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Home My WebLink About29 - 1401 Dove Street - IMHACH Dove Street (applicant)CITY OF NEWPORT BEACH COMMUNITY AND ECONOMIC DEVELOPMENT PLANNING DEPARTMENT _ = 3300 NEWPORT BOULEVARD °�t� °n" • NEWPORT BEACH. CA 92658 (949) 644 -3200; FAX (949) 644 -3250 Hearing Date: Agenda Item No.: Staff Person: REPORT TO THE MAYOR AND CITY COUNCIL PROJECT: 1401 Dove Street IMHACH Dove Street (applicant) December 14, 1 29 Marc Myers (949) 644 -3210 PURPOSE OF APPLICATION: A request to permit the construction of a two -story 26,122 square foot commercial office building built over a partially subterranean parking lot. The proposed site encompasses approximately 3.8 acres of land area and is currently developed with a six -story office building and related on -site parking. The new office building will be located to the west of the existing building towards the rear of the site where a portion of the parking lot currently exists. The project involves the approval of: • a General Plan Amendment and PC Amendment to increase the square footage entitlement in Block E of Newport Place Planned Community. The current limit of 834,762 square feet will be increased to 860,884 square feet to accommodate the construction of the new commercial office building, and • a Modification to permit reduction of the parking requirement ratio from I space for each 225 square feet to 1 space for each 250 square feet of net floor area, and • a Traffic Study. ACTION: I. Conduct public hearing; and 2. Adopt Resolution No. 98 -_, approving General Plan Amendment 98 -1 (B); and 3. Introduce Ordinance No. 98- , an amendment to the Newport Place Planned Community, and pass to second reading on January 11, 1999; and 3. Sustain the action of the Planning Commission and approve the applications related to the General Plan and Zoning Amendments, subject to the Findings, Mitigation Measures and Conditions as modified by the Planning Commission: • The acceptance of a Negative Declaration • Modification No. 4731 • Traffic Study No. 117 LEGAL DESCRIPTION: Parcel 1, Book 40, Page 32 of Orange County Parcel Maps ZONE: PC (Planned Community) OWNER: IMHACH Dove Street LLC, Santa Ana Heights Planning Commission Recommendation At its meeting of November 19, 1998, the Planning Commission voted (6 ayes, 1 absent) to recommend approval of the applications related to the proposed new office building. An excerpt of the draft Planning Commission minutes, with the recommended mitigation measures, findings, and conditions of approval, and the Planning Commission staff report are attached for the information of the City Council. The key issue discussed by the Planning Commission was the incremental growth associated with small entitlement increases of this nature. The primary concern in this regard was the potential for such projects to adversely affect the ability of other property owners to exercise their existing entitlements while meeting the criteria of City regulations, particularly the Traffic Phasing Ordinance. In making its recommendation for approval, the Commission felt that the small scale of the project would not be a significant deterrent to the exercise of the development rights of other property owners in the airport area. Submitted by: SHARON Z. WOOD Assistant City Manager Prepared by: PATRICIA L. TEMPLE Planning Director Attachments: I. Resolution 2. Ordinance 3. Excerpt of draft November 19, 1998 Planning Commission minutes 4. November 19, 1998 Planning Commission staff report 5. Plans and elevations GPA No. 98 -1(B) Amendment No. 877 Modification No. 4731 Traffic Study No. 117 Page 2 RESOLUTION NO.98- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH APPROVING AN AMENDMENT TO THE LAND USE ELEMENT OF THE NEWPORT BEACH GENERAL PLAN TO INCREASE THE ALLOWED DEVELOPMENT IN THE NEWPORT PLACE PLANNED COMMUNITY [General Plan Amendment No. 98 -1(B)] 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 with the contribution to an identified improvement; 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; and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy L, because additional office space is supportive of the prosperity of the Newport Place area; and WHEREAS, on November 19, 1998, the Planning Commission of the City of Newport Beach conducted a public hearing regarding General Plan Amendment 98 -1 (B) 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 application noted. GPA No. 98 -1(B) Amendment No. 877 Modification No. 4731 Tmffic Study No. 117 Page 3 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 (NP Block E) Block E, and the Estimated Growth for Statistical Area 14 Table of the General Plan to read as follows: Newport Center (Statistical Area Ll) 2 -5. NP Block E. Block E is bounded by Westerly Place, Dove Street and Quail Street. The site is designated for Administrative, Professional and Financial Commercial land use and is allocated 834,762 sq. ft. BE IT FURTHER RESOLVED that the development authorized by this action is allocated to 1401 Dove Street, Newport Beach. GPA No.98 -1(B) Amendment No. 877 Modification No. 4731 Traffic Study No. 117 Page 4 ESTIMATED GROWTH FOR STATISTICAL AREA L4 Residential (in do's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1187 Projection Growth 1/1/87 Projection Growth 1 -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- 31,8161 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.KCNRS 1 -0- -0- -0- 52,086 102,110 50,024 1- 10.CourtHouse -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- 160,578 160,578 -0- 2-9.NP BLK 7 -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- 6,922,916 7,850,425 927,509 Population -0- -0- -0- BE IT FURTHER RESOLVED that the development authorized by this action is allocated to 1401 Dove Street, Newport Beach. GPA No.98 -1(B) Amendment No. 877 Modification No. 4731 Traffic Study No. 117 Page 4 ADOPTED this _day of December, 1998, by the following vote, to wit: AYES NOES ABSENT MAYOR ATTEST: City Clerk GPA No. 98 -1(B) Amendment No. 877 Modification No. 4731 Traffic Study No. 117 Page 5 ORDINANCE NO. 98- AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH APPROVING AN AMENDMENT TO THE NEWPORT PLACE PLANNED COMMUNITY DISTRICT TO ESTABLISH THE PERMITTED GROSS FLOOR AREA FOR PROFESSIONAL & BUSINESS OFFICES SITE 1 & 2 AT 860,884 SQUARE FEET (PLANNING COMMISSION AMENDMENT NO. 877) WHEREAS, on November 19, 1998, Planning Commission of the City of Newport Beach held a public hearing regarding this amendment, and recommended approval to the City Council; and WHEREAS, on December 14, 1998, the City Council of the City of Newport Beach held a public hearing regarding this amendment; and Beach; 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, the proposed amendment to the land use limitations of the Newport Place Planned Community District, to increase the permitted amount of development, will apply only to the property at 1401 Dove Street and not to any other site in Newport Place. THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1: The permitted level of development for Professional & Business Offices Site I & 2 of the Newport Place Planned Community is established at 860,884 gross square feet. The additional development authorized by this action shall be limited to new construction at 1401 Dove Street, Newport Beach. GPA No. 98 -1(B) Amendment No. 877 Modification No. 4731 Traffic Study No. 117 Page 6 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 December 14, 1998, and adopted on the 11th day of January, 1999, by the following vote, to wit: AYES, COUNCIL MEMBERS NOES, COUNCIL MEMBERS ABSENT COUNCIL MEMBERS MA ATTEST: CITY CLERK GPA No. 98 -I(B) Amendment No. 877 Modification No. 4731 Traffic Study No. 117 Page 7 City of Newport Beach Planning Commission Minutes November 19, 1998 J. This use permit f `e with the terms of this approval unless a license has b State Department of Alcoholic date. beverage outlet granted in accordance II expire within 12 months from the date of or transferred by the California GQntrol prior to the expiration ••• SUBJECT: 1401 Dove Street IMH /ICH Dove Street (applicant) • General Plan Amendment No. 98 -1(B), with the acceptanceof a Negative Declaration • Amendment No. 877 • Modification No. 4731 • Traffic Study No. 117 A request to permit the construction of a two -story 26,122 square foot commercial office building built over a partially subterranean parking lot. The proposed site encompasses approximately 3.8 acres of land area and is currently developed with a six -story office building and related on -site parking. The new office building will be located to the west of the existing building towards the rear of the site where a portion of the parking lot currently exists. The project involves the approval of: a General Plan Amendment and PC Amendment to increase the square footage entitlement in Block E of Newport Place Planned Community. The current limit of 834,762 square feet will be increased to 860,884 square feet to accommodate the construction of the new commercial office building, and a Modification to permit reduction of the parking requirement ratio from 1 space for each 225 square feet to 1 space for each 250 square feet of net floor area, and the approval of a Traffic Study. Associate Planner Mark Myers noted the following: • Subject property is currently developed with a six -story, 74,000 square foot office building. • The proposed office building will be located on site where a portion of the surface parking lot currently exists. • Since the Land Use Element of the General Plan does not provide for further growth in this particular area of Newport Place Planned Community, a General Plan Amendment is required. • Amendments to the General Plan may be approved with the findings that the amendmentis consistentwith the policies of the General Plan. 18 I 121101 Item No. 4 GPA 98 -1 (B) Negative Declaration A 877 M. 4731 TS 117 Recommended for approval City of Newport Beach Planning Commission Minutes November 19, 1998 INDEX • While consistencywith the General Plan can be made in this case, it should be noted that the General Plan provides a focused and limited amount of policy criteria by which a projectcan be analyzed. • The intent of the General Plan Amendment No. 98 -1 (B) allows for growth provided traffic does not exceed the level of service desired by the City. • The subject property is only able to achieve consistency with policy B of the General Plan with a proportional contribution to an identified intersection improvement. • The traffic analysis shows the additional office space would result in an increase in the level of service at one intersection without the intersection improvement. Concluding, he noted that on page 5 of the staff report in the third paragraph under the subheading Modification, there is a typographical error. The last sentence should read a surplus of 44 spaces, not 69. At Commission inquiry, staff noted that the total number of spaces provided on site is 430. Chairperson Selich noted his confusion with this site that is proposing to add 26,000 square feet and does not trip the TPO and another proposed expansion project (also subject to the General Plan Amendment) had to cut 10,000 square feet so. that it would not trip the TPO. It is confusing as to what can happen with incremental square footage being added. There is additional development that the General Plan allows that has not been built yet. The TPO will effect the propertyowner's abilityto use that square footage. By approving this project, what will we do to their ability to use their property to their full advantage? Here, we are going over and above the square footage that is presently allowed in the General Plan on this site. It becomes confusing because it seems you could go through and incrementally do these little projects behind the various office buildings and before you know it, you have a lot of additional square feet without actually tripping TPO. Commissioner Adams stated this was not unique to this application or site. The argument can be made citywide and has been going on for the last 15 years. This is one of the issues being addressed in the TPO Committee. Discussion continued on: • discussing the hotel site on the original Fletcher Jones site, the office project and this application together; • this project not factored into the TPO study • challenges of deciding the base line for the TPO • regional growth factors • distribution and peak hour characteristics • scale of projects U City of Newport Beach Planning Commission Minutes November 19, 1998 Public comment was opened. IUbl Craig Cooper, representative of Impact Company noted the following: • first proposal was for 32,000 square feet expansion • through initial traffic study, made aware of impact on neighborhood circulation necessitating reduction to 26,000 square feet • the original building purchased to house corporate facilities • projected growth is to occupy the entire six story and future expansion • three operation shifts starting at 6:30 a.m. to 3:30 p.m., 7:00 a.m. to 4:00 p.m. and 8:00 a.m. to 5:00 p.m. Public comment was closed. Commissioner Kranzley noted his concerns about a general plan review and perhaps a specific area plan for the airport. The Commissioncan then address the many small changes to the general plan with these reviews. Continuing, he stated that reducing the parking requirement to 1 for 250 suggests that additional development may occur. He suggested the condition make the requirement so that the parking surplus is 0. Marc Myers noted that Condition 2 under the Heading of Modification No. 4721, could be changed to 231 square feet of net floor which would establish the parking requirementat 429 spaces Motion was made by Commissioner Kranzley to recommend to the City Council approval of General Plan Amendment No. 98 -1 (B), with the acceptance of a Negative Declaration; Amendment No. 877, Modification No. 4731 with the change to condition 2, and Traffic Study No. 117 Ayes: Fuller, Ashley, Selich, Gifford, Adams, Kranzley Noes: None Absent: Ridgeway Abstain : None A. Mitigated Negative Declaration: Findinas: An Initial Study and Mitigated Negative Declaration have been prepared in compliance with the Environmental Quality Act (CEQA), the State CEQA Guidelines, and 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 20 City of Newport Beach Planning Commission Minutes November 19, 1998 environment. INDEX 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 project will comply with the erosion and siltration 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 15.04 or applicable sections). 2. Prior to the issuance of a grading permit, the applicant shall submit a comprehensive geotechnical investigation to the Planning and Building Departmentfor review and approval. 3. Prior to the issuance of a grading permit, the applicant shall submit a construction traffic control plan which includes the haul route, truck hauling operations, construction traffic flagmen, and construction warning /directional signage to the Planning and Traffic Department for review and approval. 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. 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 21 City of Newport Beach Planning Commission Minutes November 19, 1998 project - related emissions. INDEX 6. During construction activities, the applicant shall ensure that the project will comply with SCAQMD Rule 402 (Nuisance), to reduce nuisance due to odors from construction activities. Prior to the issuance of a building permit, the developer shall contribute its proportionate pro -rata fair share traffic impact fees required for improvements at the intersection of MacArthur Boulevard and Jamboree Road as recommended in the traffic study dated September 3, 1998, prepared by Austin -Foust Associates, Inc. and determined by the City Traffic Engineer. 8. The applicant shall ensure that 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 and 8:00 a.m. to 6:00 p.m. on Saturdays, and not at any time on Sundays and holidays. Prior to the commencement of grading activities, the 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. 10. Prior to the commencement of grading activities, the applicant shall submit to the Planning and Building Department a letter from the City Utilities Department confirming availability of water and wastewater services to and from the site. 11. Light sources within the parking area shall be designed or altered to eliminate light and glare spillage onto adjacent properties or uses. Prior to the issuance of a building permit, the applicant shall demonstrate to the Planning Department that the exterior lighting system has been designed and directed in such a manner as to conceal the light source and to minimize light spillage and glare to the adjacent properties. Prior to the issuance of a building permit, the applicant shall provide to the Planning Department, in conjunction with the lighting system plan, light fixture product types and technical 22 City of Newport Beach Planning Commission Minutes November 19, 1998 INDEX 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 use and 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 mitigation measure. 12. A qualified archeologist shall be present during grading activities to inspect the underlying soil for cultural resources. If significant cultural resources are uncovered, the archeologist shall have the authority to stop or temporarily divert construction activities for a period of 48 hours to assess the significance of the find. Standard Requirements: 1. The project shall comply with State Disabled Access requirements. 2. All improvements shall be constructed as required by Ordinance and the Public Works Department. 3. 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. 4. Public easements and utilities crossing the site shall be shown of the grading and building site plans. 5. 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. 6. Any Edison transformer serving the site shall be located outside the sight distance planes as described in City Standard I I O-L. The on -site parking, vehicular circulation and pedestrian circulation systems be subject to further review by the City Traffic Engineer. 23 City of Newport Beach Planning Commission Minutes November 19, 1998 INDEX B. General Plan Amendment No. 98 -1 (B) : Adopt Resolution No. 1482(Attached) recommending to the City Council the adoption of General Plan Amendment No. 98 -1 (B). C. Amendment No. 877: Adopt Resolution No. 1483, recommending to the City Council adoption of Amendment No. 877. D. Modification No. 4721 Findinas: The proposed development is consistent with the Land Use Element of the General Plan as amended by this application. 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. The granting of a modification to establish a parking requirement of 1 space for each 250 square feet of net floor area will not be detrimental to persons, property or improvements in the neighborhood and the modifications as approved are consistent with the legislative intent of Title 20 of the Newport Beach Municipal Code because this parking ratio has proven to be adequate for most general office developments in the City. Conditions: 1. That development shall be insubstantial conformance with the approved site plan, floor plan and elevations, except as noted below. 2. That one parking space for each 250 231 sq. ft. of net floor area shall be provided on -site. Standard Requirements: That all signs shall conform to the provisions of Chapter 20.06 of the Municipal Code. 24 City of Newport Beach Planning Commission Minutes November 19, 1998 2. That the proposed office building and related parking structure shall conform to the requirementsof the Uniform Building Code. 3. That the project shall comply with State Disabled Access requirements. 4. That the on -site parking, vehicular circulation and pedestrian circulation systems be subject to further review by the City Traffic Engineer. 5. That this Modification shall expire unless exercised within 24 months from the date of approval as specified in Section 20.80.090A of the Newport Beach Municipal Code. E. Traffic Study 117 Findings: That a Traffic Study has been prepared which analyzes the impact of the proposed project on the peak -hour traffic and circulation system in accordance with Chapter 15.40 of the Newport Beach Municipal Code and City Policy 1 -18. 2. That the Traffic Study has been reviewed by the City Traffic Engineer and found in compliance with the Traffic Phasing Ordinance. 3. That the Traffic Study indicates that the project - generated traffic will neither cause nor make worse an unsatisfactory level of traffic on any' major," primary- modified,'or'primary'street at any of the nine intersections selected for evaluation by City staff and based on the characteristicsof the proposed development. 4. That the Traffic Study indicatesthat the project- generatedtraffic will not be greaterthan one percent of the existing traffic during the 2.5 hour peak period on eight of the nine study intersections and that the ICU analysis for one of the nine intersections indicates that the ICU value does not increase. 25 INDEX �E`x'POgr CITY OF NEWPORT BEACH Hearing Date: November 19, 1998 COMMUNITY and ECONOMIC DEVELOPMENT Agenda Item No.: 4 PLANNING DEPARTMENT \_ s 3300 NEWPORT BOULEVARD Staff Person: Marc Myers NEWPORT BEACH. CA92658 (949) 644 -3210 (949) 644 -3200: FAX (949) 644.1250 Appeal Period: 14 days REPORT TO THE PLANNING COMMISSION PROJECT: 1401 Dove Street IMHACH Dove Street (applicant) PURPOSE OF APPLICATION: A request to permit the construction of a two -story 26,122 square foot commercial office building built over a partially subterranean parking lot. The proposed site encompasses approximately 3.8 acres of land area and is currently developed with a six -story office building and related on -site parking. The new office building will be located to the west of the existing building to,vards the rear of the site where a portion of the parkng lot currently exists. The project involves the approval of: • a General Plan Amendment and PC Amendment to increase the square footage entitlement in Block E of Newport Place Planned Community. The current limit of 834,762 square feet will be increased to 860,884 square feet to accommodate the construction of the new commercial office building, and • a Modification to permit reduction of the parking requirement ratio from I space for each 225 square feet to 1 space for each 250 square feet of net floor area, and • the approval of a Traffic Study. ACTION: Recommend to the City Council approval of: • General Plan Amendment No. 98 -1(B), with the acceptance of a Negative Declaration • Amendment No. 877 • Modification No. 4731 • Traffic Study No. 117 LEGAL DESCRIPTION: Parcel 1, Book 40, Page 32 of Orange County Parcel Maps ZONE: PC (Planned Community) OWNER: IMH/ICH Dove Street LLC, Santa Ana Heights Points and Authority • Conformance with the General Plan The Land Use Element of the General Plan designates the site for "Administrative, Professional and Financial" commercial uses. Office use is permitted within this designation. The Land Use Element currently allows 834,762 square feet of floor area in Block E of Newport Place Planned Community. The proposed project requires an amendment to the Land Use Element to increase the entitlement in Block E by 26,122 square feet, which will allow for a total maximum limit of 860,884 square feet in Block E of Newport Place Planned Community. Environmental Compliance (California Environmental Quality Act) In accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines and City 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 would 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. The Negative Declaration states that the subject development will not result in a significant effect on the environment. 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 attached to this report and are also available for public review and inspection at the Planning Department. Modification procedures and requirements are set forth in Chapter 20.93 of the Municipal Code. • Traffic Study requirements are set forth in Chapter 15.40 of the Municipal Code GPA 98.1 PC Amendment No. 877 Modification No 4731 Traffic Study No. 117 November 19. 1998 Page 2 VICINITY MAP w T m Sim U w."A Ae. PC t Is a six -story, 74,000 square foot professional office building and related off - street parking. To the north: k1m, � Y To the south: Are additional mid and high rise office buildings and related off-street parking. • Y • 1 +A►f r + •r VICINITY MAP w T m Sim U w."A Ae. PC t i ac ac d ,• r . \ +' 1 crl. Ac sRUWAV z General Plan Amendment No. 98 -1(B�, Subject Property and Surroundinal,and Uses AC ,t PLO i• 70 hit Current Development: Is a six -story, 74,000 square foot professional office building and related off - street parking. To the north: k1m, To the east: I To the south: i ac ac d ,• r . \ +' 1 crl. Ac sRUWAV z General Plan Amendment No. 98 -1(B�, Subject Property and Surroundinal,and Uses AC ,t PLO i• 70 hit Current Development: Is a six -story, 74,000 square foot professional office building and related off - street parking. To the north: Are mid and high rise commercial office buildingsand related off-street parking. To the east: Are mid and high rise professional office buildings and related off - street parking. To the south: Are additional mid and high rise office buildings and related off-street parking. To the west: Are also mid and high rise office buildings and related off-street parking. GPA 98 -1 PC Amendment No. 977 Modification No 4731 Traffic Study No. It 7 November 19. 1998 Page 3 Analysis The project is a two -story office building over a partially subterranean parking garage. Each of the two floors of the building contain approximately 13,061 square feet of floor area, and the partially subterranean parking garage consists of approximately 31,716 square feet. Currently the site is developed with a 74,000 square foot, six -story office building and related surface parking. Various multi -story professional office buildings and financial institutions surround the site. The new building is to be located to the west of the existing office building within the existing parking lot. General Plan and Planned Community Text Amendments 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 ?ocated in Statistical Area L4, Newport Place Block E •)f the Land Use Element which does not provide for further growth at this time. However, amendments to the General Plan may be approved with the finding that the amendment is consistent with th° 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. In order to assess consistency with this policy, a General Plan level traffic analysis was conducted. This analysis showed the proposed additional office development would result in an increase in the predicted Level of Service at the intersection of MacArthur Boulevard and Jamboree Road. However, an improvement to this intersection has been identified which was not anticipated in the current Circulation Element. This is the same improvement identified as part of the City's action on the Burger King Restaurant, which recently was approved by the City. Implementation of the improvement will allow the intersection to stay within the predicted Level of Service contained in the Circulation Element. Therefore, approval of this amendment would be consistent with this policy, if the project makes a proportional contribution to the improvement. 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. The proposed location of the office building, Block E of Newport Place Planned Community, contains a mixture of administrative and financial commercial uses, with the existing development a combination of low and high rise office buildings. The proposed office building addition will maintain an overall height of approximately 57 feet, which is less than many of the existing GPA 98 -1 PC Amendment No. 877 Modification No 4731 Traffic Study No. 117 November 19. 1998 Page 4 buildings in the area. The new office will be developed on the interior of the lot and block, and will be integrated into the existing site development. The height and bulk of the new building are such that it will be visible from many locations within and around the Newport Place area, and could be visible from MacArthur Boulevard at Newport Place Drive. The proposed architectural style, finish and color will be similar to the existing development, and therefore, is in keeping with the general character of the area. Additionally, the location of the new structure will not adversely affect natural resources nor will it impact environmentally sensitive habitat since the site is currently fully developed. The proposed amendment, therefore, meets the intent of General Plan Policy D. 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. As previously stated, the proposed amendment will provide for additional professional and business office space. Professional and business office uses are an integral part of an important commercial district in Newport Beach. It is the opinion of staff that an additional office building will improve the prosperity of Newport Place and the overall airport area by increasing the availability of quality office space in the area. Therefore, the amendment meets the intent of General Plan Policy L. The Newport Place 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 related PC text amendment would be the implementation of the policies of the General Plan. Modification The Newport Place Planned Community District Regulations require the provision of parking for office use at a ratio of i space for each 225 square feet of net floor area. The regulations also provide for the reduction of the ratio to 1 space for each 250 square feet, upon review and approval of the Modifications Committee in each case. The applicant is requesting that the parking requirement for the office building use be reduced in accordance with the PC Text Regulations. The existing 6 -story office building currently provides the required number of parking spaces on site at a ratio of 1 space for each 225 square feet. However, with the new construction located in a portion of the existing parking lot, the site, including the partially subterranean parking garage, is unable to provide the required number of parking spaces on site at that ratio. With a parking requirement of 1 space for each 225 square feet of net floor area, the project has a deficit of 10 parking spaces. However, by reducing the parking requirement to 1 space for each 250 square feet of net floor area, there would be a surplus of 69 spaces. Most areas of the City have a parking requirement of 1 space for each 250 square feet of net floor area for general office development. Additionally, several modifications to the parking requirement have been approved in various parts of the Newport Place Planned Community with no resulting problems. Therefore, staff is of the opinion that the reduction in the requirement ratio is consistent GPA 98 -1 PC Amendment No. 877 Modification No 4731 Trnfric Study No. 117 November 19, 1998 Page 5 with the intent of Title 20, and has no objection to the reduction in the puking requirement. A condition of approval has been suggested which reflects this parking ratio. Traffic Study A traffic study has been prepared which analyzes the impact of the proposed project on the peak hour traffic and circulation system in accordance with Chapter 15 of the Municipal Code and Council Policy L -18. The City Traffic Engineer identified nine intersections which could be affected by the proposed project. Each of these intersections are identified on Page 6 of the attached traffic study. The traffic study indicates that the proposed project will not have a significant impact on the level of service at the key intersections identified and, therefore, the project complies with the requirements of the City's Traffic Phasing Ordinance and Council Policy. A detailed discussion of the traffic study can be found in the appendix of this report. Vehicular Access and On -Site Circulation: The proposed partially subterranean parking structure will provide the parking for the proposed building. The ingress /egress to this parking structure is provided through the existing surface parking lot from Dove Street. The site plan (Figure 2, attached traffic st.:dy) calls for a 26 foot wide drive aisle with direct access to the parking structure from Dove Street. Since there are two existing access points to the site from Dove Street, access and circulation for the site are considered adequate. 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 such requests. Zoning actions are required to be consistent with the General Plan. Staff is of the opinion that the proposed additional office entitlement could be found consistent with General Plan policies because adverse traffic impacts are not anticipated in association with the project, the project will not affect public views or unique natural resources, and the additional office space will add to the prosperity of Newport Place. Additionally, the project is located within a large regional office center and therefore is physically compatible with the existing surrounding development. Staff is also of the opinion that the granting of the modification to reduce the required parking to 1 space for each 250 square feet of net floor area will not be detrimental to persons, property or improvements in the neighborhood, and would be consistent with the legislative intent of Title 20 of the Newport Beach Municipal Code, since most office developments in the City provide parking at that ratio with no resultant problems. Additionally, based on the traffic analysis performed for this project, the ICU values during the A.M. and P.M. did not increase with the project within the timeframes for this analysis specified by the Traffic Phasing Ordinance. Therefore, the proposed project is in conformance with that ordinance. GPA 98 -1 PC Amendment No. 877 Modification No 5731 Traffic Study No. 117 November 19. 1998 Page 6 Should the Planning Commission wish to approve the subject project, the actions, 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 use in this particular case, conforms to all other requirements of the Newport Place 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 Prepared by: MARC W. MYERS Associate Planner P,1uc.� 1761C Attachments: Appendix Exhibit "A" with Resolutions Negative Declaration with Traffic Study attached Site Plan, Landscape Plan and Elevations F: \USERS \PLN\SFIARED\ I PLANCOM\ 1998\ 11- 19 \GPA98 -1 RPT GPA 98 -1 PC Amendment No. 877 Modification No 4731 Traffic Study No. 117 November 19. 1998 Page 7 APPENDIX "A" LOCATION: 1401 Dove Street; Parcel 1, Book 40, Page 32 of Orange County Parcel Maps ZONE: PC (Planned Community) Newport Place Planned Community APPLICANT: IMH /ICH Dove Street Santa Ana Heights OWNER: IMH/ICH Dove Street LLC, Santa Ana Heights Expanded Traffic Study Analysis The attached traffic study satisfies the requirements of the City's Traffic Phasing Ordinance and Council Policy L -18. The trip generation forecasts are set forth in Table 1, located on Page 4 of the study. A detailed explanation of the criteria used for the trip generation forecasts is set forth on Page 1 of he traffic study. The City Traffic Engineer identified ni %ie intersections which could be affected by the proposed project, which are listed on Page 6 of the study. The first step in evaluating intersections is to conduct a one percent traffic volume analysis, taking into consideration existing traffic, regional growth, and committed projects' traffic. For any intersection where, on any approach leg, project traffic is estimated to be greater than one percent of the projected 2' /z hour volume in either the morning or afternoon, an Intersection Capacity Utilization (ICU) analysis is required. As summarized in Table 3 on Page 10, only one of the nine intersections increased traffic at any approach leg by 1% of the projected 2 -%z hour afternoon peak. This intersection is Campus Drive and Dove Street. An ICU analysis was, therefore, conducted for this intersection. The result of this analysis showed (Page 11) that the project did not increase the existing ICU of 0.90. GPA 98 -1 PC Amendment No. 877 Modification No 4731 Traffic Study No. 117 November 19. 1998 Page 8 EXHIBIT "A" FINDINGS, MITIGATION MEASURES AND CONDITIONS OF APPROVAL Mitigated Negative Declaration General Plan Amendment No. 98 -1 (B) Amendment No. 877 Modification No. 4731 and Traffic Study 117 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 Council Policy K -3. 2. On the ?tasis of the analysis set forth in the Initial Study and 1itigated 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. MitgationMeasures: 1. 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 15.04 or applicable sections). 2. Prior to the issuance of a grading permit, the applicant shall submit a comprehensive geotechnical investigation to the Planning and Building Department for review and approval. GPA 98 -1 PC Amendment No. 877 Modification No 4731 Traffic Study No. 117 November 19. 1998 Page 9 3. Prior to the issuance of a grading permit, the applicant shall submit a construction traffic control plan which includes the haul route, truck hauling operations, construction traffic flagmen, and construction warning /directional signage to the Planning and Traffic Department for review and approval. 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. 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. 6. During construction. ctivities, the applicant shall ensure that the project will cc -mply with SCAQMD Rule 402 (Nuisance), to reduce nuisance due to odors from construction activities. 7. Prior to the issuance of a building permit, the developer shall contribute its proportionate pro -rata fair share traffic impact fees required for improvements at the intersection of MacArthur Boulevard and Jamboree Road as recommended in the traffic study dated September 3, 1998, prepared by Austin -Foust Associates, Inc. and determined by the City Traffic Engineer. 8. The applicant shall ensure that 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 and 8:00 a.m. to 6:00 p.m. on Saturdays, and not at any time on Sundays and holidays. 9. Prior to the commencement of grading activities, the 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. 10. Prior to the commencement of grading activities, the applicant shall submit to the Planning and Building Department a letter from the City Utilities Department confirming availability of water and wastewater services to and from the site. GPA 98 -1 PC Amendment No. 877 Modification No 4731 Traffic Study No. 117 November 19. 1998 Page 10 11. Light sources within the parking area shall be designed or altered to eliminate light and glare spillage onto adjacent properties or uses. Prior to the issuance of a building permit, the applicant shall demonstrate to the Planning Department that the exterior lighting system has been designed and directed in such a manner as to conceal the light source and to minimize light spillage and glare to the adjacent properties. Prior to the issuance of a building permit, the applicant shall provide to the Planning Department, in conjunction with the lighting system plan, light 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 use and 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 mitigation measure. 12. A qualified archeologist shall be present during grading activities to inspect the underlying soil for cultural resources. If significant cultural resources are uncovered, the archeologist shall have the authority to stop or temporarily divert construction activities for a period of 48 hours to assess the significance of the find. Standard Requirements: The project shall comply with State Disabled Access requirements. 2. All improvements shall be constructed as required by Ordinance and the Public Works Department. 3. 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. 4. Public easements and utilities crossing the site shall be shown of the grading and building site plans. 5. 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. 6. Any Edison transformer serving the site shall be located outside the sight distance planes as described in City Standard 110 -L. GPA 98 -1 PC Amendment No. 877 Modification No 4731 Traffic Study No. 117 November 19. 1998 Page 11 The on -site parking, vehicular circulation and pedestrian circulation systems be subject to further review by the City Traffic Engineer. B. General Plan Amendment No. 98-1 (B): Adopt ResolutionNo. (Attached) recommending to the City Council the adoption of General Plan Amendment No. 98-1 (B). C. Amendment No. 877: Adopt Resolution No. recommending to the City Council adoption of Amendment No. 877. D. Modification No. 4721 Findings: The proposed development is consistent with the Land Use Element of the General Plan as amended by this application. 2. On the basis of the analysis set forth in the l,»tial 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. The granting of a modification to establish a parking requirement of 1 space for each 250 square feet of net floor area will not be detrimental to persons, property or improvements in the neighborhood and the modifications as approved are consistent with the legislative intent of Title 20 of the Newport Beach Municipal Code because this parking ratio has proven to be adequate for most general office developments in the City. Conditions: That development shall be in substantial conformance with the approved site plan, floor plan and elevations, except as noted below. 2. That one parking space for each 250 sq.ft. of net floor area shall be provided on -site. Standard Requirements: That all signs shall conform to the provisions of Chapter 20.06 of the Municipal Code. 2. That the proposed office building and related parking structure shall conform to the requirements of the Uniform Building Code. 3. That the project shall comply with State Disabled Access requirements GPA 98 -1 PC Amendment No. 877 Modification No 4731 Traffic Study No. 117 November 19. 1998 Page 12 4. That the on -site parking, vehicular circulation and pedestrian circulation systems be subject to further review by the City Traffic Engineer. 5. That this Modification shall expire unless exercised within 24 months from the date of approval as specified in Section 20.80.090A of the Newport Beach Municipal Code. E. Traffic Study 117 Findings: That a Traffic Study has been prepared which analyzes the impact of the proposed project on the peak -hour traffic and circulation system in accordance with Chapter 15.40 of the Newport Beach Municipal Code and City Policy L -18. 2. That the Traffic Study has been reviewed by the City Traffic Engineer and found in compliance with the Traffic Phasing Ordinance. 3. That the Traffic Study indicates that the project - generated traffic will neither cause nor make worse an unsatisfactory level of traffic on any 'major,' 'primary- modified; or 'primary' street at any of the nine intersections selected for evaluation by City staff and based on the characteristics of the proposed development. 4. That the Traffic Study indicates that the project - generated traffic will not be greater than one percent of the existing traffic during the 2.5 hour peak period on eight of the nine study intersections and that the ICU analysis for one of the nine intersections indicates that the ICU value does not increase. GPA 98 -1 PC Amendment No. 877 Modification No 4731 Traffic Study No. 117 November 19. 1998 Page 13 I9 RESOLUTION 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 ALLOWED DEVELOPMENT IN THE NEWPORT PLACE PLANNED COMMUNITY [General Plan Amendment No. 98 -1(B)] 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 with the contribution to en identified improvement; 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; and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy L, because additional office space is supportive of the prosperity of the Newport Place area; and WHEREAS, on November 19, 1998, the Planning Commission of the City of Newport Beach conducted a public hearing regarding General Plan Amendment 98 -1 (B) 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 application noted. GPA 98 -1 PC Amendment No. 877 Modification No 4731 Traffic Study No. 117 November 19. 1998 Page 14 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 (NP Block E) Block E, and the Estimated Growth for Statistical Area L4 Table of the General Plan to read as follows: Newport Center (Statistical Area Ll ) 2 -5. NP Block E. Block E is bounded by Westerly Place, Dove Street and Quail Street. The site is designated for Administrative, Professional and Financial Commercial land use and is allocated 834,762 sq. ft. BE IT FURTHER RESOLVED that the development authorized by this action is allocated to 1401 Dove Street, Newport Beach. GPA 98.1 PC Amendment No. 877 Modification No 4731 Traffic Study No. 117 November 19. 1998 Page 15 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 1 -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 t -0- -0- -0- 377,520 442,775 65,255 1 -9.KCN RS 1 -0- -0- -0- 52,086 102,110 50,024 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- 160,578 160,578 -0- 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- 6,922,916 7,850,425 927,509 Population -0- -0- -0- BE IT FURTHER RESOLVED that the development authorized by this action is allocated to 1401 Dove Street, Newport Beach. GPA 98.1 PC Amendment No. 877 Modification No 4731 Traffic Study No. 117 November 19. 1998 Page 15 M M ADOPTED this 191h day of November, 1998, by the following vote, to wit: Edward Selich, Chairman Richard Fuller, Secretary AYES NOES ABSENT GPA 98 -1 PC Amendment No. 877 Modification No 4731 Traffic Study No. 117 November 19. 1998 Page 16 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 NEWPORT PLACE PLANNED COMMUNITY DISTRICT TO ESTABLISH THE PERMITTED GROSS FLOOR AREA FOR PROFESSIONAL & BUSINESS OFFICES SITE 1 & 2 AT 860,884 SQUARE FEET (PLANNING COMMISSION AMENDMENT NO. 877) 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 Devolopment 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 Newport Place Planned Community District Regulations is consistent with the General Plan; and WHEREAS, the Planning Commission conducted a public hearing on November 19, 1998, at which time this amendment to amend the Newport Place Planned Community District Regulations was discussed and determined to be in conformance with the "Administrative, Professional and Financial Commercial' designation of the Newport Beach General Plan, since the proposed amendment does not alter the industrial /office character of the subject property or the Newport Place 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 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 GPA 98 -1 PC Amendment No. 877 Modification No 4731 Traffic Study No. 117 November 19. 1998 Page 17 WHEREAS, the proposed amendment to the land use limitations of the Newport Place Planned Community District, to increase the permitted amount of development, will apply only to the property at 1401 Dove Street and not to any other site in Newport Place. 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. 877 to establish the permitted level of development for Professional & Business Offices Site 1 & 2 of the Newport Place Planned Community at 860,884 gross square feet. BE IT FURTHER RESOLVED that the additional development authorized by this action shall be limited to new construction at 1401 Dove Street, Newport Beach. M IM ADOPTED this 19th day of November, 1998, by the following vote, to wit: Edward Selich, Chairman Richard Fuller, Secretary AYES NOES ABSENT GPA 98 -1 PC Amendment No. 877 Modification No 4731 Trafc Study No. 117 November 19. 1998 Page 18 CITY OF NEWPORT BEACH 3300 Newport Boulevard - P.O. Box 1768 !Newport Beach, CA 92658 -8915 (949) 644 -3225 NEGATIVE DECLARATION To: From: City of Newport Beach Planning Department Office of Planning and Research 3300 Newport Boulevard - P.O. Box 1768 1400 Tenth Street, Room 121 Newport Beach, CA 92658 -8915 Sacramento, CA 95814 (Orange County) County Clerk, County of Orange X Public Services Division P.O. Box 238 Date received for filing at JrIv,-ounty Clerk: Santa Ana, CA 92702 Public review period: September 30, 1998 to October 29, 1998 Name of Project: 1401 Dove Street Office Building & Partially Subterranean Parking Structure. Project Location: 1401 Dove Street, Newport Beach, CA Located on Dove Street near the intersection with Newport Place Drive. Project Description: The application is a request to permit the approval of a General Plan Amendment, an Amendment to the Planned Community, a Traffic Study and a Modification. The project involves the construction of a two -story 26,122 square foot commercial office building built over a partially subterranean parking lot. The General Plan Amendment and PC Amendment are required to increase the square footage entitlement in Block E of Newport Place Planned Community. The current limit is 834,762 square feet which will be increased to 860,884 square feet to accommodate the construction of the new commercial office building. A modification is required to permit a reduction in the parking requirement ratio from 1 space per 225 square feet to 1 space per for each 250 square feet of net floor area. The proposed site is currently developed with a six- story office building and related on -site parking. The new office building is located to the west of the existing building towards the rear of the site where a portion of the parking lot currently exists. The architectural treatment will be compatible to that of the existing office building on -site and those professional buildings and financial institutions that surround the site. The project is located on Dove Street in Newport Place near the intersection with Newport Place Drive. The project site encompasses approximately 3.8 acres. 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 0 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. Date 7-3- Marc Myers, As & to Planner 4' 19 NOTICE OF PUBLIC HEARING and NOTICE OF INTENT TO ADOPT A 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 IMHACH Dove Street (Richard Martin, Architect) for General Plan Amendment No. 98 -1(B), PC Amendment No. 877, Traffic Study No. 117 and Modification No. 4731 on property located at 1401 Dove Street, Newport Beach, California. The application is a request to permit the approval of a General Plan Amendment, an Amendment to the Newport Place Planned Community, a Traffic Study and a Modification. The project involves the construction of a two -story 26,122 square foot commercial office building built over a partially subterranean parking lot. The General Plan Amendment and PC Amendment are required to increase the square footage entitlement in Block E of Newport Place Planned Community. The current limit is 834,762 square feet which will be increased to 860,884 square feet to accommodate the construction of the new commercial office building. A Modification is required to permit a reduction in the parking requirement ratio from 1 space for each 225 square feet, to 1 space for each 250 square feet of net floor area. The proposed site is currently developed with a six -story office building and related on -site parking. The new office building is located to the west of the existing building towards the rear of the site where a portion of the parking lot currently exists. The architectural treatment of the new building will be compatible to that of the existing office building on- site and those professional buildings and financial institutions that surround the site. The project is located on Dove Street near the intersection with Newport Place Drive. The project site encompasses approximately 3.8 acres of land area. 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 the 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/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 Initial Study/Mitigated Negative Declaration 30 -day public review period is September 30, 1998 to October 29, 1998. The City encourages members of the general public to review and comment on this documentation. 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 -3200. Notice is hereby further given that said public hearing will be held on the 19th day of November, 1998, 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 hearing 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 applicant. 7� �fi CITY OF NEWPORT BEACH ENVIRONMENTAL CHECKLIST FORM 1. Project Title: 1401 Dove Street Office Building & Partially Subterranean Parking Structure, Newport Beach, California. 2. Lead Agency Name and Address: City of Newport Beach Planning/Building Department 3300 Newport Boulevard, Newport Beach, CA 92658 -8915 Contact Person and Phone Number: Marc Myers, Associate Planner, Planning Department (949) 644 -3200 4. Project Location: 1401 Dove Street, Newport Beach, CA 92660. The site is located at 1401 Dove Street near the intersection with Newport Place Drive in Block E of Newport Place Planned Community. Project Sponsor's Name and Address: The Burge Corporation, 981 Calle Negocia, Suite 200, San Clemente, CA 92673 6. General Plan Designation: Administrative, Professional & Financial Commercial 7. Zoning: PC — Newport Place 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, an Amendment to the Planned Community, a Traffic Study and a Modification. The project involves the construction of a two -story 26,122 square foot commercial office building built over a partially subterranean parking lot. The General Plan Amendment and PC Amendment are required to increase the square footage entitlement in Block E of Newport Place Planned Community. The current limit is 834,762 square feet which will be increased to 860,884 square feet to accommodate the construction of the new commercial office building. A modification is required to permit a reduction in the parking requirement ratio from I space per 225 square feet to 1 space per for each 250 square feet of net floor area. The proposed site is currently developed with a six -story office building and related on -site parking. The new office building is located to the west of the existing building towards the rear of the site where a portion of the parking lot currently exists. The architectural treatment will be compatible to that of the existing office building on -site and those professional buildings and financial institutions that surround the site. The project is located on Dove Street in Newport Place near the intersection with Newport Place Drive. The project site encompasses approximately 3.8 acres. CHECKLIST Page 1 ' �J. 9. Surrounding Land Uses and Setting: (Briefly describe the project's surroundings.) Current Development: The proposed site is located on an existing parcel which contains a 74,000 square -foot building, six -story office building and parking lot. To the north: Office building uses and parking areas To the east: Office building uses and parking areas To the south: Office building uses and parking areas To the west: Office building uses and parking areas 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) 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 ❑ Public Services ❑ Utilities & Service Systems ❑ Aesthetics ❑ Cultural Resources ❑ Recreation CHECKLIST Page 2 DETERMINATION (To be completed by the Lead Agency.) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. p 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 the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. ❑ 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" or "potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ❑ 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 all potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. ❑ 7.310, 7� Submitted by: Signature Date M y. 3 7 r Printed Name Date .( t kale /moo /r� Prepared by: Hodge & Associates V Signature Date Cheryle L. Hodge CHECKLIST Page 3 �;� CHECKLIST Page 4 Potentially Potentially Lass than No Significant Significant Significant Impact Impact Unless Impact Mitigation Incorporated I. LAND USE AND PLANNING. Would the proposal: a) Conflict with general plan ❑ ❑ ❑ Q designation or zoning? (1,2,3) b) Conflict with applicable environ- ❑ ❑ ❑ Q mental plans or policies adopted by agencies with jurisdiction over the project? (1,2,3) C) Be incompatible with existing land ❑ ❑ ❑ Q use in the vicinity? (1,2,3) d) Affect agricultural resources or ❑ ❑ ❑ Q operations (e.g. impacts to soils or farmlands, or impacts from incompatible land uses)? (1,2,3) e) Disrupt or divide the physical ❑ ❑ ❑ Q arrangement of an established community (including a low- income or minority community)? (1,2,3) II. POPULATION AND HOUSING. Would the proposal: a) Cumulatively exceed official ❑ ❑ ❑ Q regional or local population projections ?(1,2,3) b) Induce substantial growth in an area ❑ ❑ ❑ Q either directly or indirectly (e.g. through projects in an undeveloped area or extension of major infrastructure)? (1,2,3) C) Displace existing housing, ❑ ❑ ❑ Q especially affordable housing? (1,2,3) III. GEOLOGIC PROBLEMS. Would the proposal result in or expose people to potential impacts involving: a) Fault rupture? (1,2,3,4) ❑ ❑ ❑ Q CHECKLIST Page 4 b) Seismic ground shaking? (1,2,3,4) C) Seismic ground failure, including Significant liquefaction? (1,2,3,4) d) Seiche, tsunami, or volcanic Impact hazard? (1,2,3,4) e) Landslides or mudflows? (1,2,3,4) f) Erosion, changes in topography or unstable soil conditions from excavation, grading, or fill? (1,23,4) g) Subsidence of land? (1,2,3,4) h) Expansive soils? (1,2,3,4) 1) Unique geologic or physical features? (1,2,3,4) IV. WATER.: ❑ Would the proposal result in: a) Changes in absorption rates, ❑ drainage patterns, or the rate and 0 amount of surface runoff? (1,2,3,4) b) Exposure of people or property to 0 water related hazards such as flooding? (1,2) C) Discharge into surface waters or other alteration of surface water quality (e.g. temperature, dissolved oxygen or turbidity)? (1,2) d) Changes in the amount of surface water in any water body? (1,2) e) Changes in currents, or the course or direction of water movements? (1,2) f) Change in the quantity of ground waters, either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations or through substantial loss of groundwater recharge capability? (1,2) Potentially Potentially Less than No Significant Significant Significant Impact Impact Unless Impact 0 Mitigation Incorporated ❑ ❑ ❑ 0 ❑ ❑ ❑ 0 ❑ ❑ ❑ 0 ❑ ❑ ❑ 0 ❑ ❑ ❑ 0 ❑ ❑ ❑ 0 ❑ ❑ ❑ 0 CHECKLIST Page 5 ❑ ❑ ❑ 0 ❑ ❑ ❑ 0 CHECKLIST Page 5 g) Altered direction or rate of Flow of groundwater? (1,2) h) Impacts to groundwater quality? (1,2) 1) Substantial reduction in the amount of groundwater otherwise available for public water supplies? (1,2) V. AIR QUALITY. Would the proposal: a) Violate any air quality standard or contribute to an existing or projected air quality violation? (1,2,6,7,8) b) Expose sensitive receptors to pollutants? (1,2,6,7,8) C) Alter air movement, moisture, or temperature, or cause any change in climate ?(1,2,6,7,8) d) Create objectionable odors? (6,7,8) VI. TRANSPORTATION /CIRCULATION Would the proposal result in impacts to: a) Increased vehicle trips or traffic congestion? (1,2,3,10) b) Hazards to safety from design features (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment? (1,2,3,10) C) Inadequate emergency access or access to nearby uses? (1,2,3,10) d) Insufficient parking capacity on -site or off -site? (1,2,3,10) e) Hazards or barriers for pedestrians or bicyclists? (1,2,3) Aentially Potentially Less than No gnincant significant significant Impact Impact Unless Impact Mitigation Incorporated ❑ ❑ 0 ❑ CHECKLIST Page 6 f) Conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle racks)? (1,2,3) g) Rail, waterborne or air traffic impacts ?(1,2,3) VII. BIOLOGICAL RESOURCES. Would the proposal result in impacts to: a) Endangered, threatened or rare species or their habitats (including but not limited to plants, fish, insects, animals, and birds)? (1,2,3) b) Locally designated species (e.g. heritage trees)? (1,2,3) c) Locally designated natural communities (e.g. oak forest, coastal habitat, etc.)? (1,2,3) d) Wetland habitat (e.g. marsh, riparian and vernal pool)? (1,2,3) e) Wildlife dispersal or migration corridors? (1,2,3) VIII. ENERGY & MINERAL RESOURCES Would the proposal: a) Conflict with adopted energy conservation plans? (1,2,3) b) Use non - renewable resources in a wasteful and inefficient manner? (1,2,3) C) Result in the loss of availability of a known mineral resource that would be of future value to the region and the residents of the state? (1,2,3) Potentially Potentially Less than No Significant Significant Significant Impact Impact Unless Impact ❑ Mitigation Q ❑ Incorporated ❑ ❑ ❑ ❑ Q ❑ ❑ ❑ Q CHECKLIST Page 7 h. ❑ ❑ ❑ Q ❑ ❑ ❑ Q ❑ ❑ ❑ Q CHECKLIST Page 7 h. ❑ ❑ ❑ Q ❑ ❑ ❑ Q CHECKLIST Page 7 h. IX. HAZARDS. Would the proposal involve: a) A risk of accidental explosion or release of hazardous substances (including, but not limited to: oil, pesticides, chemicals or radiation)? (1,2,3,9) b) Possible interference with an emergency response plan or emergency evacuation plan ?(1,2,3) C) The creation of any health hazard or potential health hazard? (1,2,3,9) d) Exposure of people to existing sources of potential health hazards? (1,2,3,9) e) Increased fire hazard in areas with flammable brush, grass, or trees? (1,2,3) X. NOISE. Would the proposal result in: a) Increases in existing noise levels? (1,2,3,5) b) Exposure of people to severe noise levels? (1,2,3,5) XI. PUBLIC SERVICES. Would the proposal have an effect upon, or result in a need for new or altered government services in any of the following areas: a) Fire protection? (1,2,3) b) Police protection? (1,2,3) C) Schools? (1,2,3) d) Maintenance of public facilities, including roads? (1,2,3) e) Other governmental services? (1,2,3) Potentially Potentially Less than Significant Significant Significant Impact Unless Impact Mitigation Incorporated ❑ ❑ ❑ No Impact ❑ ❑ ❑ 0 CHECKLIST Page 8 `i3 C;L?- CHECKLIST Page 9 lip Potentially Potentially Less than No Significant Significant Significant Impact Impact Unless Impact Mitigation Incorporated XII. UTILITIES & SERVICE SYSTEMS. Would the proposal result in a need for new systems or supplies, or substantial alterations to the following utilities? a) Power or natural gas? (1,2,3) ❑ ❑ Q ❑ b) Communications systems? (1,2,3) ❑ ❑ Q ❑ C) Local or regional water treatment or ❑ ❑ Q ❑ distribution facilities? (1,2,3) d) Sewer or septic tanks? (1,2,3) ❑ ❑ Q ❑ e) Storm water drainage? (1,2,3) ❑ ❑ Q ❑ f) Solid waste disposal? (1,2,3) ❑ ❑ Q ❑ g) Local or regional water supplies? ❑ ❑ Q ❑ (1,2,3) XIII. AESTHETICS. Would the proposal: a) Affect a scenic vista or scenic ❑ ❑ Q ❑ highway? (1,2,3) b) Have a demonstrable negative ❑ ❑ ❑ Q aesthetic effect? (1,2,3) C) Create light or glare? (1,2,3) ❑ ❑ Q ❑ d) Affect a coastal bluff? (1,2,3) ❑ ❑ ❑ Q XIV. CULTURAL RESOURCES. Would the proposal: a) Disturb paleontological resources? ❑ ❑ Q ❑ (1,2) b) Disturb archaeological resources? ❑ ❑ Q ❑ (1,2) C) Affect historical resources? (1,2,) ❑ ❑ ❑ Q d) Have the potential to cause a ❑ ❑ ❑ Q physical change which would affect unique ethnic cultural values? (1,2,3) CHECKLIST Page 9 lip e) Restrict existing religious or sacred uses within the potential impact area? (1,2,3) Potentially Potentially Less than No Significant Significant Significant Impact Impact Unless Impact environment, substantially reduce Mitigation the habitat of a fish or wildlife Incorporated ❑ ❑ ❑ 0 XV. RECREATION. Would the proposal: a) Increase the demand for ❑ ❑ ❑ E] neighborhood or regional parks or other recreational facilities? (1,2) b) Affect existing recreational ❑ ❑ ❑ 0 opportunities? (1,2) XVI. 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? b) Does the project have the potential to achieve short-term, to the disadvantage of long -term, environmental goals? C) 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.) ❑ ❑ ❑ 0 ❑ ❑ ❑ 0 ❑ ❑ ❑ 0 CHECKLIST Page 10 q� XVII. EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or 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. CHECKLIST Page 11 _Z Potentially Potentially Less than No Significant Significant Significant Impact Impact Unless Impact Mitigation Incorporated d) Does the project have ❑ ❑ ❑ Q environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? XVII. EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or 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. CHECKLIST Page 11 _Z 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 El — 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. South Coast Air Quality Management District, CEQA Air Quality Handbook, 1993. 9. Phase 1 Environmental Assessment, prepared by Eckland Consultants Inc., July 14, 1997. 10. 1401 Dove Street Traffic Phasing Ordinance & General Plan Traffic Analysis, prepared by Austin -Foust Associates, Inc., September 3, 1998. CHECKLIST Page 14 n a.,)- l ENVIRONMENTAL ANALYSIS CHECKLIST EXPLANATIONS New Office Building and Partially Subterranean Parking Garage 1401 Dove Street General Plan Amendment No. 98 -1(B), PC Amendment No. 877, Traffic Study No. 117 and Modification No. 4731 Project Description The application is a request to permit the approval of a General Plan Amendment, an Amendment to the Planned Community, a Traffic Study and a Modification. The project involves the construction of a two -story 26,122 square foot commercial office building built over a partially subterranean parking lot. The General Plan Amendment and PC Amendment are required to increase the square footage entitlement in Block E of Newport Place Planned Community. The current limit is 834,762 square feet which will be increased to 860,884 square feet to accommodate the construction of the new commercial office building. A modification is required to permit a reduction in the parking requirement ratio from 1 space per 225 square feet to 1 space per for each 250 square feet of net floor area. The proposed site is currently developed with a six -story office building and related on -site parking. The new office building is located to the west of the existing building towards the rear of the site where a portion of the parking lot currently exists. The architectural treatment will be compatible to that of the existing office building on -site and those professional buildings and financial institutions that surround the site. The project is located on Dove Street in Newport Place near the intersection with Newport Place Drive (see Exhibits 1 and 2; Regional Location Map and Project Vicinity). The project site encompasses approximately 3.8 acres. The project plans and site photo exhibits are presented in Appendix A of this document. ANALYSIS The following discussion provides explanations for the conclusions contained in the Environmental Analysis Checklist regarding the proposed project's environmental Impacts. The project site has been subject to previous environmental assessment in the Final Program EIR for the City of Newport Beach General Plan (hereinafter referred to as FPEIR) and General Plan. These documents are hereby incorporated by reference consistent with Section 15150 of the CEQA Guidelines and are on file and available for review at the Planning Department, City of Newport Beach. y i LOS ANGELES 3 COUNTY ' L Garden Grove 1 1� 1 —� SAN BERNARDINO COUNTY ORANGE r Sd 3 ��a d ti way TUSTIN 9�d • SANTA ANA • • aWg�_ IRVINE COSTA doe MESA Jl • H\ '9 NEWPORT Li BEACH �C LAKE OREST • `ono Sd7 MISSION \ VIEJO RIVERSIDE COUNTY \' 1 1 ORANGE COUNTY / BEACH LAGUNA T I NIGUEL EL ?t � • .G • Orr•9a O SANJUAN PROJECT CAPISTRANO SITE � DANA POINT SAN • .L eLeMENTE\` MAP NOT TO SCALE SAN DIEGO COUNTY Regional Location 11 EXHIBIT 1 q171 a W J Q V ® N O I- '0" Z a a C (V O U m O = i X U w O O ^^L 1..L a W J Q V ® N O I- '0" Z a a I. Land Use and Planning The proposed site is located on the west side of Dove Street near Newport Place Drive within Block E of Newport Place. Currently the site is developed with a 74,000 square foot, six -story office building and parking lot. Professional office buildings, and financial institutions, surround the site. The new addition is to be located to the west of the existing office building within the existing parking lot. The City's General Plan Land Use Plan designation for the site is Administrative. Professional & Financial Commercial, which includes office use. The site is further designated within the General Plan Land Use Element as Airport Area (Statistical Area L4.) Block E — Newport Place. Under the current General Plan Land Use provisions, the Block E designated area is limited to 834,762 square feet. Therefore, the proposed expansion of 26,122 square feet requires a General Plan Amendment. The General Plan Amendment would allow an increase from the current designation of 834,762 square feet to a total maximum limit of 860,884 square feet for Block E. The City's Zoning Code designation for the site is PC — Newport Place Planned Community, which permits office use. This project is located outside the Coastal Zone Boundary and therefore a Coastal Development Permit is not required. The project has the potential to result in impacts related to demolition and construction activities (e.g., dust, noise, and traffic). Additionally, Block E and C businesses nearby the site will be exposed to views of the demolition and construction of the additional office facilities and parking structure. Through anticipated conditions of approval and mitigation measures, short and long -term impacts to surrounding and adjacent properties from the proposed office building addition will be eliminated or minimized. Potential short-term and long -term impacts, which will be minimized through mitigation measures, include an increase in local traffic and minor alteration of views from surrounding business properties and structures due to the orientation of the new office building structure. These potential short-term and long -term impacts are discussed with recommended mitigation measures in the following sections of this document. H. Population and Housing The proposed project is an addition of 26,122 square feet of office space. The office uses are projected to increase employment from an existing 300 (at full occupancy) to a total of 445 employees (an addition of 145 employees). However, no direct population increase would result from the project or the increase in employees. CHECKLIST EXPLANATIONS Page 2 rI While the proposed project will include a minor increase in employment, which could generate an incremental increase in the demand for housing, this increase is not considered significant. III. Geologic Problems (Earth) 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. The existing surface parking on the west of the site will be altered to accommodate the proposed on -site improvement. The property was originally graded in conjunction with the development of the existing office building and parking lot. Although the project site is relatively flat, precise grading and excavation will be required for the partially subterranean parking structure and it is anticipated that the project will require an estimated 9,416 cubic yards of export earthwork. The excess earthwork will be exported to a site located in Huntington Beach. It is anticipated that a total of 673 truckloads (14 c.y. per double trailer rig trucks) will be necessary to export the 9,416 cubic yards of earthwork. A mitigation measure is presented requiring for the exportation of earthwork (e.g. haul route) to the disposal site. Potential impacts to surrounding properties from erosion of the exposed soils during grading operations will be minimized through conditions of approval and/or mitigation measures. Stockpiling of excavated earth will contribute to impacts resulting in erosion and the generation of dust. Dust generated by grading activities is considered a short-term impact on air quality and is further discussed in Section V (Air Quality) of this analysis. Soil contamination is discussed under Hazards (Section IX). Compliance with the City Excavation and Grading Code (NBMC Sec.15.04.140) will reduce any potential impacts to an insignificant level. No cumulative impacts associated with geological conditions are anticipated as a result of the hotel addition. Mitigation Measure No. 1 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 15.04 or applicable sections). Mitigation Measure No. 2 Prior to the issuance of a grading permit, the applicant shall submit a comprehensive geotechnical investigation to the Planning and Building Department for review and approval. CHECKLIST EXPLANATIONS Page 3 Mitigation Measure No. 3 Prior to the issuance of a grading permit, the applicant shall submit a construction traffic control plan which includes the haul route, truck hauling operations, construction traffic flagmen, and construction warning /directional signage to the Planning and Traffic Department for review and approval. IV. Water The proposed site is largely developed, and the proposed improvements would not substantially increase water runoff. 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 office building /parking structure addition. Provisions for drainage requirements are contained in the City Exaction and Grading Code. To ensure that storm runoff will not significantly impact the existing drainage system, a mitigation measure is presented. Compliance with said Code 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. V. Air Quality 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 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. Potential air quality impacts to surrounding business properties 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 grading'. The small amount of project - related emissions will have no impact on regional particulate levels. Where grading is near existing development, the dust generated by such activities is a CHECKLIST EXPLANATIONS Page 4 local nuisance as opposed to an actual health hazard. However, dust will be minimized as a result of site watering required by City and SCAQMD regulations. Potential air quality impacts to surrounding business properties from potential long -term air quality impacts associated with the proposed project include those associated with vehicular emissions. A traffic study (dated September 3, 1998, prepared by Austin -Foust Associates, Inc. has been prepared for the project and is discussed in Section VI ( Transportation /Circulation/Parking). The traffic study identified that the project is estimated to generate 366 daily vehicle trips. The findings of the traffic study concluded that the proposed project will not result in significant impacts to transportation/circulation and parking. The South Coast Air Quality Management District CEQA Air Quality Handbook (Table 6 -2 & 6 -3) provides screening tables which identify projects (based on size) of potential significance for air quality. The screening tables indicate that the proposed project (as a result of the size of project) does not have the potential to exceed the emission thresholds of significance for air quality (for project construction and project (office building) operations. With the implementation of the recommended mitigation measures, it is anticipated that the project will not result in a significant impacts to air quality. Mitigation Measure No. 5 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. Mitigation Measure No. 6 During construction activities, the applicant shall ensure that the project will comply with SCAQMD Rule 402 (Nuisance), to reduce nuisance due to odors from construction activities. Vl. Transportation /Circulation/Parking A traffic analysis has been prepared for the proposed project by Austin -Foust Associates, Inc. and is available for review at the Planning Department, City of Newport Beach. The study is herein incorporated by reference consistent with Section 15150 of the CEQA Guidelines. The traffic report includes an analysis of existing traffic conditions and future conditions with and without development of the proposed project. The office building is located on Dove Street near the intersection of Newport Place Drive, CHECKLIST EXPLANATIONS Page 5 6j i which is known as Block E of Newport Place. The following describes information presented in the traffic report prepared by Austin -Foust Associates, Inc. Traffic Impact Analyses a. Site Access Site access will remain the same as that which currently exists. Access to the site is provided off of Dove Street. The existing site has two access points (driveways) from Dove Street. Also, there is an existing pedestrian sidewalk area provided adjacent to Dove Street along the frontage of the site. b. Trip Generation Appropriate trip generation rates for the proposed project were obtained from Newport Beach Traffic Analysis Model (NBTAM). These rates were derived from Institute of Transportation Engineers (ITE) trip rates for 100,000 square foot office buildings. The proposed project will generate 366 trips daily, of which 49 will be generated during the AM peak hour and 48 will be generated during the PM peak hour. C. Trip Distribution Distribution of project - generated traffic was derived from observed travel patterns in the vicinity of the project site as well as from locations and levels of development in relation to the location of the proposed project. An estimated 15 percent of project traffic is assumed to travel north along MacArthur Boulevard, 25 percent is assumed to travel north and 10 percent to travel south along Jamboree Road, 15 percent is assumed to travel south on MacArthur Boulevard or the San Joaquin Hills Transportation Corridor (SR -73), 5 percent is assumed to travel south on Irvine Avenue, and 30 percent is assumed to travel west on SR -73. d. Traffic Intersection Analyses The City of Newport Beach identified nine intersections for analysis to determine the impact of the proposed office development. Intersection analyses were completed for the following nine (9) study intersections: 1. Irvine Avenue /Campus Drive & Bristol Street 2. Campus Drive & Bristol Street N 3. Campus Drive & Dove Street 4. MacArthur Boulevard & Campus Drive 5. MacArthur Boulevard & Birch Street 6. Jamboree Road & Bristol Street 7. Jamboree Road & Bristol Street N CHECKLIST EXPLANATIONS J Page 6 8. MacArthur Boulevard & Jamboree Road 9. Jamboree Road & Birch Street A "One Percent Traffic Volaeme Analysis, " which is part of the City of Newport Beach Traffic Phasing Ordinance (TPO), was utilized for each of the study intersections. If project generated traffic is greater than one percent of the combined total of existing, regional growth and committed project traffic on any approach to any of the selected intersections, then additional analyses are required which consists of Intersection Capacity Utilization (ICU) analyses. If one percent of the 2000 peak 2.5 hour volumes of each approach were larger than the peak 2.5 hour project volumes, no further analysis was required. If project peak 2.5 hour volumes were higher than one percent of the projected peak 2.5 hour volumes on any approach of any intersection, the intersection was analyzed using the intersection capacity utilization (ICU) method. Comparison of the one percent of the peak 2.5 hour volumes with the project peak 2.5 hour volumes resulted in one intersection failing the one percent test and requiring additional analysis. The intersection of Campus Drive and Dove Street does not pass the one percent test. The Campus Drive and Dove Street intersection was further analyzed to determine potential impacts. Existing lane configurations were assumed, and a capacity of 1,600 vehicles per hour (vph) per lane with no clearance factor was utilized. The traffic analysis indicates that the intersection will operate at acceptable Levels of Service, with the existing geometrics, during both the AM and PM peak hours under the TPO guidelines for conditions with the project. Projects may be approved when the ICU value for an intersection will not exceed 0.90 or the ICU value does not change when the project is added. As established by the TPO, the basis for the comparison includes existing traffic, regional growth and approved/committed project traffic. e. Future Traffic Conditions (Long Range General Plan) The City's General Plan allows a maximum limit of 834,762 square feet for Block E in Newport Place Planned Community. The proposed General Plan Amendment would increase the maximum limit from 834,762 square feet to a maximum of 860,884 square feet. The traffic study prepared by Austin -Foust Associates, Inc. included an evaluation to determine the project's impact on the buildout circulation system. Future volume projections were obtained from the NBTAM. The traffic report indicates that five intersections will operate at LOS "F" under buildout conditions. Dove Street, being a local street, is not included in the NBTAM network; therefore, the intersection of Campus Drive and Dove Street is CHECKLIST EXPLANATIONS Page 7 not included in the buildout year summary. The project will result in a one percent increase in the PM Peak hour ICU value at the intersection of MacArthur Boulevard and Jamboree Road, which operates at LOS "F" under buildout conditions. The City is investigating additional improvements at this intersection, including the addition of a northbound free right -tum lane. A northbound free right -turn lane will mitigate the project's impacts at this location and will improve the intersection to LOS "E ". The project will be responsible for its fair share of the cost of the northbound free right -turn lane. Parkins The project includes the construction of a two -level parking garage to be built below the proposed office building. The construction area will utilize approximately 35% of the available existing parking space leaving 170 spaces available. It is anticipated that the existing building will be at 45% occupancy during construction as a result of remodeling work previously planned for the building. Therefore, it is anticipated that 170 spaces will be available during construction activities will accommodate the estimated occupancy of the existing occupied building. The proposed project includes a request for a modification to reduce the parking requirement from I space per 225 square feet to 1 space per each 250 square feet of net floor area. Following project completion, a total of 430 parking spaces (includes surface parking & spaces within the new parking structure) will be provided for the office buildings. Following project completion, there will be a surplus of approximately 29 parking spaces (based on 1 space per each 250 square feet of net floor area). Mitigation Measure No. 7 Prior to the issuance of a building permit, the developer shall contribute its proportionate pro -rata fair share traffic impact fees required for improvements at the intersection of MacArthur Boulevard and Jamboree Road as recommended in the traffic study dated September 3, 1998 prepared by Austin - Foust Associates, Inc. and determined by the City Traffic Engineer. VII. Biological Resources (Plant and Animal Life) The site is developed and located in an urbanized area of the City. No rare, endangered, or threatened plan or animal species have been previously reported, or are expected to inhabit the project site. The project will not affect any natural vegetation. The project site is fully developed and has been developed for more than 15 years. Surrounding properties are also fully developed. On -site flora consists of ornamental landscaping, with no natural or native communities of vegetation remaining. Due to the highly developed nature of the subject property and surrounding properties, on -site fauna is limited to small rodents and/or mammals adaptive to an urbanized area. Therefore, the project will not result in a significant impact to plant and/or animal life. CHECKLIST EXPLANATIONS i Page 8 7 VIII. Energy and Mineral Natural Resources The project site is fully developed and has been developed for more than 15 years. Surrounding properties are also fully developed. 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. IX. Hazards The proposed use is an addition to an existing office building operation. Therefore, no foreseeable hazard to public health and safety is anticipated. Eckland Consultants Inc. (study dated July 14, 1997) has conducted an Environmental Assessment Phase 1 study. The Phase I study indicated no on -site contamination. The proposed project will not utilize hazardous materials on the site, therefore, no adverse effect on human health or risk of upset is anticipated. X. Noise 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 and/or topography will act as noise barriers and reduce levels further. 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). OQVerational Impact Future on -site noise impacts will not significantly differ from those, which now exist. The increase in traffic noise is not of a magnitude that would be discernable to the average person. Traffic from the office building addition, together with other planned projects in the area will cumulatively cause an incremental increase in ambient noise levels. However, with the incorporation of City standard conditions of approval and/or mitigation measures, no cumulative impacts associated with office operations to noise are anticipated as a result of the addition. Mitigation Measure No. 8 The applicant shall ensure that 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 and 8:00 a.m. to 6:00 p.m. on Saturdays, and not at any time on Sundays and holidays. CHECKLIST EXPLANATIONS [j Page 9 L�� kA XII. Public Services The project site is developed and has been for more than 15 years. Surrounding properties are also fully developed. There are sufficient public or governmental services that serve the area and the project would not create additional demand for these services. Utilities and Service Systems Utilities and service systems are already servicing the existing office building at 1401 Dove 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 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 Solid Waste Waste Management of Orange County Transit System Orange County Transportation Authority The survey and responses from these service providers are presented in the Appendix of this document. The following information discusses the results of the survey and potential impacts associated with the proposed project. a. Fire Protection The City of Newport Beach Fire and Marine Department are currently providing fire protection and emergency response services for the existing office building at 1401 Dove Street. The City of Newport Beach Fire and Marine Department will continue to provide fire protection and emergency response services to the site once construction of the new building addition is complete. 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 CHECKLIST EXPLANATIONS Page 10 J respectively. The availability of personnel and extenuating circumstances may further affect response times. The addition of the new office building may potentially increase the number of calls for service to the location; however, no new facilities or staff will be required. The Newport Beach Fire and Marine Department (letter dated September 2, 1998 included in the appendix of this document) has indicated that the project is not expected to negatively impact any current facility, service or service expansion plans for the project area and/or site. Current emergency equipment and facilities at the project site must be evaluated to ensure that the current facilities are adequate and serviceable for the office addition. Items that need to be evaluated include, but are not limited to, the following: the fire alarm panel, firefighter communication equipment, fire pump, emergency generator, 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. b. Law Enforcement The City of Newport Beach Police Department is currently providing Law enforcement services for the office building at 1401 Dove Street. 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 office addition will increase the number of calls for service to the location; however, no new facilities or staff will be required. C. Natural Gas The Gas Company currently provides the office building at 1401 Dove Street with natural gas services via an existing gas line. They will continue to provide the service once the construction is complete. Their ability to meet any future demand is dependent on the supply of natural gas and the policies of the California Public Utilities Commission. The Gas Company (per communication of August 28, 1998 included in CHECKLIST EXPLANATIONS �_D Page 11 appendix hereto) has indicated that there are no expected negative impacts from the new office building and no new facilities or staff will be required. d. Electricity The Southern California Edison Company currently provides electricity to the office building at 1401 Dove Street and will continue to provide this service once the proposed office building is complete. The Southern California Edison Company has been contacted regarding the project (letter dated August 19, 1998 in the appendix hereto) and it is anticipated that no new facilities or staff will be required. There are no expected negative impacts on electric service expected from the office . e. Telecommunications Pacific Bell currently provides telecommunications services to the office building at 1401 Dove Street and expects to provide their services once the office building is complete. Existing telephone facilities are located along Dove Street. Pacific Bell (letter dated September 16, 1998 presented in the Appendix of this document) has indicated that two 4" conduits, plywood backboard(s), and ground wire(s) will be need to be placed on the site by the applicant to allow service to the new building addition. Pacific Bell has also stated that the proposed project will utilize all of the remaining available telecommunications facilities in the immediate area. There are no expected negative impacts from the new office building. Further, no new facilities or staff will be needed for the continued service to the office building. f. Water and Wastewater The City of Newport Beach Utilities Department currently provides water and wastewater services to the office building at 1401 Dove Street in the public right -of -way (Dove Street and City easements). It is anticipated that there is adequate capacity to serve the proposed office building. 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. g. Solid Waste The 1401 Dove Street complex 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 office building once the project is complete. Further, there are no expected negative impacts from the office addition, and no new facilities or staff are anticipated. CHECKLIST EXPLANATIONS Page 12 t' �1 h. Transit System 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. They are expected to continue their services once the new office building is complete. 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. The OCTA has indicated (per letter dated August 28, 1998) that the service is significantly underutilized. 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. It is the belief of the OCTA that there is adequate capacity available to service the site. Further, the addition is not expected to necessitate any new facilities or staff. Mitigation Measure No. 9 Prior to the commencement of grading activities, the 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. Mitigation Measure No. 10 Prior to the commencement of grading activities, the applicant shall submit to the Planning and Building Department a letter from the City Utilities Department confrming availability of water and wastewater services to and from the site. XIII. Aesthetics The project site is near fully developed and has been developed for more than 15 years. Surrounding properties are also fully developed. Site photos are presented in Appendix A of this document. The proposed addition includes a new 25,806 professional office building and parking structure to be located within the existing parking lot. The new structure will be compatible with the existing office building in architectural style, finish and color. The height and bulk of the new building are sufficient that it will be visible from many locations within and around the Newport Place area. The immediate vicinity of the project site includes a number of existing buildings (many over 3 stories) in photos presented in the Appendix of this document. CHECKLIST EXPLANATIONS rrT Page 13 Due to the highly developed nature of the subject property and surrounding business properties, including existing multi -story high rise office buildings, the aesthetic impacts associated with the new office building is not considered a significant impact. In addition, with the incorporation of the project's design, landscaping and other aesthetic features of the site, as well as the application of City standard conditions of approval and/or mitigation measures, any impacts will be reduced to an insignificant level. The proposed project will introduce additional lighting associated with the operation of the building (security lighting, landscape lighting, etc.). The exterior lighting will be visible, however, due to the high urbanized developed nature of the immediate vicinity, potential impacts of light and glare are not considered significant. Parking lot lighting similar to existing site lighting will be utilized for the proposed project. Additionally, to ensure that exterior lighting is designed such that direct rays are confined to the site (to the greatest extent feasible) a mitigation measure is recommended to limit affects on the neighboring uses. Mitigation Measure No. 11 Light sources within the parking area shall be designed or altered to eliminate light and glare spillage onto adjacent properties or uses. Prior to the issuance of a building permit, the applicant shall demonstrate to the Planning Department that the exterior lighting system has been designed and directed in such a manner as to conceal the light source and to minimize light spillage and glare to the adjacent properties. Prior to the issuance of a building permit, the applicant shall provide to the Planning Department, in conjunction with the lighting system plan, light future 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 apart of the building set of plans for issuance of the building permit. Prior to issuance of the certificate of use and 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 mitigation measure. XM Cultural Resources The project site is located in an area where there is currently a parking lot where initial earthwork was performed in 1972. There is no record of any archaeological and paleontological resources that have been discovered in the past and may potentially exist on this site. Previous surveys (as documented in Final General Plan EIR) indicate that there are no observable cultural resources on the property. No known paleontological resources exist onsite, however, fossils (i.e. marine mammals, invertebrate fossils etc.) may potentially exist under the surface. Therefore, the following mitigation measure is recommended to ensure compliance with City Council Policies regarding archaeological and paleontological surveys and recovery of resources. CHECKLIST EXPLANATIONS f _ Page 14 ) V �a Mitigation Measure No. 12 A qualified archeologist shall be present during grading activities to inspect the underlying soil for cultural resources. If significant cultural resources are uncovered, the archeologist shall have the authority to stop or temporarily divert construction activities for a period of 48 hours to assess the significance of the find. XV. Recreation Due to the highly developed nature of the subject property and surrounding properties, including existing multi -story office and other commercial/retail land uses, the demand for additional neighborhood or regional parks is not anticipated. CHECKLIST EXPLANATIONS v Page 15 XVI. Mandatory Findings of Significance 1. On the basis of the foregoing analysis, the proposed project does not have the potential to significantly degrade the quality of the environment. 2. There are no long -term environmental goals that would be compromised by the project. 3. No cumulative impacts are anticipated in connection with this or other projects. 4. That there are no known substantial adverse effects on human beings that would be caused by the proposed project. CHECKLIST EXPLANATIONS Page 16 —5-",�— MITIGATION MONITORING AND REPORTING PROGRAM New Office Building and Partially Subterranean Parking Garage 1401 Dove Street General Plan Amendment 98 -1(B), PC Amendment No. 877, Traffic Study No. 117 and Modification No. 4731 I. 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 I summarizes the mitigation measures, implementing actions, and verification procedures for this project. II. 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. L 54--- fL' � d � y rA O "i z., d .a a E iLLE_ H W W 'A O 'No 0, R zP. f1z� y =v a, O 0.1 v e d Ev, d v ZE OO rE L z�� O rl 0 w u u � u Y fi y fi r a 4omo �,o�o a no c VY M C O U U 9 Y` N d fi fi Ra 9° P P p •� O tl C d a+ d a E o C 0 fi 0 a G o c m U o ° ya eoi tl t3 Q- a' =�ctli 0 o tOZlz`, n � t3 "a 7 O-0 .- fi U C b S y Z 2y fi W ��dy y CTS tl C C y C Ir. N C O 3 Zf b G i4 .S tl tl v7 y 0 'a tl V O Y p V fi O O tl' r 'tl tl C �0 O m tl d Cy 3 3 `I. A 'yam+ U ctlU� tl b 0� p V OYi i O 't d 041 y .tlC fi C r~ O V O h r 5 � 0 r y tl tl O d �0 3 4 d cc� fi fi � u� b � V O Y dF d Cqf 4�,• 4 tl b U '^ 5 V M fi C 4 0 4 fi .t_p Q C z � H � SV O •� A d d e °p 3 �:o0 3tloo O CL Ow k) 140 v .Q El- 40oa0 40ro0 4� t c tl 00 1° e u o u oo _ co u oo u m ° e .. p0 tl C U Q 0 j d O d O C O •` C Q 4 D 4 O 4 b d Z O O O O u C Up Up U° Uo 3 „Z U 0 4 Q y tl 3 CU 4 4 C •` y •S U° 4 �; co :. a e a c a'- 0? ` m 4 c v •Q� •b fl p.o4 a.S n`��u �. v 0 •� d �' O C [� � .p a i C{ O 'C G C v a tl> ".C. W 4 •C• C'C V O' i d v v a tl `t[ T O O tl U p t3 y tl 0 U .0. 0- q .1. 4 •C ` S C; tl �` `' y ? O 2.S Q -C C] U C tl C O U C u N Q -y A O Q '� Q 0] i O U •• ?, 01 aLIN C U y Q A U Q U 01 Q yp tl 001 041 5 �a t3 4`•1� 4�/]IT O z y N F h Z C' 6 X F .J Y Ci VJ y 5% (ƒ ! Le 0 � )� > .. . \ a Ioo ƒa4a 3�a %■® ®� ket 4a ■&| 4e■ &k \ R ) . ) ) ) Its e!� 7 ■§ } \ *k)a\ 4b (t \@)!! ¥) ; ■ $\ « ¥�2[� ) {M_tl { §QZazAQu 4S t3 \]) \p kk \ k } / {§ ;§(33ma§ ` 2()\{ 277 *t``#Q)\ §2, 7z 2 9 ! >i E°}�- !Mw -!� «= &4k>7 ��(a,�wa °]E J7 \ %s \�,cf• \ \44� § })!` §! i ;#ta2\ / \� k\ /�&§ }® :5MIg 4)](4tla ) k34 ■a k (ƒ ! Le 0 � C O R N V R :a L d d o � � a as 40 0 C O O O d E"> 4�a c. � p•pc O ? O r O G 4 u da o 0 E a `c U U v v o tl '3 U O tl TS p Its v `' C CC C Y cOtli tip V tl v 1.! tl to N i N U r` O tl v-Oprp u '� �` w t3 O 4 y r .` ¢ +^. • 5 V h "' V pp • V a .�.. �+ ,�. 4,p i� bo V .0 ..0 .b ,`Vt o o tl v oo ^p Q Cd tl o .`c r v° u °: 'tl ,tl o� • V '� 4.E pp 'o cq o C ovi v Z y$ C e o Y v tl tl .0 r y 'G y :� v �` ° O G v "•1 Oti 0°i ti tl i pp ... Q ° yl tl E O ,G y y 5 v m N V tl O',�O v a 'C pop c> Q v °' v M 5 O C cvi e o0 y tl v Q 4 4 y b Q C tl v c �`' y'Ybpj d U N ^pp o o 0• c C V i O O N i y Q e y cti v 2 tl tl C pp "' O • O ,Cp d z ^ N o� z a. a qa X til N U w 2 U Appendix A Project Plans & Site Photo Exhibits �I 2 i� a 1 J L d J C I I rt 6 c Ji�l': f•1 � �C# W i i1 0 i! �a 1 a 1 J L d J C I I rt 6 c Ji�l': f•1 � �C# W i i1 0 i! �a tA�r' � r s' L .* Y .' i .� ,�. BPS � r s • .1.. _ - - _ c �DY • lC� � L- Appendix B Traffic Study 1� 1401 DOVE STREET TRAFFIC PHASING ORDINANCE & GENERAL PLAN Traffic Analysis Prepared for: City of Newport Beach Prepared by: Austin -Foust Associates, Inc. 2020 North Tustin Avenue Santa Ana, California 92705 -7827 (714) 667 -0496 September 3, 1998 1(0 /� 1401 DOVE STREET TRAFFIC PHASING ORDINANCE & GENERAL PLAN TRAFFIC ANALYSIS PROJECT DESCRIPTION The proposed office development at 1401 Dove Street in the City of Newport Beach consists of 26,122 square feet of general office space. The project site is located on Dove Street between Birch Street and Newport Place Drive/Von Karman Avenue. Figure 1 illustrates the location of the project, and Figure 2 illustrates the proposed site plan. Access to the proposed project will be provided on Dove Street. TRIP GENERATION AND DISTRIBUTION Appropriate trip generation rates for the proposed project were obtained from the Newport Beach Traffic Analysis Model (NBTAM). These rates were derived from Institute of Transportation Engineers trip rates for 100,000 square foot office buildings. Table 1 summarizes the trip generation for the proposed project. As this table indicates, the proposed project will generate 366 trips daily, of which 49 will be generated during the AM peak hour and 48 will be generated during the PM peak hour. The trip generation was factored to obtain a peak 2.5 hour volume for the AM and PM peak periods. The peak 2.5 hour volumes were based on an estimated factor of 2.0 to account for the extension of the usual one -hour peak period. Distribution of project- generated traffic was derived from observed travel patterns in the vicinity of the project site as well as from locations and levels of development in relation to the location of the proposed project. The general trip distribution is illustrated in Figure 3. An estimated 15 percent of project traffic is assumed to travel north along MacArthur Boulevard, 25 percent is assumed to travel north and 10 percent to travel south along Jamboree Road, 15 percent is assumed to travel south on MacArthur Boulevard or the San Joaquin Hills Transportation Corridor (SR -73), 1401 Dove Street Traffic Phasing ordinance I Austin -Foust Associates. far- and General Plan Traffic Analysis 017057ta.wpd V 7 UJ Q N a r� 1401 Dove Street Tragic Phasing Ordinance and General Plan TratTc Analysis z O U L O 7 � U 0 O a a Austin -Foust Associates, Ina 017057uwpd ,�v �y I IU .T I ' r ; ' 1401 Dove Street Traffic Phasing Ordinance and General Plan Traffic Analysis 3 z Z S a N � F v � L i o _m Cu m a a 0 a a Austin -Foust Associates, Ina 017057ta.wpd (� Imo/ Table I TRIP GENERATION SUMMARY 1401 Dove Street Traffic Phasing Ordinance and General Plan Traffic Analysis 4 Austin -Foust Associates, Inc 017057ta.wpd 20 f .�,� —AM PEAK HOUR— - - -PM PEAK HOUR.— LAND USE UNITS IN OUT TOTAL IN OUT TOTAL ADT TRIP RATES Office TSF 1.69 11 1.90 32 1.55 1.87 14.03 TRIP GENERATION Office 26.1 TSF 44 5 49 8 40 48 366 1401 Dove Street Traffic Phasing Ordinance and General Plan Traffic Analysis 4 Austin -Foust Associates, Inc 017057ta.wpd 20 f .�,� 1101 Dove Street Traffic Phasing Ordinance and General Plan Traffic Analysis z 0 E m tu, N 7 q m G F U is7 0 O M. M. Austin4bust Associates, Inc 017057ta.wpd five percent is assumed to travel south on Irvine Boulevard, and 30 percent is assumed to travel west on SR -73. Figures 4 and 5 illustrate AM and PM peak hour project trips, respectively. TRAFFIC IMPACTS The City of Newport Beach identified nine intersections for analysis to determine the impact of the proposed office development. These intersections are: Irvine Avenue /Campus Drive & Bristol Street Campus Drive & Bristol Street N Campus Drive & Dove Street MacArthur Boulevard & Campus Drive MacArthur Boulevard & Birch Street Jamboree Road & Bristol Street Jamboree Road & Bristol Street N MacArthur Boulevard& Jamboree Road Jamboree Road & Birch Street The 1997 peak 2.5 hour volumes for the study intersections were provided by City staff. An expected completion date of 1999 was assumed. The analvsis year, 2000, is one year after the project is completed. An ambient growth rate of 1.0 percent per year was added to volumes along MacArthur Boulevard, Jamboree Road, and Irvine Avenue. The peak 2.5 hour volumes of all approved projects, also provided by City staff, were added to the peak 2.5 hour volumes. The resulting volumes represent the projected peak 2.5 hour volumes prior to the addition of project traffic. A list of approved projects is given in Table 2. One percent of the projected 2.5 hour volumes of each approach of each intersection was compared with the peak 2S hour distributed volumes from the proposed project. A summary of this comparison is shown in Table 3. 1401 Dove Street Traffic Phasing ordinance and General Plan Tratric Analyse Austin -Foust Associates, Ina 017057mwpd !� a 1- °[ °o77tt � i It oil O1 1` o I tib i 00 \ / 000 t i O 0 a y�-- 0 ARM R 1 --v a l r0 0 i 00 t, V r / 11tt 000 l— 0 \ O Ro l , OQ,�\ ro Zo1r� ti�� o o �W °° `may �%o \ 0 Z 0000' O _ I I °iLy r i ,g 1 0 y1�to j QQ 0 'n w. F5 Cr s ws fy 0 ' VO UY a ww 002 ag as 1401 Dwe Street Traffic Phasing Ordinance 7 Austin -Foust Associates, Inc Q and General Plan Traffic Analysis 017057tawpd 000 � �t�• 2° ' DL O 0A �\ O . ° Z~ 1� p° 1 ho Hb OOO 000 0 10 �� f 0 1NUR 0 ro t � 0 Z 00 i d JOOti Q-y� p" �. 0 / oI 0 I0 � 0 0 y t 0 Y�Yro ii o1�0 Jd.,e , O o `\\ � p ahb ` 1 �` ° 1 J � 000 I i �~ ti0 ay t i Y r�1�o° 0 1401 Dove Street Traffic P4asing Ordimnm and General Plan TralGc Anat is 0. a(a. a n wa m WO � �o m � Uk a ww 'o0. a� 0.0. 8 Austin -Foust Associates. Inc 017057mwpd ( Table I APPROVED PROJECTS SUMMARY APPROVED PROJECT SUMMARY PERCENTCOMPLETED Newport Village 0% Occupancy Ovie PLm 0% Occupancy Corporate Plaza R West 13% Occupancy Hoag Hospital Extension 2% Occupancy Interpretive Center 0% Occupancy Hong Hospital Expansion 0% Occupancy Balboa Bay Club Expansion 0% Occupancy Fashion Island Expansion 2% Occupancy Fletcher Imes Mercedes 0% Occupancy Temple Bat Yahm Expansion 0% Occupancy Corona Del Mar Plats 0% Occupancy Ford Redevelopment 0% Occupancy 71.4 Drive thru Restaurant 0% Occupancy CI OSA - Irvine Prgcct 0% Occupancy Newport Dunes 0% Occupancy Oty of Irviae Development 0% Occupancy 1401 Dove Street Traffic Phasing Onfinance and General Plan TrafcAnalysis Austin -Foust Associates, Inc �� 5 017057ta wpd M INTERSECTION Table 3 SUMMARY OF ONE PERCENT ANALYSIS AM PROJECT PEAK 2.5 HOUR VOLUMES NB SB EB WB LESS THAN 1% OF 2000 PEAK 2.5 HOUR VOLUMES 1. Irvine /Campus & Bristol 4 0 26 0 Yes 2. Campus & Bristol N 30 2 0 0 Yea 3. Campus & Dave 30 0 0 2 Yes 4. MacArthur & Campus 2 14 0 0 Yes S. MacArthur & Birch 0 12 2 0 Yes 6. Jamboree & Bristol 8 2 0 0 Yes 7. Jamboree & Bristol N 8 2 0 0 Yes S. MacArthur & Jamboree 14 6 8 22 Yea 9. Jamboree & Birch 2 22 0 0 Yes PM PROJECT'PEAK 2.5 HOUR VOLUMES LESS THAN I% OF 2000 INTERSECTION NB SB EB WB PEAK 2.5 HOUR VOLUMES L IrvinelCampus & Bristol 0 4 4 0 Yes 2. Campus & Bristol N 4 l0 0 18 Yes 3. Campus & Dove 4 0 0 10 No 4. MacArthur & Campus 12 2 0 0 Yes S. MacArthur & Birch 0 2 12 0 Yes 6. Jamboree & Bristol 2 8 0 0 Yes 7. Jamboree & Bristol N 2 8 0 0 Yes S. MacArthur & Jamboree 2 40 2 4 Yes 9. Jamboree & Birch 20 4 0 0 Yes 1401 Dove Street Traftie Phasing Ordinance 10 Austin -Foust Associates, I= and General Plan Traffic Analysis 017057t&wpd If one percent of the 2000 peak 2.5 hour volumes of each approach were larger than the peak 2.5 hour project volumes, no further analysis were required. If project peak 2.5 hour volumes were higher than one percent of the projected peak 2.5 hour volumes on any approach of any intersection, the intersection was analyzed using the intersection capacity utilization (ICU) method. Comparison of the one percent of the peak 2.5 hour volumes with the project peak 2.5 hour volumes resulted inone intersection failing the one percent test and requiring additional analysis. The intersection of Campus Drive and Dove Street does not pass the one percent test. The one percent analysis sheets are included in the appendix. An ICU analysis was performed for the intersection which failed the one percent test. Existing lane configurations were assumed, and a capacity of 1,600 vph per lane with no clearance factor was utilized. The following table summarizes the existing, background and background -plus- project ICU values for Campus Drive and Dove Street. INTERSECTION 1401 DOVE STREETTPO -ICU ANALYSIS EXISTING BACKGROUND AM PM AM PM BACKGROUND + PROJECT AM PM 3. Campus & Dave .71 .90 .71 .90 .72 .90 ' Exceeds level of service "D" Level of service ranges .00 - .60 A .6l - .70 B ,71 - .80 C At -.90 D 9l -1.00 E Above 1.00 F As this table indicates, the project will have no marginal impact on the intersection of Campus Drive and Dove Street. 1401 Dove Street Traffic Phasing Ordinance and General Plan Traffic Aaalysis 11 it Austin -Foust Associata, Ina 4" ! 0170571awpd `' CONCLUSIONS The proposed office building would generate 50 trips during the AM peak hour and 50 trips during the PM peak hour. Mine intersections in the vicinity were checked to determine the marginal impact of project traffic on the street system. One of the nine intersections did not pass the one percent analysis. An ICU analysis was performed on the intersection. The intersection passes the ICU analysis. The proposed project has no marginal impact on the study intersections, and no intersection improvements are required. GENERAL PLAN ANALYSIS The proposed office development requires a General Plan Traffic Study to determine the project's impact on the buildout circulation system. Future volume projections were obtained from the Newport Beach Traffic Analysis Model ( NBTAM). NBTAM was developed to support the traffic analysis portion of the City's General Plan. Details of the traffic model can be found in the reference at the end of this report. Buildout -with- project ICU values are compared with no- project ICU values in Table 4. These ICU values are based on buildout lane configurations. As this table indicates, rive intersections will operate at LOS "F" under buildout conditions. Dove Street, being a local street, is not included in the NBTAM network; therefore, the intersection of Campus Drive and Dove Street is not included in the buildout year ICU summary. The proposed project causes a one percent increase in the PM peak hour ICU value at the intersection of MacArthur Boulevard and Jamboree Road, which operates at LOS "F" under buildout conditions. The City is investigating additional improvements at this intersection, including the addition of a northbound free right -turn lane. A northbound free right -turn lane will mitigate the project's impacts at this location and will improve the intersection to LOS "E ". The project will be responsible for its fair share of the cost of the northbound free right -turn lane. 1401 Dave Street Tratne Phasing ordinance 12 Austin•Fowt Associates, Inc <C and General Plan TranlcAnalysis 017057ta.wpd INTERSECTION Table 4 BUILDOUTICUSUMMARY BUILDOUT 1444ROJECT AM PM - BUILDOUT W/PROJECr AM PM 1. Irvine/Campus & Bristol .83 .83 .83 .83 2. Campus & Bristol N .74 124 .75 124 4. MacArthur & Campus .69 1.11 .69 1.11 S. MacArthur & Birch S6 14 S6 .84 6. Jamboree & Bristol .TJ .87 .72 .87 7. Jamboree & Bristol N 1.01 1.02 1.01 1.02 8. MacArthur & Jamboree 39 1.11 .89 1.12 9. Jamboree & Bird m 1.07 .80 1.07 Level of service rangm .00 -.60 A .61- .70 B .71 -SOC SI -.90 D .91. 1.00 E Above 1.00 F 1401 Dove Street Traffic Phasing Ordinance and General Plan Tral6c Analysis 13 Austin -Foust Associates, Ina G 017(157ta.wpd C -74) REFERENCES: 1. "Newport Beach Traffic Analysis Model (NBTAM), Traffic Model Data," Austin -Foust Associates, Inc. September 1996. 1401 Dove Street Traffic Phasing Ordinance and General Plan Tmffic Analysis 14 Austin -Foust Associates, lnc " 017057a-wpd ,T_7' APPENDIX (�,1 1-?� I% Traffic Volume Analysis Intersection: 1. IrvwWCampus 8 Bristol Existing Traffic Volumes Based on Average Winter /Spring 1997 Peak 2 112 Hour Approved Existing Regional Projects Projected 1% of Projected Project Approach Peak 2 1/2 Hour Growth Peak 2 12 Hour Peak 2 1/2 Hour Peak 2 1/2 Hour Peak 2 112 Hour Direction Volume Volume Volume Volume Volume Volume AM PEAK PERIOD Northbound 3501 105 48 3654 37 4 Southbound 1145 0 13 1158 12 0 Eastbound 7210 0 200 7410 74 26 Westbound 0 0 0 0 0 0 _ => Project AM Traffic is estimated to be less than 1 % of Projected AM Peak 2 112 Hour Traffic Volume. Project AM Traffic is estimated to be greater than I% of Projected AM Peak 2 12 Hour Traffic Volume. Intersection Capacity Utilization (ICU) Analysis is required. PM PEAK PERIOD Northbound 2624 79 30 2733 27 0 Southbound 3286 0 19 3305 33 4 Eastbound 5216 0 66 5302 53 4 Westbound 0 0 0 0 0 0 Project PM Traffic is estimated to be less than 1 % of Projected PM Peak 212 Hour Traffic Volume. Project PM Traffic is estimated to be greater than 1 % of Projected PM Peak 2 12 Hour Traffic Volume. Intersection Capacity Utilization (ICU) Analysis is required. PROJECT: 1401 Dove St. FULL OCCUPANCY YEAR: 2000 ryry �I 1 % Traffic Volume Analysis Project PM Traffic is estimated to be less than 1 % of Projected PM Peak 2 12 Hour Traffic Volume. Project PM Traffic is estimated to be greater than 1 % of Projected PM Peak 2 12 Hour Traffic Volume. Intersection Capacity Util ®dort (ICU) Analysis is required. PROJECT: 1401 Dove St. FULL OCCUPANCY YEAR: 2000 1� Intersection: 2. Campus 8 Bristol N Existing Traffic Volumes Based on Average Winter15pring 1997 Peak 2 12 Hour Approved Existing Regional Projects Projected 1 % of Projected Project Approach Peak 2 1/2 Hour Growth Peak 2 12 Hour Peak 2 12 Hour Peak 2 12 Hour Peak 2 112 Hour Direction Volume Volume Volume Volume Volume Volume AM PEAK PERIO0 Northbound 5566 0 32 5598 56 30 Southbound 1218 0 24 1242 12 2 Eastbound 0 0 0 0 0 0 Westbound 3385 0 131 3516 3S 0 Project AM Traffic is estimated to be less than 1% of Projected AM Peak 2 12 Hour Traffic Volume. Project AM Traffic is estimated to be greater than 1 % of Projected AM Peak 2 12 Hour Traffic Volume. Intersection Capacity Utilization (ICU) Analysis is required. PM PEAK PERIOO Northbound 3681 0 0 3681 37 4 Southbound 3941 0 112 4053 41 10 Eastbound 0 0 0 0 0 0 Westbound 6586 _ 0 189 6775 fib 18 Project PM Traffic is estimated to be less than 1 % of Projected PM Peak 2 12 Hour Traffic Volume. Project PM Traffic is estimated to be greater than 1 % of Projected PM Peak 2 12 Hour Traffic Volume. Intersection Capacity Util ®dort (ICU) Analysis is required. PROJECT: 1401 Dove St. FULL OCCUPANCY YEAR: 2000 1� I% Traffic Volume Analysis PROJECT: 1401 Dove St. FULL OCCUPANCY YEAR: 2000�n `7 Intersection: 3. Campus & Dove Existing Traffic Volumes Based on Average Winter /Spnng 1997 Peak 2 12 Hour Approved Existing Regional Projects Projected 1 %of Projected Project Approach Peak 2 112 Hour Growth Peak 2 1/2 Hour Peak 2 12 Hour Peak 2 112 Hour Peak 2 112 Hour Direction Volume Volume Volume Volume Volume Volume AM PEAK PERIOD Northbound 4050 0 0 4050 41 30 Southbound 1848 0 0 1848 18 0 Eastbound 8 0 0 8 0 0 Westbound 324 0 0 324 3 2 Project AM Traffic is estimated to be less than 1 % of Projected AM Peak 2 112 Hour Traffic Volume, Project AM Traffic is estimated to be greater than 1 % of Projected AM Peak 2 112 Hour Traffic Volume. Intersection Capacity Utilization (ICU) Analysis is required. PM PEAK PERIOD Northbound 2091 0 0 2091 21 4 Southbound 6949 0 0 6949 69 0 Eastbound 35 0 0 35 0 0 Westbound 758 0 0 756 8 10 Project PM Traffic is estimated to be less than 1 % of Projected PM Peak 21/2 Hour Traffic Volume. Project PM Traffic is estimated to be greater than 1% of Projected PM Peak 2 12 Hour Traffic Volume. Intersection Capacity Utilodion (ICU) Analysis is required. PROJECT: 1401 Dove St. FULL OCCUPANCY YEAR: 2000�n `7 3. Campus i Dave Existing AM PK HOUR PM PK HOUR Background CAPACITY VOL V/C VOL V/C NBL 1 1600 AM PK HOUR PM PK HOUR NBT 3 4800 AM PK HOUR PM PK HOER NBR LANES CAPACITY VOL V/C VOL V/C SBL LANES CAPACITY VOL V/C VOL V/C NBL 1 1600 16 .01 22 .01* NBL 1 1600 16 .01 22 .Oi* NOT 3 4800 1761 .43' 793 .18 NBT 3 4800 1761 .43' 793 .13 NOR 0 0 315 83 NOR 0 0 315 83 SBL 1 1600 298 .19* 376 .24 SBL 1 1600 298 .19' 376 .24 SST 3 4800 597 .13 3060 .64* SST 3 4800 597 .13 3060 .64' SBR 0 0 6 7 SBR 0 0 6 7 EBL 1 1600 0 .00 3 .00 EBL 1 1600 0 .00 3 .00 EST 1 1600 0 .00 3 .01 EST 1 1600 0 .00 3 .01 E8R 0 0 1 7 EBR 0 0 1 7 WBL 0 0 40 251 WBL 0 0 40 251 WBT 1 1600 5 .09* 2 .25* WBT 1 1600 5 .09' 2 .25' WBR 0 0 93 149 WBR 0 0 93 149 TOTAL CAPACITY UTILIZATION .71 .90 Background + Project TOTAL CAPACITY UTILIZATION .71 .90 . 1 �2 AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C NBL 1 1600 16 .01 22 .01* NBT 3 4800 1761 .44* 793 .18 NBR 0 0 330 85 SBL 1 1600 298 .19* 376 .24 SBT 3 4800 597 .13 3060 .64* SBR 0 0 6 7 EBL 1 1600 0 .00 3 .00 EST 1 1600 0 .00 3 .01 EBR 0 0 1 7 WBL 0 0 41 256 WBT 1 1600 5 .09* 2 .25* WBR ' 0 0 93 149 TOTAL CAPACITY UTILIZATION .72 .90 TOTAL CAPACITY UTILIZATION .71 .90 . 1 �2 1. Irvine /Campus 6 Bristol Buildout - No Project AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL 7/C NBL 0 0 0 3 0 NBR NBT 5 8000 1618 .W 1370 .2. NBR 0 0 330 6400 590 .37 SBL 1 1600 170 .11` 220 .14 SBT 3 4800 830 .17 2208 .46' SBR 0 0 0 SBL 0 0 EBL 1.5 0 837 {.48 }' 358 .22 EST 2.5 6400 2230 .4B 1530 .32` EBR 2 3200 520 .16 590 .18 WBL 0 0 0 0 WBT 0 0 0 0 WBR 0 0 0 0 Right Turn Adjustment TOTAL CAPACITY UTILIZATION Z. Campus 8 Bristol M Buildout - No Project LANES CAPACITY NBL 2 3200 NBT 3 4800 NBR 0 0 SBL 0 0 SBT 4 6400 SBR 2 3200 .83 AM PK HOUR VOL V/C 600 .19 1985 .41' 0 0 610 .10 649 .20 ESL 0 0 0 EST 0 0 0 EBR 0 0 0 WBL 1 1600 410 WBT 4 6400 1990 WBR 0 0 120 Right Turn Adjustment 3 4800 TOTAL CAPACITY UTILIZATION NBR .05' tl-i1 PM PK HCUR VOL ViC 930 838 0 0 1978 1147 0 0 0 .26 460 .33' 3711 50 .74 SBR .29' .17 .31' .36 .29 .59' .05' 1.24 Buildout with Project AM PK HOUR PM PK HC1.R LANES CAPACITY VOL V/C VOL vi- 1181. 0 0 0 0 NBT 5 8000 1620 .24• 1370 .2_ NOR 0 0 330 590 SBL 1 1600 170 .11' 220 SBT 3 4800 830 .17 2210 . =6` SBR 0 0 0 0 EBL 1.5 850 {.48 }* 360 .27 EBT 2.5 6400 2230 .48 1530 .:2` EBR 2 3200 520 .16 590 .la WBL 0 0 0 0 WBT 0 0 0 0 WBR 0 0 0 0 Right Turn Adjustment NBR . ^r,` TOTAL CAPACITY UTILIZATION .83 .83 Buildout with Project 0 0 EST 0 0 0 0 AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL VIC NBL 2 3200 600 .19 930 .29` NBT 3 4800 2000 .42' B40 .18 NBR 0 0 0 0 SBL 0 0 0 0 SBT 4 6400 610 .10 1980 .31' SBR 2 3200 650 .20 1150 .36 EBL 0 0 0 0 EST 0 0 0 0 EBR 0 0 0 0 WBL 1 1600 410 .26 460 .29 WBT 4 6400 1990 .33' 3720 .59' WBR 0 0 120 50 Right Turn Adjustment SBR .05` TOTAL CAPACITY UTILIZATION .75 1.24 1(� 8. MacArthur 6 Jamboree Buildout - No Project Buildout with Project with improvements I LAMES I AM PK HOUR PM PK HOUR 1600 LANES CAPACITY VOL V/C VOL V/C NBL 1 1600 230 .14 200 I .13* NBT 3 4800 1683 .35* 749 .16 NBR 1 1600 510 .32 630 .39 SBL 1 1600 99 .06* 310 I .19 SBT 3 4800 519 .11 1624 .34* SBR f .11 79 .34* 566 f EBL 2 3200 886 .28* 599 I .19* EST 3 4800 1480 .31 640 .13 EBR f .31 520 .13 240 f WBL 2 3200 100 .03 610 I .19 WBT 3 4800 420 .09* 1620 .34* WBR f .09* 449 .34* 38 f Right Turn Adjustment 40 I NBR I .11* TOTAL CAPACITY UTILIZATION .78 1.11 Buildout with Project with improvements I LAMES I NBL 1 1600 All PK HOUR PM PK HOUR 1 LANES CAPACITY VOL V/C VOL V/C I NBL 1 1600 230 .14 200 I .13* NBT 3 4800 1690 .35* 750 .16 NBR f WST 510 4800 630 f I SBL 1 1600 100 .06* 320 I .20 SST 3 4800 520 .11 1630 .34* SBR f 80 570 I EBL 2 3200 890 .28* 600 I .19* EST 3 4800 1480 .31 640 .13 EBR f 520 240 WBL 2 3200 100 .03 610 .19 WBT 3 4800 420 .09* 1620 .34* WBR I f 460 40 I TOTAL CAPACITY UTILIZATION .78 1.00 Suildout with Project Right Turn Adjustment TOTAL CAPACITY UTILIZATION AM PK HOUR PM PK HOUR VOL V LAMES CAPACITY NBL 1 1600 NBT 3 4800 NBR 1 1600 SBL 1 1600 SST 3 4800 SBR f EBL 2 3200 EST 3 4800 1 EBR f WBL 2 3200 WST 3 4800 WBR f Right Turn Adjustment TOTAL CAPACITY UTILIZATION AM PK HOUR PM PK HOUR VOL V V/C V VOL V V/C 230 . .I4 2 200 . .13* �� i 9. Jamboree E Birch Buildout - go Project Buildout with Project AM PK HOUR PM PK HOUR AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C LANES CAPACITY VOL V/C VOL V/C N8L 1 1600 610 .38` 170 .11' NBL 1 1600 610 .38` 170 .1i' NBT 3 4800 1519 .37 1710 .37 118T 3 4800 1520 .38 1720 .37 N8R 0 0 280 60 N8R 0 0 280 60 SBL 1 1600 40 .03 10 .01 ( S8L 1 1600 40 .03 10 .01 S8T 3 4800 909 .19' 2238 .47' S8T 3 4800 920 .19` 2240 .47` S811 f 840 80 S8R f 840 80 E8L 1.5 90 (.05 )' 560 (.19 }' , E81. 1.5 90 (.OS )' 560 (.19)- E8T 0.5 3200 70 .05 60 .19 EBT 0.5 3200 70 .05 60 .19 E8R f 60 530 E811 f 60 530 W8L 0 0 80 210 W8L 0 0 80 210 W8T 1 1600 60 .18` 140 .30` W8T 1 1600 60 .18' 140 .30` WBR 0 0 140 130 WBR 0 0 140 130 1.07 TOTAL CAPACITY UTILIZATION .80 1.07 TOTAL CAPACITY UTILIZATION .80 �C 3. Canpus 6 Dove Existing ( ( Background ( AM PK HOUR PM PK HOUR ( AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C ( LANES CAPACITY VOL V/C VOL V/C ( NBL 1 1600 16 .01 22 .01- ( NBL 1 1600 16 .01 22 .01` ( NBT 3 4800 1761 .43` 793 .18 ( NBT 3 4800 1761 .43' 793 .18 ( NOR 0 0 315 83 ( NBR 0 _ 0 315 83 ( SBL 1 1600 298 .19' 376 .24 ( SBL 1 1600 298 .19' 376 .24 ( SST 3 4800 597 .13 3060 .64` ( SOT 3 4800 597 .13 3060 .64` ( SBR 0 0 6 7 ( ( SBR 0 0 6 7 ( ESL 1 1600 0 .00 3 .00 ( ESL 1 1600 0 .00 3 .00 ( EST 1 1500 0 .00 3 .01 ( EBT 1 1600 0 .00 3 .01 ( EBR 0 0 1 7 ( ( EBR 0 0 1 7 ( WBL 0 0 40 251 WBL 0 0 40 251 ( WBT 1 1500 5 .09` 2 .25` ( ( WBT 1 1600 5 .09` 2 .25' ( WBR 0 0 93 149 ( W8R 0 0 93 149 TOTAL CAPACITY UTILIZATION .71 .90 TOTAL CAPACITY UTILIZATION .71 .90 ( Background * Project ( AM PK HOUR 'PM PK HOUR ( LANES CAPACITY VOL V/C VOL V/C ( N8L 1 1600 16 .01 22 .01' ( NBT 3 4800 1761 .44• 793 .18 ( NBR 0 0 328 85 { S8L 1 1600 298 .19` 376 .24 ( SBT 3 4800 597 .13 3060 .64` S8R 0 0 6 7 { E8L 1 1600 0 .00 3 .00 EBT 1 1500 0 .00 3 .01 E8R 0 0 1 7 WBL 0 0 41 256 WBT 1 1500 5 .09' 2 .25` ( WBR 0 0 93 149 i TOTAL CAPACITY UTILIZATION .72 .90 1. Irvine /Campus 6 Bristol Buildout - No Project LANES CAPACITY NBL 0 0 NBT 5 8000 NBR 0 0 SBL 1 1600 SOT 3 4800 S8R 0 0 EBL 1.5 EST 2.5 6400 EBR 2 3200 WBL 0 0 WBT 0 0 W8R 0 0 Right Turn Adjustment TOTAL CAPACITY UTILIZAI 2. Campus 5 Bristol N Buildout - No Project LANES CAPACITY NBL 2 3200 NBT 3 4800 NBR 0 0 SBL 0 0 SOT 4 6400 SBR 2 3200 EBL 0 0 EST 0 0 EBR 0 0 WBL 1 1600 WBT 4 6400 WBR 0 0 Right Turn Adjustment TOTAL CAPACITY UTILIZAI AM PK HOUR PM PK HOUR VOL V/C VOL V/C 0 0 1618 .24' 1370 .21 330 590 .37 170 .11' 220 .14 $30 .17 2208 .46' 0 0 839 {.48 }' 358 .22 2230 .48 1530 .32' 520 .16 590 .18 0 0 0 0 0 0 NBR .05' ION .83 .83 AM PK HOUR PM PK HOUR VOL V/C VOL V/C 600 .19 930 .29' 1987 .41' 838 .17 0 0 0 0 610 .10 1978 .31' 649 .20 1147 .35 0 0 0 0 0 0 410 .25 460 .29 1990 .33' 3711 .59' 120 50 SBR .05` ION .74 1.24 Buildout with Project AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C NBL 0 0 0 0 NOT 5 $000 1620 .24' 1370 .21. NBR 0 0 330 590 .37 SBL 1 1500 170 .11' 220 .14 SBT 3 4800 830 .17 2210 .46' SBR 0 0 0 0 EBL 1.5 850 {.48 }' 360 .23 EST 2.5 6400 2230 .48 1530 .32' EBR 2 3200 520 .16 590 .18 WBL 0 0 0 0 WBT 0 0 0 0 WBR 0 0 0 0 Right Turn Adjustment NBR .05' TOTAL CAPACITY UTILIZATION .83 .83 Buildout with Project AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C NBL 2 3200 600 .19 930 .29' NBT 3 4800 2000 .42' 840 .18 NBR 0 0 0 0 SBL 0 0 0 0 SOT 4 6400 610 .10 1980 .31' SBR 2 3200 650 .20 1150 .35 E8L 0 0 0 0 EBT 0 0 0 0 EBR 0 0 0 0 WBL 1 1600 410 .26 450 .29 WBT 4 6400 1990 .33' 3720 .59' WBR 0 0 120 50 Right Turn Adjustment ' SBR .05' TOTAL CAPACITY UTILIZATION .75 1.24 r, �. 4. MacArthur & Campus Buildout - No Project Buildout with Project AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C NBL 1 1600 140 .09* 460 .29* MST 4 6400 980 .15 1340 .21 NBR 1 1600 80 .05 90 .06 SBL 1 1600 110 .07 210 .13 SST 4 6400 1870 .29* 930 .i5* SBR 1 1600 400 .25 730 .46 E8L 2 3200 510 .16* 60 .02* EST 3 4800 770 .16 680 .16 EBR 0 0 10 70 V8L 2 3200 60 .02 120 .04 VBT 3 4800 740 .15* 1640 .34* VBR f 110 150 Right Turn Adjus:ment SBR ..,, TOTAL CAPACITY UTILIZATION .69 1.11 5. MacArthur & Birch AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C NBL 1 1600 140 .09* 460 .29* MST 4 6400 979 .15 1334 .21 NBR 1 1600 80 .05 90 .06 SOL 1 1600 110 .07 210 .13 SBT 4 6400 1863 .29* 929 .15* SBR 1 1600 400 .25 730 .46 EBL 2 3200 510 .16* 60 .02* EST 3 4800 770 .16 680 .16 EBR 0 0 10 740 70 1560 VSL 2 3200 60 .02 120 .04 VST 3 4800 740 .15* 1640 .34' VBR f 300 110 130 150 SBL Right Turn Adjustment 300 .19* 130 SBR .31* TOTAL CAPACITY UTILIZATION .69 729 1.11 Buildout with Project AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C NBL 1 1600 140 .09* 460 .29* MST 4 6400 980 .15 1340 .21 NBR 1 1600 80 .05 90 .06 SBL 1 1600 110 .07 210 .13 SST 4 6400 1870 .29* 930 .i5* SBR 1 1600 400 .25 730 .46 E8L 2 3200 510 .16* 60 .02* EST 3 4800 770 .16 680 .16 EBR 0 0 10 70 V8L 2 3200 60 .02 120 .04 VBT 3 4800 740 .15* 1640 .34* VBR f 110 150 Right Turn Adjus:ment SBR ..,, TOTAL CAPACITY UTILIZATION .69 1.11 5. MacArthur & Birch Buildout - No Project Buildout with Project AM PK HOUR PM PK HOUR AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C LANES CAPACITY VOL V/C VOL V/C NBL 1 1600 120 .08 220 .14 NBL 1 1600 120 .08 220 .14 NOT 3 4800 740 .15* 1560 .33* NBT 3 4800 740 .15* 1560 .33* NBR f 220 80 NBR f 220 80 SBL 1 1600 300 .19* 130 .08* SBL 1 1600 300 .19* 130 .08* SBT 4 6400 936 .20 729 .15 SBT 4 6400 940 .20 730 .15 SBR 0 0 418 .26 220 SBR 0 0 420 .26 220 ESL 1 1600 129 .08 234 .15* E8L 1 1600 130 .08 240 .15* EST 2 3200 540 .20* 500 .17 EST 2 3200 540 .20* 500 .17 EBR 0 0 110 50 EBR 0 0 110 50 VBL 1 1600 30 .02* 150 .09 VBL 1 1600 30 .02* 150 .09 VBT 2 3200 320 .10 910 .28* NBT 2 3200 320 .10 910 .28* NOR f 50 210 VBR f 50 210 TOTAL CAPACITY UTILIZATION .56 .84 TOTAL CAPACITY UTILIZATION .56 .84 �� I 6. Jamboree 6 Bristol Buildout - No Project 7. Jamboree b Bristol N Buildout - No Project LANES CAPACITY NBL 2 3200 NBT 3 4800 NBR 0 0 SBL 0 0 SBT 4 6400 SBR 0 0 EBL 0 0 EBT 0 0 EBR 0 0 WBL 0 0 WBT 2 3200 WBR 1 1600 Right Turn Adjustment TOTAL CAPACITY UTILIZAI AM VOL 1230 2076 260 0 449 310 0 0 0 0 910 700 Multi ION )K HOUR PM PK HOUR V/C VOL V/C .38 1470 .46` .49* 1239 .26 10 0 .09 1866 .38` .19 570 0 0 0 0 .28' 570 .18' .44 210 .13 .24' 1.01 1.02 Buildout with Project AM PK HOUR PM PK HOUR I LANES CAPACITY VOL V/C VOL V/C NBL 0 0 0 0 I NBT 5 8000 2326 .29' 1899 .24 NBR 0 0 20 10 I SBL 0 0 0 0 I SBT 3 4800 479 .10 1866 .39' SBR 0 0 0 0 I EBL 1.5 1370 .43' 740 {.42 }' EBT 1.5 4800 350 .22 1260 .42 EBR 2 3200 840 .26 1540 .48 I WBL 0 0 0 0 I WBT 0 0 0 0 WBR 0 0 0 0 I Right Turn Adjustment EBR EBR I .06` TOTAL CAPACITY UTILIZATION .72 .87 .87 7. Jamboree b Bristol N Buildout - No Project LANES CAPACITY NBL 2 3200 NBT 3 4800 NBR 0 0 SBL 0 0 SBT 4 6400 SBR 0 0 EBL 0 0 EBT 0 0 EBR 0 0 WBL 0 0 WBT 2 3200 WBR 1 1600 Right Turn Adjustment TOTAL CAPACITY UTILIZAI AM VOL 1230 2076 260 0 449 310 0 0 0 0 910 700 Multi ION )K HOUR PM PK HOUR V/C VOL V/C .38 1470 .46` .49* 1239 .26 10 0 .09 1866 .38` .19 570 0 0 0 0 .28' 570 .18' .44 210 .13 .24' 1.01 1.02 Buildout with Project Buildout with Project I I AM PK HOUR PM PK HOUR L -9 E= IiPACITY VOL V/C VOL V/C I NBL 2 3200 1230 .38 1470 .46' NBT 3 4800 2080 .49' 1240 .26 NBR 0 0 260 10 I I SBL 0 0 0 0 SBT 4 6400 450 .09 1870 .38' SBR 0 0 310 .19 570 I I EBL 3 0 0 0 EBT 0 0 0 0 EBR 0 0 0 0 I I WBL 0 0 0 0 WBT 2 3200 910 .28` 570 .18' WBR 1 1600 700 .44 210 .13 I I Right Turn :c:- stment Multi .24' TOTAL CAPACITY UTILIZATION 1.01 1.02 In'` AM PK HOUR PM PK HOUR I - 1PACITY VOL V/C VOL V/C NBL .. 0 0 0 I NBT _ B000 2330 .29' 1900 .24 NBR 0 0 20 10 SBL 0 0 0 SBT 3 4800 480 .10 1870 .39' SBR I 0 0 0 0 EBL 1370 .43' 740 � {.42 }' EBT I -`_ 4800 350 .22 1260 .42 EBR I 2 3200 840 .26 1540 .48 WBL 0 0 0 0 AT 0 0 0 0 WBR 0 0 0 0 I Right i %-n = :._stment EBR I .06' TOTAL CAPACITY UTILIZATION .72 .87 Buildout with Project I I AM PK HOUR PM PK HOUR L -9 E= IiPACITY VOL V/C VOL V/C I NBL 2 3200 1230 .38 1470 .46' NBT 3 4800 2080 .49' 1240 .26 NBR 0 0 260 10 I I SBL 0 0 0 0 SBT 4 6400 450 .09 1870 .38' SBR 0 0 310 .19 570 I I EBL 3 0 0 0 EBT 0 0 0 0 EBR 0 0 0 0 I I WBL 0 0 0 0 WBT 2 3200 910 .28` 570 .18' WBR 1 1600 700 .44 210 .13 I I Right Turn :c:- stment Multi .24' TOTAL CAPACITY UTILIZATION 1.01 1.02 In'` S. MacArthur 6 Jamboree Buildout - No Project LANES CAPACITY NBL 1 1600 NBT 3 4800 NBR 0 0 SBL 1 1600 SBT 3 4800 SBR f EBL 2 3200 EBT 3 4800 EBR f WBL 2 3200 WBT 3 4800 VBR f Right Turn Adjustment TOTAL CAPACITY UTILIZA 9. Jamboree 5 Birch Buildout - No Project NBL NST NBR SBL SBT SBR EBL EBT EBR WSL WBT WSR AM PK HOUR PM PK HOUR VOL V/C VOL V/C 230 .14 200 .13` 1683 .46• 749 .23 510 630 .39 99 .06' 310 .19 519 .11 1624 .34' 79 566 886 .25' 599 .19` 1480 .31 640 .13 520 240 100 .03 610 .19 420 .09' 1620 .34' 449 38 NBR .11' PION .89 1.11 0 0 AM PK HOUR PN PK HOUR LANES CAPACITY VOL V/C VOL V/C 1 1600 610 .35' 170 .11' 3 4800 1519 .37 1710 .37 0 0 280 60 1600 1 1600 40 .03 10 ..01 3 4800 909 .19' 2238 .41* f 840 80 1.5 {.05 }' 90 {.05 }• 560 {.19 }' 0.5 3200 70 .05 60 .19 f 60 530 0 0 0 80 210 1 1600 60 .18' 140 .30' 0 0 140 130 TOTAL CAPACITY UTILIZATION .80 1.07 Buildout with Project LANES CAPACITY NBL 1 1600 NBT 3 4800 NBR 0 0 S8L 1 1600 SBT 3 4800 SBR f ESL 2 3200 EST 3 4800 EBR f WBL 2 3200 MST 3 4800 NBR f Right Turn Adjustment TOTAL CAPACITY UTILIZA Buildout with Project NBL NBT NBR SBL SBT SBR EBL EBT EBR WBL WBT WBR AM PK HOUR PM PK HOUR VOL V/C VOL V/C 230 .14 200 .13' 1690 .46' 750 .23 510 630 .39 100 .06' 320 .20 520 .11 1630 .34' SO 570 890 .28' 600 .19' 1480 .31 640 .13 520 240 100 .03 610 .19 420 .09` 1620 .34' 460 40 N8R .12' PION .89 1.12 TOTAL CAPACITY UTILIZATION .80 1.07 AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C 1 1600 510 .38' 170 .11' 3 4800 1520 .38 1720 .37 0 0 280 60 1 1600 40 .03 10 .01 3 4800 320 .19' 2240 .41` f 840 80 1.5 90 {.05 }' 560 {.19 }* 0.5 3200 70 .05 60 .19 f 60 530 0 0 80 210 1 1600 60 .18` 140 .30` 0 0 140 130 TOTAL CAPACITY UTILIZATION .80 1.07