Income units will remain rent restricted for a minimum of 55 years, per Government Code
Section 65915(c)(1).
Reduction in Parking
The Project meets the criteria of subdivision (b) of Government Code Sec. 65915 and Section
20.32.030 of the City's Zoning Code by providing at least five percent (5%) of the total units of
a housing development (excluding any units permitted by the density bonus awarded pursuant
to that section) for Very Low Income households.
Government Code Section 65915(p) and Section 20.32.040 of the City's Zoning Code provide
the following:
1) Upon the request of the developer, no city, county, or city and county shall
require a vehicular parking ratio, inclusive of handicapped and guest parking, of a
development meeting the criteria of subdivision (b), that exceeds the following
ratios:
a. Zero to one bedrooms: one onsite parking space.
b. Two to three bedrooms: two onsite parking spaces.
2) If the total number of parking spaces required for a development is other than a
whole number, the number shall be rounded up to the next whole number. For
purposes of this subdivision, a development may provide "onsite parking" through
tandem parking or uncovered parking, but not through streetparking.
Table 2 on the next page is a summary of Government Code Sec. 65915 parking requirements
vs. spaces to be provided:
2
Affin,dab e:..:i0U.SifI i'llan ,i.n [)ejasity Bori.US .Appli ;afi.cni
October 26, 2020
Table 2
Parking Requirements
Studio 55 1.0 55
1 BR 149 1.0 149
2 BR 108 2.01 216
TOTAL PARKING STALLS REQUIRED - 312 1.3 420
RESIDENTIAL UNITS
Studio 55 lA 55
1 BR 149 1A 149
2 BR 108 2.0, 216
TOTAL PARKING STALLS REQUIRED - 312
Pr
1.3 420
RES IDENTIAL UNITS
TOTAL PARKING STALLS PROVIDED - 559
RESIDENTIAL UNITS
PARKING PROVIDED IN EXCESS OF 139
MINIMUM REQUIREMENTS
OFFICEPARKING PROVIDED IN 276
RESIDENTIAL STRUCTURE
TOTAL PARKING STALLS PROVIDED IN i
RESIDENTIAL STRUCTURE 835
Picerne requests that parking requirements be calculated in accordance with Government Code
Sec. 65915(p). The project is currently planning to provide 559 onsite parking spaces for its
residential units, subject to changes pending approval of final building plans.
Development Incentive Request
Pursuant to Government Code Section 65915(d)(1) and Section 20.32 of the City's Zoning Code,
Picerne is entitled to one concession or incentive as a result of providing at least five percent (5%)
of the units as affordable for Very Low Income households. Picerne requests the following
development incentive:
Section 20.32.070 of the City's Zoning Code provides that "Affordable units [in a density
bonus project] shall reflect the range of numbers of bedrooms provided in the residential
development project as a whole." Picerne requests that the 13 Very Low Income units be
3
1Z.esklences all
October 26, 2020
provided utilizing the unit mixes as shown below rather than a unit mix proportional to the
development as a whole:
Table 3
Unit Mix
As required by Government Code Sec. 65915(d)(1)(A), this incentive will result in additional
rental income for the Project as well as construction cost reductions for the affordable units,
which will enable the affordable rents to be set in accordance with Government Code Sec.
65915(c)(1).
Income Limits and Examples ofEligible Tenantsfor Affordable Homes
Very Low Income Households are defined as households whose gross income does not exceed
50% of area median income, adjusted for household size. Table 4 on the following page shows
the maximum income limits as determined by the U.S. Department of Housing and Urban
Development and the California Department ofHousing and Community Development ("HCD")
for Very Low Income households with household sizes appropriate for Residences at 4440 Von
Karman:
Table 4
Maximum Income Limits
zu
1 Person $44,850
2 Person 51,250
3 Person 57,650
4 Person 64,050
5 Person 69,200
Higher income limits apply to larger families of 6 or more persons; however those families are
not considered to be a target market for Residences at 4440 Von Karman, where the unit mix
consists of studios, one -bedroom, and two-bedroom apartment homes.
4
October 26, 2020
The Project's 13 affordable homes will be rented to eligible Very Low Income households. As
shown in Table 4, Very Low Income households include incomes ranging from $44,850 per year
for a one-person household to $69,200 per year for a five -person household. As such this could
include service industry employees (waitresses, retail managers, hotel receptionists etc.), school
district employees, health care employees, and other occupations which provide needed services
to our community. While household size, overtime pay, summer jobs, or second jobs may affect
eligibility, the income limits above are reflective of pay to many public or health care sector
workers, as shown in Table 5 below:
Table 5
Examples of Qualifying Salaries
A Very Low Income household must have household income which does not exceed a range of $44,850 to $69,200,
depending on household size. Following are examples ofpositions available at the City, at Newport -Mesa Unified School
District, and at Hoag Hospital which may be representative offuture residents in affordable units at the Residences at
Uptown Newport North.
Information
Position Pay Range Source Comments
Library Clerk I or Library Clerk11 $38,896-$60,590 State Will qualify.
Police Comm. Service Officer 44,158-68,494 State Will qualify
Newport -Mesa School District Custodian/Head 42,768-56,472 NMUSD Will qualify
Custodian
Newport Mesa School District Administrative Asst. 49,764-60,936 NMUSD Will qualify
Hoag Hospital Administrative Asst: 44,000-51,000 Glass Door Will qualify
The pay ranges shown above are as of 2018 through 2020 (depending on source) and are subject
to periodic update. Retired persons or couples or young business professionals starting their
careers may also qualify to rent the affordable homes. In order to provide opportunities to workers
to live in one ofthe affordable homes, the City could provide guidelines providing for acceptance
of applications on a priority basis from classes of individuals who qualify under the income limits
in effect. The guidelines could provide for priority treatment for City employees, employees of
the local school district, and employees of major health care institutions or other categories
identified by the City for priority treatment.
Rental Rate Limits for Affordable Homes
The 13 Very Low Income units shall be rented at an affordable rent calculated in accordance with
the provisions of Section 50053 ofthe Health and Safety Code. Section 50053 ofthe Health and
Safety Code limits affordable rent to 30% of total income for a Very Low Income household, as
calculated in Table 6 below. That section also requires that the rent for a studio unit assumes a
one-person household for rent calculation purposes, a one -bedroom unit assumes a two -person
household, and a two-bedroom unit assumes a three-person household. The rents calculated are
then adjusted by a utility allowance as determined annually by the County of Orange Housing &
5
1Z.esi(Ictices at 4440 V,,.-ni
A°1ordab e 1 -lousing irnperneiritation F'hin ,.m ::)en. ity 13ornis .Ap_p ication
October 26, 2020
Community Services Department. As of October 1, 2019, the reduction for the utility allowance
is $119.00 per month for a studio unit, $132.00 per month for a one -bedroom unit, and $171.00
per month for a two-bedroom unit. The utility allowance utilized assumes gas cooking, gas space
heating, gas water heating, as well as water, and sewer, and trash fees which will be paid by the
tenant.
Table 6
Maximum Rents by Bedroom Count
Very Low
Studio $10,815 $901 $119 $782
1 Bedroom 12,360 1,030 132 898
2 Bedroom 13,905 1,159 171 988
IUtility allowances will be updated prior to commencement ofleasing activities to reflect updated
utility allowances and final utility configurations.
Picerne will enter into an affordable housing agreement, in recordable form, with the City prior
to obtaining the first building permit for any residential unit within the Project. That agreement
will ensure that the maximum rents for the affordable apartment homes will be calculated using
the methodologies as utilized in Table 6. The rental rates shown will be updated prior to the
commencement of rental activities and on an ongoing basis to reflect then current income limits,
utility allowances, and any changes in applicable regulations and statutes.
Unit Mix, Design, and Location ofAffordable Homes
While the exact location of each of the affordable homes within the Residences at 4440 Von
Karman has not yet been determined, the affordable homes will be spread throughout the
development to avoid concentration of affordable homes in any area. The affordable homes
shall be comparable in the quality of construction and exterior design to the market rate homes.
The affordable homes will be marketed concurrently with the market rate homes and will be
released for occupancy roughly proportional to release ofthe market rate homes for occupancy.
All affordable homes will have access to the facilities and amenities offered by the
development.
C.1
October 26, 2020
Requested City ofNewport Beach Assistance
Financial Assistance
Picerne is not requesting any direct financial assistance from the City of Newport Beach for the
Project.
STATE OF CALIFORNIA
COUNTY OF ORANGE ss.
CITY OF NEWPORT BEACH
I, Leilani I. Brown, City Clerk of the City of Newport Beach, California, do hereby certify that the
whole number of members of the City Council is seven; the foregoing resolution, being Resolution
No. 2021-3 was duly introduced before and adopted by the City Council of said City at a regular meeting
of said Council held on the 261h day of January, 2021, and the same was so passed and adopted by the
following vote, to wit:
AYES: Mayor Brad Avery, Mayor Pro Tem Kevin Muldoon, Council Member Noah Blom,
Council Member Joy Brenner, Council Member Diane Dixon, Council Member Duffy
Duffield
NAYS: None
RECUSED: Council Member Will O'Neill
IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed the official seal of
said City this 271h day of January, 2021.
c c
Leilani I. Brown
City Clerk
Newport Beach, California
Attachment No. CD 4
Project Plans
N
TWO WORKING DAYS BEFORE YOU DIG
Call: TOLL FREE
1-800-422-4133
BENCHMARK
LEGAL DESCRIPTION
BASIS OF BEARINGS
SCALE: 1" = 150'
INDEX MAP
FLOOD NOTE
APPLICANT
CIVIL
SHEET INDEX
GEOTECHNICAL ENGINEER
ARCHITECT
LANDSCAPE ARCHITECT
UTILITY COMPANIES:NO. DESCRIPTION BY DATE CHKREVISIONSNO. DESCRIPTION BY DATE CHKRESIDENCES AT 4400 VON KARMANTPG (KCN) ACQUISITION, LLC
TWO WORKING DAYS BEFORE YOU DIG
Call: TOLL FREE
1-800-422-4133 NO. DESCRIPTION BY DATE CHKREVISIONSNO. DESCRIPTION BY DATE CHKRESIDENCES AT 4400 VON KARMANTPG (KCN) ACQUISITION, LLC
N NO. DESCRIPTION BY DATE CHKREVISIONSNO. DESCRIPTION BY DATE CHKRESIDENCES AT 4400 VON KARMANTPG (KCN) ACQUISITION, LLC
NO. DESCRIPTION BY DATE CHKREVISIONSNO. DESCRIPTION BY DATE CHKRESIDENCES AT 4400 VON KARMANTPG (KCN) ACQUISITION, LLCN
NO. DESCRIPTION BY DATE CHKREVISIONSNO. DESCRIPTION BY DATE CHKRESIDENCES AT 4400 VON KARMANTPG (KCN) ACQUISITION, LLCCONCEPTUAL UTILITY NOTES:
N
NO. DESCRIPTION BY DATE CHKREVISIONSNO. DESCRIPTION BY DATE CHKRESIDENCES AT 4400 VON KARMANTPG (KCN) ACQUISITION, LLCN
17'-0"
TO PL
EXISTING OFFICEBUILDING
EXISTING OFFICEBUILDING
EXISTING 2-LEVELPARKING STRUCTURE
ELEV.3500LB
E.C.R.
ELECTRICALROOM
SLOPE UP@ 1.2%
SLOPE UP@ 5%
UP
UP
EVJ-BOX
EVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOX
EVJ-BOX
EVJ-BOX
LONG-TERM BIKEENCLOSUREEVJ-BOX
EVJ-BOX EVJ-BOX EVJ-BOX EVJ-BOX EVJ-BOX EVJ-BOX EVJ-BOX
PROPOSED 4-LEVEL
PARKING STRUCTURE33'-7"PROPERTY LINE
PROPERTYLINE
10'-0"TO PL4'-
3
1
/
4
"13'-5 3/4"TO PLV
ACCESSIBLE
PATH OF TRAVEL VACCESSIBLE
PATH OF TRAVEL
26'-0"DRIVEAISLE5'-9"
parking counts and area are preliminary and may change upon governing agencies and owner review
c PDS all right reserved 2021
A0SITE PLAN
11.09.21
4400 VON KARMAN PARKING STRUCTURE
NEWPORT BEACH, CA
SCALE: 1/16" = 1'-0"NTRUENORTH
ELEV.3500LB
E.C.R.
ELECTRICALROOM
SLOPE UP@ 1.2%
SLOPE UP@ 5%
UP
UP
1 2 3 4 5 6 7 8 9 10 11
A
B
C
12 13 143.6
EVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOX
EVJ-BOX
EVJ-BOX
LONG-TERM BIKEENCLOSUREEVJ-BOX EVJ-BOX EVJ-BOX EVJ-BOX EVJ-BOX EVJ-BOX EVJ-BOX EVJ-BOX
<--164'-10"
V V109'-7"-->
1 2 3 4 5 6 7 8 9 10 11
A
B
C
12 13 14
SLOPE UP@ 5%SLOPE DN @ 5%SLOPE UP@ 4.3%SLOPE UP@ 2.78%
ELEV.3500LB
UPDN
UPDN
<--142'-3"
V V112'-4"-->
<--96'-4"146'-3"-->SLOPE DN@ 5%
SLOPE UP@ 2.78%
ELEV.3500LB DN
1 2 3 4 5 6 7 8 9 10 11
A
B
C
12 13 14
DN
DN
<--20
1
'
-
7
"
V V112'-4"-->
<--96'-4"146'-3"-->SLOPE UP@ 5%SLOPE DN@ 5%
SLOPE UP@ 2.78%
1 2 3 4 5 6 7 8 9 10 11
A
B
C
12 13 14
DN
ELEV.3500LB UP
UPDN
<--142'-3"
V V112'-4"-->
<--96'-4"146'-3"-->EVJ-BOX EVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOX
EVJ-BOXEVJ-BOX
EVJ-BOX
parking counts and area are preliminary and may change upon governing agencies and owner review
c PDS all right reserved 2021
A1.1EXITING PLANS
11.09.21
4400 VON KARMAN PARKING STRUCTURE
NEWPORT BEACH, CA
SCALE: 1" = 20'-0"NTIER P1 FLOOR PLAN
SCALE: 1:2011
NTIER P2 FLOOR PLAN
SCALE: 1:20NTIER P4 FLOOR PLAN
SCALE: 1:20 NTIER P3 FLOOR PLAN
SCALE: 1:20
ELEV.3500LB
E.C.R.
ELECTRICALROOM
SLOPE UP@ 1.2%
SLOPE UP@ 5%
UP
UP
1 2 3 4 5 6 7 8 9 10 11
A
B
C
16'-10"18'-8"18'-8"18'-8"18'-8"18'-8"18'-8"18'-8"18'-8"18'-8"63'-0"63'-0"232'-6"128'-0"26'-0"37'-0"12
18'-8"
13
13'-6"
14
13'-6"13'-0"13'-0"3.6
10'-6"8'-2"15'-6"27'-6"20'-0"6"19'-6"A5
1
A6
1
A6
1
A5
3
A5
4
A5
2
A6
2
A6
2
EVJ-BOX
1'-0"17'-0"26'-0"DRIVE AISLE1'-0"18'-0"1'-0"9'-0"9'-0"5'-0"9'-0"3'-0"10'-0"12'-0"5'-0"9'-0"9'-0"5'-0"9'-0"
2'-6"
EVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOX
EVJ-BOX
EVJ-BOX
18'-0"17(S) @ 8'-6" = 144'-6"
13(S) @ 8'-6" = 110'-6"2'-4"26'-0"DRIVE AISLE 9'-10"
19(S) @ 8'-6" = 161'-6"
UP TO TIER P24'-6"17'-6"
2'-4"16(S) @ 8'-6" = 136'-0"
UP TO TIER P2 18'-0"LONG-TERM BIKEENCLOSUREEVJ-BOX
EVJ-BOX EVJ-BOX EVJ-BOX EVJ-BOX EVJ-BOX EVJ-BOX EVJ-BOX
9'-0"9'-0"5'-0"8'-6"9'-0"8'-0"26'-0"DRIVE AISLE5'-9"
parking counts and area are preliminary and may change upon governing agencies and owner review
c PDS all right reserved 2021
A1TIER P1 FLOOR PLAN
11.09.21
4400 VON KARMAN PARKING STRUCTURE
NEWPORT BEACH, CA
SCALE: 1/8" = 1'-0"N
parking counts and area are preliminary and may change upon governing agencies and owner reviewc PDS all right reserved 2021
A0.1DRAWING INDEX & PROJECT DATA
06.18.21
4400 VON KARMAN PARKING STRUCTURE
NEWPORT BEACH, CA
SCALE: N/A 0’20’5’ 10’
CONCEPTUAL LANDSCAPE PLAN L.1
PEDESTRIAN CONNECTIVITY to UPTOWN NEWPORT:
PEDESTRIAN ACCESS CONNECTIONS TO UPTOWN NEWPORT
PROJECT IS CONSISTENT WITH THE GENERAL PLAN LAND
USE POLICIES AND INTEGRATED WITH THE CONCEPTUAL
DEVELOPMENT PLAN.
OCTOBER 22, 2021
FICUS SCREEN HEDGE
CONNECTION TO
EXISTING OFFICE
BUILDING
TRISTANIA
SCREEN
FICUS SCREEN HEDGEBIKE RACKS
• 6 STALLS
FUTURE PEDESTRIAN CONNECTION
TO UPTOWN NEWPORT
EXISTING TREES
EXISTING TREES
EXISTING TREESFICUS SCREEN HEDGE
EXISTING PARKING GARAGE
PROPOSED PARKING LOT
parking counts and area are preliminary and may change upon governing agencies and owner reviewc PDS all right reserved 2021
A0.1DRAWING INDEX & PROJECT DATA
06.18.21
4400 VON KARMAN PARKING STRUCTURE
NEWPORT BEACH, CA
SCALE: N/A 2’16’8’4’0’
TREE PLAN, NOTES, & IMAGERY L.2
TREES BOTANICAL / COMMON NAME SIZE WUCOLS QTY
ARBUTUS X `MARINA`ARBUTUS MULTI-TRUNK 24"BOX LOW 2
FICUS MICROCARPA 'GREEN GEM' TMGREEN GEM INDIAN LAUREL FIG 24"BOX MEDIUM 88
GEIJERA PARVIFLORAAUSTRALIAN WILLOW 24"BOX LOW 3
METROSIDEROS EXCELSANEW ZEALAND CHRISTMAS TREE 24"BOX MEDIUM 6
OLEA EUROPAEA `SWAN HILL` TMSWAN HILL OLIVE 24"BOX LOW 1
TRISTANIA CONFERTABRISBANE BOX 24"BOX MEDIUM 5
EXISTING TREES BOTANICAL / COMMON NAME SIZE WUCOLS QTY
EXISTING TREEEXISTING N/A 5
PLANT SCHEDULE
WUCOLS, WATER USE CLASSIFICATION OF LANDSCAPE SPECIES, IS A UNIVERSITY OFCALIFORNIA COOPERATIVE EXTENSION PUBLICATION AND IS A GUIDE TO THE WATERNEEDS OF LANDSCAPE PLANTS.
WUCOLS NOTE:
1. ALL PLANTS ARE CAL-IPC NON-INVASIVE AND WUCOLS MEDIUM/LOW WATERCONSUMPTIVE (REGION 3 - SOUTH COASTAL) VARIETIES FOR THEIR PROPOSEDGROWING CONDITIONS.2. THESE PLANTS ARE WATER CONSERVING AND USED FOR THEIR DEEP ROOT SYSTEMSWHICH STABILIZES SOIL AND MINIMIZES EROSION IMPACTS.
PLANT PALETTE NOTE:
UTILITY SCREENING NOTE:
ALL ABOVE GRADE UTILITIES TO BE SCREENED WITH PRIVET HEDGE (TYPICAL).
TRISTANIA CONFERTA BRISBANE BOXOLEA ‘SWAN HILL’
FRUITLESS OLIVEGEIJERA PARVIFOLIA
AUSTRALIAN WILLOW
FICUS MIROCARPA ‘ GREEN GEM’ GREEN GEM INDIAN LAUREL FIG METROSIDEROS EXCELSANEW ZEALAND CHRISTMAS
AGAVE ATTENUATA ‘RAY OF LIGHT’
FOXTAIL AGAVE
ALOE STRIATA
CORAL ALOE
LIGUSTRUM JAPONICUM TAXANUMWAX LEAF PRIVET - COLUMNAR TEUCRIUM CHAMAEDRYSGERMANDERCHONDROPETALUM ELEPHANTINUM
LARGE CAPE RUSH
ARBUTUS X MARINA
STRAWBERRY TREE
SHRUBSSHRUBSTREESTREESLOMANDRA LONGIFOLIA ‘SEA BREEZE’DWARF MAT BRUSH
OCTOBER 22, 2021
parking counts and area are preliminary and may change upon governing agencies and owner reviewc PDS all right reserved 2021
A0.1DRAWING INDEX & PROJECT DATA
06.18.21
4400 VON KARMAN PARKING STRUCTURE
NEWPORT BEACH, CA
SCALE: N/A 2’16’8’4’0’
IRRIGATION HYDROZONE PLAN L.3
WATER CONSERVATION FEATURES
THE FOLLOWING MEASURES WILL BE INCORPORATED INTO THE PROJECT TOCONSERVE WATER:
1. Installation of automatic 'smart' irrigation controller with rain-sensor.2. The use of low precipitation/low angle irrigation spray heads.3. The use of low water consuming plants.4. Soil amendment to achieve good soil moisture retention.5. Mulching to reduce evapotransporation from the root zone.6. Installation of automatic irrigation system to provide deep-root watering to trees isrequired.
WATER CONSERVATION STATEMENT
PURPOSE: To provide the maintenance staff a mechanical device to distribute water andensure plant survival in the most efficient manner and within a time frame that least interfereswith the activities of the community.
The Irrigation system for each hydrozone will be automatic and incorporate low volume dripemitters, bubblers and high efficiency low angle spray heads at turf only. Drip irrigationsystems may be employed where considered to be effective and feasible. Irrigation valvesshall be separated to allow for the systems operation in response to orientation andexposure.
Planting will be designed to enhance the visual character of the site and the architecturalelements. Plants shall be grouped with similar water, climatic and soil requirements toconserve water and create a drought responsive landscape.
Each hydrozone consists of moderate to low water consuming plants. In areas of moderatewater consuming plants they shall be properly amended to retain moisture for healthy growthand to conserve water.
Plant Material within each hydrozone shall be specified in consideration of north, south, eastand west exposures.
Soil shall be prepared and emended to provide for maximum moisture retention andpercolation. Planted beds shall be mulched to retain soil moisture and reduceevapotransporation.
To avoid wasted water, the controls will be overseen by a flow monitor that will detect anybroken sprinkler heads to stop that station's operation, advancing to the next workablestation. In the event of pressure supply line breakage, it will completely stop the operation ofthe system. All material will be nonferrous, with the exception of the brass piping into andout of the backflow units. All work will be in the best acceptable manner in accordance withapplicable codes and standards prevailing in the industry.
WUCOLS, Water Use Classification of Landscape Species, is a Universityof California Cooperative Extension Publication and is a guide to thewater needs of landscape plants.
CROP FACTOR PERCENT OF EToH - HIGH 70% - 90%M - MEDIUM 40% - 60%L - LOW 10% - 30%VL - VERY LOW < 10%
WATER USE CLASSIFICATION of LANDSCAPE SPECIES (WUCOLS):
IRRIGATION HYDROZONES:
HYDROZONESYMBOL AREA WATER USAGE
PLANTFACTOR (Kc)
4,144 S.F.
HYDRO-ZONE - 1WESTERN SUNEXPOSUREIRRIGATION TECHNIQUE
SHRUBS - SUB SURFACE
DRIP IRRIGATION
0.40
0.30
HYDRO-ZONE - 2NORTHERN SUNEXPOSUREIRRIGATION TECHNIQUE
SHRUBS - SUB SURFACEDRIP IRRIGATION
HYDRO-ZONE - 3SOUTHERN SUNEXPOSUREIRRIGATION TECHNIQUE
SHRUBS - SUB SURFACEDRIP IRRIGATION
TOTAL HYDROZONEAREA:8,656 S.F.
LOW
0 S.F.
2,462 S.F.
2,050 S.F.
MODERATE
HYDRO-ZONE - 4EASTERN SUN
EXPOSUREIRRIGATION TECHNIQUESHRUBS - SUB SURFACEDRIP IRRIGATION
0.30
MODERATE 0.40
LOW
OCTOBER 22, 2021