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HomeMy WebLinkAbout1644 - APPROVE TS_1901 WESTCLIFF DRIVERESOLUTION NO. 1644 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING TRAFFIC STUDY NO. 2004 -002 FOR PROPERTY LOCATED AT 1901 WESTCLIFF DRIVE (PA2004 -059). THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS, RESOLVES AND ORDER AS FOLLOWS: WHEREAS, an application was filed by Richard Cooling, representing Westcliff Investors, LLC. with respect to property located at 1901 Westcliff Drive and legally described as Lot 4 and the southeasterly 110 feet of Lot 3 of Tract No. 4225, requesting approval of Traffic Study No. 2004 -002 that will facilitate the construction of a 12,628 square foot medical office building. The 1.65 acre site is zoned APF (Administrative Professional Financial) and has a General Plan land use designation of Administrative, Professional, & Financial Commercial. WHEREAS, a public hearing was held on August 19, 2004, at 6:30 P.M. in the City Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of the time, place and purpose of the aforesaid meeting was duly given. Evidence, both written and oral, was presented to and considered by the Planning Commission at this meeting. WHEREAS, the Planning Commission finds as follows: a) The proposed 12,628 square foot medical office building is expected to generate 631 new daily trips with 38 new trips during the morning, and 63 new trips during the evening peak hour. b) A traffic study, entitled Traffic Impact Analysis for 1901 Westcliff Drive, Newport Beach, California (Meyer, Mohaddes Associates, July, 2004), was prepared for the project in compliance with Chapter 15.40 of the Municipal Code (Traffic Phasing Ordinance). c) The study evaluates eight (8) Newport Beach intersections. The project is forecast to contribute one percent or more to the traffic volume to five intersections of the study intersections and the other three intersections were omitted from further ICU. d) The ICU analysis shows the five intersections are forecast to continue to operate with satisfactory levels of service during both peak hours and, therefore, no mitigation measures are required. e) The traffic study also evaluated three (3) intersections at the request of the City of Costa Mesa. ICU analysis of these intersections shows that they are forecasted to operate at an acceptable LOS. City of Newport Beach Planning Commission Resolution No. Page 2 of 4 f) The traffic study performed a cumulative traffic analysis. The City of Newport Beach identified traffic growth from 16 approved projects that are anticipated for completion within the next few years and 14 reasonably foreseeable projects. The City of Costa Mesa has no approved projects and only one reasonably foreseeable project. Based on the criteria set by the Cities of Newport Beach and Costa Mesa, the proposed project does not exceed the critical threshold of deterioration from LOS D to E, or an increase of 0.01 or more of the ICU at any intersection operating at LOS E. The project in a cumulative sense will not significantly contribute to unsatisfactory operating conditions at all the eleven (11) study intersections and no mitigation measures are required. g) The project is categorically exempt pursuant to Section 15332 (Class 32 - In- Fill Development Projects) of the California Environmental Quality Act. The project will occur on a 72,000 square feet site within the City of Newport Beach corporate limits and the site is surrounded by urban uses. The site is presently developed with an existing 17,371 square foot medical facility which consists of three separate buildings and has no value as habitat for endangered, rare or threatened species. The project is fully consistent with the General Plan and Zoning provisions. Approval of the project will not create any significant impacts to traffic, noise, air, and water quality in compliance with existing codes, policies and regulations of the City of Newport Beach. The traffic study concludes no significant impacts to area intersections. Lastly, adequate utility services and other public services presently exist and are so located to serve the project site. NOW, THEREFORE, BE IT RESOLVED: Section 1. Based on the aforementioned findings, the Planning Commission hereby approves Traffic Study No. 2004 -002, subject to the Conditions set forth in Exhibit "A:' attached. Section 2. This action shall become final and effective fourteen days after the adoption of this Resolution unless within such time an appeal is filed with the City Clerk or this action is called for review by the City Council in accordance with the provisions of Title 20, Planning and Zoning, of the Newport Beach Municipal Code. City of Newport Beach Planning Commission Resolution No. Page 3 of 4 PASSED, APPROVED AND ADOPTED THIS 19'' DAY OF AUGUST, 2004. AYES: Eaton, Tucker, Selich, McDaniel and Daigle ABSENT: Toerae and Cole NOES: None BY: Larry 'Tucker, Chairman BY: rVAe, Secretary City of Newport Beach Planning Commission Resolution No. Page 4 of 4 EXHIBIT "A" CONDITIONS OF APPROVAL Traffic Study No. 2004 -002 The development shall conform to all applicable zoning requirements. Development authorized per this approval shall not exceed 12,628 square feet of medical office use, which may includes outpatient surgical services. Traffic Study No. 2004 -002 shall expire unless exercised within 24 months from the date of approval pursuant to Section 15.40.035 of the Newport Beach Municipal Code. This approval shall be deemed exercised by the issuance of a building permit to construct the proposed office building. 3. Pursuant to the Traffic Phasing Ordinance, construction of the proposed office building shall be completed no more than 60 months from the date of final approval of Traffic Study No. 2004 -002.