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Home My WebLink About14 - Extended Stay America - 4881 Birch Street�EWrogr CITY OF NEWPORT BEACH COMMUNITY AND ECONOMIC DEVELOPMENT PLANNING DEPARTMENT ~w 3300 NEWPORT BOULEVARD NEWPORT BEACH, CA 92658 (949) 644 -3200; FAX (949) 644 -3250 Hearing Dater Agenda Item No.: Staff Person: REPORT TO THE MAYOR AND CITY COUNCIL PROJECT. Extended StayAmerica 4881 Birch Street January 11, 2000 Iq Marc Myers (949) 644 -3210 PURPOSE OF APPLICATION: Request for a General Plan Amendment, PC Amendment, Use Permit and a Traffic Study to allow the construction of a 164 room extended stay hotel. The General Plan Amendment will increase the square footage entitlement permitted on the site, the PC Amendment involves text modifications to the development standards including, but not limited to: designating Parcel 1 of Retail and Service Site 1 for hotel use, increasing the square footage entitlement to accommodate the construction of the new building, and establishing a 60 foot height limit for the new hotel site. A Use Permit is required for the establishment of a hotel. ACTION: Conduct public hearing; and: • Adopt Resolution 2000 -_, approving General Plan Amendment No. 99 -2(A); and • Introduce Ordinance No. 1000 -_, an amendment to the Koll Center Planned Community (Amendment No. 897), and approve the designation of hotel use for Parcel I of KCN Retail and Service Site 1, establish the permitted gross floor area for KCN Retail and Service Site I at 110,000 square feet, establish the permitted height for the site at 60 feet, and pass to second reading on January 25, 2000; and Sustain the action of the Planning Commission and approve the supporting documentation related to the Amendment, subject to the Findings, Conditions, and Mitigation Measures as modified by the Planning Commission: • The acceptance of a Negative Declaration • Use Permit No. 3665 • A Traffic Generation Study Planning Commission Recommendation At its meeting of December 9, 1999, the Planning Commission voted (all ayes) to recommend approval of the applications related to the construction of a 164 room extended stay hotel. To ensure that the site landscaping is installed as proposed, Condition No. 1, which requires the final development to be in substantial conformance with the approved plans, was modified by the Planning Commission to include the proposed landscape plan in the substantial conformance compliance requirement. The revised condition of approval is included in the excerpt Planning Commission's meeting minutes attached for the Council's review. A copy of the staff report prepared for the Planning Commission is also attached. Submitted by: Prepared by: SHARON Z. WOOD MARC W. MYERS Assistant City Manager Associate Planner Attachments: Staff Report to the Planning Commission Resolution Ordinance Excerpt of December 9, 1999 Planning Commission Meeting Minutes Planning Commission Resolutions Exhibit "A" Mitigated Negative Declaration Mitigation Monitoring Program Traffic Generation Study Letter from Langdon Wilson Architecture Planning Interior regarding Koll Center Newport Design Review Site Plan, Floor Plan, Landscape Plan and Elevations I Page 2 0 RESOLUTION NO. 2000- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH APPROVING GENERAL PLAN AMENDMENT NO. 99 -2(A) TO THE LAND USE ELEMENT OF THE NEWPORT BEACH GENERAL PLAN TO INCREASE THE SQUARE FOOTAGE ENTITLEMENT ALLOWED ON PARCEL 1 OF RETAIL AND SERVICE SITE 1 OF THE KOLL CENTER PLANNED COMMUNITY BY 17,890 SQUARE FEET. [General Plan Amendment No. 99- 2(A)l WHEREAS, as part of the development and implementation of the Newport Beach General Plan the Land Use Element has been prepared; and WHEREAS, the Land Use Element of the General Plan sets forth objectives, supporting policies and limitations for development in the City of Newport Beach; and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy B, since the proposed increase in development will not result in . significant changes to the long range traffic service levels since the proposed hotel development generates fewer daily and peak hour trips; and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy C, since adequate on -site parking is provided for the proposed use since the project is providing more than two times the number required by code; and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy D, since the location of the new structure will not adversely affect public views nor will it impact environmentally sensitive habitat since it is located in an urbanized area; and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy F, because the project conforms to all development standards including landscape requirements, setbacks, lot coverage, and parking, and is consistent with the requirements of the Koll Center Planned Community; and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy L, since a hotel will improve the prosperity of Koll Center and the Page 3 entire airport area by increasing recreational and business visitor accommodations which support the uses in the area; and WHEREAS, on December 9, 1999, the Planning Commission of the City of Newport Beach conducted a public hearing regarding General Plan Amendment 99 -2 (A) at which time this amendment to the Land Use Element was discussed and determined to be consistent with the goals of the Newport Beach General Plan; and therefore, recommended for approval to the City Council; and WHEREAS, pursuant to the California Environmental Quality Act, an Initial Study has been prepared for the project. Based upon information contained in the Initial Study, it has been determined that, if proposed mitigation measures are incorporated, the project would not have a significant effect on the environment. A Negative Declaration has been prepared and accepted by the City of Newport Beach in connection with the applications noted. WHEREAS, on January 11, 2000, the City Council of the City of Newport Beach conducted a public hearing regarding a 17,890 square foot increase in development rights on Parcel 1 of Retail and Service Site 1 in the Koll Center Newport Planned Community, at which time Amendment No. 897 was discussed and determined to be consistent with the goals and policies of the Newport Beach General Plan. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Newport Beach does hereby amend the Land Use Element, Statistical Area L4 (KCN RS 1), and the Estimated Growth for Statistical Area 1-4 Table of the General Plan to read as follows: Page 4 0 • Airport Area (Statistical Area L4) 1 -9. KCN Retail and Service Site I This site is designated for Retail and Service Commercial and is allocated 102,110 120,000 sq. ft. which includes 164 hotel rooms. BE IT FURTHER RESOLVED that the development authorized by this action is allocated to 4881 Birch Street, Newport Beach. Page 5 ESTIMATED GROWTH FOR STATISTICAL AREA L4 Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected I /1/87 Projection Growth 1 /I /87 Projection Growth I -I.KCN OS A -0- -0- -0- 874,346 874,346 -0- 1-2.KCN OS B -0- -0- -0- 1,060,898 1,060,898 -0- 1-3.KCN OS C -0- -0- -0- 734,641 734,641 -0- 1-4.KCN OS D -0- -0- -0- 250,176 250,176 -0- 1-5.KCN OS E -0- -0- -0- 27,150 32,500 5,350 1 -6.KCN OS F -0- -0- -0- 31,816 34,300 2,484 1 -7.KCN OS G -0- -0- -0- 81,372 81,372 -0- 1-8.KCN OS I -0- -0- -0- 377,520 442,775 65,255 1 -9.KCN RS 1 -0- -0- -0- 52,086 120,000 17,890 1- 10.Court House -0- -0- -0- 69,256 90,000 20,744 2 -INP BLK A -0- -0- -0- 349,000 380,362 31,362 2- 2.NPBLKB -0- -0- -0- 10,150 11,950 1,800 2 -3.NP BLK C -0- -0- -0- 211,487 457,880 246,393 2 -4.NP BLK D -0- -0- -0- 274,300 288,264 13,964 2 -5.NP BLK E -0- -0- -0- 834,762 860,884 26,122 2 -6.NP BLK F -0- -0- -0- 192,675 201,180 8,505 2 -7.NP BLK G & H -0- -0- -0- 255,001 295,952 40,951 2 -8.NP BLK I -0- -0- -0- 99,538 378,713 279,175 2 -9.NP BLK J -0- -0- -0- 190,500 228,530 38,030 3. Campus Drive -0- -0- -0- 885,202 1,261,727 376,525 TOTAL -0- -0- -0- 6,861,876 8,086,450 1,224,574 Population -0- -0- -0- revised 12/9/99 BE IT FURTHER RESOLVED that the development authorized by this action is allocated to 4881 Birch Street, Newport Beach. Page 5 ADOPTED this 11 `s day of January, 2000, by the following vote, to wit: 0 AYES, COUNCIL MEMBERS NOES, COUNCIL MEMBERS ABSENT, COUNCIL MEMBERS am ATTEST: City Clerk Page 6 r1 LJ 0 ORDINANCE NO. 2000- AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH APPROVING AMENDMENT NO. 897 TO THE KOLL CENTER PLANNED COMMUNITY DISTRICT TO DESIGNATE PARCEL 1 OF KCN RETAIL AND SERVICE SITE 1 FOR HOTEL USE, ESTABLISH THE PERMITTED GROSS FLOOR AREA FOR KCN RETAIL AND SERVICE SITE 1 AT 120,000 SQUARE FEET, AND ESTABLISH THE PERMITTED HEIGHT FOR THE SITE AT 60 FEET. (PLANNING COMMISSION AMENDMENT NO. 897) WHEREAS, on December 9, 1999, Planning Commission of the City of Newport Beach held a public hearing regarding this amendment, and recommended approval to the City Council; and WHEREAS, the public was duly noticed of the public hearings; and WHEREAS, the City of Newport Beach has determined that the proposed project will not have a significant effect on the environment upon implementation of the mitigation measures set . forth in the Negative Declaration prepared for the project pursuant to the California Environmental Quality Act (CEQA) and the State CEQA Guidelines; and WHEREAS, on January 11, 2000, the City Council of the City of Newport Beach held a public hearing regarding this amendment at which time amendments to the Koll Center Newport Planned Community District Regulations were discussed and determined to be in conformance with the "Retail and Service Commercial" designation of the Newport Beach General Plan, and the City Council finds that the proposed amendment does not alter the character of the subject property or the Koll Center Newport Planned Community District as a whole; and the proposed amendment to increase the allowable gross floor area for Parcel 1 of Retail and Service Site 1 by 17,890 square feet is consistent with the General Plan; and WHEREAS, the City Council finds that the proposed amendment to the Koll Center Planned Community District Regulations is consistent with the General Plan; and WHEREAS, the Newport Beach Municipal Code provides specific procedures for the implementation of Planned Community zoning for properties within the City of Newport Beach; . and Page 7 WHEREAS, the proposed amendment to the land use limitations of the Koll Center • Planned Community District, to designate Parcel 1 of KCN Retail and Service Site 1 for hotel use, increase the permitted amount of development, and establish the permitted height limit for the site at 60 feet, will apply only to the property at 4881 Birch Street and not to any other site in Koll Center, and WHEREAS, the proposed amendments to the development regulations of the Koll Center Planned Community District, specifically related to Parcel 1 of KCN Retail and Service Site 1 only and not to any other site in Koll Center. THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1: Approve Amendment No. 897 to designate Parcel 1 of KCN Retail and Service Site 1 of the Koll Center Newport Planned Community for hotel use, increase the permitted amount of development by 17,890 square feet, and establish the permitted height limit for the site at 60 feet." • SECTION 2: The Mayor shall sign and the City Clerk shall attest to the passage of this Ordinance. This Ordinance shall be published once in the official newspaper of the City, and the same shall become effective thirty (30) days after the date of its adoption. This Ordinance was introduced at a regular meeting of the City Council of the City of Newport Beach held on January 11, 2000, and adopted on the 25th day of January, 2000, by the following vote, to wit: AYES, COUNCIL MEMBERS NOES, COUNCIL MEMBERS ABSENT, COUNCIL MEMBERS MA Em ATTEST: City Clerk 0 Page 9 City of Newport Beach Planning Commission Minutes December 9, 1999 erosion. The retaining wall will reclaim approximately 29 feet of rear yard surface area which previously was slope. Chairperson Selich stated that this application has generated a lot of opposition letters received by the Commission and also, it has not been reviewed by the architectural committee of the Homeowners' Association. He proposed that the Commission ask the applicant if he would be willing to continue this item. This will allow him time to go back to the association and neighbors for review, and then bring the application back to the Commission. Commissioner Kranzley stated that he is uncomfortable hearing this application prior to the review by the Homeowner's Association. He noted his concern with the negative correspondence received this past week and encouraged the applicant to ask for a continuance on this matter. Commissionioners Ashley and Fuller noted the some sentiments. Public comment was opened. Ray DeSalle, landscape architect of Peter Brandow Associates, on belhaf of Mrs. Dolin stated that the applicant wants to be a good neighbor and would welcome working with the architectural committee of the association. At Commission advice, he asked for a continuance to January 6, 2000. Chairperson Selich suggested the continuance of thirty days within which the applicant would be able to work with the neighbors and the Homeowner's Association. Public comment was closed. Motion was made by Commissioner Kranzley to continue this item to January 6, 2000. Ayes: Fuller, Ashley, Selich, Kranzley Noes: None Absent: Tucker, Gifford Abstain SUBJECT: 0 None Extended StayAmerica 4881 Birch Street • Accept the Negative Declaration as adequate for approval of the project; and • Adopt Resolution recommending approval of General Plan Amendment No. 99 -2(A); and 3 . IT<I71i DPI F7 Item No. 3 GPA 99 -2A Use Permit No. 3665 and Acceptance of a Negative Declaration City of Newport Beach Planning Commission Minutes December 9, 1999 • Adopt Resolution recommending approval of Planned Community Amendment No. 897; and • Use Permit No. 3665 • A Trip Generation Study Request for a General Plan Amendment, PC Amendment, Use Permit and a Traffic Study to allow the construction of a 164 room extended stay hotel. The General Plan Amendment will increase the square footage entitlement permitted on the site, the PC Amendment involves text modifications to the development standards including, but not limited to: designating Parcel 1 of Retail and Service Site 1 for hotel use, increasing the square footage entitlement to accommodate the construction of the new building, and establishing a 60 foot height limit for the new hotel site. A Use Permit is required for the establishment of a hotel. Commissioner Kranzley asked about a trip generation reduction and how it is reflected in the model. Ms. Temple answered that if the General Plan Amendment is approved, the database will be altered to reflect the new use and the old use will be taken out. Commissioner Kranzley then asked about the required parking spaces (164). Does this take into consideration the parking for the employees? Staff answered that it is all- inclusive. The actual requirement for hotel parking is one space for each two rooms, however, based on this type of use, that a more appropriate requirement would be one per room. The applicant is actually providing greater than that. Commissioner Fuller, referencing page 24 of the Checklist Explanations, asked about the surface parking stalls that are provided. It indicates 173, which is not consistent with the plans that indicate 185 parking stalls. Which one is correct? Mr. Myers answered that initially the project was proposed for a few less rooms. The applicant was providing for 173 parking spaces, which is in excess of our parking requirement. Since the time of the original proposal, a few more rooms have been added and the applicant is adding more parking (185), as there is more available space on site.. Commissioner Fuller asked about the architectural style, finish and color of the building matching the existing development. Staff answered that the development will be consistent to the surrounding style of the area. The applicant has brought renderings as exhibits. INDEX Approved 0 Is Chairperson Selich asked about the trip generation rate that was used on this kind of a hotel. 0 W City of Newport Beach Planning Commission Minutes December 9, 1999 Commissioner Kranzley, referring to hand - written page 94, read that, 'based upon the average trip generation rate of the two sites, the typical Extended Stay America facility would generate 4.62 trip -ends per day per occupied room with 0.29 vehicles per hour per occupied room during the AM peak hour and 0.37 vehicles per hour per occupied room during the PM peak hour." Tony Brine, Traffic Engineer, explained that when the trip generation study was prepared, the consultant did a review of the existing Extended Stay America facilities in three locations. These generation rates were based upon the numbers (actual counts) of the existing facilities. This is a different type of hotel use than the regular uses which is why a trip generation study was done as opposed to using a regular ITE rate. Public comment was opened. Lance Potter, Extended Stay America of 100 West Monroe Street, Chicago, Illinois. He stated that he handles the real estate acquisition for the Extended Stay America corporation. He explained that the company: • started in 1995; • now is a national chain of 360 hotels; • the hotels are owned and operated by Extended Stay America, which is based in Fort Lauderdale, Florida; • the first hotel in Southern California opened about two and one half years ago and there are now 14 locations with two more under construction; • the hotels are unique as each guest room contains: a full kitchen with a refrigerator, twin burner stove, microwave, coffeemaker and kitchen sink • hotel does not offer meeting rooms, restaurant or lounge; • designed for guests needing to stay in an area one to four weeks; • the company sees a real opportunity in Newport Beach as there are no hotels that offer kitchens in the guest rooms (with the exception of one) and there is a need for this type of service in the area; and • the project is comprised of 164 rooms. Commissioner Kranzley asked about the average length of stay. He was answered that the average among the other Southern California Extended Stay America hotels was 16 nights. Commissioner Fuller asked about the number of employees in this proposed hotel. He was answered there will be a maximum of 8 with maid service and laundry facilities on site. Mike Gallen, Senior Construction Manager of Extended Stay America referencing exhibits, explained: • maximized the available parking spaces • maximized the landscaping on site • four floors with first floor lobby, guest laundry facilities with vending INDEX City of Newport Beach Planning Commission Minutes December 9, 1999 INDEX 0 machines and a house laundry on site • no restaurant or convention facilities that would increase the parking and traffic • trip generation rates were based on approximately 90% occupancy Commissioner Kranzley asked staff if a hotel restaurant or anything else were to come on this site, the applicant would have to come back to the Planning Commission? He was answered that any change to the use permit would require the applicant to come back for an amendment, as they would not be in substantial conformance with the use permit. This would hold true with any new owner of the project. Chairperson Selich asked for and received an explanation of the landscape plan. Mr. Potter explained that he has gone through a design review with the Koll Center Newport for both architectural and landscape designs. A copy of the preliminary approval from Koll Center Newport is part of the staff report. The original landscape plan did not have all of the trees required, so we added a few more trees based on that requirement. The plan includes all of the trees that are within the Koll Center plan. Most of the trees are 24" boxes and a good size. We anticipate keeping the landscape buffer that is along Birch and Von Karmen. One of the conditions was to add a sidewalk along Birch and in doing that we will either bring it along the street or meander it through and have to relocate a few of the trees that are already there. The landscape along the parking structure will be maintained as the existing buffer towards the north. Public comment was closed. Commissioner Kranzley noted that there is generally some type of condition with regards to landscaping. There does not seem to be one with this report. Mr. Myers answered that staff is of the opinion that the Koll Center Plan Community landscape requirements are adequate in this case. These standards of the Planned Community the applicant will need to adhere to. However, if the Planning Commission desires, a condition can be added. DRAFT Commissioner Kranzley stated that he would prefer that, even if it is the site plan approved by Koll Center. Motion was made by Commissioner Kranzley to amend condition number one and include, landscape plan, and accept the Negative Declaration as adequate for approval of the project; and adopt Resolution 1510 recommending approval of General Plan Amendment No. 99 -2A and adopt Resolution 1511, recommending approval of Planned Community Amendment No. 897 and approve Use Permit No. 3665 and accept a Trip Generation Study N . City of Newport Beach Planning Commission Minutes December 9, 1999 INDEX with the findings and conditions in Exhibit A. Ayes: Fuller, Ashley, Selich, Kranzley Noes: None Absent: Tucker, Gifford Abstain: None EXHIBIT "A" FINDINGS, MITIGATION MEASURES AND CONDITIONS OF APPROVAL Mitigated Negative Declaration General Plan Amendment No. 98 -1(C), Planned Community Amendment No. 897, and Use Permit No. 3640 A. Mitigated Negative Declaration: Findings: 1. An Initial Study and Mitigated Negative Declaration have been • prepared in compliance with the Environmental Quality Act (CEQA), the State CEQA Guidelines, and City Council Policy K -3. 2. On the basis of the analysis set forth in the Initial Study and Mitigated Negative Declaration, including the mitigation measures listed, the proposed project does not have the potential to significantly degrade the quality of the environment. 3. There are no long -term environmental goals that would be compromised by the project. 4. No cumulative impacts are anticipated in connection with this or other projects. 5. There are no known substantial adverse affects on human beings that would be caused by the proposed project. 6. The contents of the environmental document have been considered in the various decisions on this project. RAFT Mitigation Measures: 1. During construction activities, the applicant shall ensure that • the following measures are complied with to reduce short -term (construction) air quality impacts associated with the project: 7 13 City of Newport Beach Planning Commission Minutes December 9, 1999 INDEX 0 a) controlling fugitive dust by regular watering, or other dust palliative measures to meet South Coast Air Quality Management District (SCAQMD) Rule 403 (Fugitive Dust); b) maintaining equipment engines in proper tune; and c) phasing and scheduling construction activities to minimize project - related emissions. 2. During construction activities, the applicant shall ensure that the project will comply with SCAQMD Rule 402 (Nuisance), to reduce odors from construction activities. 3. During construction activities, the project will comply with the erosion and siltation control measures of the City's grading ordinance and all applicable local and State building codes and seismic design guidelines, including the City Excavation and Grading Code (NBMC Section 15.10). 4. The project shall conform to the requirements of the National Pollution Discharge Elimination System (NPDES) and shall be subject to the approval of the Public Works Department to determine compliance. . 5. The project will comply with the provisions of the City of Newport Beach General Plan Noise Element and the Municipal Code pertaining to noise restrictions. During construction activities, the hours of construction and excavation work are allowed from 7:00 a.m. to 6:30 p.m. on weekdays, 8:00 a.m. to 6:00 p.m. on Saturdays, and not at any time on Sundays and holidays. 6. Prior to the start of construction activities (e.g. demolition of existing building), a construction traffic control plan shall be prepared which includes the haul route, truck hauling operations, construction traffic flagmen, and construction warning /directional signage. 7. Prior to the commencement of construction activities, the project applicant shall coordinate with utility and service organizations regarding any construction activities to ensure existing facilities are protected and any necessary expansion or relocation of facilities are planned and scheduled in consultation with the appropriate public agencies. V AFT B. General Plan Amendment No. 99 -2(A): Adopt Resolution No. (Attached) recommending to the City Council the adoption of General Plan Amendment No. 99 -2(A). I � • City of Newport Beach Planning Commission Minutes December 9, 1999 INDEX C. Amendment No. 897: Adopt Resolution No. (Attached), recommending to the City Council adoption of Amendment No. 897. D. Use Permit No. 3640: Findings: 1. The Land Use Element of the General Plan designates the site for "Retail and Service Commercial" uses and a hotel is a permitted use within this designation. 2. The proposed development will not have any significant environmental impact, based on information presented and incorporated into the negative declaration. 3. Based upon the information contained in the Initial Study, comments received, and all related documents, there is no • substantial evidence that the project, as conditioned, could have a significant effect on the environment; therefore a Negative Declaration has been prepared. The Negative Declaration adequately addresses the potential environmental impacts of the project, and satisfies all the requirements of CEQA, and is therefore approved. The Negative Declaration was considered prior to approval of the project. 4. An Initial Study has been conducted, and considering the record as a whole there is no evidence before this agency that the proposed project will have the potential for an adverse effect on wildlife resources or the habitat upon which wildlife depends. On the basis of the evidence in the record, this agency finds that the presumption of adverse effect contained in Section 753.5(d) of Title 14 of the California Code of Regulations (CCR) has been rebutted. Therefore, the proposed project qualifies for a De Minimis Impact Fee Exemption pursuant to Section 753.5(c) of Title 14, CCR. 5. The design of the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. E 6. A trip generation study has been prepared which analyzes the expected trip generation for the proposed hotel, and verifies that the proposed project generates fewer trips than the existing use, and has been reviewed and approved by the City 9 4 J City of Newport Beach Planning Commission Minutes December 9, 1999 Traffic Engineer. Approval of Use Permit No. 3665 will not, under the circumstances of the case be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood or be detrimental or injurious to property or improvements in the neighborhood or the general welfare of the City and is consistent with the legislative intent of Title 20 of this Code for the following reasons: • The hotel use is compatible with the surrounding professional office and general commercial uses in the area since hotel uses are typically allowed in commercial districts as a support use. • The hotel operation is compatible with the character of the neighborhood since the surrounding buildings are mid and high -rise structures consisting of office uses. • Adequate on -site parking is available for the proposed use. • There are no significant aesthetic impacts. • The hotel use will not result in adverse traffic impacts. • Adequate provision for vehicular traffic circulation is being made for the hotel facility. • The proposal includes no physical improvements which Will conflict with any easements acquired by the public of large for access through or use of property within the proposed development. Conditions: 1. The development shall be in substantial conformance with the approved site plan, floor plans, landscape plan and elevations, except as noted below. 2. The approval of Use Permit No. 3665 is subject to final City Council approval of GPA 99 -2 (A) and Amendment No. 897. 3. The project shall provide 185 parking spaces on site. 4. All employees shall park on -site. 5. All trash areas shall be screened from adjoining properties and public streets. 6. The access rights to Von Korman Avenue and Birch Street have been dedicated to the city except at existing driveways per 10 INDEX , • is • Iii, City of Newport Beach Planning Commission Minutes December 9, 1999 INDEX Parcel Map 76/45. No additional driveways are permitted on the Von Korman Avenue or Birch Street frontages. 7. Prior to issuance of any grading or building permits for the site, the applicant shall demonstrate to the satisfaction of the Public Works Department and the Planning Department that adequate sewer facilities will be available for the project. Such demonstration shall include verification from the Orange County Sanitation District and the City's Utilities Department. 8. The project shall be designed to eliminate light and glare onto adjacent properties or uses, including minimizing the number of light sources. The plans shall be prepared and signed by a licensed Electrical Engineer acceptable to the City. Prior to the issuance of any building permit the applicant shall provide to the Planning Department, in conjunction with the lighting system plan, lighting fixture product types and technical specifications, including photometric information, to determine the extent of light spillage or glare which can be anticipated. This information shall be made a part of the • building set of plans for issuance of the building permit. Prior to issuance of the certificate of occupancy or final of building permits, the applicant shall schedule an evening inspection by the Code Enforcement Division to confirm control of light and glare specified by this condition of approval. Standard Requirements 1. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 2. The proposed hotel facility and related parking shall conform to the requirements of the Uniform Building Code, including State Disabled Access requirements, unless otherwise approved by the Building Department. 3. All mechanical equipment shall be screened from view of adjacent properties and adjacent public streets within the limits authorized by this use permit, and shall be sound attenuated in accordance with Chapter 10.26 of the Newport Beach DRAFT Municipal Code, Community Noise Control. 4. All improvements shall be constructed as required by Ordinance and the Public Works Department. 11 City of Newport Beach Planning Commission Minutes December 9, 1999 5. Arrangements shall be made with the Public Works Department in order to guarantee satisfactory completion of any required public improvements, if it is desired to obtain a grading or building permit prior to completion of the public improvements. 6. Section 19.20.030(f) of the Subdivision Ordinance is waived and grades of more than 7% shall be permitted as approved by the Public Works Department. 7. The final design of the on -site parking, vehicular circulation and pedestrian circulation systems shall be subject to the approval of the City Traffic Engineer. 8. Intersections of private drives and adjacent streets shall be designed to provide sight distance for a speed of 40 miles per hour. Slopes, landscape, walls, signs and other obstructions shall be considered in the sight distance requirements. Landscaping within the sight line shall not exceed twenty -four inches in height. 9. Sidewalk shall be constructed along the Von Korman Avenue street frontage. The sidewalk shall be eight (8) feet wide to match other sidewalk along Von Korman Avenue. All work shall be completed under an encroachment permit issued by the Public Works Department. 10. Street, drainage and utility improvements shall be shown on standard improvement plans prepared by a licensed civil engineer. H. A drainage study shall be prepared by the applicant and approved by the Public Works Department, along with a master plan of water, sewer, and storm drain facilities for the on -site improvements prior to the issuance of any grading or building permits. Any modifications or extensions to the existing storm drain, water, and sewer systems shown to be required by the study shall be the responsibility of the developer. 12. Public Works Department plan check and inspection fees shall be paid. 13. Any Edison transformer serving the site shall be located outside the sight distance planes as described in City Standard 110 -L. 14. Disruption caused by construction work along roadways and by movement of construction vehicles shall be minimized by 12 • INDEX IK . City of Newport Beach Planning Commission Minutes December 9, 1999 proper use of traffic control equipment and flagmen. Traffic control and transportation of equipment and materials shall be conducted in accordance with state and local requirements. A traffic control plan shall be reviewed and approved by the Public Works Department. 15. Public easements and utilities crossing the site shall be shown on the grading and building site plans. 16. Overhead utilities serving the site shall be undergrounded to the nearest appropriate pole in accordance with Section 19.24.140 of the Municipal Code unless it is determined by the City Engineer that such undergrounding is unreasonable or impractical. 17. A fire protection system acceptable to the Fire Department shall be installed by the developer and tested by the Fire Department prior to storage of any combustible materials or start of any structural framing. . 18. The parking spaces shall be marked with approved traffic markers or painted white lines not less than 4 inches wide. 19. The Planning Commission may add to or modify conditions of approval to this Use Permit or recommend to the City Council the revocation of this Use Permit, upon a determination that the operation which is the subject of this Use Permit, causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 20. This Use Permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.91.050A of the Newport Beach Municipal Code. SUBJECT:.— 900 Sea Lane (Tim McSunas, applicant) 1995 Shores Partners, L.P. •.• Tentative Tract Map No. 15829 • `Modification Permit No. 5002 • Acceptance of a Negative Declaration Request to subdivide an existing lot containing 7.5`acres,of land into a single parcel of land in conjunction with the development of a`'90.unit attached and detached residential condominium project on property located. in the MFR (Multi - Family Residential) District. Also included is a request for. a 13 INDEX x [:'j'; Item No. 4 TTM No. 15829 Modification No. 5002 Acceptance of a Negative Declaration Continued to 01/06/2000 I� RESOLUTION NO. _ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH RECOMMENDING TO THE CITY COUNCIL APPROVAL OF AN AMENDMENT TO THE LAND USE ELEMENT OF THE NEWPORT BEACH GENERAL -PLAN TO INCREASE THE SQUARE FOOTAGE ENTITLEMENT ALLOWED IN RETAIL AND SERVICE SITE 1 PARCEL 1 OF THE KOLL CENTER PLANNED COMMUNITY BY 17,890 SQUARE FEET. [General Plan Amendment No. 99 -2(A)] WHEREAS, as part of the development and implementation of the Newport Beach General Plan the Land Use Element has been prepared; and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy B, since the proposed increase in office development will not result in significant changes to the long range traffic service levels since proposed hotel development generates fewer daily and peak hour trips; and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy C, since adequate on -site parking is provided for the proposed use since the project is providing more than two times the number required by code; and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy D, since the location of the new structure will not adversely affect public views nor will it impact environmentally sensitive habitat since it is located in an urbanized area; and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy F, because the project conforms to all development standards including landscape requirements, setbacks, lot coverage, and parking, and is consistent with the requirements of the Koll Center Planned Community; and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy L, since a hotel will improve the prosperity of Koll Center and the entire airport area by increasing recreational and business visitor accommodations which support the uses in the area; and GPA 99 -2(A) Amendment No. 897 Use Permit No. 3665 �) Page 15 WHEREAS, on December 9, 1999, the Planning Commission of the City of Newport Beach conducted a public hearing regarding General Plan Amendment 99 -2 (A) at which time this amendment to the Land Use Element was discussed and determined to be consistent with the goals of the Newport Beach General Plan; and WHEREAS, pursuant to the California Environmental Quality Act, an Initial Study has been prepared for the project. Based upon information contained in the Initial Study, it has been determined that, if proposed mitigation measures are incorporated, the project would not have a significant effect on the environment. A Negative Declaration has been prepared and accepted by the City of Newport Beach in connection with the applications. NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of Newport Beach does hereby recommend that the City Council of the City of Newport Beach amend the Land Use Element, Statistical Area L4 (KCN RS 1), and the Estimated Growth for Statistical Area L4 Table of the General Plan to read as follows: L_1 GPA 99 -2(A) Amendment No. 897 Use Permit No. 3665 Page 16 a 1 Airport Area (Statistical Area L4) 1 -9. KCN Retail and Service Site 1 This site is designated for Retail and Service Commercial and is allocated 102,110 120,000 sq. ft. which includes 164 hotel rooms. BE IT FURTHER RESOLVED that the development authorized by this action is allocated to 4881 Birch Street, Newport Beach. GPA 99 -2(A) Amendment No. 897 Use Permit No. 3665 Page 17 0 E I`1 ESTIMATED GROWTH FOR STATISTICAL AREA L4 Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth I -1.KCN OS A -0- -0- -0- 874,346 874,346 -0- 1-2.KCN OS B -0- -0- -0- 1,060,898 1,060,898 -0- 1-3.KCN OS C -0- -0- -0- 734,641 734,641 -0- 1-4.KCN OS D -0- -0- -0- 250,176 250,176 -0- 1-5.KCN OS E -0- -0- -0- 27,150 32,500 5,350 1 -6.KCN OS F -0- -0- -0- 31,816 34,300 2,484 1 -7.KCN OS G -0- -0- -0- 81,372 81,372 -0- 1-8.KCN OS 1 -0- -0- -0- 377,520 442,775 65,255 1 -9.KCN RS 1 -0- -0- -0- 52,086 120,000 17,890 1- 10.Court House -0- -0- -0- 69,256 90,000 20,744 2 -1NP BLK A -0- -0- -0- 349,000 380,362 31,362 2- 2.NPBLK B -0- -0- -0- 10,150 11,950 1,800 2 -3.NP BLK C -0- -0- -0- 211,487 457,880 246,393 2 -4.NP BLK D -0- -0- -0- 274,300 288,264 13,964 2 -5.NP BLK E -0- -0- -0- 834,762 860,884 26,122 2 -6.NP BLK F -0- -0- -0- 192,675 201,180 8,505 2 -7.NP BLK G & H -0- -0- -0- 255,001 295,952 40,951 2 -8.NP BLK 1 -0- -0- -0- 99,538 378,713 279,175 2 -9.NP BLK 1 -0- -0- -0- 190,500 228,530 38,030 3. Campus Drive -0- -0- -0- 885,202 1,261,727 376,525 TOTAL -0- -0- -0- 6,861,876 8,086,450 1,224,574 Population -0- -0- -0- revised 12/9/99 BE IT FURTHER RESOLVED that the development authorized by this action is allocated to 4881 Birch Street, Newport Beach. GPA 99 -2(A) Amendment No. 897 Use Permit No. 3665 Page 17 0 E I`1 • ADOPTED this 9 "' day of December, 1999, by the following vote, to wit: M CJ XA • Edward Selich, Chairman Richard Fuller, Secretary AYES NOES GPA 99 -2(A) Amendment No. 897 Use Permit No. 3665 % Page 18 D RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH RECOMMENDING TO THE CITY COUNCIL APPROVAL OF AN AMENDMENT TO THE KOLL CENTER PLANNED COMMUNITY DISTRICT TO DESIGNATE PARCEL 1 OF KCN RETAIL AND SERVICE SITE 1 FOR HOTEL USE, ESTABLISH THE PERMITTED GROSS FLOOR AREA FOR KCN RETAIL AND SERVICE SITE i AT 120,000 SQUARE FEET, ESTABLISH THE PERMITTED HEIGHT FOR THE SITE AT 60 FEET. (PLANNING COMMISSION AMENDMENT NO. 897) WHEREAS, as part of the development and implementation of the Newport Beach General Plan the Land Use Element has been prepared; and WHEREAS, Section 20.51.045 of the Newport Beach Municipal Code provides that amendments to establish or amend a Planned Community Development Plan must be approved by a Resolution of the Planning Commission setting forth full particulars of the amendment; and WHEREAS, the Planning Commission is of the opinion that the proposed . amendment to the Koll Center Planned Community District Regulations is consistent with the General Plan; and WHEREAS, the Planning Commission conducted a public hearing on December 9, 1999, at which time this amendment to amend the Koll Center Planned Community District Regulations was discussed and determined to be in conformance with the "Retail and Service Commercial' designation of the Newport Beach General Plan, since the proposed amendment does not alter the character of the subject property or the Koll Center Planned Community District as a whole; and WHEREAS, the Newport Beach Municipal Code provides specific procedures for the implementation of Planned Community zoning for properties within the City of Newport Beach; and WHEREAS, the City of Newport Beach has determined that the proposed project will not have a significant effect on the environment upon implementation of the mitigation L� GPA 99 -2(A) Amendment No. 897 Use Permit No. 3665 Page 19 1 m measures set forth in the Negative Declaration prepared for the project pursuant to the California Environmental Quality Act (CEQA) and the State CEQA Guidelines; and WHEREAS, the proposed amendment to the land use limitations of the Koll Center Planned Community District, to designate Parcel 1 of KCN Retail and Service Site 1 for hotel use, increase the permitted amount of development, and establish the permitted height limit for the site at 60 feet, will apply only to the property at 4881 Birch Street and not to any other site in Koll Center, and WHEREAS, the proposed amendments to the development regulations of the Koll Center Planned Community District, specifically related to Parcel 1 of KCN Retail and Service Site 1 only and not to any other site in Koll Center. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Newport Beach does hereby recommend that the City Council approve Amendment No. 897 to designate Parcel 1 of KCN Retail and Service Site 1 for hotel use, increase the permitted amount of development by 17,890 square feet, and establish the permitted height limit for the site at 60 feet, will apply only to the property at 4881 Birch Street and not to any other site in Kell Center, • and IM m ADOPTED this 9th day of December, 1999, by the following vote, to wit: Edward Selich, Chairman Richard Fuller, Secretary AYES NOES ABSENT GPA 99 -2(A) Amendment No. 897 Use Permit No. 3665 Page 20 5 A. EXHIBIT "A" FINDINGS, MITIGATION MEASURES AND CONDITIONS OF APPROVAL FOR Mitigated Negative Declaration General Plan Amendment No. 98 -1(C), Planned Community Amendment No. 897, and Use Permit No. 3640 Mitigated Negative Declaration: Findings: An Initial Study and Mitigated Negative Declaration have been prepared in compliance with the Environmental Quality Act (CEQA), the State CEQA Guidelines, and City Council Policy K -3. 2. On the basis of the analysis set forth in the Initial Study and Mitigated Negative Declaration, including the mitigation measures listed, the proposed project does not have the potential to significantly degrade the quality of the environment. 3. There are no long -term environmental goals that would be compromised by the project. 4. No cumulative impacts are anticipated in connection with this or other projects. • 5. There are no known substantial adverse affects on human beings that would be caused by the proposed project. 6. The contents of the environmental document have been considered in the various decisions on this project. Mitigation Measures: During construction activities, the applicant shall ensure that the following measures are complied with to reduce short-term (construction) air quality impacts associated with the project: a) controlling fugitive dust by regular watering, or other dust palliative measures to meet South Coast Air Quality Management District (SCAQMD) Rule 403 (Fugitive Dust); b) maintaining equipment engines in proper tune; and c) phasing and scheduling construction activities to minimize project - related emissions. 2. During construction activities, the applicant shall ensure that the project will comply with SCAQMD Rule 402 (Nuisance), to reduce odors from construction activities. • CPA 99 -2(A) Amendment No. 897 Use Permit No. 3665 Page 9 3. During construction activities, the project will comply with the erosion and . siltation control measures of the City's grading ordinance and all applicable local and State building codes and seismic design guidelines, including the City Excavation and Grading Code (NBMC Section 15.10). 4. The project shall conform to the requirements of the National Pollution Discharge Elimination System (NPDES) and shall be subject to the approval of the Public Works Department to determine compliance. 5. The project will comply with the provisions of the City of Newport Beach General Plan Noise Element and the Municipal Code pertaining to noise restrictions. During construction activities, the hours of construction and excavation work are allowed from 7:00 a.m. to 6:30 p.m. on weekdays, 8:00 a.m. to 6:00 p.m. on Saturdays, and not at any time on Sundays and holidays. 6. Prior to the start of construction activities (e.g. demolition of existing building), a construction traffic control plan shall be prepared which includes the haul route, truck hauling operations, construction traffic flagmen, and construction warning /directional signage. 7. Prior to the commencement of construction activities, the project applicant shall coordinate with utility and service organizations regarding any construction . activities to ensure existing facilities are protected and any necessary expansion or relocation of facilities are planned and scheduled in consultation with the appropriate public agencies. B. General Plan Amendment No. 99 -2(A): Adopt Resolution No. (Attached) recommending to the City Council the adoption of General Plan Amendment No. 99 -2(A). C. Amendment No. 897: Adopt Resolution No. (Attached), recommending to the City Council adoption of Amendment No. 897. D. Use Permit No. 3640: Findings: 1. The Land Use Element of the General Plan designate the site for "Retail and Service Commercial" uses and a hotel is a permitted use within this designation. 2. The proposed development will not have any significant environmental impact, based on information presented and incorporated into the negative declaration. GPA 99 -2(A) Amendment No. 897 Use Permit No. 3665 Page 10 3. Based upon the information contained in the Initial Study, comments received, and all related documents, there is no substantial evidence that the project, as . conditioned, could have a significant effect on the environment; therefore a Negative Declaration has been prepared. The Negative Declaration adequately addresses the potential environmental impacts of the project, and satisfies all the requirements of CEQA, and is therefore approved. The Negative Declaration was considered prior to approval of the project. 4. An Initial Study has been conducted, and considering the record as a whole there is no evidence before this agency that the proposed project will have the potential for an adverse effect on wildlife resources or the habitat upon which wildlife depends. On the basis of the evidence in the record, this agency finds that the presumption of adverse effect contained in Section 753.5(d) of Title 14 of the California Code of Regulations (CCR) has been rebutted. Therefore, the proposed project qualifies for a De Minimis Impact Fee Exemption pursuant to Section 753.5(c) of Title 14, CCR. 5. The design of the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. 6. A trip generation study has been prepared which analyzes the expected trip generation for the proposed hotel, and verifies that the proposed project generates fewer trips than the existing use, and has been reviewed and approved by the City Traffic Engineer. 7. Approval of Use Permit No. 3665 will not, under the circumstances of the case be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood or be detrimental or injurious to property or improvements in the neighborhood or the general welfare of the City and is consistent with the legislative intent of Title 20 of this Code for the following reasons: • The hotel use is compatible with the surrounding professional office and general commercial uses in the area since hotel uses are typically allowed in commercial districts as a support use. It The hotel operation is compatible with the character of the neighborhood since the surrounding buildings are mid and high -rise structures consisting of office uses. • Adequate on -site parking is available for the proposed use. • There are no significant aesthetic impacts. • The hotel use will not result in adverse traffic impacts. • Adequate provision for vehicular traffic circulation is being made for the hotel facility. GPA 99 -2(A) Amendment No. 897 Use Permit No. 3665 Page 11 r/ • The proposal includes no physical improvements which will conflict with any easements acquired by the public at large for access through or use of property within the proposed development. Conditions: 1. The development shall be in substantial conformance with the approved site plan, floor plans and elevations, except as noted below. 2. The approval of Use Permit No. 3665 is subject to final City Council approval of GPA 99 -2 (A) and Amendment No. 897. 3. The project shall provide 185 parking spaces on site. 4. All employees shall park on -site. 5. All trash areas shall be screened from adjoining properties and public streets. 6. The access rights to Von Karman Avenue and Birch Street have been dedicated to the city except at existing driveways per Parcel Map 76/45. No additional driveways are permitted on the Von Karman Avenue or Birch Street frontages. . 7. Prior to issuance of any grading or building permits for the site, the applicant shall demonstrate to the satisfaction of the Public Works Department and the Planning Department that adequate sewer facilities will be available for the project. Such demonstration shall include verification from the Orange County Sanitation District and the City's Utilities Department. 0 8. The project shall be designed to eliminate light and glare onto adjacent properties or uses, including minimizing the number of light sources. The plans shall be prepared and signed by a licensed Electrical Engineer acceptable to the City. Prior to the issuance of any building permit the applicant shall provide to the Planning Department, in conjunction with the lighting system plan, lighting fixture product types and technical specifications, including photometric information, to determine the extent of light spillage or glare which can be anticipated. This information shall be made a part of the building set of plans for issuance of the building permit. Prior to issuance of the certificate of occupancy or final of building permits, the applicant shall schedule an evening inspection by the Code Enforcement Division to confirm control of light and glare specified by this condition of approval. GPA 99 -2(A) Amendment No. 897 Use Permit No. 3665 Page 12 �iy., Standard Requirements: 1. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 2. The proposed hotel facility and related parking shall conform to the requirements of the Uniform Building Code, including State Disabled Access requirements, unless otherwise approved by the Building Department. 3. All mechanical equipment shall be screened from view of adjacent properties and adjacent public streets within the limits authorized by this use permit, and shall be sound attenuated in accordance with Chapter 10.26 of the Newport Beach Municipal Code, Community Noise Control. 4. All improvements shall be constructed as required by Ordinance and the Public Works Department. 5. Arrangements shall be made with the Public Works Department in order to guarantee satisfactory completion of any required public improvements, if it is desired to obtain a grading or building permit prior to completion of the public improvements. 6. Section 19.20.030(f) of the Subdivision Ordinance is waived and grades of more . than 7% shall be permitted as approved by the Public Works Department. 7. The final design of the on -site parking, vehicular circulation and pedestrian circulation systems shall be subject to the approval of the City Traffic Engineer. 8. Intersections of private drives and adjacent streets shall be designed to provide sight distance for a speed of 40 miles per hour. Slopes, landscape, walls, signs and other obstructions shall be considered in the sight distance requirements. Landscaping within the sight line shall not exceed twenty -four inches in height. 9. Sidewalk shall be constructed along the Von Karman Avenue street frontage. The sidewalk shall be eight (8) feet wide to match other sidewalk along Von Karman Avenue. All work shall be completed under an encroachment permit issued by the Public Works Department. 10. Street, drainage and utility improvements shall be shown on standard improvement plans prepared by a licensed civil engineer. 11. A drainage study shall be prepared by the applicant and approved by the Public Works Department, along with a master plan of water, sewer, and storm drain facilities for the on -site improvements prior to the issuance of any grading or building permits. Any modifications or extensions to the existing storm drain, CPA 99 -2(A) Amendment No. 897 Use Permit No. 3665 Page 13 y water, and sewer systems shown to be required by the study shall be the responsibility of the developer. 12. Public Works Department plan check and inspection fees shall be paid. 13. Any Edison transformer serving the site shall be located outside the sight distance planes as described in City Standard 110 -L. 14. Disruption caused by construction work along roadways and by movement of construction vehicles shall be minimized by proper use of traffic control equipment and flagmen. Traffic control and transportation of equipment and materials shall be conducted in accordance with state and local requirements. A traffic control plan shall be reviewed and approved by the Public Works Department. 15. Public easements and utilities crossing the site shall be shown on the grading and building site plans. 16. Overhead utilities serving the site shall be undergrounded to the nearest appropriate pole in accordance with Section 19.24.140 of the Municipal Code unless it is determined by the City Engineer that such undergrounding is unreasonable or impractical. i17. A fire protection system acceptable to the Fire Department shall be installed by the developer and tested by the Fire Department prior to storage of any combustible materials or start of any structural framing. 0 18. The parking spaces shall be marked with approved traffic markers or painted white lines not less than 4 inches wide. 19. The Planning Commission may add to or modify conditions of approval to this Use Permit or recommend to the City Council the revocation of this Use Permit, upon a determination that the operation which is the subject of this Use Permit, causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 20. This Use Permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.91.050A of the Newport Beach Municipal Code. GPA 99 -2(A) Amendment No. 997 Use Permit No. 3665 Page 14 J CITY OF NEWPORT BEACH F I L E 3300 Newport Department POSTED D port Boulevard - P.O. Box 1768 Newport Beach, CA 92658 -8915 NOV 0 3 1999 NOV 0 3 1999 (949)644.3200 GARY L. GR Clerk Recorder ARY L. G V E, C�erk Recorde( ,'�r�9'r€ _.. NEGATIVE DECLARATIOl V %DEPUTY To: ❑Office of Planning and Research 1400 Tenth Street, Room 121 Sacramento, CA 95814 County Clerk, County of Orange Public Services Division P.O. Box 238 Santa Ana, CA 92702 Public review period: From: City of Newport Beach Planning Department 3300 Newport Boulevard - P.O. Box 1768 Newport Beach, CA 92658.8915 (Orange County) Date received for filing at OPR/County Clerk: November 3, 1999 to November 23, 1999 Name of Project: Extended Sta America Project Description: The application is a request to permit the approval of a General Plan Amendment, Planned Community Amendment, Use Permit and a Traffic Study. The project involves the construction of a four -story, 69,956 square feet, 164 -room hotel facility on 2.65 acres at 4881 Birch Street in the Koll Center Newport area. The project site is currently developed with approximately 22,000 square feet of building utilized as a multi- tenant food court (Plaza de Cafes). The project will involve the demolition of the existing building to allow for the construction of the proposed hotel and associated parking. Finding: Pursuant to the provisions of City Council K -3 pertaining to procedures and guidelines to implement the California Environmental Quality Act, the Environmental Affairs Committee has evaluated the proposed project and determined that the proposed project would not have a significant effect on the environment. A copy of the Initial Study containing the analysis supporting this finding is Q attached ❑ on file at the Planning Department. The Initial Study may include mitigation measures that would eliminate or reduce potential environmental impacts. This document will be considered by the decision - makers) prior to final action on the proposed project. If a public hearing will be held to consider this project, a notice of the time and location is attached. Additional plans, studies and/or exhibits relating to the proposed project may be available for public review. If you would like to examine these materials, you are invited to contact the undersigned. If you wish to appeal the appropriateness or adequacy of this document, your comments should be submitted in writing prior to the close of the public review period. Your comments should specifically identify what environmental impacts you believe would result from the project, why they are significant, and what changes or mitigation measures you believe should be adopted to eliminate or reduce these impacts. There is no fee for this appeal. If a public hearing will be held, you are also invited to attend and testify as to the appropriateness of this document. If you have any questions or would like further information, please contact the undersigned at (949) 644 -3200. November 3,1999 Marc Myers ociate Planner Date: 0 0 F: \USERS\Pt.M SHARED\ IPlmcoml Pemding \FxwndedSrayAmericaV4EGDEC -form ;" CITY OF NEWPORT BEACH NOTICE OF PUBLIC HEARING and NOTICE OF INTENT TO ADOPT A MITIGATED NEGATIVE DECLARATION Notice is hereby given that the Planning Commission of the City of Newport Beach will hold a public hearing on the application of Extended StavAmerica Hotel for a General Plan Amendment. Planned Communitv Amendment. Use Permit and Traffic Study on property located at 4881 Birch Street, Newport Beach, California 92660. PROPOSAL: The application is a request to permit the approval of a General Plan Amendment. Planned Community Amendment, Use Permit and a Traffic Study. The proiect involves the construction of a four - storv. 69.956 square feet. 164 -room hotel facility with 173 parkine spaces on 2.65 acres at 4881 Birch Street in the Koll Center Newport area. The proiect site is currently developed with approximately 22.000 square feet of building utilized as a multi- tenant food court (Plaza de Cafes). The project will involve the demolition of the existing building to allow for the construction of the proposed hotel and associated parking. NOTICE IS HEREBY FURTHER GIVEN that an Initial Study/Mitigated Negative Declaration has been prepared by the City of Newport Beach in connection with the application noted above. The Initial study/Mitigated Negative Declaration states that, the subject development as proposed and with implementation of recommended mitigation measures will not result in a significant effect on the environment. It is the present intention of the City to accept the Initial Study and Mitigated Negative Declaration and supporting documents. This is not to be construed as either approval or denial by the City of the subject application. The City encourages members of the general public to review and comment on this documentation. The Initial Study and Mitigated Negative Declaration review 20 -day public review period is November 3. 1999 to November 23. 1999. Copies of the Initial Study and Mitigated Negative Declaration and supporting documents are available for public review and inspection at the Planning Department, City of Newport Beach, 3300 Newport Boulevard, Newport Beach, California 92659 -1768, (949) 644 -3210. Notice is hereby further given that said public heating will be held on the 9th day of December 1999, at the hour of 7:00 p.m. in the Council Chambers of the Newport Beach City Hall, 3300 Newport Boulevard, Newport Beach, California, at which time and place any and all persons interested may appear and be heard thereon. If you challenge this project in court, you may be limited to raising only those issues you or someone else raised at the public heating described in this notice or in written correspondence delivered to the City at, or prior to, the public hearing. For information call (949) 644 -3200. Richard Fuller, Secretary, Planning Commission, City of Newport Beach NOTE- The expense of this notice is paid from a filing fee collected from the applil;ant. CITY OF NEWPORT BEACH ENVIRONMENTAL CHECKLIST FORM Project Title: Extended StayAmerica Hotel 2. Lead Agency Name and Address: City of Newport Beach Planning Department 3300 Newport Boulevard, Newport Beach, CA 92658 -8915 3. Contact Person and Phone Number: Marc Myers, Associate Planner, Planning Department (949) 644 -3210 4. Project Location: The site is located at 4881 Birch Street near the intersection of Von Karman and Birch Street in the City of Newport Beach. 5. Project Sponsor's Name and Address: Extended StayAmerica, 2525 Cherry Avenue, #310, Signal Hill, CA 90806. 6. General Plan Designation: Retail and Service Commercial . 7. Zoning: PC — Koll Center Newport Planned Community 8. Description of Project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off -site features necessary for its implementation. Attach additional sheets if necessary.) The application is a request to permit the approval of a General Plan Amendment, Planned Community Amendment, Use Permit and a Traffic Study. The project involves the construction of a four - story, 69,956 square feet, 164 -room hotel facility and 173 parking spaces on 2.65 acres at 4881 Birch Street in the Koll Center Newport area. The project site is currently developed with approximately 22,000 square feet of building utilized as a multi - tenant food court (Plaza de Cafes). The project will involve the demolition of the existing building to allow for the construction of the proposed hotel and associated parking. 9. Surrounding Land Uses and Setting: (Briefly describe the project's surroundings.) Current Development: The proposed site is currently developed with an existing 22,000 square foot building that is the Plaza de Cafes food court. To the north: Professional office building, fast -food restaurant (Carl's Jr) To the east: Professional office buildings To the south: Professional office buildings, hotel (Sutton Place To the west: Parking Structure, Professional Office buildings CHECKLIST Page 1 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) n /a. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would,be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. ❑ Land Use Planning ❑ Population & Housing ❑ Geological Problems ❑ Water ❑ Air Quality ❑ Transportation/ Circulation ❑ Biological Resources ❑ Energy & Mineral Resources ❑ Hazards ❑ Noise ❑ Mandatory Findings of Significance DETERMINATION (To be completed by the Lead Agency.) On the basis of this initial evaluation: ❑ Public Services ❑ Utilities & Service Systems ❑ Aesthetics ❑ Cultural Resources ❑ Recreation I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ❑ I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. El I find that the proposed project MAY have a significant effect on the environment, and ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect 1) has been adequately analyzed in an • earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "potentially significant impact" 96 ..J CHECKLIST Page 2 BN6-F'W6 1WD GcF . 11):949 -644 -3229 N'0V 02'9'9 16:31 tJo.003 F.02 I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect 1) has been adequately analyzed in an • earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "potentially significant impact" or "potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. O 1 find that although the proposed project could have a significant effect on the environment, there WILL NOT be a sign icant effect in this case because all Potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier M, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. ❑ Submitted by: Marc Myer ssociate Planner Date: Planning Department Prepared by: Hodge & Associates Date: Cheryle L. Bodge r_NuseKSwIN�Afl AMA I PC) RMNANEG- DEd.OXF.Lis7.l)OC 0 CFECYJAST Page 3 s • • CITY OF NEWPORT BEACH ENVIRONMENTAL CHECKLIST Q I. AESTHETICS. Would the project: a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? C) Substantially degrade the existing visual character or quality of the site and its surroundings? C) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? II. AGRICULTURE RESOURCES. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? C) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non- agricultural use? III. AIR QUALITY. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? Potentially Potentially Less than No Significant Significant Significant Impact Impact Unless Impact Mitigation Incorporated ❑ ❑ ❑ Q ❑ ❑ ❑ Q ❑ ❑ ❑ Q ❑ ❑ ❑ Q ❑ ❑ ❑ Q CHECKLIST Page 4 21 b) Violate any air quality standard or contribute to an existing or projected air quality violation? C) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non - attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant concentrations? e) Create objectionable odors affecting a substantial number of people? IV. BIOLOGICAL RESOURCES. Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? C) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? rotemiany Significant Impact El 0 0 0 u All rutenuany Significant Unless Mitigation Incorporated El El EN 0 u 0 Lessthan No Significant Impact . Impact Q ❑ ❑ 0 ❑ Q o ❑ El J n FLA 0 CHECKLIST Page 5 J 0 0 0 d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impeded the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? V. CULTURAL RESOURCES. Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in §15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5? C) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? d) Disturb any human remains, including those interred outside of formal cemeteries? VI. GEOLOGY AND SOILS. Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: Potentially Potentially Less than No Significant Significant Significant Impact Impact Unless Impact Mitigation Incorporated ❑ ❑ ❑ Q ❑ ❑ ❑ Q ❑ ❑ 1 ❑ Q ❑ ❑ ❑ Q ❑ ❑ Q ❑ CHECKLIST Page 6 ❑ ❑ ❑ Q ❑ ❑ Q ❑ CHECKLIST Page 6 0 0 r 1 �J CHECKLIST Page 7 Potentially Potentially Less than No Significant Significant Significant Impact Impact Unless Impact Mitigation Incorporated i) Rupture of a known earthquake ❑ ❑ ❑ Q fault, as delineated on the most recent Alquist - Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground ❑ ❑ Q ❑ shaking? iii) Seismic - related ground failure, ❑ ❑ ❑ Q including liquefaction? iv) Landslides? ❑ ❑ ❑ Q b) Result in substantial soil erosion or ❑ ❑ Q ❑ the loss of topsoil? C) Be located on a geologic unit or soil ❑ ❑ ❑ Q that is unstable, or that would become unstable as a result of the project and potentially result in on- or off -site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as ❑ ❑ ❑ Q defined in Table 18- 1 -B of the Uniform Building Code (1994), creating substantial risks to life or property? e) Have soils incapable of adequately ❑ ❑ ❑ Q supporting the use septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? VII. HAZARDS AND HAZARDOUS MATERIALS. Would the project: a) Create a significant hazard to the ❑ ❑ ❑ Q public or the environment through routine transport, use, or disposal of hazardous materials? 0 0 r 1 �J CHECKLIST Page 7 9 10 CHECKLIST Page 8 �I Potentially Potentially Less than No Significant Significant Significant Impact Impact Unless Impact Mitigation Incorporated b) Create a significant hazard to the ❑ ❑ ❑ public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? C) Emit hazardous emissions or ❑ ❑ ❑ ✓❑ handle hazardous or acutely hazardous materials, substances, or waste within one - quarter mile of an existing or proposed school? d) Be located on a site which is ❑ ❑ ❑ Q included on a list of hazardous materials sites which complied pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project within an airport land ❑ ❑ ❑ use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a ❑ ❑ ❑ Q private airstrip, would the project result in a safety hazard for people residing or working in the project area? g) Impair implementation of or ❑ ❑ ❑ 0 physically interfere with an adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a ❑ ❑ ❑ [Jj significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? CHECKLIST Page 8 �I VIII. HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards or waste discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre- existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? C) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off -site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of a course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on or off -site? e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? g) Place housing within a 100 -year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? Potentially Significant Impact C C C 0 0 0 Potentially Significant Unless Mitigation Incorporated Al J Al Less man NO Significant Impact Impact ❑ Q ❑ D FFAI 0 N ❑ o ❑ Q CHECKLIST Page 9 4, ---- 0 0 0 h) Place within a 100 -year flood hazard area structures which would impede or redirect flood flows? i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? IX. LAND USE AND PLANNING. Would the proposal: a) Physically divide an established community? b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project(including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? C) Conflict with any applicable habitat conservation plan or natural community conservation plan? X. MINERAL RESOURCES. Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally- important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan? C) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? Potentially Potentially Less than No Significant Significant Significant Impact Impact Unless Impact ❑ Mitigation ❑ Incorporated ❑ ❑ ❑ 0 ❑ ❑ ❑ 0 ❑ ❑ ❑ D ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ 0 ❑ ❑ ❑ 2 ❑ ❑ ❑ 2 CHECKLIST Page 10 XI. NOISE. Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? C) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? XII. POPULATION AND HOUSING. Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? voiennany Significant Impact 0 u 0 u U 0 0 vacennaay Significant Unless Mitigation Incorporated 0 LE FE LE LE El EN Less than Significant Impact No Impact A Q ❑ ❑ Q Q ❑ • Q ❑ El 9 F CHECKLIST Page 11 4q • 0 b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? C) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? XIII. PUBLIC SERVICES Would the project: a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered government facilities, need for new or physically altered government facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? Police protection? Schools? Other public facilities? XIV. RECREATION a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction of or expansion of recreational facilities which might have an adverse physical effect on the environment? opportunities? Potentially Potentially Less than No Significant Significant Significant Impact Impact Unless Impact Mitigation Incorporated ❑ ❑ ❑ 0 ❑ ❑ 0 ❑ ❑ ❑ ❑ 0 ❑ ❑ ❑ 0 CHECKLIST Page 12 XV. TRANSPORTATION/TRAFFIC Would XVI. UTILITIES & SERVICE SYSTEMS Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? Potentially the project: a) Cause an increase in traffic which is Significant substantial in relation to the existing Impact traffic load and capacity of the street Impact system (i.e., result in a substantial Mitigation increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? C) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? f) Result in inadequate parking capacity? g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? XVI. UTILITIES & SERVICE SYSTEMS Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? Potentially Potentially Less than Significant Significant Significant Impact Unless Impact Mitigation Incorporated u ❑ 0 C 0 LE C FE M 0 No Impact ❑ o ❑ o ❑ D ❑ o ❑ D ❑ D ❑ D I� �J r1 LJ CHECKLIST Page 13 1 -16 U b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? C) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state, and local statutes and regulation related to solid waste? XVII. MANDATORY FINDINGS OF SIGNIFICANCE. A) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self - sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major period of California history or prehistory?. Potentially Potentially Less than No Significant Significant Significant Impact Impact Unless Impact Mitigation Incorporated ❑ ❑ 0 ❑ ❑ ❑ 21 ❑ ❑ ❑ Q ❑ ❑ ❑ 10 ❑ ❑ ❑ ❑ 2 ❑ ❑ ❑ Q ❑ ❑ ❑ 21 CHECKLIST Page 14 0. 1 b) Does the project have impacts that are individually limited, but cumulatively considerable? ( "Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) C) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? XVII. EARLIER ANALYSES. Potentially Potentially Significant Significant Impact Unless Mitigation Incorporated C u 0 Lessthan No Significant Impact Impact u Al N Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one o• more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analyses used. Identify earlier analyses and state where they are available for review. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures, which were incorporated or refined from the earlier document and the extent to which they address site - specific conditions for the project. F:\USERSTLN\SHARED\IFORMS\NEG-DEOOOCKLIST.DOC CHECKLIST Page 15 L� yy L� SOURCE LIST The following enumerated documents are available at the offices of the City of Newport Beach, Planning Department, 3300 Newport Boulevard, Newport Beach, California 92660. 1. Final Program EIR — City of Newport Beach General Plan 2. General Plan, including all its elements, City of Newport Beach. 3. Title 20, Zoning Code of the Newport Beach Municipal Code. 4. City Excavation and Grading Code, Newport Beach Municipal Code. 5. Chapter 10.28, Community Noise Ordinance of the Newport Beach Municipal Code. 6. South Coast Air Quality Management District, Air Quality Management Plan 1997. 7. South Coast Air Quality Management District, Air Quality Management Plan EIR, 1997. 8. Extended StayAmerira Trip Generation Study, Newport Beach, California. Prepared by RKJK & Associates, Inc. August 26, 1999. 9. Phase 1 Environmental Site Assessment Proposed Extended StayAmerical Hotel 4881 Birch Street, Newport Beach, California. Prepared by Krazan & Associates, Inc. July 29, 1999. 10. Addendum letter dated September 8, 1999 to Phase 1 Environmental Site Assessment Proposed Extended StayAmerical Hotel 4881 Birch Street, Newport Beach, California. Prepared by Krazan & Associates, Inc. July 29, 1999. CHECKLIST Page 16 CITY OF NEWPORT BEACH ENVIRONMENTAL ANALYSIS CHECKLIST EXPLANATIONS Extended StayAmerica Hotel 4881 Birch Street, Newport Beach Project Description ANALYSIS The application is a request to permit the approval of a General Plan Amendment, Planned Community Amendment, Use Permit and a Traffic Study. The project involves the construction of a four - story, 69,956 square feet, 164 -room hotel facility with 173 parking spaces on 2.65 acres at 4881 Birch Street in the Koll Center Newport area. The project site is currently developed with approximately 22,000 square feet of building utilized as a multi- tenant food court (Plaza de Cafes). The project will involve the demolition of the existing building to allow for the construction of the proposed hotel and associated parking. The regional location of the site is depicted on Exhibit 1 and the project vicinity on Exhibit 2. The project plans are presented in Appendix A of this document. The following discussion provides explanations for the conclusions contained in the Environmental Checklist regarding the proposed project's environmental Impacts. I. AESTHETICS a) Have a substantial adverse effect on a scenic vista? (No Impact) The project site is located at 4881 Birch Street near Von Karman Avenue in the Koll Center Newport area. The property is currently developed with a 22,000 square foot building that is utilized as a food court. Surrounding properties are also developed with multi -story professional office buildings, hotel and parking structures. The proposed hotel project is not located in an area that contains a scenic vista. Therefore, the project will not have a substantial adverse effect on a scenic vista. b) Substantially damage scenic resources, including but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? (No Impact) See response to Section I (a) above. The project will not have a significant impact to any scenic resources such as trees, rock outcroppings, or historic buildings. The ra 0 0 LOS ANGELES r COUNTY Garden Grove Riversid e e F ie ORANGE reeway TUSTIN SANTA ANA COSTA Coo MESA Hy NEWPORT BEACH P A C I F I C 0 C E A N MAP NOT TO SCALE PROJECT LOCATION 0 HODGE & ASSOCIATES SAN BERNARDINO COUNTY LAKE OREST • bib l sad MISSION \ VIEJO LAGUNA NIGUEL POINT r SAN JUAN CAPISTRANO RIVERSIDE COUNTY ORANGE COUNTY SAN DIEGO COUNTY e Regional Location Map EXHIBIT 1 I r As !11 '. \ 73 . . project site does contain existing landscaping including trees, however, most of the existing landscaping will be preserved for the new hotel. c) Substantially degrade the existing visual character or quality of the site and its surroundings? (No Impact) The project site is located in a developed area that includes multi -story buildings for office, hotel and parking structures. The proposed hotel will consist of a 4 -story building and provide 164 - rooms. The associated hotel parking will be accommodated on -site and will provide 173 parking spaces (at grade /surface). The proposed hotel is approximately 61' -11" in height (including architectural elements). The height and bulk of the new building is sufficient that it will be visible from many locations within and around the Koll Center Newport area. The immediate vicinity of the project site includes a number of multi -story buildings. Due to the highly developed nature of the subject property and surrounding business properties, including a nearby high rise hotel, and adjacent multiple story parking structure, the aesthetic impacts associated with the proposed hotel is not considered a significant impact. The building architecture will be compatible with surrounding uses and will include building materials such as stone veneer and a slate concrete tile roof. The proposed hotel design and architectural treatment will be subject to comply with the City of Newport Beach requirements and the Koll Center Newport Planned Community Association. Therefore, the project will not degrade the existing visual character or quality of the site nor its surroundings. d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? (No Impact) The project site is located in an area that is already developed and urbanized. The proposed hotel will replace an existing one -story building that is approximately 22,000 square feet. The hotel is proposed to be a 4 -story, 164 -room facility. Although, the new hotel building will be greater in height than the existing use the project will not adversely affect day or nighttime views in the area. The proposed use is compatible with the surrounding area that consists of professional office buildings, support retail and service uses, and hotels. The proposed project will introduce additional lighting associated with the operation of the hotel (hotel rooms, security lighting, landscape lighting, etc.). The lighting will be visible, however, due to the urbanized developed nature of the immediate vicinity, potential impacts of light and glare are not considered significant. Parking lot lighting similar to the existing site lighting will be utilized for the proposed . project. CHECKUST EXPLANATIONS J Page 2 E II. Agriculture Resources a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non - agricultural use? (No Impact) The project is located in a developed urbanized area of the City. The project site is already developed with an existing building. The site is not utilized for farmland uses and/or agriculture resources and has not been since at least 1938. Therefore, the proposed project will not have any impacts on agriculture resources. b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? (No Impact) is See response to Section H (a) above. The project does not conflict with the existing zoning for the site. The property is not zoned for agricultural uses nor is subject to a Williamson Act contract. C) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non- agricultural use? (No Impact) The proposed hotel project will not have any impact on farmland or agricultural uses. The site is located in a developed area that does not contain farmland or agricultural uses. Therefore, the project will not have any impact that could result in the conversion of property to non - agricultural use. III. Air Quality a) Conflict with or obstruct implementation of the applicable air quality plan? (No Impact) The project site is located in the South Coast Air Basin (SCAB). The South Coast Air Quality Management District ( SCAQMD) sets and enforces regulations for • stationary sources in the basin. The California Air Resources Board (CARB) is responsible for controlling motor vehicle emissions. The SCAQMD in CHECKUSTEXPLANAnONS 1 Page 3 ,cii • coordination with the Southern California Association of Governments (SCAG) has developed the Air Quality Management Plan (AQMP) for the air basin. The AQMP goals include the implementation of technological and innovative changes that provide for achieving clean air goals while maintaining a healthy economy. The AQMP also addresses state and federal planning requirements and programs. Regional and local air quality has been previously addressed in the Final Program EIR for the City of Newport Beach General Plan. The 1997 Air Quality Management Plan (AQMP) which was developed by the SCAQMD in coordination with the Southern California Association of Governments (SCAG) includes a comprehensive analysis of future emission forecasts which reflect demographic and economic growth forecasts provided by the Southern California Association of Governments (SCAG). The build -out of the City of Newport Beach (including the subject project area) is included in these forecasts. The 1997 AQMP` provide an extensive analysis of potential impacts, including the cumulative impacts of basin -wide growth and development. The Land Use Element of the City's General Plan identifies that the project site is located within the Koll Center Newport Planned Community. The Land Use Element further describes the property as located in the Retail and Service Site 1 (KCN RS 1) of the Koll Center. The proposed hotel is approximately 69,956 square feet in size and will replace the existing 22,000 square foot building (Plaza de Cafes). The Retail and Service designation allows for such land uses as hotels. A traffic study prepared for the project by RKJK & Associates concluded that the proposed hotel will generate fewer daily vehicle trips than the existing Plaza de Cafes International Food Court. Therefore, the project will not result in any air quality impacts such as those associated with vehicle emissions beyond that of the existing site use (Plaza de Cafes). Also, the projected growth in the area (cumulative) has already been included in forecasts that are incorporated into the 1997 AQMP. The project will not result in any new significant impacts that are significantly greater than that previously evaluated in regards to air quality. b) Violate any air quality standard or contribute to an existing or projected air quality violation? (Less Than Significant Impact) Potential air quality impacts to surrounding businesses from project construction activities will be minimized through mitigation measures, including short-term impacts to air quality from air pollutants being emitted by construction equipment and dust generated during site preparation. The project will require limited grading since the site has been previously developed with an existing building. The existing 22,000 square foot building will be demolished so that the proposed . hotel can be accommodated on the site. The demolition activities will result in short-term air quality impacts (e.g. dust), however, with implementation of recommended mitigation measures this impact is considered less than significant. CHECKLIST EXPLANATIONS J Page 4 The small amount of project - related emissions will have no impact on regional • particulate levels. Where construction operations are near existing businesses, the dust generated by such activities is considered a local nuisance as opposed to an actual health hazard. If water or other soil stabilizers are used to control dust as required by SCAQMD Rule 403, the emissions can be reduced by 50 percent. The following mitigation measures are recommended to reduce short-term construction related air quality impacts to a level of less than significant. Mitigation Measure No. I During construction activities, the applicant shall ensure that the following measures are complied with to reduce short -tenn (construction) air quality impacts associated with the project: a) controlling fugitive dust by regular watering, or other dust palliative measures to meet South Coast Air Quality Management District (SCAQMD) Rule 403 (Fugitive Dust); b) maintaining equipment engines in proper tune; and c) phasing and scheduling construction activities to minimize project - related emissions. Mitigation Measure No. 2 During construction activities, the applicant shall ensure that the project will comply with SCAQMD Rule 402 (Nuisance), to reduce odors from construction activities c) Result in a cumulatively considerable net increase of any criteria . pollutant for which the project region is non - attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? (No Impact) See response to Section III (a) above. The project is located in the South Coast Air Basin that is a designated non - attainment area. However, the proposed hotel does not represent significant growth beyond that already previously evaluated and forecasted for air quality cumulative impacts of basin -wide growth and development. Therefore, the project will not result in any significant impacts cumulatively to air quality. d) Expose sensitive receptors to substantial pollutant concentrations? (No Impact) The project is not located in area that would expose sensitive receptors (e.g. elementary schools etc.) to substantial pollutant concentrations. The site is located in an area already developed with professional office buildings, retail /service uses, and hotels. Therefore, it is not anticipated that the project will result in any significant impacts to sensitive receptors. CHECKLIST EXPLANATIONS Page 5 i' 0 e) Create objectionable odors affecting a substantial number of people? (Less Than Significant Impact) The proposed hotel will not include a restaurant. However, each guestroom of the hotel will contain a kitchen for private use. Therefore, impacts to surrounding business properties from hotel operations (including an incremental increase in emissions and odors associated with private food preparation) will be minimal. Therefore, these effects are not considered significant. Additional potential long- term air quality impacts associated with the proposed project include those associated with vehicular emissions. A traffic study has been prepared for the project and is discussed in Section XV (Transportation/Traffic). The traffic study identified that the project is estimated to generate 1,163 daily vehicle trips. The findings of the traffic study concluded that the proposed project will not result in significant impacts to transportation /traffic. Therefore, the project will not create objectionable odors affecting a substantial number of people. IV. Biological Resources a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? (No Impact) The project site is currently developed with an existing 1 -story building and associated parking lot. The site is also located in a area which is developed with urban uses such as office buildings, retail and service uses, and hotels. The project site will not directly or indirectly have any impacts on sensitive biological resources. b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? (No Impact) See response to Section IV (a) above. The site does not contain any riparian habitat or sensitive natural community. c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not • limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? (No Impact) CHECKLIST EXPLANATIONS Page 6 V See response to Section IV (a) above. The site does not contain any wetlands. • Therefore, the project will not result in any impacts to wetlands. d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? (No Impact) See response to Section IV (a) above. The site does not contain any migratory fish or wildlife species. Therefore, the project will not have any impacts to such species. e) Conflict with any local policies or ordinance protecting biological resources, such as a tree preservation policy or ordinance? (No Impact) See response to Section IV (a) above. The site does not contain any vegetation (including trees) that is protected by City policy or ordinance. Therefore, the project will not conflict with any policies or ordinance pertaining to biological resources. f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? (No Impact) See response to Section IV (a) and (e) above. The site does not contain any biological resources that would be subject to a conservation plan. Cultural Resources a) Cause a substantial adverse change in the significance of a historical resource as defined in Section 15064.5? (No Impact) The project site is currently developed with an existing I -story building and associated parking lot. The site is also located in an area that is developed with urban uses such as office buildings, retail and service uses, and hotels. The project site will not directly or indirectly have any impacts on cultural (including historical) resources. b) Cause a substantial adverse change in the significance of an archeological resource pursuant to Section 15064.5? (No Impact) • CHECKLIST EXPLANATIONS J Page 7 See response to Section V (a) above. The project site is already developed. The proposed project includes replacing an existing 1 -story building with a 164 -room, 4 -story hotel. The hotel parking will be provided around the building at grade level. Due to the existing site conditions, the project will require minimal site preparation (e.g. grading). Therefore, it is not anticipated that the project will have any impacts on archeological resources. C) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? (No Impact) See response to Section V (a) and (b) above. It is not anticipated that the project will result in any direct or indirect impacts to unique paleontological resources or geologic features due to the existing site conditions and will not excavate or grade extensively (already developed with an existing structure and paved parking lot). d) Disturb any human remains, including those interred outside formal cemeteries? (No Impact) See response to Section V (a) and (b) above. It is not anticipated that the project • will result in any impact since the site is already developed and located in an urbanized area of the City. VI. Geology & Soils a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving- 0 rupture of a known earthquake fault, as delineated on the most recent Alquist - Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? (Less Than Significant Impact) The Final EIR/GPA 82 -2 (page 37 -41) includes a complete discussion of existing conditions, impacts and City policy and requirements pertaining to geology and soils. The topography of the site is relatively flat. The site is not located in an area of unique geologic or physical features. There are no evident faults on the site. The closest known active or potentially active fault is the Newport- Inglewood Fault (approximately four miles from the project site). The Whittier - Elsinore Fault is located over 30 miles northeast of the site. The Whittier - Elsinore Fault is included with a Special Studies Zone by the State of California. The site is not located within Alquist -Priolo special fault zone. The site is expected to be subject to • moderate to severe ground shaking from a regional seismic event within the project life of the proposed building. CHECKLIST EXPLANATIONS J Page 8 i!' The property was originally graded in conjunction with the development of the existing one -story food court building. The site topography is flat and minimal site preparation (e.g. grading) will be needed in conjunction with the project. The existing building will be demolished so that the proposed hotel can be accommodated on the site. It is anticipated that the project will require exporting building debris associated with the demolition activity. The debris will be exported to a Southern California site acceptable to the permit agencies. Compliance with the City Excavation and Grading Code (NBMC Sec. 15.10.140) will reduce any potential impacts to an insignificant level. No cumulative impacts associated with geological conditions are anticipated as a result of the proposed hotel project. Mitigation Measure No. 3 During construction activities, the project will comply with the erosion and siltation control Measures of the City's grading ordinance and all applicable local and State building codes and seismic design guidelines, including the City Excavation and Grading Code (NBMC Section 15.10). ii) Strong seismic ground shaking? (Less Than Significant Impact) See response to Section VI (a)(i) above. The Newport- Inglewood Fault is believed to be capable of producing an earthquake of 7.5 magnitude. The Whittier - Elsinore Fault is estimated to potentially produce an earthquake of 7.0 magnitude. Primary hazards of an earthquake include groundshaking, ground displacement and subsidence. In the event of a regional seismic event, the site would experience moderate to severe ground shaking. A mitigation measure is presented in Section VI(a)(i) requiring compliance with applicable local and State building codes and seismic design guidelines. Therefore, with implementation of the recommended mitigation measure, potential impacts will be reduced to an insignificant level. iii) Seismic - related ground failure, including liquefaction? (No Impact) See response to Section VI (a)(i) above. Ground failure, liquefaction, seiching and dam failure are secondary seismic hazards which may result from an earthquake. The potential for liquefaction is associated with the soil types and shallow groundwater. The Phase 1 Environmental Site Assessment prepared by Krazan and Associates, Inc. identified that the approximate depth to groundwater is 29 feet below the surface. It is not anticipated that there will be any significant impacts associated with ground failure or liquefaction. A mitigation measure is presented in . Section VI(a)(i) requiring compliance with applicable local and State seismic design guidelines and building codes. Therefore, with implementation of the CHECKLIST EXPLANATIONS I C Page 9 recommended mitigation measure, potential impacts will be reduced to an insignificant level. iv) Landslides? (No Impact) Landslides and erosion hazard potential is typically associated with hillside areas. The project site is located in a developed area of the City and the topography of the site is very flat. The project will not result in any significant impacts associated with landslides. b) Result in substantial soil erosion or the loss of topsoil? (No Impact) See response to Section VI(a)(i). The project will require minimal site preparation (e.g. grading) and therefore, no significant impacts are anticipated as a result of soil erosion or the loss of topsoil. C) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project and potentially result in on or off -site landslide, lateral spreading, subsidence, liquefaction or collapse? (No Impact) The project site is located in a developed area of the City and the topography of the site is very flat. A mitigation measure is presented in Section VI(a)(i) that requires compliance with applicable building codes and seismic design guidelines. Therefore, with implementation of the recommended mitigation measure, potential impacts will be reduced to an insignificant level. d) Be located on expansive soil, as defined in Table 18 -1 -B of the Uniform Building Code (1994), creating substantial risks to life or property? (No Impact) The project is not located on expansive soil as defined per the Uniform Building Code. However, a mitigation measure is presented in Section VI(a)(i) that requires compliance with applicable building codes and seismic design guidelines. e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? (No Impact) CHECKLIST EXPLANATIONS Page 10 VII. The project site is currently developed with an existing one -story building. The site will not be utilizing septic tanks or alternative waste water disposal systems. The site can be served by an existing sewer system. Therefore, the project will not result in any significant impacts associated with septic tanks or alternative waste water disposal systems. Hazards and Hazardous Materials a) Create a significant hazard to the public or the environment through routine transport, use, or disposal of hazardous materials? (No Impact) The proposed project does not involve the transport, use, or disposal of any hazardous materials. Additionally, Krazan and Associates, Inc. have prepared a Phase I Environmental Site Assessment for the project site. The assessment concluded that there are no environmental conditions, including hazardous substances (including soils, surface waters, and groundwater) in connection with the project site. b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? (No Impact) See response to VII (a) above. The project consists of the development of a 164 - room hotel building and associated parking lot. The site is already developed with an existing 1 -story building that is proposed for demolition so that the hotel can be accommodated on the site. The project itself does not pose as a significant hazard to the public or the environment. C) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one - quarter mile of an existing or proposed school? (No Impact) See response to VII (a) above. Additionally, the site is not located within one- quarter mile of an existing or proposed school. d) Be located on a site which is included on a list of hazardous materials sites which complied pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? (No Impact) 0 CHECKLIST EXPLANATIONS Page 11 • See response to VII (a) above. Additionally, the site is not on a list of hazardous materials sites. e) For a project within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? (No Impact) The project site is located within a half mile of a public airport. The John Wayne Airport is in close proximity to the proposed hotel site. However, the project does not pose a safety hazard for hotel guests or employees working in the project area. The proposed project is compatible with surrounding uses. The immediate project area is developed with multi -story office buildings, hotels, and retail /service uses. f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? (No Impact) See response to VII (a) above. Additionally, the site is not located within the vicinity of a private airstrip. g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? (No Impact) The proposed hotel project is located in an urbanized area of the City. The project itself will not result in any impacts to an adopted emergency response plan or emergency evacuation plan. h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? (No Impact) The proposed hotel project is located in an urbanized area of the City. The project itself (or location) will not be a significant risk involving wildland fires. VIII. Hydrology & Water Quality a) Violate any water quality standards or waste discharge requirements? (No Impact) The project site is located within the Santa Ana River Basin. The site is under the jurisdiction of the Santa Ana Regional Water Quality Control Board (RWQCB) CHECKLIST EXPLANATIONS Page 12 for issues related to water quality. Each of the nine California RWQCBs is • responsible for adopting and implementing water quality control plans for each basin's water bodies, regulating waste discharges from both point and nonpoint sources, and monitoring permit compliance within its designated basin. There is a Drainage Area Management Plan (DAMP) which is implemented by the Cities (including Newport Beach), County of Orange, and Orange County Flood Control District. The DAMP was prepared in compliance with specific requirements of the National Pollutant Discharge Elimination System (NPDES) storm water program. The DAMP includes a wide range of Best Management Practices (BMPs) and control techniques to further reduce the amount of pollutants entering the storm drain system. The City of Newport Beach has for many years been already performing many of the procedures that protect the quality of stormwater runoff, such as: site construction erosion and sediment control programs, sweeping streets, managing solid waste, recycling programs, storm drain and catch basin maintenance, enforcing prohibitions on illegal discharges, controlling spills, supervising industrial waste discharges through permitting, and enforcing ordinances prohibiting certain discharges. Additionally, Krazan and Associates, Inc. have prepared a Phase I Environmental Site Assessment for the project site. The assessment concluded that there are no environmental conditions, including hazardous substances (including soils, surface waters, and groundwater) in connection with the project site. The proposed project would not substantially increase water runoff. The site is already developed with an existing building and is located in an urbanized area of the City. The project is located outside of all flood hazard areas; therefore, no significant impacts are anticipated. Subject to the incorporation of City standard conditions of approval and/or mitigation measures, no cumulative impacts associated with hydrologic conditions are anticipated as a result of the project. To ensure that storm runoff will not significantly impact the existing drainage system, mitigation measures in compliance with said City regulations will reduce any potential impacts to an insignificant level. Mitigation Measure No. 4 The project shall conform to the requirements of the National Pollution Discharge Elimination System (NPDES) and shall be subject to the approval of the Public Works Department to determine compliance. b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre - existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? (No Impact) CHECKLIST EXPLANATIONS U I Page 13 i See Response to Section VIII(a) above. The proposed site is located in a developed area of the City and the site contains an existing one -story building. The Phase 1 Environmental Site Assessment prepared by Krazan and Associates, Inc. identified that the approximate depth to groundwater is 29 feet below the surface. The project site topography is flat and will require minimal site preparation (e.g. grading/excavation). Therefore, it is not anticipated that the project will have any significant impact on groundwater. c) Substantially alter existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off -site? (Less Than Significant Impact) See response to Section VIII (a) above. The project will result in a change to the drainage pattern of the site, however, this change is not considered significant. The site is currently developed with a 22,000 square foot one -story building utilized as a food court. The building will be demolished so that the proposed 4- story hotel can be constructed on the site. The first floor of the hotel building is approximately 17,489 square feet. The hotel building (17,489 square feet of first floor ground area) site coverage is slightly less than that of the existing one -story building (22,000 square feet). Therefore, the actual building foundation is not different from the existing building. The hotel will also provide surface parking surrounding the building. Other than a slight decrease in building foundation coverage, the drainage pattern will not be substantially altered. Additionally, there are no nearby streams or rivers which would be impacted as a result of the project. Therefore, the project will not result in any significant impacts that would alter the existing drainage pattern of the site or area. d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of a course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on or off - site? (No Impact) See response to Section VIII (c) above. e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? (No Impact) See response to Section VIII (a)(c) above. f) Otherwise substantially degrade water quality? (No Impact) See response to Section VIII (a)(c) above. CHECKLIST EXPLANATIONS Page 14 g) Place housing within a 100 -year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? (No Impact) See response to Section VIII (a)(c) above. Also, the project is not located within a 100 -year flood hazard area. h) Place within a 100 -year flood hazard area structures which would impede or redirect flood flows? (No Impact) See response to Section VIII (a)(c) and (g) above. i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? (No Impact) See response to Section VIII (a)(c) and (g) above. Also, the project site is not located near a levee or dam. j) Inundation by seiche, tsunami, or mudflow? (No Impact) See response to Section VIII (a)(c) above. IX. Land Use and Planning a) Physically divide an established community? (No Impact) The project site is located at the northwest corner of Birch Street and Von Karman Avenue. Although the project will require the demolition of the existing building (Plaza de Cafes International Food Court), the project will not physically divide an established community. The proposed project will be developed within a separate parcel located on the northwest corner of Birch Street and Von Kalman Avenue. The development of the project will not require subdivision of property or physically divide adjacent properties. Therefore, the project will not result in significant impacts to an established community. b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project ( including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? (Less Than Significant Impact) • CHECKLIST EXPLANATIONS b" Page 15 The application is a request to permit the approval of a General Plan Amendment, Planned Community Amendment, Use Permit and a Traffic Study. The project involves the construction of a four - story, 69,956 square feet, 164 -room hotel facility on 2.65 acres at 4881 Birch Street in the Koll Center Newport area. The project site is currently developed with approximately 22,000 square feet of building utilized as a multi - tenant food court (Plaza de Cafes). The project will involve the demolition of the existing building to allow for the construction of the proposed hotel and associated parking. The Land Use Element of the City's General Plan identifies that the project site is located within the Koll Center Newport Planned Community. The Land Use Element further describes the property as located in the Retail and Service Site 1 (KCN RS 1) of the Koll Center. The Retail and Service designation allows for such land uses as hotels. The KCN RS 1 area is allocated 102,110 square feet of uses. The General Plan Amendment and Planned Community Amendment will allow for the designation of 164 -hotel rooms allocated to the KCN RS 1. The proposed hotel is compatible with surrounding land uses that include professional office buildings, hotel, retail /service and the nearby John Wayne Airport. Therefore, the proposed project will not conflict with any applicable land use plan, policy, or regulation. C) Conflict with any applicable habitat conservation plan or natural community conservation plan? (No Impact) See response to IX (a)(b) above. Also, the project is not subject to any applicable habitat conservation plan or natural community conservation plan. X. Mineral Resources a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? (No Impact) The area surrounding the project is fully developed. The project consists of a proposed hotel which will replace an existing 22,000 square foot, one -story building. The use of natural resources will not be significantly affected by this project. No significant increase in the use of energy or natural resources is anticipated. b) Result in the loss of availability of a locally- important mineral resource recovery site delineated on a local general plan, specific plan, . or other land use plan? (No Impact) CHECKLIST EXPLANATIONS �n I Page 16 See response to Section X (a) above. The proposed project will not result in any • significant impacts to a locally- important mineral resource. C) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? (No Impact) See response to Section X(a) above. The project area is developed with professional office buildings, hotel, and retail /service uses. The site is not zoned for residential uses. The project will not displace people, necessitating the construction of replacement housing. XI. Noise a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? (Less Than Significant Impact) The area surrounding the project site is fully developed. The project consists of a proposed hotel which will replace an existing 22,000 square foot, one -story building. Future on -site noise impacts will not significantly differ from those which now exist. RKJK & Associates, Inc have prepared a traffic study evaluating the proposed project. The existing building (Plaza de Cafes food court) generates approximately 1,434 trip -ends per day. The proposed hotel would generate 898 trip -ends per day. Therefore, noise levels associated with project related traffic are anticipated to be less than that associated with the existing building. The project will result in short-term construction related noise impacts, however, with the incorporation of City standard conditions of approval and/or mitigation measures, these short-term noise impacts will be less than significant. A mitigation measures is presented in Section XI (d) below for potential construction noise impacts. b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? (Less Than Significant Impact) Surrounding businesses in the immediate vicinity (e.g. adjacent office building, Carl's Jr fast -food restaurant) may experience some groundborne vibration and noise associated with the demolition of the existing building and construction activities for the proposed hotel. A mitigation measure is presented in Section XI (d) below which will reduce construction related temporary impacts to a level of less than significant. • CHECKLIST EXPLANATIONS Page 17 0 c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? (No Impact) See response to XI (a) above. The traffic study prepared by RKJK & Associates concluded that the proposed hotel project will generate fewer daily vehicle trips than the existing Plaza de Cafes International Food Court. Future on -site noise impacts will not significantly differ from those, which now exist. Therefore, the project will not result in a substantial permanent increase in ambient noise levels in the project vicinity as a result of the hotel project. d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? (Less Than Significant Impact) Construction noise represents a short-term impact on ambient noise levels. Noise generated by construction equipment, including trucks, graders, bulldozers, concrete mixers and portable generators can reach high noise levels. However, intervening structures (e.g., adjacent multi -level parking structure) will act as noise barriers to reduce levels. Noise levels will be further mitigated by limiting the hours of construction through provisions contained in the City Noise Control Regulations (NBMC Chapter 10.28). Mitigation Measure No. 5 The project will comply with the provisions of the City of Newport Beach General Plan Noise Element and the Municipal Code pertaining to noise restrictions. During construction activities, the hours of construction and excavation work are allowed front 7:00 a.m. to 6:30 p.m. oil weekdays, 8:00 a.m. to 6:00 p.m. on Saturdays, and not at any time on Sundays and holidays. e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? (Less Than Significant Impact) The project site is located within a half mile of the John Wayne Airport. However, the proposed hotel project is consistent with the land use designation for the site and surrounding area. The project will be required to comply with Uniform Building Code regulations and the City's design requirements and noise control measures. Mitigation measures are presented in Section XI (d) above. Therefore, it is anticipated that any potential noise impacts will be reduced to less than significant. Vol CHECKLIST EXPLANATIONS Page 18 f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? (No Impact) The project site is not located within the vicinity of a private airstrip. Therefore, there are no project impacts associated with a private airstrip. XII. Population and Housing a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? (No Impact) The proposed project consists of replacing an existing 22,000 square foot building (food - court) with a 164 -room, four -story hotel. The hotel use is projected to have 3 to 5 full time employees and 5 to 10 part time employees. However, no direct population increase would result from the project or the employees. While the proposed project will include employees, which could generate a potential demand for housing, this increase is not considered significant due to the minimal employment needs of the hotel. Therefore, the project will not result in any impacts associated with substantial population growth. b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? (No Impact) The project area is developed with professional office buildings, hotel, and retail /service uses. The site or immediate project area is not zoned for residential uses. The project will not displace any existing housing. C) Displace substantial numbers of people, necessitating the construction of replace housing elsewhere? (No Impact) The project area is developed with professional office buildings, hotel, and retail/service uses. The site is not zoned for residential uses. The project will not displace people, necessitating the construction of replacement housing. XIII. Public Services a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered government facilities, need for new or physically altered government facilities, the CHECKLIST EXPLANATIONS Page 19 construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Utilities and service systems are already servicing the existing office building at 4881 Birch Street. A survey was conducted to assess any possible changes on demand for existing community services and public utility providers currently serving the site. Each appropriate agency was given a project description (overview), regional location map, vicinity map, a preliminary plot plan of the proposed addition, and a Service Availability /Capacity Information Request questionnaire designed to determine any possible impacts on services. The survey and responses from these service providers are on file with the City of Newport Beach, Planning Department. The agencies contacted and which provide services to the site are: Fire Protection City of Newport Beach Fire & Marine Department Law Enforcement City of Newport Beach Police Department Natural Gas The Gas Company Electricity Southern California Edison Company Telecommunications Pacific Bell Water/Wastewater City of Newport Beach Utilities Department Irvine Ranch Water District Solid Waste Waste Management of Orange County Transit System Orange County Transportation Authority Fire protection? (Less Than Significant Impact) The City of Newport Beach Fire and Marine Department are currently providing fire protection and emergency response services for the existing building at 4881 Birch Street. The City of Newport Beach Fire and Marine Department will continue to provide fire protection and emergency response services to the site if developed with the proposed hotel. The closest emergency response facility to the site is Station #3 located on Santa Barbara Drive. Five other facilities are also available for emergency response service. Response times to the site are dependent on various factors. Emergency calls receive the quickest response times with alarm calls and non - emergency calls having longer response times respectively. The availability of personnel and extenuating circumstances may further affect response times. The proposed hotel may potentially increase the number of calls for service to the location; however, it is anticipated that the project will not require any new facilities or staff. Current emergency equipment and facilities at the project site must be evaluated to ensure that the current facilities are adequate and serviceable for the hotel. Items that need to be evaluated include, but are not limited to, the CHECKLIST EXPLANATIONS Page 20 v following: firefighter communication equipment, fire pump, and on site water supply. All fire protection must be designed as an integral part of the construction process with all improvements and/or modernization of equipment systems or devices identified and agreed upon by the City of Newport Beach Fire and Marine Department prior to any construction approval. Police protection? (Less Than Significant Impact) The City of Newport Beach Police Department is currently providing Law enforcement services to the site. The City of Newport Beach Police Department will continue to provide law enforcement services to the site once the construction is complete. The City's police facility is located at 870 Santa Barbara Drive. Response times to the site are dependent on various factors. Emergency calls receive the quickest response times with alarm calls and non - emergency calls having longer response times respectively. The availability of personnel and extenuating circumstances may further affect response times. It is anticipated that the hotel project may increase the number of calls for service to the location; however, no new facilities or staff will be required. Schools? (No Impact) 0 The proposed project consists of a proposed 164 -room hotel project. The hotel will require minimal staffing of employees (3 to 5 full time employees and 5 to 10 part- time). Although, there is the potential that employees who are not currently residing in the City will move closer to their place of employment, this increase in population is considered minimal and insignificant. Therefore, it is not anticipated that there will be any significant impacts to schools in relation to the proposed hotel project. Other public facilities? (No Impact) The project site is developed and has been since 1980. Surrounding properties are also developed. There are sufficient public or governmental services that serve the area and the project would not create significant additional demand for these services. XIV. Recreation a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? (No Impact) CHECKLIST EXPLANATIONS Page 21 The proposed 164 -room Extended StayAmerica Hotel is designed for business travelers in need of lodging for a week or more. It is not anticipated that the proposed hotel use will generate a significant increase in the use of existing recreational facilities since the hotel is primarily for business travelers who will be visiting the area for a short period of time. b) Does the project include recreational facilities or require the construction of or expansion of recreational facilities which might have an adverse physical effect on the environment? Opportunities? (No Impact) The proposed hotel is designed for business travelers who will be visiting for a short period of time. Therefore, the hotel will not include ancillary uses such as a recreation facility (pool, athletic gym etc.). Due to nature of the project, a hotel for business travelers, the demand for additional neighborhood or regional parks is not anticipated. Therefore, the proposed project will not result in any impacts associated with the construction of or expansion of recreational facilities. XV. Transportation/Traffic a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result. in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? (No Impact) A traffic analysis has been prepared for the proposed project by RKJK & Associates, Inc. The traffic report includes an analysis of existing traffic conditions and future conditions with and without development of the proposed hotel. Site access will remain the same as that which currently exists. Access to the site is provided off of Birch Street and Von Karman Avenue. The existing site has two access points (driveways) one from Birch Street and one from Von Karman Avenue. Also, there is an existing pedestrian sidewalk area provided adjacent to the frontage of the site. The proposed hotel will provide approximately 173 surface parking stalls. The traffic study evaluated the projected trip generation for the proposed hotel and compared the generation to the existing food -court building (Plaza de Cafes). The traffic study also conducted and evaluated traffic counts and trip generation rates for three existing Extended StayAmerica Hotels located in Southern California (Long Beach, Ontario, and Torrance), The traffic study concluded that the proposed hotel will generate significantly fewer vehicle trips than the existing facility (Plaza de Cafes). The existing facility generates approximately 1,434 trip - ends per day with 102 vehicles during the AM peak hour and 120 vehicles per 7J CHECKLIST EXPLANATIONS Page 22 hour during the PM peak hour. The proposed hotel will generate approximately 898 trip -ends per day with 61 vehicles per hour during the AM peak hour and 69 vehicles per hour during the PM peak hour. The trip -ends generated by the proposed hotel are less than that of a typical hotel because there are not ancillary functions such as conference rooms, ballroom facilities, and restaurant. The traffic study concluded that the project will not result in any significant impacts to transportation/traffic and that the project will generate fewer vehicle trip -ends than that generated by the existing building (Plaza de Cafes food court). The project will have short-term impacts associated with construction activities. The site is currently developed with a 22,000 square foot building. The existing building will be demolished so that the new hotel can be accommodated on the site. Building debris and site demolition materials will be transported off -site. A mitigation measure is recommended that requiring a traffic control plan for the exportation of the site debris and project construction activities. The area surrounding the project site is fully developed with office, hotel and support retail uses. Therefore, a traffic control plan is recommended to ensure implementation of proper construction related signage, construction traffic flagmen, and truck hauling operations to reduce potential short-term traffic impacts. Mitigation Measure No. 6 Prior to the start of construction activities (e.g. demolition of existing building), a construction traffic control plait shall be prepared which includes the haul route, truck hauling operations, construction trqffic flagmen, and construction wanting /directional signage. b) Exceed either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? (No Impact) See response to Section XV (a) above. C) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? (No Impact) See response to Section XV (a) above. d) Substantially increase hazards due to a design feature (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? (No Impact) See response to Section XV (a) above. Also, the project does not propose any • design features relative to curves, intersections, or incompatible uses. 94 CHECKLIST EXPLANATIONS Page 23 .l e) Result in inadequate emergency access? (No Impact) See response to Section XV (a) above. Also, the existing driveway on Birch Street and the existing driveway on Von Kalman Avenue will provide access to the site. Also, the parking lot will surround the entire hotel building and therefore, will provide additional emergency access to the site. f) Result in adequate parking capacity? (No Impact) The proposed hotel will provide approximately 173 surface parking stalls for the 164 -room hotel. The parking will be adequate to serve the hotel operations. g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? (No Impact) The Orange County Transportation Authority (OCTA) provides public transportation services to and around the site. The OCTA currently provides local bus service in the vicinity of the project site along MacArthur Boulevard and Birch Street. The OCTA bus route 61 operates along MacArthur Boulevard. Service consists of 30 one -way trips daily. Bus routes 71 and 76 operate along Birch Street. These routes operate 57 one -way daily trips. OCTA's long range plan calls for a 49% expansion of bus service (in Orange County) by year 2015. The project is not expected to negatively impact any current facility, service or service expansion plans for the project area and/or site. Therefore, the proposed hotel will not conflict with adopted policies, plans, or programs supporting altemative transportation. XVI. Utilities and Service Systems a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? (Less Than Significant Impact) The proposed 164 -room hotel facility will replace an existing 22,000 square foot building. It is not anticipated that the project will exceed wastewater treatment requirements. Additionally, a mitigation measure to further reduce potential impacts to water quality has been presented in Section VIII(a) requiring compliance with the NPDES requirements. b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (Less Than Significant Impact) CHECKLIST EXPLANATIONS Page 24 �i The City of Newport Beach Utilities Department currently provides wastewater services to the site. It is anticipated that there is adequate capacity to serve the proposed office building. The Irvine Ranch Water District (IRWD) provides water service to the site. The points of connection for all applicable water and sewer lines will need to be identified and agreed to by the City of Newport Beach Utilities Department prior to any construction approval. The IRWD has indicated (letter dated October 25, 1999) that there is sufficient capacity to serve the proposed project. The IRWD also serves recycled (reclaimed) water and has a dual distribution system installed in Von Karman Avenue. Recycled water is used for non - potable uses such as landscape. Also, buildings that are dual plumbed can provide recycled water for use in toilets and urinals. The IRWD encourages that the developer consider this option as part of the design of the hotel. The project will not result in the significant alteration or expansion of existing utility and service systems since the site is already developed and being served by the utility providers. However, to ensure that there are no adverse impacts associated with the proposed hotel, a mitigation measure is presented which requires coordination with utility and service organizations prior to the commencement of construction. Mitigation Measure No. 7 Prior to the commencement of construction activities, the project applicant shall coordinate with utility and service organizations regarding any construction activities to ensure existing facilities are protected and any necessary expansion or relocation of facilities are planned and scheduled in consultation with the appropriate public agencies. C) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (Less Than Significant Impact) See response to Section XVI (b) above. d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? (Less Than Significant Impact) See response to Section XVI (b) above. Ll e) Result in a determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? (Less Than Significant Impact) CHECKLIST EXPLANATIONS Page 25 ri 0 See response to Section XVI (b) above. f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? (No Impact) See response to Section XVI (c) above. The site is currently being provided solid waste services by Waste Management of Orange County. Waste Management of Orange County will continue to provide solid waste disposal services to the proposed hotel building once the project is complete. Further, there are no expected negative impacts from the hotel, and no new facilities or staff are anticipated. g) Comply with federal, state, and local statutes and regulation related to solid waste? (No Impact) See response to Section XVI (b) above. CHECKLIST EXPLANATIONS Page 26 11 XVII. Mandatory Findings of Significance A) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife species, cause a fish or wildlife population to drop below self - sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? On the basis of the foregoing analysis, the proposed project does not have the potential to significantly degrade the quality of the environment. The project site is located in a developed urbanized area of the City. The site and adjacent properties do not contain any significant environmental resources, including plants or wildlife. B) Does the project has the potential to achieve short -term environmental goals to the disadvantage of long -term environmental goals? 0 There are no long -term environmental goals that would be compromised by the project. Additionally, the environmental analysis of the proposed project concluded that the project would not result in any significantly greater impacts than that of the existing site development. The project does not have the potential to achieve short- term goals to the disadvantage of long -term goals. . C) Does the project have possible environmental effects which are individually limited, but cumulatively considerable? No cumulative impacts are anticipated in connection with this or other projects. The project is consistent with the type of land uses developed in the area. The project will not result in environmental effects which are cumulatively considerable based on evaluation of projected growth and planned projects for the project area known as of the date of this analysis. D) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? That there are no known substantial adverse effects on human beings that would be caused by the proposed project. The proposed hotel project is consistent with the land uses in the project area and the environmental evaluation has concluded that no adverse significant environmental impacts will result from the project. r� 1} CHECKLIST EXPLANATIONS Page 27 r Appendix A Project Plans 0 11 `i CHECKLIST EXPLANATIONS Page 28 !'! 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OVERVIEW This mitigation monitoring program was prepared in compliance with Public Resources Code Section 21081.6 (AB 3180 of 1988). It describes the requirements and procedures to be followed by the applicant and the City to ensure that all mitigation measures adopted as part of this project will be carried out. Attachment 1 summarizes the mitigation measures, implementing actions, and verification procedures for this project. H. MITIGATION MONITORING PROCEDURES Mitigation measures can be implemented in three ways: (1) through project design, which is verified by plan check and inspection; (2) through compliance with various codes, ordinances, policies, standards, and conditions of approval which are satisfied prior to or during construction and verified by plan check and /or inspection; and (3) through monitoring and reporting after construction is completed. Compliance monitoring procedures for these three types of mitigation measures are summarized below. • A. Mitigation measures implemented through project design: Upon project approval, a copy of the approved project design will be placed in the official project file. As part of the review process for all subsequent discretionary or ministerial permits, the file will be checked to verify that the requested permit is in conformance with the approved project design. Field inspections will verify that construction conforms to approved plans. B. Mitigation measures implemented through compliance with codes, ordinances, policies, standards, or conditions of approval: Upon project approval, a copy of the approved project description and conditions of approval will be placed in the official project file. As part of the review process for all subsequent discretionary or ministerial permits, the file will be checked to verify that the requested permit is in compliance with all applicable codes, ordinances, policies, standards and conditions of approval. Field inspections will verify that construction conforms to applicable standards and conditions. C. Mitigation measures implemented through post- construction monitoring: If any mitigation measures require verification and reporting after construction is completed, the City will maintain a log of these mitigation monitoring and reporting requirements, and will review completed monitoring reports. Upon submittal, the City will approve the report, request additional information, or pursue enforcement remedies in the event of noncompliance. Final monitoring reports will be placed in the official file. 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Y CO O N •� o st t3 3 zt t3 t3 ti qj ° A 4 o ' ° :t s cs Z s y o K •� o o CEO '� s m r 4 o 0 4 cs z a b h C1 EXTENDED STAY AMERICA (ESA) TRIP GENERATION STUDY Newport Beach, California KiK-- 0 0 y Mr. Mike Gallen EXTENDED STAY AMERICA, INC. 2525 Cherry Avenue, #310 Signal Hill, CA 90806 -2037 Subject: Extended Stay America (ESA) Trip Generation Analysis, Newport Beach Dear Mr. Gallen: The firm of RKJK & ASSOCIATES, INC. (RKJK) is pleased to submit this trip generation study for your proposed Extended Stay America (ESA) Business Hotel to be located in the City of Newport Beach. The project is located at the northwest corner of Von Karman and Birch Street in the City of Newport Beach. The project would consist of a 160 unit Extended Stay America Business Hotel, which would replace the existing . 22,000 square foot Plaza de Cafe high turnover restaurant. The location of the project is shown in the attached Exhibit A. The site plan for the proposed project is shown in Exhibit B. RKJK has prepared a trip generation analysis for various Extended Stay Americas in Southern California. The Extended Stay America (ESA) Business Hotel Trip Generation Study prepared by RKJK & ASSOCIATES, INC. dated April 9, 1998 is included in Appendix "A ". This study documents the traffic counts and trip generation rates for three Extended Stay America facilities located in Southern California. These facilities generate fewer trips than typical business hotels for a variety of reasons. The purpose of this study is to document the expected trip generation for the proposed Newport Beach Extended Stay America (ESA) Business Hotel and compare the trip generation to the existing high turnover restaurant (Plaza de Cafe). Based upon the study, the proposed project would generate significantly fewer trips than the existing facility. FINDINGS 1. The existing facility (Plaza de Cafe) consists of a mixture of various types of restaurants. The primary trips occur during the morning and noon hours and a substantial amount of business is "walk -in" traffic. Based upon discussions with the City of Newport Beach traffic engineering staff, it was decided to utilize the ITE Trip Code 832 (high turnover sit -down restaurant) for purposes of estimating the trip generation for the existing facility. As a result of the large number of "walk-in" trips, TRANSPORTATION PL. >"ING • US • TRAFFIC /ACOUSTICAL ENGINEERING 1601 Dove street. Suite 290 • 'Newport Beach, CA 92000 • Phone: 19491 474-0809 • Fax: t949i 474 -090' X� Mr. Mike Gallen EXTENDED STAY AMERICA, INC. August 26, 1999 Page 2 the overall trip generation is reduced by a factor of 50% in order to account for the large number of visitors who walk to the site. The existing facility generates approximately 1,434 trip -ends per day. 2. RKJK has conducted a review of trip generation for Extended Stay America (ESA) Business Hotels. The report included in Appendix "A" documents the traffic counts and calculated trip generation rates for Extended Stay America (ESA) facilities in Long Beach, Ontario and Torrance. The Long Beach facility generated significantly fewer trips than Ontario and Torrance facilities. Therefore, as per discussions with the City of Newport Beach staff, the average of the Ontario and Torrance facilities has been utilized for this trip generation study. 3. The proposed Extended Stay America (ESA) Business Hotel would generate 898 trip -ends per day with 61 vehicles per hour during the AM peak hour and 69 vehicles per hour during the PM peak hour. 4. Trip generation from the ITE Trip Code 312 (Business Hotel) has also been calculated. Based upon this use, 1,163 trip -ends per day with 92 vehicles per hour during the AM peak hour and 99 vehicles per hour during the PM peak hour would be generated. However, it should be noted that the people who utilize Extended Stay America (ESA) Business Hotels typically make fewer trips than a normal business hotel because there are no ancillary functions (i.e. conference rooms, etc.). Therefore, fewer outside and visitor trips are made for this use. For this trip generation study, it is appropriate to use the actual trip generation studies for Extended Stay America (ESA) to compare the potential trip generation for the proposed use to the existing facility. 5. The proposed project would generate fewer daily and peak hour trips than the existing high turnover restaurant. TRIP GENERATION ANALYSIS RKJK has completed a trip generation analysis for the proposed Extended Stay America Business Hotel. A survey of several other existing Extended Stay Americas (ESA) has been completed in the attached report titled Extended Stay America (ESA) Business Hotel Trip Generation Study dated April 9, 1998 included in Appendix "A ". A summary of the trip generation rates during the AM /PM peak hour and daily traffic is included in Table 1. It should be noted that the trip generation for the Long Beach site was significantly less than the Ontario and Torrance sites. Therefore, the Ontario and Torrance sites have been utilized for purposes of calculating appropriate trip generation rates for Extended Stay America's Newport Beach facility. Table 1 also includes the • average trip generation rates for just the Ontario and Torrance facilities. • \'/ Mr. Mike Gallen EXTENDED STAY AMERICA, INC. August 26, 1999 . Page 3 Trip generation rates for typical business hotel (ITE Trip Code 312) and high turnover restaurant (ITE Trip Code 832) are included in Table 2. As previously noted, the Extended Stay America facility would generate fewer trips than a typical business hotel since they do not offer any conference or other facilities that would draw additional traffic. Therefore, the trip generation rates from the previous Extended Stay America (ESA) studies are more appropriate for calculating the projected trips for the Newport Beach facility. The trip generation for the proposed Extended Stay America is based upon the measured trip rates and the ITE trip rates are included in Table 3. Also included in Table 3 is an estimate of the trip generation for the high turnover restaurant (Plaza de Cafe), including a reduction in trips to account for the extensive amount of walk -in traffic which currently occurs. As shown in Table 3, the proposed Extended Stay America would generate 898 trip -ends per day, with 61 vehicles per hour during the AM peak hour and 69 vehicles per hour during the PM peak hour. The net trip generation for the high turnover restaurant would be 1,434 trip -ends per day with 102 vehicles during the AM peak hour and 120 vehicles per hour during the PM peak hour. The current operation of the Plaza de Cafe does not generate a significant amount of PM peak hour trips. However, based upon its designated use, it could generate the number of trips shown in Table 3. A comparison of the projected Extended Stay America (ESA) trip generation for the existing high turnover restaurant (Plaza de Caf6) with the reduction to account for a "walk -in" traffic is included in Table 4. As shown in Table 4, the proposed project would generate 536 fewer daily trips with 39 less vehicles per hour during the AM peak hour and 51 vehicles per hour less during the PM peak hour. CONCLUSIONS RKJK has completed a trip generation study for the proposed Newport Beach Extended Stay America Business Hotel. The proposed project would include 160 rooms and would replace an existing 22,000 square foot high turnover restaurant (Plaza de Cafd). The proposed project would generate fewer trips than the existing high turnover restaurant use currently on this site. n� Mr. Mike Gallen EXTENDED STAY AMERICA, INC. August 26, 1999 Page 4 . RKJK appreciates this opportunity to work with EXTENDED STAY AMERICA, INC. on this project. If you have any questions regarding this, please call me at (949) 474 -0809. Sincerely, RKJKI& ASSOCIATES, INC. oQPOFE� y Q` Robert Kahn, P.E. ¢ '0 0" Principal EXP 17131h31 RK:nam /10117 TRAFk�G \P JN:0778 -99 -01 OFM 0 rI L 0 0 EXHIBIT A LOCATION MAP I .0k X" EXHIBIT B SITE PLAN 0 1/0 1♦ v r m 0 0 UIC-L- �, -.1 /1�1 94, I .0k X" EXHIBIT B SITE PLAN 0 1/0 1♦ v r m 0 0 UIC-L- �, L1 TABLE 1 EXTENDED STAY AMERICA AVERAGE TUESDAY THROUGH THURSDAY TRIP GENERATION RATES' LONG BEACH, ONTARIO AND TORRANCE SITE UNITS AM PM DAILY IN OUT I IN OUT 11-ong Beach I RM 0.081 0.061 0.131 0.12 2.64 Ontario I RMI 0.181 0.181 0.161 0.191 5.13 Torrance I RMI 0.131 0.261 0.291 0.211 6.09 Average 1 1 0.131 0.17 —0.191 0.17 4.62 ONTARIO AND TORRANCE ONLY SITE UNITS AM PM DAILY IN I OUT IN I OUT 4 Ontario RM –0.181 0.181 0.161 0.19 5.13 Torrance RMI 0.131 0.261 0.291 0.211 6.09 Avera a 1 0.161 0.221 0.231 0.20 5.61 ' RM =Room c:VcktableMkk10117tb �i JN:0778 -99 -01 TABLE 2 ITE TRIP GENERATION RATES USE UNITS' AM PM DAILY I IN I OUT I IN OUT Business Hotel RM 0.341 0.241 0.371 0.25 7.27 High Turnover Restaurant' TSF 4.82 4.45 6.52 4.34 158.37 ' RM =Room TSF = Thousand Square Feet 2 ITE Trip Code 812 3 ITE Trip Code 832 c: \kktables \kk10117tb JN:0778 -99.01 0 0 0 TABLE 3 TRIP GENERATION ' RMS = Rooms TSF = thousand square feet c: \kkW blesUck10117tb JN:0778.99 -01 AM I PM USE QUANTITY1 DAILY IN I OUT I IN I OUT Extended Stay 160 RMS 26 35 37 32 898 America ITE Business 160 RMS 54 38 59 40 1,163 Hotel High Turnover Restaurant (Plaza de Cafe) • Total Trips 22.0 TSF 106 98 143 95 2,867 • Net Trips (Less 22.0 TSF 53 49 72 48 1,434 "Walk -In" Traffic) ' RMS = Rooms TSF = thousand square feet c: \kkW blesUck10117tb JN:0778.99 -01 TABLE 4 TRIP GENERATION COMPARISON c:Utktab1es \kk10117tb JN:0778 -99 -01 0 0 'b AM PM USE QUANTITY IN OUT IN OUT DAILY Extended Stay 160 Rooms 26 35 37 32 898 America High Turnover 22.0 TSF 53 49 72 48 1.434 Restaurant (Plaza de Cafe) less "walk -in" traffic DIFFERENCE 1 -27 -14 -35 -16 -536 c:Utktab1es \kk10117tb JN:0778 -99 -01 0 0 'b 0 APPENDIX A EXTENDED STAY AMERICA (ESA) BUSINESS HOTEL TRIP GENERATION STUDY 0 E 163 K ROBERT KAHN • 10HN K9IN& ASSOCIATES INC. April 9, 1998 Mr. Rick Bizar EXTENDED STAY AMERICA, INC. 2525 Cherry Avenue, #310 Signal Hill, CA 90806 -2037 Subject: Extended Stay America (ESA) Business Hotel Trip Generation Study Dear Mr. Bizar: RKJK has completed an additional trip generation study for the Extended Stay America (ESA) Business Hotels. In our February 16, 1998 report an analysis of the existing Extended Stay America (ESA) Business Hotel located in the City of Long Beach (4101 Willow Street) was completed. The trip generation for that study was documented in RKJK's February 16, 1998 report. There has been a request to expand the database to include two additional hotels. As a result of that, RKJK has obtained 24- hour traffic counts at two additional Extended Stay America (ESA) Business Hotels. These hotels were located at Extended Stay #911 (3990 E. Inland Empire Boulevard) in the City of Ontario, and Extended Stay #356 (3525 Torrance Boulevard) in the City of Torrance. Twenty -four hour traffic counts were obtained at each of the two additional Extended Stay America sites. The Ontario Extended Stay America consisted of 127 rooms with a 94% occupancy. The Torrance site included 122 units with 98% occupancy. Traffic counts were obtained Tuesday, March 31, 1998 through Sunday, April 5, 1998. Monday counts were not available due to adverse weather conditions. Both the Torrance and Ontario site had two driveways serving each of the hotel facilities. A summary of the original Long Beach site traffic counts and trip generation rates is included in Table 1. A summary of the Ontario facility traffic counts and trip generation rates are included in Table 2. A summary of the Torrance site traffic counts and trip generation rates are included in Table 3. The detailed traffic count worksheets for each of these facilities is included in Appendix "A ". A comparison of the trip generation rates for the three Extended Stay America Hotel facilities is included in Table 4. As can be seen by Table 4, both the Torrance and Ontario facility generated more traffic than the Long Beach facility. Therefore, there could be variations in traffic generation, dependent on location and other adjoining uses for these facilities. For purposes of trip generation rate calculations, the Institute • 40 • ,b 1 TRANSPURTATIU` III. \vmVG CIS • rRAFF IC:'A('(WI;TI( "AI F"IGINEFRING 1_(,nl n.nr \r n•,•I. tium• "nl Noy. p��rl Rr•.i� h. f\ rr. (.I.O Phnnr�, I -lay :- a -gflU`I nr Fax: I'lar J'J•q)_ r •Mr. Rick Bizar EXTENDED STAY AMERICA, INC. April 9, 1998 Page 2 of Transportation Engineers (ITE) typically uses mid -week conditions from Tuesday through Thursday to determine trip generation rates. These counts are more typical of what can be expected from any particular land use. For purposes of determining the appropriate trip generation rate for Extended Stay America Business Hotels, RKJK has combined the trip generation rates for each of the three facilities for both the AM /PM peak hour and daily conditions. Trip generation has been determined for typical Tuesday through Thursday conditions, since this is what is utilized by the ITE in their determination of trip generation rates. A summary of the average rates are shown in Table 5. For purposes of trip generation for a typical Extended Stay America facility, the average rates shown in Table 5 would be most appropriate for this type of land use. Based upon the average trip generation rate of the two sites, the typical Extended Stay America facility would generate 4.62 trip -ends per day per occupied room with 0.29 vehicles per hour per occupied room •during the AM peak hour and 0.37 vehicles per hour per occupied room during the PNI peak hour. RKJK has completed the trip generation study for three Extended Stay American facilities, the site located in Long Beach, Ontario and the City of Torrance. Each of the facilities was occupied over 90% during the study period. Based upon our review, it is recommended that the average rates included in Table 5 be utilized for purposes of trip generation and traffic impact fee assessment. If you have any questions regarding this or need further review, please give me a call at (714) 474 -0809. Sincerely, RKJK & ASSOCIA 0, fir— Robert Kahn, P. ¢ NO 0655 Principal EXP 12/31/01 RK: kgd /8023 JN:0778 -98 -04 Attachments 0 165 TABLE 1 • EXTENDED STAY AMERICA LONG BEACH TRIP GENERATION STUDY Number of Units: 134 Percent Occupied: 98% Occupied Units: 131 RK:nam/7781 JN:0778 -98 -02 April 9, 1998 C )6(, TRAFFIC COUNTS AM PM DAILY DAY IN OUT I TOTAL IN OUT TOTAL IN OUT I TOTAL Saturday 9 6 15 8 14 221 137 152 289 Sunday 4 7 11 12 20 321 133 168 301 Monday 7 8 15 12 22 34 155 157 312 Tuesday 10 7 17 10 16 26 153 155 308 Wednesday 10 9 19 12 15 27 165 175 340 Thursday 12 8 20 30 16 46 212 176 388 11'riday 11 5 16 15 12 27 196 148 344 RK:nam/7781 JN:0778 -98 -02 April 9, 1998 C )6(, TRIP GENERATION RATES AM PM DAILY DAY IN OUT TOTAL IN OUT I TOTAL IN I OUT I TOTAL IThursday 1 0.0921 0.0611 0.1531 0.229 0.1221 0.351 1.618 1.344 2.962 Des: Thurs. 0.081 0.061 0.142 0.132 0.120 0.252 1.349 1.288 2.636 lWeekday 1 0.0761 0.0561 0.1331 0.1zil 0.1241 0.2441 1.3451 1.2381 2.583 Weekend 1 0.0501 0.0501 0.0991 0.0761 0.1301 0.2061 1.0311 1.221 2.252 RK:nam/7781 JN:0778 -98 -02 April 9, 1998 C )6(, 0 4 Number of Units: 127 Percent Occupied: 94% Occupied Units: 120 TABLE 2 EXTENDED STAY AMERICA ONTARIO TRIP GENERATION STUDY DAY TRAFFIC COUNTS AM PM DAILY IN OUT I TOTAL IN I OUT I TOTAL IN OUT TOTAL Saturday 30 26 56 24 18 42 377 340 717 Sunday 17 26 43 16 31 47 362 384 746 Monday NIA NIA N/A NIA N/A N/A N/A NIA N/ Tuesday 20 19 39 19 25 44 315 298 613 Wednesday 30 25 55 15 24 39 304 314 618 Thursday 14 19 33 22 20 42 321 294 615 Friday 36 25 61 27 36 63 374 373 747 N/A = Not Available RK:nam /8023 0 pri0778 -98 -04 l 9, 1998 10 TRIP GENERATION RATES AM PM DAILY DAY IN OUT I TOTAL I IN OUT I TOTAL IN OUT I TOTAL ursda 0.117 0.158 0.275 0.183 0.167 0.350 2.675 2.450 5.125 es -Thurs. I 0.178 0.175 0.353 0.156 0.192 0.347 2.611 2.517 5.128 eekda 0.2081 0.183 0.3921 0.1731 0.2191 0.392 2.7381 2.6651 5.402 Weekend 1 0.1961 0.217 0.4131 0.1671 0.2041 0.371 3.0791 3.017 1.096 N/A = Not Available RK:nam /8023 0 pri0778 -98 -04 l 9, 1998 10 TABLE 3 • EXTENDED STAY AMERICA TORRANCE TRIP GENERATION STUDY Number of Units: 122 Percent Occupied: 98% Occupied Units: 119 N/A = Not Available RK:nam /8023 JN:0778 -98 -04 April 9, 1998 16K TRAFFIC COUNTS DAY AM PM I DAILY IN OUT I TOTAL IN OUT I TOTAL IN OUT I TOTAL Saturday 24 11 35 13 31 44 349 343 692 Sunday 20 17 37 8 21 29 266 264 530 Monday N/A N/A N/A N/A N/A WA N/A N/A N/ Tuesday 12 24 36 26 29 55 352 357 709 Wednesday 14 25 39 38 20 58 385 372 757 Thursday 19 43 62 39 25 64 353 356 709 Frida 34 28 62 26 24 50 422 425 847 N/A = Not Available RK:nam /8023 JN:0778 -98 -04 April 9, 1998 16K TRIP GENERATION RATES AM PM DAILY DAY IN OUT I TOTAL IN OUT I TOTAL IN I OUT I TOTAL Fhursda 0.160 0.361 0.521 0.328 0.210 0.538 2.966 2.992 5.958 Tues: Thurs. 1 0.1261 0.2581 0.3841 0.2891 0.207 0.4961 3.0531 3.039 6.092 Weekday 1 0.1661 0.2521 0.4181 0.2711 0.206 0.4771 3.1761 3.172 6.349 Weekend 1 0.1851 0.1181 0.3031 0.0881 0.218F-0.3071 2.5841 2.550 5.134 N/A = Not Available RK:nam /8023 JN:0778 -98 -04 April 9, 1998 16K 0 TABLE 4 EXTENDED STAY AMERICA TRIP GENERATION STUDY SUMMARY LONG BEACH DAY TRIP GENERATION RATES AM PM DAILY IN OUT I TOTAL IN OUT TOTAL IN OUT I TOTAL IThursday 0.0921 0.0611 0.1531 0.2291 0.122 0.3511 1.6181 1.3441 2.962 Tues: Thurs. 0.0811 0.0611 0.1421 0.1321 0.1201 0.2521 1.3491 1.2881 2.636 lWeekday 1 0.0761 0.0561 0.133E 0.1211 0.1241 0.2441 1.3451 1.2381 2.583 Weekend 1 0.0501 0.0501 0.0991 0.0761 0.1301 0.2061 1.0311 1.2211 2.252 ji ONTARIO TORRANCE TRIP GENERATION RATES DAY AM PM DAILY IN OUT I TOTAL IN OUT I TOTAL IN I OUT I TOTAL Thursda 0.117 0.158 0.275 0.183 0.167 0.350 2.675 2.450 5.125 Tues: Thurs. 0.1781 0.1751 0.3531 0.1561 0.1921 0.3471 2.6111 2.5171 5.128 lWeekday 1 0.2081 0.1831 0.3921 0.1731 0.2191 0.3921 2.7381 2.6651 5.402 eekend 1 0.1961 0.2171 0.4131 0.1671 0.2041 0.3711 3.0791 3.0171 6.096 TORRANCE RK:nam18023 JN:0778 -98 -02 April 9, 1998 r 10 TRIP GENERATION RATES DAY AM PM DAILY IN I OUT TOTAL IN OUT TOTAL IN OUT I TOTAL Thursday 0.1601 0.3611 0.5211 0.3281 0.2101 0.5381 2.9661 2.9921 5.958 Tues.-Thurs. 0.1261 0.2581 0.3841 0.2891 0.2071 0.4961 3.0531 3.0391 6.092 Weekday 0.1661 0.2521 0.4181 0.2711 0.2061 0.4771 3.1761 3.1721 6.349 Weekend 1 0.1851 0.1181 0.3031 0.0881 0.2181 0.3071 2.584 2.550 5.134 RK:nam18023 JN:0778 -98 -02 April 9, 1998 r 10 TABLES EXTENDED STAY AMERICA AVERAGE TUESDAY THROUGH THURSDAY TRIP GENERATION RATES' RKnam/8023 JN:0778 -98 -02 April 9, 1998 0 lb AM I PM I DAILY IN I OUT I TOTAL I IN OUT I TOTAL I IN OUT DAILY ILong Beach 0.0811 0.0611 0.1421 0.1321 0.1201 0.2521 1.3491 1.288 2.636 Ontario 1 0.1781 0.1751 0.3531 0.1561 0.1921 0.3471 2.611 2.517 5.128 Torrance 0.126 0.258 0.384 0.289 0.207 0.496 3.053 3.039 6.092 [Average 1 0.1281 0.1651 0.2931 0.1921 0.1731 0.3651 2.3381 2.281 4.619 RKnam/8023 JN:0778 -98 -02 April 9, 1998 0 lb 0 APPENDIX A TRAFFIC COUNTS 0 1 Received Apr -08 -98 04:28pm from CCITT G3 4 RKJK page 2 BIER -09 -98 05:34 PM P -02 8:008:15 L=tlon:Exiended Stay _2 6 8:008:15 Ontario 2 Volumes for Wed 411/98 2 8 02070026 4 3 AM Period IN 7 OUT 1 2 PM Period IN 6 OUT 2 9 0 7 16 9:009:15 12:00.12:15 0 9:009:15 0 2 9:15.9:30 12:00.12:15 0 9:15.9:30 1 1 9:309:45 2 12:15.12:30 0 1 0 9:45 -10:00 6 16 12:15.12:30 1 1 5 2 10:0010:15 5 3 12;30.12:45 0 2 1 5 5 12:30.11:45 1 1 3 1 1 10:30.10:45 12:45.1:00 1 1 0 1 2 12:45 -1:00 0 2 2 8 10 1:00-1:15 2 0 1:00.1:15 1 7 1:15.1:30 0 1 1:15.1:30 2 4 1:301:45 0 0 1:30.1:45 0 4 1:45.2:00 2 4 1 2 6 1:45 -2:00 1 4 1 16 20 2:00.2:15 3 0 2:00.2:15 4 3 2:15 -2:30 0 0 2:1$-2:30 1 9 2:30.2:45 3 1 2:30.2:45 2 3 2:453:00 2 8 2 3 11 2:45.3:00 3 10 4 19 29 3:003:15 4 0 3:0(13:15 3 2 3:15.3:30 0 1 3:15 -3:30 1 3 3:30 -3:45 2 0 3:30.3:45 2 1 3:45 -4:00 0 6 0 1 7 3:45.4:00 2 8 4 10 ] 8 4:003:15 0 1 4:00.4:15 1 2 4:15.4:30 3 0 4:15.430 4 1 4:304:45 1 2 4:304:45 2 3 4:45.5:00 2 6 0 3 9 4:45.5:00 7 14 2 8 22 5:005:15 3 0 5:005:15 5 6 5:15 -5:30 4 1 5:15.5:30 3 2 5:305:45 3 5 5:305:45 2 5 5:45 -6:00 6 16 0 6 22 5:45.6:00 4 14 6 19 33 6:00.6:15 4 4 6:006:15 2 6 6:15 -6:30 6 6 6:15.6:30 6 5 6:306:45 7 3 6:30 -6:45 2 3 6:45 -7:00 6 23 5 I8 41 6:45 -7:00 5 15 6 20 35 7:007:15 7 7 7:007•.15 1 2 7:15 -7:30 8 6 7:15.7:30 2 1 7:301:45 6 5 7:307:45 4 4 7:45.8:00 5 26 6 24 50 1:45.8:00 3 10 1 8 18 8:008:15 3 6 8:008:15 2 2 8:15.8:30 2 8 8:15.8:30 4 3 8:308:45 7 7 8:308:45 1 2 8:4S -9:00 5 17 6 27 44 8:45.9.00 2 9 0 7 16 9:009:15 3 4 9:009:15 1 2 9:15.9:30 5 5 9:15.9:30 2 1 9:309:45 2 6 9:309:45 1 2 9:45 -10:00 6 16 6 21 37 9:45 -10:00 1 5 2 7 12 10:0010:15 5 3 10:0010:15 2 2 10:15 -10:30 5 5 10:15.10:30 1 1 10:3010:45 1 1 10:30.10:45 1 1 10:45.11:00 1 12 1 10 22 10:45 -11:00 1 $ 1 5 10 11:00 -11:15 5 1 11:0011:15 1 2 11:15.11:30 1 1 11:15 -11:30 1 0 11:3011:43 1 1 11:30 -11:45 1 1 11:45 -12:00 5 12 2 5 17 11.45 -12:00 1 4 0 Taal Volumex 147 121 268 100 130 Daily Totals 247 251 3 7 230 496 1)3 Received Apr -08 -98 04:28pm 1 from CCITT G3 - RKJK page 3 QPR. -09 -98 05:34 PM 0 1:15.1:30 P.03 0 LacationIxtended Stav 1 Ontario Volumes for Wed 1!1198 02070063 AM Pchod IN Old r PM Period IN OUT 12:00.12:15 0 0 12:00 -12:15 0 1 • 12:15 -12.30 0 0 12:15.12:30 1 0 12:30-12.45 0 l 12:30.12:45 0 2 12:45 -1:00 0 0 0 1 1 12:45 -1:00 0 1 1 4 5 1:00.1:15 1 0 1:00 -1:15 1 0 1:15.1:30 0 0 1:15.1:30 0 1 1:30-1:45 0 1 1:30.1:45 0 1 1:45 -2:00 0 1 0 1 2 1:45.2:00 1 2 0 2 4 2:00 -2:15 0 0 2:00 -2:15 2 0 2:15.2:30 0 0 2:15 -2:30 2 2 2:30.2:45 0 0 2:30 -145 0 3 2:45 -100 0 0 l 1 1 2:45 -3:00 1 5 0 5 10 3:00.3:15 0 0 3:00.3:15 0 0 3:15.3:30 0 0 3:15.3:30 0 2 3:30.3:45 2 0 3:30.3:45 0 1 3:45.4:00 0 2 0 0 2 3:45 -4:00 1 1 0 3 4 4:00.4:15 0 0 4:00.4:15 0 0 4:154:30 0 2 4:15.4:30 3 1 4:30 -4:45 0 1 4:30.4:45 0 0 4:45.5:00 0 0 0 3 3 4:45 -5:00 4 7 0 1 8 5:00.5:15 0 0 5:00.5:15 1 2 5:15.5:30 1 0 .5:15 -5:30 0 3 5:30.5:45 2 0 5:30.5:45 0 0 5:45.6:00 0 3 0 0 3 3:45 -6:00 0 1 0 5 6 6:00.6:15 0 2 6:00 -6: 15 1 1 6:15.6:30 1 0 6:15 -6:30 0 2 6:30.6:45 0 1 6:30.6:45 0 0 6:45 -7:00 0 1 1 4 S 6:45 -7:00 0 1 0 3 4 7:00.1:15 1 1 7:00.7:15 1 0 7:15 -1:30 0 0 7:15.7:30 2 1 7:30.7:45 2 0 7:30.7:45 6 5 7:45 -8:00 1 4 0 1 5 7:45 -8:00 1 10 4 10 20 8:00.8:15 0 0 8:00 -8:1.5 0 0 8:13.8,30 0 2 8:15.8:30 1 2 8:30.8:45 1 I 8:30.8:45 5 1 8:45 -9:00 0 1 0 3 4 8:45.9:00 1 7 3 6 13 9:00.9:15 1 0 9:00 -9:15 0 0 9:15.9:30 2 0 9:15 -9:30 0 2 9:30.0:45 0 0 9:30 -9:45 0 0 9:45.10:00 0 3 0 0 3 9:45.10:00 1 1 1 3 4 10:00-10:15 0 1 10:00-10:15 0 0 10:15.10:30 0 0 10:15.10:30 0 0 10:30.10:45 1 1 10:30-10:45 0 0 10:45 -11:00 0 1 0 2 3 10:45.11:00 0 0 0 0 0 11:00-11:15 0 2 11:00-11:15 1 0 11:15.11:30 0 1 11:15.11:30 1 2 11:30-11:43 1 0 11:30-11:45 0 0 11:45.12:00 1 2 0 3 5 11:45.12:00 1 3 0 2 5 -row volumes 18 19 37 39 44 Daily Totals 57 63 is fl` tieceive0 Apr -08 -98 04:28pm P..PR -09 -99 03535 PM from CCITT G3 RKJK page 4 P.04 Location:Estendad Stay i 4 13 Ontario 3 Volumes for Tue 3/31/98 5:45.6;00 4 02070025 4 AM Period IN OUT 8 PM Period TN 6:00 -6:15 OUT 3 12:00.12:15 0 is6:00.6:15 6:15 -6:30 0 1 12:00.12.15 0 0:15.6;30 3 1 12:15.12:30 0 6:30.6:45 0 2 12:15.12:30 1 6:30 -6:45 2 0 12:30.12:45 0 6:45.7:00 1 17 7 12:3042:45 2 6:45 -7:00 6 7 3 12:45 -1:00 1 1 0 1 2 12:45.1:00 6 9 1 12 21 1:00.1:15 2 7:15 -7:30 2 5 1:00.1:15 5 7:15.7:30 2 1 1:15.1:30 0 1:30 -7:45 1 7 1:15 -I:30 2 1:30 -7:45 2 2 1:30.1:45 0 7:45 -8:00 0 14 2 1:30.1:45 7 7:45 -8:00 6 8 2 1:45.2:00 3 3 0 3 6 1:45.2:00 7 21 6 16 37 2:00.2:15 2 8:15.8:30 1 6 2:004:15 6 8:15.8.30 2 3 2:15.2:30 0 8:30 -8:45 1 4 .21552:30 2 8:30 -8:45 4 7 2:30 -2:45 0 4:45.9:00 0 11 3 2:30.2:35 3 8:43.9:00 3 17 2 2:45.3:00 0 2 1 3 5 2:45.3:00 5 16 2 11 27 3:00.3:15 0 9:15 -9:30 0 4 3:00.3:15 2 9:15.9;30 4 3 3:15.3:30 0 9:30.9:45 2 6 3:15-3:30 4 9:30 -9:45 3 6 3:30.3:45 1 9:45 -10:00 l 17 3 3:30.3:41 2 9:45 -10:00 2 it 4 3:45 -4:00 2 3 0 3 6 3:454:00 .4 12 4 13 25 4:00 -4:15 0 10:15 -10:30 I 4 4:00.4:15 2 10:15 -10:30 3 2 4:15.4:30 0 10.30.10:45 0 2 4:15 -4:30 5 10:30.10:35 8 0 4:30 -4:45 1 10:45.11:00 1 14 5 4:304:45 2 10:45 -11:00 4 12 2 4:45.1:00 2 3 1 3 6 4A5 -S:00 6 15 2 17 32 5:00.5:15 2 11:15.11.30 0 2 5:00.5:15 3 11:73 -11.30 3 5 5:15.5:30 S 11:30.11:45 2 1 5:1S -5:30 4 11:30.11:45 6 1 5:30.5:45 2 41:45 -12:00 1 11 2 5:30 -5:45 2 11:45.12:00 2 8 1 5:45 -6:00 4 13 0 3 16 5:45.6;00 4 13 4 IS 28 2 8 6:00 -6:15 3 3 is6:00.6:15 6:15 -6:30 6 1 0:15.6;30 2 1 6:30.6:45 2 2 6:30 -6:45 0 0 6:45.7:00 7 17 7 l8 35 6:45 -7:00 2 7 3 7 14 1:00 -7:15 5 2 7:00.7.15 4 2 7:15 -7:30 1 5 7:15.7:30 3 1 1:30 -7:45 2 7 1:30 -7:45 0 2 7:45 -8:00 6 14 2 16 30 7:45 -8:00 1 8 2 7 15 8:00.8:15 1 4 8:00 -8:15 8 7 8:15.8:30 3 6 8:15.8.30 3 3 8:30 -8:45 2 4 8:30 -8:45 2 7 4:45.9:00 5 11 3 17 28 8:43.9:00 4 17 2 19 36 9:00.9:15 4 2 9:00.9:15 2 4 9:15 -9:30 6 4 9:15.9;30 3 3 9:30.9:45 1 6 9:30 -9:45 4 6 9:45 -10:00 6 17 3 IS 32 9:45 -10:00 2 it 4 17 28 10:00.10:15 2 2 10:00.10:15 5 3 10:15 -10:30 5 4 10:15 -10:30 2 2 10.30.10:45 5 2 10:30.10:35 3 0 10:45.11:00 2 14 5 13 27 10:45 -11:00 2 12 2 7 19 11:00.11:15 3 3 11:00.11:15 1 1 11:15.11.30 2 2 11:73 -11.30 2 5 11:30.11:45 4 1 11:30.11:45 3 1 41:45 -12:00 2 11 2 S 19 11:45.12:00 2 8 1 8 16 0 Total Volumes Daily Totals 103 149 149 258 252 jt� Received Apr -08 -98 04:28pm from CCITT G3 RKJK page 5 q ?R -09 -90 05:36 PM P.05 Location:Extended Stay 1 _ _ Ontario Volumes for Tue 3/31/98 02070063 AM Period IN OUT PM Period JN OLT 12:00 -12:15 0 0 12:00.12:15 0 1 12:15.12:30 0 1 12:15 -12:30 0 1 . 12:30.12:45 0 0 12:30.12:45 0 0 12:45.1:00 0 0 0 1 1 12:45.1:00 0 0 2 4 4 1:00.1:15 0 0 1:00.1:15 1 1 1:15 -1:30 0 1 1:15.1:30 1 0 1:30.1:45 1 0 1:30.1:45 0 0 1:45 -2:00 0 1 0 1 2 1:45.2:00 0 2 1 2 4 2:00.115 0 0 2:00-2:15 1 0 2:15.2:30 0 1 2:15.2:30 0 0 2:30.2:45 0 0 2:30.2:45 0 0 2:45.3:00 0 0 0 1 1 2:45 -3:00 1 2 2 2 4 3:00.3:15 0 0 3:00.3:15 0 1 3:15.3:30 0 0 3:15.3:30 0 0 3:30.3:45 0 1 3:30.3:45 1 0 3:45.4:00 0 0 0 1 1 145 -4:00 1 2 0 1 3 4:00.4:15 0 0 4:ON4:IS 1 0 4:15.4:30 1 0 4:15.4:30 0 4 4:30.4.45 2 1 4:30.4:45 1 3 4:45 -5:00 0 3 0 1 4 4:45 -5:00 2 4 1 8 12 5:00.5:15 0 0 5:00.5:15 0 0 3:13 -3:30 1 0 5:15 -5:30 3 0 5:30.5:45 0 0 5:30 -5:45 3 0 5:45.6:00 1 2 0 0 2 5:45 -6:00 2 8 0 0 8 6:00 -6:15 2 0 6:00 -6:15 0 0 6:15 -6:30 0 1 6:15 -6:30 0 0 610 -6:45 0 0 6:30 -6:45 2 1 6:45.7:00 0 2 0 1 3 6:4S -7:00 1 3 0 1 4 7:00.7:15 1 0 7:00.7:15 4 0 7:15.7:30 2 1 7:15.7:30 0 1 7:30.7:45 2 0 7:30.7:45 0 2 7:45 -8:00 1 6 2 3 9 7:45.8:00 0 4 1 4 B 8:00.8:15 0 1 8:0MAS 0 0 8:15 -8:30 0 0 8:15.8:30 0 0 8:30.8:45 1 0 8:30.8:45 2 0 8:45 -9:00 1 2 0 1 3 845.9:00 1 3 0 0 3 9:00.9:15 0 1 9:00 -9:15 1 1 9:15 -9:30 0 1 9:15.9:30 2 0 9:30.9:45 1 0 9:30.9:45 0 0 9:45 -10:00 0 1 0 2 3 9:45 -10:00 0 3 0 1 4 10:00.10:15 0 0 10:00.10:15 0 0 10:15 -10:30 0 1 10:15 -10:30 1 2 10:30.10:45 1 2 10:30.10:45 2 1 10:43 -11:00 2 3 1 4 7 10:45.11:00 0 3 0 3 6 11:00.11:15 0 1 ILOO.11:13 0 0 11:15 -11:30 1 3 11:15.11:30 0 0 11:30.11:45 0 0 11:30.11:45 0 0 11:45 -12:00 2 3 0 4 7 11:45.12:00 0 0 0 0 0 Taal Volumes 23 20 43 34 26 60 . Daily Totals 57 46 103 fib Received Apr -08 -98 R 04:28pm from CCITT G3 - RKJK page 6 P.06 ,,, -09 -93 05:36 PM Location:Eztended Stay I Ontario Volumes for Thur4 /2/98 02070062 i AM Period IN OUT PMpenod IN OUT i� 12:00 - 12:.15 0 0 12:00 -12:15 0 1 1 12:15 -12:30 0 0 12:15.12:30 1 0 1130.12:45 0 1 12:30.12:45 2 4 12:45.1:00 0 0 0 1 1 12:45 -1:00 0 3 1 6 9 3 1:00.1:15 0 0 1:00.1:13 1 2 1:15 -L30 1 1 1:15 -L'30 0 0 1:30.1:45 0 0 1:30.1:45 0 3 ' 1:45 -2:00 0 1 2 3 4 1:45 -2:00 2 3 0 5 8 2:00.2:15 0 1 2:00.2:15 1 0 2:15 -2:30 A 0 2:15 -130 2 2 2:30 -2:45 0 0 2:30 -2:45 0 1 2:45.3:00 1 1 1 2 3 2:45 -3:00 1 4 0 3 7 3:00 -3:15 0 0 3:00 -3:15 2 0 3:15 -3:30 0 0 3:15.300 0 2 3:30 -3:45 2 0 3:30 -3:45 1 0 3:45400 1 3 1 1 4 3:45 -4:00 1 3 0 2 7 4:00 -4:15 0 2 4:00.4:15 0 4 4:15-3:30 0 0 4:15 -4:30 3 2 4:30 -4:45 1 0 4:30 -4:45 2 3 4:45.5:00 2 3 0 2 5'. 4:45 -5:00 4 9 0 9 18 5:00.5:15 3 1 5:00.5:15 2 0 5:15 -5:30 0 0 5:15.5:30 1 2 5:30.5:45 0 0 5:30.5:45 0 1 5:45.6:00 2 5 0 1 6' -3:45 -6:00 3 6 0 3 9 6:00 -6:15 1 1 6:00.6:15 2 0 6:15 -6:30 2 0 6:15.6:30 0 2 6:30.6:45 0 3 6:30.6:45 1 4 6:45.7:00 0 3 2 6 9 6AS -7:00 2 5 2 8 13 7:00.7:15 0 1 7;00.7:15 3 0 7:15 -7:30 1 0 7:15.7:30 2 0 7:30.1:45 2 2 1:30 -7:45 4 3 7;45.8:00 3 6 1 A 10 7:45.8:00 0 9 2 5 14 8:00 -8115 0 0 8:00.8:15 1 1 8:15.8:30 2 2 8:15 -6:30 2 0 8:30.8:45 1 1 810.8:45 0 0 8:45 -9:00 2 5 0 3 8 8:15 -9:00 1 -4 2 3 7 9:00.9:15 1 0 9:00.9:15 2 4 9:15.9:30 0 2 9:15.9:30 0 3 9:30.9:45 1 1 9:30.9:45 1 2 9:45 -10:00 2 4 0 3 7 9:45.10:00 D 3 1 10 13 10:00.10:15 3 0 10:00 -10:15 1 0 10:15 -10:30 0 2 10:15.1030 2 0 10:30.10:45 2 1 10:30 -10:45 0 1 10:43.11:00 4 9 0 3 12 10:45 -11:00 1 4 0 1 S 11:00.11:15 0 3 11:00.11:15 0 0 11:15 -11:30 1 1 11:15 -11:30 0 2 11:30.11:45 2 1 11:30 -11:45 1 1 11:45.12:00 1 4 0 6 w 11 ;45 -12:00 0 1 0 3 4 •Total Volumes 44 35 79 56 58 114 Daily Tot:ds I00 93 793 �i1 Received Apr -08 -98 04:28pm from CCITT G3 � RKJK page 1 PPR- 09 -'3e 05:ss PM P.01 Loomion:Eztended Stay 1 Ontario Volumes for Fri 4,13/98 02070046 AM Period 1N OLT FM Period IN OUT 12:00.12.15 0 1 12:00 -12:15 0 0 12:15.12:30 0 0 12:15.12:30 1 2 12:30 -12:45 0 0 12:30.12:45 2 0 12:45.1:00 1 1 2 3 4 12:451:00 0 3 1 3 6 1:00-1:15 2 1 1:00.1:15 0 0 1:15.1:30 0 0 L15.1:30 2 1 1:30-1:45 0 0 1:30-1:45 3 0 1AS -2:00 0 2 2 3 5 1:45 -2:00 0 5 3 4 9 2:00.2:15 0 1 2:00.2:15 0 2 2:15.2:30 1 0 215 -2:30 0 1 2:30-2:45 2 0 2:30-2:45 6 0 2:45.3:00 0 3 1 2 S 2:45.3:00 1 7 2 5 12 3:00.3:15 0 2 3:00.3:35 2 1 3:15 -3:30 0 0 3:15.3:30 0 0 3:30-3:45 0 0 3:30-3:45 0 0 3:45 -4:00 0 0 3 5 5 3:45 -4:00 0 2 0 1 3 4:00.4:15 0 0 4:00.4:15 0 2 4:15 -4:30 1 0 4:15 -4:30 2 1 4:30-4:45 2 2 4:30-4:45 1 0 4:45 -5:00 0 3 1 3 .6 4:45 -5:00 0 3 0 3 6 5:00 -5.15 0 0 5:00-5:15 1 2 5:15.5:30 0 0 5:15 -5:30 0 4 5:30-5:45 1 0 5:30-5:45 1 1 5:45.6:00 2 3 2 2 5 5;45 -6:00 2 4 2 9 13 6:00.6:15 2 1 6:00415 0 0 6:15 -6.30 3 0 6:15.6:30 0 l 6:30-6.45 4 0 6:30-6:45 0 2 6:45-7-00 0 9 0 1 10 6:45.7:00 0 0 0 3 3 7:00.7:15 0 1 7:00.7:15 1 3 7:15 -7:30 0 2 7:15.7:30 2 2 7:30-7:45 2 0 7:30-1:45 2 4 7:45.8:00 3 5 0 3 3 7:45.8:00 3 8 2 11 19 8:00.8:15 0 3 8:00 -8:15 4 0 8:15 -8:30 0 1 8:15.8:30 0 3 8:30.8:45 0 0 8:30 -8:45 0 2 6:45 -9:00 0 0 0 4 4 8:45.9:00 0 4 0 5 9 9:00.9:15 1 2 9:00 -9:15 0 0 9:15.9:30 2 1 9 :15.90 1 2 9:30-9:45 0 0 9:30.9:43 2 1 9:45 -10:00 0 3 0 3 6 9:45.10:00 1 4 0 3 7 10:0040:15 0 2 10:00.10:15 2 0 10:15 -10:30 1 1 10:15 -10:30 0 0 10:30.10:45 2 0 10:30-10:45 0 0 10:45 -11:00 0 3 0 3 6 10:45.11:00 1 3 2 2 S 11:00.11:15 2 3 11:00.11:15 2 1 11:15.11:30 1 2 11:15.11:30 0 0 11:30-11:45 1 0 11:30 -11:45 1 0 11:45.12:00 0 4 1 6 10 11:45 -12:00 0 3 0 1 4 Taal Volumes 36 38 74 46 50 `M Daily Totals 32 98 170 Received Apr -08 -98 03:48pm from CCITT G3 - RKJK page 2 APR -09 -99 04754 PM P -02 L=Wion:Exte» dcd Stay 2 5 Ontario Volumes for Still 4/3198 6:00.6:15 1 02070057 0 AM Period IN 6:15 -6:30 OLT S PM Perlod M 6 :15 -6:30 OUT 2 12:00 -12:15 12:15 -12:30 0 1 6:30.6:45 2 2 6 12:00.12:15 12:13 -12:30 3 1 6:30 -6:45 3 0 3 12:30.11:45 2 6:45.7:00 0 14 7 12 :30 -12:45 2 6 :45.1:00 2 15 4 12:45.1:00 0 3 2 6 9 12:43.1:00 3 9 1 6 15 1:00 -1:15 0 7:15.7:30 1 6 1:00 -1:15 4 7:15 -1;30 2 6 1:15.1:30 2 7:30.7:45 0 6 105 -1:30 1 7:30.1:45 1 3 1:30 -1:45 3 7:45.8:00 0 I1 5 1:30.1:45 1 7 ;45.8:00 0 13 6 1:45.2:00 0 5 2 3 8 1:45 -2:00 7 13 2 5 18 2 ;00.2:15 0 8:15.8:30 1 6 2:00.2:15 5 8:1.5.8:30 1 1 2:15.2:30 2 00.8:45 0 4 2:.15 -1-30 3 830.8:45 0 6 2:30.2:45 1 8:45 -9:00 2 L 5 2:30 -2:45 3 8:45 -9:00 1 11 1 2:45 -3:00 4 7 3 6 13 2:45.100 5 16 2 4 20 3:00.3:13 3 9:13 -9:30 2 3 3:00.3:15 1 9:15.9:30 0 3 3:15.3:30 0 9:30.9:45 2 5 3:13.3:30 7 9:30 -9:45 3 2 3:30.3:45 0 945.10:00 4 11 7 130.3:45 5 9:45.10:00 5 20 1 3:45.4:00 2 5 3 It .16 3:45.4:00 3 16 1 9 15 4:004:15 3 10:15. 10:30 2 5 / 4:00.4:15 3 10;15.10:30 8 0 4:15.4:30 0 10:30 -10:45 0 4 4:15.4:30 1 10:30 -10:45 1 3 4:30.4:45 0 10:45 -11:00 0 17 6 - 4:30.4:45 5 10:45.11:00 10 15 2 4AS -5:00 2 5 2 4 9 4:43.5:00 6 15 6 25 40 5:00.5:15 4 11:15.11:30 3 4 5:00.5:15 3 IJ:15 -J 00 7 2 5:15.5:30 3 11:30.11:45 2 3 5:15 -5:30 6 11:30.11:45 8 3 5:30.5:45 2 11 ;45 -12:00 4 11 4 j 5:30.5:45 1 11:45.12:00 1 3 2 5:45.6:011 4 13 5 14 -27 5:45.6:00 5 15 2 18 33 6:00.6:15 5 3 6:00.6:15 1 0 6:15 -6:30 3 S 6 :15 -6:30 3 2 6:30.6:45 2 6 6:30 -6:45 6 3 6:45.7:00 4 14 7 23 35 6 :45.1:00 5 15 4 9 24 7 :00 -7:15 2 4 7:00.7:15 4 5 7:15.7:30 3 6 7:15 -1;30 1 6 7:30.7:45 2 6 7:30.1:45 3 3 7:45.8:00 4 I1 5 21 32 7 ;45.8:00 5 13 6 20 33 8:00.8:15 2 7 8:00.8 :15 1 1 8:15.8:30 3 6 8:1.5.8:30 5 1 00.8:45 4 4 830.8:45 1 6 8:45 -9:00 3 L 5 12 34 8:45 -9:00 4 11 1 9 20 9:00 -9:15 2 6 9:00.9:15 6 4 9:13 -9:30 4 3 9:15.9:30 7 3 9:30.9:45 5 5 9:30 -9:45 5 2 945.10:00 6 11 7 21 32 9:45.10:00 2 20 1 10 30 10:00- 10;15 7 6 10:00 -10:15 4 2 10:15. 10:30 5 5 10;15.10:30 3 0 10:30 -10:45 3 4 10:30 -10:45 5 3 10:45 -11:00 2 17 6 21 38 10:45.11:00 3 15 2 7 22 11:00.11:15 4 3 11:00 -11.15 1 4 11:15.11:30 1 4 IJ:15 -J 00 0 2 11:30.11:45 2 3 11:30.11:45 1 3 11 ;45 -12:00 4 11 4 14 25 11:45.12:00 1 3 2 II 14 IZoW Vollnncs 120 164 284 161 133 294 Daily Totals 2$1 297 57$ r �j i Received Apr -08 -98 03:48pm from CCITT G3 , RKJK page 3 ;PR -09 -99 04_55 PM P.03 L4oatiollIxlended Stay I Ontario Volunles for San 4/5/91 02070030 AM Period IN OUT PM Period IN our 12:00.12:15 0 0 12:00 -11:15 0 2 12:15.12:30 0 0 12:15 -12:30 1 2 12:30.12:45 0 0 12:30 -12:45 0 0 12:45 -1:00 .0 0 0 0 0 12:45.1:00 0 1 0 4 5 1:00.1:15 0 1 1:00 -1:15 0 2 1:15 -1:30 0 0 1:15.1:30 0 1 1:30 -1:45 0 0 1:30 -1:45 0 0 1:45.2:00 0 0 0 1 1 1:45 -2:00 0 D 2 S 5 2:00.2:15 1 0 2:00.2:15 1 4 2:15 -1-30 0 1 2:15.2:30 0 1 2:30 -2:45 0 0 2:30 -2:45 0 3 2;45.3:00 0 1 0 1 2 2:45 -3:00 0 1 2 10 11 3:013-3:15 0 2 3:00 -3:15 1 0 3:13 -3:30 1 1 3:15.3:30 2 0 3:303:45 2 0 3:30 -3:45 0 2 3:45.4:00 0 3 0 3 .6 3:45.4:00 0 3 1 3 .6 4:00.4:15 0 1 ; 4:00 -4:15 0 0 4:15 -4:30 0 0 4:15.4:30 1 0 4:30 -4:43 1 0 4:30 -4:45 0 4 4:45 -5:00 2 3 3 4 7 4,45-5:00 0 1 2 6 7 5:00 -5:15 0 0 5:00.5:15 0 3 5:15.5:30 0 1 5:13.5.30 1 2 3:30.5:45 1 1 5:30 -5:45 0 0 5:456:00 .1 2 .0 3 5 5:45 -6:00 0 1 4 9 10 6:00.6:15 1 0 6:00 -6:15 2 2 6:15.6:30 2 0 6:15.6.30 1 0 6:30.6:45 1 1 6:30 -6:45 2 0 6:45.7:00 2 6 0 1 7 6:45.7.00 .0 5 5 7 12 7:00.7:15 3 1 7:00 -7:15 4 4 7:15 -7:30 0 1 7:15.7:30 3 3 7:30.7:45 2 0 7:30 -7:45 2 2 7:45 -8:00 1 6 2 5 11 7:45 -8:00 1 10 1 10 20 8:00.8:15 0 1 8:00.8:15 2 0 8:15.8:30 0 0 8:15.8:30 1 0 8:30 -845 1 2 8:30 -8:45 2 0 8:45 -9:00 2 3 1 4 7 8:45.9:00 0 5 0 0 5 9:00.9:15 0 0 9:00 -9:15 2 3 9:15 -9:30 0 0 9:15.9.30 1 2 9:30.9:45 1 0 9:30 -9:45 2 0 9:45 -10:00 0 1 2 2 3 9:4-1-10:00 1 6 0 5 11 10:00.10:15 1 1 10:00 -10:15 0 0 10:15.10.30 2 0 10:15.10:30 0 1 10:30 -10:45 1 0 10:30 -10:45 2 0 10:45.11:00 2 6 0 .1 7 10:4541:00 .1 3 0 1 4 11:00.11:15 4 0 11:00.11:15 0 0 11:15 -11:30 2 0 11:15.11:30 1 0 11:30.11:45 2 1 11:30.11:45 2 1 11:45.12:00 3 11 0 1 12 11:45.12:00 0 3 0 I 4 Total 42 68 39 61 Totals Deily 7'aalx AI 87 1G8 0 1�`l , VcI n,, , c I , i I", 'II I , W I)AIA Kaye 4 APR -09 -98 04:55 PM P -04 Lom ion:Uxlended Stay 2 6 Ontario Volumes for Sat 4/4/98 6:00 -6:15 4 02070029 2 AM Period IN 6:15.6!30 OUT 1 PM Period IN 6:15 -6:30 OLIT 7 12:00.12:15 0 6:30 -6:45 0 4 12:00 -12:15 1 6:30 -6:45 2 2 12:15 -12:30 1 6:45 -7:00 1 27 2 12:15 -12:30 2 6:45 -7:00 3 15 4 12:30.12:45 0 7:00 -7:15 0 7 12:30 -12:45 4 7:00 -7:15 4 2 12:45 -1:00 0 1 1 2 3 12:45-1:00 3 10 2 11 21 1:00 -1:15 0 1:30.745 0 5 1:00.1:15 2 7:30 -7:45 1 6 1:15.1:30 0 7:45 -8:00 0 20 5 1:15 -1:30 1 7:15 -8:00 2 11 6 1:30.1:45 2 8:00.8:15 0 6 1:30.1:45 3 8:00.8:15 2 7 1:45 -2:00 3 5 2 2 7 1:45 -2:00 2 8 1 6 14 2:00 -2:15 0 8:30.8:45 1 2 2:00-2:15 6 8 :30.8:45 4 6 2:15.2:30 0 8:45.9:00 2 12 3 2:15 -.2:30 5 8:45.9:00 4 15 2 2:30.245 0 9:00 -9:15 0 2 2:30.2:45 2 9:00.9:15 3 2 2:45 -3:00 2 2 3 6 8 2:45 -3:00 l 14 2 13 27 3:00.3:15 4 9:30.9:45 2 2 3:00.3:15 4 9:30 -9:45 6 3 3:15.130 2 9:45 -10:00 0 17 4 3:15 -3:30 2 9:45 -10:00 2 17 2 3:30.3:45 0 10:00.1015 2 2 3:30.3:45 0 10:00 -10:15 1 7 3:45 -4:00 0 6 1 5 11 3:45.4:00 2 8 5 14 22 4:00.4:15 0 10:30.10:45 0 2 4:00 -4:15 7 10:30.10:45 2 1 4:15.4:30 1 10:45 -11:00 0 Il 4 4:15.9:30 I 10:45 -11:00 1 7 1 4:30.4:45 2 11:00-11:15 1 2 - 4:30.4:45 2 11:00.11:15 6 0 4:45 -5:00 3 6 2 1 9 4:41 -5:00 8 18 2 11 29 5:00 -5:15 4 11:30 -11:45 0 2 5:00.5:15 5 11:30-11:4S 1 2 5.15.5:30 2 11:45.12:00 2 9 2 5:15 -5:30 9 11:45 -12:00 2 b 0 5:30.5:45 3 TOM VOInn$9 1 105 5:30.5:45 2 6 143 5:45.6:00 4 13 4 7 20 145 -6:00 3 19 3 12 31 6:00.6:15 6 2 6:00 -6:15 4 2 6:15.6!30 7 1 6:15 -6:30 2 7 6:30 -6:45 8 4 6:30 -6:45 6 2 6:45 -7:00 6 27 2 9 36 6:45 -7:00 3 15 4 1S 30 7:00 -7:15 2 7 7:00 -7:15 2 2 7:15.7:30 7 6 7:15.7:30 3 S 1:30.745 $ 5 7:30 -7:45 2 6 7:45 -8:00 6 20 5 23 43 7:15 -8:00 4 11 6 19 30 8:00.8:15 2 6 8:00.8:15 2 7 8:15 -8:30 3 5 8:15.8:30 5 2 8:30.8:45 4 2 8 :30.8:45 6 6 8:45.9:00 3 12 3 16 Z8 8:45.9:00 2 15 2 17 32 9:00 -9:15 5 2 9:00.9:15 4 2 9:15.9:30 1 4 9:15.9:30 2 4 9:30.9:45 6 2 9:30 -9:45 6 3 9:45 -10:00 5 17 4 12 29 9:45 -10:00 5 17 2 11 28 10:00.1015 2 2 10:00 -10:15 2 7 10:15 -10:30 4 3 10:15 -10:30 2 2 10:30.10:45 2 2 10:30.10:45 1 1 10:45 -11:00 3 Il 4 11 22 10:45 -11:00 2 7 1 11 18 11:00-11:15 1 2 11:00.11:15 2 0 11;15 - 11:30 2 3 11:15 -11:30 1 1 11:30 -11:45 3 2 11:30-11:4S 2 2 11:45.12:00 3 9 2 9 18 11:45 -12:00 1 b 0 3 9 TOM VOInn$9 129 105 234 148 143 291 Daily Totals 277 248 F 523 Received Apr -08 -98 03:48pm from CCITT G3 - RKJK page 5 ,,PP.-09 -99 04[56 PM P.05 L=a iomExtended Stay I Ontario Volumes for Sal 4/4/98 02070031 AMPeriml TN OUT PMPerlod IN OLJr 12:00.12:15 0 0 12:00 -12:15 0 2 12:15.12:30 0 0 12:15.12:30 1 1 42:30 -12:45 0 0 12:30.12:45 2 0 12:43.1:00 A 0 1 1 1 12:451:00 0 3 2 3 8 1:00.1:15 0 0 1:00.1:15 0 3 1:15.1:30 0 0 1:15 -1:30 0 0 1:30.1:43 0 0 1:3061:45 1 2 1:45.2:00 1 1 0 0 1 1:45.2:00 2 3 1 6 9 2:00.2:15 2 1 2:00.2:13 0 0 2:15.2:30 0 0 2:15 -2:30 0 0 2:30.2:45 0 0 2:30.2:45 0 2 2:45.3:00 0 2 1 2 4 2:45.3:00 0 0 1 3 3 $:00-3:1S 1 0 3:00 -3:15 1 0 3:15.3:30 2 2 3:35.3:30 0 0 3:30.3:45 0 0 3:30.3:45 0 0 3:45.4:00 0 3 0 2 5 3:45.4:00 0 .1 2 2 3 4:00.4:15 0 1 4:00.4:15 0 1 4!15.4-30 0 0 4:15.4:30 1 0 4:30.4,45 0 0 4:30.4:45 2 2 4:45.5:00 0 .0 1 2 2 4:45.5:00 A 3 3 6 9 5:0065:15 0 2 3:00.5:15 2 2 5:15.5:30 3 0 3:15.3:30 0 0 5:30.5:45 2 1 5:30.5:45 1 2 5:45 -6:00 3 .6 0 3 9 5:45.6:00 2 5 2 6 11 6:00.6:15 2 0 6:00.6:15 3 4 6:15 -6:30 0 1 6:134:30 2 2 6:30.6:45 2 0 6:30-445 0 3 6:45 -7:00 3 7 0 1 .8 6:45 -7:00 2 7 2 11 18 7:00.7:15 4 2 7:00 -7:15 3 1 7:15.7:30 0 3 7:13 -1:30 4 0 7:30.7:45 2 0 7:30.7:45 2 0 7:45 -8:00 4 10 .0 3 13 7:43 -8:00 3 12 2 3 15 8:00-8:15 2 0 8:00.8:15 2 3 8:15 -8:30 0 0 8:15 -8:30 4 2 8:30-8:45 0 1 8:30-8:45 1 1 8:45 -9:00 1 3 1 2 S 8:45.9:00 2 .9 1 7 16 9:00-9:15 2 0 9:00.9:15 1 3 9:15 -910 .2 2 9:15 -9:30 2 2 9:30445 0 1 9:30-9:45 0 0 9:45 -10:00 1 S 0 3 8 9:45 -10:00 1 .4 0 5 9 10:00.10.15 2 1 10:00-10:15 2 0 10:13.10:30 0 0 10:13 -10.30 1 2 10:30-10:45 2 5 10:30-20:45 0 1 10:43.11.00 .1 5 2 8 13 10:45.11:00 1 .4 0 3 7 11:00-11:15 0 1 1100 -11:15 1 0 11:15 -11:30 1 3 11:13- 11:3.0 2 0 U :30.11:45 0 2 11:30-11:45 1 1 11:45 -12:00 1 2 1 .7 9 11:45 -12:00 1 5 0 1 6 Total Volumes 44 34 78 56 58 114 Daily Totals 100 Sit 192 P Received Apr -08 -98 03:48pm [4PP. -09 -96 04:57 PM from CCITT G3 4 RKJK page P.06 Looation:Hxtended Stay 1 1 3 Ontario Volwites for Fri 4/3/98 2 10 02070028 AM Period 1N OVr 4:004:15 PM Period ilr 01.7 0 -12:15 0 0 2 12:00.12:15 4 3 ,4304:45 •12:00 12:15 -12:30 1 0 1 4 12:15.12:30 1 3 3 16 37 12:30.1145 0 0 5:00.5:15 12:30.12:45 2 2 2 12:45.1:00 0 1 0 0 1 12:45 -1:00 0 7 1 9 16 1:00.1:15 0 0 5 14 1:00 -1:15 2 4 4 27 SO 1:15.1:30 1 1 6:006:15 1:15 -1:30 1 1 2 1:301:45 2 2 1:30.1:45 2 1 7 1:45.100 0 3 1 •4 7 1:45.200 S ]0 2 8 18 2:00 -2:15 0 0 2 2:002:15 3 5 6 2:15 -2:30 0 0 2:15.2:30 1 4 5 2:302:45 1 4 6 130.2:45 1 2 37 2:45.3:00 2 3 2 6 9 2:45 -3:00 2 7 3 14 21 3:003:15 0 3 3:003:15 1 2 4 3:15.310 0 0 2 3:15 -3:30 3 2 3:30.3:45 2 2 3 3:303:45 4 3 1 • 3:45 -4:00 1 3 1 b 9 3:454:00 2 10 5 12 22 4:00.4:15 3 2 4:004:15 2 4 4:15.4:30 0 4 4:15 -4 „30 5 2 4;304:4$ 0 3 ,4304:45 8 7 4:45.5:00 1 4 2 11 15 4:45.5;00 •6 21 3 16 37 5:005:15 3 1 5:00.5:15 4 8 5:15.5:30 2 0 5:15 -530 5 7 5:30 -5:45 4 0 5:305:45 7 8 5;45 -6:00 5 14 2 3 17 3:45 -6:00 7 23 4 27 SO 6:006.15 6 3 6:006:15 1 1 6:15 -6:30 6:306:45 6:15 -6:30 6:30.6:45 6:45.7:00 3 18 2 16 34 6:45 -7:00 4 17 6 12 29 7:00.7:15 7 3 7:007:15 1 1 7:15.7:30 8 2 7:15 -7:30 3 5 7:307:45 7:307:45 7:45.8:00 7 31 •8 22 53 7:45 -8:00 A JO 5 15 25 8:008:15 4 3 8:009:15 5 3 8:13.8:30 6 2 9:33-3:30 6 5 810 -BA5 6 7 8:308:45 6 6 8:45 -9:00 5 21 7 19 40 8:45.9:00 4 21 2 16 37 9:009: t 5 2 4 9:009. l5 3 7 9:15 -9:30 4 8 9:15 -9.30 2 2 9:309:45 6 3 9:309:45 4 5 9:45 -10:00 6 18 4 19 37 9:45 -10:00 3 12 2 16 28 10:0010:15 3 6 10:00 -10:15 2 4 10:15 -10:30 2 3 10:15 -L0:30 1 3 10:3010:43 1 1 10:3010:45 2 2 10:45-1121, A 10 2 12 22 10.45 -11:00 1 6 1 10 16 11:00-11:15 5 4 11:0011:15 1 0 11:15.11:30 6 2 11:1.5 -11:30 2 1 11:3011:45 5 3 11:3011:45 1 1 11:45.12:00 1 17 1 10 27 11:45.12:00 1 5 0 2 7 0 Total Volumes 143 128 271 149 157 306 Daily Totals 292 285 577 n� Received Apr -08 -98 04:28pm from CCITT G3 , RKJK page 7 APR - 139 -98 05:37 PM P.07 Location:Extcnded Stay 2 Ontario Volumes for Thur 4/2!98 02070027 AM Period LN OLT PM Period IN OUT 12:00. 12:15 0 0 1100 -12:15 1 1 12:15.12:30 1 0 12:15.12:30 1 2 • 12:30.12:45 0 0 12:30 -12:45 2 1 12:45.1:00 0 1 0 0 1 12:45 -1:00 3 7 2 6 13 1:00.1:15 0 0 1:00 -1:15 4 2 1:15.1:30 0 0 1:15 -1:30 4 1 1:30.1:45 0 0 1:30.1:45 2 2 1:45.2:00 1 1 0 0 1 1:45.2:00 2 12 3 8 20 2:00.2:15 0 1 2:00.2:15 3 1 2:15 -2:30 0 0 2:15.2:30 2 1 2:30.2:45 2 0 2:30-2:45 1 1 2:45 -3:00 1 3 1 2 5 2:45 -3:00 2 8 1 5 13 3:00.3:15 0 0 3:00.3:15 3 6 3:15 -3:30 0 0 3:15 -3:30 4 3 3:30-3:45 1 0 3:30-3:45 2 2 3:45 -4:00 2 3 2 2 5 3:454:00 5 14 4 IS 29 4:00.4:15 0 1 4:00 -4:15 4 3 4:15 -4:30 0 0 4:15 -4;30 2 2 4:30-4:45 2 0 4:30-4:45 5 4 4:45.5:00 3 5 1 2 7 4:45 -5:00 2 13 2 11 24 5:00-5:15 4 0 5:00 -5:15 1 3 5:15.5:30 2 2 3:15.5:30 3 2 5:30.5:45 3 0 5:30-5:45 2 5 5:45.6:00 4 13 3 5 18 5:45.6:00 5 11 9 19 30 6:00.6:15 0 2 6:00.6:15 4 6 • 6:15.6:30 0 4 6:15 -6:30 1 5 6:30-6:45 2 2 6:30.6:45 3 1 6:45.7:00 1 3 3 11 14 6:45.7:00 1 9 5 17 26 7:00.7:15 1 5 7:00 -7:15 6 1 7:15.730 1 2 7:15.7:30 1 2 7:30-7:45 2 6 7:30 -7:45 2 4 7:45 -8,M0 4 S 2 IS 23 7:45 -8:00 5 14 3 10 24 S:00 -8:15 2 3 8:00 -8:15 4 1 8:15.8:30 1 2 8:15.8:30 2 1 8:30-8:45 2 3 8:30 -8:45 4 3 8:45.9:00 3 8 2 10 18 8:45 -9:00 4 14 1 6 20 9:00.9:15 2 1 9:00 -9:15 2 4 9:15.9:30 3 2 9:13 -9:30 3 2 9:30 -9;45 2 3 9:30.9.45 5 3 9:45 -10:00 5 12 2 8 20 9:45 -10:00 l 11 2 11 22 10:00-10:15 6 4 10:00 - 10:15 2 4 10:15.10:30 6 2 10:15 -10:30 4 2 10:30-10:45 2 3 10:30.10:45 1 1 10:45.11:00 5 19 2 11 30 10:45 -11:00 2 9 5 12 21 11:00-11:15 6 3 11:00-11:15 2 1 11:15.11:30 3 2 11:15 -11:30 1 1 11:30-11:45 6 5 11:30-11:45 2 1 11:45.12:00 2 17 2 12 29 11:45.12:00 1 6 0 3 9 Total Volumes 93 78 171 128 123 251 Daily Totals 221 201 422 IJ `� l 0 TORRANCE ESA COUNTS E Received Apr -08 -98 01:59pm PPR -09 -99 03`04 PM from CCITT G3 - RKJK page 1 P.01 Location:Eztended Stay E. Dwy Torrance Volutnes for 7ue.3/31/98 02070018 AM Period IN OUT PMPeriod IN OUT 12:00.12:15 0 1 12:00 -12:15 1 1 12:15 -12.30 0 0 12:15.12:30 2 2 12:30-1145 1 2 12:30.12:45 3 2 12:45 -i:00 0 1 1 4 5 12:45.1:00 4 10 1 6 16 I:00-1:15 0 0 1:00.1:15 4 0 115 -1:30 1 1 1:15.1:30 3 0 1:30-1.45 2 0 1:30-1:45 2 0 1:45.2:00 0 3 2 3 6 1:45 -2:00 0 9 3 3 12 2:002:15 a 0 2:00.2:15 2 4 2:15 -21:30 0 0 2.13-2:30 4 2 2:30-2.45 0 1 2:30-2:45 3 0 2:45.100 1 1 0 1 2 2:45 -3:00 2 11 3 9 20 3:00-3:15 2 0 3:00.3:15 1 4 3:15.3:30 0 1 3:1S -3:30 2 3 3:30-3:45 0 0 3:30-3:45 3 2 3:45.4:00 3 5 0 1 6 3:45 -4:00 2 8 9 IB 26 4:00-4:15 2 0 4:00.4:15 3 4 4:15.4:30 0 0 4:15 -4:30 4 2 4:30.4:45 2 1 4:30.4:45 2 3 4AS -5:00 1 5 0 l 6 4:45.5:00 5 14 6 15 29 5:00.5:15 2 2 5:00.5:15 2 5 5:15.5:30 0 0 5:15.5:30 6 7 5:30-5:45 1 0 5:30-5:45 7 6 5:45.6:00 0 3 1 3 6 5:45 -6:00 4 19 4 22 41 6:00.6:15 0 0 6:00-6:15 2 2 6:15.6:30 1 0 6:15 -6:30 3 3 6:30-6:45 2 1 6:30-6:45 2 5 6:45 -7:00 3 6 2 3 9 6:45 -7:00 0 7 7 17 24 ` 7:00 -7:15 0 0 7:00.7:15 0 6 7:15.7:30 0 0 7:15 -7:30 1 5 7:30-7:45 1 2 7:30-7:45 2 4 7:45.8:00 2 3 4 6 9 7:45 -8:00 3 6 2 17 23 8:00.8:15 4 3 8:00 -8:15 4 0 8:15 -8:30 2 2 8:15 -8:30 2 3 8:30.8:45 0 1 8:30-8:45 3 3 8:45.9:00 0 6 0 6 12 8:45 -9.00 3 12 2 8 20 9:00-9:15 3 0 9:00.9:15 4 4 9:15.9:30 5 2 9:15 -9:30 2 2 9:30-9:45 4 2 9:30-9:45 1 3 9:45.10:00 2 34 2 6 20 9:45 -10:00 2 9 4 13 22 10:00-10:15 5 6 10:00.10:15 4 2 10:15.10:30 2 4 10:15 -10:30 2 0 10:30-10:45 7 2 10:3040:45 1 3 10:45.11:00 2 16 3 1S 31 10:45 -11:00 4 11 2 7 18 11:00-11:15 3 2 11:00 -11:15 2 1 11:15.11:30 2 4 11:15.11:30 1 0 11:30-11:45 2 3 11:30-11:45 1 0 11_45.12:00 2 9 2 11 20 11:45 -12:00 3 7 2 3 _10 72 Daily Totals 123 138 193 198 • J-� Received Apr -08 -98 01:54pm APR -09 -9e 03:00 PM AM Period •12:00-12:15 12:15 -12:30 12:30-12:45 W. 0 1 1 0 0 1 1:001:]5 l 0 I:15.1:30 2 0 1:30-1:45 0 0 1:45.2:00 0 3 0 (9 from CCITT G3 4 RKJK page 2 P.02 e Volumes for Tue.3 /31198 020700 PM Period IN OUT 12:00.12:15 0 2 12:15.12:30 2 1 12:30.12:45 1 3 3 12:45.1:00 4 7 2 8 1:00.1:15 3 1 - 1:15.1:30 1 2 1:30-1:45 1 4 1:45.2:00 0 3 3 10 2:00.2:15 3 1 2:00.2:15 1 2 2:15 -2:30 2 0• 2:15 -2:30 2 1 2:30.2:43 4 0 2:30-2:45 1 0 2:45.3:00 0 9 0 1 10 2:45 -3:00 2 6 0 3 9 3:00.3:15 0 0 3:00 -3:15 1 1 3:15.3:30 2 0 3:15.3:30 0 4 3:30-3:45 1 0 3:30-3:45 8 2 3:45 -4:00 3 6 1 1 7 3:45.4:00 6 15 3 10 25 4:00 -4:15 0 0 4:00.4:15 5 6 4:15 -4:30 2 0 4:15.4:30 2 4 4:30-4:45 1 2 4:30-4:45 0 S 4:4$.5:00 2 $ 1 3 8 `' 4:45.5:00 0 7 3 18 25 5:00-5:15 1 0 5:004:15 1 3 3:15.5:30 2 0 5:15 -5:30 3 1 5:30.5:45 3 0 5:30.5:45 2 2 5:45 -6:00 4 10 3 3 13 5:45.6:00 1 7 1 7 14 • 6:00.6:15 2 1 6:00 -6:15 3 3 6:15.6:30 0 0 6:15.6:30 2 1 6:30 -6:45 0 0 6:30-6:45 1 4 6:45.7:00 0 2 2 3 5 6:45 -7:00 3 9 1 9 l8 7:00 -7:15 4 5 7:00.7:15 2 2 7:15 -7:30 3 6 7:15 -7:30 0 1 7:30-7:45 2 3 7:30-7:45 2 0 7:45.8:00 0 9 4 is 27 7:45.8:00 4 8 0 3 11 9:00.9:15 2 2 8:00-8:15 5 1 8:15.8:30 1 0 8:15 -8:30 1 2 8:30-8:4$ 3 0 8:30-8:45 2 4 8:45 -9:00 1 7 3 5 12 8:45.9:00 1 9 2 9 18 9:00.9:15 2 5 9:009:15 0 3 9:15 -9:30 0 7 9:15 -9:30 0 2 9:30.9:45 1 1 9:309:45 1 1 9:45.10:00 2 S 1 14 19 9:45.10:00 2 3 2 8 11 10:0010:15 3 2 10:00-10:15 4 3 10:15 -1030 2 1 10:15 -10:30 1 0 10:3010:45 0 1 10:30-10:45 0 2 10:45.11:00 2 7 2 6 13 10:45 -11:00 1 6 1 6 12 11:0011: I S 3 1 11:0011:15 0 0 11:15 -11:30 2 3 11:15 -11:30 2 4 11:30.11:45 1 2 11:30-11:45 1 1 11:45.12:00 1 7 1 7 14 11:45.12:00 1 4 0 5 9 ToW Volum Daily Totals 86 96 182 157 159 316 Heceivea Apr -06 -98 b1:54pm PPR -09 -9e 02789 PM Laalion:Extended Stay w. Dwy t AM Period IN 2 12:00.12:15 t 12:15.12:30 1 12:30 -12:45 0 i { 12:45.1:00 0 2 1:00 -1:15 1 1:15 -1:30 0 t 1:30.1:45 0 1:45 -2:00 2 3 2:00.2:15 0 1 11 17 0 2:00.2:15 trom CCITT G3 v HKJK page 1 P -01 0 12:00.12:15 2 1 1 12:15.12:30 1 4 0 12:30.12:45 5 2 0 1 3 12:45.1:00 3 11 0 7 18 0 1:00.1:15 2 6 0 1:15.1:30 3 1 0 1:30 -1:45 1 3 0 0 3 1:45 -2:00 0 6 1 11 17 0 2:00.2:15 0 4 2.15.2:30 0 0 2:1$.2:30 2 1 2:30-2:45 1 1 2:30 -2:45 0 1 2:45.3:00 0 1 1 2 3 2:45.3:00 0 2 2 8 10 3:00.3:15 0 0 3:00.3:15 0 1 3:15.3:30 0 0 3:15.3:30 0 0 3:30-3:4S 0 0 3:30-3:45 1 1 3:45.4:00 1 1 1 1 2 3:45 -4:00 1 2 4 6 8 4:00.4:15 0 0 4:004:15 1 5 4:15 -4:30 0 1 4:15 -4:30 0 3 4:301:45 0 0 4:30-4:45 4 1 4:45.5:00 0 0 0 1 I 4:45 -5:00 1 6 0 9 15 5:00.5:15 0 1 5:00-515 1 2 5:15.5:30 0 0 5:15 -5:30 4 1 3:30-5:45 2 2 /5:30-5:45 3 1 5:45.6:00 0 2 0 3 5 '5:45.6:00 2 10 2 6 16 6:00.6:15 1 0 6:00.6:15 3 1 6:15 -6:30 0 2 6:15 -6:30 3 0 6:30.6:45 0 3 6:30-6:45 3 2 6:45.7:00 0 1 3 8 9 6:45 -7:00 1 10 1 4 14 7:007:15 1 3 7:00.7:15 1 3 7:15.7:30 1 4 7:15 -7:30 1 l 7:30-7:45 4 1 7:30-7:45 3 1 7:45.8:00 1 7 3 11 18 7:45 -8:00 3 8 0 S 13 8:00.8:15 2 3 8:00 -8:15 0 1 8:15.8:30 1 5 8:15 -8:30 4 1 8:30.8:45 5 1 8:30-8:45 0 0 8:45.9:00 2 10 5 14 24 8:45 -9:00 0 4 1 3 7 9:00.9:15 0 3 9:00 -9:15 1 0 9:15 -9:30 2 2 9:15.9:30 0 0 9:30-9:45 1 0 9:30-9:45 2 1 9:45 -10:00 1 4 3 8 12 945.10.00 0 3 0 1 4 10:00.1o:15 2 2 10:00-10:15 3 0 10:15 -10:30 1 1 10:15.10:30 0 0 10:30-10:45 3 0 10:30-10:45 0 2 10:45.11:00 1 7 2 5 12 10:45 -11:00 1 4 1 3 7 11:00-11:15 2 2 11:00.11:15 2 - �- - 0 11:15.11:30 1 3 11:15 -11:30 1 1 11:30-11:45 2 0 11:3041:45 2 0 11:45.12:00 1 6 1 6 12 11:45.12:00 1 6 3 4 10 Total Volumes 44 60 104 72 67 - _ 139 Daily Totals 116 127 243 r� LJ 'fib Received Apr -08 -98 01:59pm from CCITT G3 4 RKJK page 2 APR -09 -9e 03:03 PM P.02 1.aeation:Extendod Stay W. PM Torrance Volumes for Wed411198 02070016 AM Period TN OLT PM Period IN OUT 12:00.12:15 0 0 12:00 -12:15 0 2 12:15.12:30 0 0 12715.12:30 0 3 12:30-12:45 0 1 12:30.12:45 0 2 12:45.1:00 0 0 0 1 1 12:45 -1:00 0 0 0 7 7 1:00.1:15 0 0 1:00.1.15 0 2 1:15.1:30 0 0 1:15.1:30 1 3 1:30.1:45 0 0 1:30-1:45 2 1 1:45 -2:00 1 1 1 1 2 1:45.2:00 2 5 1 7 12 2:00.2:15 0 0 2:00.2:15 1 5 2:15 -2:30 0 0 2:15.2.30 3 1 2:30.2:45 0 0 2:30.2:45 0 1 2:45.3:00 0 0 0 0 0 2:45 -3:00 3 7 .0 7 14 3:00.3:15 1 0 3:043:15 0 0 3:15 -3:30 0 0 3:15.3:30 2 7 3:34145 0 1 3:343:45 0 0 3:45 -4:00 2 3 0 1 4 3:45 -4:00 1 3 4 11 14 4:044:15 0 0 4:044:15 3 1 4:15 -4:30 0 0 4:15.4:30 1 3 4:344:45 1 2 4:30.4:45 1 3 4:45.5:00 2 3 1 3 6 4:45.5:00 0 5 1 8 13 5:045:15 0 0 5:045:15 4 0 515.5:30 0. 0 5:15 -5:30 1 0 5:30.5:45 0 0 5:345:45 7 3 5:45.6:00 1 1 1 1 2 5:45 -6:00 3 15 0 3 18 6:046:15 2 0 '6:00-6:15 2 2 6:15.6:30 0 0 6:15 -6:30 2 4 6:346:45 2 9 6:346:45 2 1 6:45.7:00 1 5 2 2 7 6:45.7:00 2 8 5 12 20 7:047:15 2 1 7:047:15 7 1 7:15 -7:30 1 3 7:15 -7:30 0 2 7:347:45 2 2 7:347:45 0 2 7:45.8:00 0 5 0 6 11 7:45 -8:00 1 8 2 7 15 8:048:15 2 2 8:00 -8:15 2 0 8:15.8:30 3 2 8:15.8:30 3 0 8:348:45 4 4 8:30.8:45 2 2 8:45.9:00 2 11 2 10 21 8:45.9:00 2 9 1 3 12 9:049:15 0 4 9:040:15 4 1 9:15 -9:30 2 3 9:15.9:30 1 1 9:349:45 3 2 9:349.45 1 0 9:45.10:00 4 9 0 9 18 9:45.10:00 0 6 0 2 8 10:0410:15 2 3 10:0410:15 3 0 10:15.10:30 3 2 10:15.10:30 1 0 10:30.10:45 2 1 10:3410:45 1 1 10:45.11:00 4 13 5 11 22 10:45 -11:00 1 6 0 1 7 11:0411:15 2 4 11:0411:15 0 0 11:15.11:30 3 3 11:15.11:30 0 0 11:3411:45 2 2 11:34I1:45 0 0 i1:45•t2:)0 2 9 3 12 21 11:45 -12:00 2 2 0 0 2 Towt Volumes 58 57 115 74 68 142 Daily Totals 132 125 257 1A Receivea Apr -06 -96 01:59pm from GCIII G3 � HKJK page 3 PPR- 199 -98 03706 PM P.03 LocaLlonIxtended Stay w. D" Torrance Volumes for Thur 4/2198 02070001 AM Period 1N OUT PM Period Al OLM 12:00 -12:15 0 0 12:00.12:15 2 0 12:15.12:30 3 1 12:15.12:30 4 1 12:30.12:45 1 2 12:3012:45 1 1 114S -1:00 2 6 0 3 9 12:45.1:00 0 7 2 4 11 1:00 -1:15 0 0 1:00.1:15 0 0 1:15 -1:30 0 0 1:15 -1:30 1 0 1:301:45 0 0 1:30.1:45 1 0 1:45.2:00 2 2 0 0 2 1:45 -2:00 2 4 1 1 S 2:00.2:15 0 0 2:002:15 2 1 115 -2:30 0 0 2:15 -2:30 1 6 2:30.2.45 0 0 2:302:45 2 1 2:45.3:00 0 0 0 0 0 2AS -3:00 1 6 7 15 21 3:003:15 0 2 3:003:15 0 1 3:15 -3:30 0 0 3:15 -3:30 1 2 3:303:45 D 0 3:303:45 2 0 3:45.4:00 0 0 0 2 2 3AS -4:00 1 4 0 3 7 4:004:15 0 0 4:004:15 3 1 4:15.430 0 0 4:15 -4:30 1 2 430.4:45 0 0 4:304:45 4 1 4:45 -5:00 0 0 0 0 0 4;45 -5:00 2 10 0 4 14 5:005:15 0 1 5:005:15 3 3 5:15.5:30 0 1 5:15 -5:30 3 0 5:305:45 0 0 5:30-SAS 1 0 5:45.6:00 0 0 1 3 3 3:43.6:00 4 11 2 5 16 6:006:15 1 2 6:006:15 0 1 6:15.6:30 4 4 6:15.6:30 4 2 . 6:306:45 0 2 6:306:45 4 0 6:45.7:00 0 5 1 9 14 6:45 -7:00 0 8 2 5 13 7:00.7:15 5 4 7:007:15 l 1 7:15 -7:30 2 S 7:15 -7;30 0 1 7:307:45 2 9 7:30.7:45 0 1 7:45 -8:00 1 10 S 23 33 7:454:00 7 8 3 6 14 8:008:15 1 5 8:008:15 6 0 8:15.8:30 0 1 8:15.8:10 5 0 8:308:45 3 1 8:308:45 3 0 BAS -9:00 2 6 2 9 15 8:45 -9:00 3 17 1 1 18 9:009:15 1 0 9 :009:15 4 0 9:)S-O,.30 1 8 9:15 -9:30 3 0 9:304.45 0 2 9:309:45 0 0 9:45 -10:00 1 3 2 12 15 9:45.10:00 1 8 0 0 8 10:0010:1 S 0 4 10:0010:15 0 0 10:15.10:30 3 2 10:15 -10:30 0 0 10:3010:45 3 2 10:3010:45 1 1 10.45.11:00 1 7 6 14 21 10:45 -11:00 0 1 0 1 2 11:00.11:15 2 1 11:0011:15 1 1 11:15.11:30 5 S 11:15.11:30 1 0 11:3011:45 0 1 11:30 -11:45 0 0 11:45.1100 2 9 1 8 17 11:45.12:00 1 3 0 1 4 Total Volumes 48 83 131 87 46 133 DaityTotals 135 129 1 264 r� Received Apr -08 -98 01:59pm from CCITT G3 4 RKJK page 4 APR -09 -90 033:06 PM P.04 Torrance 131 AM Period IN OUT PMPcriod 1N OUT Is12:00.12:15 0 0 12100.12:15 4 5 12:15.12:30 3 1 12:15.12:30 1 3 12:30 -12:45 0 0 12:30 -12:45 5 6 12:45.1:00 2 S 0 1 6 12:45.1:00 5 15 2 16 31 1:00.1:15 4 0 1:00 -1:15 1 1 1:15.1:30 0 0 1:15.1:30 1 5 1:30.1:45 1 2 1:30.1:45 2 3 1:45-2:00 0 5 0 2 7 1:45,2:00 0 4 2 11 15 2:00.2:15 0 0 2:00.2:15 7 2 2:15 -2:30 0 0 2:15 -2:30 8 2 2:30 -2:45 0 0 2:30.2:45 8 6 2:45.3:00 0 0 0 0 0 2:45.3:00 9 12 2 12 44 3:00.3:15 0 0 3:00.3:15 2 2 3:15.3:30 0 0 3:35.3:30 1 0 3:30.3:45 0 0 3:30.3:45 2 4 3:45.4:00 I 1 0 0 1 3:45.4:00 6 11 16 22 33 4:00.4:15 1 2 4:00.4:15 7 4 4:15.4:30 0 0 4:35 -4:30 4 1 4:30.4:45 3 1 4:30.4:45 2 5 4:45.5:00 0 4 0 3 7 :4:45.5:00 5 18 1 11 29 S:00.5:15 1 2 5:00.5:15 7 4 515.5:30 4 2 .5:15.5:30 8 5 5:30.5:45 0 0 5:303:45 6 3 5 ;45.6:00 0 S 0 4 9 5:45.6:00 7 28 8 20 48 6:0066:15 0 1 6:00.6:15 1 S 6:15 -6:30 0 2 6:15.6:30 0 1 6:30.6:45 2 2 6:30.6:45 5 S 6:45 -7:00 0 2 1 6 8 6:45 -7:00 1 .7 4 15 22 7:00.7:15 S 3 7:00.7:15 3 1 7:15 -7:30 4 4 7:15.130 8 2 7:30.7:45 0 4 7:30.7.45 2 4 7:45 -8:00 0 9 9 20 29 7:45 -8:00 1 14 4 11 2S 8:00 -8:15 2 4 8:00.8:15 1 4 8:154:30 0 2 8:15.8:30 1 2 8:30.8:45 1 4 8:30.8:45 2 2 8:45 -9:00 3 6 0 10 16 8:45.9:00 .6 10 4 12 22 9:00.9:15 3 5 9:00.9:15 1 1 9:15.9:30 3 4 9:15 -9:30 3 2 9:30 -9:4$ 1 6 9:30.9:45 2 4 9:45.10:00 1 8 1 16 24 9:45.10:00 1 7 2 9 16 10:00.10:15 1 3 10:00.10:15 0 4 10:15.10:30 2 1 10:15 -10:30 7 2 10:30.10:45 1 2 10:30.10:45 1 2 30:45.11:00 2 6 1 7 13 10:45 -11:00 1 9 0 8 17 11:00 -11:15 '11 11:00.1 T I S 2 1 11:15 -11:30 1 1 11:15 -11:30 0 1 11:30.11:43 4 5 11:30 -11:45 2 1 11 :45.12:00 ToW Volume: 1 59 7 1 77 8 15 135 11:45-12:00 1 160 5 0 150 3 8 310 IaailyToWs 218 227 445 131 Received Apr -08 -98 01:591)m 6PR -09 -99 03:07 PM from CCITT G3 4 RKJK page 5 P.05 L40ation:Extended Stav E. Dwy Torrance Volumes for Wed.4 /1198 02070015 AM Pcnod N OUT PM Period IN 011l 12:00.12:15 0 0 12:0012:15 1 7 12;15.12:30 1 0 12:15 -12:30 2 3 12:30.12:45 2 0 12:30.12:45 1 2 12:45 -1:00 0 3 1 1 4 12:45 -1:00 0 4 0 12 16 1:001:15 0 0 1:001:15 9 6 1:15.1:30 0 0 1:15 -1:30 8 3 1;301:45 0 0 1:30.1:45 1 8 1:45 -2:00 1 1 0 0 1 1:45.2:00 3 21 4 21 42 2:00-2:1$ 0 0 2:002:15 3 1 2:15 -2:30 0 1 2:15 -2:30 1 3 2:302:45 0 0 2:302:45 6 2 2:45.3:00 0 0 0 1 1 2:45.3:00 3 13 3 9 22 3:00.3:15 1 2 3:003:15 3 1 3:15.3:30 2 1 3:15.3:30 7 5 3:303:43 0 0 3:303:45 3 5 3:45.4:00 0 3 3 6 9 3:45.4:00 5 20 2 13 33 4:00 -4:15 0 4 4:004:15 4 4 4:15.4:30 0 2 4:15.4:30 4 4 4:304:45 0 1 4:304:45 7 3 4:45 -5:00 2 2 0 7 9 4:45 -5:00 6 21 2 13 34 5:005:15 0 0 S:00.5:15 8 6 5:15.5:30 1 0 5:15 -5:30 1 2 5:30-SAS 2 3 5:305:45 7 6 $:45.6:00 6:00-6:13 3 2 6 5 7 8 14 '..5:43.6:00 6:006:15 7 7 23 3 4 17 40 6:15430 0 6 6:15.6:30 3 1 6:306:45 2 5 6:30.6:45 4 B 6:45.7:00 3 7 4 22 29 6:45.1:00 1 15 4 17 32 '7:00-7:15 4 2 7:007:15 0 5 7:15.7:30 5 0 7:15.7:30 0 0 7:307:45 3 3 7:307:43 1 3 7:45.8:00 0 12 3 8 20 7:45.8:00 9 10 4 12 22 8:008:15 0 3 8:008:15 2 4 8:15 -8:30 0 5 8:15 -8:30 9 2 8:308:45 2 4 8108:45 7 5 8:45.9:00 1 3 3 15 IS 8:4S -9:00 7 25 2 13 38 9:009:15 4 2 9:00.9:15 5 2 9:15.9:30 3 0 9:15 -9:30 0 1 9:309:45 4 3 9 :309:45 1 1 9:45 -10:00 2 13 2 7 20 9:45.10:00 5 11 4 8 19 10:0010:15 3 4 10:0010:15 1 0 10:15 -10:30 5 2 10:15.10:30 S 2 10.3010:45 4 3 10:3010:45 0 4 10:45.11:00 3 13 5 14 29 10:45.11:00 1 7 2 8 15 11:0011:15 2 3 11:0011:15 3 2 11:15.11:30 0 4 11:15.11:30 2 1 11:3011:45 2 2 11:3011:45 2 1 11:45.12:00 2 6 0 9 15 11:45.12:00 5 12 2 6 18 Total Volumes 71 98 169 182 149 331 Daily Totals 253 241 500 )3,�, Received Apr -08 -98 01:59pm ,rPR -09 -90 03:07 PM from CCITT G3 4 RKJK page 6 P -06 LocatiowExtcnded Stay E. Dwy 0 Torrance 2 Volumes for Fri. 4/3/99 5:15 -5:30 2 02070014 i 5:15.5:30 AM Period V4 5:30.5:45 our 3 15:30-5:45 PM Period IN 5:45.6:00 our 2 1 6 8 5:45 -6:00 12:00-12:15 0 6:00.6:15 2 2 6:00 -6:15 12:00.12:15 0 6:13 -6:30 6 3 6:15.6:30 12:15.12:30 3 7:15.7:30 5 2 12:15.12:30 4 7:15 -7:30 5 2 12:30 -12:45 0 7:30.7:45 0 7 12:30-12:45 3 7:30-7:45 5 4 12:45.1;00 3 6 0 7 13 12:45 -1:00 5 12 5 21 33 1:00 -1:15 0 8:00.8:1 S 0 4 1:00.1:15 4 8:00 -8:15 4 3 1:15 -1:30 0 8:15.8:30 0 7 1:15 -1:30 3 8:13.8:30 6 4 1:30.1:45 0 8:30.8.45 0 3 1:30-1:45 2 8:30-8:45 3 2 1:45.2:00 0 0 2 2 2 1:45 -1,00 4 13 4 17 30 2:00.2:15 2 9:00.9:15 0 0 2:00-2:15 2 9:00.9:15 2 3 2:15.2:30 0 9:15 -9.30 0 2 2:15.2:30 4 9:15.9:30 3 5 2:30-2:45 0 9:30.9:45 0 S 2:30-2:45 5 9:30-9:45 5 4 2:45.3:00 0 2 0 0 2 2:45.3:00 6 17 6 16 33 3:00.3:15 0 10:00.10:15 0 5 3:00.3:15 7 10.210:13 7 2 3:15.3:30 0 10:15.10:30 0 6 3:15.3:30 5 10:15 -10:30 8 1 3:30.3:45 0 10:30-10 :45 0 2 3:30.3:45 3 10:30-10:45 10 0 3:45.4:00 2 2 0 0 2 3:454:00 2 17 7 32 49 4:00.4:15 3 11:00611:15 4 1 /'4:W4:13 0 11:00.11:15 6 0 4:13.4:30 2 11:15 -11:30 0 4 4:15 -4:30 2 11 :15 -11:30 4 2 4:30.4:45 3 11:30.11:45 2 10 4:30.4:45 4 11:30-11:4S 5 1 4:45 -5:00 2 10 1 7 17 '4:45 -5;00 6 12 3 IS 30 5:00.5:15 0 0 3:00.5:15 2 2 5:15 -5:30 2 2 i 5:15.5:30 4 7 5:30.5:45 0 3 15:30-5:45 6 5 5:45.6:00 0 2 1 6 8 5:45 -6:00 4 16 4 18 34 6:00.6:15 0 2 6:00 -6:15 5 2 6:13 -6:30 0 3 6:15.6:30 2 6 630.6:45 4 5 6:30 -6:45 3 4 6:45.7:00 3 7 3 13 20 6:45 -7:00 6 16 5 17 33 7:00.7:15 9 6 7:00.7:15 4 3 7:15.7:30 2 2 7:15 -7:30 3 2 7:30.7:45 5 7 7:30-7:45 2 4 7:45.8:00 11 27 2 17 44 7 :45 -8:00 7 16 2 11 27 8:00.8:1 S 5 4 8:00 -8:15 S 3 8:15.8:30 9 7 8:13.8:30 4 4 8:30.8.45 4 3 8:30-8:45 3 2 8:45.9:00 3 21 2 16 31 8:45.9:00 1 13 5 14 27 9:00.9:15 9 0 9:00.9:15 4 3 9:15 -9.30 6 2 9:15.9:30 2 5 9:30.9:45 3 S 9:30-9:45 3 4 9:45.10:00 4 22 5 12 34 9:45 -10 :00 2 11 3 15 26 10:00.10:15 3 5 10.210:13 4 2 10:15.10:30 7 6 10:15 -10:30 4 1 10:30-10 :45 1 2 10:30-10:45 5 0 10:45-11:02 Z IS 1 14 32 10:45 -11:00 3 16 0 3 19 11:00611:15 4 1 11:00.11:15 2 0 11:15 -11:30 8 4 11 :15 -11:30 0 2 11:30.11:45 6 10 11:30-11:4S 0 1 11:43 -12:00 9 27 4 19 46 11:45.12:00 1 3 0 3 6 Total Volumes Daily Totals 306 298 133 Received Apr -08 -98 01:59pm from CCITT G3 -+ RKJK page 7 91PP -09 -98 03:08 PM P.07 iocation:Pxtended Stay E. Dwy Torrance Volumes for Sat.4 /4/98 02070017 AM Period IN OUT P-M Period LN OLT 12:00 -12:15 0 0 12:00 -12:15 0 2 12:15.12:30 0 2 MIS-12:30 1 2 . 12:30.12.45 1 1 12:30.12:45 2 2 12:45 -1:00 0 1 2 5 6 12:45 -1:00 0 3 2 8 Il 1:00.1:15 0 1 1:00 -1:15 0 7 1:15.1:30 0 0 1:15.1:30 3 6 1:30 -1:45 0 0 1:30.1:45 4 4 1:45 -2:00 0 0 0 .1 .1 1:45.2:00 2 9 2 19 28 2:00.2:15 0 1 2:00-2:15 3 0 2:15.2:30 1 0 .2:15.2:30 2 0 2:30.2;45 0 0 2:30.2:45 4 3 2:45.3:00 0 1 0 1 2 1,45.3:00 5 14 5 8 22 3:00 -3:15 0 0 3:00.3:15 3 2 3:15.3:30 1 0 3.:15 -3:30 2 4 3:30 -3:45 0 1 3:30 -3:45 1 2 3:45.4:00 0 1 2 3 4 3:45.4:00 0 6 3 11 17 4:00 -4:15 2 0 4:00 -4:15 1 5 4:15 -4:30 1 0 4:15.4:30 0 2 4:30.4:45 0 1 4:30.4:45 8 7 4:45.5:00 0 3 2 3 6- 4:45 -5:110 1 10 6 20 30 5:00 -5:15 0 0 5:00 -5:15 5 6 5:15.5:30 1 0 5:15 -5:30 3 2 5:30 -5:45 2 1 5:30 -5:45 2 7 5:45 -6:00 0 3 2 3 6 .5:45 -6:00 4 14 2 17 31 6:006:15 2 0 6:00 -6:15 2 8 6:15.6:30 4 0 6:15.6:30 4 5 6:306:45 0 0 6:30-6:45 2 3 6:45.7:00 0 6 1 1 7 6:45 -7:00 0 8 6 22 30 .-'7:00 -7.15 1 0 7:00.7:15 0 4 7:15.1:30 2 0 7:15.1:30 3 2 7:307:45 5 0 7:307:45 5 3 7:45.8:00 3 11 3 3 14 7:45.8:00 4 12 2 11 23 8:008:15 7 2 8:008:15 7 2 6:15 -8:30 4 1 8:15.8:30 2 4 8:308:45 6 0 8:30.8:45 0 2 8:45.9:00 5 22 0 3 25 8:45 -9:00 0 9 3 II 20 9:00.9:15 7 0 9:009:15 1 4 9:15.9:30 3 2 9:15 -9:30 4 2 9:30.9:41 2 4 9:36.9:45 2 5 9:45 -10:00 4 16 4 10 26 9:45 -10:00 3 10 2 13 23 10:00. 10.15 7 2 10:0010:15 5 3 10:15.10:30 2 5 10:15 -10:30 6 4 10:30 -10:43 9 6 10:30 -10:45 7 2 10:45.11:00 8 26 2 15 41 10.45 -11:00 2 20 4 13 33 11:0011:15 2 3 11:0011:15 2 0 11:15.11:30 4 7 1115 -11:30 1 1 11:3011:45 3 8 11:3011:45 2 1 11:45 -12:00 2 11 9 27 38 11:45.12:00 4 9 0 2 11 Total Volumes 101 75 176 124 135 279 Daily Totals 225 230 455 /34 ytt- Received Apr -08 -98 01:59pm from CCITT G3 4 RKJK RVR -09 -99 03:39 PM page 8 P. e6 Localion:Extcnded Stay W. Dwy 2 0 Torfanee 0 Volunies for Sat 414/98 6:006:15 2 02070003 0 AM Period IN `6:13.6:30 OUr 1 0 PM Period IN 6:15 -6:30 OUT 3 1 12:00.12:15 0 6 :306:4S 1 41 1 12:00.12 :35 2 6:30.6:45 1 2 12:15 -12130 0 6:4S -7:00 1 3 0 12:15.12:30 0 6:45 -7:00 5 8 0 12:30.12:45 0 7:007:15 0 1 12:3012:45 1 7:007:15 1 3 12:45.1:00 0 0 0 2 2 12:45.1:00 2 5 2 9 14 1:00-1:15 0 7:307:45 1 2 1:001:15 0 7:307:45 3 4 1:15.1:30 0 7:45.8:00 0 3 2 1:15 -1:30 2 7:43.8:00 2 8 2 1:301:45 0 8:008:15 0 1 1:301:45 3 8:008:15 3 0 1:45.100 3 3 0 1 4 1:45 -2:00 0 5 0 8 13 2:002:15 0 8:308:45 0 1 2:002:15 0 8:308:45 2 2 2:15.2:30 0 8:45 -9:00 0 2 2 2:13.2:30 2 8:45.9:00 1 7 1 2:302:45 0 9:009:15 0 1 2:302:45 1 9:009:15 4 0 2:45.3:00 0 0 0 0 0 2:45 -3:00 0 3 2 9 12 3:003.15 0 9:309:45 0 6 3:00.3:15 0 4.309:45 3 1 3:15.3:30 1 9:45 -10:00 1 10 3 3:13.3:30 1 9:45 -10:00 2 10 0 3:303:45 1 10:0010:1 S 0 1 3:303:45 2 10:0010:15 0 2 3:43.4:00 0 2 0 1 3 3:45.4:00 0 3 1 6 9 4;004:15 0 10:3010:45 1 1 4:004:15 0 10:3010:45 2 0 4:15.4:30 0 10:45.11:00 0 14 1 4:15.4:30 0 10:43.11:00 4 9 0 4:304:45 1 0 4:304:45 2 3 4:45.5:00 0 1 0 1 2 4:4$.5:00 1 3 2 11 14 5:00':15 0 0 5:005:15 3 0 5:15.5:30 1 0 / 5:15.5:30 2 1 5:305:43 1 0 5;305:45 0 2 S:45.6:00 0 2 0 0 2 5:45 -6:00 1 6 0 3 9 6:006:15 2 0 0 0 1 6:006:15 2 1 0 1 0 `6:13.6:30 0 1 0 2 1 6:15 -6:30 1 3 1 1 4 0 6 :306:4S 1 41 1 71 72 6:30.6:45 2 2 124 113 6:4S -7:00 0 3 0 1 4 6:45 -7:00 3 8 0 3 11 7:007:15 0 1 7:007:15 4 3 7:15 -7:30 1 1 7:15 -7:30 2 2 7:307:45 0 2 7:307:45 0 4 7:45.8:00 2 3 2 6 9 7:43.8:00 2 8 2 11 19 8:008:15 0 1 8:008:15 1 0 8:15.8:30 0 4 8:13 -8:30 3 1 8:308:45 2 1 8:308:45 2 2 8:45 -9:00 0 2 2 8 10 8:45.9:00 1 7 1 4 11 9:009:15 6 1 9:009:15 4 0 9:15 -9:30 1 1 9:15.930 3 2 9:309:45 1 6 4.309:45 2 1 9:45 -10:00 2 10 3 11 21 9:45 -10:00 1 10 0 3 13 10:0010:1 S 3 1 10:0010:15 2 2 10:15 -10:30 4 2 10:15 -10:30 4 1 10:3010:45 2 1 10:3010:45 1 0 10:45.11:00 5 14 1 5 19 10:43.11:00 2 9 0 3 12 11:0011:15 2 0 11:0011:15 0 1 11:15.11:30 3 1 11:15 -11:30 1 0 11:3011:45 2 1 11:3011:43 2 1 11:45 -12:00 6 13 3 5 18 11:43 -12:00 1 4 0 Taal Volumes 53 41 94 71 72 Daily Totals 124 113 125 Receivea Apr -08 -98 01:59pm from GCIII G3 � KKJK page 9 PPR -09 -98 03:09 PM P.09 Lueatiolt:Extended Stay W. Dwy Torrance Volumes for Sun. 4/5/98 02070020 AM Period IN OUT PM Period 1N OUT 12:00.11:15 12:15.12:30 0 0 0 1 12:00 -12:15 12:15.12:30 0 1 0 2 12:30.12:45 0 0 12:3042:45 0 0 12:45.1:00 1 1 0 1 2 12:45 -1:00 0 1 2 4 5 1:00.1:15 0 0 1:00.1:15 2 1 1:15.1:30 0 0 1:15.1:30 0 0 1:30.1:45 0 1 1:30.1:45 0 2 1:45.2:00 0 0 0 1 1 1:45.2:00 3 5 1 4 9 2:00.2:15 0 0 2:00.2:15 2 0 2:15 -2:30 1 0 2:15 -2:30 1 2 2:30.2:45 0 0 2:30.2:45 0 4 2:45.3:00 0 1 0 0 1 2:45 -3:00 0 3 2 8 11 3:00 -3:15 0 0 3:00 -3:85 1 3 3:15 -3:30 0 0 3:15.3:30 2 5 3:30.3:45 0 0 3:30.3:45 0 4 3:45 -4:00 2 2 0 0 2 3:45 -4:00 0 3 2 14 17 4:00.4:15 1 0 4:00 -4:15 1 0 4:15 -4:30 0 0 4:154:30 2 2 4:30.4:45 0 0 4:30.4:45 3 3 4:45.5:00 0 1 0 0 1 4:45 -5:00 0 6 2 7 13 5:00.5:15 1 0 5:00.5:15 2 1 5:15 -5:30 0 1 S:15 -5:30 0 0 5:303:45 0 0 5:30.S :45 1 0 5:45 -6:00 0 1 0 1 2 5:45 -6:00 l 4 2 3 7 6:00.6:15 2 0 6;00.6;15 0 1 6:15 -6:30 1 0 6:15 -6:30 1 2 6:30.6:45 0 0 6:30.6:45 2 4 6:45 -7:00 0 3 2 2 5 6:45.7:00 4 7 1 B 15 7:00.7:15 1 0 7:00.7:15 0 2 7:15.7:30 2 3 7:15 -7:30 2 0 7:30.7:45 0 1 7:30.7:45 1 0 7:45.8:00 2_ 5 2 6 If 7 :45-8:00 _ 0 3 4 6 9 8:00.8:13 3 0 8:00.8:15 2 2 8:15 -8:30 4 0 8:15.8:30 0 1 8:30.8:45 2 2 8:30.8:45 0 0 8:45 -9:00 3 12 4 6 18 8:45.9:00 1 3 0 3 6 9:00 -9:15 2 2 9:00.9:15 0 1 9:15 -9:30 0 3 9:15430 2 2 9:30.9:45 1 2 9:30.9:45 l 3 9:45 -10.00 2 5 0 7 12 9:45.10:00 2 5 0 6 11 10:00 -10:15 3 0 10:00.10:15 0 0 10:15.10:30 2 4 10:15 -10:30 1 2 10:3000:45 4 2 10:30.10:45 2 1 10:45.11:00 2 11 1 7 18 10:45.11:00 1 4 0 3 7 11:00.11:15 5 0 11:00.11:15 2 0 11:15.11:30 1 0 11;15.11:30 1 1 11:30 -11:45 2 2 11:30 -11:45 1 1 11:45.12:00 1 9 1 3 12 1145 -12:00 1 S 0 2 7 Tate! Volumes 51 34 85 49 68 117 Daily Totals 100 101 202 • 1,29 Received Apr -08 -98 01:59pm 1 2 from CCITT G3 -+ RKJK 2 11 4 14 25 4;00.4:15 page 10 ,. ?R -09 -98 03710 PM 0 2 4:154:30 0 0 P.10 0 3 4:30.4:45 0 Localion:Extended Stay B. D" Torrance Volumes for Sun. 415198 4:45.5:00 02070021 1 AM Period IN .2 2 OUT PM Period IN OUT S:005:15 4 12:00.12:15 0 5:15.5:30 0 12:00 -12:15 1 0 0 5:30.5:45 72:15 -12:30 0 2 1 12:15.12:30 2 0 3 14 .1 12:30 -12:45 0 2 14 0 1230-12:45 0 2 3 15 3 12:45.1:00 0 0 0 1 1 12:45.1:00 0 3 4 6 9 1:00.1:15 0 11:0011:15 1 1:00.1:15 3 2 I 3 1:I5.1:30 0 11:15 - 11:30 0 1:1S -1:30 2 3 3 2 1:30.1:45 0 11:3011:45 0 1:30 -1:45 4 4 0 6 0 1:45.2:00 1 1 0 1 2 1:43.2:00 2 11 1 10 21 2:00.2:15 2 0 2:00 -2:15 0 2 2:15.2:30 0 1 2:15.2:30 0 3 2:30.2:45 0 0 2:30.2:45 2 5 2:45.3:00 0 2 0 1 3 2:45 -3:00 4 6 4 14 20 3:00.115 1 0 3:00.3:15 3 2 MS -3:30 0 0 .3:15.3:30 2 3 3:30 -3:45 0 0 3:30 -3:45 4 5 3:45.4:00 1 2 0 0 2 3:454:00 2 11 4 14 25 4;00.4:15 2 0 4:00.4:15 0 2 4:154:30 0 0 4:15 -4:30 0 3 4:30.4:45 0 0 4:30.4:45 0 S 4:45.5:00 3 3 1 1 6 4:45.5:00 .2 2 4 14 16 5:00 -5:15 2 0 S:005:15 4 2 5:15.5:30 4 0 5 :15 4:30 5 0 5:30.5:45 5 2 5:30.5:45 3 2 5:4$,6:00 3 14 .1 3 17 3 :454:00 2 14 3 7 21 6:00.6:15 6 0 6:0D -6:15 2 2 6:13.6:30 5 0 6;15 -6:30 4 4 6:30.6:45 4 0 6:30.6.45 2 2 6:45.7:00 2 1.7 0 0 17 6:45.7:00 1 .9 0 8 17 7:007:15 1 2 7:00.1:15 0 2 7:15 -7:30 2 J 7:13,730 2 3 7:307:45 5 0 7:307:45 1 4 7:43.8:00 1 9 0 3 12 7:45 -8:00 0 3 2 11 14 8:008:15 3 2 8:00.8:15 1 4 8:15 -8:30 1 4 8;25 -8:30 2 3 8:30.8:45 4 2 8:308:45 2 4 9:009:15 2 2 9:00.9:15 2 s 9:15 -910 3 1 9:15.9:30 0 2 9:309:45 4 0 9:309:45 2 1 9:45 -10:00 2 11 0 3 14 9:43 -10:00 .1 5 2 8 13 10:0010:15 3 2 10:00.10:15 1 2 10:15 -10:30 4 4 10:15.10:30 2 0 10:3010.45 S 2 10:3010:45 0 1 10:45 -11:00 3 15 3 11 26 19:45.11:00 1 4 4 7 31 11:00.11:15 2 4 11:0011:15 0 2 1 1:15.11:30 I 3 11:15 - 11:30 1 3 1I:30-11:45 3 2 11:3011:45 1 1 11:4542:00 0 6 0 9 15 11:45.110D 0 2 0 6 1 •Total Volumes 90 44 134 76 ll8 194 Daily Totals 166 162 321 I t/6 12/02:1999 04:09 669 -1759 DDS :SPLP PAGE 02 OCT 2 �9a9 LANGDON WILSON ARCHITECTURE P L A N N I N G I N T E R 1 0 R S Partners October 19, 1999 J. Faeick Alen, AIA AsaJ NI Khan Mr. Kevin M. Clarke Michael Schroeder, AIA project Director Polygon Development, LP 200 East Baker Street, Suite 100 Costa Mesa, California 92626 Reference: KCN Design Review Extended Stay America 4881 Birch Street Dear Kevin: Via Facsimile and Mail: (714) SS7 -7696 Based on Koll Center Newport's (KCN) authorization, Langdon Wilson is providing the following KCN CC &R Design Review response to the proposed Extended Stay America project. The design development level drawings submitted for review were prepared by mcg architecture and consist of sheets T.1 and A.1 through A.5, dated August 9, 1999. This design development submission is conditionally approved and is subject to the following requirements: Offices 1. Submit a preliminary (design development level) landscape plan for design review. Of concern is the limited distance between the parking lot and the Los Angeles building and the ability to soften and filter the view of the building from the (213) 2%1186 adjacent streets and properties; and to maintain the established 'office in a park' Orange County character of KCN. In addition to the limited landscape area around the building, (9491833 -9193 the parkways and landscape setback should be considered for supplemental or new landscape treatment. The preliminary landscape submittal should include Phoenix species and size of proposed planting material. (6021252 -2555 2. Proposed screening of the satellite dish, transformer and trash enclosure should 16800 Von Karmen Ave.. be indicated on the preliminary landscape plan. Suite 200 3. Three monument signs are proposed. The corner monument sign exceeds the 4' lmina, CA 92612 -1517 permitted height limit contained in the KCN Planned Community Development (949)633.9193 Standards (P.C. Text). The height of this sign shall be reduced to 4' in height. The PAX (949) 833.3098 other two signs comply with the P.C. Text requirements. J. Patrick Allen, AIA , ! Architect ��I 12/02/1999 04:09 ANGDON ILSON ARCHITECTURE P L A N N I N r I N T E R 1 0 R S E E 669 -1.'59 Mr. Kevin .M. Clarke Project Director Polygon Development, LP DDS :BPLP PAGE 03 October 19, 1999 Page 2 4. The proposed new Von Karman driveway is conditionally acceptable to Koll Center Newport. The concern is the potential for City imposed conditions that would restrict left turn movements to and from existing driveways, such as extending the raised median. If such conditions are imposed Koll Center Newport reserves the right to riot approve the proposed curb cut if it so chooses. 5. The proposed elevations indicate three proposed wall signs. Only two are permitted by the P.C. Text and only two locations are approved by KCN. 6. To complete the design development phase design review, the following submittals should be made: a) Preliminary landscape plans; b) Preliminary exterior signage indicating size, location, materials, color and letter style; and c) Exterior material, finishes and colors. If there are any questions or clarification required regarding the conditions of design development phase approval, please call me at (949) 833 -9193. Sincerely, I'// u J. Patrick Allen, AIA Senior Partner cc via facsimile: flay Werta - C.B. Richard Ellis - (310) 563 -8670 Tim Strader - KCN c/o Starpointe Ventures - (949) 719 -6366 Buffi Hendrix - C.B. Richard Ellis - (949) 833 -2476 WC\CAD D1172421674 {I arke.doc J4,;L If- i �rF,`x'POgr � m in v - s CITY OF NEWPORT BEACH COMMUNITY and ECONOMIC DEVELOPMENT PLANNING DEPARTMENT 3300 NEWPORT BOULEVARD NEWPORT BEACH, CA 92658 (949) 644 -3200: FAX (949) 644 -3250 Hearing Date: Agenda Item No.: Staff Person: Period: December 9, 1999 3 Marc Myers (949) 644 -3210 14 days REPORT TO THE PLANNING COMMISSION (' ` —a-t) uU PROJECT. — ExtondedStayAmerica 4881 Birch Street PURPOSE OF APPLICATION: Request for a General Plan Amendment, PC Amendment, Use Permit and a Traffic Study to allow the construction of a 164 room extended stay hotel. The General Plan Amendment will increase the square footage entitlement permitted on the site, the PC Amendment involves text modifications to the development standards including, but not limited to: designating Parcel l of Retail and Service Site I for hotel use, increasing the square footage entitlement to accommodate the construction of the new building, and establishing a 60 foot height limit for the new hotel site. A Use Permit is required for the establishment of a hotel. ACTION: Recommend to the City Council approval of the project and: • Accept the Negative Declaration as adequate for approval of the project; and • Adopt Resolution 99 -_, recommending approval of General Plan Amendment No. 99 -2(A); and • Adopt Resolution 99 recommending approval of Planned Community Amendment No. 897; and Approve: • Use Permit No. 3665 • A Trip Generation Study With findings and conditions in Exhibit "A ". LEGAL DESCRIPTION: Parcel 2 of Parcel Map Book 76, Page 45 and Parcel 1 of Parcel Map Book 129, Page 5 ZONE: PC (Koll Center Planned Community) OWNER: PB Von Karman L.P. and Burnett Polygon, Costa Mesa and Honolulu Points and Authority • Conformance with the General Plan The Land Use Element of the General Plan designates the site for 'Retail Service Commercial" uses. A hotel use is permitted within this designation. The Land Use Element currently allows 52,740 square feet of floor area for retail and office uses on Parcel 1, and a total of 102,110 square feet in Retail and Service Site 1 of Koll Center Newport Planned Community. The proposed project requires an amendment to the Land Use Element tc- mcreas2 the entitlement in Retail and Service Site 1 by 17,216 square feet with 164 hotel rooms. • Environmental Compliance (California Environmental Quality Act) In accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines and City Council Policy K -3, an Initial Study has been prepared for the project. Based upon the information contained in the Initial Study, it has been determined that if proposed mitigation measures are incorporated, the project will not have a significant effect on the environment. A Mitigated Negative Declaration has, therefore, been prepared for the project, and a copy of it is attached for the Planning Commission's review. It is the present intention of the City to accept the Negative Declaration and supporting documents. The Negative Declaration is not to be construed as either approval or denial by the City of the subject applications. The City encourages members of the general public to review and comment on this documentation. Copies of the Negative Declaration and supporting documents are also available for public review and inspection at the Planning Department. • Amendment procedures and requirements are set forth in Chapter 20.94 of the Municipal Code. • Use Permit procedures and requirements are set forth in Chapter 20.91 of the Municipal Code. • Traffic Study requirements are set forth in Chapter 15.40 of the Municipal Code. GPA 99 -2(A) Amendment No. 897 Use Permit No, 3665 Page 2 VICINITY MAP 1 , (rj 1 r.. r1, , GPA 99 -2 ( Subiect Property and Surrounding Land Uses Current The subject site is currently developed with a Development: food court. To the north: Beyond the parking structure on the adjacent buildings and related off - street parking- To the east: Across Von Kalman Avenue are additional p off - street parking- To the south: Across Birch Street are additional profession arkin . To the west: Are business and professional office buildings Analysis The proposal involves the construction of an extended stay hotel project on the 2.7 acre site located at 4881 Birch Street currently occupied by the Plaza de Caf6 food court. The proposed extended stay hotel will consist of approximately 69,956 square feet of development including the residential areas, common areas, service areas, and a mechanical storage room. The hotel will provide 164 rooms in a single, four -story building. The parking for the hotel is provided on -site within the surface level parking areas surrounding the hotel building. General Plan Amendment The Land Use Element of the General Plan is a long range planning document setting forth the City's policies for the use of land. The objective of the Land Use Element is to provide for an orderly balance of residential and commercial uses with an emphasis on preserving the quality of life found in the City. The project is located in Statistical Area L4, Koll Center Newport Retail and Service Site 1 of the Land Use Element, which does not provide for further growth at this time beyond the retail and office uses which exist on -site. However, amendments to the General Plan may be approved with the finding that the amendment is consistent with the intent and policies of the General Plan. The General Plan policies applicable to this proposal are discussed below. General Plan Policy B allows for some modest growth provided that traffic does not exceed the level of service desired by the City. Based on the Institute of Transportation Engineers (ITE) Trip Rates for the existing use versus the proposed use, the City Traffic Engineer determined that the proposed hotel would reduce the site's traffic generation. However, to substantiate this finding and to assess consistency with this policy, a Trip Generation Study was conducted. This analysis verified the proposed hotel development would result in fewer daily and peak hour trips, and would not result in significant changes to long range traffic service levels. The City Traffic Engineer has reviewed the study and concurs with its findings. Therefore, approval of this amendment would be consistent with policy B. General Plan Policy C in the Land Use Element allows for commercial, recreation or destination visitor serving facilities when traffic congestion and parking shortages are controlled. The proposed hotel is a commercial extended stay hotel seeking to provide support service for the professional and business offices that surround the use. Based on the Trip Generation Study and the number of parking spaces provided on -site for the proposed use, the hotel use will resTilt in fewer trips, and adequate on site parking is available for the proposed use since the project is providing more than two times the number required by code. Therefore, the amendment to increase the entitlement permitted on this site is consistent with General Plan policy C. General Plan Policy D requires that the siting of new buildings and structures shall be controlled and regulated to preserve, to the extent practical, public views and unique natural resources. While the City remains committed to protect private property rights, it is also committed to regulate the placement of buildings in areas adjacent to valuable natural resources and environmentally sensitive habitats. GPA 99 -2(A) Amendment No. 897 Use Permit No. 3665 Page 4 , The proposed location of the hotel building is in Retail and Service Site 1 of Koll Center Planned Community, which contains a mixture of administrative and financial commercial uses and general retail commercaal uses. The existing building which will be demolished is a two story commercial building occupied by a number of restaurant uses in a food court setting. The proposed hotel building will maintain an overall height of approximately 60 feet which is comparable to, and lower than, many of the existing office buildings in the surrounding area. The hotel will consist of a single, four -story residential building and related surface level parking. The height and bulk of the new building is such that it will be visible from many locations within and around the Koll Center area, and will be .visible :i•om Von Kalman Avenue, Birch Street and possibly Campus Drive. However, the proposed architectural style, finish and color of the hotel building is compatible with the adjacent buildings, and therefore, are in keeping with the general character of the area. Additionally, the location of the new building will not adversely affect natural resources nor will it impact environmentally sensitive habitat since the subject site and the surrounding area is currently fully developed. The proposed amendment, therefore, meets the intent of General Plan Policy D. General Plan Policy F provides for the City to develop and maintain suitable and adequate standards for landscaping, sign control, site and building design, parking and other development standards to insure that commercial projects are aesthetically pleasing and compatible with surrounding land uses. As previously stated, the proposed amendment will provide for a commercial extended stay hotel. The nature of the proposed hotel is such that it serves business people who have a need to stay in town for periods of time which are longer than a typical hotel stay, but shorter than a typical apartment lease. The architectural style, finish and color of the building will be similar to the existing development and, therefore, aesthetically pleasing and compatible with surrounding land uses. In addition, the exterior appearance of the proposed building, including site landscaping and signage is consistent with the appearance of the existing buildings in the immediate vicinity. It is the opinion of staff that the development standards contained in the Kell Center Newport Planned Community District Regulations provide suitable and adequate development standards for the site. Therefore, the amendment meets the intent of General Plan Policy F. General Plan Policy L provides for the City to promote the prosperity of its commercial districts through the adoption of appropriate development regulations, so that those districts reflect and compliment the high quality of its residential areas. It is the opinion of staff that an extended stay hotel will improve the prosperity of Koll Center and the overall airport area by providing accommodations for corporate travelers to the area. Also, an extended stay hotel is a use supportive of corporate business office uses. Additionally, the modified development regulations maintain the character of the district and reflect the intent of the Koll Center Planned Community GuideTines, therefore, the amendment meets the intent of General Plan Policy L. Due to the possibility of inaccurate square footage numbers documented over time in the General Plan Land Use Element, staff has included a slight adjustment (674 square feet) in the amount of entitlement to accommodate potential modest adjustments in the hotel building, should the need arise. GPA 99 -3(A) Amendment No. 897 Use Permit No. 3665 Page 5 Planned Community Text Amendments The Koll Center Planned Community Text is intended to implement the policies and development limitations of the General Plan. Should the Planning Commission determine that the General Plan Amendment is appropriate in this case, the PC text amendment related to the increased entitlement would be the implementation of the policies of the General Plan. The PC text amendment also includes revisions to the development standards which apply to the site. These are discussed below. The hotel building is proposed on a site currently designated for retail and office use only. To accommodate the proposed hotel use, this site must be changed to a designation consistent with the proposed use. The applicant is proposing to modify the PC text development standards to accommodate the construction of the proposed hotel building. A hotel use is permitted within the retail and service designation of the General Plan. However, the PC text does not currently allow hotel uses on this site. The PC land use designation of the site will be changed from retail and office to hotel, since, in the Koll Center Planned Community, hotel sites are specifically designated by the text regulations. An additional modification to the PC text development standards is an increase in the height limit requirements. The proposed height limit for the hotel site is 60 feet, while the current height limit established for this site by the PC text is 35 feet. However, most of the other sites within the Planned Community have a greater height limit, and the existing office buildings surrounding the site are all in excess of 35 feet. Therefore, staff does not believe that any undesirable or abrupt scale relationships would be created by approval of the request. The proposed office building complies with all other site regulations. Use Permit Hotel development in the Koll Center Planned Community requires the approval of a Use Permit. Approval of this use permit will allow the construction of an extended stay hotel. The hotel will consist of 164 rooms. All of the rooms in the hotel are I- bedroom and l- bathroom, and include a fully equipped kitchenette, and small dining area. Unlike typical hotels, this hotel does not provide ancillary uses such as a restaurant, clubhouse, meeting rooms, lounge area, exercise room, or pool/spa facilities. However, it does provide laundry facilities on site. Parking , The proposed surface level parking lot will provide the parking for the proposed building. The Municipal Code requires 1 parking space for each two guest rooms. With a total of 164 guestrooms, 82 parking spaces are required. However, since the hotel caters to corporate users from out of town with longer stays and lower turnover, staff is of the opinion that the demand on parking may be higher in this case since a rental car is typically utilized for the duration of the stay, and is parked at the hotel. Due to these characteristics, utilization of the parking requirement of one space per room for motel may be more appropriate in this case. If so applied, 164 parking spaces would be required. Since, the project is providing 185 parking spaces on site at a ratio greater than GPA 99.2U1 Ainendment No. 897 Use Permit No, 3665 Page 6 I space per each room, staff is of the opinion that number of parking spaces provided on site is adequate for the hotel use. A condition of approval has been included which reflects this requirement. Vehicular Access and On -Site Circulation: The proposed on -site circulation for the hotel is illustrated on the Parking Site Plan. The surface level parking area surrou:ls the building. The ingress/egress to the parking area is provided via two existing curb cuts, one from Birch Street and the other from Von Karman Avenue. The access drive from Von Karman Avenue is provided in the form of a 28 foot wide reciprocal access easement. The easement is recorded and provides pedestrian and vehicular ingress and egress to the subject property and the adjacent site. The site plan calls for a 26 foot wide drive aisle which extends around the building throughout the entire surface level parking area. The City Traffic Engineer has reviewed the plans and, because there are two existing access points to the site, and the drive aisles meet the City's standards, access and circulation for the site are considered adequate and no problems are anticipated. Recommendations The adoption and amendment of the General Plan is considered a legislative act on the part of the City, and State Planning Law does not set forth any required findings for either approval or denial of a General Plan Amendment. Zoning actions are required to be consistent with the General Plan. Staff is of the opinion that the proposed location of the hotel and the proposed conditions under which it would be operated or maintained could be found consistent with General Plan policies and the purpose of the district in which the site is located because adverse traffic impacts are not anticipated in association with the project, the visitor accommodation will not create traffic or parking problems, the project will not affect public views or unique natural resources, and the hotel will add to the prosperity of Koll Center Planned Community. The approval of the amendment to the General Plan's Land Use Element for the proposed hotel is, therefore, consistent with the City's land use policies. Section 20.91.035 of the Newport Beach Municipal Code provides that in order to grant any use permit, the Planning Commission shall find that the establishment, maintenance or operation of the use or building applied for will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, morals, comfort, and general welfare of persons residing or workingih 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. In this particular case, based upon the analysis contained in this report, staff is of the opinion that the findings for approval of the use permit can be made for the proposed extended stay hotel facility since the parking demand can be adequately served by the parking provided on -site. Additionally, issues related to access and site circulation have been reviewed by the Traffic Engineer and are considered adequate. Because of the site's location in a regional office center, and the fact that the hotel does not include ancillary uses such as a clubhouse or restaurant, there is little potential for GPA 99 -2(A) Amendment No. 897 Use Permit No. 3665 Page 7 problems associated with the hotel operation. Additionally, due to the highly developed character of the surrounding land uses, which include a combination of low rise support structures and several other multi -story high rise buildings, the development will not impact the character of the existing development. In addition, staff also believes that the provisions of the Koll Center Planned Community District Regulations adequately address site requirements and provide for uniform landscape treatment on site and throughout the center. It can also be found that the project meets the requirements of the Traffic Phasing Ordinance because the proposed exr ^itded stay hotel project will generate fewer trips than the existing food court use currently occupying the site. Based on the information contained in the Trip Generation Study and the City's Traffic Phasing Ordinance, a traffic study is not required because the proposed project does not result in an increase of greater than 300 trips to the site. Should the Planning Commission wish to approve the subject project, the actions and findings and conditions of approval set forth in the attached Exhibit "A" are suggested. Staff cannot reasonably conceive of findings for denial since the proposed hotel use in this particular case conforms to Title 20 of the Municipal Code and all other requirements of the Koll Center Planned Community District Regulations and does not appear to have any detrimental effect on the surrounding neighborhood. However, should information be presented at the public hearing which would warrant the denial of this application, the Planning Commission may wish to take such action. Submitted by: PATRICIA L. TEMPLE Planning Director ni �J Prepared by: MARC W. MYERS Associate Planner Attachments: Exhibit "A" Mitigated Negative Declaration Mitigation Monitoring Program Traffic Generation Study Letter from Koll Center Community Association Site Plan, Floor Plan and Elevations F:\USERSTLMSHAREM I PLANCOMM 999\ 12- 09\ExtemdcdStay1GPA99- 2(A)tpt GPA 99 -2(A) Amendment No. 897 Use Permit No. 3665 Page 8