HomeMy WebLinkAboutIS039_NEWPORT LIDO MEDICAL CENTER (2) *NEW FILE*
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Cobnfy `of Orange 0 November 21 ,1985
DATE.
TO. Patricia Temple ,Environmental CoordkPL-�EWST, City of Newport Beach, Planning
FROM: COUNTY CLERK PUBLIC SERVICES DIVISION PHONE No.:
834-271Q
COURTHOUSE, 700 CIVIC CENTER DR. , RM. D-10O, SANTA ANA
SUBJECT: ENVIRONMENTAL IMPACT REPORTS - AMENDMENT OF "PUBLIC RESOURCES CODE" SEC. 21152(c)
EFFECTIVE JANUARY 1, 1985.
T ATTACHED NOTICE WAS RECEIVED, FILED, AND A COPY POSTED October 21 , 1985
D POSTED FOR 30 (THIRTY) CALENDAR DAYS.
3
R E C E i E R GARY L. GRANVILLE
FlanntnP• A County Clerk and Clerk of the Superior Court of the State
oepZt" oFealifornia,in end for the County of Orange.
NOV oily OF �'
CITY OF J By Deputy.
CALIF,NLti`1P BEACH ` a
CA 6
00 -4 1152 PUNUC RESOURCES CODE
(c) All eoticec filed pursuant to this section shall be available for public inspection.Sad andl be posed
as a weekly bans in the office of the county clerk. Each satin shall remain posted for a period of 30
Sys,and thereatter.. the ekrk shall return to the local arenc) the am=with a sowtwo of t►e period u
wr paatad The local aseney shall retain the notwe for sot bets than am months.
Awn"Stet f sM rh 230 i b,eh 1357 f I
! ' VOTICE OF DETERMINATION
TO: j_ Office of Planning and Research FROM: 1
1400 Tenth Street, Room 121 CITY OF NEWPORT BEACH
Sacramento, CA 95814 PLANNING DEPARTMENT
3300 Newport Boulevard
County Clerk P.O.Box 1768
® Public Services Division Newport Beach, CA 92658-8915
P.O. Box 838
Santa Ana, CA 92702
F1LE ® -
SUBJECT: Filing of Notice of Determination-in compliance with Section 21108 or
21152 of the Public Resources Code. O C T 2 11985
UOUnty UK
PROJECT TITLE: Newport Lido Medical Center By DEPUT
PROJECT LOCATION: 351 Hospital Road
PROJECT DESCRIPTION: Construction of an BS,170 scl.,,ft, medical office b'uil Ing with
related subterranean parking structure. OCT 2 11985
GARY L. GRANVILL , County Cler
gyi DEPUT
CONTACT PERSON: Patricia Temple TELEPHONE NO. 714/644-3225
STATE CLEARINGHOUSE NUMBER
This -is to advise that the City of Newport Beach has made the following determinations
regarding the above described project:
1 . The project has been ❑x approved by the City of Newport Beach.
❑ disapproved
2. The project ❑ will have a significant effect on the environment.
® will not
3. ❑ An Environmental Impact Report was prepared for this project pursuant to
the provisions of CEQA.
1Z A Negative Declaration was prepared for this project pursuant to the
provisions of CEQA. A copy of the Negative Declaration is attached.
DATE RECEIVED FOR FILING: u
Date October 17, 1985
Notice of Determination
4. Mitigation measures —_were, were not made a condition of approval
of this project.
5. A Statement of Overriding Considerations was was not
adopted for this project. -
6. The Final Environmental Document and the record of the project approval
may be examined at the Planning Department of the City of Newport Beach,
3300 Newport Boulevard, Newport Beach, CA 92658-8915, 714-644-3225.
a z
• NEGATIVE DECLARATION •
TO: Secretary for Resources FROM: PLANNING DEPARTMENT
1416 Tenth Street CITY OF NEWPORT BEACH
Sacramento, CA 95814 P.O. BOX 1768
NEWPORT BEACH, CA 92658-8915
Q County Clerk of the County of
Orange 1.
P.O.Box 838, Santa Ana, CA 92702
NAME OF PROJECT: Newport Lido Medical Center
PROJECT LOCATION: 351 Hospital Road _
PROJECT DESCRIPTION: Construction of an 85,170 sq.ft. medical office building with
related subterranean parking structure.
FILED
SEP 121985
!E A BftANC' County Cleik
FINDING: Pursuant to the provisions of City Council iPolicy 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 will not have a significant effect
on the environment.
MITIGATION MEASURES:
See attached Inzfial'Stndy
INITIAL STUDY PREPARED BY: City of Newport Beach
INITIAL STUDY AVAILABLE FOR REVIEW AT: 3300 Newport Boulevard, Newport Beach, CA
DATE RECEIVED FOR FILING:
Environmental Coordinator
Date:
.a cj�
� utn �. unau� v4ssoe � ates
Transportation Planning * Traffic Engineering
July 3, 1985
Ms. Beverly Bruesch
Michael Brandman and Associates, Inc.
3140 Red Hill Avenue, Suite 200
Costa Mesa, CA 92626
Dear Ms. Bruesch:
The firm of Kunzman Associates is pleased to submit this
proposed Agreement to provide professional engineering
services for a traffic analysis of the design and
potential costs for installing a northbound dual left turn
pocket on Newport Boulevard at Hospital Road. The dual
left turn improvement has been identified as a mitigation
measure for the proposed Newport Lido Medical Center
project. This proposal outlines a scope of work based on
the information provided by you, and our understanding of
the requirements of this analysis.
The traffic analysis will consist of preparing a letter
suitable for the determination of improvement costs for
preliminary evaluation purposes. A preferred design will
be presented on a scale drawing with estimated quantities
and costs. However, actual street improvement plans and
construction bid costs will not be provided.
Implementation of the preferred design would require the
preparation of construction plans and specifications.
Specifically, the traffic analysis will consist of (1)
obtaining as-built plans and other backgound documents as
needed, (2) meeting with CalTrans staff and City staff to
establish design guidelines, (3) developing the sketch for
a preferred dual left turn pocket design on the northbound
approach to the intersection, (4) measuring the quantities
of AC, curb and gutter, striping and signal equipment to
be added, removed or relocated with the preferred design,
(5) establishing preliminary cost estimates for the
preferred design, and (6) preparing a letter which
summarizes the analysis results.
4664 Barranca Parkway r Irvine, CA 92714 r C7143 559-4231
DRAFT COMMENTS
This proposal includes response to one set of Draft
Comments, whether the Draft Comments are verbal or
written, once • the analysis is submitted to the reviewing
agency.
MEETING ATTENDANCE
This proposal includes two general orientation meetings
for report discussion, and does not include attendance at
public meetings.
TIME SCHEDULE
It is estimated that the traffic study will take
approximately fifteen working days to complete from the
date of authorization, and date of receipt of data
essential for the study.
QUALIFICATIONS
Kunzman Associates is a six person firm located in Irvine
specializing in transportation planning for governmental
agencies and the business community. Two persons in the
firm are engineers and two persons are planners by
education, plus there is a secretary and graphics person.
The firm has highly qualified personnel with experience
throughout Southern California at the regional, local, and
individual project level. The experience of the Firm's
personnel in transportation planning and traffic
operations for new planned communities, as well as
established areas provides the special skills necessary
for determining imaginative, practical, and meaningful
solutions to transportation problems. The firm was
established in 1977 by William Kunzman, P.E. , and since
then the firm has completed approximately 300
transportation studies for over 100 different clients.
John Kain will be the Kunzman Associate's project manager
and have overall responsibility. He will coordinate and
manage the transportation portion of the project, and will
attend all meetings and liaision between parties. He has
many years of consulting experience as well as research
experience. His work experience includes management of
the transportation engineering department for a private
firm. His education includes completing undergraduate
studies in planning and graduate studies in transportation
systems management at the University of California at
Irvine.
a
COMPENSATION
The fee for the work outlined in this proposal shall be
based upon personnel charges plus direct expenses as
indicated in the Standard Compensation Schedule, a copy of
which is attached and is incorporated into the Memorandum
of Agreement in its entirety. However, in no case will
the total fee for the specified services exceed $2, 300
without prior approval from you or your authorized
representative. The fee does not include attendance or
presentation at a public hearing.
This letter can serve as a Memorandum of Agreement and our
authorization to proceed. Please sign one copy and return
it to us for our files. We are looking forward to serving
you on this project.
Respectfully submitted,
KUNZMAN A''SSSOCIATES
J hn Kain, AICP
#789
CONTRACT APPROVAL
Approved by:
Title:
Firm:
Date:
Place of Execution:
r �
III
PrM
[KINL-i
Michael Brandman Associates Environmental Research■Planning and Processing■Resource Management
April 24, 1985
Ms. Patricia L. Temple
Environmental Coordinator
City of Newport Beach Planning Department
3300 Newport Boulevard
Newport Beach, California 92663-3884
SUBJECT: Proposal to Prepare Initial Study for Newport Lido Medical Center,
85,000 Square-Foot Medical Office Building at 351 Hospital Road in
Newport Beach
Dear Ms. Temple:
Michael Brandman Associates, Inc. (MBA) is pleased to submit this proposal for
preparation of an initial study for the subject property. General information you
provided at our meeting on April 12, 1985 and a review of the previous initial study
prepared in September 1981 have been used as the basis for this proposal. MBA's
long-standing involvement in environmental assessment matters throughout Newport
Beach will ensure that this initial study meets all applicable city and CEQA
environmental regulations.
Technical Approach/Seo of Work
MBA's approach to the preparation of the initial study is based upon maintaining
close contact with city personnel throughout all phases of the work effort. Mr. Tom
Smith, AICP, will serve as principal-in-charge and will attend and speak at the public
hearing on the project. Ms. Beverly Bruesch will be the project manager and will be
responsible for day-to-day preparation of the EIR and for insuring its timely
completion. Kunzman Associates will prepare the required traffic study and will also
be represented at the public hearing for the project.
In accordance with Section 15063 of the CEQA Guidelines, the initial study provides
factual documentation to enable the lead agency to determine whether the project
requires an EIR or qualifies for a negative declaration, and can enable the applicant
or lead agency to modify the project to mitigate any adverse impacts to qualify for a
Negative Declaration. The initial study provides an objective assessment of the
environmental effects of the proposed project and recommends measures to mitigate
any significant adverse impacts identified. We feel strongly that the best way to
achieve this objectivity is to maintain close contact with both you and the project
architects, Corbin Yamafuji, to ensure that all relevant facts about the project are
described.
3140 Red Hill Avenue,Suite 200,Costa Mesa,CA 92626,(714)641-8042
0
Ms. Patricia L. Temple
April 24, 1985
Page 2
The specific work elements we propose to undertake during preparation of the initial
study are described in Attachment A to this letter.
Schedule
We estimate that a draft initial study can be prepared within five to six weeks from
the date of your authorization to proceed. The estimated time periods listed below
are based upon our experience with the city's processing requirements and indicate
that the action on a Negative Declaration could occur within three to four months
from the date of project initiation. This is a relatively fast schedule which would be
reviewed with city staff in our initial meeting.
Estimated
Project Phase Time Period
1. Project Definition/Organization 1 week
2. Preparation of Draft Initial Study 4-5 weeks
3. City Review of Draft Initial Study 1-2 weeks
4. Revisions to Draft Initial Study/Preparation of
Final Initial Study 2 weeks
5. Public Review Period for Negative Declaration
(30-day Minimum for State Responsible Agencies) 2-4 weeks
6. Public Hearing To Be Scheduled
Fee Summary
A summary of our estimated fees for completion of the work program described in
Attachment A is provided below.
Task Estimated Fee
I. Project Definition 320.00
Il. Draft Initial Study 4,840.00
III. Final Initial Study 1,200.00
IV. Meetings (2 total), Public Hearing (1) 540.00
Total MBA Labor Fees $62900.00
Traffic Consultant (Kunzman Associates) 4,300.00
Total Labor Fees $11,200.00
This budget estimate excludes reimbursable expenses (travel, printing costs, etc.)
which will be invoiced at cost plus 15 percent in accordance with the attached fee
schedule. For your budgeting purposes, we estimate that these expenses will total
approximately $1,015.00, as follows:
Ms. Patricia L. Temple
April 24, 1985
Page 3
Estimated Direct Costs
Miscellaneous In-House Xeroxing ($0.10 per page) $ 25.00
Blueprint/Reproduction/Graphics (general) 100.00
Mileage/Travel/Miscellaneous 50.00
Document Printing:
o Assume 7 Draft Initial Studies at 150 pages 140.00
o Assume 35 Final Initial Studies at 150 pages 700.00
Subtotal Estimated Direct Costs 1,015.00
Total Lump'Sum Fees $12,215.00
Terms
MBA will submit monthly invoices for all work conducted under the approved scope
of work in accordance with the attached fee schedule. Direct costs (e.g., travel,
printing, xeroxing, photo reproduction) will be invoiced at cost plus a 15 percent
administrative charge. Invoices are due and payable upon receipt. After 30 days,
past due invoices are charged interest at the maximum rate allowable by law.
Should the scope of work change to an extent that would alter our fees, we will
contact you before proceeding with additional tasks. Written change orders will be
submitted for your files for any verbal scope changes that may be authorized to
maintain the project schedule.
We look forward to working with you on this project. If you have any questions,
please call. Your signature below will indicate your approval and will thus serve as a
binding contract.
Sincerely,
Thomas E. Smith, Jr., AICP Approved:
Principal City of Newport BeacIt
TES/ck Date: J
Enclosures
JN 064-0004
ATTACHMENT A
Scope of Work
Newport Lido Medical Center
85,000 Square-Foot
Medical Office Building
Initial Study
April 24, 1985
Michael Brandman Associates, Inc. (MBA) will prepare an expanded initial study
which describes environmental impacts and recommends mitigation measures for the
following topics:
o Traffic/Parking/Access o Noise
o Geology/Soils o Air Quality
o Hydrology o Public Services
o Aesthetics/Views o Utilities
o Construction Impacts'
It is our understanding that the initial study will be an updating of a previous initial
study done in September 1981 by Westec Services for an 8-story, 65,000 square-foot
medical office building. The proposed project evaluated in this initial study will be
an 85,000 square-foot medical office building which has been redesigned to have
20,000 square feet (2 levels) below grade and 65,000 square feet (3 stories) above
grade. The proposed parking is proposed at grade and on two below-grade levels
connected to the proposed office building.
Phase I: Project Definition
This phase will set the framework for all environmental impact assessment related to
the proposed project. Specific work items to be undertaken are as follows:
o Revised scope of work (as necessary) to reflect city's review of project
plans.
o Develop a recommended initial study preparation and processing schedule.
o Meet with city and applicant representatives to initiate the environmental
assessment process, and to refine the initial study processing schedule.
This organizational task also provides an opportunity to review with the city the
suggested scope and content of the expanded initial study. It is our experience that
this brief organizational work effort promotes a clearer understanding of project
objectives and ensures that the initial study can move forward with maximum
efficiency.
Phase II: Preparation of the Draft Initial Study
This task j comprises the majority of the environmental analysis for the Newport Lido
P Y
Medical Center project, including review of previous initial study, consolidation of
new environmental data, direct and cumulative impact evaluation, development of
mitigation measures, and report compilation. The format and content of the initial
study will be in full compliance with CEQA, as well as City of Newport Beach
requirements. The text will be supplemented with graphics and tables, as necessary
to present the information in a concise and easily understood format.
Brief descriptions of the approach to be used in addressing each of the focus topics
are provided below:
1. Traffic/Parking/Access. This section of the initial study will provide a
summary of the traffic analysis to be prepared by Kunzman Associates, a
copy of which will be attached as a technical appendix to the initial
study. Kunzman Associates will assess the proposed project's impact on
relevant intersections in the area as required by the city's Traffic Phasing
Ordinance.* Two land use scenarios will be evaluated: (1) 65,000 square
feet, and (2) 85,000 square feet, to determine the incremental difference
in traffic impacts associated with the previously proposed 65,000 square-
foot medical office building and the 85,000 square-foot medical office
building proposed at this time.
It is anticipated that the traffic analysis will calculate 'ICUs at up to
eight (8) intersections in the vicinity of the project for both evening and
morning peak hours for existing conditions, as well as with the proposed
project and for existing plus project plus committed projects plus growth
conditions as needed based on the 1 percent analysis.
In addition, Kunzman Associates will evaluate proposed site access,
parking adequacy, internal circulation, and pedestrian movements.
Mitigation measures will be recommended as needed for all areas of
analysis.
2. Geology/Soils. MBA will review the available soils and geology data
relevant to the study area and will identify potential geotechnical
constraints and the need for further geotechnical investigation.
3. Hydrology. Drainage and water quality impacts associated with the
proposed project will be generally assessed based'on existing and projected
drainage patterns for the study area. Measures to reduce these impacts
will be recommended as needed.
4. Aesthetics/Views. MBA will conduct a viewshed analysis based on
photographs of the site from the surrounding area, proposed grading, and
available building elevations. Compatibility of the proposed project with
views from and to existing and future uses in the vicinity will also be
described.
5. Noise/Vibration. The long-term impact of noise from the proposed
medical office uses and -related traffic will be evaluated in this section.
Based on project traffic data provided in the traffic study, the significance
of increases in noise on adjacent land uses and along arterials used to
access the site will be evaluated. In addition, potential impacts from
vibration associated with the subterranean parking structure will be
analyzed. The vibration analysis will be based on review of the site plans
and on available vibration data for similar parking structures. Appropriate
mitigation measures will be recommended.
6. Air Quality. This section will update the air quality evaluation from the
previous initial study. Based on the most recent air quality data, impacts
of the proposed project on local and regional air quality will be assessed,
and impacts from local air pollution sources on the proposed project will
be evaluated. Mitigation measures will be proposed as needed.
7. Public Services. Fire protection and police services to serve the proposed
medical office building will be evaluated in this section. Updated
information from the city fire and police departments will be provided and
appropriate mitigation measures will be recommended to reduce the
increase in demand for these services.
8. Utilities. This section will evaluate the availability of water and
wastewater services to the site. The city public works department and
County Sanitation Districts of Orange County will be contacted regarding
the incremental impacts associated with the proposed medical office
building. Mitigation measures will be recommended as needed.
9. Construction Impacts. Impacts associated with construction of the
proposed uses (i.e., truck traffic, dust and exhaust emissions, noise,
aesthetics, etc.) will be described in this section and measures to reduce
these temporary impacts will be proposed.
Phase III: Preparation of the Final Initial Study
Following receipt of comments from the city, MBA will make all corrections and/or
additions consistent with the agreed-upon scope of work.
The city, as lead agency, has final word on all draft initial study revisions. Once
these revisions are completed, the final initial study will be printed and forwarded to
the city for its distribution.
Phase IV- Meetings/Public Hearing
We propose to attend up to two (2) meetings with city staff regarding the initial
study. In addition, representatives from both MBA and Kunzman Associates will
attend one (1) public hearing on the initial study/negative declaration for the project.
CORBIN/YAMAFUJI AND PARTNERS, INC.
ARCHITECTURE/PLANNING
17992 MITCHELL SOUTH 1301 BROWARD EAST
SUITE 200 SUITE 303
IRVINE,CA 92714 FORT LAUDERDALE.FL 33301
TLX 182-499 PACGULF
PHONE(714)660-0970 PHONE(305)462-4964
April 26, 1985
PROJECT SUMMARY
NEWPORT LIDO MEDICAL. CENTER
GROSS FLOOR AREAS :
Ground Floor 19 ,970 sf
First Floor 15 , 500 sf
Second Floor 14,900 sf
Third Floor 14,900 sf
TOTAL GROSS AREA 65 ,270 sf
(above grade )
BASEMENT 19 ,900 sf
TOTAL GROSS AREA 852-170 sf
PARKING :
Level Standard Compact
Ground (Structured) ( 69, 150 sf) 125 52
(Unstructured) 33 0
1 (Structured) (65,150 sf) 147 66
2 (Structured) ( 72 ,550 sf) 181 44
TOTAL (201 ,850 sf) 486 1.62
648 Cars
w ,
I�
CORBIN/YAMAFUJI AND PARTNERS, INC.
ARCHITECTURE/PLANNING
17992 MITCHELL SOUTH 1301 BROWARD EAST
SUITE 200 SUITE 303
IRJINE.CA 92714 FORT LAUDERDALE.FL 33301
_ TLX 182.499 PACGULF
PHONE(714)660-0970 PHONE(305)462-4964
CID
April 5, 1985 g
9 RECEIVED
Planning i0
S Department
APR 1985 �r
CITY OF
Mr. Bill Ward, Sr. Planner NEWP CALIF. CH,
City of Newport Beach �� CALIF. l?
3300 Newport Boulevard N f
Newport Beach, California 92645-8915
Dear Bill :
Very shortly out clients, Newport Lido Medical Center, will
be applying for a conditional use permit relating to the
proposed medical office building planned on property at 351
Hospital Road at the northeast corner of Hospital Road and
Placentia Avenue on a portion of Lot 169, Block 2 of Irvine ' s
subdivision. The project will be a medical office building
with the areas and parking as described on the attached
project summary. All of the proposed parking will be
accomplished at grade, structured and non-structured, or on
two below grade levels adjacent to and connected to the
proposed new building.
The project will include an atrium area as an architectural
feature to highlight the main lobby spaces and focus on the
entry and circulation spaces of the project.
You will notice in the summary that 20,000 square feet of
area is proposed for the project at the basement level, in
addition to the 65,000 square feet proposed above grade. The
amount of above grade area is consistent with the area
stated in the existing development agreement recorded on
February 17 , 1983 .
We understand that this letter will initiate arrangements for
selection of a traffic consultant to investigate the effect
of this project and would like to request that our client have
the opportunity to review the preliminary findings by the
consultant prior to finalizing his report.
Mr. Bill Ward
April 5, 1985
Page 2
Our client intends that the building will be leased for
medical offices and would possibly have some small areas for
support uses to the principal tenants. This possibility
provides the basis for our request to review the traffic
findings in a preliminary form.
Conceptual design exhibits will be completed very shortly
and will be available for use in the analysis of the project.
Your cooperation in this matter is much appreciated and we
look forward to working with your group as the project moves
forward.
Ver truly yours,
Geor e Hammond A. I .A.
g
GSH:lh
enclosure
cc: Newport Lido Medical Center
Attention: Aubrey Glaser
0 i
CORBIN/YAMAFUJI AND PARTNERS, INC.
ARCHITECTURE/PLANNING
17992 MITCHELL SOUTH 1301 BROWAP,D EAST
SUITE 200 SUITE 303
IRVINE,CA 92714 FORT LAUDERDALE,FL 33301
TLX 182-499 PACGULF
PHONE(714)660-0970 PHONE(305)462-4964
April 3, 1985
PROJECT SUMMARY
NEWPORT LIDO MEDICAL CENTER
GROSS FLOOR AREAS:
Ground Floor 20,570 sf
First Floor 15,500 sf
Second Floor 14,600 sf
Third Floor 14,600 sf
TOTAL GROSS AREA 65,270 sf
(above grade)
BASEMENT 20,000 s£
TOTAL GROSS AREA 85,270 sf
PARKING :
Level Standard Compact
Ground (Structured) (69,150 sf) 132 50
(Unstructured) 30 0
1 (Structured) (65,150 sf) 158 50
2 (Structured) ( 72,550 sf) 170 58
TOTAL (201,850 sf) 490 158
648 Cars