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HomeMy WebLinkAboutIS039_NEWPORT LIDO MEDICAL CENTER 15039 � e NEWPORT LIDO } O 3 e medical center e INI [ IA L STUEY• city of newport bean July J985 1' INITIAL STUDY NEWPORT LIDO MEDICAL CENTER CITY OF NEWPORT BEACH �. Prepared for: City of Newport Beach Planning Department 3300 Newport Boulevard Newport Beach, California 92658-8915 (714) 644-3225 Contact Person: Patricia L. Temple Prepared by: Michael Brandman Associates, Inc. 3140 Red Hill Avenue, Suite 200 Costa Mesa, California 92626 (714) 641-8042 Contact Person: Beverly Bruesch July 1985 TABLE OF CONTENTS Section Page 1.0 Introduction . . . . . .. . . . . . . . .. . .. . . . . .. . . . . . . . . .. . . . . . . . . . .. . . o —1 1.1 Purpose of Initial Study .. . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . .1 1.2 Project Background. . . . . . . . . . . . . . . .. . .. .. . .. . . . . .. . . . .. . . . . .1 2.0 Project Description. . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . .. . . . . . .. . . .3 2.1 Project Location . . . . . . . . . . . . . . . . .. . . . . . . . . . . .. . . . . . . . . . . . . .3 2.2 Project Characteristics . •3 2.3 Permits Required . . . . . . .. .. .. ... .. . . . . . . ... . . . . . . . .. . . . . . . .4 3.0 Existing Conditions, Impacts and Mitigation. .. . . . . .. . . . . . . . . . . . . . . . .5 3.1 Geology/Soils. .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5 3.2 Drainage/Water Quality. . . . . . . . . . . . . . . . . . . . . .9 3.3 Aesthetics/Views. . ... . .. .. . . . . . . . . . . . . . . . .. . . .. . . .. . . . . . . •12 3.4 Land Use Compatibility .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .15 3.5 Traffic/Circulation/Parking . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . .18 3.6 Air Quality. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .30 3.7 Noise/Vibration . . .. . . .. . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . 3.8 Public Services/Utilities ::: ::: . . . . . .. .. .. .. . . . . : . .. . . . . . . .40 3.9 Construction Impacts . .48 4.0 Summary of Conditions of Approval and Mitigation Measures.. .. . . . . .54 5.0 References. . . . . •67 6.0 Persons Consulted. . .. .. . . . .. . . . .. . . . . . . . . . . . . . . ... . . . . . . .. . . . . . .68 7.0 Appendices. . . . . .. . .. . .. .. . . . . . .. .. . . . .. . . . . . . . . . . . .. .. . . . . . . . .69 A. Traffic Report B. Correspondence I� r i LIST OF TABLES Number Page 1 Project Traffic Generation .... . . .. . .. . . . .. . . . . . ... ..... . .. .. . .. .19 2 One Percent Analysis Summary. Revised Project•.. •. (85,170 Square Feet)..... .. . . .. .. . ... .. ..21 3 Committed Projects .. ....... .. . .. . .. .. .. .... ..I. .. . .... . ..... ..22 4 Intersection-Capacity Utilization for Critical Intersections . . . . .... . .24 5 Summary 1979-1983 of Clean Air Standards Violations- Costa Mesa Air �'. Quality Monitoring'Station . . ... .. ..... . .... ... . . . .32 6 Project-Related Mobile and Stationary Source Emissions... .. ..... . ..33 7 Regional Emissions Inventory Comparison (1987). . . . .. . . . . .. . ... . .. .34 8 Change in Traffic Noise Levels With Project .. ... .. ... ... ........... .37 ii 1 LIST OF EXHIBITS Following Number Page Number 1 Regional Location.. .... . . . ..... .. . .. .. . . . . . .. . . .. . .. . . .. . . . . . . 4 2 Vicinity and Surrounding Land Uses .. ... . ..... .... . .. .. . . .. . . ... .4 3 Site Plan.. .. . . . . . . .. . . . .. . .. . ... .. . . ..... . .. .. . . . . . . . . .. . . . . .4 4 Sections . . . . .. .. . . . . . . .. . . . . . .. .. . . . .. . . .. . . . .. . . . ... . .. . . . . .4 5 Ground Floor/Site Plan.. . . . .. . . .. ... .. .. . .. . . .. . .. . . . . . . . .. . . . .4 6 Upper Floors Plans . . .. . .. .. . ... .. . ... . . .. . .. ... .. .. .. .. . . .. . . .4 7 Parking Level 1 Floor Plan . .. . . . . .. ... .. . .... . .. .. .. . . . ... .. ...4 8 Parking Level Floor Plan . .. . . .. . .. . . .. . . . . . . .. . . . . . . . . . . . . . ..4 9 North Elevations . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4 10 South Elevations .. . . . . . . . . . . . . . . . . . . . . . . . . . .. .. . . . . . . . . . . . . . . .4 itPreliminary Landscape Plan .. . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . .4 12 Visual Impact Analysis .. . .. . . . . . .. . . . .. . . . . . . . . . . . . . . . . . . . . . . .12 13 Visual Impact Analysis - Site Photo Index.. . . . . . . . . . . . . . . . . . . . . . .12 14 Project Traffic Distribution . .18 15 Daily Traffic Volumes .. .. .. . . . . . . . . . . . . . . .. . . . . . . . .. . . . . . . . . .20 16 Existing Evening Peak Hour Volumes . . . . .. . . . . . . . . . . . . . . . .. . . . . .20 17 Existing Plus Project Evening Peak Hour Volumes. . .. . .. . . . . . . 6 . . .20 18 Project Evening Peak Hour Volumes .. . . . 6 . 6 . . . . . . . . . . . . . . .. . . . .26 19 Existing Left Turn at Newport Boulevard and Hospital Road. . . . . . . .28 i r 1.0 INTRODUCTION V 1.1 PURPOSE OF INITIAL STUDY This expanded initial study is being prepared in accordance with Section 15063 of the State CEQA Guidelines, as amended, to evaluate the potential environmental impacts of the proposed Newport Lido Medical Center in Newport Beach. As lead agency, the City of Newport Beach will determine, based on this initial study, if the proposed project will have a significant effect on the environment. In addition, for all significant environmental effects, the City will determine if the proposed mitigation measures would eliminate the impacts or at least reduce them to a level of insignificance. 1.2 PROJECT BACKGROUND The proposed project is an 85,000+ square-foot medical office building and related subterranean parking structure located across the street from Hoag Hospital and adjacent to the existing Park Lido medical office (in the existing Park Lido parking lot). The applicant, Newport Lido Medical Center, owns the Park Lido building and parking lot which together encompass the study area. No changes to the Park Lido Building are proposed. However, the parking lot will be partially covered by the proposed new building. Parking facilities for both office buildings are to be provided by a combination of subterranean and surface parking. In 1981, a similar Park Lido, Ltd. project was evaluated by the city in an expanded Initial Study (prepared for the city by Westec Services). (The applicant, Park Lido, Ltd., has since changed its name to "Newport Lido Medical Center.") The previous project included a 50-foot high, 65,269 square-foot medical office building and a 34.5-foot high parking structure in approximately the same location on the site as the current proposal. The office and parking structures both exceeded the basic 32-foot height limitation required by the zoning code. Planning commission and city council meetings/public hearings were held on the project in October 1981 through February 1982. A number of issues were raised during these meetings including construction-period parking, noise (construction and long-term), parking structure security, traffic generation, parking demands, and visual impacts. 1 The application was then withdrawn and the applicant redesigned the project to provide the same square footage (65,OOOt) without exceeding the 32-foot limit. Parking was to be provided by a subterranean parking garage. This project covered the majority of the project site area. The traffic study for the redesigned project (required by the city's traffic phasing ordinance) was approved in May 1982. Thereafter, the city and applicant entered into a Development Agreement to allow the city to obtain funds for the traffic signal at Hospital Road and Placentia Avenue, and to require Park Lido, Ltd. to meet certain development conditions which were consistent with city policies and which mitigated potentially adverse impacts of the project. Since that time, no further action has been taken to develop the project. The proposed project is basically a redesign of the original project which was evaluated in the 1981 Initial Study. The new proposal appears to mitigate some of the issues generated by the original project. One of the main changes P J g is a — subterranean (versus above-ground) parking structure. In addition, the medical office building, although of the same height as the originallyro osed building e. .gP P g ( g , 50 feet) and a greater square-footage, has been designed with a number of architectural ' relief features which mitigate to some degree the visual impacts of the structure. This initial study provides a comparison analysis of the traffic impacts between the proposed project and the previous projects. The findings of the previous traffic study (approved in 1982 for a 651000# square-foot project) related to offsite traffic circulation have been examained in relation to the proposed 851000+ structure currently proposed. Other areas of environmental analysis, including parking and access, address the current proposal only. 2 2.0 PROJECT DESCRIPTION 2.1 PROJECT LOCATION As shown in Exhibits 1 and 2, the proposed project is located in the City of Newport Beach, approximately 500 feet west of Newport Boulevard. The project study area, which covers approximately 3.8 acres, is bordered by Hospital Road to the south, Placentia Avenue and Flagship Road to the west, Patrice Road to the north, and a convalescent home to the east. The Park Lido medical office building is located just west of the proposed medical office building within the project study area (although it is not a part of the proposed development). i 2.2 PROJECT CHARACTERISTICS The applicant is proposing to develop a five-story (one below grade and four above grade) medical office building directly east of the existing Park Lido Medical Office Building (see Exhibits 3 and 4). Gross floor area for the proposed building is 85,170 square feet and could provide space for approximately 80 medical offices. The proposed building height is 50 feet (the Park Lido building is 87 feet high). The portion of the project site not presently occupied by the existing Park Lido structure is paved and used for Park Lido's employee and patron parking. The proposed office building would remove approximately one-third of the existing parking spaces. Replacement parking and parking for the new medical office uses will be provided by a combination of surface and subterranean parking facilities. As shown in Exhibits 5, 7 and 8, the parking facilities will be constructed in the area of the existing surface parking lot, and will provide a total of 648 parking spaces (210 ` surface and 438 in the parking structure) for both Park Lido and the proposed Newport Lido Medical Center. Exhibits 5-8 illustrate the floor plans for each level of the proposed office and parking structure. As shown, each floor will provide leasable medical office space and ancillary facilities (i.e., bathrooms, stairways, and elevators). An atrium, !I outdoor terrace and circular drop-off at the main entrance are significant design features. A loading/unloading dock is located at the side of the building facing .� Patrice Road on the at-grade level. 3 Exhibits 9 and 10 illustrate the north and south elevations of the proposed project. As shown in the exhibits, views of the structure will vary significantly depending on the viewpoint. Architectural treatments are to include tinted glass and tile building panels. A preliminary landscape plan is illustrated in Exhibit 11 showing numerous trees,and �. planters. Scored concrete paving is proposed to accent the main entrance and drop- off area. 2.3 PERMITS REQUIRED Permits or approvals required prior to project construction include the following: 1. Use Permit - The proposed building height of 50 feet exceeds the ,basic height limit of 32 feet established in the zoning code. 2. Traffic Study -The city's Traffic Phasing'Ordinance requires that a traffic study be prepared and approved for projects greater than 10,000 square- feet in floor space. The additional traffic generated by the project must rr be acceptable within the standards established.by the city. 3. Modification to Zoning Code - A modification to the zoning code is requested to allow up to 25 percent of the required parking spaces to be compact spaces (designed by method approved by city's traffic engineer). 4. Grading Permit - Development of the site requires excavation for the �. subterranean office floor and parking structure. 5. Building Permit - Building plans for the project must be reviewed and approved by the city's Planning, Building, Public Works and Fire Departments prior to issuance of a Building Permit. rr. 4 LOS ANGELES COUNTY 1 1 SAN BERNARDINO COUNTY 1 1 FULLERTON FW r RIVERSIDE COUNTY ANAHEIM a m ar n a ORANGE as Irvine I Gard Lake j GrO�e F SANAA TUSTIN SEAL BEACH John Wayne �do Airport COSTA IRVINE —••� HUNTINGTON MESA San Rd BEACH a �� o T o c Mission Site Viejo l� 4 NEWPORT \ ; B� MVIEJON too? BEACH ' a o aar J ID G 3 I I PACIFIC OCEAN LACUNA Ja``0 = � BEACH' 9� 3 Orte ° SAN JUAN Q CAPISTRANO SAN DIEGO CLEMENTE COUNTY Regional Location Nurth naa�an.�„n ,rt... NEWPORT LIDO MEDICAL CENTER CITY OF NEWPORT BEACH o a 6 MILES EXHIBIT 1 4t !! SO 7E am Bit *a 00 Fi 06 's1 (fir ve ii III ��/ �g U •ti w �tioX p` ��� � �L 4,y H O o V a , tjcfi0 W 5 ROD o \ Q� S Vi r P �:4% R. R D , J 4 �. r�.-} �r SITE R m o 4 :::.`::: cH ? ? ,vim M \ is be}; NE. +•� 0�4� [ W J l 0 t- �J -==1� ,' :iz �%' ��G,p40E HIGHWAY Cov"') 41D SANDS LEGEND LEEGGE-��ND _-- ---_ ,RESIDENTIAL WEST c�E,resv •;, '� (� t) L �.\\ O CH CONVELESCENT HOME � JO A,V.yEWY. AVE, � pt V/4 eY VER E QG �� � \ r-7 f1 n ��— GI 11 ..rltk a a � �MEDICAL OFFICE VICINITY MAP AND SURROUNDING LAND USES OR RELATED USE NEWPORT LIDO MEDICAL CENTER EXHIBIT 2 CITY OF NEWPORT BEACH 0 400 800 ' FT j >�. ,7�i �s i� fs a�i �.. 1r■.1 of 00 4pb A AL i V ` IYI t / Ij `\ EXISTING BUILDING U - / B L % q "T ll (/ LINE OF PROPOSED (\ \ ` Y(OICLLBUBDBIO � HE F TOWER A ( y4 SITE PLAN �� /� , �NEWPORT LIDO MEDICAL CENTER. EXHIBIT 3 CITY OF NEWPORT BEACH LLLI-M VD 11111 1 IA mI[nYcerlfYlmvrnfpalC caw, 0 40 80 FT *W Simi ALM 1t� m• cm smi >o so on Im * III ON _�_ -31l- eusrwn mace _ •6...--`'�. __u•a r 1. —fL_�,..K _—_ 1_ — 7 — 1 ---'--_ T,wo-.o q: -- ` rymunx � SECTION A-A jrFi B -uGr rzxaswr eo. ;�. — r ezlsma mane —J r""'� Y adPatrlxa J. ___ ecwn. •.YI •....n uvn, Tl -------- rmw l��N%,�NGI --_— ezlsnw mans SECTION B-B SECTIONS NEWPORT LIDO MEDICAL CENTER CITY OF NEWPORT BEACH EXHIBIT FLAGSHP1D. �- •%�O/ ` pOR I3S Ni SX 1L v MYP ON '•'�� •�\\ ✓�Y� I•• ./ SVPOPTEO YAP%M16 i0fl,TTAUt05 — i �\\ E%151p0 BNGDNf OR 0 1-1-®r -I myD I -nw � It x � S � Ii. O SC IM66 i \\ ♦ H f .. ' it 1 N ACE OO `� \ 1r- � STANGANG PARKPIG 158 I WYAYAFl V Ai A COWACTPA 5] L-•v v _ C011GI NNING TOTAL PANNING 210 a pAmE1tB,ING _ ENINT \ GROUND FLOOR/ WE PLAN 419,970 won GROUND FLOOR/SITE PLAN �. NEWPORT LIDO MEDICAL CENTER CITY OF NEWPORT BEACH EXHIBIT *Kam At•uY -- WM r- lZOI IACE i EE2 Ata 7Fi�FLOORS. 11�,900 Ci10i5 s1=J I 01w, w.c .a AIMIY I _ � IIFA9E ACE p� .� !EASE SPACE � j FHST�()� �FARRµER4,R/GR� 116,600 CAOSY UPPER FLOORS UPPER FLOOR PLAN ~� NEWPORT LIDO MEDICAL CENTER CITY OF NEWPORT BEACH EXHIBIT 6 ., I III Ili '• I • I I III , :,�,;d 1NMP UP � `-AA1a DN _. I ' ill clll �� - -- PAN(216 FOR 213 AUIDS ESIGTIND SDKDWD STANDARD PARKING NT COMPACT PARKING SS TOTAL PARKING 213 .>< \ A1MA1 -- r LIAM j F (f.500 A 76" 01C MMW \y 7 u ) 1 CdiS EE,INC.F aAA�flR6. PARKING LEVEL I 9� 9Q PARKING LEVEL L _LL 1 FLOOR PL N NEWPORT LIDO MEDICAL CENTER CITY OF NEWPORT BEACH EXHIBIT 7 ", *w oo oft I vli� *w vw 04 ft " Jo 4m oo *a I� A! nTNNN MT U Aoortw \'\ �1I�iW6E ADEq`\ PAW" 225A O I I+ �___________ I _ .MEW EIILOSiO AEOYE , .rye �ti STAMPAAOPAMMw l41 }; ��� CdIBIWYAAEAPUJ TAPo{Np N P Torn P •PAfrtME1B,INC, TOTAL AR%NG 116 onw`ari , PARKING LEVEL 2 M/e PARKING LEVEL 2 FLOOR PLAN NEWPORT LIDO MEDICAL CENTER =, CITY OF NEWPORT BEACH EXHIBIT 8 00 milillil' blot "Ill. V* 'Iw Ow ad, 40 > ` m a* 41m so ow so go - i I AT I K E%ISAm EIROEm TLF lmmmO PAMEL8 L• - L. r L __ _ — __ — _ —_ :J.t i-� -J NORTHWEST ELEVATION -I_fil - 1L ���. I — Exisrwa euuoma COMWYALUJW A P��ve,me NORTHEAST ELEVATION NORTH ELEVATIONS M NEWPORT LIDO MEDICAL CENTER =, CITY OF NEWPORT BEACH EXHIBIT 9 I SOUTHEAST ELEVATION Rm 6_' ••. ar X _^�-• �QLJ0L7 v i =�j NIIBIIVYAY\FW - r � i PARf�IERR,LNG SOUTHWEST ELEVATION SOUTH ELEVATIONS --� NEWPORT LIDO MEDICAL CENTER CITY OF NEWPORT BEACH EXHIBIT 10 171 TREE LEGEND PRELIMINARY LANDSCAPE ! . PLAN EXHIBIT 11 CITY OF - • - 11111`II �■ 1111■■■■ 100 FT 3.0 EXISTING CONDITIONS, IMPACTS AND MITIGATIONS This section presents the existing conditions of the project site, and evaluates significant impacts associated with development of the project. Measures to reduce or eliminate significant impacts are presented as either "Development Agreement Conditions of Approval" or "Mitigation Measures". "Development Agreement Conditions of Approval" in each section are those measures which were required of the previously approved medical office project (65,000± square feet) which are still considered applicable to the proposed project of 85,170 square feet. Any additional measures which are recommended to mitigate significant impacts are provided under the "Mitigation Measure" heading in each section. In addition, the impacts evaluation in this section is divided into two categories: "long-term" and "construction.* The long-term impacts of operating the proposed project are evaluated in Sections 3.1 through 3.8. Construction impacts are evaluated in Section 3.9. 3.1 GEOLOGY AND SOILS 3.1.2 Exi ing Conditions Citywide Setting The City of Newport Beach is situated along the coast of the Los Angeles Basin, at the southerly edge of the Orange County Coastal Plain. The San Joaquin Hills to the east, the Newport Mesa to the west and north, the intervening Upper Newport Bay area, and the southerly Newport Harbor/Pacific Ocean coastline areas are the major landform features defining the city's topographic setting. The city's geologic setting is the result of natural deposition, land uplifting, erosion, and historic changes in base sea level. The geologic profile is typically alluvium and marine terrace deposits overlying flat land areas with underlying sequences of sedimentary bedrock. Major outcrops of sedimentary rock form the San Joaquin Hills. „ 5 The city's local seismic environment is dominated by the regionally significant Newport-Inglewood fault zone which extends as a southeast-trending band from the Baldwin Hills in Los Angeles through Signal Hill in the Long Beach area, to the Huntington Beach and Newport-Costa Mesa areas, then offshore. The more recently active branches of this fault zone are most important for planning purposes. Other regionally significant active faults which could affect the city of Newport Beach include the Whittier-Elsinore, Sierra Madre-San Fernando, San Jacinto and San Andreas faults.' Because of its proximity, future earthquakes on the Newport- Inglewood fault will probably produce the strongest seismic ground motion within the city. As such, 'this fault is considered to be the controlling fault for building design and slope stability analysis. Soil liquefaction, flow landsliding, seismically induced settlement, and ground lurching are secondary earthquake effects which depend upon such factors as i groundshaking intensity, depth to groundwater, and the thickness and degree of consolidation present within onsite soils or alluvial deposits. Other geologic hazards relate to the stability of the various geologic formations and include landsliding, expansivity, compressibility, and, erosion. They are primarily localized, and the degree of hazard varies somewhat throughout the city, depending on a number of conditions including soil makeup, slope characteristics, vegetative cover, and the presence of urban development. Hazards of landsliding within the city are most commonly associated with the steeper hillside and bluff slope areas. Site Specific The City of Newport Beach Public Safety Element identifies natural hazard areas which could impact future urbanization and classifies these areas according to severity. The element's public safety issues relative to the project site are discussed below. 1 Source: City of Newport Beach, Certified FEIR, General Plan Amendment 81-1, March 1982. 6 i - 1 Seismicity - The frequency and intensity of earthquakes within the city will depend upon which active regional fault is involved, the earthquake magnitude, distance from the epicenter, and the local soil conditions. The Public Safety Element of the Newport Beach General Plan divides the city into four zone categories characterizing the relative degrees of potential groundshaking hazard. Category 1 has the lowest potential risk; Category 4 has the highest potential risk. The project study area is located within Category 2. Slope Stability — The types of slope failures that may occur within Newport Beach will probably be landslides, mud flows, creep, and in some cases, rock fall. In any planning consideration, the more important factors are, generally, the inherent strength of the earth material of which the geologic formations are comprised, the moisture content of these materials, and the attitude of the bedding within the materials. The areas with the lowest slope stability are the bluff areas throughout the city. The project site does not lie within an unstable geologic zone, as designated by the element. Expansive and Collapsible Soils — Expansive soils are generally defined as those soils that exhibit a change in volume when the moisture content of the soil is varied. The degree of expansion is most generally related to the magnitude of this change and expressed as ranging from very low to very high. A collapsible soil is usually considered as a loosely packed or open structured soil that exhibits a sudden loss of volume upon the addition of a significant quantity of water. Expansive and collapsible soils usually have an adverse effect on building foundations, often resulting in negative impacts on the entire structure. However, these problems can be identified and controlled by proper engineering and construction practices. The site is located within an area of the city designated Category 2, "Moderate to Highly Expansive Soils Possible." Erosion and Siltation — Soil erosion occurs as a result of the action of wind and water. The erosion of soils can undermine structures or damage slopes. Erosion and subsequent siltation can be magnified during new construction where the removal of natural ground cover occurs. 7 The project study area is located within an area categorized as "Moderate Erosion Potential." However, due to the site's existing developed state, erosion of soils from the site is not occurring at this time. Flood Hazard — The project site is not located in a flood-prone area. The city's Public Safety Element only addresses those areas with potential for major flood damage. 3.1.2 Impacts The project site is located in an area of potential earthquake activity and may be subject to potentially expansive or collapsible soils. Grading and building construction will be required to meet standards which will mitigate these potentially hazardous conditions. Construction impacts related to grading and soils are addressed in Section 3.9.1. 3.1.3 Development Agreement Conditions of Approval 1. Grading shall be conducted in accordance with plans prepared by a civil engineer and based on recommendations of a soil engineer and an engineering geologist subsequent to the completion of a comprehensive soil and geologic investigation of the site. "Approved as Built" grading plans on standard size sheets shall be furnished to the building department. 3.L4 Mitigation Measures 1. Building construction will be in accordance with the Uniform Building Code and requirements of the city's building permit for the project. 3.1.5 Level of Significance After Mitigation t Impacts can be mitigated to a level of insignificance. 8 3.2 DRAINAGE/WATER QUALITY 3.2.1 Existing Conditions Hydrology in the vicinity of the project site was discussed previously in the Medical Office Project Initial Study (City of Newport Beach, September 1981). The drainage patterns have not changed since that time and, therefore, this section is derived from the setting discussion of the previous initial study. Existing on-site drainage is comprised of sheet flows which drain in a general easterly direction. Runoff is directed to a four-inch, V-gunite drainage ditch in the easternmost corner of the site. Currently, runoff is conveyed by surface flow along Hospital Road to Newport Boulevard where flow is diverted underground. Subsurface flow from the intersection is carried first in an 18-inch reinforced concrete pipe, then a 5-foot by 4-foot box along Newport Boulevard to its terminus at the Lido Turning Basin. Storm runoff and irrigation water from the site under existing conditions contribute to degradation of local surface waters. The paved portion of the site contributes an indiscernible amount of rubber, oil, heavy metals and miscellaneous debris to surface runoff. 3.2.2 Impacts Development of the proposed project will have an impact on drainage and water quality conditions both during the construction period and on a long-term basis. Short-term construction impacts are addressed in Section 3.9 of this initial study. Long-term impacts include a potential increase in urban water pollutants due to an increase in traffic generated by the project. No significant increase in the volume of runoff generated onsite would be expected because the amount of impermeable surface would not increase. The onsite drainage pattern for the site is expected to be altered by the proposed new building and parking facility. Onsite drainage improvements would be required to drain the parking facility and divert storm flows to the appropriate facilities. The quality of surface runoff waters will be further degraded by the introduction of additional onsite vehicle traffic. Flows from surface parking and the parking structure will carry the most debris and pollutants. The pollutants carried in the 9 runoff from the project site will vary from time to time in content, but would include such items as rubber, oil, heavy metals and miscellaneous debris from circulation and parking areas, as well as insecticides and fertilizers used in landscape maintenance. Water quality and drainage impacts associated with construction of the project are evaluated in Section 3.9.1. 3.2.3 Development Agreement Conditions of Approval 1. A complete hydrology study and hydraulic analysis shall be performed .to address the amount of, and manner in which, all flows to and from the site are accommodated. 2. The landscape plan shall include a maintenance program which controls the use of fertilizers and pesticides. 3. All on-site drainage shall be approved by the city Public Worksc Department. 4. The velocity of concentrated runoff from the project shall be evaluated and erosive velocities controlled as part of the project design. 5. The landscape plan shall place heavy emphasis on drought resistant vegetation and be irrigated via a system designed to avoid surface runoff and overwatering. 3.2.4 Mitigation Measures 1. All parking and •other on-site paved surfaces shall be routinely vacuum- swept weekly and cleaned to reduce debris and pollutants carried into the drainage system. 2. A landscape and irrigation plan which incorporates a watering program that avoids surface runoff and overwatering shall be prepared by a licensed landscape architect. 10 3. Drainage facilities shall be properly maintained by the applicant and all subsequent owners/operators. 3.2.5 Level of Significance After Mitigation Impacts,can be mitigated to a level of insignificance. '� 11 3.3 AESTHETICS/VIEWS 3.3.1 Existing Conditions Upper level offices in the existing Park Lido building enjoy views of the surrounding coastline, approximately one-half mile to the south, and most of Orange County to the north. Surrounding residences and properties look directly onto the Park Lido parking area, with southward views extending across to Park Lido and beyond to the Hoag Hospital facilities. Ocean views are not available to a marjority of the residential units due to both man-made obstructions and distance from the edge of the mesa. However, a limited view of the ocean may be available from a few of the second story windows or balconies of apartments across from the site. 3.3.2 Impacts Aesthetic values vary from viewer to viewer. The project will be visually consistent with the other medical buildings In the area and, due to proposed architectural and landscaping features, may actually be more attractive to some viewers than the surrounding office buildings (see Exhibits 9 through 11). However, view impacts may be experienced by residents of nearby multi-family units:and convalescent homes due to the loss of longer distance views or ltvisual open space.t' A visual representation of the potential view impacts is represented in Exhibits 12 and 13 from three viewpoints. These pictures do not attempt to illustrate the aesthetic or architecture of the proposed building. However, they do illustrate the potential for loss of visual open space perceived by viewers. This perceived loss of visual open space would also occur if the building proposed were only 32 feet high and covered a greater portion of the site (to equal the same "square footage). In fact, because the residential units are only two stories high, the views of fewer units would be affected by a taller building of less site coverage than with the lower height building of greater site coverage. Shadows cast by the building may create minor impacts on residents of the adjacent convalescent hospital. Its location on the east side of the proposed building makes it vulnerable to shadows cast by the setting sun. However, the existing office building, which is taller than the proposed structure, casts a similar shadow during late 12 40 Iva, ow lot In im uo An on aft wok an m 40 ON Amb me, no ON d .114 ;i .' �` J+ . ._c�t�F�• 1. � a �Ill�tl'A�F'� i 'iq Lt�*y • +., •s,. ���� �t,>r�.�� 111E_i10111+y- �11(iC+ +.111� .� � 1 ,° , Q. .�i`',,� s._ x .` " . ;. .. � s.aa �'t ,rt ',�' �, 1 cif �; •.; a� t h 1 v M± • I�tliifiiilllg��i11Y�IfJE '+4r., i Ii VISUAL IMPACT 1 NEWPORT LIDO MEDICAL CENTER CITY OF • • - 1111111 in go 4w 1i, on m ot so to so an Am i an va 1 . o [RI[lllp[INLDIIIO J J `•\ B t •� 1 \ �• \�LJ ( —�,��, - \` - ==ice=J=—- 1 �`;�. I hoc SITE PHOTO INDEX EXHIBIT 13 NEWPORT LIDO MEDICAL CENTER. CITY OF NEWPORT BEACH , NAB - 0 40 80 FT afternoon. The proposed project, therefore, may shade a portion of the adjacent convalescent hospital at a slightly earlier time each day. Lighting of the ,parking lot and office structure could potentially spill over into adjacent residential/convelescent home areas if not property designed. Lighting of the parking lot is proposed using ten- to twelve-foot light standards and lighting of the building will be incorporated into the trellis features. Therefore, lighting on the site should not be significantly greater than under current conditions. Glare from the reflection of sunlight on the windows of the structure could potentially impact adjacent areas if windows are constructed of highly reflective materiaL The proposed architecture includes nonreflective tinted glass and tile building panels for exterior treatment. These materials would not be expected to cause significant light glare off the building. The proposed landscape plan is shown on Exhibit 11 in Section 2.0. In general, the proposed plan appears to increase and improve the existing site landscaping. Approximately 34,300 square feet (20 percent of the site) will be included in landscaped areas. As shown, the landscaping of the site is proposed to include an evergreen screen/hedge of a eucalyptus species along the edges between the site and adjacent residential and convelescent home uses. This hedge should partially screen the view of the parking lot from most adjacent areas. In addition, a number of trees and planters are shown along the perimeter, within the surface parking lot, and along the building edges. The main entry and patio areas are to be accented with scored concrete paving and landscaped with a variety of trees and plants. In addition, the sidewalk and landscaping connecting the main entrances to the existing and proposed buildings appear to be coordinated to achieve a consistency between the two buildings. Visual impacts associated with construction of the project are evaluated in Section 3.9.1. 13 3.3.3 Development Agreement Conditions of Approval 1. A landscape and irrigation plan for the project shall be prepared by a licensed'landscape architect. The landscape plan shall Integrate and phase the installation of landscaping with the proposed construction schedule. (Prior to occupancy, a licensed landscape architect shall certify to the Planning Department that the landscaping has been installed In accordance with the prepared plan.) 2. The landscape plan shall be subject to the review of the Parks, Beaches, and Recreation Department, and Public Works Department, and approval of the Planning Department. 3. The structure and parking lot lighting shall be designed and maintained in such a manner as to conceal the light source and to minimize light spillage and glare to the adjacent residential and convalescent home uses. The plans shall be prepared and signed by a licensed electrical engineer; with a letter from the engineer stating that, in his/her opinion, this requirement has been met. 4. Any .mechanical equipment and emergency power generators shall be screened from view. 3.3.4 Mitigation Measures 1. Landscaping shall be installed in as early a phase as possible, not leaving planting for the final construction phase. 2. On Flagship Road, there shall be a minimum four-foot landscape strip between the sidewalk and site parking area. 3.3.5 Level of Significance after Mitigation Mitigated to level of insignificance. 14 3.4 LAND USE COMPATIBI IW 3.4.1 Existing Conditions) The project is designated on the Newport Beach Land Use Plan as Administrative- Professional and Financial-Commercial. All surrounding parcels are within the sme land use designation except for those properties to the north along a part of Flagship and Patrice Roads which are designated as Multiple-Family Residential. Zoning for the project site is Administrative-Professional (A-P). Uses permitted within the A-P district range from professional and business offices, pharmacies, and medical and diagnostic laboratories to social halls, lodges, clubs, and art studios and their accessory buildings. The proposed project is, therefore, within the scope of allowable uses included in the A-P district. The project site is also within the 32/50 Foot Height Limitation Zone. The basic height for any structure constructed within this zone shall be 32 feet. Structures between 32 and 50 feet in height require a Use Permit. The proposed height of the office structure, 50 feet, will, therefore, require the approval of a Use Permit. Included in the request to permit the construction of this parking structure is a modification to the zoning requirements to allow the provision of compact spaces as a percentage of the total required parking to be provided. The site is presently occupied by the six-story Park Lido Medical Offices Building. Gross floor space in Park Lido amounts to 77,000 square feet which supports over 80 leased offices. The applicant intends a similar use for the proposed building. The remainder of the site which is not occupied by the structure is paved for parking. Several mature eucalyptus trees are located within the parking lot and along the perimeter. Surrounding land uses are characteristic of their respective zoning. As shown on Exhibit 2, a convalescent hospital is located directly east of the site which extends northward along the bluff above Newport Boulevard; zoning for this parcel is A-P. 1 Source: Initial Study Medical Office Project, City of Newport Beach, September 1981. 15 Hoag Hospital is located south of the site, across Hospital Road; zoning is A-P-H. A Planned Community (P-C) designation is provided for the Versalles condominium development located to the west of Hoag Hospital. " Land use to the west of Placentia Avenue consists of various medical offices and associated uses. A bank is located in the northern tip of this triangular-shaped parcel which is zoned A-P. A smaller scale business office development (associated with the hospital) occupies the northern corner of the Flagship Road-Placentia Avenue intersection. This parcel is zoned A-P-H, identical to that of the hospital. North of the business offices, occupying approximately half of the Flagship Road frontage between Placentia Avenue and Patrice Road, are multiple family residential units. R-3 zoning extends to the north of the project site for two to three blocks and includes land uses along Patrice Road. The residential area between Hospital and Dana Road is completely developed. 3.4.2 Impacts The proposed project is consistent with the general plan and zoning designations for the site with the exception of two zoning items: (1) height limitation, and (2) provision of compact parking spaces. The proposed office building would be 50 feet in height and, therefore, would require a Use Permit to exceed the 32-foot maximum height limitation. The proposed parking facilities include 25 percent compact spaces and, therefore will require the city to approve a modification to the zoning. � Y PP g The proposed building, in combination with the existing Park Lido structure, would have a floor to area ratio of 0.98 (approximately half that allowed by the site's zoning). However, given the height limitations and parking requirements, r development of much more office square footage would be difficult within the existing site configuration. Residents, employees, and patients in the area may perceive intensification of development as negative due to perceived increases in traffic congestion and shortage of parking. The project will add to traffic volumes in the area and will be required to be mitigated as outlined in Section 3.5. Parking for the existing and proposed offices will meet the city standards for such uses and are, therefore, not expected to create any offsite parking demands. 16 The proposed subterranean parking structure could potentially impact surrounding residential and convelescent areas due to potential noise and public safety considerations. Noise from cars driving in the structure may periodically be heard by adjacent residents. However, because the facility would only be utilized in the daytime, the perceived impact should be less. Noise from the parking structure could be reduced by provision of a rough versus smooth driving surface. The parking structure could potentially pose public safety risks if the appropriate safety measures are not applied. The ingress/egress points for the parking structure are located off Hospital Road and north of the main entrance off Flagship Road. In addition, pedestrian access is provided directly with the medical office building via staircases or elevators and a secondary stairway located along the easterly boundary between the convelescent center and the site (see Exhibit 5). No direct access between the parking structure and convelescent center is available. These access points appear to be located as far from the residential areas as possible. If well- lighted and periodically security-patrolled, this structure should not pose any significant safety problems for surrounding residents or employees. Construction of the proposed development will cause short-term impacts to both residential and medical service uses in the area. These impacts are discussed more thoroughly in Section 3.9, but those which would impact surrounding uses include noise, traffic, dust, parking, and visual impacts. 3r4.3 Development Agreement Conditions of Approval. Conditions of approval to reduce construction impacts are presented in Section 3.7. Long-term land use impacts from loss of views and added traffic, air pollutants, and noise are addressed in Sections 3.3, 3.5, 3.6, and 3.7, respectively. Public safety requirements are listed in Section 3.8. 17 3.5 TRAFFIC/CIRCULATION/PARKING 3.5.1 Eziating Conditions The project site is served by the immediately, surrounding streets of Placentia Avenue and Hospital Road, both secondary roads, and Patrice Road. and Flagship Avenue, residential streets. Primary and major routes utilized by persons commuting to the site include Superior Avenue, Pacific Coast Highway, and Newport Boulevard (see Exhibit 14). All three roads are heavily used for local and visitor traffic, particularly during the summer months and on holidays. Traffic signals control the intersections of Hospital Road and Newport Boulevard, Hospital Road and Superior Avenue, Placentia Avenue and Superior Avenue, Pacific Coast Highway and Superior, and Placentia Avenue and Hospital Road. 3.5.2 Impacts The following impacts analysis is summarized' from a traffic study prepared by Kunzman Associates in July 1985. Appendix A includes the -traffic report in its entirety. Project Traffic Generation The traffic generated by the site is determined 'by multiplying an appropriate trip generation rate by the quantity of land use. Trip generation rates are typically expressed in terms of trip ends per 1,000-square feet of gross floor area. For this study, trip generation data were supplied by the City, of Newport Beach. Based on actual traffic counts at medical office buildings within the city, the city!s rate indicates 40 daily trips per 1,000 square feet of floor area. 18 Project Traffic Distribution p 5 pw mtia Soule rd orange prospect Dana Flagship-- te Flospi h 15 Roac Riverside A N� hwa Dover 0 ,o 15 Le 4end 5 Percent of project traffic using route. j i cKun�lnan c}�ssociates EXHIBIT 14 , Table 1 provides trip generation information for the proposed 85,170 square foot - medical office building. TABLE 1 PROJECT TRAFFIC GENERATION - Trip Generation Trips Generated Per 1,000 Square Feet by 859170 Time Period of Gross Floor Area* Square Feet Evening Peak Hour Inbound 1.9 162 Outbound 2.4 204 Total 4.3 366 Peak 2.5 Hours Inbound 2.4 204 Outbound 4.5 384 Total 6.9 588 Daily Two Way Traffic Total 40.0 3,407 * Based upon City of Newport Beach Traffic Study for 1511-1525 Superior Avenue, dated July 15, 1981. Daily two-way traffic total based upon, recent City of Newport Beach study for trip generation for medical buildings. Project Traffic Distribution and Assignment Traffic distribution and assignment is based on the directional orientation of traffic, and then the traffic is assigned to specific roadways. It is based on the geographical location of residential concentrations, along with commercial, business, recreational, and employment opportunities. Traffic distribution and percent assignments are shown in Exhibit 14 as provided by city of Newport Beach traffic engineering staff. Daily traffic volumes for existing and future conditions are shown in Exhibit 15. Volumes are given for existing plus project traffic one year after construction is completed on roadways near the site. 19 In addition, estimated traffic volumes for approximately the year 2000 are shown. - The keyvolumes for this time period were obtained from traffic modeling data P g provided by the city of Newport Beach. Where volumes were not derived directly from modeling data, estimates were derived from existing traffic circulation patterns in the area. Peak hour evening traffic volumes for roadways in the area have been analyzed. � I Exhibit 16 shows volumes for existing traffic and Exhibit 17 shows volumes for existing plus project traffic. These volumes are based on the distribution of project traffic as specified by the city's traffic engineer. One Percent Intersection Analysis Seven critical intersections were examined as identified by city staff for ,traffic volumes generated by the project gross floor area of 85,170 square feet. Table 2• summarizes the One Percent Traffic Analysis for the proposed project. The purpose of the One Percent Traffic Volume Analysis is to establish whether the project adds a volume that is greater than 1 percent of a critical intersection's , approach volume. If less than 1 percent is added to all approaches of a critical intersection, then no further analysis is necessary as specified in the traffic phasing ordinance. �I As part of the 1 percent analysis, regional growth and committed projects are included. Volume projections are made to a point in time one year after the project completion. This project's completion date is 1987, and traffic volumes are projected to 1988. Regional traffic has been forecasted in accordance with city procedures, and committed project traffic includes those projects listed in Table 3. When the proposed project gross floor area is considered as an uncommitted project, three intersections have 1 percent volume criteria exceeded: Superior Avenue and Placentia Avenue Superior Avenue and Pacific Coast Highway Newport Boulevard and Hospital Road 20 1 . Daily Traffic Volumes r 15 000* 16,000 21,000* 1 000 22, a' O a4a c " P a � a 8800 4800* 2 00* 9700 45300 27,000 21000 a i Q'a 3 r =� r♦ 25000 a 25500 � �♦� 34000 r ice♦ ♦o� , . c 5' site . Hoag Road L_____1Hos ital Road 5300 .. P304,000 5800 13,000* 48.000 73 Legend 44 00 -Existing Traffic Volume 4 300 -Existing Plus project Traffic Wblume 88,000 -Year 2000 Traffic Volume** *Estimated **SOURCE, Newport Beach Traffic Model au1lpah (Asgociateg rEXHIBIT 15 Existing Evening Peak Hour Volumes M 1 R .e' e'JNr r N 09 ' —282 m in M M Site m�185 r19191 Hoag, Road r92 Hospital Roadto co 14� { m 361-1 BNh mm Legend CJ<uq man v4ssoctates EXHIBIT 16 Existing Plus Project Evening Peak Hour Volumes � Oad o fa Q'Oa 3 c f ryry ��a r� �292 Site' L-29 �-185 f--215 Hoag Road f-.92 Hospital Road i--•156 115-J 247,E r 194--► cc 234— �v 14—i "eon 412—; N`yryro Legend i . I � I', , cnuh�VnQN c}�SSOCiQtCS ' EXHIBIT 17 Table 2 ONE PERCENT ANALYSIS SUMMARY ' REVISED PROJECT (85, 170 SQUARE FEET) - 1% of Projected Project' s 2. 5 Over Intersections Analyzed 2.5 Hr. Peak Vol. Hour Peak Vol. 1% Placentia and Superior Northbound 11 115 Southbound 17 10 Yes Eastbound 19 0 Westbound 20 51 Superior and Pacific Coast Highway Northbound 17 0 Southbound 23 58 Yes Eastbound 39 31 Westbound 47 0 Newport and Hospital Northbound 47 20 Southbound 40 31 Yes Eastbound 20 211 ' Westbound 10 31 Dover and Pacific Coast Highway Northbound 3 0 Southbound 29 0 No Eastbound 61 58 Westbound 63 31 Orange and Pacific Coast Highway Northbound 2 0 Southbound 1 0 No Eastbound 37 31 Westbound 61 58 Prospect and Pacific Coast Highway Northbound 1 0 Southbound 3 0 No Eastbound 36 31 Westbound 70 58 Riverside and Pacific Coast Highway Northbound 1 0 Southbound 14 0 No Eastbound 58 58 Westbound 68 31 1 ' 21 Table 3 COMMITTED PROJECTS Hughes Aircraft #1 (industrial) Hoag Hospital (community facility) Far West Savings and Loan (office) Pacesetter Homes (office) Aeronutronic Ford (residential)' Back Bay Office (office) Boyle Engineering (office) Cal Canadian Bank (office) Civic Plaza (office) Civic Plaza (office) Corporate Plaza (office) Koll Center Newport (office, industrial) MacArthur Court (office) National Education Office (office) North Ford (residential, commercial., park), Orchard Office (office) Pacific Mutual Plaza (office) 3701 Birch Office (office) Newport Place (office) Shokrian (office) Bank of Newport (office) Bayside Square (office) , Sea Island (residential) Baywood Apartments (residential) Harbor Point Homes (residential) Roger' s Gardens (commercial) Seaview Lutheran Plaza (residential) Rudy Baron (office) Quail Business Center (office) 441 Newport Boulevard (office) ' Martha' s Vineyard (restaurant) Valdez 3101 W. Coast Highway (office) Coast Business Center (office) Koll Center Newport No. 1 TPP (office) Ford Aeronutronics Amendment No. 1 Ross Mollard (medical office) Banning/Newport Ranch (office, industrial, residential) Park Lido (medical office) Hughes Aircraft #2 (industrial) Heritage Bank (bank office, medical office) Flagship Hospital Big Canyon 10 (residential) Fun Zone (commercial) Marriott Expansion St. Andrews Church YMCA 22 Table 3 (Continued) COMMITTED PROJECTS Allred Condominiums (residential) Morgan Development Four Seasons Hotel University Athletic Club Block 400 Medical (medical office) Sheraton Expansion Ford Aeronutronic Amendment No. 1 Amend. No. 1 MacArthur Court (office) National Education (office) Ford Aeronutronic Amendment No. 2 Carver Granville Office (office) Corona Del Mar Homes (residential) Big Canyon Villa Apartments (residential) ' 1400 Dove Street (office) 1100 Quail Street (office) Heltzer Medical Office (medical office) Koll Center TPP Amend. 4A Villa Point Rosan' s Development Block 500 Newport Center Project Newport Aquatics Center 2600 E. Coast Highway r i 23 r 1 Intersection Capacity Utilization Analysis For intersections which would exceed the one percent criteria, the Intersection Capacity Utilization Analysis was performed for the entire 85,170 square feet of the ' project as an uncommitted project. For critical intersections under this analysis, the Intersection Capacity Utilization Analysis is summarized in Table 4. TABLE 4 INTERSECTION CAPACITY UTILIZATION FOR CRITICAL INTERSECTIONS ' Intersection Capacity Utilization 1988 Exist 1988 Exist + + Committed Committed + Need Critical Intersections Existing + Growth Growth + Project Improvements. Superior and Pacific Coast Highway 0.7675 0.8744 0.8840 No ' Superior and Placentia 0.6657 0.6910 0.7041 No Newport and Hospital 0.8073 0.8559 0.9128 Yes The intersection which would have the worst level of service is Newport Boulevard , and Hospital Road. This intersection would operate at 85.59 percent of capacity with regional growth and committed projects added to current traffic. With the addition of project traffic, the intersection would operate at 91.28 percent of capacity, an increase of 5.69 percent. The two remaining critical intersections, Superior Avenue/Pacific Coast Highway and Superior Avenue/Placentia Avenue, would both operate at an acceptable level of service with all traffic considered. The intersection of Superior Avenue and Pacific Coast Highway would, however, operate at a high utilization of 88.40 percent. Appendix A contains the Intersection Capacity Utilization Analysis worksheets. Access, Internal Circulation and Parldng As shown on Exhibit 5 in Section 2.1, access to the proposed project is proposed via a main entrance on Flagship Road approximately 200 feet east of Placentia Avenue, , 24 i and a secondary entrance on Hospital Road approximately 380 feet east of Placentia Avenue. The main entrance opens onto the top level of the parking structure with a ramp on the north side of the structure leading downward to additional levels of ' parking. The secondary entrance on Hospital Road interfaces with the parking structure at the second level and also provides the primary access to a driveway _ serving as the main entrance to an adjoining convalescent care facility. Additional access to the top level of the parking structure is provided by an inclined ramp along ' the southeast edge of the structure leading from the secondary entrance at the second level. The ramp is limited to approximately 18 feet in width while the secondary entrance is approximately 25 feet wide. The main entrance is ' approximately 50 feet wide divided by an 8 foot wide landscaped median. Due to the limited width of the inclined ramp and the use of the secondary entrance as access for the adjacent facility, it is recommended that travel on the ramp be 1 limited in one direction to entering traffic only. This would eliminate conflicts at the base of the ramp where sight distances are restricted, reduce the volume of traffic using the secondary entrance as an exit and generally improve traffic flow where only two lanes are available for circulation. 1 Entry and exit at the secondary entrance on Hospital Road should be adequate for moderate amounts of traffic. An eastbound left-turn pocket exists on Hospital Road for entering traffic and sight distances are generally good for exiting traffic despite a moderate incline on Hospital Road toward the intersection of Placentia Avenue. ' Landscaping should be restricted at this exit to provide adequate sight distances in both directions. Exiting traffic turning left onto eastbound Hospital Road has minimal protection in the median, and large volumes of turning movements in this direction should not be encouraged for this reason. The volume of traffic exiting and turning left will be reduced somewhat by prohibiting traffic from the top parking ' level from using the inclined ramp for exit. It is generally desirable to encourage eastbound traffic exiting the site to use the main entrance where sight distances and ' circulation space is better. Project traffic volumes entering and exiting the site during the peak hour are shown in Exhibit 18. If flow on the access ramp is limited to entering traffic, three-fourths of the exiting traffic would be expected to use the main entrance. With additional traffic using Flagship Road for exits, it is desirable to improve the flow of traffic 25 i' turning onto Placentia Avenue. After project completion, if measures are needed to Improve traffic flow on Flagship Road approaching Placentia Avenue, it is recommended that parking at the north curb along Flagship Road be restricted for approximately 150 feet from the intersection and striping be added to create aright- , turn only lane. This would result in the reduction of on-street parking by six spaces while improving circulation significantly. As the demand for on-street parking appears to be high at this location, a review of parking impacts would be conducted to determine the feasibility of implementing this improvement. Turning radius clearances within the top level of the parking structure are adequate for the movement of fire protection equipment. Parking should be prohibited along , all curbs in entry and exit areas to insure these clearances. It may be desirable to reduce the length of the median planter in the main entrance near the turning circle end to improve the turning clearance for hook and ladder fire equipment. It would also be desirable to keep the center of the turning circle open for the same reason. ' Because of the additional project traffic using the intersection of Placentia Avenue and Hospital Road, capacity of this intersection was reviewed. This analysis ' confirmed that the capacity of this intersection should be adequate, considering all projected traffic. ' Parking for the project will be provided by a new multi-story subterranean structure which will be constructed in the area of the existing surface parking lot. The new structure will provide a total of 615 spaces. Parking will be distributed over basically three levels. The top level will be at grade with the adjoining local streets, , Flagship Road to Patrice Road. Access to the structure is via the landscaped main entrance on Flagship road with additional access from Hospital Road provided by a driveway at the second level. The new parking structure will provide parking for the existing 77,000 square foot medical building in addition to the new 85,170 square foot building. The city requires one parking space for each 250 square feet of building floor area. Combined with 33 standard parking spaces which will be designated in the area of the existing parking lot, the new parking structure will provide adequate parking to meet the , city's requirement; a total of 648 spaces for the total 162,170 square feet. In addition, 25 percent (162) of the spaces are to be designated for "compact" vehicles. 26 ' Project Evening Peak Hour Volumes a� +' ruos,s In 6s �: 1 11 IIIII I I 11T: i:. \.\ � wrrmnrww,ranr.ma I \\ YQ oo ' GROUND FLOOR/ SITEGROUND PLAN (�7• ur.,m am,w Ili � • `�un�nlan v4ssociafes ' EXHIBIT 18 1 � 1 3.5.3 Development Agreement Conditions of Approval ' 1. Signing shall be reviewed by the City Traffic Engineer. 2. Handicap and compact parking spaces shall be designated by a method approved by the City Traffic Engineer. 3. The layout of all parking shall be subject to further review and approval of the City Traffic Engineer. 4. That all improvements be constructed as required by Ordinance and the Public Works Department. 1 5. If the applicant desires, an agreement and accompanying surety shall be provided to obtain a building permit prior to completion of the public improvements. 6. The landscaping plans adjacent to the drive entrances shall be reviewed ' and approved by the Public Works Department and the Department of Parks, Beaches and Recreation for sight distance requirements. ' 7. The final design of on-site pedestrian circulation shall be designed to direct pedestrian crossing of Hospital Road to its intersection with ' Placentia Avenue. 1 8. One (1) parking space shall be provided for each 250 square feet of gross floor area in the existing and proposed office buildings. ' 9. A concrete sidewalk shall be completed along the Flagship Road frontage and access ramps shall be constructed at the corners of Flagship Road and 1 Patrice Road, and Flagship Road and Placentia Avenue. ' 10. Prior to the occupancy of the proposed project, the applicant shall contribute his fair share, as determined by the city, to the approved ' Circulation System Improvements (to be determined) and these ' ' 27 improvements shall have been made unless subsequent project approvals require modifeation thereto. The Circulation System's Improvements shall , be subject to the approval of the City Traffic Engineer. 11. The final design of on-site vehicular and pedestrian circulation shall be , reviewed and approved by the Public Works Department and the Planning Department prior to the Issuance of the grading permit. 12. Prior to the issuance of the grading ,permit, the applicant shall demonstrate the satisfaction of the Public Works Department that adequate slight distance has been provided at the Hospital Road entrance , and at the north-easterly corner of the Proposed medical building. 3.5.4 Mitigation Measures Kunzman Associates presented, the following discussion of mitigation measures in ' their July 1985 report: 1. Newport Boulevard and Hospital Road Intersection - As identified by the Intersection Capacity Utilization Analysis, the intersection of Newport ' Boulevard and Hospital Road would operate at an unacceptable level of service in the future due to the addition of project traffic. Improvements will be required to increase the capacity of the intersection and provide an acceptable level of service. This can be accomplished by modifying the existing northbound left-turn pocket of Newport Boulevard to provide an additional ' left-turn lane. The existing configuration of the left-turn pocket is illustrated by Exhibit 19. This improvement would require the removal of a portion of the , existing raised median for approximately 190 feet and the ,addition of new striping. With this improvement, the intersection would operate at 83.16 P , P percent of capacity with all projected traffic considered. However, because Newport Boulevard is a state highway, subject to California Department of Transportation, design standards, this improvement alternative may not be , desirable. Another possible improvement would be to reconstruct the northbound lanes of Newport Boulevard to provide additional intersection width. It would then be 28 a Existing Left Turn at Newport Boulevard and Hospital Road Raised Median Newport Boulevard ■ 2 0 Ol 06n3man (Agociates EXHIBIT 19 possible to configure an additional left-turn lane while retaining the protection ' of the raised median. The feasibility of this alternative will be determined by identifying the design configuration which would be acceptable to the California Department of Transportation and the City of Newport Beach. This will require a more detailed design investigation than is possible within the scope of this traffic study. 2. Placentia Avenue and Flagship Road Intersection - After project completion, if ' measures are needed to improve traffic flow on Flagship Road approaching Placentia Avenue, parking at the north curb along Flagship Road may be restricted for approximately 150 feet from the intersection, and striping may be added to create a right-turn only lane. This would result in the reduction of on-street parking by six spaces while improving circulation significantly. As the demand for on-street parking appears to be high at this location, a review of parking impacts would be conducted to determine the feasibility of implementing this improvement. After occupancy of the project, the Public Works Department may review the operation of this intersection and require the applicant to make the improvement if necessary. 3. Internal Circulation and Access - Travel on the incline ramp shall be limited to one direction, to entering traffic only. This would eliminate conflicts at the base of the ramp where sight distances are restricted, reduce the volume of traffic using the secondary entrance as an exit, and generally improve traffic flow where only two lanes are available for circulation. 4. Fire Equipment Access -The parking lot plan shall be subject to the review and ' approval of the fire department. The length of the entry median strip and the turning radius of the drop-off circle shall be modified as required to improve turning clearances for fire equipment. ' 5. Compact Parking - Compact parking spaces shall be limited to a maximum 25 percent of the total parking spaces provided. The layout of surface and structure parking shall be subject to review and approval of the city traffic ' engineer. I 29 3.6 AIR QUALITY 3.6.1 Basting Conditions The air quality of the South Coast Air Basin (SoCAB), in which the study area is located, is determined by both the primary pollutants added daily and the existing ' secondary pollutants. Secondary pollutants—specifically oxidants—represent the major air quality problem basinwide. Air quality In the study area is a function of the primary pollutants emitted locally, the existing regional ambient air quality, and the meteorological and topographical factors Influencing the intrusion of pollutants into the area from pollutant sources outside the immediate area. Climate and Meteorology Climate combines with• meteorologic and topographic conditions to affect local and ' regional air quality. The study area climate is typical of the southern California coastal region: warm, dry summers and short, mild winters. The average temperature in 'Newport Beach Is approximately 61.3% low ' temperatures can reach the 20s or 30s and highs occasionally reach over 100°F. Most of the annual rainfall occurs between November and April, averaging approximately 11.4 inches per year in the Newport Beach area. Rainy days vary from 5 to 10 percent of all days in the air basin. The prevailing daytime winds in Newport Beach are sea breezes from the southwest ' with relatively low velocities— below 15 miles per hour (mph) 96 percent of the time ' and below 4 mph about 52 percent of the time. Nighttime winds drain the basin and flow from the northeast and east offshore at slightly lower speeds. The dispersion of air pollutants in the SoCAB is often inhibited by the presence of a persistent temperature inversion, in the layers of the atmosphere near the ground , surface. The combination of low wind speeds and low inversions produce the greatest concentration of pollutants. In the winter, the greatest pollution problems result ' from the generation of carbon monoxide and oxides of nitrogen during the night and early morning hours. In the summer, the longer daylight hours and brighter sunshine ' combine to cause a reaction between hydrocarbons and oxides of nitrogen to form the typical photochemical smog. 30 Ambient Air Quality ' Ambient air quality is described through comparison with state and federal standards adopted to protect public health with a margin of safety. In addition to ambient air quality standards, California has adopted episode criteria for oxidants, carbon monoxide, sulfure dioxide, nitrogen dioxide, and particulate matter. The episode levels represent short-term exposures at which public health is actually threatened. In Orange County, air quality data is collected primarily by the South Coast Air Quality Management District. The District's (Costa Mesa) station is closest to the study area and most indicative of local ambient air quality. The 1979-1983 annual summary data from the (Costa Mesa) station is included in Table 5. Pollutants which have regularly (5-43 percent of the days) exceeded air quality standards in Costa Mesa during this period include (ozone) and (total suspended particulates). Air Quality Management ' The Draft 1982 Revision of the AQMP was adopted by SCAG and the SCAQMD on October 15, 1982. AQMP projections and mitigation measures are based on the SCAG-82A Growth Forecasts. Implementation of recommended control measures in ' the AQMP will not succeed in reducing primary air emissions to the level of the state and federal air quality standards by 1987, however, air quality would improve substantially. The control measures rely heavily on continued technical ' improvements to both stationary and mobile pollution control equipment and the implementation of transit, ride-share and other congestion relief mechanisms. I ' ' 31 TABLE 5 1979-1983 SUMMARY OF CLEAN AIR STANDARDS VIOLATIONS COSTA MESA AIR QUALITY MONITORING STATION Pollutant-Standard 1979 1980 1981 1982 1983 Ozone 1 hr>0.10 ppm (state) 26 20 26 25 41 1 hr;0.12 ppm (federal) 16 5 6 6 15 ' 1 hr> 0.20 ppm (state-Stage 1 episode) 1 3 — — — Maximum 1 hr (ppm) 0.21 0.16 0.20 0.18 0.25, Carbon Monoxide ' 1 hr> 35 ppm (federv) 0 0 0 0 0 1 hr>20 ppm (state) — — — 1 0 8 hrs>9 ppm (federal) 18 7 5 2 1 Maximum 1 hr (ppm) 21 17 15 21 14 Maximum 8 hr (ppm) 10.9 13.8 — — — Nitrogen Dioxide ' 1 hr>0.25 ppm (state) 4 2 2 0 1 Maximum 1 hr (ppm) 0.29 0.31 0.29 0.23 .027 Sulfur Dioxide 24 hr>0.05 ppm (state) 0 0 0 0 0 Maximum 24 hr (ppm) 0.018 0.020 — — 0.04 Particulates 24 hr>100 ug/m3 (state)/ # samples 26/61 6/20 NM NM NM Maximum 24 hr (ug/m ) 225 125 NM NM NM , Lead 1 mo>1.5 B u m3 (state) ' 0 NM NM NM NM / Maxim ( g Maximum Concentration u /m3) 3.74 0.82 NM NM NM Sulfates 24 hrs>25 ug/m 3 (stage) 0 0 NM NM NM Maximum 24 hr (ug/m ) 24.2 13.5 NM NM NM — Means no data. NM Means not monitored. ' • This standard became effective December 12, 1982. , 32 ' ' 3.6.2 Impacts To address air quality impacts associated with the proposed project, two types of air ' pollutant sources must be considered: stationary and mobile. Stationary sources include emissions onsite from construction activities and natural gas combustion as ' well as emissions at the power plant associated with any electrical requirements for power, lighting, etc. Mobile source considerations include short-term construction ' activities and long-term traffic generation. Short-term impacts (fugitive dust and construction equipment emissions) are discussed in Section 3.9.3 later in this report. Long-term impacts (stationary and mobile sources) are discussed below. Long-Term Emissions Projections Long-term impacts are those associated with the permanent use of the medical office uses proposed. The air pollutants emitted can be projected for various years by multiplying the anticipated vehicular, electrical, and natural gas usage rates by ' the appropriate SCAQMD emission factors. The results are shown in Table 6. TABLE 6 PROJECT-RELATED MOBILE AND STATIONARY SOURCE EMISSIONS (Tons/Day) Primary Stationer y+ % Total 1987 2 % Total Total Pollutant Sources Stationary Vehicular Mobile All Sources CO 0.000 0 0.530 100 0.530 NMHC 0.000 0 0.038 100 0.038 ' NOx 0.005 6 0.075 94 0.080 Sox 0.003 25 0.009 75 0.012 Particulates 0.000 0 0.012 100 0.012 ' 1 Based on a natural gas usage rate of 7,862 cubic feet/day and an electricity usage rate of 3,996 kwh/day. Emission factors from Air Quality Handbook for EIRs, SCAQMD, December 1983. 2 Based on 34,070 vehicle miles traveled per day and 1987 emission factors for 35 mph from EMFAC6 Model, County of Orange, February 1984. ' 33 i As shown, motor vehicle emissions will account for the majority of, the emissions of each pollutant, although exhaust control technology or legislation, as well as more stringent stationary source emission control measures are expected to reduce mobile ' emission factors in the future. In comparison with the 65,269 square-foot medical office project originally evaluated in 1981, the proposed 85,170 square-foot project will result in about 30 percent more air pollutant emissions. This is based on a 30 percent increase in square-footage and resulting traffic volumes associated with the proposed project. Regional Emissions Comparison To assess the ,potential air quality impacts of these pollutant volumes, the project- related emissions are compared to the projected emissions for the county and the local Source Receptor Area (SRA).1 Newport Beach lies within BRA 18 which also , Includes Beal Beach, Huntington Beach, Fountain Valley, and Costa Mesa. Table 7 below provides a comparison of the projected 1987 emissions for Orange County, BRA 18,and the project-related emissions. Emissions.for the BRA are available only for carbon monoxide, non-methane hydrocarbons, and oxides of nitrogen. As indicated in the table, the project emissions will represent 0.10 to 0.25 percent of ' the BRA 18's 1987 emissions and 0.02 to 0.05 percent of the county's, 1987 emissions. The project's emissions appear insignificant compared to other more regional emissions shown in the table. However, the project's emissions will add to the cumulative emissions total for the region and vicinity. ' TABLE 7 REGIONAL EMISSIONS INVENTORY COMPARISON (1987) ' (Tons/Day) Pollutant Orange County2 BRA #.183 Project CO 1,254.78 215.51 0.53 ' 14MHC 424.80 38.60 0.04 NOx 173.98 38.17 0.08 , 1 The SCAQMD has broken down the regional emissions for the major pollutants ' into Source Receptor Areas for use in monitoring and planning purposes. 2 Source: SCAQMD, Draft AQtYD M , Draft Appendix V-C, August 1982. 3 Source: SCAQMD, r Q Handbook for EIRs, Revised December 1983. 34 Air Quality Management ' The proposed project should not conflict with the goals of attainment of the South Coast AQMP. The AQMP is based on SCAG's growth projections which are, in turn, based on local general plans. The medical office uses proposed are consistent with the city's land use designation for the area. ' 3.6.3 Mitigation Measures Measures which will reduce project-related air pollutant emissions are presented below. 1. Energy conservation measures will be incorporated into the project as required by law. 2. Public transit opportunities are provided by OCTD Route 43/43A which runs along Placentia Avenue directly adjacent to the site. Nearby bus ' stops for this route are located on both sides of Placentia Avenue to the north of the Flagship Road intersection and on Hospital Road just west of the Placentia Avenue intersection. 3. Pedestrian access to the existing bus stops will be provided by sidewalks on Flagship and Hospital Roads, and cross walks northbound across Flagship and westbound across Placentia at Hospital Road. While no direct access ' is available to the existing southbound bus stop on the west side of Placentia Avenue, it is accessible by crossing Placentia Avenue at Hospital ' Road and walling north. 3.6.4 Level.of Significance After Mitigation Impacts are not considered significant. 35 i 3.7 NOLSE AND VIBRATION' 3.7.1 Eristing Conditions The existing noise environment is characterized by surface traffic on nearby , roadways. Traffic on Hospital Road, Placentia Avenue, and Plagship Road generate noise impacting the site. Noise impacts from Newport Boulevard are mitigated to some extent by the terrain and elevation change. ' 3.7.2 Impacts The construction and operation of the proposed project will result in short-term ' construction noise impacts and long-term incremental increases in traffic noise on access roadways. Construction noise associated with the project is discussed in Section 3,9. Long-term traffic noise impacts are evaluated in this section. ' Traffic Noise Noise impacts are commonly evaluated in the Community Noise Equivalent Level (CNEL) noise index. CNEL is a method of representing, in a single number, the combined effect of a daily noise exposure. The CNEL value computed at any point is the sum of the decibel values of the sound, with corrections for time of day, and averaged over 24 hours. Weighting factors of 3 and 10 are employed to account for increased sensitivity to noise in the evening (7 p.m. to 10 p.m.) and nighttime (10 p.m. to 7 a.m.) periods. Generally, noise levels exceeding 65 dB CNEL are undesirable for residential developments and 60 dB CNEL is a more ,desirable and acceptable level. ' The project will contribute to traffic volumes on Hospital Road, Newport Boulevard, ' Placentia Avenue and Superior Avenue. The increase in vehicles per day and change in traffic noise levels with the project are shown in Table 8. The greatest increase in noise level (+0.6 dB CNEL) is along Hospital Road between Newport Boulevard and Placentia Avenue. Since changes of t1.0 dB CNEL are generally not perceptible, this increase can be considered insignificant. The increase in dB CNEL for all other roadways is +0.5 dB CNEL or less. 36 TABLE 8 CHANGE IN TRAFFIC NOISE LEVELS WITH PROJECT ' Changes Vehicles Per Dayl in dB CNEL Roadway Segment Existing With Project Noise Levels ' Hospital Road Newport Blvd. to Placentia Ave. 13,300 152400 +0.6 Placentia Ave. to Superior Ave. 51300 59800 +0.4 Placentia Avenue Hospital Road to Flagship 82800 %900 +0.5 '. Flagship to Superior Ave. 82600 99700 +0.5 Newport Boulevard South of Hospital Road 489000 482900 +0.1 North of Hospital Road 44,800 45,300 +0.1 ' Superior Avenue South of Hospital Road 25,000 259500 +0.1 Hospital Road to Placentia Ave. 202200 2%200 0.0 North of Placentia Ave. 15,000 16,000 +0.3 Noise from traffic travelling on the surface parking lot or in the parking structure may, on occasion, be audible from surrounding areas. Due to the normal speeds at which vehicles are driven in parking lots, and distance between the parking facilities and sensitive receptors, noise from the parking lot is not considered a significant impact. In addition, noise from vehicles in the parking structure should be mitigated by the barrier provided by the earth, and by the rough concrete with which the driving surface will be made. Deliveries and trash pick-ups for the new office structure would be conducted on the first level of the parking structure and should not, therefore, create significant noise levels which would impact offsite areas. 1 Source of data: Newport Lido Medical _Center Traffic Study, Kunzman Associates, June 1985 (see Section 3.5 in this EIR . 37 Vibration The response of parking structures to dynamic forces (vehicle movement) is the subject of structural dynamics and acoustics. Structural dynamics is concerned ' predominantly with dynamic stresses severe enough to endanger the structural integrity of a member, while acoustics deals with low-level dynamically excited waves in the structures which are still strong enough to radiate disturbing sound or to cause unacceptable vibration. Impacts due to structure-borne vibration of vehicle movement on the parking facilities adjacent to the medical center tower were evaluated. The acoustical , aspects of dynamic forces are addressed herein. The parking facility consists of three levels providing approximately 650 parking , spaces. There are no loading or receiving docks Whereby heavy trucks would be expected to utilize the parking facility on a regular basis. The medical center tower ' is located adjacent to the parking facility and is seismically isolated from it by a minimum of five inches or more. There is no office space either directly above or ' below the parking facility, although the mechanical equipment (air handling units) is planned to be located beneath the ground floor parking. ' Based upon the conditions discussed herein it is expected that little or no vibration ' impacts of an adverse nature will affect the adjacent office space. This is due primarily to the isolation between the parking facility and the tower structure. The only transmission path exists through the ground. Slow, moving vehicles of limited , size and weight will not produce enough vibration to cause a significant impact through the ground path. , In addition, no adverse vibration impacts are expected to be experienced in the ' adjacent residential areas. 3.7.3 Development Agreement Conditions of Approval ' 1. Any mechanical equipment and emergency power generators shall be screened from view, and noise associated with said structures should be sound attenuated so as not to exceed 55 dBA at the property lines. The ' 38 ' latter shall be based upon the recommendations of a qualified acoustical ' engineer, and be approved by the Building Department. 2. All concrete driving surfaces in the parking structure shall have a rough finish. &7.4 Level of Significance After Mitigation ' No significant long-term noise impacts should result. I ' ' 39 1; 3.8 PUBLIC SERVICES/QTILITISB 3.8.1 Police Existing Conditionsi _ Police protection for Newport Beach is provided by the Newport Beach Police Department. The station providing service to the proposed Newport-Lido Medical ' Center is located at 870 Santa Barbara Drive in Newport Beach. The site is within Reporting District No. 2& Response time to the site can vary between 30 seconds ' and three minutes for an emergency. The Newport Beach Police Department presently has a total of 139 sworn police r officers. The Department maintains approximately 40 patrol units with 8-12 units circulating in the field at one time. The Department also maintains a SWAT team ' and one helicopter. The primary types of crimes occurring in the vicinity of the proposed project are vehicle and residential burglaries. Impacts2 A police department representative has stated that the existing manpower and t vehicle supply is adequate to maintain the present level of service following project development. He does not foresee any adverse impacts as a result of this.project. The subterranean paridng structure may invite car burglaries, however, proper , lighting will reduce the chance of burglaries. The,department does not anticipate an increase in mugging in relationship- to the paridng structure. In the past, this ' particular area has had a very low incidence rate of these types of crimes. 1 Based on telecon with Al Dollar, City of Newport Beach Police Department, ' May 28, 1985. 2 Ibid. 40 ' Mitigation Measures _ 1. Lighting shall be of a safe and sturdy construction and elevation. 2. Landscaping shall not cover exterior doors or windows, block line-of-sight at intersections or access points, or screen overhead lighting. Level of Significance After Mitigation No significant impacts should remain after mitigation. 3.8.2 Fire Protection Existing Conditions) Fire protection and emergency medical services for the study area are provided by the Newport Beach Fire Department. The closest station to the site is Lido Station ' No. 2, located at 475 32nd Street, near the corner of Newport Boulevard. A first alarm response from this station would take between three and five minutes. The ' Mariner's Station No. 6, located at 1348 Irvine Avenue, would also respond to a first alarm fire at the site. iThe Lido Station maintains a 3-man engine company, a 3-man truck company, and a 2-man paramedic unit. The Mariner's Station maintains a 3-man engine company. The Insurance Services Office (ISO) is an independent service which rates city fire protection services on a scale of one to ten, with one being the highest possible to ' attain. The Newport Beach Fire Department currently has an ISO rating of three, which is relatively high, and additionally takes part in the Orange County Mutual Aid System. 1 Based on correspondence with Chief James Reed, Newport Beach Fire Department. June 4, 1985. 41 1 ' Impactsl The proposed project will have an estimated fire flow requirement of 2500 gallons per minute (GPM) which will be adequately supplied to the site. The proposed medical office building would have an impact on the affected fire stations since the existing fire department manpower and equipment is marginally adequate to maintain the present level of fire protection service and will be further impacted if the project is developed. The foreseen, project impact is due to inadequate access provided for in the building and parking structure design. However, this impact can be partially mitigated by installing a fire sprinkler system: Due to the foreseen limitation on fire control and rescue operation access, the design must be discussed between the developer and the Fire Department before design finalization. City Policies and Requirements 1. Prior to issuance of building permits, the Fire Department shall review the ■ proposed plans and will require automatic fire sprinkler protection. 2. The building shall be equipped with fire suppression systems approved by the Fire Department. 3. The proposed project shall incorporate an Internal security system (security guards, alarms, access limits after hours) that shall be reviewed by the police and Fire Departments, and approved by the Planning Department. 4. All access to the buildings shall be-approved by the Fire Department. 5. All onsite fire protection (hydrants and Fire Department connectors) shall be approved by the Fire Department and Public Works Department. 6. The landscape plan shall place heavy emphasis on fire retardant t 11 vegetation. 1 Ibid. 42 7. Buildings must be protected according to Table 5-A, U.B.C. (Uniform Building Code). t 8. The fire department requires 26-foot clear driveway widths to the building and parking structure. Mitigation Measures 1. The parking structure shall be built to support the weight of fire apparatus. Level of Significance After Mitigation -� No significant impacts should remain after mitigation. 3.8.3 Sewer Facilities ' The previous Newport-Lido Initial Study (City of Newport Beach, September 1981) addressed the existing sewer facilities in the project vicinity. Further discussion with the City Public Works Department and CSDOC verifies the following analysis from that report.1 Existing Conditions Sewage generated by the existing Park Lido office building is collected by the city of Newport Beach local collector system and feeds into the County Sanitation District ' of Orange County trunk facilities. Currently, development in the vicinity of the project is served by the city's 8-inch vitrified clay pipe (VCP), located within a ten- foot easement through the project site. The pipe extends diagonally across the northeastern portion of the site (within the existing parking lot). ' Sewage from the site flows via 8-inch clay or cast iron pipes easterly along Hospital Road toward Newport Boulevard. At the intersection, the sewage is added to i ' 1 Telecon with Dick Hoffstadt, City of Newport Beach Public Works Department, June 7, 1985. 43 Wastewater in a major conduit system flowing south through 15-and 16-inch pipe _ where it ties .into the county's Pacific Coast Highway trunk system. Wastewater in this trunk is pumped to either of the Districts' two treatment facilities located along the Santa Ana River. The project is located.within County Sanitation District No. 5 , and is master-planned as commercial. Impacts 'The project applicant is proposing to re-route the existing sewer easement in accordance with regulations which prohibit construction over an easement. It is intended that the existing sewer line and easement will be rerouted along Patrice Road to the extreme northeastern corner of the site. At that point, the proposed pipeline and easement will make a 90-degree,juncture With the section proposed to extend along the eastern edge of the site near the convalescent hospital. The re- routed pipe will tie into the existing line near the proposed office building. The Public Works Department has set forth specific requirements which must be . complied with to provide an acceptable re-'routing project. The Public Works Department has indicated that the proposed sewer line relocation would be a simple task provided that construction is in compliance with city guidelines. Sewage generated by the medical office can be adequately accommodated by the existing 8-inch pipeline. The present operating capacity is well below ultimate capacity of the pipelines, and thus the project will not impact the existing city sewer facilities. In addition, County Sanitation District of Orange County facilities have been sized to handle master-planned flows. Development Agreement Conditions of Approval , 1. Prior to occupancy of any building, the applicants shall provide written verification from the County Sanitation Districts of Orange County that adequate sewer capacity is available to serve the.project. 2. The proposed development and landscaping over the existing and proposed sewer easements shall be subject to further review by the Public Works Department. 44 3. The existing sanitary sewer shall be relocated and a 10-foot wide easement for sewer purposes shall be dedicated to the city prior to issuance of Building Permits, and the design of the sewer shall be by a licensed engineer on the Public Works Department Standard Plan sheets. 4. Any structures adjacent to the existing and proposed sewer main shall have deepened footings. The footings shall be designed so that the bottom of the footing is intersected when a 1 to 1 slope is projected from the flow line of pipe to the bottom of the footing so that the footing is able to take lateral forces in the event of sewer main excavation. 5. Prior to issuance of any building permits for the site, the applicants shall demonstrate to the satisfaction of the Public Works Department and Building Department that adequate sewer facilities will be available for ' the project. Such demonstration shall include verification from the County Sanitation Districts of Orange County. The applicant shall be responsible for the design and construction of any additional sewer facilities needed to serve the project. Level of Significance Following Mitigation No significant impacts are expected to occur. 3.8.4 Water Supply Existing Conditions Water supply to the proposed medical center site is provided by the City of Newport Beach Public Works Department. The city imports water from the Municipal Water District of Orange County. The water is a combination of State Project water and Colorado River water. Water distribution facilities in the vicinity of the site are located in the adjacent roads: a 14-inch A.C.P. in Patrice Road, an 8-inch A.C.P. in Flagship Road, and a 12-inch A.C.P. in Hospital Road. 45 Impactsi I - According to the Public Works Department, water service to the site will be available without impacting existing facilities. There are no plans to improve or expand the facilities. In addition, the fire flow requirements will be adequately met by the City's water supply. Development Agreement Conditions of Approval 1. Final design of the project shall ,provide for the incorporation of water- saving devices for project lavatories and other water using facilities. 2. The landscape plan shall place heavy emphasis on the use of drought resistant native vegetation and be irrigated via a system designed to avoid surface runoff or overwatering. Mitigation Measures 1. The following water conservation measures are required by state law and will be incorporated into the project design: o Low-flush toilets (see Section 17921.3 of the Health and Safety Code). o Low-flow showers and faucets (California Code, Title 24, Part 6, Article 1, T20-1406F). o Insulation of hot water lines in water recirculating systems (California ' Energy Commission regulations). 2. In addition, the following interior and exterior measures will be incorporated into the project design: 1 Correspondence with Dick Hoffstadt, City of Newport Beach Public Works Department, June 14, 1985. 46 Interior _ o Water pressure greater than 50 pounds per square inch (psi) will be reduced to 50 psi or less by means of a pressure-reducing valve. o Drinking fountains will be equipped with self-closing valves. Exterior o Efficient irrigation systems will be installed which minimize runoff and evaporation and maximize water which will reach the plant roots. Drip irrigation, soil moisture sensors, and automatic irrigation systems will also increase irrigation efficiency. r r 47 3.9 CONSTRUCTION IMPACTS 3.9.1 Impacts Grading/Erosion . Significant excavation would be required for construction of the subterranean parking structure. Approximately 87,000 cubic yards of material would be excavated and, for the most part, would be deposited at an off-site location. Erosion and sedimentation could occur during removal of'the parking lot pavement that currently exists and during excavation for the new parking lot structure. Noise Residential areas are located immediately to the east and north. Construction , activities on the site may cause noise impacts and annoyance to adjacent residents, and Park Lido and Hoag Hospital employees, doctors and patients. Construction noise associated with the project would temporarily increase .background noise levels. Construction activities are normally carried out in stages, each of which .has its own mix of equipment, and consequently its own noise characteristics. During these stages the character of noise levels surrounding the construction site will change as work progresses. Despite the variety in type and size of construction equipment, similarities in the dominant noise sources and patterns of operation do exist. The U.S. Environmental Protection Agency has found that the noisiest equipment types operating at construction sites typically range from 88 to 91 dB(A) at 50 feet. Typical operating cycles may involve one or two .minutes of full ,power followed by three of Pour minutes at lower settings. Although noise ranges were found to be similar for all construction phases, the erection phase (laying sub-base and paving) tended to be less noisy. Noise levels vary from,79 dB(A) to 89 dB(A) (energy average) at 50 feet during the erection phase of construction. 48 ti Air Quality _ The preparation of the study area for building construction will produce two types of air contaminants: exhaust emissions from construction equipment and fugitive dust generated'as a result of soil movement. The emissions produced during grading and construction activities, although of short-term duration, could be troublesome to workers and adjacent developments, even though prescribed wetting procedures are followed. These emissions are not, however, expected to cause ambient.air quality standards to be exceeded onsite. Exhaust Emissions From Construction Equipment - Exhaust emissions from construction activities include those associated with the transport of workers and machinery to the site as well as those produced on-site as the equipment is used. Fugitive Dust Emissions - Construction activities are a source of fugitive dust emissions that may have a substantial temporary impact on local air quality. Emissions are associated with land clearing, ground excavation, grading, operations, and construction of the structures. Dust emissions vary substantially from day to day, depending on the level of activity, the specific operations, and the prevailing weather. Based upon field measurements of suspended dust emissions from apartment and shopping center construction projects, an approximate emission factor for construction operations is 1.2 tons of fugitive dust per acre of construction per month of activity (U.S. EPA, AP-42, 1977). Trees/Wildlife Several eucalyptus trees will be removed upon construction of the proposed parking structure. Only those trees existing within the parking lot will be removed. The trees along Flagship Road will remain. Resident bird species may be disturbed by project construction, however, may return ' upon completion of the project and landscaping. 49 �l Traffic/Parking Construction vehicle use of access routes to the site would occur during the construction period. Impacts may occur to traffic on Superior Avenue, Hospital Road, Placentia Avenue, Flagship Road and Patrice Road. The major impact will be during grading and excavation for hauling of the excavated material off site. Parking availability for Park Lido, employees, visitors and patients during the construction phase will be impacted. The applicant and Hoag Hospital have developed an agreement to use Hoag Hospital's parking lot for the existing medical building employees and doctors, and ,provide on-site valet parking for visitors or patients. The areas not affected by construction could be designed and utilized for valet parking which the existing medical office may use. Should a significant amount of on-street parking be required, local residents may experience a parking shortage as well as increased traffic during regular business hours. Medical building P� employees may experience a slight inconvenience due to the distance between Hoag's parking structure and the office building, particularly during the rainy season.l Visual Impacts During the grading and construction phase, the views of and through the site will be disrupted by construction equipment and materials. In addition, a number of the internal parking lot trees will be removed. 3.9.3 Development Approval Conditions of Approval General 1. Prior to commencement of construction, the applicants shall provide all tenants of the existing office building on-site with a schedule of construction activities. The applicants shall also provide said tenants with notification of any major changes to said schedule. 1 Telecon with Bob Tyler, Corbin/Yamafuji and Partners, Inc., June 10, 1985. 50 2. Two weeks (14 days) prior to the commencement of construction, a notice of start of construction and a proposed construction schedule shall be provided to all residents and property owners within 300 feet in a manner acceptable to the Planning Department. Grading �• 3. Development of the site shall be subject to a grading permit to be approved by the city Building and Planning Departments. 4. Grading plans shall include a complete plan for temporary and permanent drainage facilities, to minimize any potential impacts from silt, debris, and other water pollutants. r5. The grading permits shall include a description of haul routes, access points to the site, and watering and sweeping programs designed to minimize impacts of haul operation. 6. An erosion and dust control plan shall be submitted and be subject to the approval of the Building Department. 7. An erosion and siltation control plan, if required, shall be approved by the California Regional Water Quality Control Board- Santa Ana Region. Noise 8. Quiet or hushed models of construction equipment, suitable for use in •� hospital zones, shall be used in the development of the proposed project. Parkin. 9. Interim parking arrangements during the construction period shall be approved by the city's Planning Department and traffic engineer prior to the issuance of any grading and/or building permit(s). Persons that might be affected by the construction shall be notified in a manner approved by the Planning Department. 51 10. The applicant shall install signs during the construction of the project that will limit on-street parking time in the vicinity of the project in a manner acceptable to the city traffic engineer and provide for their removal upon completion of the project. 3.9.3 Mitigation Measures Grading/Erosion 1. The final disposal of surplus excavated material shall be accomplished in accordance with local ordinances and sound engineering practice. Safety/Noise 2. Construction shall be performed in accordance with applicable Occupational Safety and Health Act requirements and the city's noise ordinance. 3. Construction activities shall be limited to -the hours of 7 a.m. and 7 p.m. Monday through Friday, and 8 a.m. to 5 p.m. on Saturday. Construction activities should not be allowed on Sunday or'holidays. t Air Quality- 4. Control techniques shall be . used to reduce fugitive dust generation Including watering or the reduction of surface wind speed using windbreaks or source enclosures. Watering, the most common and ,generally least expensive method for dust control, provides up to 50 percent control Wildlife 5. Landscaping after construction shell incorporate native species to provide food-and cover for resident bird species. ' 52 ' I Traffic/Access ' 6. Disruption caused by construction work along roadways and by movement, of construction vehicles shall be minimized by proper use of traffic control equipment and flagmen. Traffic control and transportation of equipment _ and materials shall be conducted in accordance with state and local requirements (as reviewed and approved by the city traffic engineer). 7. The number of parking spaces required by zoning for the existing Park Lido Medical Office building shall be provided during the construction period by use of Hoag Hospital parking facilities and some onsite valet parking as approved by the city traffic engineer. The applicant should investigate the implementation of incentive programs to encourage employees and patrons of the existing Park Lido Medical Office building to park in the Hoag Hospital parking structure during the construction phase (e.g., drawings for prizes based on ticket numbers). Visual Impacts 8. A six-foot wide paved pedestrian walkway shall be required around the perimeter of the site on Flagstaff Road and Patrice Road during construction. 9. A visual screen (fences) shall be constructed to block the view of construction activities. 1 53 4.0 SUMMARY OF DEVELOPMENT AGREEMENT CONDITIONS OF APPROVAL _ AND MITIGATION MEASURES DEVELOPMENT AGREEMENT CONDITIONS OF APPROVAL Geology/Soils 1. Grading shall be conducted in accordance with plans prepared by a civil engineer and based on recommendations of a soil engineer and an engineering geologist subsequent to the completion of a comprehensive soil and geologic investigation of the site. "Approved as Built" grading plans on standard size sheets shall be furnished to the building department. Drainage/water Quality 1. A complete hydrology study and hydraulic analysis shall be .performed to address the amount of, and manner in which, all flows to and from the site are accommodated. 2. The landscape plan shall include a maintenance program which controls the use of fertilizers and pesticides. 3. All on-site drainage shall be approved by the city grading,engineer. 4. The velocity of concentrated runoff from the project shall be evaluated and erosive velocities controlled as part of the project design. 5. The landscape plan shall place heavy emphasis on drought resistant vegetation and be irrigated via a system designed to avoid surface runoff and overwatering. 54 ' Aesthetics/Views _ 1. A landscape and irrigation plan for the project shall be prepared by a licensed landscape architect. The landscape plan shall integrate and phase the installation of landscaping with the proposed construction schedule. (Prior to occupancy, a licensed landscape architect shall certify to the Planning Department that the landscaping has been installed in accordance with the prepared plan.) 2. The landscape plan shall be subject to the review of the Parks, Beaches, and Recreation Department, and Public Works Department, and approval of the Planning Department. 3. The structure and parking lot lighting shall be designed and maintained in such a manner as to conceal the light source and to minimize light spillage 1 and glare to the adjacent residential and convalescent home uses. The plans shall be prepared and signed by a licensed electrical engineer; with a fetter from the engineer stating that, in his/her opinion, this requirement has been met. 4. Any mechanical equipment and emergency power generators shall be screened from view. Traffic/Circulation/Parking 1. Signing shall be reviewed by the City Traffic Engineer. 2. •Handicap and compact parking spaces shall be designated by a method approved by the City Traffic Engineer. 3. The layout of all parking shall be subject to further review and approval of �. the City Traffic Engineer. 55 4. That all improvements be constructed as required by Ordinance and the Public Works Department. 5. If the applicant desires, an agreement and accompanying surety shall be provided to obtain a building permit prior to completion of the public Improvements. 6. The landscaping plans adjacent to the drive entrances shall be reviewed and approved by the Public Works Department and the Department of Parks, Beaches and Recreation for sight distance requirements. 7. The final design of on-site pedestrian circulation shall be designed to direct pedestrian crossing of Hospital Road to its intersection ,with Placentia Avenue. 8. One (1) parking space shall be provided for each 250 square feet of gross floor area in the existing and proposed office buildings. 9. A concrete sidewalk shall be completed along,the Flagship Road frontage and access ramps shall be constructed at the corners of Flagship Road and Patrice Road, and Flagship Road and Placentia Avenue. 1 10. Prior to the occupancy of the proposed project, the applicant shall contribute his fair share, as determined by the city, to the approved Circulation System Improvements (to be determined) and these improvements shall have been made unless subsequent project approvals require modifcation'thereto. The Circulation System's Improvements,shall be subject to the approval of the City Traffic Engineer. 11. The final design of on-site vehicular and pedestrian circulation shall be reviewed and approved by the Public Works Department and the Planning Department prior to the issuance of the grading permit. 56 12. Prior to the issuance of the grading permit, the applicant shall _ demonstrate the satisfaction of the Public Works Department that adequate slight distance has been provided at the Hospital Road entrance and at the north-easterly corner of the proposed medical building. Noise and Vibration 1. Any mechanical equipment and emergency power generators shall be screened from view, and noise associated with said structures should be sound attenuated so as not to exceed 55 dBA at the property lines. The latter shall be based upon the recommendations of a qualified acoustical engineer, and be approved by the Building Department. 2. All concrete driving surfaces in the parking structure shall have a rough finish. Public Serviees/Utilities Sewer 1. Prior to occupancy of any building, the applicants shall provide written verification from the County Sanitation Districts of Orange County that adequate sewer capacity is available to serve the project. 2. The proposed development and landscaping over the existing and proposed sewer easements shall be subject to further review by the Public Works Department. 3. The existing sanitary sewer shall be relocated and a 10-foot wide easement for sewer purposes shall be dedicated to the city prior to issuance of Building Permits, and the design of the sewer shall be by a licensed ,r engineer on the Public Works Department Standard Plan sheets. 4. Any structures adjacent to the existing and proposed sewer main shall have deepened footings. The footings shall be designed so that the bottom of the footing is intersected when a 1 to 1 slope is projected from the flow I � 57 line of pipe to the bottom of the footing so that the footing is able to take lateral forces in the event of sewer main excavation. 5. Prior to issuance of any building permits for the site, the applicants shall demonstrate to the satisfaction of the Public Works Department and Building Department that adequate sewer facilities will be available for the project. Such demonstration shall include verification from the County Sanitation Districts of Orange County. The applicant shall be I responsible for the design and' construction of any additional sewer facilities needed to serve the project. Water Supply 1. Final design of the project shall provide for the incorporation of water- saving devices for project lavatories and other water using facilities. 2. The landscape plan shall place heavy emphasis on the use of drought resistant native vegetation and be irrigated via a system designed to avoid surface runoff or overwatering. ' Construction Impacts General 1. Prior to commencement of construction, the applicants shall provide all tenants of the existing office building on-site with a schedule of construction activities. The applicants shall also provide said tenants with notification of any major changes to said schedule. 2. Two weeks (14 days) prior to the commencement of construction, a notice of start of construction and a proposed construction schedule shall be provided to all residents and property owners within 300 feet in a manner acceptable to the Planning Department. 58 Grading 3. Development of the site shall be subject to a grading permit to be approved by the city Building and Planning Departments. 4. Grading plans shall include a complete plan for temporary and permanent drainage facilities, to minimize any potential impacts from silt, debris, and other water pollutants. 5. The grading permits shall include a description of haul routes, access points to the site, and watering and sweeping programs designed to minimize impacts of haul operation. 6. An erosion and dust control plan shall be submitted and be subject to the approval of the Building Department. 7. An erosion and siltation control plan, if required, shall be approved by the California Regional Water Quality Control Board - Santa Ana Region. Noise 8. Quiet or hushed models of construction equipment, suitable for use in hospital zones, shell be used in the development of the proposed project. Parkin 9. Interim parking arrangements during the construction period shall be approved by the city's Planning Department and traffic engineer prior to the issuance of any grading and/or building permit(s). Persons that might be affected by the construction shall be notified in a manner approved by the Planning Department. 10. The applicant shall install signs during the construction of the project that will limit on-street parking time in the vicinity of the project in a manner acceptable to the city traffic engineer and provide for their removal upon completion of the project. 59 CITY POLICIES AND REQUIREMENTS Fire Protection 1. Prior to issuance of building permits, the Fire Department shall review the proposed plans and will require automatic fire sprinkler protection. 2. The building shall be equipped with fire suppression systems approved by the Fire Department. 3. The proposed project shall incorporate an internal security system (security guards, alarms, access limits after hours) that shall be reviewed by the Police and Fire Departments and approved by the Planning Department. 4. All access to the buildings shall be approved by the Fire Department. 5. All onsite fire protection (hydrants and Fire Department connectors) shall be approved by the Fire Department and Public Works Department. 6. The landscape plan shall .place heavy emphasis on fire retardant vegetation. 7. Buildings must be protected according to Table 5-A, U.B.C. (Uniform Buiiding,Code). 8. The fire department requires 26-foot clear driveway widths to the building and parking structure. 60 MMGATION MEASURES Geology/Soils 1. Building construction will be in accordance with.the Uniform Building Code and requirements of the city's building permit for the project. Drainage/Water Quality 1. All parking and other on-site paved surfaces shall be routinely vacuum- swept weekly and cleaned to reduce debris and pollutants carried into the drainage system. 2. A landscape and irrigation plan which incorporates a watering program that avoids surface runoff and overwatering shall be prepared by a licensed landscape architect. 3. Drainage facilities shall be properly maintained by the applicant and all subsequent owners/operators. Aesthetics/Views 1. Landscaping shall be installed in as early a phase as possible, not leaving planting for the final construction phase. 2. On Flagship Road there shall be a minimum four-foot landscape strip between the sidewalk and site parking area. Traffic/Circulation/Parift 1. Newport Boulevard and Hospital Road Intersection - As identified by the Intersection Capacity Utilization Analysis, the intersection of Newport Boulevard and Hospital Road would operate at an unacceptable level of service in the future due to the addition of project traffic. Improvements will be required to increase the capacity of the intersection and provide an acceptable level of service. This can be accomplished by modifying the 61 existing northbound left-turn pocket of Newport Boulevard to provide an additional left-turn lane. The existing configuration of the left-turn pocket is illustrated by Exhibit 19. This improvement would require the removal of a portion of the existing raised median for approximately 190 • ' feet and the addition of new striping. With. this improvement, the intersection would operate at 83.16 percent of capacity with all projected traffic considered. However, because Newport Boulevard is a state ' highway, subject to California Department of Transportation design standards, this improvement alternative may not be desirable. Another possible improvement would be to reconstruct the northbound lanes of Newport Boulevard to provide additional intersection width. It would then be possible to configure an additional left-turn lane while retaining the protection of the raised median. The feasibility of this alternative would be determined by identifying the design configuration which would be acceptable to the California Department of Transportation and the City of Newport Beach. This would require a more detailed design investigation than is possible within the scope of this traffic study. I r 2. Placentia Avenue and Flagship Road Intersection - After project completion, if measures are needed to improve traffic flow on Flagship Road approaching Placentia Avenue, parking at the north curb along Flagship Road may be restricted for approximately 150 feet from the Intersection and striping may be added to create a right-turn only lane. This would result in the reduction of on-street parking by six spaces while Improving circulation significantly. As the demand for on-street parking appears to be high at this location, a review of parking impacts would be conducted to determine the feasibility of implementing this Improvement. After occupancy of the project, the Public Works Department may review the operation of the intersection and require the applicant to make the improvement if necessary. 3. Internal Circulation and Access - Travel on the incline ramp shall be limited to one direction, to entering traffic only. This would eliminate conflicts at the base of the ramp where sight distances are restricted, reduce the volume of traffic using the secondary entrance as an exit, and 62 generally improve traffic flow where only two lanes are available for _ circulation. 4. Fire Equipment Access - The parking lot plan shall be subject to the review and approval of the fire department. The length of the entry median strip and the turning radius of the drop-off circle shall be modified as required to improve turning clearances for fire equipment. 5. Compact Parking - Compact parking spaces shall be limited to a maximum 25 percent of the total parking spaces provided. The layout of surface and structure parking shall be subject to review and approval of the city traffic engineer. Air Quality 1. Energy conservation measures will be incorporated into the project as required by law. 2. Public transit opportunities are provided by OCTD Route 43/43A which runs along Placentia Avenue directly adjacent to the site. Nearby bus stops for this route are located on both sides of Placentia Avenue to the north of the Flagship Road intersection and on Hospital Road just west of the Placentia Avenue intersection. 3. Pedestrian access to the existing bus stops will be provided by sidewalks on Flagship and Hospital 'Roads, and cross walks northbound across Flagship and westbound across Placentia at Hospital Road. While no direct access is available to the existing southbound bus stop on the west side of Placentia Avenue, it is accessible by crossing Placentia Avenue at Hospital Road and walking north. 63 Public Services/Utflities _ Police 1. Lighting shall be of a safe and sturdy construction and elevation. 2. Landscaping shall not cover exterior doors or windows, block line-of-sight at intersections or access points, or screen overhead lighting. Fire'Protection 1. The parking structure shall be built to support the weight of fire apparatus. ` Water Supply 1. The following water conservation measures are required by state law and will be incorporated into the project design: o Low-flush toilets (see Section 17921.3 of the Health and Safety Code). o Low-flow showers and faucets (California Code, Title 24, Part 6, Article 1, T20-1406F). o Insulation of hot water lines in water recirculating systems (California Energy Commission regulations). 2. In addition, the following interior and exterior measures will be incorporated into the project design: 64 Interior o Water pressure greater than 50 pounds per square inch (psi) will be reduced to 50 psi or less by means of a pressure-reducing valve. o Drinking fountains will be equipped with self-closing valves. Exterior o Efficient irrigation systems will be installed which minimize runoff and evaporation and maximize water which will reach the plant roots. Drip irrigation, soil moisture sensors, and automatic irrigation systems will also increase irrigation efficiency. Construction impacts Grading/Erosion 1. The final disposal of surplus excavated material shall be accomplished in accordance with local ordinances and sound engineering practice. Saf ety/Noise 2. Construction shall be performed in accordance with applicable Occupational Safety and Health Act requirements and the city's noise ordinance. 3. Construction activities shall be limited to the hours of 7 a.m. and 7 p.m. Monday through Friday, and 8 a.m. to 5 p.m. on Saturday. Construction activities should not be allowed on Sunday or holidays. Air Quality 4. Control techniques shall be used to reduce fugitive dust generation including watering or the reduction of surface wind speed using windbreaks or source enclosures. Watering, the most common and generally least expensive method for dust control, provides up to 50 percent control. 65 Wildlife S. Landscaping after construction shall incorporate native species to provide foo d and cover for resident bird species. Traffic/Access 6. Disruption caused by construction work along roadways and by movement of construction vehicles shall be minimized by proper use of traffic control equipment and flagmen. Traffic control and transportation of equipment and materials shall be conducted in accordance with state and local requirements (as reviewed and.approved by the city traffic engineer). 7. The number of parking spaces required by zoning for the existing Park Lido Medical Office building will be provided during the construction period by use of 'Hoag Hospital parking facilities and some onsite valet parking as approved by the city traffic engineer. The applicant should investigate the implementation of incentive programs to encourage employees and patrons of the existing Park Lido Medical Office building to park in the Hoag Hospital parking structure during the construction phase (e.g., drawings for n prizes based on ticket numbers). Visual Impacts 8. A six-foot wide paved pedestrian walkway shall be required around the perimeter of the site on Flagstaff Road and Patrice Road during construction. 9. A visual screen (fences) shall be constructed to block the view of construction activities. 66 s 5.0 REFERENCES - Beranek, Leo L. Noise and Vibration Control. McGraw-Hill Book Company. 1971. City of Newport Beach. March 19, 1975. General Plan Elements: Noise and - Safety. (various dates) City of Newport Beach. September 1981. Initial Study Medical Office Project. Prepared by Westee Services, Inc. City of Newport Beach. June 1985. Newport Lido Medical Center Traffic Study. Prepared by Kunzman Associates, Inc. County of Orange. February 1984. EMFAC 6 Model of Emission Factors. South Coast Air Quality Management District, Air Quality Data (1979-1983). South Coast Air Quality Management District. 1983. Air Quality Handbook for EiR.s. South Coast Air Quality Management District. 1982. Air Quality Management Plan. United States Environmental Protection Agency. 1976. Compilation of Air Pollutant Emission Factors, Supplement AP-42. 67 r 6.0 PERSONS CONSULTED The following MBA personnel participated in the preparation of this EIR: Principal-In-Charge Thomas E. Smith, Jr., AICP Project Manager Beverly Bruesch Assistant Project Manager Ellen•Miille Research and Analysis Thomas Fitzwater, AICP Joni Kaye Emery Tuttle Graphics Lori Scharnell Word,Processing Charlene Kortgard Michael Whitney The following consultants provided technical support for sections in this EIR: CorbWYamafuji and Partners, Inc. George Hammond Bob Tyler Kunzman Associates Lee Royalty Other individuals contacted during preparation of this EIR include: City of Newport Beach Patricia L. Temple �. Al Dollar Don Webb Rich Edmonston Jim Brahler County Sanitation Districts of Orange County Thomas Dawes Newport Lido Medical Center Dana Zabarsky J. A. King & Associates, Inc. Jerry A. King 68 7.0 APPENDICES _ jA. Traffic Report B. Correspondence - II i 69 APPENDIX A TRAFFIC REPORT S{)r/�)�yr��%�{�"r1�)f}j�f�j�j��• l!�y.F��•iL.'ry C��ir' ��;rF',�t�%� ��•, •l �1y"y(�1f;�/.:J7j ' •[{j;,f <y�v'1fW��,'�,'"� .,i+, ttff O.� ,^(j % '•+;~/:t'�i �4 ;•s. (/ t,('+•%.l''1��TYfSrljL� 4� �Y(`f46' C1S.b ��1��(7,' )))ti�f,//l� r�/� !{f�/ �4•r� V��••77 i �If aTlS+r,% ft���li��f�l'���j i:t 7��r f!� f',, •'YrJ�r,/V�'r/'. t! J ,'f •� , / rl7t. ') ,r�s{r<< t(:u f t y-�: •. .,��f�J�� 1 1:`�, lj�"�•'.1{��l' . 4 f� �t,���i� r��yrfit (!* ,. 4;',!1t4 ' {, �rf��•1f4 I')��fJr •' • /'�r� f1 �,( ��,�,�;�• '�-7J}f.•�t1f�h,��,;�(f; �•;,(,��l, f.� ��,���r�•(.%lj {i%r /f)?�� X�f?r� �.,�r• t� �r .rr`Fs1 :I�l// Cry �ll%/ 1` >r! t'S /f ;��' ,l./' :. ��Jj:S t• �f t� r � ..• �i.tJyG �'i ��vdrr' Ji ell F�r�`i/ ��{/'�,1�•+� ' ��11'1'������j1�'J��j{!U`/f�t;�� v' l��^(fj l'![�1.!UC 1' r F/��'����• y/: ��=��riX7 •.;`r�J;:i':�', ,� f��v�'�r{Z,"f��1�i,{'! ��' � ' ���:s7;�l� �,. 3^aj,;�y.;;l�'��,:�)`:��/`�a,�����i,.�I�r�f•j`�`��,� ,�� r�t���.r��t;••,rfs�' ���'c'�i•I'�,�1�/�r///}},11Y,r'�iu�!{� ��f�jl.=f�:�Ir"r"�%��'. r.•h,:f� ,�r� �T�jt��JIJ/'� '1i'• L. Newport Lido Medical Center / Traffic Study lipr' ,' s.' ttJi,+r�%' 4 r f•S'•.,��.r1 - •f ^ t'/ ,, l r .'//t Ff 1.t,�� �•. �f !te �� ,�f :�( ' �rt sti tt/f. V�'if� �,t ���l�!•�JVI �„�1 fr '• (,/rl}�✓'i'?�cfj� 'f�'�TT�'�,�,����(7,/.f•/�f�17i1•r 2 rl�,a�'� �•f/i��(/fti//�C(f�•)�,JHI �'f'tr�Jk�r t.,1�lY . �� •'�"'-'~`Jr`~�!I .�� ,f.� l , ,�lxhr ,/ �'.f/(''1�,'fr' �r` �i:',I�1+`?�+,A,l(frrf�C�•f���'�tf�.!� ';f '}�;/5�1�'y'���,r�j�lf''•�����C�;YfI p;ly/�; � ,J�1����IY,.t• It:t: '�i S/) fl ����j t '(J,!': ty(i}�.r,r�ri'/• ,rr�'�FF �.�/f r/�'. /i •` •,f' :! (l„1��I�,ddY(J I:% r�,t � i r. :�i / �•` "J C'r�J! Ii�� �,Grr�•�5 Kr 1 J,� ' �j1�1. �u �n��na�n c.�ssociates � frrr ',,��s}J TrenBparcetion Planning.Traffic Engineering r!(� .f�{}J�J. i.r !J /�l lr II�d'•,.JI) r•.; pi ii }'�♦'! f,. ;ff #' i }1• ..��1jji,!'�}+P 1f�' ��rr;�F�J;r'!{}}'lr�i �irl�>�j�/+IFS f !l�',f�;'i:wj J?f';( �+✓ n;ir i:!f•4f�i��.�,,�! Jl�,,,f�f,� �1,J111�?;�J �lr�� <i'"I•i;.){i!�/}�iJ('','er-�;/ � ��'����lr•( / '/ i'•'I t� ,y�7+'y��/ri�•y:J�1i'f •]J„}l •r�urrl.f1 fr, .r„,r' '���•w�N�•i /J fti TABLE OF CONTENTS Section Page No. 1. Project Description . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 2. Project Traffic Generation 2 3. Project Traffic Distribution and Assignment . . . . . . . . . . . . . 4 4. One Percent Intersection Analysis . . . . . . . . . . . . . . . . . . . . . . . 5 5. Intersection Capacity Utilization Analysis . . . . . . . . . . . . . .10 6. Project Related Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . .13 7. Internal Circulation and Parking . . . . . . . . . . . . . . . . . . . . . . . 615 8. Other Traffic Considerations . . . . . . . . . . . . . . . . . . . . . ... . . . . . 17 Appendices Appendix A - One Percent Traffic Volume Analysis Work Sheets Appendix B - Intersection Capacity Utilization Work Sheets Appendix C - Alternative Improvements ICU Work Sheets Appendix D - ICU Worksheet for Placentia Avenue/ Hospital Road LIST OF TABLES Table No. Title Page No. 1 Project Traffic Generation . . . . . . . . . . . . . . . . . . 3 2 One Percent Analysis Summary, Revised Project (85, 170 Square Feet) . . . . . . . . 6 3 One Percent Analysis Summary, Revised Project Additional Floor Space Only (19, 901 Square Feet) . . . . . . . . • . . 7 4 Committed Projects . . . . . . . . . . . . . . . . . . . . . . . . . . 8 5 Intersection Capacity Utilization for Critical Intersections . . . . . . . . . . . . . . . . . . 11 6 Intersection Capacity Utilization for Critical Intersections, Revised Project Additional Floor Space Only . . . . . . . . . 12 7 Project Related Improvements . . . . . . . . . . . . . . . . 14 i LIST OF FIGURES ' Following Figure No. Title Page No. 1 Newport Beach master Plan of Streets and Highways . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 2 Site Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 ,. 3 Project Traffic Distribution . . . . . . . . . . . . . . . . . 4 4 Existing Left Turn At Newport Boulevard and Hospital Road . . . . . . . . . . . . . . . . . . . . . . . . . . . .14 5 Improved Left Turn At Newport Boulevard and Hospital Road . . . . . . . . . . . . . ... . . . . . . . . . . . . . 14 Project c t Evening Peak Hour Volumes . . . . . . . . . . . . 16 7 Daily Traffic Volumes . . . . . . . . . . . . . . . . . . . . . . . .17 8 Existing Evening Peak Hour Volumes . . . . . . . . . ..17 9 Existing Plus Project Evening Peak Hour Volumes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 1. PROJECT DESCRIPTION Project Location The project is located at the northeast corner of Hospital Road and Placentia Avenue across from Hoag Hospital. Proposed Development The project includes the construction of a 85, 170 square foot three story medical office building with underground parking. The current proposal for the project represents a revision from the original proposal of a 65, 269 square foot two story floor plan for which City approval currently exists. The parking provided will serve the parking needs of an existing 77, 000 square foot medical building and the proposed medical building. 1 Figure 1 Newport Beach Master Plan of Streets and Highways F------1 Routes That Require Further IOD"d■lation. f f'F ".,n•IJ 1. +jb; �+ + •,,••• Secondary Road (Four lane Urd ivide4 n`,a,-�;'r` r�1 .. �! ' �•i` . „nn„ ftirnarry Road (Four lane Divided). /, i _f ! jP' ".F�� ''.ay�.���-, " S ' ••••,, y, ,rr •••• Major R.oad-(Six lane Divided). r 1f = % r• t ''t � �A ,:/ r Priwno Road Modified. _I aft , i T .. `y :�•. ..... � F;;;;;�f Adopted Freeway Routes. i itr' J t j ! YY( ti Ei k■,nim• :•. // �f'�ry�•�:i ,It 1�?� t /F�.} '(i" •.I OIL 1 • Interd?ange. __I•� t . .t �.;t�d� 'd' •• '• = Bridge r.!'•��%.:.'--�� �p.- �` � ill a�1��r�: '�� • �� ....�..r.�"�•..'v:\ .l'/ -��-y� •! mil ���1�,•�S `[.VNl w.�\\fiy\'i-/• ,.i�8r..•'-y^ ���.l _''_ �•.ti. (``, .Y/ .t• r , h �. idly n•• ,4 41`r 1�•l '.``V ^. � i n .^ .1••.f ' . � •�' -.,, � f •,•t,• .+'•� �..�^„H`����.Y �ntu+r7nrur&� ��pe ��}�`••��,�.:.� �. `/ -~~►r ` • ��4r_�L::lF :},• "-: \ ,. c r•; z 't ttt -t -ti;'3 / -ti'X^^.. %l,.l �� J•Y . - a �irjl„ _I`>5•=t•-= " -. s+' •• /:.• .-tt !-'.F�' i t .o�r , �t rA I' ..fi X- . J •'`rYj\ �✓.- . �i „� `.(� _.�.irYilir �. ,nll�;�i��i'"�,�. -Y ` P�•,+`�' fw I X _ c.T 1. 7 i7 i; /) � 4�.- .- •y .��� . .-.% �• , t r t � r -+. �r=+`�1�.'i/ll,i4• 't'l."% t 'T i !1 I •iiil . ter �` •`♦ __- ,// MC �+•�• �� t�1 Ft CL�1�y r.. ••P•Lf` `,' l^•, ~t =.�•tT r \• '.���� .ty^� \ .i�. �� , x�^ lf-'w�.,�r r` `�! •, LJLVJ/ � C�.�.• F•�i �� !=•Q _ )111 ■ it- 'tvr ,_:, �, i '�1(, Ef:r ,tr+ "l�` !. -��"''�• E .=` •T__ e,;.;:_ J�J t�+'•'I,p'' `)nt17L`,'�' ]I7 Sq � •.�Ck.1+.�7,;:-•�Y�.i-�� � _ �. ,... �...:. ,',V , I f•9 hl_t''"` t�i: Y ^� .s '1�� • i'" "'� ,,.• gill{ ilk')!) 4S { .: t ,..�,' � r a. '.iJ':, ^ , io _ :.Lr\ �'^� �s+_ •i�•ii��'�:'rsr i�.`aj t / +'$n'�'S / f ...i^•3� -�cr-"-'•��f.'t'r• ". • + • ?\.^ t r_ . a arG_.. 5:'•v - j , �tys��:� ttl:. / �4q"r.-ti:rain,.-._ .n,w,nnmu, `" 7 ..—' _ •,• .��]G• \,:4/ l `'•�"0:11 ,�y�p'MIIIly,u_n - - '.,•n,mn. �flf �'=. •-s' Y �tt lii!! )ill iUil 1"i •?'•... i<"31l?.IC<. If u. - .... � '1 ♦,� ' �y1l�ntilE9[eirn .�( • � II; 'tiw`' 1•� t�' :fttltl ) ...:..;—^ •-0 `{f^F�. �� �,L;L`.�,�•7{t dFa .» �., -• �.�•-•�•�ti � ___\..11 .� :� t lili i .'+; P o • � \... ;,r«• _.> �.� ='v'ir• r•i.=i. r;C .,. ^•- aiuiils.l;. .; i, �»�.:.!•�.+�� �`=•rk . »- due. ! '3 _>!. _gt`� •.�.r...0 C a��,ir,N��..rt• �•__ _ _ ��`•_ •,•" \� •� �,. 0. leg l!It{It�llt Q{t t,/\JJO�tU�IaJ '•• I 1j 1r'-f•, � C F � 1111110 40111, S M iaw OW so go so so Ift yam, MW Mf so 1 r Figure 2 • Site Plan • ,:.. ruoew w. ' .�. . .....oar,/\ • E—w-r+ i1-1 i ♦I I MCI ' . _a\ � a�wrrlOrMa�rplrllaum a — \ `\ 6I.Plaxbacww ralr� y 00. I � 7 \ 1 i W1R YMi 1 ' •Y 1 � --ram_ roau rarawo alo � „ GROUND FLOOR/ \ SITE PLAN Ilaarr aruW r ' CJCun�man v4ssociates 2. PROJECT TRAFFIC GENERATION The traffic generated by a site is determined by multiplying an appropriate trip generation rate by the quantity of land use. Trip generation rates are typically expressed in terms of trip ends per one thousand square feet of gross floor area. For this study, trip generation data were supplied by the City of Newport Beach. Based on actual traffic counts at medical office buildings within the City, the City's study indicates 40 daily trips per 1,000 square feet of floor area. Table 1 provides trip generation information for the 65, 269 square foot building as originally proposed, the 65, 170 square foot building as revised, and for the increment of gross floor area between the original and revised floor plans. � I � I � II 2 � I Table 1 PROJECT TRAFFIC GENERATIM Trip Generation „ Trips Trips per 1000 sq. ft. Generated by Generated by Trips of Gross Floor Original Additional Generated by Time Period Area* 65,269 sq. ft. 19,901 sq. ft. 85,170 sq. ft. Evening Peak Hour Inbound 1.9 124 38 162 Outbound 2.4 156 48 204 Total 4.3 280 86 366 Peak 2.5 Hours Inbound 2.4 156 48 204 Outbound 4.5 294 90 384 Total 6.9 450 138 588 Daily Two Way Traffic Total 40.0 2611 796 3407 *Based upon City of Newport Beach Traffic Study for 1511-1525 Superior Avenue, dated July 15, 1981. Daily Two Way Traffic Total based upon recent City of Newport Beach study for trip generation for medical buildings. r 1 r r 3 3. PROJECT TRAFFIC DISTRIBUTION AND ASSIGMENNT Traffic distribution and assignment is based on the directional orientation of traffic, and then the traffic is, assigned to specific roadways. It is based on the geographical location of residential concentrations, along with commercial, business, and recreational, and employment opportunities. Traffic distribution and assignment was provided by City of Newport Beach staff. 1 t 4 rFigure 3 Project Traffic Distribution Q9 ?° 25 15 5 Placentia Bow vard Ora 55 Prospect Dana Flagship-- te ld 15 Ra Riverside A M� hwa Dover ac'�c C7 �7 15 to iLegend 5 Percent of project traffic using route. I � V<un,ma►1 Agociates 4. ONE PERCENT TNTERSECTION ANALYSIS ' Seven critical intersections were examined as identified by City staff for traffic volumes generated by the revised project gross floor area of 85, 170 square feet. Table 2 summarizes the One Percent Traffic Analysis for this alternative. In addition, all intersections were examined for traffic volumes generated b the 4 Y 19,901 square foot floor area which has been added to the original approved project floor area of 65, 269 square feet. The traffic volumes for this additional floor area represent the increment of traffic impact beyond the impact of projects to which the City of Newport Beach is currently committed. Table 3 summarizes the One Percent Traffic Analysis for this alternative. When the revised project gross floor area is considered as an uncommitted project, three intersections have the one percent volume criteria exceeded: Superior Avenue and Placentia Avenue Superior Avenue and Pacific Coast Highway Newport Boulevard and Hospital Road However when only the increment of additional floor area beyond the original project is considered as an uncommitted project, only two intersections have the one percent volume criteria exceeded: Superior Avenue and Placentia Avenue Newport Boulevard and Hospital Road The purpose of the One Percent Traffic Volume Analysis is to establish whether the project adds a volume that is greater than one percent of a critical intersection's approach volume. If less than one percent is added to all approaches of a critical intersection, then no further analysis is necessary as specified in the Traffic Phasing Ordinance. As part of the one percent analysis, regional growth and committed projects are included. Volume projections are made to , a point in time one year after the project completion. This project's completion date is 1987, and traffic volumes are projected to 1988. Regional traffic has been forecasted in accordance with City procedures, and, committed project traffic includes those projects listed in Table 4. 5 Table 2 ONE PERCENT ANALYSIS SUMMARY REVISED PROJECT (85, 170 SQUARE FEET) 1% of Projected Project' s 2. 5 Over Intersections Analyzed 2. 5 Hr . Peak Vol . Hour Peak Vol . 1% Placentia and Superior Northbound 11 115 Southbound 17 lb Yes Eastbound 19 0 Westbound 20 51 ' Superior and Pacific Coast Highway Northbound 17 0 Southbound 23 58 Yes Eastbound 39 31 Westbound 47 0 Newport and Hospital Northbound 47 20 Southbound 40 31 Yes Eastbound 20 211 Westbound 10 31 Dover and Pacific Coast Highway Northbound 3 0 Southbound 29 0 No Eastbound 61 58 Westbound 63 31 Orange and Pacific Coast Highway Northbound 2 0 Southbound 1 0 No Eastbound 37 31 Westbound 61 58 Prospect and Pacific Coast Highway Northbound 1 0 Southbound 3 0 No Eastbound 36 31 Westbound 70 58 Riverside and Pacific Coast Highway Northbound 1 0 Southbound 14 0 No Eastbound 58 58 Westbound 68 31 i,' . 6 Table 3 ONE PERCENT ANALYSIS SUMMARY REVISED PROJECT ADDITIONAL FLOOR SPACE ONLY (19, 901 SQUARE FEET) 1% of Projected Project' s 2.5 Over , Intersections Analyzed 2.5 Hr. Peak Vol. Hour Peak Vol. 1% Placentia and Superior Northbound 12 27 Southbound 17 2 Yes Eastbound 19 0 Westbound 20 12 Superior and Pacific Coast Highway Northbound 17 0 Southbound 24 13 No Eastbound 40 7 Westbound 47 0 Newport and Hospital Northbound 47 5 Southbound 40 7 Yes � I Eastbound 21 49 Westbound 11 7 Dover and Pacific Coast � I Highway Northbound 3 0 Southbound 29 0 No Eastbound 61 13 Westbound 63 7 Orange and Pacific Coast Highway Northbound 2 0 Southbound 381 7 No Eastbound Westbound 61 13 Prospect and Pacific Coast Highway Northbound 1 0 ' Southbound 3 0 No Eastbound 36 7 Westbound 71 13 Riverside and Pacific Coast 1 Highway Northbound 1 0 Southbound NoEastbound 59 13 a Westbound 68 7 7 Table 4 COMMITTED PROJECTS Hughes Aircraft 01 (industrial) Hoag Hospital (community facility) Far West Savings and Loan (office) Pacesetter Homes (office) Aeronutronic Ford (residential) Back Bay Office (office) Boyle Engineering (office) Cal Canadian Bank (office) Civic Plaza (office) Civic Plaza (office) Corporate Plaza (office) Koll Center Newport (office, industrial) MacArthur Court (office) National Education Office (office) North Ford (industrial) Orchard Office (office) Pacific Mutual Plaza (office) 3701 Birch office (office) Newport Place (office) Shokrian (office) Bank of Newport (office) ' Bayside Square (office) Sea Island (residential) Baywood Apartments (residential) Harbor Point Homes (residential) Roger' s Gardens (commercial) Seaview Lutheran Plaza (residential) Rudy Baron (office) ' Quail Business Center (office) 441 Newport Boulevard (office) Martha' s Vineyard (restaurant) Valdez - 3101 W. Coast Highway (office) Coast Business Center (office) Koll Center Newport No. 1 TPP (office) Ford Aeronutronics Amendment No. 1 Ross Mollard (medical office) Banning/Newport Ranch (office, industrial, residential) Park Lido (medical office) , Hughes Aircraft #2 (industrial) Heritage Bank (bank office, medical office) Flagship Hospital Big Canyon 10 (residential) Fun Zone (commercial) Marriott Expansion St. Andrews Church YMCA 8 Table 4 (Continued) COMMITTED PROJECTS Allred Condominiums (residential) Morgan Development Four Seasons Hotel , University Athletic Club Block 400 Medical ('medical office) Sheraton Expansion Ford Aeronutronic Amendment No. 1 Amend. No. 1 MacArthur Court (office) National Education (office) Ford Aeronutronic Amendment No. 2 'Carver Granville Office (office) Corona Del Mar Homes (residential) Big Canyon Villa Apartments (residential) , 1400 Dove Street (office) 1100 Quail Street (office) Heltzer Medical Office (medical office) Koll Center TPP Amend. 4A Villa Point Rosan' s Development Block 500 Newport Center Project Newport Aquatics Center 2600 E. Coast Highway 9 5. TNTERSECTION CAPACITY UTILIZATION ANALYSIS For intersections which would exceed the one percent criteria, the Intersection Capacity Utilization Analysis was performed for two alternatives: (1) considering the entire 85, 170 square feet of the revised project as an uncommitted project, and (2) considering only the 19, 901 square feet of floor area which has ' been added to the original floor plan as an uncommitted project. For critical intersections under alternative one, the Intersection Capacity Utilization Analysis is summarized in Table ' 4; for critical intersections under alternative two, the Intersection Capacity Utilization Analysis is summarized in Table 5. The intersection which would have the worst level of service under the first alternative is Newport Boulevard and Hospital Road. This intersection would operate at 85.59 percent of ' capacity with regional growth and committed projects added to current traffic. With the addition of project traffic, the intersection would operate at 91.28 percent of capacity, an increase of 5.69 percent. Under alternative two, with regional growth and committed projects added to existing traffic, this intersection would operate at 89.97 percent of capacity, slightly higher than for alternative one. With project traffic added the utilization would be the same as for alternative one. The intersection would be operating at virtually 90 percent of capacity in 1988 without the addition of revised project traffic. The revised project would increase projected traffic volumes by only 1.3 percent. The two remaining critical intersections under alternative one, ' Superior Avenue/Pacific Coast Highway and Superior Avenue/Placentia Avenue, would both operate at an acceptable level of service with all traffic considered. The intersection of Superior Avenue and Pacific Coast Highway would however operate at a high utilization of 88.4 percent. Under alternative two, this intersection does not exceed the one percent criteria and therefore is not analyzed. The results for the intersection of Superior Avenue and Placentia Avenue under alternative two are essentially identical to alternative one; the intersection would operate well within capacity. ' Appendix B contains the Intersection Capacity Utilization Analysis worksheets. 10 . i Table 5 INTERSECTION CAPACITY UPILIZATION FOR CRITICAL INTERSECTIONS . Intersection Capacity Utilization 1 1988 Exist 1988 Exist + + Cammitted Committed + Need Critical Intersections Existing + Growth Growth + Project Improvements ' Superior and Pacific Ooast H.igbHay 0.7675 0.8744 0.8840 No Superior and Placentia 0.6657 0.6910 0.7041 No Newport and hospital 0.8073 0.8559 0.9128 Yes 1 r r r i •1 r r r 11 Table 6 INPERSECPION CAPACITY UTILIZATION FOR CRITICAL INTERSECTIONS REVISED PAP ADDITIONAL FLOOR SPACE ONLY Intersection Ca city Utilization 1988 Exist 1988 Exist + + Cannitted O mrdtted + Need Critical Intersections Existing + Growth Growth + Project Improvements Superior and Placentia 0.6657 0.6997 0.7041 No Newport and Hospital 10.8073 1 0.8997 1 0.9127 Yes ' 12 6. PROJECT RELATED IMPROVffidENTS , As identified by the Intersection Capacity Utilization Analysis, the intersection of Newport Boulevard and Hospital Road would � I operate at an unacceptable level of service in the future due to the addition .of project traffic. Improvements would be required to increase the capacity of the intersection. An improvement which would increase the capacity of the intersection sufficiently to provide an acceptable level of service would be to modify the northbound left turn pocket of Newport Boulevard to provide an additional left turn lane. The existing configuration of the left turn pocket is illustrated by Figure 4. With this type of improvement, the intersection would II operate at 83.16 percent of capacity with all projected traffic considered. One improvement alternative would be to remove a portion of the 8 foot wide raised median for approximately 190 feet and add striping to create the additional turn pocket as illustrated in Figure S. However, because Newport Boulevard is a state highway, subject to California - D-epartment of Transportation design standards, this improvement alternative may not be desirable. Another alternative would be to reconstruct the northbound lanes of Newport Boulevard to provide additional intersection width. It would then be possible to configure an additional left turn lane while retaining the protection of the raised median. The feasibility of this alternative would be determined by identifying a design configuration which would be acceptable to the California Department of Transportation and the City of , Newport Beach. This would require a more detailed design investigation than is possible within the scope of this traffic study. In addition to the above improvement, it may be desirable to , provide a small improvement at the intersection of Placentia Avenue and Flagship Road which is not related to the major ' intersections which have been analyzed. This improvement should be considered only if experience indicates, after project completion, that traffic circulation is significantly impared , near the main entrance of the project. The improvement would consist of restricting parking along the north curb of Flagship Road for a distance of approximately 150 feet and adding striping to create a right-turn-only lane. This would' improve storage for cars waiting to turn both left and right and would also improve ' traffic flow by reducing delays for signal queues. The cost of this improvement would be minimal but would require the removal of six spaces of on-street parking. 13 Table 7 PROJECT RELATED IMPROVEMENTS _ Intersection Intersection Improvements Newport Blvd. Improve northbound left turn pocket of ' and Hospital Newport Boulevard to create two left Road turn lanes. May require reconstruction of northbound lanes to widen intersection. Placentia Ave . Prohibit parking at north curb on and Flagship Flagship Road and stripe to provide Road right turn lane if needed to improve circulation at main entrance. 1 i 1 1 - I 14 Figure 4 Existing Left Turn at Newport Boulevard and Hospital Road i i Raised Median Newport Boulevard -- 2 0 0 EA 6 augman (AROCiates >• li• lii• 1• >• � � lid � � li• � � >r� � � 1• >>>i � >� � I• � i>• � � � � � � r■I l� l� w � i� ■l�l s Figure 5 Improved Left Turn at Newport Boulevard and Hospital JRoad Raised Median Newport Boulevard ■ x 0 m K m aun3man (Agocican 7. INTERNAL CIRCULATION AND PARKING �1 Access to the site is provided by a main entrance on Flagship Road approximately 200 feet east of Placentia Avenue and a secondary entrance on Hospital Road approximately 380 feet east of Placentia Avenue. The main entrance opens onto the top level of the parking structure with a ramp on the north side of the structure leading downward to additional levels of parking. The secondary entrance .on Hospital Road interfaces with the parking structure at the second level and also ,provides the primary access to a driveway serving as the main entrance to an adjoining convalescent care facility. Additional access to the top level of the parking structure is provided by an inclined ramp along the southeast edge of the structure leading from the secondary entrance at the second level . The ramp is limited to approximately 18 -feet in Width while the secondary entrance is approximately 25 feet wide. The main entrance is approximately 50 feet wide divided by an 8 foot wide landscaped median. , Due to the limited width of the inclined ramp and the use of the secondary entrance as access for the adjacent facility, it is , recommended that travel on the ramp be limited in one direction to entering traffic only. This will eliminate conflicts at the base of the ramp where sight distances are restricted, reduce the volume of traffic using the secondary entrance as an exit and , generally improve traffic flow where only two lanes are available for circulation. Entry and exit at the secondary entrance on Hospital Road should , be adequate for moderate amounts of traffic. An eastbound left turn pocket exists on Hospital Road for entering traffic and sight distances are generally good for exiting traffic dispite a moderate incline on Hospital Road toward the intersection of Placentia Avenue. Landscaping should be restricted at this exit to provide adequate sight distances in both directions. Exiting traffic turning left onto eastbound Hospital Road has minimal protection in the median and large volumes of turning movements in this direction should not be encouraged for this reason. The volume of traffic exiting and turning left will be reduced somewhat by prohibiting traffic from the top parking level from using the inclined ramp for exit. It is generally desirable to encourage eastbound traffic exiting the site to use the main , entrance where sight distances and circulation space is better. Project traffic volumes entering and exiting the site during the peak hour are shown in Figure 6. If flow on the access ramp is limited to entering traffic, three-fourths of the exiting traffic would be expected to use the main entrance. With additional traffic using Flagship Road for exit, it may be desirable to , improve the flow of traffic turning onto Placentia Avenue. If . 15 experience indicates this after project completion, it is recommended that parking at the north curb along Flagship Road be restricted for approximately 150 feet from the intersection and ' striping be added to create a right-turn-only lane. This would result in the reduction of on-street parking by six spaces while improving circulation significantly. As the demand for on-street ' parking appears to be high at this location, a review of parking impacts would be conducted to determine the feasibility of implementing this improvement. Turning radius clearances within the top level of the parking structure are adequate for the movement of fire protection equipment. Parking should be prohibited along all curbs in entry and exit areas to insure these clearances. It may be desirable to reduce the length of the median planter in the main entrance slightly near the turning circle to improve the turning clearance ' for hook and ladder fire equipment. It is also desirable to keep the center of the turning circle open for the same reason. Because of the additional project traffic using the intersection ' of Placentia Avenue and Hospital Road, capacity of this intersection was reviewed. This analysis confirmed that the capacity of this intersection should be adequate considering all projected traffic. (See Appendix D) . Parking for the project will be provided by a new multi-story subterranean structure which will be constructed in the area of the existing surface parking lot. The new structure will provide a total of 615 spaces, 162 of which will be designated for "compact" vehicles. Parking will be distributed over basically ' three levels. The top level will be at grade with the adjoining local streets Flagship Road and Patrice Road. Access to the structure is via the landscaped main entrance on Flagship Road with additional access from Hospital Road provided by a driveway at the second level. The new parking structure will provide parking for the existing 77, 000 square foot medical building in addition to the new 85, 170 square foot building. The City requires one parking space for each 250 square feet of building floor area. Combined with 33 ' parking spaces which will be retained from the existing parking lot, the new parking structure will provide adequate parking to meet the City ' s requirement. 16 1 1 Figure 6 Project Evening Peak Hour Volumes s� • • • t •I , T��l �'+4't vJ,TO�aei�t �• tl III I ! � � _I ' '� f / NMgtY rwryri1..1111p I \ ` ~\`<' /• tunaruarq _ +''� I 1 1 '1 i I I 1 I +, -r 1 I I .oY 'arum r 4r.0 aYKNIa/ SJO I . - t ' . '. yra �M 00i n nnw u ra.0 nww .rs ,\O GROUND FLOOR/ Z SITE PLAN i v I V �ui��F„an c�kssociates �' ' 8. OTHER TRAFFIC CONSIDERATIONS Daily traffic volumes for existing and future conditions are _ ' shown in Figure 7. Volumes are given for existing plus project traffic one year after construction is completed on roadways near the site. In addition, estimated traffic volumes for approximately the year 2000 are shown. The key volumes for this time period were obtained from traffic modeling data provided by the City of ' Newport Beach. Where volumes were not derived directly from modeling data, estimates were derived from existing traffic circulation patterns in the area. Peak hour evening traffic volumes for roadways in the area have been analyzed. Figure S shows volumes for existing traffic and Figure 9 shows volumes for existing plus project traffic. These volumes are based on the distribution of project traffic as specified by the Traffic Engineer for the City of Newport Beach. ' 17 Figure 7 Daily Traffic Volumes ' 15 000* ' 18,000 21,000* 1 000 22,000 4 c n A a 2 200* 8800 4 800* , 20 00 9700 45300 27.000 21000* b „ r♦ 20 25000 25 00 � �t♦� 34000 r ice♦ , ♦off �i ♦ Site Hoag Road L____—lHos ital Road , 5300 P34,0000 ;' 5800 13,000* 48,000 73, ' Legend 44 00 •Existing Traffic Volume 300 •Existing plus project Traffic Volume 88,000 -Year 2000 Traffic Volume** *Estimated **SOURCE, Newport Beach Traffic Model 'J<un5fnan LAssouates � I 1 Figure 8 1 Existing Evening Peak Hour Volumes 1 _ 1 1 ' 1 � . c u .o�o Po 1 a f1� P a� N N'� M �1 4 F� �c r° o� i` 1 ya e M ----282 •Site cow h f �-2s 165 " Hoag Road ,-92 Hospital Road "' �1-156 99' 1 186� �n� 03� co 3617 ,my ro 1 Legend 1 v<Uhb1,11Qh c-AgSOCIQfcg 1 Figure 9 Existing Plus Project Evening Peak Hour Volumes ' fa a o ,m aid u c� M1ry Fix a° c� y° O m% 282 18S site m �-•29 ' Hoag Road f--92 Hospital Road f—156 115-1 I 24T - } 194— e t r �n 234- ► �v ry 14� r Co 412-7 Nv` `o Legend t1�Uit�VttQN C�SSOCiQfCS , APPENDICES Appendix A - One Percent Traffic Volume Analysis ' Work Sheets Appendix B - Intersection Capacity Utilization Analysis Work Sheets Appendix C - Project Related Improvement ICU Work Sheets Appendix D - ICU Worksheet for Placentia Avenue/ Hospital Road r r r t r r i r r . r . i i APPENDIX A ONE PERCENT TRAFFIC VOLUME ANALYSIS WORK SHEETS .r t t 1% Traffic Volume Analysis Intersection Placentia Avenue @ Superior Avenue ' (Existing Traffic Volumes based on verage• inter pring 9 85 Peak 2k Hour Approved Approach Existing Regional Projects Projected 1: of Projected TProject Direction Peak 2k Hour Growth Peak 2� Hour Peak 2k Hour Peak 2y Hour Peak 2h Hou Volume Volume Volume Volume Volume Volume Northbound 1008 0 63 1071 11 115 Southbound 1614 0 42 1656 17 10 Eastbound 1758 ! 0 120 1878 19 0 Westbound 1892 0 112 2111 20 51 i El Project Traffic is estimated to be less than 1% of Projected , Peak 231 Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected ' 0 Peak 2h Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. ' Newport Lido Medical Center DATE: 5-23-85 PROJECT: FORM—T- — 1 ' 1% Traffic Volume Analysis Intersection Placentia Avenue @ Superior Avenue (Additional Floor Area) 1 (Existing Traffic Volumes based on Average-Winter/Spring 19 Peak 2h Hour Approved KP:eak isting Regional Projects Projected 1„ of Projected Project 2> Hour Growth Peak 235 Hour Peak 2� Hour Peak 2i; Hour Peak 2> Hour olume Volume Volume Volume Volume Volume Northbound 1008 0 151 1159 12 27 ISouthbound 1614 0 50 1 1664 17 2 LWes:tboun:d� astbound 1758 1 O 120 1878 ! 19 0 IL 1892 0 151 2043 20 12 __— ' Project Traffic is estimated to be less than 1% of Projected Peak 23-2 Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected 0 Peak 23-2 Hour Traffic Volume. Intersection Capacity Utilization ' (I.C.U.) Analysis is required. Newport Lido Medical Center DATE: 5-23-85 PROJECT: FORM I 1% Traffic Volume Analysis Intersection Coast Highway/Balboa B1'. - Superior AV: , (Existing Traffic Volumes base on Verage winter/Spring19 ,85 ) _ Peak 2h Hour Approved Approach Existing Regional Projects Projected 11 of Projected Project Direction Peak 2h Hour Growth Peak 2> Hour Peak 2h Hour Peak 2� Hour Peak 2k Hou ' Volume Volume Volume Volume Volume Volume Northbound 1613' 0 54 1667 17 0 ' Southbound 2208 0 128 2336 23 58 Eastbound 3105 36 787 3928 ' 39 31 Westbound 3821 44 829 4694 47 ' 0 �- Project Traffic is estimated to be less than 1% of Projected , Peak 2k Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected ' []x Peak 2k Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. , I � I Newport Lido Medical Center 5-23-85 PROJECT: DATE: FORM I ' 1% Traffic Volume Analysis Intersection Coast Highway/Balboa B1 . - Superior Av. (Additional Floor Area (Existing Traffic Volumes based on Average-Winter/Spring 19 85 ' Peak 2k Hour Approved I Approach Existing Regional Projects Projected 14: of Projected Project Direction Peak 2y Hour Growth Peak 2� Hour Peak 2> Hour Peak 2h Hour Peak 2� Hour ' Volume Volume Volume Volume Volume Volume Northbound 1613 0 54 1667 17 0 ' I Southbound 2208 0 172 2380 24 13 Eastbound 3105 36 810 3951 40 7 westbound 3821 _ 44 829 4694 47 0 ' ® Project Traffic is estimated to be less than 1% of Projected Peak 23-2 Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected Peak .2j Hour Traffic Volume. Intersection Capacity Utilization ' (I.C.U. ) Analysis is required. Newport Lido Medical Center DATE: 5-23-85 ' PROJECT: FORM I 1% Traffic Volume Analysis Intersection Newport Boulevard @ Hospital Road ' (Existing Traffic Volumes based on Average inter pring 19 _ Peak 2§ Hour Approved I Approach Existing Regional Projects Projected 1% of Projected Project Direction Peak 24 Hour Growth Peak 2� Hour Peak 2$ Hour Peak 211 Hour i Peak 2� Hour Volume Volume Volume Volume Volume volume Northbound 4518 .0 193 4711 47 20 ' i southbound 3836 0 130 3966 40 31 � I Eastbound 1804 0 160 1964 i 20 211' westbound 989 0 41 1030 10 31 Project Traffic is estimated to be less than 1% of Projected ' Peak 22 Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected ' ❑X Peak 22 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.), Analysis is required. ' Newport Lido Medical Center DATE: 5-23-85 ' PROJECT: FORM I ' 1% Traffic Volume Analysis ' Intersection New ort Boulevard @ Hospital Road (Additional Floor Area) (Existing Traffic Volumes ase on Average• inter pring 19 85 ' Peak 2� Hour Approved Approach Existing Regional Projects Projected 1; of Projected Project Direction Peak 2h Hour Growth Peak 2h Hour Peak 2� Hour Peak 211 Hour Peak 2� 'Hour ' Volume Volume Volume Volume Volume Volume Northbound 4518 0 232 4750 47 5 northbound 3836 0 153 3989 40 7 Eastbound 1804 1 0 322 2126 21 '49 westbound 989 0 64 1053 11 7 ' Project Traffic is estimated to be less than 1% of Projected Peak 22 Hour Traffic Volume ' Project Traffic is estimated, to be greater than 1% of Projected JAI Peak 22 Hour Traffic Volume. Intersection Capacity Utilization ' (I.C.U. ) Analysis is required. Newport Lido Medical Center DATE: 5-23-85 ' PROJECT: FORM I 1% Traffic Volume Analysis Intersection Coast way @ Orange _St. ' (Existing Traffic Vol—um—es--Fased on Average Winter/Spring 19 84 Peak 2k Hour Approved Approach Existing Regional Projects Projected -1: of Projected Project Direction Peak 2h Hour Growth Peak 2h Hour Peak 2k Hour Peak 2y Hour Peak 2k Hou Volume Volume Volume Volume Volume Volume Northbound Southbound 222 0 0 222 2 0 I 147 0 0 147 1 0 I iEastbound 3043 1 35 669 3747 i 37 31 Westbound 5026 57 984 6067 1 61 ` 58 a Project Traffic is estimated to be less than 1% of Projected ' Peak 2h Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected ' ❑ Peak 2k Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. Newport Lido Medica,l 'Center DATE: 5-23-85 PROJECT: - FORM 1 1% Traffic Volume Analysis Intersection Coast Highway @ Orange St. (Additional Floor Area) (Existing Traffic Vol—um-e-s-T)asea on Average winter/Spring 19 84 ' Peak 2k Hour Approved Approach Existing Regional Projects Projected 1;; of Projected 'Project Direction Peak 2� Hour Growth Peak 2� Hour Peak 2h Hour Peak 21; Hour Peak 2h Hour Volume Volume Volume Volume Volume Volume Northbound 222 0 0 222 2 0 ' Southbound 147 0 0 147 1 0 Eastbound 3043 35 692 3770 1 38 7 i ' I westbound 5026 57 1028 6111 61 13 ® Project Traffic is estimated to be less than 1% of Projected Peak 22 Hour Traffic Volume ❑ Project Traffic is estimated to be greater than 1% of Projected Peak 22 Hour Traffic Volume. Intersection Capacity Utilization ' (I.C.U.) Analysis is required. II Newport Lido Medical Center DATE: 5-23-85 ' PROJECT: FORM I 1% Traffic Volume Analysis ' Intersection Coast Highway @ Dover Dr./Bayshore Dr.- (Existing Traffic Volumes based on verage inter pring MET Peak 2k Hour Approved I Approach Existing Regional Projects projected 1" of Projected i project Direction Peak 2k Hour Growth Peak 2h Hour Peak 2y Hour Peak 2)1 Hour Peak 2k Hour Volume Volume Volume Volume Volume Volume �t Northbound 293 0 7 300 3 0 Southbound 2843 1 0 1 95 2938 29 0 Eastbound 5016 42 1038 6096 61 58 Westbound 5282 26 1009 6317 63 31 a Project- Traffic is estimated to be less than 1% of Projected Peak 22 Hour Traffic Volume ❑ Project Traffic is estimated to be greater than 1% of Projected ' Peak 22 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. _Newport Lido Medical Center DATE 7-3-85 PROJECT: ' FORM I 1 r r1% Traffic Volume Analysis Intersection Coast Highway @ Dover Dr./Bayshore Dr. (Additional Floor Area) (Existing Traffic Vol—um-e—s-Fased on Average Winter/Spring MET Peak 211 Hour Approved Approach Existing Regional Projects Projected 1`•> of Projected Project Direction Peak 2+ Hour Growth Peak 2h Hour Peak 21, Hour Peak 2), Hour Peak 2� Hour Volume Volume Volume Volume Volume Volume Northbound 293 0 7 300 3 0 rI Southbound P843 0 95 2938 29 O Eastbound 5016 I 42 1082 6096 61 13 rwestbound 5282 26 1032 6317 63 7 r 0 Project Traffic is estimated to be less than 1% of Projected Peak 21j Hour Traffic Volume rProject Traffic is estimated to be greater than 1% of Projected [� Peak 2. Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. r r r r r � r r Newport Lido Medical Center DATE: 7-3-85 PROJECT: . FORM I 1% Traffic Volume Analysis Intersection Coast Hi hwa @Prospect,5t. - (Existing Traffic Volumes ase on verage inter pring 19 84 Peak 2k Hour Approved Approach Existing Regional Projects Projected 1�. of Projected project Direction I Peek 2y Hour Growth Peak 2y Hour Peak 2$ Hour Peak 24 Hour Peak 2y Hour_ Volume Volume Volume Volume Volume Volume Northbound 137 0 0 137 1 '. 0 40 Southbound 280 0 0 280 3 0 Eastbound 2922 33 669 3624 ;� 36 31 Westbound 5961 68 984 7013 70 58 a Project Traffic is estimated to be less than 1% of Projected Peak 2k Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected t 0 Peak 2h Hour Traffic Volume. Intersection Capacity Utilization 0 4.U.) Analysis is required. Newport Lido Medical Center DATE- 5-23-85 ' PROJECT: FORM I r 1 ' 1% Traffic Volume Analysis Intersection Coast Highway @ Prospect St. (Additional Floor Area) (Existing Traffic Volumes based on Average Winter/Spring 9.8 Peak 2� Hour Approved Approach Existing Regional Projects Projected 11; of Projected Project Direction Peak 2h Hour Growth Peak 2; Hour Peak 2� Hour Peak 211 Hour Peak 2h Hour Volume Volume Volume Volume Volume Volume r I Northbound I 137 0 0 137 1 : 0 Southbound 280 0 0 280 3 0 Eastbound 2922 33 692 3647 36 7 Westbound 5961 68 1028 7057 71 13 ® Project Traffic is estimated to be less than 1% of Projected Peak 22 Hour Traffic Volume ' Project Traffic is estimated to be greater than 1% of Projected [] Peak 22 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. r r r r Newport Lido Medical Center DATE: 5-23-85 rPROJECT: FORM I 1% Traffic Volume Analysis ' Intersection Coast Highway @ Riverside AV. (Existing Traffic Volumes based on Average Winter7 pring 19 _ Peak 2h Hour Approved l Approach Existing Regional Projects Projected 1% of Projected Project Direction Peak 2� Hour Growth Peak 2k Hour Peak 2k Hour Peak 2"i Hour Peak 2h Hour Volume Volume Volume Volume Volume Volume I. Northbound 33 0 0 33 1 0 i Southbound 1372 0 33 1 1405 1 14 0 +' Eastbound 4739 54 1048 5841 58 58 Westbound i 5741 66 1007 6814 68 31 O Project Traffic is estimated to be less than 1% of Projected Peak 231, Hour Traffic Volume ❑ Project Traffic is estiMated, to be greater than 1% of Projected 1 Peak 2k Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. , i 1 1 • 1 i 1 Newport Lido Medical Center DATE: 5-23-85 PROJECT: ' I FORM I ' 1% Traffic Volume Analysis Intersection Coast Highway @ Riverside Av. (Additional Floor Area) (Existing Traffic Volumes ase on Average Winter/Spring 19 _ Peak 2h Hour Approved Approach Existing Regional Projects Projected li; of Projected Project Direction Peak 2y Hour Growth Peak 2� Hour Peak 2h Hour Peak 21; Hour Peak 2� Hour ' Volume Volume Volume Volume Volume Volume Northbound 33 0 0 33 1 0 southbound 1372 0 33 1405 14 0 Eastbound 4739 54 1092 5885 59 13 Westbound 5741 66 1030 6837 68 7 ' © Project Traffic is estimated to be less than 1% of Projected Peak 22 Hour Traffic Volume ' Project Traffic is estimated to be greater than 1% of Projected Peak 21, Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. 1 i Newport Lido Medical Center DATE: 5-23-85 PROJECT: FORM I APPENDIX B INTERSECTION CAPACITY UTILIZATION WORK SHEETS INTERSECTION CAPACITY UTILIZATION ANALYSIS Intersection Placentia Avenue @ Superior Avenue ( Existing Traffic Volumes Bases on Average Daily '.traffic Winter/Spring 19,85) EXISTING PROPOSED EXIST. EXIST. REGIONAL COMMITTED PROJECTED ' Movement Lanes Cap. Lanes Cap. PK.HR. V/C GROWTH PROJECT V/C Ratio PROJECT tlect Volume V/C Ratio Vol. Ratio Volume Volume Volume NL 16 ' NT 3200 400 .1509 18 .1609 10 .1800* NR 67 14 51 1 , SL 1600 17 .0106 2 .0119 .0119* ST 1600 275 .1719* 11 .1788* 8 .1 338 , SR 1600 320 .2000 12 .0275 .0275 EL 1600 315 .1969* 5 .2000* .2000* ET 3200 461 .1441 59 .1625 .1625 ER N.S. 22 ' WL 1600 78 .0488 16 .0588 41 0844 WT 3200 630 .1969* 49 .2122* .2122* WR N.S. 10 3, YELL0ITIME 1000* .1000* i i .1000* EXISTING INTERSECTION CAPACITY UTILIZATION .6657 j EXISTING PLUS C"ITTED PLUS REGIONAL GROWTH WPROPOSED INPROVEMENTS I.C.U. .6910 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.G.U. t 7041 ® Projected plus project traffic I.C.U. will be less than or equal to 0.90 ❑ Projected plus project traffic I.C.U. will be greater than 0.90 ❑ Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 - - - - - - - - - - - - - - - - - - ,. Description of system improvement: ' Newport Lido Medical Center DATE: 5-23-85 PROJECT FORM II ' INTERSECTION CAPACITY UTILIZATION A14ALYSIS Intersection Placentia Avenue @ Superior Avenue (Additional Floor Area) ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 1985) EXIST. EXIST. REGIONAL COMMITTED PROJECTED E%ISTING PROPOSED V/C Ratio PROJECT PROJECT Movement PK.NR. V/C GROWTH PROJECT Lanes Cap. Lanes Cap. Vol. Ratio Volume Volume Vol Pro,Ject Volume V/C Ratio olune NL 16 NT 3200 400 .1509 26 .1756* 2 .1800* ' NR 67 1 53 1 12 - SL 1600 17 .0106 2 .0119* .0119* ST 1600 275 .1719* 17 .1825 2 .1838 ' SR 1600 320 .2000 12 .2075 .2075 EL 1600 315 .1969* 5 .2000* .2000* ET 3200 461 .1441 59 .1.625 .1625 ER N.S. 22 WL 1600 78 .0488 47 .0781 9 .0838 WT 1 3200 630 ,1969* 49 .2122* .2122* WR I N.S. 10 3 YELLOWTIME 1000* .1000* .1000* 1 EXISTING INTERSECTION CAPACITY UTILIZATION .6657 j EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH W/PROPOSED INPROVEMENTS I.C.U. .6997 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. 0041 ' ® Projected plus project traffic I.C.U. will be less than or equal to 0.90 ' ❑ Projected plus project traffic I.C.U. will be greater than 0.90 ❑ Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Description of system improvement: Newport Lido Medical Center DATE: 5-23-85 PROJECT FORM II INTERSECTION CAPACITY UTILIZATION ANALYSIS Intersection Newport Boulevard @ Hospital Road ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 1985) EXISTING PROPOSED EXIST, EXIST. REGIONAL COMMITTED PROJECTED ' I Movement PK.HR. V/C GROWTH PROJECT V/C Ratio PROJECT PROJECT Lanes Cap. ' Lanes Cap. Vol. Ratio Volume Volume w/o Project Volume Y/C Ratio Volume NL, 1600 192 .1200* 28 .1375* 40 .1625* NT 4800 1532 ( .3329 62 .3463 .3463 NR 66 2 1 , SL 1600 35 .0219 .0219 .0219 ST 480-0 1436 .3348* 54 .3475* 725* , SR 171 7 24 EL 1600 216 J 350* 10 .1413 31 .1606 ET 1600 E03 .1269 30 .1456* 31 .1650* ER 1600 361 •2256 42 .2519 51 .2838 WL 156 1 WT 3200 191 .1175* 24 .1253* 24 .1328* WR 29 _ t YELLOWTIME .1000* .1000* ,1000* EXISTING INTERSECTION CAPACITY UTILIZATION 1 .8073 EXISTING PLUS• COMMITTED PLUS REGIONAL GROWTH W/PROPOSED INPROVEMENTS I.C.U. 8559 EXISTING PLUS COMMITTEO PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. 9128 ❑ Projected plus project traffic I.C.U. will be less than or equal to 0.90 ® Projected plus project traffic I.C.U. will be greater than 0.90 ' 1 I ❑ Projected plus project traffic I.C.U. with systems improvement will be less_than or_equal_to0.90_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ Description of system improvement: ' Newport Lido Medical Center DATE: 7-3-85 PROJECT FORM II INTERSECTION CAPACITY UTILIZATION ANALYSIS ' Intersection Newport Boulevard @ Hospital Road (Additional Floor Area) ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 1985) ' EXIST. EXIST. REGIONAL COMMITTED PROJECTED Movement EXISTING PROPOSED PK.HR. V/C GROWTH PROJECT V/C Ratio PROJECT PROJECT Lanes Lap. Lanes Cap. Vol. Ratio Volume Volume w/o Project Volume V/C Ratio Volume ' NL 1600 192 .1200* 59 .1569* 9 .1625* NT 4800 1532 l .3329 62 .3463 ,3463 ' NR 66 2 SL 1600 35 •0219 .0219 .0219 ' ST 4800 1436 1 .3348* 54 .3515* .3527* SR 171 J 26 6 EL 1600 216 .1350* 33 .1556 7 .1600, ' ET 1600 203 .1269 53 .1600* 7 .1644* ER 1600 361 1 .2256 81 .2763 12 .2838 ' WL 156 1 WT j 3200 191 �.1175* 43 .1313* 6 .1331* WR 29 YELLOWTIME 1000* .1000* i .1000* EXISTING INTERSECTION CAPACITY UTILIZATION .8073 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH W/PROPOSED INPROVEMENTS, I.C.U. ,8997 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. 912T ■ ❑ Projected plus project traffic I.C.U. will be less than or equal to 0.90 ' 0 Projected plus project traffic I.C.U. will be greater than 0.90 ' ❑ Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 ' - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Description of system improvement: Newport Lido Medical Center DATE: 7-3-85 PROJECT FORM II INTERSECTION CAPACITY UTILIZATION ANALYSIS Intersection Coast Highway/Balboa B1 . - Superior Av. , ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 1984) EXISTING PROPOSED EXIST. EXIST. REGIONAL CO NITTED PROJECTED ' Movement PK.HR. V/C GROWTH PROJECT V/C Ratio PROJECT PROJECT Lanes Cap. lanes Cap. Vol. Ratio Volume Volume w/o *olect Volume V/C Ratio Volume ' NL 328 17 NT 4800 280 .1431 * 16 .1500* 1500* NR 79 SL 1600 100 .0625 17 .6731 .0731 ST 3200 293 .0916 17 .0969 .0969 SR 3200 579 .1809 * 33 .1913* 31 .2009* EL 3200 231 •0722 23 .0794 24 .0869 ' ET 3200 743 .2322 8 363 .3481 .3481 ER 1600 323 .2019 12 .2094 .2094 , WL 1600 81 .0506 .0506 .0506 WT 4800 1546 .3435 * 18 ' 400 .4331* .4331* ' WR 103 12 YELLOWTINE .1000 * .1000* '� i .1000* EXISTING INTERSECTION CAPACITY UTILIZATION .7675 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH W/PROPOSED INPROVEMENTS I.C-.U. EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT T.C.U. ' ®• Projected plus project traffic I.C.U. will be less than or equal to 0.90 ❑ . Projected plus project traffic I.C.U. will be greater than 0.90 ❑ Projected, plus project traffic I.C.U. with systems improvement will be less thanequal'-to0.90 - - - - - - - - - - - - - - - - - - - - - - - - - - - ' Description of system improvement; ' Newport Lido Medical enter DATE: 5 23 85 PROJECT FORM 11 I APPENDIX C ' ALTERNATIVE IMPROVEMENTS ICU WORK SHEETS ' INTENSLUJ ON CAPALIiY UTILIZATION ANALYSIS Intersection Newport Boulevard @ Hospital Road (With Improvements) ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 1985) EXIST. EXIST. REGIONAL COMMITTED PROJECTED Movement EXISTING HG PROPOSED pK.HR. V/L GROItTX PR0.)ECT VIC Ratio PROJECT PROJECT Lanes Cap. Lanes Cap. Vol. Ratio Volume Volume w/o,Project Volume VIC Ratio Volume NL 3200 192 .1200* 28 .06$8* 40 .0812* NT 4800 1532 .3329 62 .3463. .3463 ' NR 66 J 2 SL 1600 35 .0219 .0219 .0219 ST 4800 1436 .3348* 54 .3475* .3525* ' SR 171—J 7 24 EL 1600 216 .1350* 10 .•1413 31 .1606 ' ET 1600 203 .1269 30 .1456* 31 .1650* ER 1600 361 .2256 42 .2519 51 .2838 ' WL 156 1 WT 3200 191 .1175* 24 .12-53* 24 .1328* ' WR 29 YELLOWTIME J 000* .1000* I i .1000* ' EXISTING INTERSECTION CAPACITY UTILIZATION .8073 j EXISTING PLUS COMITTED PLUS REGIONAL GROWTH W/PROPOSED INPROVEMENTS I.C.U. . 7872 EXISTING PLUS C"ITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. L.8316 ' ❑ Projected plus project traffic I.C.U. will be less than or equal to 0.90 ' ® Projected plus project traffic I .C.U. will be greater than 0.90• ' ❑ Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 ' - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -,- - - - - - ' Description of system improvement: Newport Lido Medical Center DATE: 7-3-85 PROJECT FORM II i . 1 1 ' 1 1 ''I 1 ' i i APPENDIX D ICU WORKSHEET FOR PLACENTIA AVENUE/ 1 HOSPITAL ROAD 1 ' INTU:SECTiON CAPACITY UTILIZATION A14ALYSIS Intersection Placentia Avenue and Hospital Road ' ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 19 $8j EXIST. EXIST. REGIONAL COMMITTED PROJECTED ' EXISTING PROPOSED V/C Ratio PROJECT PROJECT Movement PK.l. RV/Catio Volume PROJECT Lanes Cap. Lanes Cap. Vol. Ratio Volume Volume w/oVol Project Volume V/C Ratio Volume ' NL 16 NT 1600 88 NR 1600 157 .0981 ' SL 328 71 ST 3200 30 .1569* ' SR 52 21 EL 99 16 ' ET 3200 186 8 .1009* ER 14 WL 1600 92 .0575 WT 3200 165 10 .1716* WR 1 282 YELLOWTIME .1000* I ' EXISTING INTERSECTION CAPACITY UTILIZATION I I 1 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH W/PROPOSED INPROVEMENTS I.C.U. EXISTING PLUS C"ITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.Ut 5944 ® Projected plus project traffic I.C.U. will be less than or equal to 0.90 ' ❑ Projected plus project traffic T.C.U. will be greater than 0.9Q ' ❑ Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ' Description of system improvement: Newport Lido Medical Center DATE: 6-3-85 PROJECT FORM II APPENDIX B CORRESPONDENCE t ' '•rah• R�CEIVE'� -�., - _,:gin �. QUESTIONS AND RESPONSE SHEET RESPONSE SHEET Mr. James Reed Newport Fire Department 1. Is the closest station to the project site the Lido Station near the corner of 32nd Street and Newport Boulevard? If not, which station would serve the site after development? What is the response time to the site? Yes. Response time is 3 to 5 minutes. ' 2. Is the Fire Department's Insurance Services Office (ISO) rating still three? Yes 3. Which stations would respond to a first alarm response for a fire, and what are ' their addresses? Lido Station #2 Mariners Station #6 ' 475 32nd Street 1348 Irvine Avenue 4. What is the current manpower at the affected stations? What kind of equipment and how many do they maintain at the station(s) (e.g., squad cars, ' paramedics, engines, etc.)? Lido Station: Mariners Station: 3 man Engine Company 3 man Engine Company p3 man Truck Company 5. What is the an iicipate� ice flow required for the project? Do you anticipate that this fire flow will be available to serve the site? ' Based on available information, fireflow is estimated to be 2,500 G.P.M. 6. Is the existing manpower and equipment adequate to maintain the present level of service in the event the project is approved? If not, what mitigation measures would you suggest to offset potential impacts? ' Existing manpower and equipment is marginally adequate. The project will need to be fully fire sprinklered in conjunction with ' reduced access created by the building and parking design. 7. With the inclusion of a subterranean parking structure in the development, do you foresee any additional implications in serving the site? Access to parking structure may present serious problems for fire equipment and paramedic unit. ? 8. • Does the building height of 50 feet pose any additonal problems to the department? If so, what mitigation measures do you suggest to offset the , Y r impacts? Access for fire control and rescue operation may be limited. We need , to discuss this question with the developer and resolve this issue. 9. Does the Department currently take part in the Orange County Mutual Aid System? Yes Any other comments you may have are welcome. , 1 . Project needs to be fully fire sprinklered. ' 2. Access may be restricted. Need to review with developer. 3. Parking structure may need to be built to support the weight of fire w apparatus. 4. Buildings must be protected according to table 5-A, U'.B.C. , 5. If new building is attached to existing building, existing building may have to be fire sprinklered. t 6. Fire department requires 26' clear driveway widths to buildings and parking lots.