HomeMy WebLinkAboutTPO052_2751 W. COAST HWY IIIIIIII IIII III III IIIIIII IINI IIIIII NII III IlU
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January 5, 1989
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a CITY OF IVEWPORT BEACH
ROLL CALL INDEX
Mo on was voted on to deny Use Permit No. 3070
(Ame ad) subject to the findings in Exhibit
MOTION IED.
FINDINGS:
1. That the pr osed addition of baking and service of
' sandwiches to a take-out restaurant represents an
intensification use that will result in an
increased parking and for the area.
2. That existing problems ith the unkempt sidewalk
and storage of trash wi be aggravated' by the
intensified use.
3. That the approval of this amen t to Use Permit
No 3070 will, under the circums nces of this
came, be detrimental to the health, s ety, peace, •.
morals, comfort and general welfare persons
residing or working in the neighborhood o to the
general welfare of the City.
A. Traffic Study No 52 (Public Hearing) Item No.6
Request to approve a traffic study in connection with a TS N0.52
restaurant in the "Recreation and Marine Commercial"
area of the Mariner's Mile Specific Plan. UP3328
AND Aroroved
B Use Permit No 3328 (Public Hearing)
Request to permit the establishment of a nighttime only
restaurant with on-sale alcoholic beverages, live
entertainment and valet parking on property located in
the "Recreational and Marine Commercial" area of the
Mariner's Mile Specific Plan. The proposal also
includes a request to approve an off-site parking
agreement for a portion of the required off-street
parking to be located in the Mariner's Mile Commercial
Center, at 2700 West Coast Highway.
LOCATION: A portion of Lot H, Tract No. 919,
located at 2751 West Coast Highway, on
the southerly side of West Coast Highway '
at the southerly terminus of Riverside
Avenue (restaurant site) ; and Parcel 2,
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Parcel Map 73-23, located to the rear of
2700 West Coast Highway on the northerly
side of West Coast Highway
(off-site parking lot) in the Mariner's
Mile Specific Plan Area.
ZONE: SP-5
APPLICANTS: James and Sharon Carter, Anaheim
Commissioner Winburn requested a report from staff
regarding the Harbor Permit approved for the subject j
site. James Hewicker, Planning Director, reported that
the Harbor Permit that was approved for boat slips
bayward of the subject property included boats within
those slips that are for sale through yacht brokerages,
or used by the businesses on the premises. He explained
that the existing Harbor Permit does not allow any
of the boat slips to be rented or leased to private boat
owners.
Discussion ensued between Commissioner Pers6n, Mr.
Hewicker, and Bill Laycock, Current Planning Manager,
regarding the 32 on-site parking spaces and related off-
site parking spaces required for the nighttime
restaurant, based on one parking space for each 40
square feet of "net public area". Commissioner Pers6n
emphasized that a primary concern is to be certain that
no valets park customers' automobiles on the northerly
side of West Coast Highway, and he wanted the applicant
to be aware of the seriousness of his concern.
Commissioner Pers6n forewarned the applicant that if he
observed a valet crossing West Coast Highway that he
would immediately call up the use permit for revocation.
He commented that valets from at least one restaurant
are shuffling automobiles across West Coast Highway and
that said restaurant is not subject to a use permit.
The public hearing was opened in connection with this
item, and Mr. James A. Carter, applicant, appeared
before the Planning Commission. Mr. Carter stated that
he concurs with the findings and conditions in Exhibit
"A" with the exception of Condition No. 21 which states
"that a 10 foot wide easement be granted to the
City along the bay frontage. . ." , and he explained how
"sawtoothing" the glass facade of the building enhanced
the design of the building which would reduce the
easement to between eight and ten feet, wherein he
requested that said condition be modified.
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In reference to Condition No. 16, which states "that all
signs shall conform. . .", Mr. Carter requested that "new"
be inserted; however, he said that the existing sign
could be refurbished.
In reference to Condition No. 6 requesting a revised
parking plan, Mr. Carter explained that the parking lot
was restriped two years ago, and when the applicants
gave the six foot easement to the City there was an area
that would allow additional parking. Mr. Carter
requested that universal parking spaces not be required
inasmuch as the original parking plan would provide an
additional four compact parking spaces.
In reference to Condition No. 8, Mr. Carter requested
that the subject restaurant be open for lunch on
Saturdays and Sundays inasmuch as The Chart House
Restaurant is closed for lunch on weekends and
additional parking is available. In response to
questions posed by Mr. Hewicker, Mr. Carter replied that
he could provide an off-site parking agreement inasmuch
as he is half-owner of the adjacent property. Mr.
Hewicker commented that the applicant would be required
to provide an off-site agreement that meets the
requirements of the City. Mr. Carter stated that he
intends to park all of the customers' automobiles
onsite on weekends for brunch, and that employee parking
would probably be offsite.
In response to a question posed by Commissioner Pers6n,
Mr. Carter replied that a valet service will manage the
valet operation. Mr. Carter stated that the applicants
will police the operation to be certain that the valets
do not cross West Coast Highway. Commissioner Pers6n
emphatically expressed his comments that it is not in
the best interests of the applicants or the community-
at-large that the valets cross West Coast Highway.
In response to questions posed by Commissioner Winburn
regarding the Harbor Permit that is in existence and the
number of yachts that are maintained for the yacht
brokerages, Mr. Carter replied that all of the yachts
that are bayward of the property are with yacht
brokerages; however, there are some boats that dock
there and park offsite. Commissioner Winburn referred to
Condition No. 27 which states that ". . . .the applicant
shall obtain the required harbor permits and provide . .
.75 parking spaces for each marina boat slip and .75
parking spaces for each 25 feet of available mooring
space. .". In response to Commissioner Winburn's
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statement that no boat charters would be permitted
onsite, Mr. Carter assured the Planning Commission that
the situation would be taken care of immediately.
Mr. Jim Tester, an associate of Burke-Lester, 77 Sea
Island, appeared before the Planning Commission on
U behalf of the applicant. Mr. Lester described the
revised parking layout that had been reviewed by staff, i
and he stated that the universal parking requirements
could be met; however, he said that four compact parking
spaces would be lost which the applicant would like to
maintain. Discussion ensued between Mr. Lester and
Chairman Pomeroy regarding the configuration of the
parking layout which is where said compact parking
spaces would be lost if universal parking spaces were
established. Commissioner Pers6n concluded that the
parking layout be refined using the universal parking
spaces to the satisfaction of the Traffic Engineer in
accicdance with Condition No. 6.
Commissioner Pers6n suggested that he would like to set
for a discussion item or a study session the concept of
a use permit requirement for all boat charters operating
from upland uses inasmuch as said operations could be
associated with traffic and parking circulation
problems. Commissioner Di Sano concurred with
Commissioner Pers6n1s recommendation.
Mr. Sid Safer, 900 Arbor Street, Costa Mesa, appeared
before the Planning Commission to state that the City's
stringent parking requirements, including in=lieu
parking fees, is not only going to affect new
restaurants but will affect established restaurants.
Mr. Sofer referred to the staff report's comments
regarding the requirement of dedication of land adopted
by the Coastal Commission, and he commented that he has
always opposed said dedication.
Mrs. Gail Demmer, , 2812 Cliff Drive, representing the
Newport Heights Community Association, appeared before
the Planning Commission to state that said Association
supports the proposed project inasmuch as the restaurant
meets the Traffic Phasing Ordinance requirements and
parking requirements.
Dr. Jan VanderSloot, 2221 - 16th Street, appeared before
the Planning Commission to state his concerns regarding
discrepancies in the Traffic Study and the ICU as it
relates to the subject restaurant. Don Webb, City
Engineer, responded to Dr. VanderSloot's concerns as
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follows: he said that the General Plan Amendment
calculations indicated 1987 data, and that the 0.98 p.m.
ICU at the intersection of West Coast Highway and
Riverside Avenue is incorrect inasmuch as the consultant
counted two critical moves together instead of counting
them separately. Mr. Webb stated that the ICU should be
0.78, which is .02 higher than 0.76 used in the current
Traffic Report which is the latest traffic count. Mr.
Webb explained that the 0.98 vs. 0.78 does not affect
the General Plan because the information was not carried
forward to 2010 data inasmuch as that was figured
separately. In reference to the total number -of project
volumes shown to be 17 trips as opposed to 27 trips, Mr.
Webb stated that the 10 trips not shown would be trips
that would be exiting the site, all in the northbound
leg, which is a non-critical move. He stated that the
changed a number from .01 to• .02 was not a change in the
ICU because it is a non-critical movement, it is moving
at the game time as a critical movement, and that the
ICU shown is correct at 0.89. Mr. Webb commented that
the information submitted is not in error, that the
calculations and all of the data shown have deficiencies
but would not affect the overall number used.
There being no others desiring to appear and be heard,
the public hearing was closed at this time.
Mr. Webb referred to Condition No. 16 regarding signs,
and he explained that Standard 110-L is used by the
Public Works Department to be certain that there is
adequate sight distance at driveways. He commented that
if the sign impairs the sight distance, it would need to
be corrected.
Discussion ensued between Chairman Pomeroy, Commissioner
Merrill, and Mr. Webb regarding Condition No. 21 so as
to maintain the requested 10 foot wide easement but to
also permit the encroachment of the sawtooth windows.
Motion * Motion was made to approve Traffic Study No. 52, Use
Permit No. 3328 and the Off-Site Parking Agreement
subject to the findings and modified conditions in
Exhibit "A". Commissioner Di Sano addressed the traffic
study as it was presented by Dr. VanderSloot and Mr.
Webb, and he made the following modifications to
conditions of the use permit. Condition No. 8: approval
of an off-site parking agreement on the property
adjacent to the subject property if validated by the
City, and to permit the applicant to
open forbrunch
ablo
Saturdays and Sundays when ps g i a
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Following discussion regarding how Condition No. 21
could be revised to permit the sawtooth design as
requested by the applicant and to permit an additional
encroachment, the condition was amended to state "that
an 8 foot to 10 foot wide easement be granted to the
.City for public access and to also accommodate the
proposed design of the sawtooth building. . ." Following
discussion regarding boat charters, Condition No. 27 was
modified to state that "boat charters bayward of the
site shall not be allowed without the approval of an
amendment to this use permit."
Commissioner Merrill stated that he would not support
the motion and he expressed his concerns regarding the
concentration of restaurants in Mariner's Mile, and he
pointed out the similarity of the hours of operation to
other restaurants in the area. Commissioner Merrill
referred to restaurant row on La Cienega Boulevard in
Los Angeles and he commented that the congestion chok0d
some of the restaurants out of business because it
became almost impossible for the traffic to circulate.
He commented that the trend appears to be that an office
site that is used during the day will also be used for a
nighttime restaurant inasmuch as there would be
available parking. Commissioner Merrill suggested that
the restaurants spread out throughout the City inasmuch
as they are a good tax revenue.
Motion was voted on to approve Traffic Study No. 52, Use
Permit No. 3328 and the off-Site Parking Agreement
Ayes " ' ' subject to the findings and conditions in Exhibit "A",
No as previously reviousl modified. MOTION CARRIED.
Absent * "
A. Traffic Study No. 52
Findings:
1. That a traffic study has been prepared which
analyzes the .impact of the proposed project on the
peak hour traffic and circulation system in
accordance with Chapter 15.40 of the Newport Beach
Municipal Code and Council Policy S-1.
2. That the traffic study indicates that the project-
generated traffic will neither cause nor make worse
an unsatisfactory level of traffic on any "major",
"primary-modified", or "primary" street.
3. That the traffic study indicates the project-
generated traffic will be greater than one percent
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of the existing traffic during the 2.5 hour peak
period on one leg of one critical intersection, but
will not add to an unsatisfactory level of traffic
service at the critical intersection which will
have an ICU of .90 of less.
g, Use Permit No. _3328
Findines
1. That the proposed development is consistent with
the General Plan and the Local Coastal Program Land
Use Plan and is compatible with surrounding land
uses.
2. The proposed restaurant will not have
any
significant environmental impact, providing that
parking demands are met. •
3, The Police Department has indicated that they do
not contemplate any problems.
4. The off-site parking area is located so as to be
useful to the proposed restaurant use.
5. Parking on such lot will not create undue traffic
hazards in the surrounding area.
6. That the applicant has entered into appropriate
leases for the off-site parking spaces, which are
of sufficient duration for the proposed restaurant
use.
7. That adequate parking exists to serve the proposed
development.
8. That the waiver of development standards as they
pertain to walls, landscaping and parking lot
illumination will not be detrimental to the
adjoining properties.
9. That the hours of operation of the proposed
restaurant facility and the existing remaining
office uses are such as to allow joint use of the
on-site parking area.
10. That the proposed modification to the Zoning Code
so as to permit valet parking will not, under the
circumstances of this particular case, be
detrimental to the health, safety, peace, comfort,
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and general welfare of persons residing or working
in the neighborhood of such proposed use or be
` detrimental or injurious to property and
improvements in the neighborhood or the general
welfare of the City and further that the proposed
modification is consistent with the legislative
intent of Title 20 of the Municipal Code.
11. The approval of Use Permit No. 3328 will not,
under the circumstances of this
scasemorals,e detrimental
to the health, safety, peace,
comfort and
general welfare of persons residing and working in
the neighborhood or be detrimental or injurious to
property and improvements in the neighborhood or
the general welfare of the City.
Conditions
1. That development shall be in substantial
conformance with the approved plot plan, floor
plans and elevations, except as noted below.
2. That an off-site parking agreement shall be
approved by the City Council, guaranteeing that a
minimum of 20 parking spaces shall be provided to
the rear of 2700 West Coast Highway, on property
located on Parcel 2, Parcel Map 73-23 for the
duration of the subject restaurant use.
3. That valet parking service may be provided in
conjunction with the proposed restaurant's hours of
operation. However, at least 4 on-site parking
spaces shall be designated for self-parking and
shall be identified in a manner acceptable to the
City Traffic Engineer.
4. That the off-site parking aMa shall be used for
employee parking only and than all employees shall
park in the off-site parking location. A sign
informing employees of this requirement and the
location of the off-site parking shall be kept
posted on the employee bulletin board.
5. That no compact parking spaces shall be permitted
within the proposed development, unless otherwise.
approved by the City Traffic Engineer.
6. That the on-site parking, vehicular circulation and
pedestrian circulation systems shall be subject to
further review by the City Traffic Engineer, to
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include the design and operation of the valet
parking service. The applicant shall also prepare
a revised parking plan which is consistent with the
newly adopted universal parking design standards.
Said parking plan shall be subject to the approval
of the City Traffic Engineer.
7. That a minimum of one parking space for each 40
square feet of "net public area" shall be provided
for the proposed restaurant.
8. That the hours of operation for the proposed
restaurant shall be limited between 5:00 p.m. and
2:00 a.m. daily. The applicant shall record a
covenant against the property, the form and content
to be approved by the City Attorney, which will
guarantee that all nighttime on-site parking shall
be for the exclusive use of the subject restaurant,
and that all other uses on'the site will be closed
after 5:00 P.M. The restaurant facility may also be
open for brunch on Saturdays and Sundays, provided
that an off-site parking agreement is approved by
the City Council guaranteeing that the required
additional parking spaces are provided on the
adjoining property located at 2801 West Coast
Highway for the duration of the subject restaurant
use.
9. That all mechanical equipment and trash areas shall
be screened from West Coast Highway or adjoining
properties.
10. That kitchen exhaust fans shall be designed to
control odor and smoke to the satisfaction of the
Building Department.
11. That a washout area for refuse containers be
provided in such a way as to allow direct drainage
into the sewer system and not into the Bay or storm
drains, unless otherwise approved by the Building
Department.
12. That grease interceptors shall be installed on all
fixtures in the restaurant facility where grease
may be introduced into the drainage systems in
accordance with the provisions of the Uniform
Plumbing Code, unless otherwise approved by the
Building Department.
i
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13. That a trash compactor shall be installed in the
restaurant facility.
^ 14. That no dancing shall be permitted unless an
amendment to this use permit is approved by the
Planning Commission.
15. That all mechanical equipment shall be sound
attenuated to 55 dBA at the property lines.
Chapter
.06 of
16 Thahet all si Newport Beach Municipas shall l
C Code, and shall conform
nform
to Std. 110-L.
17. That the development standards as they pertain to
walls, landscaping and parking lot illumination
shall be waived.
18. That arrangements be made with the Public Works
Department in order to guarantee satisfactory
completion of the public improvements, if it is
desired to obtain a building permit prior to
completion of the public improvements.
19. That the intersection of the private drive and West
Coast Highway be designed to provide sight distance
for a speed of 45 miles per hour. Landscape, walls
and other obstruction shall be considered in the
sight distance requirements. Landscaping and walls
within the sight line shall not exceed twenty-four
inches in height.
20. That a condition survey of the existing bulkhead
along the bay side of the property made
byaa
civil or structural engineer, and that the
.be repaired in conformance with the recommendations
of the condition sun^.y and to the satisfaction of
the Building Departmenc and Marine Department. The
top of the bulkhead is to be a minimum elevation of
9.00 above M.L.L.W. (6.27 MSL).
21. That an 8 foot to 10 foot wide public easement be
granted to the City for public access so as to
accommodate the proposed design of the sawtooth
building along the bay frontage, so as to provide
unobstructed public access across the entire
project. Said easement shall be improved with a
concrete sidewalk or other materials meeting the
approval of the Public Works Department.
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22. That 'a 6 foot wide easement be granted to the City
along the easterly side property line between West
Coast Highway and the bay in order to provide
unobstructed public access to the bay. Said
easement shall be improved with a concrete sidewalk
or other material meeting the approval of the
Public Works Department with signs to inform the
public of its existence.
23. That the entrance drive be reconstructed to conform
to City Std. 166-L. This work will require a
Caltrans Encroachment Permit.
24. That the required number of handicapped parking
spaces shall be designated within the on-site
parking area and shall be used solely for
handicapped self parking and shall be identified
with one handicapped sign on a post for each
handicapped space.
25. That the applicant shall obtain Coastal Commission
approval of this application prior to the issuance
of building permits.
26. That no outdoor sound or paging system shall be
utilized on-site and all music from the live
entertainment shall be confined to the intekior of
the building and all doors and windows shall be
closed while the live entertainment is performed.
27. That no commercial, marina operated, boat docking
facilities shall be permitted bayward of the site
unless the applicant shall obtain the required
harbor permits and provide the necessary upland
support facilities i.e. , restroom facilities for
the boat slip users and .75 parking spaces for each
marina boat slip and .75 parking spaces for each 25
feet of available mooring space not classified as a
slip. Boat charters shall not be allowed bayward
of the property unless an amendment to this use
permit is approved.
28. That the Planning Commission may add to or modify
conditions of approval to this Use Permit or
recommend to the City Council the revocation of
this Use Permit, upon a determination that the
operation which is the subject of this Use Permit,
17'u health
causes injury, or is detrimental to the ,
safety, peace, morals, comfort, or general welfare
of the community.
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29. That this Use Permit shall expire unless exercised
within 24 months from the date of approval as
specified in Section 20.80.090A of the Newport
Beach Municipal Code.
Y
reconvened at 9:10 p.m.
Use Permit No 3336 (Public Hearin Item No.7
Reques to permit the establishment of an automobile UP3336
cosmeti and restoration facility which will include
body an fender work, painting and detailing of Approved
automobile on property located in the M-1-A District.
Said propos al-- , includes a request to install a paint
booth and was rack for automobiles.
LOCATION: A portion of Lot No. 8124, Newport Mesa
Tr t, located at 825 16th Street, on the
sou erly side of 16th Street between
Place is Avenue and Monrovia Avenue, in
the We Newport Beach Triangle Area.
ZONE: M-1-A
APPLICANT: Steve Kourac /Auto Cosmetic Inc. , Costa
Mesa
OWNERS: Tim and Steve Bro kshire, Newport Beach
The public hearing was opened in onnection with this
I item, and Mr. Steve Kouracos, applic t, appeared before
' the Planning Commission. Mr. Koura os described his
business as working with prototype auto biles that come
from Detroit and he explained the requirl,,d equipment to
cast the clay and fiberglass molds. He rther stated
that he provides color chips to Detroit fo automobiles
in the far future. Mr. Kouracos stated that n wash rack
is required inasmuch as he sprinkles automobiles down
and chamois them off. He stated that he conc s with
the findings and conditions in Exhibit "A".
In response to questions posed by Commissioner Met 11
regarding Metalcrafters, Mr. Kouracos explained that s
a former employee, his facility is currently adjacent t
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a
Report 'On:
TRAFFIC & CIRCULATION STUDY
ANDREW'S RESTAURANT
PACIFIC MARINE CENTER
2751 W. PACIFIC COAST HIGHWAY
NEWPORT BEACH, CALIFORNIA 92660
PER CITY OF NEWPORT BEACH
1 TRAFFIC PHASING ORDINANCE
l
Prepared For:
CITY OF NEWPORT BEACH
MS. PATRICIA LEE TEMPLE
ENVIRONMENTAL COORDINATOR
3300 NEWPORT BOULEVARD
NEWPORT BEACH, CALIFORNIA 92658
Prepared By:
JUSTIN F. FARMER,
TRANSPORTATION ENGINEERS, INC.
207 SOUTH BREA BOULEVARD
BREA, CALIFORNIA 92621
(714) 671-0226
December 12, 1988
Our File F633
' L/Jnn
V O'
INTRODUCTION & PROJECT DESCRIPTION
At the present time the development at 2751 West Coast Highway in
the City of Newport Beach is a multi-use type of complex
containing approximately 6,719 square feet.
The building is two stories of which the first story contains
3,437 gross square feet and the second contains 3,282 gross
square feet. The proposal is to remodel the first floor in order
to accommodate an Andrew's Restaurant.
The subject building is located on the south side of Coast
Highway within the Pacific Marine Center. Also within the Pacific
Marine Center, is the Chart House Restaurant building which
contains a Restaurant and a mixture of office uses. Directly
north of the center is the John Dominis Restaurant, south of it
is the Rusty Pelican and across Coast Highway is the Mariners
Mile shopping center.
Figure 1, Below is a photograph for the subject center, Figure 2
Page 31 illustrates the project site vicinity map and Figure 3,
4, and 5 on the following pages illustrate the project site
plans.
' EXIS iING CHAR. :k10US
PROPOSED .ANDREW'S / WE( STAURA
RESTAURANT ,•_-�` 1'
FIGURE 1
Looking south toward Pacific Marine Center. Andrew's
Restaurant is proposed to be constructed at the building
to the left. Land uses at the Chart House Restaurant
} building (to the right) will remain the same.
JUSTIN F. FARMER 1 TRANSPORTATION ENGINEERS,INC. /� '
1
The purposes of this repo
rt are to:
1 ) Forecast the amount and distribution of traffic associated
with the proposed land use and determine the net change in
traffic patterns as a result of converting office land uses
(first story) to an Andrew' s Restaurant.
2) Assess the impact the project may •have upon the adjacent
street system, per the City' s Traffic Phasing ordinance.
3) Address project driveway volumes and impact (if any) on
general traffic pattern on Pacific Coast Highway.
4) Review and evaluate the new site plan internal circulation.
Data pertaining to this project was obtained from the City of
Newport Beach active file. This data houses peak hour traffic
counts, peak 2-1/2 hour traffic counts, additional -traffic as a
result of cumulative projects and previous traffic analyses
which were performed for the same parcel prior to construction.
The data and the analysis is presented in the pages which
follow.
If
JUSTIN F. FARMER 2 TRANSPORTATION ENGINEERS,INC. / �-
r EDWHLOa ' GOV I�NDR S7 • {{� � z b'a ' �>.0 v,ciu+'^ ?
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JUSTIN F. FARMER 3 TRANSPORTA•fION ENGINEERS.INC.
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TRIP GENERATION FORECAST
Daily and peak hour trip generation for projects such as that
being proposed here is normally expressed in terms of trip ends
per 1,000 square feet (KSF) of gross floor area. A trip is
defined as a one-way vehicular journey either to or from the
site, or it maybe a journey totally within the site. The latter
is usually referred to as an internal trip. Each trip will have
two trip ends, one at the beginning and one at the end of the
journey. Because of the nature of the proposed project and the
surrounding vicinity land uses. It is anticipated that there
will be a considerable number of walk-in trips; however, they
are not considered in this analysis i.e. , all project trips will
leave the site and utilize one or more of the key study
intersections.
Traffic generation forecasts have been prepared for "the proposed
project based upon trip generation factors as compiled by the
City of Newport Beach. Traffic currently generated by the
existing development was calculated and compared with future
traffic, thus reflecting the a net change. It should be noted,
however that trip generation forecast was made only for the area
of which land use would change i.e. only the first story of the
project building or 3,437 square feet. Table 1, on the following
page, summarizes the trip generation forecasts. It indicates a
net decrease in the number of trips during the morning peak hour
and a net increase during the evening peak hour. A primary
reason for the decrease during the morning peak and the increase
during the evening peak is the different type of land use and
operation associated with the proposed Andrew's Restaurant, as
compared to the general office uses.
.J
4
JUSTIN F. FARMER 7 TRANSPORTATION ENGINEERS,INC. 3'�
}
TABLE 1
TRIP GENERATION FORECAST
ANDREW'S RESTAURANT
2751 WEST COAST HIGHWAY
3,437 GROSS SQUARE FEET
AM PM
IN OUT IN OUT
Proposed Land Use (FUTURE)
Andrew's Restaurant
3,437 Square Feet 1.0 0.5 5.0 34 217 10
Peak 2 1/2 Hours 8 4 34 20
Existing band IIse (NOW)
- General Office 2.0 0.4 0.6 1.7
3,437 Square Feet 7 2 2 6
Peak 2 1/2 Hours 14 4 4 12
Net Change - 3 _ +15 +4
- Peak 1 Hour 6 _ +30 +8
- Peak 2 1/2 Hours
NOTE:
Top number is trip rate and bottom number is the number of
trips
- Peak 1 hour is 50% of peak 2 1/2 hours as per City of
Newport Beach
1
JUSTIN F. FARMER 8 TRANSPORTATION ENGINEERS,INC. :J"
TRIP DISTRIBUTION
It is recognized that the distribution of project trips will vary
considerably, depending upon the type of land use proposed, the
day of the week and the time of the day. For an office complex,
the morning and evening peak hours are critical time periods.
The predominant trip maker during both peak hours is the employee
and the trip will be primarily a home-work journey. As a
consequence, the trip distribution is based, to a large degree,
on the spatial location of residences in the service area of the
site. Trip distribution patterns are, however, different for a
restaurant such as the one proposed herein. The critical time
period is the evening peak hour only and the 'trips are made
predominately by customers and staff. Additionally, average trip
length associated with restaurants is generally less than those
associated with general office, i.e. , the restaurant is expected
to attract more trips from the surrounding vicinity that the
general office.
Based on familiarity with traffic patterns near the study area,
the location of potential users and observations of peak hour
traffic, directional distribution patterns were determined and
were used to forecast the distribution of project trips.
Inasmuch as Table 1 indicates a net decrease in trips during the
AM peak hour, morning peak hour trip distribution is not
considered for this analysis. The critical time period is
therefore the PM peak.
Figure 6, on the following page, graphically illustrates the
evening peak one hour trip distribution for the subject project.
TRAFFIC IMPACT ANALYSIS
Inasmuch as the trip generation forecast presented in Table 1
indicates that there will be a decrease in traffic volumes during
the morning peak hour as a result of the project, only the
evening peak hours will be considered in the following section of
this analysis.
A. Cumulative Projects
The City of Newport Beach' s traffic engineering staff has
prepared a list of cumulative projects which may impact this
portion of the City's street network. The list includes 106
projects, of which approximately 42% are not occupied, 42%
are fully occupied, and 16% are partially occupied.
JUSTIN F. FARMER 9 TRANSPORTATION F.NGINEFRS,INC.
1
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IN 15
OUT 4 "
NOTE : PEAK 1 HOUR' IS 50% OF PEAK 2.5. HOURS
'c VOLUMES REPRESENT NET INCREASE IN TRAFFIC VOLUMES
FIG
PROJECT TRIP DISTRIBUTION 6
PEAK 1 HOUR
JUSTIN F. FARMER 10 TRANSPORTATION ENGINEERS,INC.
B. Regional Growth
The Newport Beach City Traffic Engineer has prepared a list
of specific regional annual growth rates which are associated
with the study area and are summarized as follows:
Newport Boulevard
Coast Highway to North City Limits 1%
Coast Highway.
Jamboree Road to Newport Boulevard 1%
Newport Boulevard to West City Limits 2.5%
C. Intersections to be Analyzed
City of Newport Beach Traffic Engineer has determined that
the primary impact from project traffic will be on the site
vicinity intersections of:
1) Coast Highway / Balboa Blvd. - Superior Avenue
2) Coast Highway / Riverside Avenue
3) Coast Highway / Tustin Avenue/Balboa Boulevard
j 4) Coast Highway / Dover Drive - Bayshore Drive
5) Newport Boulevard / Hospital Road
6) Newport Boulevard / Via Lido
Figure 71 on the following page, illustrates the locations of
these intersections.
D. "One Percent Test"
The methodology presented below for the 1% traffic volume
analysis is , the one utilized by the City of Newport Beach;
Viz.
- Volumes used are the 2 1/2 hour traffic volumes-
Volumes were extrapolated to the year 1990*, 2 years hence
using Regional annual growth rates.
Traffic volumes associated with the cumulative projects
were added to the extrapolated volumes and 1% of the pro-
jected peak 2 1/2 hour volumes were determined.
If project traffic exceeded 1% of the projected peak 2 1/2
hour volumes, intersection analyses were conducted for the
impacted intersection.
1 year after project completion
USTIN F. FARMER 11 TRANSPORTATION ENGINEERS,INC. r
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STUDY INTERSECTIONS FIG7
I 1.2 TRANSPORTATION ENGINEERS'INC, /
JUSTI� F. FARMER �
The 18 test conducted at the six study intersections during
the evening (worst case) peak period indicates that the
increase at each intersection leg was less than 1% of the
projected 2 1/2 hour peak except, at the intersection of
Coast Highway and Riverside Avenue. A level of service
analysis was therefore conducted at that intersection using
the Intersection Capacity Utilization (ICU) procedure. City
data forms entitled "18 Traffic Volume Analysis" for the
evening peak hour is included . in the Appendix attached
hereto.
E. The ICU Test
The ICU test consists of comparing the capacity of the inter-
section (as developed by the City of Newport Beach) to the
traffic volume on that approach and making a calculation as
to what percent of the green traffic signal time is required
to satisfy that- specific approach demand .
City of Newport Beach traffic phasing ordinance forms were
used in the calculation of the Intersection Capacity
Utilization. Those sheets are also presented in the Appendix
attached hereto. The City assumes that the peak one-hour•
traffic will be 50% of the peak 2 1/2 hours; evening peak
hour traffic volumes in Figure 6 on Page 10 , are listed on
the capacity calculation sheets.
Results of that ICU Analysis are listed in the Table 2,
below:
TABLE 2
SUMMARY OF ICU/LOS
COAST HIGHWAY AT RIVERSIDE AVENUE
EVENING
SCENARIO _ PEAR
1. EXISTING (1988) 0.76/C
2. 1990 + CUMULATIVE 0.89/D
3. 1990 + CUM. + PROJECT 0.89/D
A close look at the. ICU calculation sheets suggests that the
project will have a nominal or no impact upon the
intersections of Coast Highway at Riverside Avenue. The
volume/capacity ratio did not increase (level of service was
not worsened) after adding project trips.
JUSTIN F. FARMER 13 TRANSPORTATION ENGINEERS,INC.
1
The intersection is currently operating at 0.76/C (ICU/LOS)
and will be increased to 0 .89/D after adding the committed
projects volume. The volume to capacity ratio will not
increase i.e. , level of service will not worsen after adding
project traffic.
site Access/Parking and on Site Circulation
Currently there is one driveway serving the existing land
uses and the parking entrance is guarded during the evening
hours. The same driveway with the same configurations is
proposed to serve the entire site at full build-out of
Andrew's restaurant. However, the existing guard shack will
be removed and the parking will be converted to 100% valet
parking.
t
•M F;jyYs:l.
FIGURE 8
Looking' south toward the .proposed projected building from
the entering driveway. The arrow _points to the guard shack.
A concern has been expressed by the City Traffic Engineer as to
the impact of the parking Guard operation upon traffic on Coast
Highway and the chance that cars waiting to enter stamped might
"spill over" and impede traffic on Pacific Coast Highway.
As previously explained, the existing parking will be changed to
100% valet parking. After 5:00 PM all auto will enter the Pacific
Marine driveway and the driven to the restaurants front door, and
drivers will surrender their cars to the valet attendant there.
Cars would then be parked at the Pacific Marine lot or at the
JUSTIN F.FARMER 14 TRANSPORTATION ENGINEERS,INC.
Mariners Mile Shopping Center where an additional 20* spaces
are available for site users. This valet parking service
would minimize any impeding of site users upon Pacific Coast
Highway.
At the present time their are 59 vehicles entering the
Pacific Marine Center during the evening peak hour. This
volume is expected to increase to 74 vehicles per hour (see
Table 1, on page 8) . At full build-out of Andrew's restaurant
such volume equates to 37 vehicles every 15 minutes assuming
peak 15 minutes arrivals and a 200% surge factor. For
purposes of assessing the impact of these 37 vehicles per 15
minutes, a comparison was made between a conventional parking
lot driveway and the subject driveway. Experience has shown
that a conventional, uncontrolled driveway can accommodate an
entering volume of 200 vehicles during a peak 15 minute
period. Experience has also shown that a sharp right angle
turn after entering the facility can reduce th6 capacity of
the driveway by as much as 40%. Such a right angle turn is
the case here, as shown in the photograph in Figure 9, on
Page 16. Based upon the above, a driveway with a sharp turn
1 can accommodate 120 vehicles per 15 minute (i.e. 200 - 40% _
,! 120) . The demand in the subject case is 37 vehicles or only
31% of the driveways capacity.
* Per agreement between the Project Owners and the Marine Mile
Company, there will be 20 parking spaces available for site
users after 5:00 PM.
JUSTIN F. FARMER 15 TRANSPORTATION ENGINEERS,INC.
I
1
e ` (Dft**
2 _
:F
v..r
FIGURE 9
Looking north from the project parking lot arrow 1 points to
the •right-turn from Coast Highway and' -arrow 2 points to the
immediate right-turn.
Based upon the foregoing discussion, future driveway volume
and future parking operational conditions, it is anticipated
that the driveway can easily handle future volume and that
their will be no impedance of traffic on Coast Highway.
SUMMARY AND CONCLUSION
o A proposal has been made to convert a portion of the
general office building located at 2751 W. Coast Highway,
first story, to accommodate of approximately 3,,437 square
feet of restaurant. (Andrew's Restaurant)
o The site is currently occupied by a mixture of offices
and a restaurant and is served by one driveway onto Coast
Highway. Parking is now restricted and the drivers have to
have a time stamped parking ticket, where as in the future,
it is proposed to be 100% valet attendant type of service.
o Trip generation forecasts for the existing and future
developments are summarized on the following pages.
c,
JUSTIN F. FARMER 16 TRANSPORTATION ENGINEERS,INC. I L
TRIP GENERATION FORECAST
ANDREW'S RESTAURANT
2751 W. COAST HIGHWAY
3,437 GROSS SQUARE FEET
AM PM
IN OUT IN OUT
Proposed band Use (FUTURE)
Andrew's Restaurant
3,437 Square Feet 1.0 0.5 5.0 3.0
4 2 17 10
Peak 2 1/2 Hours 8 4 34 20
Existing Land Use (NOW)
General Office 2.0 0.4 0.6 1.7
3,437 Square Feet 7 2 2 6
` Peak 2 1/2 Hours 14 4 4 12
Net Change
- Peak 1 Hour - 3 - +15 +4
- Peak 2 1/2 Hours - 6 - +30 +8
o Inasmuch as the conversion of the ground floor to a
restaurant use will result in a decrease in the morning peak
hour volume but an increase in the evening peak hour
Traffic, the analysis of this report was based only on the PM
peak hour.
o The City' s Traffic Phasing Ordinance was utilized and
information from the City Traffic Engineer was collected
regarding existing traffic volumes, cumulative project
traffic and growth factors.
(l J
JUSTIN F. FARMER 17 TRANSPORTATION ENGINEERS,INC. /'�
I
o The following intersections were selected to be analyzed
using the above referenced Traffic Phasing Ordinance.
1) Coast Highway/Balboa Boulevard-Superior Avenue
2) Coast Highway/Riverside Avenue
3) Coast Highway/Tustin Avenue
4) Coast Highway/Dover Drive-Bayshore Drive
5) Newport Boulevard/Hospital Road
6 ) Newport Boulevard/Via Lido
o When the 18 test was conducted, project trips were found to
be less than 1% of the future 2 1/2 hour volumes for all
intersections, except for the intersection of Coast Highway
at Riverside Avenue. An intersection capacity analysis was
then conducted at that intersection. The ICU/LOS for the
subject intersection is as follows:
SUMMARY OF ICU/LOS
COAST HIGHWAY AT RIVERSIDE AVENUE
EVENING PEAR
SCENARIO ICU/LOS
1. EXISTING (1988) 0.76/C
2. 1990 + CUMULATIVE 0.89/D
3. 1990 + CUM. + PROJECT 0.89/D
o Project traffic will not change the ICU or the level of
service at the intersection of Coast Highway at Riverside
Avenue. The ICU/LOS will be less than 0.90 after adding the
committed projects volume and future Andrew' s Restaurant
tripsr therefore mitigation measures is not needed.
JUSTIN F.FARMER 18 TRANSPORTATION ENGINEERS,INC.
o Under future driveway volume and valet service, the .parking
operation is expected to be efficient and the project
driveway will easily accommodate the Pacific Marine traffic.
If you have any questions, please do not hesitate to call.
Respectfully submitted,
Tusti
N F, FARMER, TRANSPORTATION ENGINEERS, INC.
n F. Farmer, P.E. , President
JFF:SYG/dr Q�QFESS/ONE .
C�'
y 0186 n
w Exp.3 3f' 2
d
*sj TRAFF��
9TF OF
JUSTIN F. FARMER 19 TRANSPORTATION ENGINEERS,INC. •-
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1% Traffic Volume Analysis
1
Intersection
VolumesSaseTon AveraAeBOint,. pring 19g�VpM
Traffic
(Existing 9
Peak 2y Hour Approved
Region°) Projects Projected 1", of Projected N
I
Approach Existing Peak 2k Hour Peak 2k Hour Peak 2; Hour `Direction Peak 2y Hour Growth Volume volume VolumeVolume Northbound 261526
southbound 3020 3020
120 3140 3
Eastbound 510 � 55-611
4817 5058
westbound 4348 689 5037 50 =2
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
Peak 2k Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
DATE:
AN
PROJECT: FORM I
1% Traffic Volume Analysis
1 Intersection COAST HIGHWAY/RIVERSIDE AV
(Existing Traffic Volumes ase on verage inter pring 19ga pM
Peak 2)s Hour Approved
Approach Existing Regional Projects Projected 1, of Projected Project
Direction Peak 2y Hour Growth Peak 2y Hour Peak 2k Hour Peak 2h Hour i Peak2l meour
Volume Volume Volume Volume Volume
I
Northbound 53 53 53 8
southbound 1241 1241 64 1305 13 4
I i
Eastbound 4820 4916 i • 729 5645
Westbound 5571 5682 840 6522 6 JA
5
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 2h Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
ANDREW'S RESTAURANT DATE: 11-22-88
PROJECT:
FORM I �
.-ln
1% Traffic Volume Analysis
1
Intersection COAST HIGHWAY/TUSTIN AV _
(Existing Traffic Volumes ase on verage inter Pr nng 198g PM
Peak Zh Hour Approved
Approach Existing Regional Projects Projected 1± of Projected Project I
Direction Peak 2k Hour Growth Peak 2k Hour Peak 2k Hour Peak 2y Hour I PeeYolumeour
Volume Volume Volume Volume Volume
I i
Northbound 15 15 11 26 —
c 2
Southbound 270 270 26 296
Eastbound 4693 4789 1 712 5625 ' 56 ' 4
Westbound 6009 6129 836 6965 70
' 12
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
Peak 2k Hour Traffic Volume. Intersectidn Capacity Utilization
(I.C.U.) Analysis is required.
ANDREW'S RESTAURANT DATE: 11-22-1988
PROJECT: FORM I ���
1% Traffic Volume Analysis
Intersection COAST HIGHWAY/DOVER DR—BAYSHORE DR
(Existing Traffic Volumes ase on verage inter prin9 19 pM
Peak 2h, Hour Approved
Approach Existing Regional Projects Projected 1% of Projected Project
Direction Peak 2� Hour Growth Peak lumeour Peak 2'sHour
I Peak
kolumeHour
' Peak Hour
Volume Volume I li
me
Northbound 315 315 0 315 3 2
Southbound 2 3250 43 3293 33 4
i
Eastbound 4565 662 5227 52
Bestbound 8321 8487 811 9298 93
4
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.
ANDREW'S RESTAURANT DATE: 11-22-1988
PROJECT: FORM I
� 7
I 1
1 1% Traffic Volume Analysis
Intersection NEWPORT BL/HOSPITAL RD
(Existing Traffic Volumes ase on verage inter p a ng 1988 PM
Peak 214s Hour Approved
Approach Existing Regional Projects Projected 1% of Projected Project
Direction Peak 2y Hour Growth . Peak 2h Hour Peak 2§ Hour Peayolumeour i PeaVolumeour
Volume Volume Volume Volume
Northbound 3633 3706 245 3951 40
Southbound 4551 4642 144 4786 48 4
Eastbound 1688 1688 364 2052 i 21 '
i
Westbound 1042 107 1149 11
Project Traffic is estimated to be less than 1% of Projected
Peak 23, Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected
Peak 2k Hour Traffic Volume. Intersection Capacity Utilization
1 (I.C.U.) Analysis is required.
ANDREW'S RA DATE: 11-22-1988
PROJECT: FORM I �fG
y
1% Traffic Volume Analysis
.l
Intersection NEWPORT BL/VIA LIDO
(Existing Traffic Volumes a onse verage Inter pring 19E8 PM
Peak 2$ Hour Approved
Approach Existing Regional Projects Projected 1P a Projected Project
k 2y Hour Growth Peak 2y Hour Peak 2h Hour Peakk lu Hour i Peak our
Volume
Directio n Pea Volume Volume
Volume Volume Volume
Northbound 2761 2816 60 29 4
sorthbound 4918 5016 83 5099 51
Eastbound --- ,
i
Westbound 1410 1410 — 1AIn14 --
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
Peak 21, Hour Traffic Volume. Intersection Capacity Utilization
j (I.C.U.) Analysis is required.
f
ANDREW'S RESTAURANT DATE: 11-22-1988
PROJEgT: FORM I r�J
CH263OPH .�
INTERSECTION CAPACITY UTILIZATION ANALYSIS
INTERSECTION: COAST HIGHWAY A RIVERSIDE AVENUE 2630 19BBPH
EXIST TRAFFIC VOLUMES BASED ON AVERAGE DAILY TRAFFIC wINtER/SPRING - -
1 (EXIST ING(PROPOSED IEXI STING IEX I STING REG ZONAL ICCMMI TIED I PROJECTED 1PROJECTI I
I I
INovementl Lanes I Lenes I PX HR I V/C I GROWTH I PROJECT I V/C Ratio (vulvae
I ICapeeitylCepacftyl Volune I Ratio I VOIu I Voly 1W/V
. `r ect'
........ ........ ......... ..•-----.-_......._._......1
.-.--•-
I .....___.
i.. NL ....._..__. . I e ► _ I — 1---•-------- 1 1 I
1 NT ) 1600 i._...._.i- (
4 D.ot I — i — I 0.01 I _ 10.011 .
i...NR• ) I I 6 1 _ 1 2 1 I
I _________________________
____________________
1
1..._.__._. 88 I I
1 SE I I I 1 - 22 0.07*----------
) t600 ..................) 0.06
1.. ST I 1 4 1 I — 11 1 I
........................ ,
�•- 6R- 1 •.1600 I I 356 1 0.22 1 — 1 10 i 0.35
. .................
_ ................•--________
-EL --i-- 1 I 1 362 1 0.23*1 7 1 25 �. j2.25
-----------------2 •...
_-------------•-I 1 2000 I40 340
0 75 - •-• _ 0.75
i........ ------------------) 0.63. ---- I 1 ' .I1
1 1 13 1 — I — 1 1 6 1 I
IER ----------------------•---------I &
1 uL 1 1600 ) i 1 0.03 1 I____._..I___Or0 ._!__7__.IQs9�-1
...UT --� 4800 1 1 2278 ( 0.47146 1418 i 0.57* — �0:57*�
..................� 11600 11 134 i 0.08 1 '3 11 I 0.09 I — 10.09
...._-•-•--•-I
11
1EXISTING 0.76 __________________
..
I_- -•................... • r 0.89 -_........�
1EXIST + REG GROwTN + COMMITTED U/PROPOSED IMPROVEMENTS I.C.U. I----------_I
1- - --
...................................................
1EXISTING + COMMITTED + REGIONAL GROWN + PROJECT I.C.U- ---------------••-•..._.-•-I 0:89--
.. ............:........................................•---
&Projected 4 project traffic will be less than or equal to 0.90
1_1 Projected + project traffic 1-C.U- will be greater than 0.90
1-1 Projected + project traff1C I.C.U. w/systems improvement will be
less than or equal to 0.90
I—I Projected + project traffic I.e.U. with project fmprovements will
be less than I.C.U. without project •.
Description of system improvement:
ANDREW'S RESTAURANT FORM It
PROJECT
CH263OPH
02-219- 01 p `
TRAFFIC STUDIES
�LY'.CrY�S 2fyr4u�rMr/'
APPLICANT: CONSULTANTS:
NAME: ' - SA.tUlE fiRdyk',.LVLcK7dA4�.� .TLs�ry f• AA,Zw/.OX, ��'/I-
(P4�^tFtlA MVffv6J 77 1" GV4fXefx9/?WCY/kA4J7
A r 4.4�0=,,e Awx #/�9L3 ZOO �zyrt Zjtb4 �A^itsvdlD
QNgN.ET� G��iCs'hsvr,4 611,EA� C,dcxfc�P,vra
9zBrp- 9z6z/
PHONE: y /
PROJECT NAME: DESCRIPTION:
A.vox.Fw�y
PJ 2•?S/HGFST cm4Y/i/s�l�rAy'
DATE DEPOSIT J FEES PAYMENT REMAINING BALANCE
/fee boo•oo `�00 °a oG9.00
aSR�RNud21/
N01 3� 89a:3S /42, bS
�s
.... �►r�Y��r��r�r��7r
aEwPo+A CITY OF NEWPORT BEACH RECEIPT
a' d NEWPORT BEACH. CALIFORNIA 92663 No.
25429
<IiOPN�' 19
dA
CD
ss1 RECEIVED FROM
FOR: t1
ACCOUNT NO.
o
to
DEPARTMENT
By
.�..w.w.�.�.w.w.�...r.w.r.....«.....M.r.r.�......w.�..r.w.r �.w..w..r.�
DfPm.�
Anr•00z-z j di e
,d?l•XGZ apl�•.00t
1 ym.�y
D.eYoiss-
CITY OF NEWPORT BEACH COPY
DEMAND FOR PAYMENT
Date January 4, 1989
Demand Of: Justin F. Farmer
Address: 207 South Brea Boulevard
Brea California 92621
in the amount Of $ 3,697.35
ITEM OF EXPENDITURE BUDGET # AMOUNT
Professional services rendered re Traffic Study -
Andrews 'Restaurant - File #F633 02-219-01
I.
f
TOTAL $3,897.35
Approved For Payment:
Departme t Head '
� �te Approved:
Finance Director
s
JUSTIN F. FARMER
TRANSPORTATION ENGINEERS INC.
BREA BIND. Q�
A, CALIFORNIA 92621
(714) 671-0226
S �
t@E��t�`ttT
City of Newport Beach S J'a :°) December 29 , 1988
Ms . Patricia Temple JAN�319g9 Or
Environmental Coordinator
Newport Beach, Ca 92658 Frr, bttr
�tF•
Re: Traffic Study
Andrews Restaurant
Our File #F633
Billing Period : November 9 , 1988 through December 19, 1988
FOR THE FOLLOWING SERVICES: Visit project site, conduct a
traffic analysis , and prepare and deliver the report.
. Justin F. Farmer 4 hrs . @ $85.00 $ 340.00
Trans . Engineer 42 3/4 hrs . @ $65.00 2,778.75
Technician 3 hrs . @ $37.50 112.50
Word Processor 21 1 /2 hrs . @ $30.00 645.00
Reproduction Charges 21 . 10
Total Amount Due $3,897.35
LF !ar;mer
.ustin P.E. , President
JFF:sf APPROVED FOR N
NET 30 DAYS (Y�/h��y,� s tviENT
• Pla ing Direcior '
QUNT N0.: - zil-o/