Loading...
HomeMy WebLinkAboutTS114 RESOLUTION NO. 98-48 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH APPROVING AN AMENDMENT TO THE LAND USE ELEMENT OF THE NEWPORT BEACH GENERAL PLAN [GENERAL PLAN AMENDMENT 97-3 (D)J WHEREAS,as part of the development and implementation of the Newport Beach General Plan the Land Use Element has been prepared; and WHEREAS, the proposed amendment will allow the expansion of the existing hotel development which is consistent with the policies of the Zoning and the General Plan; and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy B, since the proposed increase in hotel development will not result in significant changes to the long range traffic service levels; and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy C,since adequate on-site parking is available in Block 600 of Newport Center;and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy D, since the location of the new structure will not adversely affect public views nor will it impact environmentally sensitive habitat; and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy L,since this hotel addition will improve the prosperity of Newport Center by increasing recreational and business visitor accommodations which support the uses in the area; and WHEREAS, on June 4, 1998, the Planning Commission of the City of Newport Beach conducted a public hearing regarding Ge neral Plan Amendment 97-3 (D) at which time this amendment to the g g Land Use Element was discussed and determined to be consistent with the goals of the Newport Beach General Plan; and WHEREAS, pursuant to the California Environmental Quality Act, an Initial Study has been prepared for the project. Based upon information contained in the Initial Study, it has been determined that if proposed mitigation measures are incorporated, the project would not have a significant effect on the environment. A Negative Declaration has been prepared by the City of Newport Beach in connection with the application noted. NOW THEREFORE,The City Council of the City of Newport Beach does hereby resolve as follows: SECTION 1: General Plan Amendment 97-3 (D) is hereby approved to amend the Land Use Element, Statistical Area LI (Newport Center)Block 600-Financial Plaza, and the Estimated Growth for Statistical Area LI Table of the General Plan to read as follows: N=ort Center(Statistical Area L1) 7. Block 600 - Financial Plaza. This area is bounded by Newport Center Drive, Santa Cruz Drive, San Joaquin Hills Road and Santa Rosa Drive. The site is designated for Administrative, Professional and Financial Commercial land use and is allocated 955,329 sq.R. of office development and 425 hotel rooms. Support retail commercial uses are also allowed within the office portion of this development allocation [GPA 97-3 (D)]. ESTIMATED GROWTH FOR STATISTICAL AREA Ll Residential(in dues) Commercial(in sq. ft.) Existing Gen.Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth 1/l/87 Projection Growth 1. Block 0 -0- -0- -0- 246,146 432,320 186,174 2. Block 100 -0- -0- -0- 196,545 196,545 -0- 3. Block 200 -0- -0- -0- 207,781 207,781 -0- 4. Block 300 -0- -0- -0- 130,408 134,908 4,500 5. Block400 -0- -0- -0- 440,118 440,118 -0- 6. Block 500 -0- -0- -0- 377,170 377,170 -0- Block600 -0- -0- -0- 1,284,134 1,426,634 -0- 7. Block 700 -0- -0- -0- 327,671 3217,671 -0- 8. Block 800 -0- 245 245 253,984 253,984 -0- 9. Block 900 67 67 -0- 616,630 622,630 6,000 10. Civic Plaza -0- -0- -0- 365,160 456,710 91,550 11.Corporate Plaza -0- -0- -0- 15,000 115,000 100,000 12.Tennis Club -0- -0- -0- -0- -0- -0- 13.NB Country Club -0- -0- -0- -0- -0- -0- 14.Amlinges -0- -0. -0- 3,960 5,000 1,040 15.Villa Point -0- 228 228 -0- -0- -0- 16. Sea Island 132 132 -0- -0- -0- -0- 17. Fashion Island -0- -0- -0- 1,603,850 1,633,850 30,000 18.Newport Village -0- -0- -0- 55,000 170,000 115,000 TOTAL 199 672 473 6,123,557 6,800,321 534,264 Population 394 1,331 937 Revised 06104/98 SECTION 2: That based upon the information contained in the Initial Study, comments received, and all related documents, the City Council finds that there is no substantial evidence that the project, as conditioned or as modified by mitigation measures identified in the Initial Study, could have a significant effect on the environment, therefore a Negative Declaration has been prepared. The Negative Declaration adequately addresses the potential environmental impacts of the project, and satisfies all the requirements of CEQA, and is • 0 hereby approved. The Negative Declaration reflects the independent judgment of the City Council and was reviewed and considered prior to approval of the project. This resolution was adopted at a regular meeting of the City Council of the City of Newport Beach held on June 22, 1998,by the following vote,to wit: Mayor Edwards, Debay, O'Neil, AYES,COUNCIL MEMBERS: Thomson, Hedges, Glover, Noye NOES,COUNCIL MEMBERS: ABSENT, COUNCIL MEMBERS: MAYOR: ATfESTO G4 CITY CLERK a p0 O � u • STATE OF CALIFORNIA } COUNTY OF ORANGE } as. CITY OF NEWPORT BEACH } I,LAVONNE M. HARKLESS, City Clerk of the City of Newport Beach, California,do hereby certify that the whole number of members of the City Council is seven; that the foregoing resolution,being Resolution No. 98-48,was duly and regularly introduced before and adopted by the City Council of said City at a regular meeting of said Council, duly and regularly held on the 22nd day of June, 1998,and that the same was so passed and adopted by the following vote,to wit: Ayes: Thomson,Debay,O'Neil,Hedges,Glover,Noyes,Mayor Edwards Noes: None Absent: None Abstain: None IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed the official seal of said City this 23rd day of June, 1998. City Clerk of the City of Newport Beach,California (Seal) p� �i City of Newport Beach City Council Minutes June 22, 1998 INDEX Without objection, the motion carried by acclamation. PUBLIC COMMEN No public comments were presented. PUBLIC HEARINGS 30. FOUR SEASONS HOTEL (THE IRVINE COMPANY,APPLICANT),AT Res 98-48 690 NEWPORT CENTER DRIVE, REQUEST TO ALLOW FOR A Four Seasons TOTAL MAXIMUM LIMIT OF 425 HOTEL ROOMS DESIGNATED IN Hotel BLOCK 600 OF NEWPORT CENTER, WHEREAS THE CURRENT GPA 97-3D LIMIT IS 325 HOTEL ROOMS; AND THE CONSTRUCTION OF AN UP 3631 ADDITIONAL 142,000 SQ. FT. (LOCATED ON AN EXISTING (45l88) VACANT PARCEL THAT HAS LONG BEEN PLANNED FOR HOTEL EXPANSION PURPOSES) WHICH INCLUDES A 102-ROOM, SIXTEEN STORY TOWER ADDITION WITH ADDITIONAL ANCILLARY USES - 690 NEWPORT CENTER DRIVE [GENERAL PLAN AMENDMENT 97-3 (D), USE PERMIT NO. 3631, MODIFICATION NO.4721,AND TRAFFIC STUDY NO. 1141. Planning Director Temple stated that the report is a planning amendment request by The Irvine Company to allow an extension of the Four Seasons Hotel and that this was initiated by Council in late 1997. She indicated that staff prepared environmental documentation and traffic studies. Carol Hoffman, The Irvine Comnanv, stated that The Irvine Company is pleased to bring a project of this quality to the City and noted that her team is in attendance tonight to answer questions. Mayor Edwards opened the public hearing. Don Gregory stated that there was a lot of debate at the EQAC meeting as to The Irvine Company's plans for the community. He requested getting The Irvine Company's master plan so that Council can vote intelligently on how their plans will impact future areas. Jan Vandersloot concurred with Mr. Gregory, noting that there is a master plan for the Newport Center. He believed that there is a CIOSA agreement between The Irvine Company and City agreeing to certain development entitlements for circulation and open space. He stated that The Irvine Company is now coming back and asking for an increased entitlement for an i office tower to the Newport Center, specifically to the 800 block. Further, there have been talks about removing open space at the Newport Village site for housing. He believed that the City is increasing development and traffic, and decreasing open space, and suggested asking them to provide affordable senior housing. Mayor Pro Tem. O'Neil emphasized that he chairs a City ad hoc committee that deals with the future master plan development of the Newport Center. Volume 52-Page 90 City of Newport Beach City Council Minutes June 22, 1998 INDEX He assured everyone that public forums will be conducted to review any traffic studies and modeling that will occur with the build-out. Regarding the General Plan Amendment, he stated that it was his understanding that it was not The Irvine Company's project. He agreed that Council needs to have a handle on the build-out of the Newport/Fashion Island Center as it is planned to be the major commercial and retail center for Newport Beach. He expressed the opinion that The Irvine Company is conscientiously putting together a plan that will be made public and reviewed by EQAC. Council Member Hedges noted that the Negative Declaration and analysis conducted under the existing Traffic Phasing Ordinance shows that there is virtually no impact or change to enter utilization or to the parking counts that are studied hourly. He clarified that this project has nothing to do with the CIOSA Agreement. Hearing no further testimony, Mayor Edwards closed the public hearing. Motion by Mavor Pro Tem O'Neil to adopt Resolution No. 98-48 approving General Plan Amendment 97-3(D); and sustain the action of the Planning Commission and approve the applications related to the General Plan Amendment, subject to the Findings, Mitigation Measures and Conditions as modified by the Planning Commission: The acceptance of a Negative Declaration, Use Permit No. 3631, Modification No. 4721, and Traffic Study No. 114. Council Member Glover noted that the City has a general plan that lays out the capacity of the Newport Center. She stated that she would not like to, as a Council Member, make a determination as to the types of retail The Irvine Company determines is fitting. Without objection, the motion carried by acclamation. 3 J.P.'S OF NE4VPORT BEACH (ERIK RAMESON, APPLICANT) J.P.'s of EQUEST TO ALLOW THE RE-ESTABLISHMENT OF THE EXISTING Newport W HOUSE RESTAURANT AS J.P:S OF NEWPORT BEACH,A NEW Beach FULL RVICE RESTAURANT AND ENTERTAINMENT FACILITY UP 3626 AT 3450 PORTO (USE PERMIT NO. 3626). (88) Mayor Edwards rec that, at the June 8 meeting, there was a request that meetings be conduc to change parking operational characteristics. Assistant City Manager Woo orted that she and the Planning Director met with representatives of Via Plaza on Friday and explained the conditions of approval that were adde the Planning Commission. She believed that the conditions offer an oppor ty to improve the parking situation and added that a comprehensive par ' study will need to be conducted for the entire area. Motion by Council Member Hedaes to modify the action o Planning Commission to approve Use Permit No. 3626, amending the con ns to include the ingress and egress on Central, that a comprehensive par Volume 52-Page 91 • • City of Newport Beach • Planning Commission Minutes June 4, 1998 INDEX SUBJECT: The Four Seasons Hotel (The Irvine Company, Item No.2 applicant) GPA 97-3(D) 690 Newport Center Drive UP No.3631 • GPA 97.3 (D), with the acceptance of a Modification No.3631 Negative Declaration TS 114 • Use Permit No.3631 • Modification No.4721 • Traffic Study 114 Request to allow the construction of a 142,500 sq.ft.addition to an existing Recommended for hotel. The project involves the approval of a General Plan Amendment,a approval Traffic and Parking Study, a Use Permit and a Modification. The General Plan Amendment is required to increase the total maximum hotel room limit designated in Block 400 of Newport Center. The current limit is 325 hotel rooms which will be increased to 425 rooms. A use permit is required for the expansion of the hotel and its ancillary uses. A modification is required for the approval of an exterior wall sign which exceeds the allowable area permitted for wall signs in the APF District. The 142,500 sq. ft.addition includes: • a 102-room,sixteen story tower addition; • a 9,200 sq.ft.ballroom(400 seats); • six meeting rooms totaling 3,800 sq.ft.; • reconfiguration (demolition of existing tennis courts and a portion of the existing health club) and expansion of the existing health club/spa facilities (including masseuse services) and; • a wedding garden and pool facility for outdoor functions. Ms.Temple noted by way of reference,a memorandum from the Planning Department with an attached table is intended to be substituted for the table on handwritten page 127 of the staff report. An older version of this table was inadvertently included in the packet for copy to the Planning Commission. Additionally,the applicant has requested and staff concurs With the modification of Use Permit No. 3631 Condition 5 to add,...Except short term construction or delivery activities approved through an Encroachment Permit. Chairperson Kranzley and all Commissioners noted for the record that they had met with the applicant and received personal presentations of the project. Commissioner Gifford noted that during that process,she had received an additional booklet that has a lot of data and asked if this should become part of the record. Ms. Clauson answered that if it is additional data that is not in the staff it I City P of Newport Beach Planning Commission Minutes June 4, 1998 INDEX report,then it should be. Commissioner Adams pointed out that in one of the tables where it discusses the number of rooms,there should be an asterisk to explain that the number of rooms is not the number of keys. Ms.Temple noted that this issue was a source of confusion by members of the public as well commissioners. She explained that when staff analyzes hotels, the maximum potential utilization is analyzed and the concept of key or lock off nodules is used. In hotels,rooms are quite often assembled and disassembled in to various uses and activities such as suites and meeting rooms. The entitlement being requested in the General Plan Amendment and the Use Permit is numbered and assigned based on the optimal utilization of these facilities based on the smallest increment use or the greatest number of rooms potential. The existing hotel has authorization for 325 rooms, they actually use only 285. Were they to optimize the physical plant to individual rooms, they could have a far greater number. The request for an additional 100 rooms is the General Plan entitlement in the optimal utilization,the new tower is 102 rooms. This approach is used to make sure that the worst case is assessed for traffic purposes and for the analysis of all the relative impacts of the proposed project. Ms. Clauson, having been handed the additional pamphlet referenced by Commissioner Gifford stated that it appears to contain the same exhibits that are on the board. Public Comment was opened. Carol Hoffman of The Irvine Company stated that their entire team was present to speak to this issue if needed. They have attempted to present a comprehensive packet of material for consideration and appreciate time taken for review. At Commission inquiry,Ms. Hoffman noted that the employees park in structures in Block 600 if they do not come by public transportation. Bernie Rome, President of Big Canyon Community Association spoke on behalf of this application noting that the applicant gave a briefing to the affected residents that live across San Joaquin Hills Road. He commented that approximately 75% of the cars egressing from the complex will be going north,either on MacArthur or Jamboree. He asked that the green lit sign indicating San Joaquin Hills Road be replaced. This would alleviate the cars that inadvertently come into Big Canyon having to turn around, since this is a private community. Continuing, he noted that in reality, there should be a 'Not a Through Street', to make it clear to drivers that there should be either a right or left turn on to San Joaquin Hills Rd. 12 City of Newport Beach Planning Commission Minutes June 4, 1998 INDEX Barry Eaton, 727 Ellis Street, Eastbluff spoke in favor of this application stating that this project is not overloading traffic in any intersection plus noting the positive economic viability of the project. Public Comment was closed. Motion was made by Commissioner Ridgeway to recommend to the City Council approval of: • GPA 97-3(D),with the acceptance of a Negative Declaration • Use Permit No.3631 • Modification No.4721 • Traffic Study114 and include a recommendation to staff to add a "Not a Through Street" sign as a possibility to be located on San Joaquin Hills Road. Without objection and by show of hands, Motion Carried. Ayes: Fuller, Ridgeway,Selich, Kranzley, Gifford, Adams,Ashley Noes: None Absent: A. General Plan Amendment No.97-31D1: Adopt Resolution No. 1472 (Attached) recommending to the City Council the adoption of General Plan Amendment No.97-3(D). B. Environmental Document: Findinas: 1. An Initial Study and Mitigated Negative Declaration have been prepared in compliance with the Environmental Quality Act (CEQA),the State CEQA Guidelines,and Council Policy K-3. 2. On the basis of the analysis set forth in the Initial Study and Mitigated Negative Declaration,including the mitigation measures listed, the proposed project does not have the potential to significantly degrade the quality of the environment. 3. There are no long-term environmental goals that would be compromised by the project 4. No cumulative impacts are anticipated in connection with this or other projects. 5. There are no known substantial adverse affects on human beings that would be caused by the proposed project. 13 City of Newport Beach Planning Commission Minutes June 4, 1998 INDEX 6. The contents of the environmental document have been considered in the various decisions on this project. Mitigation Measures: 1. Prior to commencing grading activities,the applicant shall consult with the City of Irvine and City of Newport Beach regarding the exportation of earthwork to a disposal site located in Irvine. The applicant shall consult with the City of Irvine so that a mutually acceptable agreement is developed regarding the haul route and truck hauling operations. Evidence of said agreement shall be submitted to the City of Newport Beach prior to commencing site grading activities. 2. During construction activities, the project will comply with the erosion and siltation control measures of the City's grading ordinance and all applicable local and State building codes and seismic design guidelines, including the City Excavation and Grading Code (NBMC Section 15.04 or applicable sections). 3. Prior to the issuance of a grading permit,the applicant shall submit a comprehensive geotechnical investigation to the Planning and Building Departmentfor review and approval. 4. The project shall conform to the requirements of the National Pollution Discharge Elimination System (NPDES)and shall be subject to the approval of the Public Works Department to determine compliance. 5. The project design shall include adequate hood equipment with smoke and odor control capabilities to serve the facility. Additionally, the hood system shall include a charcoal filtering system for the control of odors and a grease collection system for the capture/removal of grease accumulation. The hood system shall be subject to review and approval by the Building Department and the Planning Director. 6. During construction activities, the applicant shall ensure that the following measures are complied with to reduce short-term •(construction) air quality impacts associated with the project: a) controlling fugitive dust by regular watering,or other dust palliative measures to meet South Coast Air Quality Management District (SCAQMD) Rule 403; b) maintaining equipment engines in proper tune; and c) phasing and scheduling construction activities to minimize project-related emissions. 14 City of Newport Beach Planning Commission Minutes June 4, 1998 INDEX 7. During construction activities, the applicant shall ensure that the project will comply with SCAQMD Rule 402, to reduce nuisance due to odors from construction activities 8. The applicant shall ensure that the project will comply with the provisions of the City of Newport Beach General Plan Noise Element and the Municipal Code pertaining to noise restrictions. During construction activities, the hours of construction and excavation work are allowed from 7:00 a.m. to 6:30 p.m. on weekdays and 8:00 a.m.to 6:00 p.m.on Saturdays,and not at any time on Sundays and holidays. 9. Prior to the commencement of grading activities, the applicant shall coordinate with utility and service organizations regarding any construction activities to ensure existing facilities are protected and any necessary expansion or relocation of facilities are planned and scheduled in consultation with the appropriate public agencies. 10. The project shall be designed to eliminate light and glare onto adjacent properties or uses. The plans shall be prepared and signed by a licensed Electrical Engineer acceptable to the City. Prior to the issuance of any building permit the applicant shall provide to the Planning Department, in conjunction with the lighting system plan, lighting fixture product types and technical specifications,including photometric information,to determine the extent of light spillage or glare which can be anticipated. This information shall be made a part of the building set of plans for issuance of the building permit. That prior to issuance of the certificate of occupancy or final of building permits,the applicant shall schedule an evening inspection by the Code Enforcement Division to confirm control of light and glare specified by this condition of approval. 11. Prior to issuance of a grading permit, the applicant shall demonstrate to the Planning Department that the project will comply with Council Policies regarding archaeological and paleontological resource investigation,surveillance and recovery. 12. A qualified archeologist shall be present during grading activities to inspect the underlying soil for cultural resources. If significant cultural resources are uncovered,the archeologist shall have the authority to stop or temporarily divert construction activities for a period of 48 hours to assess the significance of the find. C. Use Permit No.3631 15 i . City of Newport Beach Planning Commission Minutes June 4, 1998 INDEX Findinas: 1. The Land Use Element of the General Plan designate the site for "Administrative,Professional & Financial Commercial" uses and a hotel is a permitted use within this designation. 2. That the proposed development will not have any significant environmental impact, based on information presented and incorporated into the Negative Declaration. 3. That the design of the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of propertywithin the proposed development. 4. That public improvements may be required of a developer per Section 20.91.040 of the Municipal Code. 5. That approval of Use Permit No. 3631 will not, under the circumstances of the case be detrimental to the health, safety, peace,morals,comfort and general welfare of persons residing or working in the neighborhood or be detrimental or injurious to property or improvements in the neighborhood or the general welfare of the City and further that the proposed modification related to the proposed signing is consistent with the legislative intent of Title 20 of this Code for the following reasons: • The hotel use is compatible with the surrounding professional office and retail commercial uses in the area since hotel uses are typically a support use. • The addition is an extension of the existing hotel operation which is compatible with the character of the neighborhood since the surrounding buildings are mid and high-rise structures consisting of office and retail uses. • The project will not result in a significant effect on the environment. • The proposed development fully conforms to the established development standards of Chapter 20 of the Municipal Code. • There is adequate parking available for the addition. • There are no significant aesthetic impacts. Conditions: 1. That development shall be in substantial conformance with the approved site plan, floor plan and elevations, except as noted 16 • . City of Newport Beach Planning Commission Minutes June 4, 1998 INDEX below. 2. Intersections of private drive at Center Drive shall be designed to provide sight distance for a speed of 30 miles per hour. Slopes, landscape,walls and other obstruction shall be considered in the sight distance requirements. Landscaping within the sight line shall not exceed twenty-four inches in height. 3. The existing crosswalk connecting the 630 Newport Center Drive parking structure to the sidewalk adjacent to the project shall be maintained unless otherwise approved by the City Traffic Engineer. 4. Asphalt or concrete access roads shall be provided to all public utilities, vaults, manholes, and junction structure locations, with width to be approved by the Public Works Department. 5. Disruption caused by construction work along roadways and by movement of construction vehicles shall be minimized by proper use of traffic control equipment and flagmen. Traffic control and transportation of equipment and materials shall be conducted in accordance with state and local requirements. A traffic control plan shall be reviewed and approved by the Public Works Department. There shall be no construction storage or delivery of materials within the Newport Center Drive right-of-way, except short term construction or delivery activities approved through an Encroachment Permit. 6. That a valet operations plan shall be reviewed and approved by the City Traffic Engineer. 4. That all trash areas shall be screened from adjoining properties and streets. 5. The approval of Use Permit No.3631 is subject to final City Council approval of GPA 97-3(D). 6. 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,causes injury,or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 7. 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. 17 City of Newport Beach Planning Commission Minutes June 4, 1998 INDEX Standard Requirements: 1. That the project shall comply with State Disabled Access requirements. 2. That all improvements be constructed as required by Ordinance and the Public Works Department. 3. Arrangements shall be made with the Public Works Department in order to guarantee satisfactory completion of any required public improvements, if it is desired to obtain a grading or building permit prior to completion of the public improvements. 4. Public easements and utilities crossing the site shall be shown of the grading and building site plans. 5. Prior to issuance of any grading or building permits for the site, the applicant shall demonstrate to the satisfaction of the Public Works Department and the Planning Department that adequate sewer facilities will be available for the project. Such demonstration shall include verification from the Orange County Sanitation District and the City's Utilities Department. 6. Any Edison transformer serving the site shall be located outside the sight distance planes as described in City Standard 110-L. 7. That the on-site parking, vehicular circulation and pedestrian circulation systems be subject to further review by the City Traffic Engineer D. Modification No.4721 Findings 1. That the Land Use Element of the General Plan designates the site as APF and the proposed wall sign is consistent with this designation and is ancillary to the primary permitted use. 2: The modification to the Zoning Code, as proposed will not be detrimental to persons, property or improvements in the neighborhood for the following reasons: • The proposed wall sign will not obstruct view from adjoining properties since it is a flush mounted wall sign. 18 City of Newport Beach • Planning Commission Minutes June 4, 1998 INDEX • The internally illuminated sign will be located on the uppermost portion of the building,and will not emit glare or light spillage onto other properties. 3. The modification to the Zoning Code as proposed is consistentwith the legislative intent of Title 20 of the Municipal Code for the following reasons: • The size of the wall sign is of a scale consistentwith the size of the proposed tower structure. • The wall sign does not comprise more than 40% of the exposed finished wall surface area, including openings of the elevation on which it is to be located. Conditions: 1. The sign development shall be in substantial conformance with the approved site plan, floor plan and elevation, except as noted below. 2. The wall sign (including logo) shall not exceed a total combined area of 306 sq. ft.when a rectangle is drawn around the sign and logo. 3. All other signage shall conform to the Zoning Code requirements unless otherwise approved by the Modification Committee or Planning Commission. 4. The illuminated wall sign shall not blink or flash or contain any type of animation. 5. The approval of this Modification shall be subject to final City Council approval of GPA 97-3(D). 6. This Modification shall expire unless exercised within 24 months from the date of approval as specified in Section 20.93.055A of the Newport Beach Municipal Code. E. Traffic Study 114 Findings: 1. That a Traffic Study has been prepared which analyzes the impact 19 City of Newport Beach Planning Commission Minutes June 4, 1998 INDEX of the proposed project on the peak-hour traffic and circulation system in accordance with Chapter 15.40 of the Newport Beach Municipal Code and City Policy K-3. 2. That the Traffic Study has been reviewed by the City Traffic Engineer and found in compliance with the Traffic Phasing Ordinance. 3. That the Traffic Study indicates that the project-generated traffic will neither cause nor make worse an unsatisfactory level of traffic on any 'major; 'primary-modified;or 'primary'street at any of the ten intersections selected for evaluation by City staff and based on the characteristicsof the proposed development. 4. That the Traffic Study indicates that the project-generated traffic will not be greater than one percent of the existing traffic during the 2.5 hour peak period on eight of the ten study intersections and that the ICU analysis for two of the ten intersections indicates an acceptable ICU value of less than 0.90. SUB T. Minor Amendments to the Zoning Code Item No.3 A 874 Intent to Amend the Zoning Code-A874 A resolution of tent to revise Title 20 of the Municipal Code to make Approved several minor revis ns to the Zoning Code. These revisions relate to the definition of terms, and use classifications, land use regulations, nonconforming structu the regulation of signs, public notification requirements, appeal an all for review procedures, and the removal of obsolete, redundant, and inflicting language. Ms.Temple noted that this is an ini Lion of an amendment,the action is neither recommending approval no holding a public hearing. Staff requests that Commission identify any iss s, problems or concerns of this extensive list. A supplemental staff repo was distributed addressing building bulk. Chairperson Kranzley suggested that Commission dress this agenda item like the consent calendar. If there are items that mmission wishes to pull off they can be discussed, otherwise, move th whole report forwardl. Deliberation continued on this item with the outcome of an initiatio o be recommended with explanation relating to the definition of terms, d use classifications, land use regulations, nonconforming structures, th 20 CITY OF NEART BEACH Hearing Dare: June22, 1998 p • COMMUNITY AND ECONOMIC DEVELOPMENT Agenda Item No.: 30 PLANNING DEPARTMENT _ 53 o NEWPORT BOULEVARD Staff Person: Marc Myers C�IIfONM� NEWPORT BEACH,CA 92W (949)644-3210 (P4)644-Ylar FAX(74)644-3250 REPORT TO THE MAYOR AND CITY COUNCIL FILE COPY PROJECT: The Four Seasons Hotel(The Irvine Company,applicant) 690 Newport Center Drive PURPOSE OF APPLICATION: Request to allow the construction of a 142,500 sq. ft. addition to an existing hotel. The project involves the approval of a General Plan Amendment, a Traffic and Parking Study, a Use Permit and a Modification. The General Plan Amendment is required to increase the total maximum hotel room limit designated in Block 600 of Newport Center. The current limit is 325 hotel rooms which will be increased to 425 rooms. A use permit is required for the expansion of the hotel and its ancillary uses. A modification is required for the approval of an exterior wall sign which exceeds the allowable area permitted for wall signs in the APF District. The 142,500 sq. ft. addition includes: • a 102-room,sixteen story tower addition; • a 9,200 sq.ft.ballroom(600 seats); • six meeting rooms totaling 3,800 sq.ft.; • reconfiguration(demolition of existing tennis courts and a portion of the existing health club) and expansion of the existing health club/spa facilities(including masseuse services)and; • a wedding garden and pool facility for outdoor functions. ACTION: 1. Conduct public hearing;and 2. Adopt Resolution No. 98-_, approving General Plait Amendment 97-3(D);and 3. Sustain the action of the Planning Commission and approve the applications related to the General Plan Amendment, subject-to the Findings, Mitigation Measures and Conditions as modified by the Planning Commission: . • The acceptance of a NegativeDeclaration • Use Permit No. 3631 • ModiftcationNo. 4721 • TraffrcStudyNa. 114 i LEGAL DESCRIPTION: Portions of Parcels 2 and 3 of Parcel Map 196-13 ZONE: APF (Administrative,Professional and Financial Commercial) OWNER: The Irvine Company,Newport Beach Planning Commission Recommendation At its meeting of June 4, 1998, the Planning Commission voted (all ayes) to recommend approval of the applications related to the proposed expansion of the Four Seasons Hotel. Revised findings, conditions and mitigation measures, an excerpt of the draft Planning Commission minutes, and the Planning Commission staff report are attached for the information of the City Council. Submitted by: Prepared by: SHARON Z. WOOD PATRICIA L. TEMPLE Assistant City Manager Planning Director Attachments: 1. Exhibit"A"(Revised) 2. Resolution 3. Excerpt of draft June 4, 1998 Planning Commission minutes 4. June 4, 1998 Planning Commission staffreport 5. Plans and elevations GPA No.97-3 Use Permit No.3631 Modification No.4721 Tratlic Study No. 114 Page 2 EXMBIT"A"(Revised) FINDINGS,MITIGATION MEASURES AND CONDITIONS OF APPROVAL FOR GPA 97-3 (D)and the acceptance of the Environmental Document, Use Permit No. 3631,ModificationNo.4721 and Traffic Study 114 A. General Plan Amendment No. 97-3(D): Adopt ResolutionNo. 98- (Attached). B. Environmental Document: Findings: I. An Initial Study and Mitigated Negative Declaration have been prepared in compliance with the Environmental Quality Act (CEQA), the State CEQA Guidelines, and Council Policy K-3. 2. On the basis of the analysis set forth in the Initial Study and Mitigated Negative Declaration, including the mitigation measures listed, the proposed project does not have the potential to significantly degrade the quality of the environment. 3. There are no long-term environmental goals that would be compromised by the project 4. No cumulative impacts are anticipated in connection with this or other projects. 5. There are no known substantial adverse affects on human beings that would be caused by the proposed project. 6. The contents of the environmental document have been considered in the various decisions on this project. Mitigation Measures: I. Prior to commencing grading activities,the applicant shall consult with the City of Irvine and City of Newport Beach regarding the exportation of earthwork to a disposal site located in Irvine. The applicant shall consult with the City of Irvine so that a mutually acceptable agreement is developed regarding the haul route and truck hauling operations. Evidence of said agreement shall be submitted to the City of Newport Beach prior to commencing site grading activities. GPA No.97.3 Use Permit No.3631 Modification No.4721 Traffic Study No. 114 Page 3 2. During construction activities,the project will comply with the erosion and siltation control measures of the City's grading ordinance and all applicable local and State building codes and seismic design guidelines,including the City Excavation and Grading Code (NBMC Section 15.04 or applicable sections). 3. Prior to the issuance of a grading permit, the applicant shall submit a comprehensive geotechnical investigation to the Planning and Building Department for review and approval. 4. The project shall conform to the requirements of the National Pollution Discharge Elimination System (NPDES) and shall be subject to the approval of the Public Works Department to determine compliance. 5. The project design shall include adequate hood equipment with smoke and odor control capabilities to serve the facility. Additionally, the hood system shall include a charcoal filtering system for the control of odors and a grease collection system for the capture/removal of grease accumulation. The hood system shall be subject to review and approval by the Building Department and the Planning Director. 6. During construction acti,.ities, the applicant shall ensure that the following measures are complied with to reduce short-term (construction)air quality impacts associated with the project: a)controlling fugitive dust by regular watering,or other dust palliative measures to meet South Coast Air Quality Management District(SCAQMD)Rule 403; b) maintaining equipment engines in proper tune; and c) phasing and scheduling construction activities to minimize project-relatedemissions. 7. During construction activities,the applicant shall ensure that the project will comply with SCAQMD Rule 402,to reduce nuisance due to odors from construction activities 8. The applicant shall ensure that the project will comply with the provisions of the City of Newport Beach General Plan Noise Element and the Municipal Code pertaining to noise restrictions. During construction activities,the hours of construction and excavation work are allowed from 7:00 a.m. to 6:30 p.m. on weekdays and 8:00 a.m. to 6:00 p.m. on Saturdays,and not at any time on Sundays and holidays. 9. Prior to the commencement of grading activities,the applicant shall coordinate with utility and service organizations regarding any construction activities to ensure existing facilities are protected and any necessary expansion or relocation of facilities are planned and scheduled in consultation with the appropriate public agencies. 10. The project shall be designed to eliminate light and glare onto adjacent properties or uses. The plans shall be prepared and signed by a licensed Electrical Engineer acceptable to the City. Prior to the issuance of any building permit the applicant shall provide to the GPA No.97-3 Use Permit No.3631 Modif"ion No.4721 Tni is Study No.114 Page 4 0 � Planning Department,in conjunction%3ith the lighting system plan,lighting fixture product types and technical specifications, including photometric information, to determine the extent of light spillage or glare which can be anticipated. This information shall be made a part of the building set of plans for issuance of the building pemtit. That prior to issuance of the certificate of occupancy or final of building permits,the applicant shall schedule an evening inspection by the Code Enforcement Division to confirm control of light and glare specified by this condition of approval. 11. Prior to issuance of a grading permit, the applicant shall demonstrate to the Planning Department that the project will comply with Council Policies regarding archaeological and paleontological resource investigation,surveillance and recovery. 12. A qualified archeologist shall be present during grading activities to inspect the underlying soil for cultural resources. If significant cultural resources are uncovered,the archeologist shall have the authority to stop or temporarily divert construction activities for a period of 48 hours to assess the significance of the find. C. Use Permit No.3631 Findings: 1. The Land Use Element of the General Plan designate the site for "Administrative, Professional & Financial Commercial" uses and a hotel is a permitted use within this designation. 2. That the proposed development will not have any significant environmental impact,based on informationpresented and incorporated into the Negative Declaration. 3. That the design of the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. 4. That public improvements may be required of a developer per Section 20.91.040 of the Municipal Code. 5. That approval of Use Permit No. 3631 will not, under the circumstances of the case be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood or be detrimental or injurious to property or improvements in the neighborhood or the general welfare of the City and further that the proposed modification related to the proposed signing is consistent with the legislative intent of Title 20 of this Code for the following reasons: GPA No.97-3 Use Pcmtit No.3631 Modification No.4721 Traffic Study No.114 Page 5 • 0 • The hotel use is compatible with the surrounding professional office and retail commercial uses in the area since hotel uses are typically a support use. • The addition is an extension of the existing hotel operation which is compatible with the character of the neighborhood since the surrounding buildings are mid and high- rise structures consisting of office and retail uses. • The project will not result in a significant effect on the environment. • The proposed development fully conforms to the established development standards of Chapter 20 of the Municipal Code. • There is adequate parking available for the addition. • There are no significant aesthetic impacts. Conditions: 1. That development shall be in substantial conformance with the approved site plan, floor plan and elevations,except as noted below. 2. Intersections of private drive at Center Drive shall be designed to provide sight distance for a speed of 30 miles per hour. Slopes, landscape, walls and other obstruction shall be considered in the sight distance requirements. Landscaping within the sight line shall not exceed twenty-four inches in height. 3. The existing crosswalk connecting the 630 Newport Center Drive parking structure to the sidewalk adjacent to the project shall be maintained unless otherwise approved by the City Traffic Engineer. 4. Asphalt or concrete access roads shall be provided to all public utilities, vaults, manholes, and junction structure locations, with width to be approved by the Public Works Department. 5. Disruption caused by construction work along roadways and by movement of construction vehicles shall be minimized by proper use of traffic control equipment and flagmen. Traffic control and transportation of equipment and materials shall be conducted in accordance with state and local requirements. A traffic control plan shall be reviewed and approved by the Public Works Department. There shall be no construction storage or delivery of materials within the Newport Center Drive right-of-way except short-term construction storage or delivery activities approved with an encroachment agreement. 6. That a valet operations plan shall be reviewed and approved by the City Traffic Engineer. 7. That all trash areas shall be screened from adjoining properties and streets. GPA No.97.3 Use Permit No.3631 Modification No.4721 Traffic Study No. 114 Page 6 8. 'Be approval ofUse Permit No. 3631 is subject to final City Council approval of GPA 97-3 (D)• 9. 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,causes injury,or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 10. 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. Standard Requirements: 1. That the project shall comply with State Disabled Access requirements. 2. That all improvements be constructed as required by Ordinance and the Public Works Department. 3. Arrangements shall be made with the Public Works Department in order to guarantee satisfactory completion of any required public improvements, if it is desired to obtain a grading or building permit prior to completion of the public improvements. 4. Public easements and utilities crossing the site shall be shown of the grading and building site plans. 5. Prior to issuance of any grading or building permits for the site, the applicant shall demonstrate to the satisfaction of the Public Works Department and the Planning Department that adequate sewer facilities will be available for the project. Such demonstration shall include verification from the Orange County Sanitation District and the City's Utilities Department. 6. Any Edison transformer serving the site shall be located outside the sight distance planes as described in City Standard 110-L. 7. That the on-site parking,vehicular circulation and pedestrian circulation systems be subject to further review by the City Traffic Engineer GPA No.97-3 Use Permit No.3631 Modification No.4721 Tnttic Study No.114 Page 7 D. ModificationNo.4721 Findines: 1. That the Land Use Element of the General Plan designates the site as APF and the proposed wall sign is consistent with this designation and is ancillary to the primary permitted use. 2. The modification to the Zoning Code, as proposed will not be detrimental to persons, property or improvements in the neighborhood for the following reasons: • The proposed wall sign will not obstruct view from adjoining properties since it is a flush mounted wail sign. • The internally illuminated sign will be located on the uppermost portion of the building,and will not emit glare or light spillage onto other properties. 3. The modification to the Zoning Code as proposed is consistent with the legislative intent of Title 20 of the Municipal Code for the following reasons: • The size of the wall sign is of a scale consistent with the size of the proposed tower structure. • The wall sign does not comprise more than 40% of the exposed finished wall surface area,including openings of the elevation on which it is to be located. Conditions: 1. The sign development shall be in substantial conformance with the approved site plan,floor plan and elevation,except as noted below. 2. The wall sign(including logo) shall not exceed a total combined area of 306 sq. ft. when a rectangle is drawn around the sign and logo. 3. All other signage shall conform to the Zoning Code requirements unless otherwise approved by the Modification Committee or Planning Commission. 4. The illuminated wall sign shall not blink or flash or contain any type of animation. 5. The approval of this Modification shall be subject to final City Council approval of GPA 97-3(D). 6. This Modification shall expire unless exercised within 24 months from the date of approval as specified in Section 20.93.055A of the Newport Beach Municipal Code. GPA No.97.3 Use Permit No.3631 Modification No.4721 TnFlic Study No. 114 Page 8 E. Traffic Study 114 Findings: I. That a Traffic Study has been prepared which analyzes the impact of the proposed project on the peak-hour traffic and circulation system in accordance with Chapter 15.40 of the Newport Beach Municipal Code and City Policy K-3. 2. That the Traffic Study has been reviewed by the City Traffic Engineer and found in compliance with the Traffic Phasing Ordinance. 3. That the Traffic Study indicates that the project-generated traffic will neither cause nor make worse an unsatisfactory level of traffic on any'major,"primary-modified;or'primary' street at any of the ten intersections selected for evaluation by City staff and based on the characteristicsof the proposed development. 4. That the Traffic Study indicates that the project-generated traffic will not be greater than one percent of the existing traffic during the 2.5 hour peak period on eight of the ten study intersections and that the ICU analysis for two of the ten intersections indicates an acceptable ICU value of less than 0.90. GPA No.97-3 Use Permit No.3631 Modification No.4721 Tn K So*No. 114 Page 9 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH APPROVING AN AMENDMENT TO THE LAND USE ELEMENT OF THE NEWPORT BEACH GENERAL PLAN WHEREAS, as part of the development and implementation of the Newport Beach General Plan the Land Use Element has been prepared; and WHEREAS, the proposed amendments would allow the expansion of AN existing hotel development which is consistent with the policies of the Zoning and the General Plan; and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy B, since the proposed increase in hotel development will not result in significant changes to the long range traffic service levels; and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy C, since adequate on-site parking is available in Block 600 of Newport Center; and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy D, since the location of the new structure will not adversely affect public views nor will it impact environmentally sensitive habitat; and WHEREAS, it has been determined that the propose development is consistent with General Plan Policy L, since this hotel addition will improve the prosperity of Newport GPA No.97-3 Use Permit No.3631 Modification No.4721 Traffic Study No.114 Page 10 • Center by increasing recreational and business visitor accommodations which support the uses in the area; and WHEREAS, on June 4, 1998, the Planning Commission of the City of Newport Beach conducted a public hearing regarding General Plan Amendment 97-3 (D) at which time this amendment to the Land Use Element was discussed and determined to be consistent with the goals of the Newport Beach General Plan; and WHEREAS, pursuant to the California Environmental Quality Act, an Initial Study has been prepared for the project. Based upon information contained in the Initial Study, it has been determined that if proposed mitigation measures are incorporated, the project would not have a significant effect on the environment. A Negative Declaration has been prepared by the City of Newport Beach in connection with the application noted; and NOW THEREFORE BE IT RESOLVED, that the City Council of the City of Newport Beach approves an amendment to the Land Use Element, Statistical Area L1 (Newport Center)Block 600-Financial Plaza,and the Estimated Growth for Statistical Area LI Table of the General Plan to read as follows: Newport Center(Statistical Area Ll) 7. Block 600 - Financial Plaza. This area is bounded by Newport Center Drive, Santa Cruz Drive, San Joaquin Hills Road and Santa Rosa Drive. The site is designated for Administrative,Professional and Financial Commercial land use and is allocated 955,329 sq.ft.,of office development and 3-M 425 hotel rooms. Support retail commercial uses are also allowed within the office portion of this development allocation[GPA 93-2(D)]. GPA No.97-3 Use Pcrmit No.3631 Modification No.4721 Tra is Study No. 114 Page 11 0 ESTIMATED GROWTH FOR STATISTICAL AREA Ll Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected i/1/87 Projection Growth 1/l/87 Projection Growth 1. Block 0 -0- -0- -0- 246,146 432,320 186,174 2. Block 100 -0- -0- -0- 196,545 196,545 -0- 3. Block 200 -0- -0- -0- 207,781 207,781 -0- 4. Block 300 -0- -0- -0- 130,408 134,908 4,500 S. Block 400 -0- -0- -0- 440,118 440,118 -0- 6. Block 500 -0- -0- -0- 377,170 377,170 -0- 7. Block 600 -0- -0- -0- ','1Q�4 1,284,1 s4 -0- 1,426,634 1,426,634 8. Block 700 -0- -0- -0- 327,671 327,671 -0- 9. Block 800 -0- 245 245 253,984 253,984 -0- 10. Block 900 67 67 -0- 616,630 622,630 6,000 11. Civic Plaza -0- -0- -0- 365,160 456,710 91,550 12. Corporate Plaza -0- -0- -0- 15,000 115,000 100,000 13.Tennis Club -0- -0- -0- -0- -0- -0- 14.NB Country Club -0- -0- -0- -0- -0- -0- 15. Amling's -0- -0- -0- 3,960 5,000 1,040 16. Villa Point -0- 228 228 -0- -0- -0- 17. Sea Island 132 132 -0- -0- -0- -0- 18. Fashion Island -0- -0- -0- 1,603,850 1,633,850 30,000 19.Newport Village -0- -0- -0- 55,000 170,000 115,000 TOTAL 199 672 473 6,123,557 6,657,821 534,264 Population 394 1,331 937 Revised 06/04N8 GPA No.973 Use Permit No.3631 Modification No.4721 Traffic Study No.114 Page 12 ADOPTED this day of . 1998. MAYOR ATTEST: City Clerk GPA No.97-3 Use Permit No.3631 ModiLatim No.4721 Tn16c Study No.114 Page 13 City of Newport Beach DRAFT Planning Commission Minutes June 4, 1998 INDEX SUBJECT: The Four Seasons Hotel (The Irvine Company, Item No.2 applicant) GPA 97-3(D) 690 Newport Center Drive UP No.3631 • GPA 97-3 (D), with the acceptance of a Modification No.3631 Negative Declaration TS 114 • Use Permit No.3631 • Modification No.4721 • Traffic Study 114 Request to allow the construction of a 142,500 sq.ft.addition to an existing Recommended for hotel. The project involves the approval of a General Plan Amendment,a approval Traffic and Parking Study,a Use Permit and a Modification. The General Plan Amendment is required to increase the total maximum hotel room limit designated in Block 600 of Newport Center. The current limit is 325 hotel rooms which will be increased to 425 rooms. A use permit is required for the expansion of the hotel and its ancillary uses. A modification is required for the approval of an exterior wall sign which exceeds the allowable area permitted for wall signs in the APF District. The 142,500 sq. ff.addition includes: • a 102-room,sixteen story tower addition; • a 9,200 sq.ff,ballroom(600 seats); • six meeting rooms totaling 3,800 sq.ft.; • reconfiguration (demolition of existing tennis courts and a portion of the existing health club) and expansion of the existing health club/spa facilities (including masseuse services) and; • a wedding garden and pool facility for outdoor functions. Ms.Temple noted by way of reference,a memorandum from the Planning Department with an attached table is intended to be substituted for the table on handwritten page 127 of the staff report. An older version of this table was inadvertently included in the packet for copy to the Planning Commission. Additionally,the applicant has requested and staff concurs with the modification of Use Permit No. 3631 Condition 5 to add,...Except short term construction or delivery activities approved through an Encroachment Permit. Chairperson Kran7Jey and all Commissioners noted for the record that they had met with the applicant and received personal presentations of the project. CommissionerGifford noted that during that process,she had received an additional booklet that has a lot of data and asked if this should become part of the record. Ms. Clauson answered that if it is additional data that is not in the staff 11 City of Newport Beach Planning Commission Minutes June 4, 1998 INDEX report,then it should be. Commissioner Adams pointed out that in one of the tables where it discusses the number of rooms, there should be an asterisk to explain that the numberof rooms is not the numberof keys. Ms.Temple noted that this issue was a source of confusion by members of the public as well commissioners. She explained that when staff analyzes hotels,the maximum potential utilization is analyzed and the concept of key or lock off nodules is used. In hotels,rooms are quite often assembled and disassembled in to various uses and activities such as suites and meeting rooms. The entitlement being requested in the General Plan Amendment and the Use Permit is numbered and assigned based on the optimal utilization of these facilities based on the smallest increment use or the greatest number of rooms potential. The existing hotel has authorization for 325 rooms, they actually use only 285. Were they to optimize the physical plant to individual rooms, they could have a for greater number. The request for an additional 100 rooms is the General Plan entitlement in the optimal utilization,the new tower is 102 rooms. This approach is used to make sure that the worst case is assessed for traffic purposes and for the analysis of all the relative impacts of the proposed project. Ms. Clauson, having been handed the additional pamphlet referenced by Commissioner Gifford stated that it appears to contain the same exhibits that are on the board. Public Comment was opened. Carol Hoffman of The Irvine Company stated that their entire team was present to speak to this issue if needed. They have attempted to present a comprehensive packet of material for consideration and appreciate time taken for review. At Commission inquiry,Ms.Hoffman noted that the employees park in structures in Block 600 if they do not come by public transportation. Bernie Rome, President of Big Canyon Community Association spoke on behalf of this application noting that the applicant gave a briefing to the affected residents that live across San Joaquin Hills Road. He commented that approximately 75% of the cars egressing from the complex will be going north,either on MacArthur or Jamboree. He asked that the green lit sign indicating San Joaquin Hills Road be replaced. This would alleviate the cars that inadvertently come into Big Canyon having to turn around, since this is a private community. Continuing, he noted that in reality, there should be a 'Not a Through Street', to make it clear to drivers that there should be either a right or left turn on to San Joaquin Hills Rd. 12 City of Newport Beach Planning Commission Minutes June 4, 1998 INDEX Barry Eaton, 727 Ellis Street, Eastbluff spoke in favor of this application stating that this project is not overloading traffic in any intersection plus noting the positive economic viability of the project. Public Commentwas closed. Motion was made by Commissioner Ridgeway to recommend to the City Council approval of: • GPA 97-3(D),with the acceptance of a Negative Declaration • Use Permit No.3631 • ModiffcotionNo.4721 • TrafficStudyl14 and include a recommendation to staff to add a "Not a Through Street' sign as a possibilityto be located on San Joaquin Hills Road. Whout objection and by show of hands,Motion Carried. Ayes: Fuller, Ridgeway,Selich, Kranzley, Gifford, Adams,Ashley Noes: None Absent: A. General Plan Amendment No 97-3 fD1 Adopt Resolution No. 1467 (Attached) recommending to the City Council the adoption of General Plan Amendment No.97-3(D). B. EnvironmentalDocument: Findings 1, An Initial Study and Mitigated Negative Declaration have been prepared in compliance with the Environmental Quality Act (CEQA),the State CEQA Guidelines,and Council Policy K-3. 2. On the basis of the analysis-set forth in the Initial Study and Mitigated Negative Declaration,including the mitigation measures fisted, the proposed project does not have the potential to significantlydegrade the quality of the environment. 3. There are no long-term environmental goals that would be compromised by the project 4. No cumulative impacts are anticipated in connection with this or other projects. 5. There are no known substantial adverse affects on human beings that would be caused by the proposed project. 13 \�D City of Newport Beach Planning Commission Minutes June 4, 1998 INDEX 6. The contents of the environmental document have been considered in the various decisions on this project. Mitigation Measures: 1. Prior to commencing grading activities,the applicant shall consult with the City of Irvine and City of Newport Beach regarding the exportation of earthwork to a disposal site located in Irvine. The applicant shall consult with the City of Irvine so that a mutually acceptable agreement is developed regarding the haul route and truck hauling operations. Evidence of said agreement shall be submitted to the City of Newport Beach prior to commencing site grading activities. 2. During construction activities, the project will comply with the erosion and siltation control measures of the City's grading ordinance and all applicable local and State building codes and seismic design guidelines, including the City Excavation and Grading Code(NBMC Section 15.04 or applicable sections). 3. Prior to the issuance of a grading permit,the applicant shall submit a comprehensive geotechnical investigation to the Planning and Building Department for review and approval. 4. The project shall conform to the requirements of the National Pollution Discharge Elimination System(NPDES)and shall be subject to the approval of the Public Works Department to determine compliance. 5. The project design shall include adequate hood equipment with smoke and odor control capabilities to serve the facility. Additionally, the hood system shall include a charcoal filtering system for the control of odors and a grease collection system for the capture/removal of grease accumulation. The hood system shall be subject to review and approval by the Building Departmentand the Planning Director. 6. During construction activities, the applicant shall ensure that the following measures are complied with to reduce short-term (construction)air quality impacts associated with the project: a) controlling fugitive dust by regular watering,or other dust palliative measures to meet South Coast Air Quality Management District (SCAQMD) Rule 403, b) maintaining equipment engines in proper tune; and c) phasing and scheduling construction activities to minimize project-related emissions. 14 City of Newport Beach Planning Commission Minutes June 4, 1998 INDEX 7. During construction activities, the applicant shall ensure that the project will comply with SCAQMD Rule 402, to reduce nuisance due to odors from construction activities 8. The applicant shall ensure that the project will comply with the provisions of the City of Newport Beach General Plan Noise Element and the Municipal Code pertaining to noise restrictions. During construction activities, the hours of construction and excavation work are allowed from 7:00 a.m. to 6:30 p.m. on weekdays and 8:00 a.m.to 6:00 p.m.on Saturdays,and not at any time on Sundays and holidays. 9. Prior to the commencement of grading activities, the applicant- shall coordinate with utility and service organizations regarding any construction activities to ensure existing facilities are protected and any necessary expansion or relocation of facilities are planned and scheduled in consultation with the appropriate public agencies. 10. The project shall be designed to eliminate light and glare onto adjacent properties or uses. The plans shall be prepared and signed by a licensed Electrical Engineer acceptable to the City. Prior to the issuance of any building permit the applicant shall provide to the Planning Department, in conjunction with the lighting system plan, lighting fixture product types and technical specifications,including photometric information,to determine the extent of light spillage or glare which can be anticipated. This information shall be made a part of the building set of plans for issuance of the building permit. That prior to issuance of the certificate of occupancy or final of building permits,the applicant shall schedule an evening inspection by the Code Enforcement Division to confirm control of light and glare specified by this condition of approval. 11. Prior to issuance of a grading permit, the applicant shall demonstrate to the Planning Department that the project will comply with Council Policies regarding archaeological and paleontological resource investigation,surveillance and recovery. 12. A qualified archeologist shall be present during grading activities to inspect the underlying soil for cultural resources. If significant cultural resources are uncovered, the archeologist shall have the authority to stop or temporarily divert construction activities for a period of 48 hours to assess the significance of the find. C. Use Permit No,3631 15 City of Newport Beach Planning Commission Minutes June 4, 1998 INDEX Findings: 1. The Land Use Element of the General Plan designate the site for "Administrative,Professional& Financial Commercial" uses and a hotel is a permitted use within this designation. 2. That the proposed development will not have any significant environmental impact, based on information presented and incorporated into the Negative Declaration. 3. That the design of the proposed improvements will not conflictwith any easements acquired by the public at large for access through or use of propertywithin the proposed development. 4. That public improvements may be required of a developer per Section 20.91.040 of the Municipal Code. 5. That approval of Use Permit No. 3631 will not, under the circumstances of the case be detrimental to the health, safety, peace,morals,comfort and general welfare of persons residing or working in the neighborhood or be detrimental or injurious to property or improvements in the neighborhood or the general welfare of the City and further that the proposed modification related to the proposed signing is consistent with the legislative intent of Title 20 of this Code for the following reasons: • The hotel use is compatible with the surrounding professional office and retail commercial uses in the area since hotel uses are typically support use. • The addition is an extension of the existing hotel operation which is compatible with the character of the neighborhood since the surrounding buildings are mid and high-rise structures consisting of office and retail uses. • The project will not result in a significant effect on the environment. • The proposed development fully conforms to the established development standards of Chapter 20 of the Municipal Code. • There is adequate parking available for the addition. • There are no significant aesthetic impacts. Conditions 1. That development shall be in substantial conformance with the approved site plan, floor plan and elevations, except as noted 16 �a • • City of Newport Beach Planning Commission Minutes June 4, 1998 INDEX below. 2. Intersections of private drive at Center Drive shall be designed to provide sight distance for a speed of 30 miles per hour. Slopes, landscape,walls and other obstruction shall be considered in the sight distance requirements. Landscaping within the sight line shall not exceed twenty-four inches in height. 3. The existing crosswalk connecting the 630 Newport Center Drive parking structure to the sidewalk adjacent to the project shall be maintained unless otherwise approved by the City Traffic Engineer. 4. Asphalt or concrete access roads shall be provided to all public utilities, vaults, manholes, and junction structure locations, with width to be approved by the Public Works Department. S. Disruption caused by construction work along roadways and by movement of construction vehicles shall be minimized by proper use of traffic control equipment and flagmen. Traffic control and transportation of equipment and materials shall be conducted in accordance with state and local requirements. A traffic control plan shall be reviewed and approved by the Public Works Department. There shall be no construction storage or delivery of materials within the Newport Center Drive right-of-way, except short term construction or delivery activities approved through an EncroachmentPermit. 6. That a valet operations plan shall be reviewed and approved by the City Traffic Engineer. 4. That all trash areas shall be screened from adjoining properties and streets. 5. The approval of Use Permit No.3631 is subject to final City Council approval of GPA 97-3(D). 6. 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, causes injury,or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 7. 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. 17 �b City of Newport Beach Planning Commission Minutes June 4, 1998 INDEX Standard Requirements: 1. That the project shall comply with State Disabled Access requirements. 2. That all improvements be constructed as required by Ordinance and the Public Works Department. 3. Arrangements shall be made with the Public Works Department in order to guarantee satisfactory completion of any required public improvements, if it is desired to obtain a grading or building permit prior to completion of the public improvements. 4. Public easements and utilities crossing the site shall be shown of the grading and building site plans. 5. Prior to issuance of any grading or building permits for the site, the applicant shall demonstrate to the satisfaction of the Public Works Department and the Planning Department that adequate sewer facilities will be available for the project. Such demonstration shall include verification from the Orange County Sanitation District and the City's Utilities Department. 6. Any Edison transformer serving the site shall be located outside the sight distance planes as described in City Standard I IG-L. 7. That the on-site parking, vehicular circulation and pedestrian circulation systems be subject to further review by the City Traffic Engineer D. Modification No.4721 Findings: i. That the Land Use Element of the General Plan designates the site as APF and the proposed wall sign is consistent with this designation and is ancillary to the primary permitted use. 2: The modification to the Zoning Code, as proposed will not be detrimental to persons, property or improvements in the neighborhood for the following reasons: • The proposed wall sign will not obstruct view from adjoining propertiessince it is a flush mounted wall sign. 18 • City of Newport Beach Planning Commission Minutes June 4, 1998 INDEX • The internally illuminated sign will be located on the uppermost portion of the building,and will not emit glare or light spillage onto other properties. 3. The modification to the Zoning Code as proposed is consistent with the legislative intent of Title 20 of the Municipal Code for the following reasons: • The size of the wall sign is of a scale consistent with the size of the proposed tower structure. • The wall sign does not comprise more than 407* of the exposed finished wall surface area, including openings of the elevation on which it is to be located. Conditions: 1. The sign development shall be in substantial conformance with the approved site plan, floor plan and elevation, except as noted below. 2. The wall sign (including logo) shall not exceed a total combined area of 306 sq. ft.when a rectangle is drawn around the sign and logo. 3. All other signage shall conform to the Zoning Code requirements unless otherwise approved by the Modification Committee or Planning Commission. 4. The illuminated wall sign shall not blink or flash or contain any type of animation. 5. The approval of this Modification shall be subject to final City Council approval of GPA 97-3(D). 6. This Modification shall expire unless exercised within 24 months from the date of approval as specified in Section 20.93.055A of the Newport Beach Municipal Code. E. Traffic Study 114 Findings 1. That a Traffic Study has been prepared which analyzes the impact 19 City of Newport Beach Planning Commission Minutes June 4, 1998 INDEX of the proposed project on the peak-hour traffic and circulation system in accordance with Chapter 15.40 of the Newport Beach Municipal Code and City Policy K-3. 2. That the Traffic Study has been reviewed by the City Traffic Engineer and found in compliance with the Traffic Phasing Ordinance. 3. That the Traffic Study indicates that the project-generated traffic will neither cause nor make worse an unsatisfactory level of traffic on any 'major,'primary-modified;or 'primary*street at any of the ten intersectionsselected for evaluation by City staff and based on the characteristicsof the proposed development. 4. That the Traffic Study indicates that the project-generated traffic will not be greater than one percent of the existing traffic during the 2.5 hour peak period on eight of the ten study intersections and that the ICU analysis for two of the ten intersections indicates on acceptable ICU value of less than 0.90. SUBJECT: Minor Amendments to the Zoning Code Item No.3 • A 874 Intent to Amend the Zoning Code-A874 A resoluti of intent to revise Title 20 of the Municipal Code to make Approved several in visions to the Zoning Code. These revisions relate to the definition of t s, land use classifications, land use regulations, nonconforming st lures, the regulation of signs, public notification requirements, appeal d call for review procedures, and the removal of obsolete,redundant,a conflicting language. Ms.Temple noted that this is an 'tiation of an amendment,the action is neither recommending approval r holding a public hearing. Staff requests that Commission identify any ues, problems or concerns of this extensive list. A supplemental staff rep was distributed addressing building bulk. Chairperson Kranzley suggested that Commission ddress this agenda item like the consent calendar. If there are items that ommission wishes to pull off they can be discussed, otherwise, move th whole report forwards. Deliberation continued on this item with the outcome of an initiatio be recommended with explanation relating to the definition of terms, I use classifications, land use regulations, nonconforming structures, the 20 a� r n' a��yppRT CITY OF NEWT BEACH Hearing DabST June 4, 1998 p� 9` COMMUNITY AND ECONOMIC DEVELOPMENT Agenda Item No.: 2 U Iz PLANNING DEPARTMENT 330 NEWPORT BOULEVARD Staff Person: Marc Myers c'�.FonHr NEWPORT BEACH,CA 92659 (949) 644-3210 (T4)644-32�;FAX(714)644-3250 Refer to City Council: Automatic REPORT TO THE PLANNING COMMISSION PROJECT: The Four Seasons Hotel(The Irvine Company,applicant) 690 Newport Center Drive PURPOSE OF APPLICATION: Request to allow the construction of a 142,500 sq. ft. addition to an existing hotel. The project involves the approval of a General Plan Amendment, a Traffic and Parking Study, a Use Permit and a Modification. The General Plan Amendment is required to increase the total maximum hotel room limit designated in Block 600 of Newport Center. The current limit is 325 hotel rooms which will be increased to 425 rooms. A use permit is required for the expansion of the hotel and its ancillary uses. A modification is required for the approval of an exterior wall sign which exceeds the allowable area permitted for wall signs in the APF District. The 142,500 sq. ft. addition includes: • a 102-room, sixteen story tower addition; • a 9,200 sq. ft.ballroom(600 seats); • six meeting rooms totaling 3,800 sq. ft.; • reconfiguration(demolition of existing tennis courts and a portion of the existing health club) and expansion of the existing health club/spa facilities(including masseuse services)and; • a wedding garden and pool facility for outdoor functions. ACTION: Recommend to the City Council approval of. • GPA 97-3 (D), ivith the acceptance of a Negative Declaration • Use Permit No. 3631 • Modification:No. 4721 • Traffic Study 114 LEGAL DESCRIPTION: Portions of Parcels 2 and 3 of Parcel Map 196-13 ZONE: APF(Administrative,Professional and Financial Commercial) OWNER: The Irvine Company,Newport Beach • � r Points and Authority • Conformance with the General Plan The Land Use Element of the General Plan designates the site for "Administrative, Professional and Financial" commercial uses. A hotel is a permitted use within this designation. The Land Use Element currently allows 325 hotel rooms within Block 600 of Newport Center. The proposed project requires an amendment to the Land Use Element to increase the number of allowable hotel rooms by 100, which will allow for a total maximum limit of425 hotel rooms designated in Block 600 of Newport Center. • Environmental-Corn ComplianceEnvironmental Quality Act P (California( Q tY ) In accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines and City Policy K-3, an Initial Study has been prepared for the project. Based' upon the information contained in the Initial Stud it has been determined that if proposed P Y> P P mitigation measures are incorporated, the project would not have a significant effect on the environment. A Mitigated Negative Declaration has, therefore, been prepared for the project and a copy of it is attached for the Planning Commission's review. The Negative Declaration states that the subject development will not result in a significant effect on the environment. It is the present intention of the City to accept the Negative Declaration and supporting documents. The Negative Declaration is not to be construed as either approval or denial by the City of the subject applications. The City encourages members of the general public to review and comment on this documentation. Copies of the Negative Declaration and supporting documents are attached to this report and are also available for public review and inspection at the Planning Department. • Use permit procedures and requirements are set forth in Chapter 20.91 of the Municipal Code. • Modification procedures and requirements are set forth in Chapter 20.93 of the Municipal Code. • Traffic Study requirements are set forth in Chapter 15.40 of the Municipal Code GPANo.97.3 Use Permit No.3631 Modification No.4721 ` Traffic Study No.114 Page 2 VICINITY MAP Sa'✓oa90! ,Bia Canyon. �O o�. ,N U< o San Clemente Dr. r San Simeon Dr. N N A "tea pt' W. y�o oc a � c m R�c Marriott ; a Hyatt F Hotel Fashion Island San N�oo�am Newoorter C c� cc� sdq NgvIP0 �9G P� Newoort Beach a In Or Country Club n a u w Faraffo .t n u dc�rC V a GPA 97-3 (D)1 1 ,Subject Pro ep�y and Surrounding Land Uses Current Development: the site is occupied by the existing Four Seasons Hotel located on the northeasterly corner of Newport Center Drive and Santa Cruz Drive. To the north: across Center Drive is a bank/office building and parking structure. To the east: is a parking lot and parking structure and Twin Palms restaurant. To the south: across Newport Center Drive is the Fashion Island Shopping Center. To the west: across Santa Cruz Drive is the Pacific Mutual office building. GPA No.97-3 Use Pennit No.3631 Modification No.4721 Traffic Study No. 114 Page 3 • i Background At its.meeting of September 12, •1983,the City Council approved:the Certification of the Draft EIR General Plan Amendment No. 82-2 (Four Seasons Hotel); Acceptance of a Traffic Study; Resubdivision No. 752; and Site Plan Review No. 32. The hotel was then approved for 319 guest rooms;meeting/conference rooms,banquet facilities,restaurants, and various recreation and service facilities. The City Council action on these items was taken after a recommendation for approval made by the Planning Commission on August 4, 1983. At its meeting of December 6, 1984 the Planning Commission approved Use Permit No. 3119 and Site Plan Review No. 32 (Amended), which involved a request to construct a three story parking structure for the Four Seasons Hotel, a reconfiguration of the existing hotel facility and the acceptance of two off-site parking agreements. At its meeting of August 8, 1991,the Planning Commission approved a second amendment to Site Plan Review No. 32 which permitted the installation of two wall identification signs on the building. On January 6, 1994, the Planning Commission approved a third amendment to Site Plan Review No. 32 which permitted the construction of a 9,000 square foot ballroom/banquet facility with ancillary uses to include a kitchen, restrooms, storage and pre-function areas. The approval included a 3,600 square foot lawn area for various outdoor functions. The approval also included a traffic study for the proposed new facilities, new off-site parking arrangement for a portion of the hotel's required parking, and the-acceptance,of an environmental impact document. The applicant tells us that this approval was not implemented due to the economic climate of the hotel market at that time. The hotel currently operates with 285 guest rooms,six meeting rooms,and other ancillary-uses. Analysis The subject application involves a request to amend the Land Use Element of the City's General Plan to increase the number of allowable hotel rooms within Block 600 (Financial Plaza) of Newport Center(Statistical Area LI)by an additional 100 rooms. Currently,the Land Use Element limits the number of hotel rooms within Block 600 of Newport Center to 325 hotel rooms. The proposed amendment to the Land Use Element will increase the allowable number of hotel rooms from 325 to 425 rooms. This amendment is proposed to accommodate the proposed 102 room tower addition to the Four Seasons Hotel site as well as provide flexibility in reconfiguring the existing hotel tower's number of room keys for the hotel. Several of the existing meeting rooms and suites are capable of being further divided to create additional individual rooms. This will allow for a maximum amount of future expansion to take place without triggering additional traffic analysis requirements in the future. This project also includes a request to approve,a use permit to GPA No.97-3 Use Permit No.363 t Modification No.4721 Traffic Study No.114 Page 4 • allow the construction of an additional 142,500 square feet to the existing Four Seasons Hotel. The addition proposes a sixteen story tower addition and associated ancillary uses. The proposal also includes a request to approve a traffic and parking study for the proposed addition, the acceptance of an environmental document and a modification for a proposed wall sign in excess of the permitted sign area. General Plan Amendment The Land Use Element of the General Plan is a long range planning document setting forth the City's policies for the use of land. The Land Use Element designates the site as "Administrative, Professional and Financial Commercial" and limits Block 600 to 325 hotel rooms. A General Plan amendment is required to increase the maximum number of permitted hotel rooms from 325 to 425 to accommodate the proposed hotel expansion. The objective of the Land Use Element is to provide for an orderly balance of residential and commercial uses with an emphasis on preserving the quality of life found in the City. The adopted limits for Newport Center (Statistical Area LI) Block 600 provide only a description of the limits on the existing development in the block and do not provide for further growth at this time. However, amendments to the General Plan may be approved with the finding that the amendment is consistent with the intent and policies of the General Plan. General Plan Policy B allows for some modest growth provided that traffic does not exceed the level of service desired by the City. In order to assess consistency with this policy, a General Plan level traffic analysis was conducted. This analysis showed the proposed increase in hotel development would not result in significant changes to long range traffic service levels. Therefore, approval of this amendment would be consistent with this policy. General Plan Policy C in the Land Use Element allows for commercial, recreation or destination visitor serving facilities when traffic congestion and parking shortages are controlled. The Four Seasons Hotel is an existing, well established resort hotel seeking to expand its capabilities. Based on the Traffic Study and parking demand analysis discussed later in this report, adequate on-site parking is available in Block 600 of Newport Center for the existing uses and proposed addition. Therefore, the amendment to increase the maximum number of hotel rooms in Block 600 is consistent with this General Plan policy. General Plan Policy D requires that the siting of new buildings and structures shall be controlled and regulated to preserve, to the extent practical, public views and unique natural resources. While the City remains committed to protect private property rights, it is also committed to regulate the placement of buildings in areas adjacent to valuable natural resources and environmentally sensitive habitats. GPA No.97-3 Use Permit No.3631 Modification No.4721 Tragic Study No.114 Page 5 The proposed location of the hotel addition is Block 600 of Newport Center, known as Financial Plaza, which contains a mixture of administrative and financial commercial developments. The existing development is a combination of low rise support structures and high rise office buildings. The proposed hotel tower addition will maintain an overall height of 170 feet, which is approximately 40 feet less than the existing hotel tower. The proposed architectural style, finish and color will be similar to the existing development, and therefore is in keeping with the general character of the area. The new tower addition is within the existing hotel site,will be developed on the interior of the block, and will be integrated into the existing hotel site development. Additionally,the location of the new structure will not adversely affect natural resources nor will it impact environmentally sensitive habitat. The proposed amendment therefore meets.the intent of General Plan Policy D. General Plan,Policy L,provides for the City to promote the prosperity of its commercial districts through the adoption of appropriate development regulations so that those districts reflect and compliment the high quality of its residential areas. As previously stated,the proposed amendment will provide for the'expansion of an existing, high-end hotel. This hotel is an integral part of an important commercial district in the City,Newport Center. It is the opinion of staff that expansion of this hotel will improve the prosperity of Newport Center'by increasing recreational and business visitor accommodations which support the primary retail and office uses in the area. Therefore,the amendment meets the intent of General Plan Policy L. Use Permit The project site is in the APF District, consistent with the General Plan land use designation. The APF District allows hotels with the approval of a use permit. The proposed hotel addition complies with all APF District property development regulations with the exception of wall sign area requirements,which are discussed later in this report. Approval of this use permit will allow a 142,500 square foot addition. The existing hotel's approval allowed 319'hotel rooms to be built. 285 rooms were actually established along with the ancillary uses including 11 meeting rooms, ballroom and banquet facilities. The proposed use permit will allow a maximum of 102 additional hotel rooms to be located on site. The use permit will also allow new ancillary uses which include a 9,200 square foot ballroom (600 seats), six meeting rooms totaling 3,800 square feet,a"Wedding Garden"area with adjacent gardens and pool facility for outdoor functions, reconfiguration and expansion of the health club/spa facilities from 3,122 square feet to 12,622 square feet, including masseuse services. The proposed additions are compared to the existing hotel and are summarized in the Area Comparison Table below: GPA No.97.3 Use Permit No.3631 Modification No.4721 Traffic Study No.114 Page 6 AREA COMPARISON TABLE (Areas in square feet) FUNCTION EXISTING HOTEL NEW ADDITION EXISTING AREA TOTAL COMBINED MODIFIED AREA Building Height 210'0" 170'0" Guest Rooms 285 rooms(IS 1,230 102 rooms(60,625 sq. 241,855 sq.ft.) ft.) Service areas for 12,960 8,312 21,272 Guest Rooms Guest Room 39,942 17,248 57,190 Circulation Health Club/Spa 3,122 12,000 Demo 2,500 12,622 Back of House 29,681 8,598 Changed 1,260 to 37,019 circulation Mechanical and 7,940 6,615 14,555 Electrical Offices 8,648 920 renovate 628 9,658 Service 9,061 6,962 16,023 Circulation Toilets 1,173 1,520 2,693, Meeting Rooms 9,475(11 meeting 3,800(6 meeting Deleted 1,200(1 12,075(16 meeting rooms) rooms) meeting room changed to rooms) retail&circulation) Ballroom 6,525 9,200 15,725 _ Restaurant and 5,499 200(Pool Bar) 5,699 Bars Retail 636 1,500 380(added/remodeled) 2,516 Lobby and Pre- 21,359 7,500 2,280 31,139 function (added/remodeled) Circulation TOTAL GROSS 337,251 145,000 -2,500 479,851 . 711 AREA As shown on the site plan,the new tower addition and outdoor function area will be located on the north and east of the existing hotel facilities adjacent to Center Drive. New construction will displace the existing turfed area(reserved hotel expansion area)adjacent to the service entry/surface parking lot behind the hotel's parking structure,the tennis courts, and 14 parking spaces within the surface parking area which currently serves as a secondary drop off area located behind the Twin Palms restaurant. Access to the new facilities will utilize the existing primary/main entry, service entry,and secondary drop off area via Center Drive. GPA No.97-3 Use Permit No.3631 Modification No.4721 Traffic Study No.114' Page 7 Project Aesthetics The project site is nearly fully developed and has been developed for more than 15 years,with the exception of an existing on-site vacant parcel historically planned for hotel expansion use. Surrounding properties are also fully developed. The proposed 16 story, 170 foot tower is to be located on the existing vacant parcel. The height and bulk of the new tower are such that it will be visible from many locations within and around the Newport Center area, and views north from Pacific Coast Highway. Exhibits 9 and 10 of the Negative Declaration Document illustrate the existing site conditions and a condition with development of the proposed hotel addition through photo simulation. The immediate vicinity of the project site includes a number of existing towers, many over 15 stories. The photo simulation demonstrates the impact of the proposed hotel tower on the existing view of Newport Center. Based on the sbade/shadow analysis provided as part of the Negative Declaration, the shadelshadow cast by the new tower will be confined to the existing hotel tower and immediately surrounding business properties and structures. Exhibits 11 and 12 of the Negative Declaration Document depict the extreme southerly and northerly declinations of the sun. Exhibit 11 depicts the longest shadow cast by the building at 10:00 a.m. and 3:00 p,m. on December 21, the shortest day of the year. December 21 azimuths are a"worst case"due to the extreme southerly declination of the sun. Exhibit 12 depicts the longest shadow cast by the building at 10:00 a.m. and 4:00 p.m. on June 21, the longest day of the year. June 21 azimuths represent the shadow cast during the extreme northerly declination of the sun. As can be seen by the shade/shadow exhibits,the shadow cast by the new tower will be confined to the existing hotel tower and immediately surrounding structures and does not significantly impact Newport Center or Big Canyon properties and structures. Off-Street Parkine Parking for the land uses within Block 600 are provided in two parking structures and six surface parking lots. The Four Seasons Hotel has a separate parking structure and parking in front of the hotel which serves only the guests at the hotel. The total number of parking spaces available specifically for the Four Seasons Hotel,after the proposed hotel expansion,is 408 parking spaces(a reduction of 14 parking spaces). The total number of parking spaces available within Block 600 of Newport Center before the hotel addition is 3,167 parking spaces and after the hotel addition is 3,153 parking,spaces. In order to determine whether there is a parking surplus for the overflow parking from the Four Seasons Hotel, the entire Block 600 was analyzed with the assumption that all of the land uses within Block 600 would be fully occupied. The parking ratios established in the Zoning Code for the existing uses in Block 600 (including the hotel addition)would require a total of 3,074 parking spaces,with a resulting parking surplus of 79 parking spaces. The hotel will require a total of 501 parking spaces after expansion,resulting in an on-site parking deficit of 93 parking spaces. However, the hotel has existing off-site parking CPANo.97-3 Use Permit No.3631 Modification No.4721 Traffic Study No.114 Page 8 agreements which provide access to the surplus,parking in the structure. With these agreements, and given the overall surplus parking in the area, the project provides the parking required by the Municipal Code. The actual demand for parking in Block 600 was also analyzed assuming full operation of all uses. This study showed a total of 2,347 parking spaces are needed for Block 600 uses. After all the uses are served, including the proposed expansion and activities in the ballroom at the Four Seasons Hotel, there would be a parking surplus of 806 parking spaces in Block 600 based on the actual parking demand. The parking study prepared by WPA Traffic Engineering, Inc., concluded that there is sufficient parking supply within Block 600 to serve the existing businesses and proposed land uses including the hotel addition. Vehicular Access and On-Site Circulation The proposed on-site circulation for the Four Seasons Hotel is illustrated on the Existing Parking Site Plan (Exhibit 8, Page 10 of the attached traffic study). Parking Structure No. 2, shown on Exhibit 8, will provide the overflow parking for the hotel. The ingress/egress to said parking structure is provided from Center Drive, which is internal to Block 600, extending between Santa Cruz Drive and Santa Rosa Drive. The City Traffic Engineer has reviewed the plans and does not anticipate any problems. Modification The applicant has proposed a single-faced, illuminated wall sign for identification of the building. The wall sign will be located at the upper most portion on the north elevation of the new tower. The proposed illuminated wall sign is comprised of individual channel letters attached directly to the face of the building. The sign copy measures 5'4" tall by 37'6" long and the logo sign measures 9'0" by 11'9" for a total combined area of 306 sq. ft. Section 20.67 of the Municipal Code limits the area of a wall sign or signs on any frontage of a building to a maximum of 200 sq. ft. (including logos). The proposed Four Seasons wall sign exceeds the maximum by 106 sq. ft. However,based on the size of the tower,the proposed wall sign is in scale with the proposed building and does not appear excessively large, and is a duplicate of the hotel's existing tower signage previously approved by the Planning Commission. Traffic Study A traffic study has been prepared which analyzes the impact of the proposed project on the peak hour traffic and circulation system in accordance with Chapter 15 of the Municipal Code and GPA No.97-3 Use Pertnit No.3631 Modification No.4721 Traffic Study No. 114 Page • Council Policy L-18. The City Traffic Engineer has identified ten intersections which could be affected by the proposed project. Each of these intersections are identified in Table 3 on Page 8 of the attached traffic study. The traffic study indicates that the proposed project will not have a significant impact on the level of service at the key intersections identified and, therefore, the project complies with the requirements of the City's Traffic Phasing Ordinance and Council Policy. A detailed discussion of the traffic study can be found in the appendix of this report. Recommendations The adoption and amendment of the General Plan is considered a legislative act on the part of the City, and State Planning Law does not set forth any required findings for either approval or denial of a General Plan Amendment. Staff is of the opinion that the proposed location of the hotel addition and the proposed conditions under which it would be operated or maintained are consistent with the General Plan and the purpose of the district in which the site is located. The proposed project is consistent with General Plan policies because adverse traffic impacts are not anticipated in association with the project, adequate parking is provided and the project will not affect public views or unique natural resources. The approval of the amendment to the General Plan's Land Use Element, for the proposed hotel addition is consistent with the City's land use policies. Additionally, the project is located within a large regional commercial and office center and therefore is physically compatible with the existing surrounding development. Section 20.91.035 of the Newport Beach Municipal Code provides that in order to grant any use permit,the Planning Commission shall find that the establishment,maintenance or operation of the use or building applied for will not,under the circumstances of the particular case,be detrimental to the health, safety,peace,morals, comfort,and general welfare of persons residing or 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. Based on the analysis contained in this report, staff is of the opinion that the finding for approval of the use permit can be made for the proposed hotel facility expansion since the proposed hotel addition will be integrated into the existing hotel site development and will comply with the objectives of the City's zoning code. The parking requirement and demand of the site can be adequately met by the parking provided by the reciprocal pool of parking for Block 600. Issues related to access and site circulation have been addressed by the parking demand and Traffic study and in •the conditions of approval. Additionally, due to the highly developed character of the surrounding land uses which include a combination of low rise support structures and several other multi-story high rise buildings, the development will not impact the character of the existing development. Furthermore, the proposed exterior illuminated wall sign will not, under the circumstances of this case, be detrimental to persons, property or improvements in the neighborhood, and is consistent with the legislative intent of Title 20 of the Municipal Code since :the sign is located at the uppermost portion of the tower structure, is in scale with the size of the GPA No.97-3 Use PcnnitNo.3631 Modification No.4721 Traffic Study No.114 Page 10 M tower, and is consistent with the sign on the existing tower structure previously approved by the Planning Commission. Based on the traffic analysis performed for this project, the ICU values during the A.M. and'P.M. were maintained from the existing plus growth plus committed project conditions and did not increase with the project. Therefore, it is determined that the proposed project will have a nominal impact on the level of service at the key intersections identified and is in conformance with the City's Traffic Phasing Ordinance. Should the Planning Commission wish to approve the subject project, the actions and findings and conditions of approval set forth in the attached exhibit for approval are suggested. Staff cannot reasonably conceive of findings for denial since the proposed hotel use conforms to the requirements of the Title 20 of the Municipal Code and does not appear to have any detrimental effect on the surrounding neighborhood. However, should information be presented at the public hearing which would warrant the denial of this application, the Planning Commission may wish to take such action. Submitted by: Prepared by: PATRICIA L.TEMPLE MARC W.MYERS Planning Director Associate Planner Attachments: Exhibit"A" Appendix Traffic Study Negative Declaration Plot Plan,Floor Plan and Elevations F.\USERS\PLN\SHARED\I PLANCOM\1998\06.04\gpa97-3z.DOC GPA No.97-3 Use Permit No.3631 Modification No.4721 i Traffic Study No.114 Page 14 • i EXHIBIT"A" FINDINGS,MITIGATION MEASURES AND CONDITIONS OF APPROVAL FOR GPA 97-3 (D) and the acceptance of the Environmental Document, Use Permit No. 3631,Modification No. 4721 and Traffic Study 114 A. General Plan Amendment No. 97-3 (D): Adopt Resolution No,.(Attached) recommending to the City Council the adoption of General Plan Amendment No. 97-3(D). B. Environmental Document: Findines. 1. An Initial Study .and Mitigated Negative Declaration have been prepared in compliance with the Environmental Quality Act (CEQA), the State CEQA Guidelines, and Council Policy K-3. 2. On the basis of the analysis set forth in the Initial Study and Mitigated Negative Declaration, including the mitigation measures listed, the proposed project does not have the potential to significantly degrade the quality of the environment. 3. There are no long-term environmental goals that would be compromised by the project 4. No cumulative impacts are anticipated in connection with this or other projects. 5. There are no known substantial adverse affects on human beings that would be caused by the proposed project. 6. The contents of the environmental document have been considered in the various decisions on this project. Mitigation Measures: 1. Prior to commencing grading activities, the applicant shall consult with the City of Irvine and City of Newport Beach.regarding the exportation of earthwork to a disposal site located in Irvine. The applicant shall consult with the City of Irvine so that a mutually acceptable agreement is developed regarding the haul route and truck hauling operations. Evidence of said agreement shall be submitted to the City of Newport Beach prior to commencing site grading activities. GPA No.97-3 Use PermitNo.3631 Modification No.4721 Traffic Study No.114 Page 12 • • 2. During construction activities,the project will comply with the erosion and siltation control measures of the City's grading ordinance and all applicable local and State building codes and seismic design guidelines, including the City Excavation and Grading Code (NBMC Section 15.04 or applicable sections). 3. Prior to the issuance of a grading permit, the applicant shall submit a comprehensive geotechnical investigation to the Planning and Building Department for review and approval. 4. The project shall conform to the requirements of the National Pollution Discharge Elimination System (NPDES) and shall be subject to the approval of the Public Works Department to determine compliance. 5. The project design shall include adequate hood equipment with smoke and odor control capabilities to serve the facility. Additionally, the hood system shall include a charcoal filtering system for the control of odors and a grease collection system for the capture/removal of grease accumulation. The hood system shall be subject to review and approval by the Building Department and the Planning Director. 6. During construction activities, the applicant shall ensure that the following measures are complied with to reduce short-term (construction) air quality impacts associated with the project: a)controlling fugitive dust by regular watering,or other dust palliative measures to meet South Coast Air Quality Management District (SCAQMD) Rule 403; b) maintaining equipment engines in proper tune; and c) phasing and scheduling construction activities to minimize project-related emissions. 7. During construction activities, the applicant shall ensure that the project will comply with SCAQMD Rule 402,to reduce nuisance due to odors from construction-activities 8. The applicant shall ensure that the project will comply with the provisions of the City of Newport Beach General Plan Noise Element and the Municipal Code ,pertaining to noise restrictions. During construction activities, the hours of construction and excavation work are allowed from 7:00 a.m. to 6:30 p.m. on weekdays and 8:00 a.m. to 6:00 p.m. on Saturdays, and not at any time on Sundays and holidays. 9. Prior to the commencement of grading activities, the applicant shall coordinate with utility and service organizations regarding any construction activities to ensure existing facilities are protected and any necessary expansion or relocation of facilities are planned and scheduled in consultation with the appropriate public agencies. 10. The project shall be designed to eliminate light and glare onto adjacent properties or uses. The plans shall be prepared and signed by a licensed Electrical Engineer acceptable to the City. Prior to the issuance of any building permit the applicant shall provide to the GPA No.97.3 Use Permit No.3631 Modification No.4721 Traffic Study No.114 Page 13 Planning Department, in conjunction with the lighting system plan, lighting fixture product types and technical specifications, including photometric information, to determine the extent of light spillage or glare which can be anticipated. This information shall be made a part of the building set of plans for issuance of the building permit. That prior to issuance of the certificate of occupancy or final of building permits, the applicant shall schedule an evening inspection by the Code Enforcement Division to confirm control of light and glare specified by this conditionof approval. 11. Prior to issuance of a grading permit, the applicant shall demonstrate to the Planning Department that the project will comply with Council Policies regarding archaeological and paleontological resource investigation,surveillance and recovery. 12. A qualified archeologist shall be present during grading activities to inspect the underlying soil for cultural resources: If significant cultural resources are uncovered, the archeologist shall have the authority to stop or temporarily divert construction activities fof a period of 48 hours to assess-the significance of the find. C. Use Permit No. 3631 Findines: 1. The Land Use Element of the General Plan designate the site for "Administrative, Professional & Financial Commercial' uses and a hotel is a permitted use within this designation. 2. That the proposed development will not have any significant environmental impact, based on information presented and incorporated into the Negative Declaration. 3. That the design of the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. 4. That public improvements may be required of a developer per Section 20.91.040 of the Municipal Code. 5. That approval of Use Permit No. 3631 will not, under the circumstances of the case be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood or be detrimental or injurious to property or improvements i1i the neighborhood or the,general welfare of the City and further that the proposed modification related to the proposed signing is consistent.with the ,legislative intent of Title 20 of this Code for the following reasons: GPA No.97-3 • UsePennitNo.3631 Modification No.4721 Traffic Study No.114 Page 14 • The hotel use is compatible with the surrounding professional office and retail commercial uses in the area since hotel uses are typically a support use. • The addition is an extension of the existing'hotel operation which is compatible with the character of the neighborhood since the surrounding buildings are mid and high- rise structures consisting of office and retail uses. • The project will not result in a significant effect on the environment. • The proposed development fully conforms to the established development standards of Chapter 20 of the Municipal Code. • There is adequate parking available for the addition. • There are no significant aesthetic impacts. Conditions: 1. That development shall be in substantial conformance with the approved site plan, floor plan and elevations, except as noted below. 2. Intersections of private drive at Center Drive shall be designed to provide sight distance for a speed of 30 miles per hour. Slopes, landscape, walls and other obstruction shall be considered in the sight distance requirements. Landscaping within the sight line shall not exceed twenty-four inches in height. 3. The existing crosswalk connecting the 630 Newport Center Drive parking structure to the sidewalk adjacent to the project shall be maintained unless otherwise approved by the City Traffic Engineer. 4. Asphalt or concrete access roads shall be provided to all public utilities,vaults, manholes, and junction structure locations, with width to be approved by the Public Works Department. 5. Disruption caused by construction work along roadways and by movement of construction vehicles shall be minimized by proper use of traffic control equipment and flagmen. Traffic control and transportation of equipment and materials shall be conducted in accordance with state and local requirements. A traffic control plan shall be reviewed and approved by the Public Works Department. There shall be no construction storage or delivery of materials within the Newport Center Drive right-of-way. 6. That a valet operations plan shall be reviewed and approved by the City Traffic Engineer. 7. That all trash areas shall be screened from adjoining properties and streets. 8. The approval of Use Permit No. 3631 is subject to final City Council approval of GPA 97-3 (D). GPA No.97-3 Use Permit No.3631 Modification No.4721 ' Traffic Study No.114 Page 15 9. 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, causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 10. 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. Standard Requirements: 1. That the project shall comply with State Disabled Access requirements. 2. That all improvements be constructed as required by Ordinance and the Public Works Department. 3. Arrangements shall be made with the Public Works Department in order to guarantee satisfactory completion of any required public improvements, if it is desired to obtain a grading or building permit prior to completion of the public improvements. 4. Public easements.and utilities crossing the site shall be shown ofthe grading and building site plans. 5. Prior to issuance of any grading or building permits for the site, the applicant shall demonstrate to the satisfaction of the Public Works Department and the Planning Department that adequate sewer facilities will be available for the project. Such demonstration shall include verification from the Orange County Sanitation District and the City's Utilities Department. 6. Any Edison transformer serving the site shall be located outside the sight distance planes as described in City Standard 110-L. 7. That the on-site parking, vehicular circulation and pedestrian circulation systems be subject to further review by the City Traffic Engineer GPA No.97-3 Use Permit No.3631 Modification No.4721 + Ttuffic Study No.114 Page 16 D. Modification No. 4721 Findings: 1. That the Land Use Element of the General Plan designates the site as APF and the proposed wall sign is consistent with this designation and is ancillary to the primary permitted use. 2. The modification to the Zoning Code, as proposed will not be detrimental to persons, property or improvements in the neighborhood for the following reasons: • The proposed wall sign will not obstruct view from adjoining properties since it is a flush mounted wall sign. • The internally illuminated sign will be located on the uppermost portion of the building, and will not emit glare or light spillage onto other properties. 3. The modification to the Zoning Code as proposed is consistent with the legislative intent of Title 20 of the Municipal Code for the following reasons: • The size of the wall sign is of a scale consistent with the size of the proposed tower structure. • The wall sign does not comprise more than 40% of the exposed finished wall surface area,including openings of the elevation on which it is to be located. Conditions: 1. The sign development shall be in substantial conformance with the approved site plan,floor plan and elevation, except as noted below. 2. The wall sign (including logo) shall not exceed a total combined area of 306 sq. ft. when a rectangle is drawn around the sign and logo. 3. All other signage shall conform to the Zoning Code requirements unless otherwise approved by the Modification Committee or Planning Commission. 4. The illuminated wall sign shall not blink or flash or contain any type of animation. 5. The approval of this Modification shall be subject to final City Council approval of GPA 97-3(D). 6. This Modification shall expire unless exercised within 24 months from the date of approval as specified in Section 20.93.055A of the Newport Beach Municipal Code. GPA No.97-3 Use Permit No.3631 Modification No.4721 Traffic Study No. 114 Page 17 E. Traffic Study 114 Flndines: 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 City Policy K-3. 2. That the Traffic Study ,has been reviewed by the City Traffic Engineer and found in compliance with the Traffic Phasing Ordinance. 3. That the Traffic Study indicates that the project-generated traffic will neither cause nor make worse.an unsatisfactory level of traffic on any'major,' 'primary-modified,'or'primary' street at any of the ten intersections selected for evaluation by City staff and based on the characteristics of the proposed development. 4. That the Traffic Study indicates that the project-generated traffic will not be greater than one percent of the existing traffic during the 2.5 hour peak period on eight of the ten study intersections and that the ICU analysis for two of the ten intersections indicates an acceptable ICU value of less than 0.90. GPA No.97-3 Use Permit No.3631 Modification No.4721 Traffic Study No.114 Page 18 I APPENDIX "A" LOCATION: 690 Newport Center Drive, Portions of Parcels 2 and 3 of Parcel Map 196-13 ZONE: APF APPLICANT: The Four Seasons Hotel,Newport Beach OWNER: The Irvine Company,Newport Beach Expanded Traffic Study Analysis The attached traffic study satisfies the requirements of the City's Traffic Phasing Ordinance and Council Policy K-3. The trip generation forecasts are set forth in Table 2, located on Page 7 of the attached traffic study. A detailed explanation of the criteria used for the trip generation forecasts is set forth on Page 9 of the traffic study. The City Traffic Engineer has identified ten intersections which could be affected by the proposed project. These intersections are listed in Table 3, located on Page 8 of the attached traffic study. The first step in evaluating intersections is to conduct a one percent traffic volume analysis, taking into consideration existing traffic, regional growth, and committed projects' traffic. For any intersection where, on any approach leg,project traffic is estimated to be greater than one percent of the projected 2%: hour volume in either the morning or afternoon, an Intersection Capacity Utilization(ICU)analysis is required. As summarized in Table 5 located on Page 10 of the attached traffic study, an analysis of each of the ten intersections identified an increase in traffic at one or more intersection legs that exceeded 1%of the projected 2-%:hour morning and afternoon peak traffic at the following two intersections: Jamboree Road and San Joaquin Hills Road MacArthur Boulevard and San Joaquin Hills Road An Intersection Capacity Utilization (ICU) analysis was prepared for each of the above noted two intersections. As indicated in Table 4, located on Page 9 of the attached traffic study, the ICU values during the A.M. and P.M. peak for these two intersections did not exceed 0.90. These ICU values were maintained from the existing plus growth plus committed project conditions and did not increase with the project. Therefore, it is determined that the proposed project will have a very nominal impact on the level of service at the key intersections and that the project is in conformance with the City's Traffic Phasing Ordinance. GPA No.97-3 Use Permit No.3631 Modification No.4721 It Traffic Study No.114 Page 19 RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH RECOMMENDING TO THE CITY COUNCIL AN AMENDMENT TO THE LAND USE ELEMENT OF THE NEWPORT BEACH GENERAL PLAN WHEREAS, as part of the development and implementation of the Newport Beach General Plan the Land Use Element has been prepared; and WHEREAS, the proposed amendments would allow the expansion of the existing hotel development which is consistent with the policies of the Zoning and the General Plan;and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy B, since the proposed increase in hotel development will not result in significant changes to the long range traffic service levels; and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy C, since adequate on-site parking is available in Block 600 of Newport Center;-and WHEREAS, it has been determined that the proposed development is,consistent with General Plan Policy D, since the location of the new structure will not adversely affect public views nor will it impact environmentally sensitive habitat; and WHEREAS, it has been determined that the propose development is consistent with General Plan Policy L, since this hotel addition will improve the prosperity of Newport GPA No.97-3 Use Permit No.3631 Modification No.4721 Traffic Study No.114 Page 20 • Center by increasing recreational and business visitor accommodations which support the uses in the area; and WHEREAS, on June 4, 1998, the Planning Commission of the City of Newport Beach conducted a public hearing regarding General Plan Amendment 97-3 (D) at which time this amendment to the Land Use Element was discussed and determined to be consistent with the goals of the Newport Beach General Plan; and WHEREAS, pursuant to the California Environmental Quality Act, an Initial Study has been prepared for the project. Based upon information contained in the Initial Study, it has been determined that if proposed mitigation measures are incorporated, the project would not have a significant effect on the environment. A Negative Declaration has been prepared by the City of Newport Beach in connection with the application noted; and NOW THEREFORE BE IT RESOLVED, that the Planning Commission of the City of Newport Beach does hereby recommend that the City Council of the City of Newport Beach amend the Land Use Element, Statistical Area Ll (Newport Center)Block 600-Financial Plaza, and the Estimated Growth for Statistical Area Ll Table of the General Plan to read as follows: Newport Center(Statistical Area W 7. Block 600 - Financial Plaza. This area is bounded by Newport Center Drive, Santa Cruz Drive, San Joaquin Hills Road and Santa Rosa Drive. The site is designated for Administrative, Professional and Financial Commercial land use and is allocated 955,329 sq.ft. of office development and 324 425 hotel rooms. Support retail commercial uses are also allowed within the office portion of this development allocation [GPA 93-2(D)]. GPA No.97-3 Use Permit No.3631 Modification No.4721 Traffic Study No. 114 Page 21 ESTIMATED GROWTH FOR STATISTICAL AREA Ll Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen.Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth 1. Block -0- -0- -0- 246,146 432,320 186,174 2. Block 100 -0- -0- -0- 196,545 196,545 -0- 3. Block 200 -0- -0- -0- '207,781 207,781 -0- 4. Block 300 -0- -0- -0- 130,408 134,908 4,500 5. Block400 -0- -0- -0- 440,118 440,118 -0- 6. Block 500 -0- -0- -0- 377,170 377,170 -0- 7. Block 600 -0- -0- -0- 1,284,,194 1,2�4m4 -0- 1,426,634 1,426,634 8. Block 700 -0- -0- -0- 327,671 327,671 -0- 9. Block 800 -0- 245 245 253,984 253,984 -0- 10.Block 900 67 67 -0- 616,630 622,630 6,000 11. Civic Plaza -0- -0- -0- 365,160 456,710 91,550 12. Corporate Plaza -0- -0- -0- 15,000 115,000 100,000 13.Tennis Club -0- -0- -0- -0- -0- -0- 14.NB Country Club -0- -0- -0- -0- -0- -0- 15.Amling's -0- -0- -0- 3,960 5,000 1,040 16.Villa Point -0- 228 228 -0- -0- -0- 17. Sea Island 132 132 -0- -0- -0- -0- 18.Fashion Island -0- -0- -0- 1,603,850 1,633,850 30,000 19.Newport Village -0- -0- -0- 55,000 170,000 115,000 TOTAL 199 672 473 6,123,557 6,657,821 534,264 Population 394 1,331 937 Revised 06104198 6PA No.97.3 Use Permit No.3631 Modification No.4721 + Traffic Study No.114 Page 22 ADOPTED this day of , 1998, by the following vote,to wit: AYES NOES ABSENT BY Michael C. Kranzley, Chairman BY Thomas J. Ashley, Secretary GPA No.97-3 Use Permit No.3631 ' Modification No.4721 Traffic Study No. 114 Page 23 WPA Traffic Engineering, Inc. TRAFFIC & TRANSPORTATION ENGINEERING April 9, 1998 4.z2. 93 Mr. Rich EdmonstonPAf Traffic Engineering Department City of Newport Beach P.O.Box 1768 Newport Beach, CA 92660 SUBJECT. FOUR SEASONS HOTEL EXPANSION Dear Mr. Edmonston: Enclosed please find a report that addresses traffic and parking concerns related to the proposed Four Seasons Hotel expansion located in the City of Newport Beach. This report is based upon information provided by you and representatives of the Irvine Company,previous studies on the site, field reviews and standard reference materials. We trust that this study will be of assistance to the City of Newport Beach. If you have any questions or need further assistance,please contact us. Respectfully submitted, WPA`iTRAAFFFIC ENMEE�RING, INC. Weston S. Pringle, P.E. Registered Professional Engineer State of California Numbers C16828 &TR565 WSP:HN #83042 cc.Mr. Stephen Brahs-Irvine Business Properties W. Mike Erickson-RBF as 23421 South Pointe Drive 0 Suite iqO * I Tn11nR Hill r'A 09RF4 w 1'71 AN Arn m +n . cA V. I A, �� FOUR SEASONS HOTEL EXPANSION CITY OF NEWPORT BEACH APRIL 9, 1998 Prepared by: WPA TRAFFIC ENGINEERING,INC. TABLE OF CONTENTS L EXECUTIVE SUMMARY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 01 II. PROJECT DESCRIPTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 01 III. TRIP GENERATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 02 IV. TRIP DISTRIBUTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 04 V. TRAFFIC IMPACT ANALYSES . . . . . . . . . . . . . . . . . . . . . . . . . . 04 VI. FUTURE CONDITIONS-LONG RANGE GENERAL PLAN . 12 VII. PARKING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IS VIII. SUMMARY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 APPENDIX A - TRIP GENERATIONRA TES FOR FOUR SEASONS HOTEL BASED UPONEXISTING COUNT DATA APPENDIX B - ONE PERCENT TRAFFIC VOLUME ANALYSIS APPENDIX C - INTERSECTION CAPACITY UTILIZATIONANALYSES �n FOUR SEASONS HOTEL EXPANSION EXECUTIVE SUMMARY r• Intersection analyses were completed for ten study intersections under near term and long range General Plan conditions. The analyses of the study intersections for the near term and long range General Plan conditions indicated that the expansion of the Four Seasons Hotel would not have a significant impact on the study intersections. ❖ Parking conditions were also analyzed. Under typical operating conditions at the hotel, which would include full occupancy with the proposed expansion and no functions in the ballrooms, adequate parking is available within the parking structure located on-site. Under conditions where the hotel is at full occupancy,including the proposed expansion,and functions taking place in the'ballrooms,there would be an on- site parking shortage of 93 parking spaces; however approximately 806 parking spaces would be available within Block 600 to serve the 93 parking spaces needed. PROJECT DESCRIPTION Four Seasons Hotel is located on the northeasterly corner of Newport Center Drive and Santa Cruz Drive, which is known as Block 600 of Newport Center. The hotel is proposing to add 140 guest rooms to the existing 285 room hotel along with a 9,000 square foot ballroom usable for,meetings and other functions with a maximum occupancy of 600 persons. Valet parking would be available. Vehicles would be parked on-site and overflow parking is available in a parking garage located at 630 Newport Center Drive. WPA TRAFFIC ENGINEERING,INC. Four Seasons Hotel Expansion Job#83042 City of Newport Beach • • -2- Figure 1 illustrates the location of the site in relationship to the surrounding street system. It should be noted that a current site plan is unavailable for inclusion in this study. It is estimated,that the proposed project will be completed by the beginning of the Year 2000. TRIP GENERATION In order to estimate the trips generated by the proposed uses, trip generation rates for a hotel land use was referenced from Th Generation'. In addition, counts were conducted at the existing Four Seasons Hotel on a Thursday(10-9-97) and a Friday(10-10-97) to determine trip generation rates for the existing facility. The count data to determine 2.5 peak hour and peak hour rates for the existing Four Seasons Hotel count be found in Appendix A. A trip generation rate comparison between the ITE rates, rates based upon existing counts and rates utilized in the original Four Seasons Hotel study is shown on Table 1. This comparison was conducted to determine the best rate to use for the proposed Four Seasons Hotel expansion. All of the rates shown in Table 1 were based upon the number of guest rooms. Based upon discussions with City Staff, the highest rates obtained through existing counts at the Four Seasons Hotel,as shown in Table 1 in bold,would be utilized for the proposed project. These rates would account for not only the proposed 140 rooms,but also the proposed 9,000 SF ballroom. It should be noted that the trip generation estimates for hotel uses are generally based upon the number of guest rooms and includes consideration of restaurant, retail and meeting/ballroom facilities. In order to establish a daily rate for the Four Seasons Hotel, 24-hour directional counts were conducted at the main driveway to the hotel and the driveway located to the east of the Four Seasons Hotel parking structure for four(4) days. Data was also collected regarding the number of rooms which were occupied during the count. Based upon the number of rooms occupied and the 24-hour Tr(p Generation. Sth Edition; Institute of Transportation Engineers(ITE); January, 1991'. WPA TRAFFIC ENGINEERING,INC. Four Seasons Hotel Expansion Job #83042 City of Newport Beach I s, sR�sroc eiPjs,TOC Sr Sr • OQ' No Scale UNN6R5�� O� 44 �J 0 2� ' � O w C Ogsr D � pR m FORD Rp e° o� SANTA BARBARA ✓0 OR q0 Q G'y PROJECT �< cENr� SITE °cam Wa 2 P pq C/F/C 5 N COAST BAY SNORE DR e4Ys/pf OR a� PROJECT LOCATION AlOn SPA Tiff ENCEM, INC. FIGURE 1 �' • -3- TABLE 1 TRIP GENERATION RATE COMPARISON Four.Seasons Hotel Expansion TRIP GENERATIONRA-TEN SOURCE Alf PM IN OUT IN OUT Peak Hour: ITEM 0.40 0.27 0.41 0.35 Thursday Coun$z>(10-9-97) 0.27 0.14 0.28 0.26 Friday Coune') (10-10-97) 0.38 0.18 0.26 0.37 Original Study - - 0.40 0.20 Rates For Hotel Land Use 0.38 0.18 0.28 0.37 2.5 Hour Peak: ITEM 0.80 0.54 0.82 0.70 Thursday Count(l)(10-9-97) 0.57 0.40 0.63 0.56 Friday Coun$2>(10-10-97) 0.67 0.38 0.62 0.81 Original Study - - 0.80 0.50 Rates For Hotel Land Use 0.67 0.40 0.63 0.81 (1) Trip Generation, 5th Edition; Institute of Transportation Engineers(ITE);January, 1991. (2) See Appendix A for specific data. count data,a daily trip generation rate was established for each of the four days counted. Table I shows the average daily rate(8.28)of the four day period which was utilized in this study. Table 2 summarizes the trip generation rates utilized in this study and trips generated for the proposed project. As shown in Table 2, the proposed project is estimated to generate 1,160 daily trip ends of which 80(55 In,25 Out)would occur during the AM peak hour and 90 (40 In, 50 Out) would occur during the PM peak hour. TRIP DISTRIBUTION Project distribution percentages were developed based upon previously completed and accepted distributions in the area, the location of the trip attractors, type of land use,proximity of freeways, and the surrounding street system. Figure 2 illustrates the resulting distribution percentages which have been previously approved by the City of Newport Beach Engineering Department. The project generated trip-ends were.then assigned to the road system based on these distribution percentages and the proposed project accesses. TRAFFIC IMPACT ANALYSES The City of Newport Beach Traffic Engineering Department was contacted to determine the intersections that were to be included,these analyses. There are a total of ten(10)intersections which were included in this study and they are listed in Table 3. The "One Percent Traffic Volume Analysis"which is part of the City of Newport Beach Traffic Phasing Ordinance(TPO) and provided to us by the City of Newport Beach was utilized for each of the study intersections. If project generated traffic is greater than one percent of the combined total of existing, regional growth and committed project traffic on any approach to any of the selected intersections,then additional analyses are required which consists of Intersection Capacity Utilization(ICU)analyses. Projects may be approved when the ICU value for an intersection will not exceed 0.90 or the ICU value does not change when the project is added. WPA TRAFFIC ENGINEERING,INC. Four Seasons Hotel Expansion Job�i83042 City ofNewport Beach -5- TABLE IA DAILY TRIP GENERATION RATE Four Seasons Hotel Expansion DATE, 24 HOUR DIRECTIONAL COUNTS 10-9-97 1486 10-10-97 1771 10-11-97 1325 1-31-98 2074 NUMBER OFR0OMS OCCUPIED AT DATE FOUR SEASONS HOTEL,NEWPORT BEACH 10-9-97 197 10-10-97 172 10-11-97 180 1-31-98 262 DATE TRIP GENERATIONRATE 10-9-97 1486/ 197= 7.54 10-10-97 1771 / 172= 10.30 10-11-97 1325/ 180= 7.36 1-31-98 2074/262 = 7.92 Average: 33.12/4=8.28 r TABLE 2 TRIP GENERATION Four Seasons Hotel Expansion TRIP GENERATION DESCRIPTOR/ AMPEAKHOUR ' PMPEAKHOUR LAND USE SIZE DAILY IN OUT BY OUT TPO gates:(') Hotel Per Room 8.28(z) 0.38 0.18 0.28 0.37 TPO Trip Ends: Hotel 140 Rooms 1,160 55 25 40 50 GENERAL PLAN 12ates:c3> Hotel Per Room 8.70 0.40 10.27 0.41 0.35 GENERAL PLAN TdR Rails: Currently in G.P. -Hotel 325 Rooms 2828 130 88 133 114 After Expansion -Hotel 425 Rooms Q$ 170 115 Z 142 Difference 870 40 27 41 35 (1) See Table 1 for trip generation rate details. Applied to the TPO analyses and not the General Plan analyses. (2) Daily volumes were based upon existing 24-hour directional counts conducted at the Four-Season Hotel main driveway and the driveway located'to the east of the Four Seasons Hotel parking structure. See Table IA. (3) Trip generation rates,utilized in the Newport Beach Traffic Model. r �2i4 � N• 1 15% s 6q�S oc 'Y � BRi Sr ® eq�sr0c 1 roc sT 15 sr 10% s BRrsro< 3 30% 1 0 No Scale St 10 UNI�� 30%N , 10% /( 10% 10% 40% 25% J�4 40% 0y y� LEGEND o —} = STUDY INTERSECTIONS Q �35% W � °4sr 0 � pR m FORD RD 40% o� 40% 35% 0 10% SANTA BARBARA '�p9 DR Op 5% rti PROJECT CEpr SITE 15% p o. 5% c INT. " 2.5� 10% 10 15% Wy sad COAST 2.5� BAY SHORE OR B�YS�Of OR c�7 12.5% �5% DIRECTIONAL DISTRIBUTION It NPA TRAGIC ENGINEERING, INC. FIGURE 2 2� • • -7-` TABLE 3 STUDY INTERSECTIONS Four Seasons Hotel Expansion STUDYINTERSECTIONS 1. BRISTOL STREET NORTH&JAMBOREE ROAD 2. 13RISTOL STREET&JAMBOREE ROAD 3. COAST HIGHWAY&DOVER DRIVE-BAYSHORE DRIVE 4. COAST HIGHWAY&BAYSIDE DRIVE 5. COAST HIGHWAY&JAMBOREE'ROAD 6. JAMBOREE ROAD &SAN JOAQUIN HILLS ROAD 7. JAMBOREE ROAD &FORD-EASTBLUFF DRIVE 8. JAMBOREE ROAD &MAC ARTHUR BOULEVARD 9. MAC ARTHUR BOULEVARD & SAN JOAQUIN HILLS ROAD 10. MAC ARTHUR BOULEVARD &FORD ROAD 3� As established by the TPO the basis for the comparison includes existing traffic,regional growth and approved/committed project traffic. A list of the committed projects is provided in Table 4. Since the project is scheduled for completion in the Year 2000, the analyses were completed for the Year 2001 as required by the Ordinance. The proposed project peak 2.5 hour volumes(which are double the peak hour volumes) for the AM and PM were distributed onto the street system, and these trips were added to the "One Percent Traffic Volume Analysis". Appendix B contains the data for the individual intersections and the results are summarized in Table 5. The criteria established by the City of Newport Beach requires that any intersection where the project traffic during the 2.5 hour peak exceeds one percent of existing plus regional growth plus approved project traffic must be analyzed in detail. Review of Table 5 indicates that two of the ten study intersections exceed the maximum one percent on at least one approach and must be considered critical and are subject to the ICU analyses. The two study intersections of Jamboree Rd. & San Joaquin Hills Rd. and MacArthur & San Joaquin Hills Rd were further analyzed to determine potential impacts. Utilizing the "Intersection Capacity Utilization Analysis"forms from the Traffic Phasing Ordinance (TPO)procedure,ICU values were determined including traffic increases due to regional growth and previously approved projects. The individual analysis sheets are contained in Appendix C and summarized in Table 6. Review of Table 6 indicates that the two study intersections of Jamboree/San Joaquin Hills and MacArthur/San Joaquin Hills would operate at acceptable Levels of Service, with the existing geometrics, during both the AM and PM peak hours under the TPO guidelines for conditions with the project. WPA TRAFFIC ENGINEERING,INC. Four Seasons Hotel Expansion Job #63042 City of Newport Beach 37 TABLE 4 COMMITTED PROJECT LIST Four Seasons Hotel Expansion PROJECT COMMITTED NUMBER PROJECT NAME 121 NEWPORT VILLAGE 124 CIVIC PLAZA 125, CORPORATE'PLAZA&WEST 129 HOAG HOSPITAL EXTENSION 134 INTERPRETIVE CENTER 142 HOAG HOSPITAL EXPANSION 147 BALBOA BAY CLUB EXPANSION 148 FASHION ISLAND EXPANSION 152 FLETCHER JONES MERCEDES 154 TEMPLE BAT YAHM EXPANSION 156 CORO14A DEL MAR PLAZA 157 FORD REDEVELOPMENT 158 TLA DRIVE THRU RESTAURANT 555 CIOSA-IRVINE PROJECT 910 NEWPORT DUNES 930 CITY OF IRVINE DEVELOPMENT 2i X -10- TABLE 5 CRITICAL INTERSECTION IDENTIFICATION Four Seasons Hotel Expansion PEA S2.SHOUR PERCENTAGES STUDYINTERSECTION NB SB EB WB AM PM AM I PM AM PM AM PM Bristol St.N. &Jamboree Rd. 0.18 0.50 0.42 0.19 0 0 0 0 Bristol St. &Jamboree Rd. 0.37 0.93 0.72 0.40 0.49 0.39 0 0 Coast Hwy. &Dover-Bayshore 0 0 0.18 0.17 0.18 0.19 0.19 0.20 Coast Hwy. &Bayside Dr. 0 0 0 0 0.21 0.21 0.21 0.20 Coast Hwy. &Jamboree Rd. 0 0 0.37 0.35 0.22 0.19 0 0 Jamboree Rd. & San Joaquin Hills Rd. 0.23 0.22 0.75 0.33 0 0 6.76 4.42 Jamboree Rd. & Ford-Eastbluff Dr. 0.37 0.67 0.97 0.60 0 0 0 0 Jamboree Rd. &Mac Arthur 0.21 0.57 0.96 0.37 ' 0.11 0.33 0.45 0.17 Mac Arthur&San Joaquin Hills 0.14 0.14 0.70 0.55 2.54 1.71 0 0 Mac Arthur&Ford Rd. 0.33 0.74 0.49 0.37 0 0 0 0 2r TABLE 6 TPO-INTERSECTION ANALYSES SUMMARY Four Seasons Hotel Expansion • INTERSECTIONCAPACITY UTILIZATION(ICU VALUES) EXISTING+GROWTH STUDYRYTERSEC77ON EXISTING EXISTING+GROWTH +COMMITTED PROJECTS CONDITIONS +COMMITTED PROJECTS +PROJECT CONDITIONS AMPKHR PMPKHR AMPKHR PMPKHR AMP%HR PMPK1ZR Jamboree Rd.& San Joaquin Hills Rd. 0.57 0.71 0.66 0.84 0.67 0.84 Mac Arthur Blvd.& San Joaquin Hills_RdP> 0.54 0.77- 0.58 0.83 0.59 0.83 (1) The geometries utilized in the ICU analyses represent improvements that have been-completed as part of the MacArthur Phase I construction. • • -12- FUTURE CONDITIONS-LONG RANGE GENERAL PLAN Based upon information from the City of Newport Beach, a model run of the area utilizing the NBTAM was conducted by Austin-Foust Associates, Inc. providing traffic daily forecast data on road segments and peak hour data at the study intersections under Long Range General Plan Baseline conditions both with and without the project. Table 2 lists the trip generation rates utilized in the model for Hotel land uses. These rates were applied to the current number of rooms in the model, 325 rooms, for the Four Seasons Hotel. After the proposed expansion,the Four Seasons Hotel will have a total of 425 rooms. As shown in Table 2,utilizing the trip generation rates found in the model there was a net increase under Long Range General Plan conditions of 870 daily trips ends of which 67 (40 In, 27 Out)would occur during the AM peak hour and 76 (41 In, 35 Out)would occur during the PM peak hour. Long Range Baseline Conditions Without the Project A model run was performed under baseline conditions without the project. Figure 3 illustrates the daily volumes on the road system within the vicinity of the proposed project under Long Range General Plan conditions without the project. Baseline intersection analyses under the Long Range General Plan conditions without the project were also conducted at each of the study intersections. The ICU worksheets can be found in Appendix C and summarized in Table 7. As shown in Table 7,all of the study intersections would operate at an acceptable Level of Service except for the study intersections of Coast HighwayBayside (0.92/E-PM), MacArthur/Jamboree (1.12/F-PM) and Jamboree/Bristol N. (1.01/F-AM, 1.02/F-PM). WPA TRAFFIC ENGINEERING,INC. Four Seasons Hotel Expansion Job ##63042 City of Newport Beach ,t 11 v rS 6 N 17 27 29 215 kp 44 �O o yi 1 27 CAI 17 vrL Mius W 15 w HACK HAY 6 9 5 N 27t1D fpyt9 l,�� a 19 20 co B 19 6' 0 2 � 24 sm o r„ 13 N %J 47 T1 8 r 17TH 4 43 u W 4 s 9 e1 5-� 3 101H 40 6lb � irno ?3 xE rrr BA Y 22 e►�� 2s PACIFIC OCEAN LONG RANGEADT VOLUMES - WITHOUT PROJECT GENERAL PLAN BASELINE CONDITIONS WPA TR4FFICFNrAVFFRrAvr- rnro _. YOZ TABLE 7 INTERSECTION ANALYSES SUMMARY-LONG RANGE CONDITIONS Four Seasons Hotel Expansion INTERSECTION CAPA CITY UTILIZATION(ICU)ILEVEL OF SERVICE(LOS) STUDYINTERSEC77ON LONG RANGE BASELINE CONDITIONS LONG RANGE BASELINE CONDITIONS WITHOUTEXPANSION WITHEXPANSION AMPKHR PMPKHR AMPKHR PMPKHR Coast Hwy.&DoverBayshore 0.68E 0.83/1) 0.68/B 0.83/D Coast Hwy.&Bayside 0.73/C 0.92/E 0.73/C 0.92/E MacArthur&Jamboree 0.89/1) 1.12/F 0.88/1) 1.12/17 Jamboree&Bristol N. 1.011F 1.02/F 1.01/F 1.02/17 Jamboree&Bristol S. 0.72/C 0.87/1) 0.72/C 0 87/D Jamboree&Eastbluff/Ford(') 0.84/1) 0.86/1) 0.85/1) 0.86/D MacArthur&Ford/Bonita Cyn 0.84/1) 0.77/C 0.85/1) 0.77/C Jamboree&San Joaquin Hills 0.70/B 0.71/C 0.70/B 0.72/C Coast Hwy.&Jamboree 0.75/C 0.83/D 0.75/C 0.83/1) MacArthur&San Joaquin Hills 0.59/A 0.72/C 0.5)/A 0.72/C (1) The geometries utilized in-the ICU analyses represent planned City improvements which are to be completed within the-next four years. CN W • • —14 It should be noted that information was obtained from the City of Newport Beach Traffic Engineering Department regarding the geometrics at°the study intersection of Jamboree/Eastbluff- Ford. Currently the geometrics show a single eastbound right turn lane. Based upon information from the City, there is going to be an eastbound free right turn lane which is a planned City improvement to be completed within the next four years. The ICU sheets were revised to reflect the change in the geometrics. Long Range Baseline Conditions With the Project The model distributed the net increase from the proposed project onto the street system and the model run was completed under baseline conditions with the project. Figure 4 illustrates the daily volumes under Long Range General Plan conditions with the project. The volumes indicate that with the proposed project expansion,daily volumes located on San Joaquin Hills between Jamboree and Santa Cruz Drive and on San Miguel Drive between Newport Center Drive and MacArthur Boulevard would have a slight increase,while the daily volumes on all other road segments remain unchanged. The road segments on San Joaquin Hills and San Miguel Drive would provide direct access to the project site and a slight change in daily volumes would be expected. As Figure 4 illustrates,all other road segments remain unchanged which indicates that based on a General Plan overview of the area, the proposed project has an insignificant impact on the surrounding street system. This is further justified by the specific analyses of intersection operations. The study intersections were analyzed under Long Range General Plan conditions with the project. Table 7, which was presented earlier, shows that the same three study intersections of Coast HighwayBayside (0.92/E-1`M), MacArthur/Jamboree (1.12/F-PM) and Jamboree/Bristol N. (1.01/F-AM, 1.02/F-PM)continue to operate at unacceptable Levels of Service. An ICU comparison of conditions with and without the project indicates that there is no increase in the ICU values at these three study intersections. Utilizing the City's guidelines,no mitigation measures are required. WPA TRAFFIC ENGINEERING,INC Four Seasons Hotel Ezpans#on Job#183042 City of Newport Beach v rn v 76 ^a 39 6 33 31 29 erostnt "ram ,�o ti ^' e 2 29 21 S 32 xsti ^ ,yam ~ tiw N S 44 \O Oa 1� a 27 w \ 8 010 co 17 200 N cO 19 SACK A Z X. HAY 9 1� �'l ' zzrro 5 FORO Ss 20 z0 co 12 R 25 SAN O 13 N G v 11 °17n+ 46 43�' cn _ 81 - � rs 43 Sd 6 9 f 6� 40 ,oni 6� BAY z6 PACIFIC OCEAN ( LONG RANGE ADT VOLUMES WITH FOUR SEASONS HOTEL EXPANSION WPA TRAFFIC ENGINES RING, INC. FIGURE 4 �5 PARFCING A parking study'has been completed of the existing parking facilities located within the 600 block of Newport Center .Drive in Newport Beach. The Block 600 parking study was utilized as a reference for the parking analyses within this report. The total parking provided within Block 600 is 3,161 parking spaces which provides parking for the addresses of 600,610,620,630,660 Newport Center Drive,the Twin Palms Restaurant and the Four Seasons Hotel. Although the Four Seasons Hotel has on-site parking facilities, at times there is a need for overflow parking off-site, In order to determine whether there is a parking surplus for the overflow parking from the Four Seasons Hotel, the entire Block 600 was analyzed with the assumption that all of the land uses within Block 600 would be fully occupied. -Existing Parking Su,p ! Parking for the land uses within Block 600 are provided via two parking structures and six surface parking lots. The Four Seasons Hotel has a separate parking structure and parking in front of the hotel which serves only the guests at the hotel along with adjacent surface lots. The total number of parking spaces available specifically, for the Four Seasons Motel, after the expansion,would be 408 parking spaces, as shown in Table 8. With the expansion of the hotel a total of 14 parking spaces will be displaced. Table 8 also indicates the total number of parking spaces available within Block 600 Newport Center Drive both before (3,167 parking spaces) and after(3,153 parking spaces)the expansion of the hotel. Parking Demand-Based upon City Code The entire Block 600 of Newport Center Drive was included in the parking analyses to determine existing parking demands. The City of Newport Beach parking codes, existing parking covenants 2 `Block 600 Newport Center';prepared for the City of Newport Beach;dated April 8, 1998. WPA TRAFFIC ENGINEERING,INC. Four Seasons Hotel Expansion Job #83042 City of Newport Beach TABLE 8 PARKING SUPPLY SUMMARY WITHIN BLOCK 600 NEWPORT CENTER Four Seasons Hotel Expansion EXISTING PROPOSED PAMUNGAREA NUMBER OFSPACES PROVIDED NUMBER OF_ SPACES PROVIWD Parking Structure 1 (600) 1,099 1,099 • 610 Surface Lot 17 17 620 Surface Lot 23 23 Parking Structure 2 (620) 1,362 1,362 660 Wells Fargo Lot 28 28 660 Surface Lot 216 216 Subtotal 2,745 2,745 - Four Seasons Hotel ❑ Parking Structure 375 375 ❑ Surface Lot-Back of Parking Structure 15 15 • ❑ Surface Lot-Back of Twin Palms 21 7 ❑ Court Yard(Hotel Frontage) 11 11 Subtotal 422 408 TOTAL 3,167 3,153 i J rn • • —17- and a recent parking study3 in the area were referenced to obtain parking requirements for the land . .uses within Block 600. Table 9 lists the total number of parking spaces required for the Health. Club, office buildings, restaurant, existing hotel and the hotel expansion. As shown in Table 9 based upon City code, all the land uses within Block 600 would require a total of 3,074 parking spaces. As stated earlier in this study, after completion of the proposed project there would be a total of 3,153 parking spaces available. With a parking demand,based,upon City code, for the entire Block 600 of Newport Center Drive of 3,074, there would be a parking surplus of 79 parking spaces. Parking Demand-Based upon Current Parking Counts Parking counts were conducted for Block 600 in August, 1997 and are shown in Table 10. As shown in Table 10,the peak parking period occurred on Monday(8/11/97)at 11:00 AM with a total of 1,874 parked vehicles. It should be noted that at the time of these counts,the occupancy rate for the office land uses was 95 percent. Conditions at the Four Seasons Hotel included 262 rooms that were occupied at the time of the count and no activity in the ballrooms. Irrorder to account for full operations at the Four Seasons Hotel,an additional count was conducted in January, 1998 when there was a function in the ballroom. Table I shows a breakdown of the Four Seasons Hotel parking count to include 267 parked vehicles in the on-site parking structure which is valet,31 parked vehicles in adjacent Surface Lots(one is located behind the on-site parking structure (15) and the other located in back of the Twin Palms Restaurant (16)) and U parked vehicles in the front court yard for a total of 309 parked vehicles. As stated earlier,at the time of the count a total of 262 room&were occupied of the 285 rooms available. 3 "Twin Palms Restaurant Study";LU WPA TRAFFIC ENGINEERING,INC. Four Seasons Hotel Expansion Job#83042 City of Newport Beach //0 TABLE 9 BLOCK 600 PARKING BASED UPON CITY OF NEWPORT BEACH PARKING CODE REQUIREMENTS Four Seasons Hotel Expansion CITYPARSING PARSING SPACE LOCATION USE SIZE CODE REQUIRED 600 Newport Center Drive Health Club 18,250 SF 6.2 Spaces/ 1,000 SF 113 610 Newport Center Drive OfficeM 273,533 SF 1 Space/375 SF 729 620 Newport Center Drive Office(' 236,933 SF 1 Space/375 SF 632 630 Newport Center Drive Office(',') 7,362 SF I Space/375 SF 20 660 Newport Center Drive Office('� 249,294 SF 1 Space/375 SF 665 Twin Palms Restaurant Restauran$;) 16,446 SF 1 Space/40 SF 219 (Public Area) Subtotal 2,378 Four Seasons Hotel -Existing Hotel(4) 285Rooms - 369 -Proposed Hotel 140 Rooms 1 Space/2 Rooms 70 Ballroom 9,000 SF 1 Space/35 SF 2L7 Subtotal 696 TOTAL 3,074 Source: "Twin Palms Restaurant Study';prepared by Linscott, Law&Greenspan, Engineers;April, 1995. (1) Office parking code per Use Permit No. 1805 (2) 14,447 SF less 7,085 SF transferred to restaurant use=7,362 SF (3) Public area assumed to be 8,747 SF(16,446 SF-7,699'SF non-public). (4) Four Seasons Hotel Parking Covenant .CIC1 TABLE 10 PARKING COUNTS Four Seasons Hotel Expansion EXISTING ilI NUMBER OF ,401 216 18 1362 21 23 17 1099 PARKUMSPACES FOURSElSONS 660 WELLSFARGO PARKING 630 610, 610 p XT� •TIME TOTAL HOTEL SURFACELOT SURFACELOT STRUCTURE2 SURFACELOT 'SURFACELOT SURFACELOT STRU ZXW FRIDAY (8/8/97) PARKING-LOT COUNTS 10:00 AM 1864 154 WO 9 961 16 8 5 571 11:00 AM 1802 106 156 13 951 18 6 3 549 112:00 PM 1775 146 138 12 918 26 7 3 525 2:00 PM 1677 161 140 7 856 22 5 4 482 3:00 PM 1628 156 135 10 826 19 4 5 473 3 454 4:00 PM 1487 153 119 10 728 16 4 MONDAY(8/11/97) PARKING LOT COUNTS 10:00 AM 1867 135 151 14 959 13 7 7 581 11:00 AM 1874 115 156 12 973 16 8 8 586 12:00 PM 1797 111 146 11 948 12 8 7_ 554 2:60 PM 1766 105 153 8 955 15 6 9 515 3:00 PM 1731 101 147 9 930 19 5 6 514 4:00PM 1628 115 125 ]0 862 17 4 5 490 N07E: Offices were at 95 percent occupancy at the time of the counts. Peak parking period is shown in bold. • • -20- TABLE 11 FOUR SEASONS HOTEL PARKING DATA Four Seasons Hotel Expansion NUMBER OF PARKED LOCATION 'VEHICLES E isdng o untsO) (Valet)Parking Structure 267 Valet Parking in Front of Hotel 11 Adjacent Surface Lots - 630 Surface Lot 16 - Surface Lot east of Four Seasons Hotel Parking Structure 15 Subtotal 309 Vacancies & Proposed Expansion Existing Hotel(') - 23 vacant rooms x 1.18 Spaces per room 27 Proposed Hotel Expansion- 140 Rooms x 1.18 Spaces per room 165 Subtotal 192 TOTAL 501 (1) These counts were conducted on Saturday 1/31/98 at 8:00 PM. During the count there was a function in the ballroom(which started at 7:00 PM)with approximately 400 guests. (2) Based upon counts conducted on Saturday(1/31/98) with a function in the ballroom and 262 rooms occupied. • • —21 Parking,rates were established specifically for the Four Seasons Hotel,based upon the most recent count data and counts which were conducted earlier at the Four Seasons Hotel. Table 12 shows the various parking rates for the Four Seasons Hotel both with and without functions in the ballrooms. Under typical operating conditions, completion of the proposed expansion, full occupancy and no functions in the ballrooms, a parking rate of 0.703 was established for the Four Seasons Hotel. As shown in Table 12,for typical daily operations at the hotel with the proposed expansion and no function in the ballrooms, there would be a need for 299 parking spaces. As stated earlier in this study there is a total of 408 parking spaces available to the Four Seasons Hotel, specifically 375 parking spaces available in the on-site parking structure. Based upon the number of parking spaces .needed under a typical operating day at the hotel and utilizing only the on-site parking structure, there would be a parking surplus of 76 spaces. In order to obtain the number of parking spaces required at full occupancy of the hotel with functions in,the ballrooms, a count was�conducted in January 1998 that reflected a function in the ballroom. As shown,in Table 12, a parking rate of 1.18 was utilized to determine parking conditions after the proposed expansion and also includes functions in the ballrooms. Projected Traf c for Vacancies and the Four Seasons Hotel ftan ion In order to obtain a 100 percent occupancy,rate at the hotel and reflect functions.in the ballrooms, the parking rate established earlier of 1.18 was applied to the vacant rooms in the hotel along with the proposed hotel expansion (140 rooms).. Table 11 which was presented earlier in this study shows a total of 192 spaces would be required for,the vacant hotel rooms and the proposed expansion. The total number of parking spaces available for the Four Seasons Hotel, after the expansion,would be 408 parking spaces; and as shown in Table 11,the Four Seasons Hotel would require a total of 501 parking spaces. There would be an on-site parking deficit of 93 parking spaces. These data are WPA TRAFFIC ENGINEERING,INC. ;Four Seasons Hotel Expansion Job ll83042 City of Newport-Beach �7 TABLE 12 HOTEL PARKING RATE-BASED ON EXISTING COUNTS Four Seasons Hotel Expansion TIME FOUR SEASONS HOTEL PARKING COUNTS - Friday(8-8-97) Monday(8-11-97) Friday(10-1047) Saturday(10-11-97) Saturday(1-31-98) (246 Rooms Occupied) (206 Rooms Occupied) (172 Rooms-Occupied) (172 Rooms Occupied) (262 Rooms Occupied) 6:00 AM 108 10:00 AM 154 135 11:00 AM 106 115 12:00 PM 146 111 2:00 PM 161 105 3:00 PM 156 101 4:00 PM 153 115 6:00 PM 119 7:00 PM 121 8:00 PM • 309 PARSING 'RATE 0.654 0.655 0.7030) 0.628 1.18a) (I) PROJECTED NUMBER OF PARSING SPACES REQUIRED BASED ON TOTAL NUMBER OF ROOMS AFTER COMPLETION OF THE .PROJECTAND NO FUNCTIONINTHEBALLROOM, WITHA PEAKPARKINGRATE OF(0.703): 425(0.703)=299 PARKINGSPACES (2) PROJECTED NUMBER OF PARSING SPACES REQUIRED BASED ON TOTAL NUMBER OF ROOMS AFTER COMPLETION OF THE PROJECTANDA FUNCTIONINTHEBALLROOM, WITHA PARKINGRATE OF(1,18): 425(1.18)=S01 PARKINGSPACES NOTE: There area total of 375parking spaces located within the Four Seasons Hotel Parking Structure,11 parking spaces in front of the hotel and -22 parkingspaces behind theparkingstructure on a surface lot-408 TOTAL.- Note these number reflect available parking after theproposed Project is built I, t N • • -23- based upon functions in the ballroom, a 100 percent occupancy rate and the proposed hotel expansion. In order to determine whether there would be adequate parking available off-site within Block 600 for the overflow parking from the Four Seasons Hotel at peak operations,additional parking analyses of the area was conducted. The remaining uses within Block 600 were analyzed at full operations with no vacancies in the office land uses. The occupancy rate during the time of the counts for the office land uses was 95 percent; therefore, based upon this information the City Parking Code was applied to the vacant square footage in each of the office buildings. Shown in Table 13 are the required number of parking spaces for the vacancies in each office building. It should be noted that,it was assumed that the health club.and restaurant uses within Block 600 were at"normal'operating conditions-during the counts and no additional parking spaces were added for these two uses. Table 13 indicates that the vacancies with the office land uses would require 103 parking spaces. Table 14 summarizes the parking for Block 600 based upon existing counts,estimated'parking needs for the office vacancies, existing count data of the Four Seasons Hotel Parking and estimates for vacancies and the proposed expansion of the hotel. As shown in Table 14 a total of 2,347 parking spaces are needed. Table 8 indicates that the proposed,number of parking spaces for Block 600 is 3,153 parking spaces.After all the uses are served,including the proposed expansion and activities in the ballroom at the Four Seasons Hotel,there would be a parking surplus of 806 parking spaces. SUMMARY This study has examined the traffic factors related to the proposed Four Seasons Hotel expansion project located within the City of Newport Beach. Estimates have been made of traffic to be generated by the expansion and the ability of the road system to accommodate the added traffic for WPA TRAFFIC ENGINEERING,INC. Four Seasons Hotel Expansion Job#83042 City ojNeawort Beach ��l TABLE 13 OFFICE VACANCY PARKING REQUIREMENTS Four Seasons Hotel Expansion CITYPARKING PAWNG SPA CES LOCATION USE SIZE CODE .REQUIRED 600 Newport Center Drive Health ClubQ) - 610 Newport Center Drive OfficeM 13,677 SF 1 Space/375 SF 37 • 620 Newport Center Drive OfficeM 11,847 SF 1 Space/375 SF 32 630 Newport Center Drive OfficeM 368 SF 1 Space/375 SF 1 660 Newport Center Drive OfliceM 12,465 SF 1 Space/375 SF 33 Twin Palms Restaurant Restaurant) - _ TOTAL 103 (1) At the time of the counts,the office buildings were 95 percent occupied. (2) The health club and restaurant uses were assumed to be at normal operating conditions at the time of the counts. • —25 TABLE 14 BLOCK 600 PARKING BASED UPON EXISTING COUNT DATA Four Seasons Hotel Expansion PARKINGSPACES LOCATION REQUIRED ,Existing Counts 660 Surface LoP 156 Wells Fargo Surface Lot(') 12 Parking Structure 20) 973 620 Surface UP g 610 Surface Lo$ g Parking Structure IM 586 Subtotal 1,743 OT1ce Vacancy Parking Requirements 610 Newport Center Drive(2) 37 620 Newport Center Drive() 32 630 Newport Center Drive(2) 1 660 Newport CenterDrive(2) 31 Subtotal 103 Four Seasons Hote! - Existing Counts(3) 309 -Vacancies&Proposed Expansion(3) 122 Subtotal 501 TOTAL' 21347, (1) See Table 10 in this report. (2) See Table 13 in this report. (3) See Table 11 in this report. 59 • • —26- both the near term and City Buildout conditions. These analyses were completed to.conform to the requirements of the City's Traffic Phasing Ordinance. In addition,parking was-also examined. The following are the principal findings of the study. 1. The proposed expansion is estimated to generate 1,160 daily trip ends of which 80 (55 In,25 Out)would occur during the AM peak hour and 90(40 In, 50 Out)would occur during the PM peak hour. 2. After discussion with City Traffic Engineering Staff, a total of ten (10) study intersections were examined. Of these, only two of the study intersections, Jamboree/San Joaquin Hills and MacArthur/San Joaquin Hills, exceeded the maximum one percent on at least one approach. 3. ICU analyses were completed for theses two study intersections under near term and Long Range General Plan conditions. - Under near term conditions, both the study intersections of Jamboree/San Joaquin Hills and Mac Arthur/San Joaquin Hills would operate at acceptable Levels of Service during the AM and PM peak hours. Under Long Range General Plan conditions, all of the study intersections were examined both with and without the project. The three study intersections of Coast HwyBayside, MacArthur/Jamboree and Jamboree/Bristol N. would operate at unacceptable Levels of Service under conditions without the project. When the project was added there was no change in the ICU values at these three study intersections which indicate the project did not have a significant impact. WR4 TRAFFIC ENGINEERING,INC. Four Seasons Hotel Expansion Job #83042 City of Newport Beach • • No off-site mitigation measures would be needed under the TPO guidelines under either the near term conditions or the Long Range General Plan conditions, 4. Existing and proposed parking demands were analyzed. Based upon the City code requirements for the existing and proposed land uses and the total parking provided within"Block 600",there would be a parking surplus of 79 parking spaces. 5. Parking,rates which depict typical daily operations at the hotel which were established by existing count data and room occupancy data, without a function in the ballroom and after completion,of the proposed project,there would be adequate parking on-site. 6. Based upon parking rates, which were established by existing count data, room occupancy data and a function in the ballroom, and after completion of the project there would be an on-site parking shortage of 93 parking spaces. However,.there would be more than 806 parking spaces available within Block 600 to handle the parking deficit. WPA TRAFFIC ENGINEERING,INC. Four Seasons Hotel Expansion Job#83042 City ojNewport Beach 58 APPENDIX A TRIP GENERA TION RA TES FOR FOUR SEASONS HOTEL UNDER EXISTING CONDITIONS APPENDIX A TRIP GENERATION RATES Four Seasons Hotel . . TRIPENAV) TRIP,GENERA TIONRATE !` • LAND:USE. ..i RODMSOCCUPIED - "PEAKHOUR . PM.PFAKHOUR IN OUT - IN OUT rPEAKHOUR A%HOUR HOTEL 197(10-9-97) 112/0.57 79/0:40_ 123 /0.63 109/0.56 OTEL 172 (10-10-97) 116/0.67 6510.38 106/0.62 139/0.81 HOTEL 197(10-9-97) 53 /0.27 28/O.I4 55/0.28 51 /0.26 HOTEL 172 (-10-10-97) 66/0.38 31 /0.18 44/-0.26 63/0.37 • (1) Trip Ends based upon 247hour directional driveway counts at the Four Seasons Hotel in Newport Beach. (2) Trip Generation Rates were based upon peak hour trip ends and the number of occupied rooms at the time of the count. APPENDIX B ONE PERCENT ANALYSES I% TRAFFIC VOLUME ANALY IC INTERSECTION. COASTHIGHWAYIDOVERDRaW-BAYSHOREDRIVE (Existing Traffic Volumes Based on Average WinteriSpring 1997AJW EXISTING PEAK2.5HOUR APPROVEDPROJECT PROJECTED I%OFPROJECTED PROJECT APPROACH PEAK 2.5 HOUR REGIONALGROWTH PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK2:5 HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 352 0 0 352 4 0 0.00 Southbound 2609 0 174 2783 28 5 0.18 Eastbound 5077 206 424 5707 57 10 0.18 Westbound 4825 196 370 5391 54 10 0.19 �J Project Traffic is estimated to be less than 1%of Projected Peak 2.5 HourTraffic Volumes. 0 Project Traffic Is estimated to be greater than 1%of Projected Peak 2:5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis is required. 1% TRAFFIC VOLUMEANALY IS INTERSECTION. COAST HIGHWAYIDOVER DRIVE BAYSHORE DRIVE (Existing Traffic Volumes Based on Average vinterlSpring 1997PAO EXISTING PEAK2.5HOUR APPROVEDPROJECT PROJECTED I%OFPROJECTED PROJECT APPROACH PEAK 2.5 HOUR REGIONAL GROWTH PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 234 0 0 234 2 0 0.00 Southbound 2813 0 160 2973 30 5 0.17 Eudwund 4638 188 1 432 1 5258 1 53 1 10 0.19 Westbound 9100 369 1 646 1 toils 101 20 0.20 0 Project Traffic is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. 0 Project Traffic i J s estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis is required. PROJECT. FOUR SEASONS HOTEL EXPANSION U� I% TRAFFIC VOLUME-ANA LY IS INTERSECTION: COAST HIGHWAYI BAYSIDE DRIVE (Existing Traffic Volumes Based on Average Winter/Spring 1996 A)W EXISTING PEAK2.5HOUR APPROVEDPROJECT PROJECTED i%OFPROJECTED PROJECT APPROACH PEAK 2.5 HOUR REGIONAL GROWTH PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PROJECT DIRECTION , VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 873 0 26 899 9 10 ppp. Southbound 133 0 122 255 3 0 ppo Eastbound 6440 329 317 7086 1 71 15 0.21 Westbound 4275 218 177 4670 47 10 0.21 Project Traffic Is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. C� Project Traffic Is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis Is required. 1% TRAFFIC VOLUME ANALYSIS INTERSECTION: COASTHIGHWAY/BAYSIDEDRIVE (Existing Traffic Volumes Based on Average tYintedSpring 1996 PIW EXISTING PEAK2.5HOUR APPROVEDPROJECT PROJECTED 1%OFPROJECTED PROJECT APPROACH PEAK 2.5 HOUR REGIONAL GROWTH PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOURI DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME Northbound 1258 0 40 1298 13 0 Southbound 137 0 199 336 3 0 Eastbound 6651 339 309 7299 73 15 Westbound 6732 343 416 7491 75 15 Project Traffic is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. Project Traffic is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis is required. PROJECT: FOUR SEASONS HOTEL EXPANSION I • • C 1% TRAFFIC VO . IM ANALYSIS INTERSECTION.• COAST HIGHWAY/JAMBOREE RD. (Existing TraJjlc Volumes Based on Average H?nterlNpring 1997A)W EXISTING PEAK2SHOUR APPROVEDPROJECT PROJECTED 1%OFPROJECTE5 PROJECT APPROACH PEAK 2S HOAR REGIONAL GROWTH PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound' 1490 60 36 1586 16 0 0.00 Southbound 2105 85 477 2667 27 10 0.37 Eastbound 5864 238 644 1 6746 1 67 J 15 1 0.22 Westbound 2972 121 150 3243 32 0 000 Project Traffic is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. Project Traffic is estimated to be greater tham1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis is required. 1%.TRAFFIC VOLUME ANA Y IC INTERSECTION: COASTHIGHWAYIJAMBOREERD. (Existing,Trafc Volumes Based on Average IrintedSpring 1997PAO EXISTING PEAK2SHOUR APPROVEDPROJECT PROJECTED I%OFPROJECTED PROJECT APPROACH PEAK25HOUR REGIONALGROWTH PEAK 2.5HOUR PEAK2.5'HOUR PEAK2,5HOUR PEAK 2.5HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 1682 68 45 1795 18 0 0.00 ,Sorthbound 3708 151 482 4341 43 IS 0.35 Eastbound 7093 289 676 8057 81 15 0.19 Westbound 4874 198 54S 5617 56 0 p,00 Project Traffic is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. Project Traffic is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity UUlizadon'(ICU)Analysis 17 required. PROJECT: FOUR SEASONS HOTEL EXPANSION �07 1% TRAFFIC VOLUME ANALYSIS INTERSECTION. JAMBOREER&ISANJOAQUINHILLSRD. (Existing Tra1J9c Volumes Based on Average IrinteNSpring 1997,00 EXISTING PEAK2.5HOUR APPROVEDPROJECT PROJECTED I%OFPROJECTED PROJECT APPROACH PEAK 2.5 HOUR REGIONAL GROWTH PEAK 2.5 HOUR PEAK 2.S HOUR PEAK2.5HOUR PEAK 2.5 HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 3534 143 594 4271 43 10 0.23 Southbound 4459 181 721 5361 54 40 0.75 11 Eastbound 1 71,9 0 1 0 1719 17 1 0 1 0.00 Westbound 345 0 99 444 4 30 6.76 0 Project Traffic is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. 0 Project Traffic is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. intersection Capacity Utilization(ICU)Analysis is required. 1% TRAFFIC VOLUMEANALY IS INTERSECTION. JAMBOREE RD.I SAN JOAQUINHILLS RD. (Existing Traffic Volumes Based on Average Tinter/Spring 1997PJW EXISTING PEAK2.5HOUR APPROVED PROJECT PROJECTED 1%OF PROJECTED PROJECT APPROACH PEAK2.5HOUR REGIONALGROWTH PEAK2.5HOUR PEAK2.5,HOUR PEAK2.5HOUR PEAK2.5HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 3787 154 705 4646 46 10 0.22 Southbound 9395 381 884 10660 107 35 0.33 Eastbound 1 518 1 0 29 1 547 5 0 0.00 Westbound 1197 0 160 1357 14 60 4.42 0 Project Traffic is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. 0 Project Traffic Is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis is required. PROJECT. FOUR SEASONS HOTEL EXPANSION (,�5 1% TRAFFIC VOL,UME ANA LYCLC INTERSECTION: MACARTHURISANJOAQUINXILLS (Existing Traffic Volumes Based on Average HIntaiSpring 1997AM EXJSTING 'PEAK2.5HOUR APPROVEDPROJECT PROJECTED I%OFPROJECTED PROJECT APPROACH PEAK2.5HOUR REGIONAL GROWTH , PEAK2.5HOUR PEAK2.5HOUR PEAK2.SHOUR PEAK2.5HOUR PROJECT DIRECTION VOLUME VOLUME _ VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 3207 130 210 3547 35 5 0.14 Southbound 4444 180 404 5028 so 35 0.70 Eastbound 1 743 0 1 44 787 8 20 2.54 Westbound 2508 0 128 2636 26 0 0.00 0 Project Traffic is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. 0 Project Traffic Is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis Is required. 1% T A EFIC VOLME ANA LYCIC INTERSECTION.• MACARTHURISANJOAQUINIIILLS (ExisfrngTraflic Volumes Based on Average Wnter/Spring 1997 PAO EXISTING PEAK2.5HOUR APPROVEDPROJECT PROJECTED I%OFPROJECTED PROJECT APPROACH PEAK 2.5 HOUR REGIONAL GROWTH PEAK 25 HOUR PEAK 2.S HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 3251 132 239 3622 36 5 0.14 Southbound 4827 196 464 5487 55 30 0.55 Eastbound 2472 0, 166 2638 26 45 1 1.71' Westbound 1632 0 1 35 1667 17 0 0.00 0 Ptoject Traffic Is estimated to be less than 1%of Projected Peak 2.6 Hour Traffic Volumes. 0 Project Traffic is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)'Analysis Is required. PROJECT., FOUR SEASONS HOTEL IXPANSION �n6) 1% TRAFFIC VOLUME•ANALYSIS INTERSECTION. JAMBOREE/FORD-EASTBLUFF (Existing Traffic Volumes Based on Average ff7irter/Spring 1997AIW EXISTING PEAK2.51IOUR APPROVEDPROJECT PROJECTED 1%OFPROJECTED PROJECT APPROACH PEAK 2.5 HOUR REGIONAL GROWTH PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 4485 182 779 5446 54 20 0.37 Southbound 3298 134 691 4113 41 40 0.97 Eastbound 1015 0 1 127 1 1142 1 11 1 0 0.00 Westbound 785 0 240 1025 10 0 0.00 0 Project Traffic is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. 0 Project Traffic is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis is required. 1% TRAFFIC VOLUME ANALYSIS INTERSECTION.• JAMBOREE/FORD EASTBLUFF (Existing Traffic Volumes Based on Average ff rnter/Spring 1997 PM) EXISTING PEAKISHOUR APPROVEDPROIECT PROJECTED I%OFPROJECTED PROJECT APPROACH PEAK 2.5 HOUR REGIONAL GROWTH PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 5306 215 1188 6709 67 45 0.67 Southbound 4697 191 974 5862 59 35 0.60 Eastbound 1 986 1 0 1 46 1032 10 0 0.00 Westbound 482 1 0 1 220 702 7 0 0.00 0 Project Traffic is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. 0 ProjectTrafic is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis Is required. PROJECT: FOUR SEASONS HOTEL EXPANSION 1% TRAFFIC VO . iM -ANA .YSIS INTERSECTION. MACARTHUR/FORD (Existing Traffic,Volumes Based on Average Winter/Spring 1996 AIW EXISTING PEAK2.5HOUR APPROVEDPROJECT PROJECTED I%OFPROJECTED PROJECT 'APPROACH PEAK 2:5 HOUR REGIONAL GROWTH PEAK 2:5 HOUR PEAK IS HOUR PEAK IS HOUR PEAK 2.5 HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 5542 283 294 6119 61 20 0.33 Southbound 6559 335 189 7083 71 35 0.49 Eastbound 1 607 1 0 130 1 737 7 0 0.00 Westbound 7073 0 120 7193 72 0 0.00 Project Traffic is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. 0 Project Traffic is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis is required. 1% TRAFFIC VOLUME ANALYSIS INTERSECTION. MACARTHUR/FORD (Existing Trafc Volumes Based on Average Vnter/Spring 1996 Mw EXISTING PEAKISHOUR APPROVEDPROJECT PROJECTED I%OFPROJECTED PROJECT APPROACH PEAKISHOUR REGIONALGROWTH PEAK 2.5HOUR PEAKISHOUR PFAK2.5HOUR PEAK 2.5HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 4831 246 320� 5397 54 40 0.74 Southbound 7330 374 450 8154 82 30 0.37 Eastbound 613 0 1 85 1 698 1 T 1 0 o.00 Westbound 1950 0 1 30 1 1980 1 20 0 0.00 0 Project Traffic Is estimated to be less than 1%of Projected Peak2.5 Hour Traffic Volumes. Project Traffic is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysts is required. PROJECT: FOUR SEASONS HOTEL EXPANSION IQ • 1% TRAFFIC VOLUME ANALYSIS INTERSECTION: BRISTOL ST./JAMBOREE RD. (Existing TraJJ1c Volumes Based on Average Jllnter/Spring 1997AIW EXISTING PEAK 2.5 HOUR APPROVED PROJECT PROJECTED 1%OF PROJECTED PROJECT APPROACH PEAK2.5HOUR REGIONAL GROWTH PEAK 2SHOUR PEAK2SHOUR PEAK2.5HOUR PEAK2.5HOURt0.49 DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME Northbound 4625, 188 542 5355 54 20 Southbound 1098 45 246 1389 14 10 Eastbound 5551 0 577 6128 61 30 Westbound 0 0 0 0 0 0 0.00 0 Project Traffic is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. Project Traffic is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis Is required. I% TRAFFIC VOL UMEANALYST INTERSECTION: BRISTOL ST./JAMBOREE RD. (Existing Traffic Volumes Based on Average VinterlSpring 1997P]w EXISTING PEAK2.5HOUR APPROVEDPROJECT PROJECTED I%OFPROJECTED PROJECT APPROACH PEAK 2.5 HOUR REGIONAL GROWTH PEAK 2.5 HOUR PEAK2.5HOUR PEAK2.5HOUR PEAK 2.5 HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 4243 172 430 4845 48 45 0.93 Southbound 2075 84 370 2529 25 10 0.40 Eastbound 6056 0 370 6426 64 25 0.39 Westbound 0 0 0 0 0 0 0.00 0 Project Traffic is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. 0 Project Traffic is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis is required. PROJECT: FOUR SEASONS HOTEL EXPANSION VJ f 1% TRAFFIC VOLUME-ANALYSIS INTERSECTION: BRISTOLSTREETNORTH/JAMBOREE (Existing Traff v Volumes Based on Average Minter/Spring 1997AM EXISTING PEAK2.5HOUR APPROVEDPROJECT PROJECTED 10/oOFPROJECTED PROJECT APPROACH PEAK2.5HOUR REGIONALGROWTH PEAK2.5HOUR PEAK2.5HOUR PEAK2.5HOUR PEAK2.5HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE 'Northbound 7467 303 590' 8360 84 15 0.18 Southbound 1981 80 294 2355 24 10 0.42 Eastbound 0 0 0 1 0 1 0 0 0,00 Westbound 0 0 0 0 0 0 0.00 0 ProjectTraf6c is estimated to be less than 1%of Projected Peak Z5 Hour Traffic Volumes. 0 Project Traffic is estimated to be greater than 1%of Projected Peak 2.5 HoUr'Traffic Volumes, Intersection Capacity Utilization(ICU)Analysis is required, 1% TRAFFIC VOLUME ANALYSIS INTERSECTION: BRISTOL STREET NORTH/JAMBOREE (Existing Traffic Volumes Based on Average Vinter/Spring 1997 P* EXISTING PEAK2.5HOUR APPROVEDPROJECP PROJECTED I%OFPROJECTED PROJECT APPROACH PEAK2.5HOUR REGIONALGROWTH PEAK2.5HOUR PEAK2.SHOUR PEAK2.5HOUR PEAK 2.SHOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 6406 260 364 7030 70 35 0.50 Southbound 4461 181 542 5184 .52 10 0.19 Eastbound 1 0 0 1 0 1 0 0 1 0 1 0.00 Westbound 0 0 1 0 1 0 0 . 0 0.00 0 Project Traffic Is estimated lobe less than 1%of Projected Peak 2.5 Hour Traffic Volumes. 0' Project Traffic Is estimated to be greater than 1%of Projected Peak 2.5 HourTralfte Volumes. Intersection Capacity Utilization(ICU)Analysts Is required. PROJECT: FOUR SEASONS HOTEL EXPANSION • 1% ZRA FEW VOLUNE ANA L Y IS INTERSECTION: JAMBOREE(&MIMACARTHUR(N/S) (Existing Traffic Volumes Based on Average Mnter/Spring 1997AAV EXISTING PEA1<2.5HOUR APPROVEDPROJECi PROJECTED I%OFPROIECTED PROJECT APPROACH PEAK 2.5 HOUR REGIONAL GROWTH PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2,5 HOUR PEAK 2.5 HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 4408 179 288 4875 49 10 0.21 Southbound 1024 42 490 1556 16 15 0.96 Eastbound 3758 153 732 4643 46 5 011 Westbound 1904 77 262 2243 22 10 0.45 Project Traffic is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. Project Traffic is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis is required. I% TRAFFIC VOL UNE ANA L Y I4 INTERSECTION: JAMBOREE(EaF91MACARTHUR(N/S) (Existing Traffic Volumes Based on Average ff rnter/Spring 1997 P)n EXISTING PEAK 2.5 HOUR APPROVED PROJECT PROJECTED 1%OF PROJECTED PROJECT APPROACH PEAK 2.5 HOUR REGIONAL GROWTH PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 2278 92 275 2645 26 15 0.57 Southbound 3600 146 344 4090 41 15 0.37 Eastbound 2546 103 351 3000 30 10 0.33 Westbound 5014 204 565 5783 S8 10 0.17 �J Project Traffic is estimated to be less than 1%of Projected Peak 2,5 Hour Traffic Volumes. Project Traffic is estimated lobe greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis is required. PROJECT,• FOUR SEASONS HOTEL EXPANSION APPENDIX C INTERSECTION CAPACITY UTILIZATION ANALYSES TPD ANALYSES (NEAR TERM) 73 INTERSECTION CAPACITY UTILIZATIONANALYSIS PROJECT: FOUR SEASONSHOTEL EXPANSION INTERSECTION: JAMBOREE&SAN JOAQIN HILLS RD. (Existing Traffic Volumes Based on Average Daily Traffic) Winter/Spring 1997 AM PEAK HOUR PROJECTED EXISTING PROPOSED EXISTING EXISTING REGIONAL COMMITTED- V/CRATIO PROJECT MOVEMEN LANES LANES PEAK HOUR V/C GROWTH PROJECT W/O PROJECT PROJECT V/C • CAPACITY CAPACITY VOLUME RATIO VOLUME_ VOLUME VOLUME VOLUME RATIO NL 1600 26 0.02 0 0.02 0 0.02 NT 4800 1451 0.30 60 293 0.38 0 V 0.38 NR 1600 167 0.10 4 0.11 5 0.11 SL 3200 0061 0.19 30 dE 0.20 20 0.21 ST 4800 1155 0.24 45 330 0.32 0 0.32 SR -1600 38 0.02 0 0.02 0 0.02 EL 254 0 0 ET 4800 38 X 0.06 0 X- 0.06 0 0.06 ER IN.S. 42 0 0 WL 189 9 5 WT 1 4800 14 it 0.02 0 f- 0.02 01 0.02 WR IN.S. 12 _ 411 10 EXISTING ICU 1 0.57 - EXISTING+REG.GROWTH+COMMITTED W/PROPOSED IMPROVEMENTS ICU- 0.66 EXISTING+REG.GROWTH+COMMITTED+PROJECT ICU - 0.67 • 0 PROJECTED+PROJECT TRAFFIC ICU WILL BE LESS THAN OR EQUAL TO 0.90 PROJECTED+PROJECT TRAFFIC-ICU WILL BE GREATER THAN 0.90 PROJECTED+PROJECT TRAFFIC ICU W/SYSTEM IMPROVEMENTS WILL BE LESS THAN OR EQUAL TO 0.90 PROJECTED+PROJECT TRAFFIC ICU WITH-PROJECT IMPROVEMENTS WILL BE LESS THAN ICU WITHOUT PROJECT DESCRIPTION OF SYSTEM IMPROVEMENTS: INTERSECTION CAPACITY UTILIZATIONANALYSIS PROJECT: FOUR SEASONS HOTEL EXPANSION INTERSECTION: JAMBOREE& SAN JOAQIN HILLS RD. (Existing Traffic Volumes Based on Average Daily Traffic) Winter/Spring 1997 PM PEAK HOUR PROJECTED EXISTING PROPOSED EXISTING EXISTING REGIONAL COMMITTED V/C RATIO PROJECT MOVEMEN LANES LANES PEAK HOUR V/C GROWTH PROJECT W/O PROJECT PROJECT V/C CAPACITY CAPACITY VOLUME RATIO VOLUME VOLUME VOLUME VOLUME RATIO NL 1600 53 0.03 8 0.04 0 0.04 • NT 4800 1271 +f 0.26 50 329 v. 0.34 0 0.34 NR 1600 731 0.05 151 0.06 5 0.06 SL 3200 1117 * 0.35 85 x 0.38 15 0.38 ST 4800 2669 0.56 110 358 0.65 0 0.65 SR 1600 143 0.09 0 0.09 0 0.09 EL 77 8 -0 - ET 4800 36 0022 6 Y- 0.03 0 0.03 ER N.S. 65 0 0 WL 322 141 5 WT 4800182 30L 0.091 01 0.09 WR N.S. 23 66 20 EXISTING ICU EXISTING+REG.GROWTH+COMMITTED W/PROPOSED IMPROVEMENTS ICU 0.84 EXISTING+REG.GROWTH+COMMITTED+PROJECT ICU 084 • PROJECTED+PROJECT TRAFFIC ICU WILL BE LESS THAN OR EQUAL TO 0.90 PROJECTED+PROJECT'TRAFFIC ICU WILL BE GREATER THAN 0.90 PROJECTED+PROJECT TRAFFIC ICU W/SYSTEM IMPROVEMENTS WILL BE LESS THAN OR EQUAL TO 0.90 PROJECTED+PROJECT TRAFFIC ICU WITH PROJECT IMPROVEMENTS WILL BE LESS THAN ICU WITHOUT PROJECT DESCRIPTION OF SYSTEM IMPROVEMENTS: {J INTERSECTION CAPACITY UTILIZATIONANALYSIS PROJECT: FOUR SEASONS HOTEL EXPANSION INTERSECTION: MACARTHUR&SAN JOAQIN HILLS RD. (Existing Traffic Volumes Based on Average Daily Traffic) Winter/Spring 1997 AM PEAK-HOUR PROJECTED EXISTING PROPOSED EXISTING EXISTING REGIONAL COMMITTED V/CRATIO 'PROJECT MOVEMEN LANES LANES PEAK HO V/C GROWTH PROJECT W/O PROJECT PROJECT VIC CAPACITY CAPACITY VOLUME RATIO VOLUME VOLUME VOLUME VOLUME RATIO • NL 3200 72 0.02 4 0.02 0 0.02 NT 4800 1301 f 0.27 50 101 lf- 0.30 - 0 +; 0.30 NR 1600 9 0.01 0 0.01 0 0.01 SL 3200 355 r 0.11 _ 4 v. 0.11 0 s. 0.11 ST -- 4800 924 0.19 35 1731 0.24 0 0.24 SR N.S. 745 26 20 .11. EL _ 3200 134 0.04 9 dF 0.04 10 0.05 ET 4800 203 0.04 10 0.05 0 0.05 ER 0 12 3 0 WL 1600 19 0.01 0 0.011 0 0.01 WT 3200 383 w- 0.12 24 +t 0.13 0 0.13 WR N.S. 952 40 0 EXISTING ICU- 0.54 EXISTING+REG.GROWTH+COMMITTED W/PROPOSED IMPROVEMENTS ICU 0.58 . EXISTING+REG.GROWTH+COMMITTED+PROJECT ICU 0.59 0 PROJECTED+PROJECTTRAFFIC ICU WILL BE LESS THAN OR EQUAL TO 0.90 PROJECTED+PROJECT TRAFFICICU WILL BE-GREATER'THAN0.90 PROJECTED+PROJECT TRAFFIC ICU W/SYSTEM IMPROVEMENTS WILL BE LESS THAN OR EQUAL TO 0.90 PROJECTED+PROJECT TRAFFIC ICU WITH-PROJECT IMPROVEMENTS WILL BE LESS THAN ICU WITHOUTPROJECT DESCRIPTION OF SYSTEM IMPROVEMENTS; NOTE.• The westbound free right turn lane is part ofthe MacArthur Phase!contruction which has been completed and is shown as apart ofthe existing lanes. J INTERSECTION CAPACITY UTILIZATIONANALYSIS PROJECT. FOUR SEASONS HOTEL EXPANSION INTERSECTION: MACARTHUR&SAN JOAQIN HILLS RD. (Existing Traffic Volumes Based on Average Daily Traffic) Winter/Spring 1997 PM PEAK HOUR PROJECTED EXISTING PROPOSED EXISTING EXISTING REGIONAL COMMITTED V/CRATIO PROJECT MOVEMEN LANES LANES PEAK HOUR V/C GROWTH PROJECT W/O PROJECT PROJECT V/C CAPACITY CAPACITY VOLUME RATIO VOLUME VOLUME VOLUME VOLUME RATIO • NL 3200 40 0.01 3 0.01 0 0.01 NT 4800 1281 if 0.27 50 117 0.30 0 * 0.30 NR 1600 15 0.01 0 . 0.01 0 0.01 SL 4800 610 x 0.19 22 x 0.20 0 * 0.20 ST 4800 1239 0.26 50 193 0.31 0 0.31 SR N.S. 345 18 15 EL 3200 787 k 0.25 64 tt 0.27 20 0.27 ET 4800 345 0.09 14 0.27 0 0.27 ER 0 72 091 5 0 WL 1600 28 0.02 0 0.02 0 0.02 WT 3200 187 x 0.06 14 +t. 0.06 0 it 0.06 WR N.S. 363 EXISTING ICU 4 0 0.77 EXISTING+REG.GROWTH+COMMITTED W/PROPOSED IMPROVEMENTS ICU 0.83 EXISTING+REG.GROWTH+COMMITTED+PROJECTICU 0.83 • PROJECTED+PROJECT TRAFFIC ICU WILL BE LESS THAN OR EQUAL TO 0.90 PROJECTED+PROJECT TRAFFIC ICU WILL BE GREATER THAN 0.90 PROJECTED+PROJECT TRAFFIC ICU W/SYSTEM IMPROVEMENTS WILL BE LESS THAN OR EQUAL TO 0.90 PROJECTED+PROJECT TRAFFIC ICU WITH PROJECT IMPROVEMENTS WILL BE LESS THAN ICU WITHOUT PROJECT DESCRIPTION OF SYSTEM IMPROVEMENTS: NOTE: The westbound free right turn lane is part of the MacArthur Phase I construction which has been completed and is shown as apart ofthe ezisting.lanes. LONG RANGE ANALYSES 7� w i�no ir•DO rntiri HUD I1N-I-UUST PSSOC. TO • 4606113 P.12 27. DOW/B8ygM 4 PM OP &mum Long-Reege v/hw bum tXPK �ioe AN AC BODR PM IK➢M HOOK PR PR•HOUR L19PS CAPACITY VM V/C VOL V/C MPS CAPACITY VOL Y/C VO4, ' VIC lBL I 1600 20 A 40 .03 XBL 1 16DD 20 .01 40 .03 IN 2 32DD 120 .06* 60 .04* eBT 2 3200 in .06* 60 .04* ABR 0 0 60 120 .09 MR 0 0 60 120 .00 ML 3 4800 840 .18* I500 .31* SBL 3 4800 $40 .18* 15M .3I* SBT 1 16M 110 .07 160 .10 SBT 1 16DO 110 .07 160 .10 MR 1 •1600 60 .04 110 .07 a 1 16M 60 .04 110 .07 ESL 2 32M 90 .03 240 .08* RBL 2 32M 90 .03 240 .08* EST 4 640D 2260 .36* 2090 .35 BBT 4 6400 2260 .36* 2090 .35 MR 0 0 20 120 BBR 0 0 20 120 NBL 1 160D 130 .08* 150 .09 NBL• 1 1600 130 .08* 150 .09 m 4 6400 2270 .35 2300 .36* of 4 6400 2270 .35 2310 .36* OR f 1560 1780 NBR f 1560 1780 Bight T= Ad*tnn IBR .04* Right Torn Adlateeat ISR .044 TOTAL CAPACITY OTII. IMCK .68 .83 TOTAL CaPA=TlF1T.IEA= .68 ,83 28. Bpaide i IM Lonr1mve GP Heseliae fang-3e p r/na So"= now Apm1oo ix Px H00R PK PR MR aR 19 MUR PH PK MR LARDS CAPACPPY VOL V/C Y06 Y/C um CAPACYTY VOL V/C VOL V/C 18L 3 4800 490 .IA* 590 .12* 881. 3 480D 490 .10* 590 .M MT 1 1600 20 .01 20 .01 RBT 1 16W 20 .01 20 .01 RBR 1 16M 30 .02 60 .04 m I 16N 30 .02 60 .04 SBL 1 16W 20 .0I 60 .04 SBL 1 16M 20 :OI 60 .04 SaT 1 160D 10 .04* 20 .U* SBT 1 1600 16 .04* 20 .11* 86R 0 0 60 150 MR 0 0 60 15D EL • 1 MO 100 .06 140 .09 BBL I 1600 100 .06 140 .09 MT 3 4800 2780 .W* 3180 .i6* 1ST 3 4800 2740 .526 3180 .66* Im 1 16M 410 .26 750 .47 sm I 1600 410 *26 750 .47 NBL 1 I60D 10 .01* 50 .03* WSL 1 1600 10 DI* 50 .03k ST 4 ' 640D 3060 .48 $410 .55 iBT 4 6400 3070 .49 3410 .66 YBR 0 0 40 140 ABR 0 0 40 140 I= CAPACLTY 04ILLfAlm .73 .92 TOTAL CA?h= VIMUAM .73 .92 79 rrn-r o-ivoo •r.ao rKu'l HJW IN-a-UOST ASSOC. TO 4600113 P.13 . 29. NWArt Yf i tRa6M Long-2mge 6P Derelfie [a�g-1t�ge w/l�oa'd�mso0s iolel L�p�iot is PK AOOR PK Pd 3= ix PK MW PB PK M LIAES CAPim V6L T/C q04. T/C um CAPACITY ve V/C YOL T/C ASG 1 16M 230 .14 2W .13* ASL 1 16W 230 .14 2W .13* AST 3 48W 1690 .40 750 .23 U? 3 48W 1700 .46* 750 .23 xBR 0 0 $10 630 .39 m 0 0 490 620 .39 68G 1 1600 100 .06* 320 .20 986 I 1600 100 AP 320 .20 SST 3 4900 54 .0 163Q .34* SBT 3 4800 $20 .a 1630 .34* SSR f 80 570 SSR f 80 576 PSG 2 3200 890 .284 600 .19* IBL 2 3200 870 .27* 600 .19* 18T 3 48W 1480 .31 640 .13' BOf 3 WO 100 .31 640 .13 PSR f 520 240 MR f 520 240 VBL 2 3200 100 .03 610 .19 RBL 2 3200 100 .03 620 .19 4IBT 3 48W 420 .09* 1620 .34* mm 3 48W 420 .09* 1610 .34* "I f 460 40 m f 470 40 Right TM Ad*twnt 22 MM Rigbt Seam ldjuatmt M .12* W& CAPECM 0lIId11 = .89 1.12 TOTIG C1PACITT VfIGITA410x .88 1.12 30. Jaubaft A WSW f Lang-xang* 08 budim LoOq-Range rjlgn•Searult 8otel tcprvuior An PK MR PA m BOOR IR PK B70R PM PK MR LASE$ WA= ML T/C TOL T/C IaAP.°, CAPACITY VOL VIC vm T/C ABL 2 3200 1230 .38 U70 .46* IBL 2 3200 1220 .38 1470 .40 AST 3 48W 2080 A" VA .26 ABT 3 4000 2070 .49* 1230 .26 An 0 0 260 16 xu 0 0 260 16 SBL 0 0 ol 0 Sm 0 0 0 0 SST 4 6400 450 .09 1870 .38* SBT 4 6400 450 .09 1860 .38* am 0 0 310 .19 570 L9R 0 0 310 .19 $70 ML 0 0 0 0 LBL 0 ol 0 0 ST 0 0 0 0 EST 0 0 0 0 8BR 0 0 0 0 in 0 0 • 0 0 RM 0 0 0 0 ob 0 0 0 0 ia8'P 2 3209 910 .28* 570 .18* VBT 2 32Q0 920 .29* 570 .18* ABR 1 16M 700 .44 210 .13 Rt 1 1660 7W .44 ?20 44 Right 4um ldjmtmext 4biti .246 Right Tum ldjaaactMd Raiti .23* TOTAL CWA=VfU = 1.01 1.02 "M CAPA= VIA.111!'2444 1.01 1.02 r r' rPR-06-1998 17:51 FV AUSTIN-FOUST ASSOC. TV 46MI13 P.14 32. Jifb0Y08 A hiftol S Lormmp 4?BMIIN Zang-ramp r/hr.5, a" kessi f LAM CAPACITT VOL T/C YOL Y/C LANES CAPA= YOL Y/C VOL Y/C 7SL 0 0 0 0 iIBL 0 0 0 0 IN 5 9000 2330 .29* 1900 .24 my 5 8000 2300 .29* 19DD .24 M 0 0 20 10 403R 0 0 20 20 SDL 0 0 0 0 SBL 0 0 0 0 SBT 3 .480D 480 .10 1870 .39* 88T 3 4800 480 .10 186D .39* SB8 0 0 0 0 38R 0 0 0 0 ESL 1.5 1370 .43* 740 (.42)* ESL 1.5 1370 .43* 740 (.Gl* 0 1.5 4800 350 .22 1260 .42 IN 1.5 4800 350 .22 1260 .42 M 2 3200 840 .26 1540 .40 OR 2 3200 89D .27 I540 .48 M 0 0 0 0 0 0 0 w 0 0 0 0 fIBT 0 0 0 0 w 0 0 0 0 w 0 0 0 0 Right Tit )djuateent EBR .06* Right 'hn Adimbi nt OR .06* TOTAL WA=014.LIEA1201 .72 .87 TOTAL CAPA= u1nalm .72 .87 38. Jamboree i EwWitdt S/ToRd lo4-buye G'Flint Lmrlaage f/PW Se US, aw-&PUSIOR 1A Df wo 13 P9 HOOK An PL MOR PR PX RCM LACES CAPACLTT VOL Y/C WL Y/C 1.1XBS CAPACITf YOL Y/C VOL Y/C M 2 3200 460 .14* 310 .10* ft8L 2 3200 4" AP 310' .10* IM 3 4800 2150 .49 2330 .61 NBT 3 4800 2140 .49 2330 .61 )u 0 0 220 $20 in 0 0 220 620 S8L 1 16M 50 .03 70 .04 SBL 1 16M 50 .03 70 .04 SBT 3 49W 1870 .39* 2840 .59* SBT 3 4800 U70 .39* 2440 .59* 22 1 16M 20 .01 30 .02 MR. 1 1400 70 .01 30 .02 M 1 1600 140 .09 10 .01 EBL 1 16M 140 .09 10 .01 IN 1 160D 190 .12* 70 .044 88T 1 16W 100 .12* 70 .04* M A S (I) 460 250 N.5 460 250 IM 1.5 5j" (.1ty 430 .13* N9L 1.5 540 {.29J* 430 .13* ST 1.5 4800 380 .19 90 .06 IBT 1.5 4800 380 .19 90 .06 NM 2 1600 20 .01 10 .01 in 1 16M 20 .01 10 .01 Right T= Adjusb at Right Tian Ad*toat T= CAPACM 111II.1SAl10r .89 .8L TM CAPS=OSLIiMM .95 .810 lI) 7hc Fger7 EAsband -mum is iL plcuincd GM Improran ,4 In be coynovkd Pilih,n fhc ncx+ Four yecir-5. • �r ���•• �, r. , ll4 i Pf,. 'll. f W.71 f1JJl.h.• �V �{�:{�' lls �.1✓ • • 39. XICaYW i 1*4/bdtk Cp L40q-111M GP ON09m W "I*09* r/loar hum a0b92 apodom aK PK IM PK PI MM u PK km ;x PK in Lam C1plaff VOL V/C VO4. Y/C um CaPl= n V/C u 4(C KBL 2 3200 70 .02 50 .02 M 2 3200 70 .02 50 .02 M 4 6400 Z750 .43* L990 .31* m 4 6400 2750 .43* 1990 .31* IN f 80 4" UK f $0 430 M 2 3200 280 .09* 650 .20* m 2 2200 280 .09* 650 .20* w 4 6400 1930 .30 3000 .47 W 4 6400 1930 .30 3000 .47 SBR f 40 150 SBR f 40 1% m 2 3200 50 .02* I00 .03 Y86 2 3200 50 .02* 300 .03 ZBT 2 3200 340 .11 630 .20* bT 2 3200 340 .11 630 .20* Em 1 16M 90 .06 40 .03 m 1 1600 90 .06 40 .01 iRTL 2 3200 29D .09 200 .06* fBL 2 3200 290 .09 200 .06* w" 2 3200 970 .30* 420 .13 MY 2 320D "0 .31* 420 .13 in f 600 280 MR f $90 280 TMAL,CIPk=OIILIfat101 A .77 wm CaP?iCtil MLISM .85 .77 40. ;Ub4lea i M Rd Lon-Igor CP 8s,eline ta�q Naegm r/ianr sesar� Notes 0pnrriart An PK Em PK PK MR m PK HOOK PK FK MR LMO CMWITY VOL VIC VOL V/C UEZ CAPALM YOL Vic vm V/C KBL 1 1600 20 .01 70 .04 OL 1 16M 20 .01 70 .04 ST 3 4400 2740 .36* 2170 AP m 3 4800 1730 .36* 2170 .45* IDR 1 16M 10 .01 I10 .07 ME 1 Iwo 10 .01 110 .07 611E 2 32M 450 .20► 440 .21* r8L 2 2900 640 .20► 690 .22* SOT 3 OW 2120 .44 2830 .59 S5T 3 4800 2130 .44 2830 .54 UR f 60 200 S82 f 80 2D0 EBL 1.5 380 .12* 90 .03* O. 1.5 38D .U* 9D .03* 18T 1.5 ON 20 .01 30 .02 1BT 1.5 4WD 20 .01 • 30 .02 t8R f 20 40 mu f 30 40 1.5 5o 50 (IDL 1.5 50 50 WT 1.5 4000 30 .02* 30 .02* ia3S 1.5 4800 30 .02* 30 .m* IRIt f 490 950 In f 490 950 TOTAL CIPAWI DUET WOK .70 .71 TOM caPaciil OfII. unog .70 .72 Q.� IU • 4600113 P.16 42. alft o & PM W'Bwant L9%,ft a v/lbro:Set= aft 18tpodiat M PR M PN PK DOOR M PK M PN Ar MM LM Ca =ff VOL V/C VOL V/C LaBBS cam VOL V/C VOL V/C Im 1 160D 40 .03 60 .04 RBL 1 1600 40 .03 60 .04 my 2 32DO 560 .Z* 420 .16* ST 2 3200 560 .21* 420 .16* lQR; 0 0 I20 80 Ku 0 0 Ix 84 SBL 1 26M 70 .04* 170 .11* S8L I 16M 70 .04* 170 .II* S8T 2 3200 300 .09 600 .19 SBT 2 3200 300 .09 600 .19 SBR f 1330 1910 SBA f L140 1910 EBL 3 48M 1150 .24* 1310 .27* EBL 3 4800 11W .24* 2310 .27* E84 4 6400 2110 .33 2490 .40 EBT 4 6400 2110 .33 2490 .40 In 0 0 10 70 SBA 0 0 10 70 w% 2 3200 70 .02 150 .05 FBiL 2 3200 80 .03 150 .05 NBP 4 6400 16W .26* 1860 .29* NET 4 6400 I680 .26* 1270 .29* iBi f 130 150 MR f Lao LSO TOTAL Cinaff OTILISmoi .75 .93 TOTAL CAP=" UIILIfalIOi .75 .83 45. N4 i Sil Rd Ianq bmp OA Bmlint 1Anq-Rm v/iw sw me Notts Rrp MOR M PK MR PA PK BOOR IN PK DOOM M PK DOWt TAM CARMTTY VOL V/c vm, V/c rAWM C4PACM Vol, V/c vM VIC NBL 1 1600 10 .01 50 .03 RBL 1 1600 10 .01 50 .03 or 3 4800 1450 .30* 1490 .31* BBT 3 4800 1"0 .30* 1490 an na 1 16M IO .01 230 .16 in 1 16M 10 .02 250 .15 $BL 2 3200 290 .09* 560 .18* 58L 2 3200 220 .09* 560 .14* SOT 3 4800 1120 .23 2150 .45 sm 3 4800 1120 .21 2150 A S8R f 860 390 SBA f $60 390 RBL 2 32DO I50 .05 600 .19* EBL 2 32DO Do .05 600 .19* EBT 3 48DO 130 .00 410 .12 EST 3 4800 IV .04* 410 .12 m 0 0 60 160 EBR 0 0 60 160 1 16W 260 .16* 40 .03 RL 1 1600 250 .164 40 A 7iBT 3 4800 b10 .II 190 .04* NBT 3 4400 510 .31 190 .04* w f 1070 310 In f 1070 310 mm Cimff OTILIf4T10f .59 .72 mm CAMCM OTLLTtlm .59 .72 TOTAL P.16 HODGE Fax:11146013N'dl May 1 ''{ 14:34 F.02 AY OF NEWPORT BEA 3300 Newport Boulevard- P.O. Box 1768 Newport Beach, CA 92658-8915 (714)644-3225 NEGATIVE DECLARATION To: From: City of Newport Beach Planning Department ❑ Office of Planning and Research •33W Newport Boulevard-P.O.Box 1768 1400 Tenth Street,Room 121 Newport Such,CA 92658.8915 Sacramento,CA 95814 P O T D (Orange County) County Clerk,County of Oran g0 A Pl/ad in tna county of Orange, California XX Public Services Division T9s8LE gy��ppp��la Gary Lyryta�.. �1Grssanvitla�le�tp,ttpCaYlerk/Raeorder ox 238 Sant Ana,C OY IIfII1pWiIM160N MSanta Ana CA 92702GAR L.G Clelk• uuWN IIpMl6 Crt 866 6149353 86 3199B8600440 4:46pm 04/30/98 201 1 38.AA Public review period: April 30, 1998 to May 29, 1998 Name of Project:Four Seasons Hate!Addition (Newport Center), Gen era!Plan Amendment, Traffic& Parking Study, and Use Permit. Project Location:69b Newport Center Drive,Newport Beach, CA Located on the northeasterly corner of NewportCenter Drive and Santa Cruz Drive within Block 600 of Newport Center. Project Description The project involvcs,tbe approval of a General Plan Amendment, a Traffic & Parking Study, and a Use Permit The Ceneral Plan Amendment will allow for a total maximum limit of 425 hotel rooms designated in Block 600 of Newport Center whereas the current limit is 325 hotel rooms. The proposed site Is a part of an existing hotel which Is located on the nnrtheasterly corner of Newport Center Drive and Santa Cruz Drive within Block 600 of Newport Center. Currently the silt(Four' 'Seasons Hotel area)is developed with it 285-room hotel facility with ancillary uses Including meeting rooms, ballroom and banquet facilities. The site is surrounded by professional office buildings, financial Institutions and Fashion Island retail commercial. The proposed project will involve construction of an additional 142,500,sq. ft.,which includes a 102-room, sixteen story tower addition with additional ancillary uses consisting of a 9i200 sq.ft.ballroom(600 seats),six meeting rooms totaling 3,800 sq. ft.with adjacent gardens and pool facility for outdoor functions, and consolidation (demolition of existing tennis courts and portion of the existing health club)and expansion of the health clubtspa facilities(including masseuse services).Architectural treatment will be campatihU.to that of the existing,batel tower and complex. This new addition Is totaled to the north and east of the existing facilities,on an existing vacant parcel,which has long been planned,for hotel expansion purposes. The project site encompasses approximately 7.2 acres. ndingt Pursuant to the provisions of City Council K-3 pertaining to procedures and guidelines to implement the California Environmental uality Act,the Environmental Affairs Committee has evaluated the proposed project and determined that the proposed project would not have significant effect on theanvironment A copy of the Initial Study containing the analysis supporting this finding is 0 attached❑ on file at the Planning Department. The natal Study may include mitigation measures that would eliminate or reduce potential enviropmental impacts. This document will be onsidered by the decision-makers)prior to final action on the proposed project. if it public hearing will he held to consider this project,a� once of the time and location is anached. Additional plans,studies and/or exhibits relating to the proposed project may be available for public evtew Ifyou would like to examine these materials,you are invited to contact the undersigned, If you wish to appeal the appropriateness or adequacy of this document,your comments should be submitted in writing prior to the close f the public review period. Your comments should specifically identify what environmental impacts you believe would result from the roject,why they are significant,and what changes or mitigation measures you believe should be adopted to eliminate or reduce these impacts. ere is no foe for this appeal, Ira public hearing will be held, you are also invited to attend and testi(v as to the appropriateness of this ocumcm. If you have any questions or would like further information,please contact the undersigned at(949)644.3200. r Date '`ld' Planner g"� HUUbE :71466137`J1 May 1 '� IOU.�� �F.� 1 CITY OF NEWPORT BEACH APR 3 0 19988 • . NnTT�" PUB I� GARY L,OAKVILLE,Ctelk'RetPofdeet Notice is hereby given that the Planning $edcil"' Commission of the City of Ncwprt da Nu is hearing on the application of Fur Se o s Hot d Td ffo & P rl:n S n d r No 114 ff he rn nd Us applicant for Ge er P an A nd e per it No. 363 on property located at 690 Newport Center Drive,Newport Beach, California 92660. PROPOSAL: d ent a ra tc P to d a U e Th ro t involves he r val of a Ge eraPl li it of 425 hotel roo s Pe it. he Goner P m rd ent wi a ow fo a ota n i de i red in B oc ti0 of ow ort I ter w re s th . c t limit 's 3 ooms The p loosed site i a art of a e 'stin h el Ism is is ocated on he o ea ter c e of ew o Cent r v an Sa to Dri a wi hin to k 6 0 o Ne rt ent . .urr ntl t site our ea on o el rea t is developed with a 2 5-room hote fa ility with a cillary se s inc udine mee oo s allroo and Tian uet act tries T e 'te i s o de b rofes o 1 o to buildi s fin et 1 i stit tto sand as ion Isl d eta'I co m rota . he pro ose o'e t it ' v ve constru do o an ad 'tional 14 50 s ft. whi h i clu es 10 -roo ixteen to to •er addition wit i a did nal c Il uses c st tin of a 2 o s . ft. 31 00 A sl. si a tinEr rOOms totaling 3 800 sa. . with adiacent ar ens and oo fac' i or outd r f no ions an co soli I ati n emolrti o ex stir to 1is o0 RM a a portion th a 'sti he•lth lu a e ansio of the hea h c ub/ a faeil tie i clu 'n mas us se ices . A hit tur tr tm nt ill a om tib to th of the exi in hotelto ezi and co I x. his ew dd' on 's 1 cate to e o an de st o the ex' tin fac'liti s o va_cant -a. I which has Ong.bee nod Ot I expansion p�T e protect site encampasses appmximately 7.2 ores. facilities (including m sse se se—ic s . N that an Initial Study/Mitigated Negative Declaration has been NOTICE IS HEI2EBX FURTHER GIVE connection with the application noted above. The Initial prepared by the City of Newport Beach in N study/Mitigated Negative Declaration states that, the subject development as proposed and with implementation of reeoumiended mitigation measures will not result in a significant effect on the environment. It is the present intention of the City to accept the Initial Study and Mitigated Negative Declaration and supporting documents. This is not to be construed as either approval or denial by the City of the subject application. The City encourages members of the general public to review and continent on this documentation. The Initial Study and Mitigated Negative Declaration review 30-day public review period is April,.30, 19 8 to May 29. 998. Copies of the Initial Study and Mitigated Negative Department, City of supporting documents are available for public review and and inspection at the, Planning ep Newport Beach,3300 Newport Boulevard,Newport Beach,California 92659-1768,(949)644-3210. Notice is hereby further given that said public hearing will be held on the 4th day of June 1998, at the hour of 7-09 pj& in the Council Chambers of the Newport Beach City Ball, 3300 Newport Boulevard,Newport Beach, California, at which time and place any and all persons interested may appear and be heard thereon. If you challenge this project in coun, yuu utay bo Limited to raising only thnse issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City at,'or prior to,the public hearing. For information call(949)644-3200. Thomas Ashley, Secretary,Planning Commission,City of Newport Beach FILED NOTIR: The expense of this notice is paid from a filing fee collected from the applica"XPR 3 0 1998 CARYL.GRANVILLE.Clerk•Rewder 8y DEPUTY �5 • • CITY OF NEWPORT BEACH ENVIRONMENTAL CHECKLIST FORM 1. Project Title: Four Seasons Hotel Addition, Newport Center 2. Lead Agency Name and Address: City of Newport Beach Planning/Building Department 3300 Newport Boulevard, Newport Beach, CA 92658-8915 3. Contact Person and Phone Number: Marc Myers, Associate Planner, Planning Dept. (949) 644-3200 4. Project Location: 690 Newport Center Drive, Newport Beach, CA 926% The site is located on the northeasterly corner of Newport Center Drive and Santa Cruz Drive within Block 600 of Newport Center. 5. Project Sponsor's Name and Address: The Irvine Company, 550 Newport Center Drive, Newport Beach, CA 92658-6370 6. General Plan Designation: Administrative, Professional & Financial Commercial 7. Zoning: Administrative,Professional& Financial Commercial (APF) District S. Description of Project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off-site features necessary for its implementation. Attach additional sheets ifnecessary) The project involves the approval of a General Plan Amendment, a Traffic& Parking Study, and Use Permit, The General Plan Amendment will allow for a total maximum limit of 425 hotel rooms designated in Block 600 of Newport Center whereas the current limit is 325 hotel rooms. The proposed site is a part of an existing hotel which is located on the northeasterly corner of Newport Center Drive and Santa Cruz Drive within Block 600 of Newport Center Currently the site(Four Seasons Hotel area) is developed with a 285- room hotel facility with ancillary uses including meeting rooms, ballroom and banquet facilities. The site is surrounded by professional office buildings, financial institutions and Fashion Island retail commercial. The proposed project will involve construction of an additional 142,500 sq.ft.,which includes a 102-room,sixteen story tower addition with additional ancillary uses consisting of a 9,200 sq. ft. ballroom (600 seats),six meeting rooms CHECKLIST Page 1 S� totaling 3,800 sq. ft. with adjacent gardens and pool facility for outdoor functions, and consolidation (demolition of existing health club and tennis courts) and expansion of the health club/spa facilities (including masuesse services).Architectural treatment will be compatible to that of the existing hotel tower and complex. This new addition is located to the north and east of the existing facilities, on an existing vacant parcel,which has long been planned, for hotel expansion purposes. The project site encompasses approximately 7.2 acres. 9. Surrounding Land Uses and Setting: (Briefly describe the project's surroundings.) Current The proposed site is located on an existing vacant parcel adjacent to Development: the existing Four Seasons Hotel. To the north: Parking areas, office building uses, and residential (north of San Joaquin Hills To the east: Parking areas, office and restaurant uses To the south: Fashion Island Regional Mall retail uses To the west: Office building uses Pacific Mutual 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. ❑ Land Use Planning ❑ Transportation/ ❑ Public Services Circulation ❑ Population & Housing ❑ Biological Resources ❑ Utilities & Service Systems ❑ Geological Problems ❑ Energy&Mineral ❑ Aesthetics Resources ❑ Water ❑ Hazards ❑ Cultural Resources ❑ Air Quality ❑ Noise ❑ Recreation ❑ Mandatory Findings of Significance CHECKLIST Page 2 DETERMINATION (To be completed by the Lead Agency.) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ❑ I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. 0 I find that the proposed project MAY have a significant effect on the environment, and ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "potentially significantimpact" or"potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ❑ I find that although,the proposed project could have a significant effect on the environment, there WILL NOT be a:significant effect in this case because all potentially significant effects (a) have been analyzed-adequately in an earlier EIR pursuant to applicable standards and(b) have been avoided or mitigated pursuant to that earlier EIR, including revision&or mitigation measures that are imposed upon the proposed project. ❑ Submitted by: Signature Date Printed Name 1/ _ t\ V�wAl1�r �j[ Prepared by: Hodge Associates Signature Cheryle L. Hodge F.\USERS\PLN\SHARED\I FORMS\NEG•DEC\OOCKLIST.DOC t CHECKLIST Page 3 �� Potentially Potentially Less than No Significant Significant Significant Impact Impact Unless Impact Mitigation Incorporated I. LAND USE AND PLANNING. Would the proposal: a) Conflict with general plan ❑ ❑ ❑ designation or zoning? (1,2,3) b) Conflict with applicable environ- ❑ ❑ ❑ 0 mental plans or policies adopted by agencies with jurisdiction over the project? (1,2,3,4,5) c) Be incompatible with existing land ❑ ❑ ❑ 0 use in the vicinity? (1,2,3) d) Affect agricultural resources or ❑ ❑ ❑ 0 operations (e.g. impacts to soils or farmlands, or impacts from incompatible land uses)? (1,2,3) e) Disrupt or divide the physical' ❑ ❑ E 0 arrangement of an established community (including a low-income or minority community)? (1,2,3) II. POPULATION AND HOUSING. Would the proposal: a) Cumulatively exceed official ❑ ❑ ❑ Q regional or local population projections?(1,2,3) b) Induce substantial growth in an area ❑ ❑ ❑ either directly or indirectly(e.g. through projects in an undeveloped area or extension of major infrastructure)? (1,2,3) c) Displace existing housing, ❑ ❑ ❑ Q especially affordable housing? (1,2,3) III. GEOLOGIC PROBLEMS. Would the proposal result in or expose people to potential impacts involving: a) Fault rupture? (1,2,4,6,14,15) ❑ ❑ 0 CHECKLIST Page 4 a D� I Potentially Potentially Less than No Significant Significant Significant Impact Impact Unless Impact Mitigation b) Seismic ground shaking? ❑ Incorporated (1,2,4,6,14,15) ❑ ❑ 0 c) Seismic ground failure, including ❑ ❑ ❑ Q liquefaction? (1,2,4,6,14,15) d) Selche, tsunami,or volcanic ❑ ❑ ❑ 0 hazard?(1,2,4,6,14,15) e) Landslides or mudflows? ❑ ❑ ❑ 0 (1,2,4,6,14,15) f) Erosion, changes in.topography or ❑ ❑ ❑ 0 unstable•soil conditions from excavation, grading, or fill? (1,2,4,6,14,15) g) 'Subsidence of land? (1,2,4,6,14,15) ❑ ❑ ❑ 0 h) Expansive soils? (1,2,4,6,14,15) ❑ ❑ ❑ 0 1) Unique geologic or physical ❑ ❑ ❑ Q features? (1,2,4,6,14,15) IV. WATER.: Would the proposal result in: a) Changes in absorption rates, El ❑ 0 ❑ drainage patterns, or the rate and amount of surface runoff? (1,2,6) b) Exposure of people or property to ❑ ❑ 11 water related hazards such as flooding? (1,2,6) c) Discharge into surface waters or ❑ ❑ ❑ 0 other alteration of surface water quality(e.g. temperature, dissolved oxygen or turbidity)? (1,2,6) d) Changes in the amount of surface ❑ ❑ ❑ 0 water in any water body? (1,2,6) e) Changes in currents, or the course ❑ ❑ ❑ 0 or direction of water movements? (1,2,6) f) Change in the quantity of ground ❑ ❑ ❑ 0 waters, either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations or through substantial loss of groundwater recharge ca abili ? 1,2,6 r 'CHECKLIST Page 5 qO Potentially Potentially Less than No Significant Significant Significant Impact Impact Unless Impact Mitigation Incorporated g) Altered direction or rate of Flow of ❑ ❑ ❑ 0 groundwater? (1,2,6j h) , Impacts to groundwater quality? ❑ ❑ ❑ 0 (1,2,6) 1) Substantial reduction in the amount ❑ ❑ ❑ 0 of groundwater otherwise available for public water supplies? (1,2,6) V. AIR QUALITY. Would the proposal: a) Violate any air quality standard or ❑ ❑ ❑ contribute to an existing or projected air quality violation? (1,2,6,11,12,13) b) Expose sensitive receptors to ❑ ❑ 0 ❑ pollutants? (1,2,6,11,12,13) c) Alter air movement, moisture, or ❑ ❑ ❑ 0 temperature, or cause any change in climate?(1,2,6,11,12,13) d) Create objectionable odors? ❑ ❑ 0 ❑ (11,12,13) VI. TRANSPORTATION/CIRCULATION Would the proposal result in impacts to: a) Increased vehicle trips or traffic ❑ ❑ 0 ❑ congestion? (1,2,6,16) b) Hazards to safety from design ❑ ❑ ❑ 0 features (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment? (1,2,3,6,16) c) Inadequate emergency access or ❑ ❑ ❑ 0 access to nearby uses? (1,2,3,6,16) d) Insufficient parking capacity on-site ❑ ❑ ❑ 0 or off-site? (1,2,3,6,8,16) e) Hazards or barriers for pedestrians ❑ ❑ ❑ 0 or bicyclists? (1,2,3,16) CHECKLIST Page 6 q1 • ' Potentially Potentially Less than No Significant Significant Significant Impact Impact Unless Impact Mitigation Incorporated 7Conflictsdopted policies ❑ ❑ ❑ ❑ native transportation ts, bicycle racks)? g) Rail, waterborne or air traffic ❑ ❑ Q ❑ impacts?(1,2,3,6,16) VII. BIOLOGICAL RESOURCES. Would the proposal,result in impacts to: a) Endangered, threatened or rare ❑ ❑ ❑ 0 species ortheir habitats (including but not limited to plants, fish, insects, animals, and birds)? (1,2,3,6) b)' Locally designated species (e.g. ❑ ❑ ❑ 0 heritage trees)? (1,2,3,6) c) Locally designated natural ❑ ❑ ❑ 0 communtties.(e.g_oak forest, coastal habitat, etc.)?' (1,2,3,6) d) Wetland habitat.(e.g. marsh, riparian ❑ ❑ ❑ 0 and vernal pool)? (1,2,3,6) e) Wildlife dispersal or migration ❑ ❑ ❑ 0 corridors? (1,2,3,6) Vlll. ENERGY& MINERAL RESOURCES Would the proposal: a) Conflict with adopted energy ❑ ❑ ❑ 0 conservation plans? (1,2,6) b) Use non-renewable resources in a IT ❑ ❑ Q wasteful and inefficient manner? (1,2,6) ' c) Result in the loss of availability of a ❑ ❑ ❑ Q known mineral,resource that would 'be of future value to the region and the residents of the state? (1,2,6) CHECKLIST Page 7 6a Potentially Potentially Less than No Significant Significant Significant Impact Impact Unless Impact Mitigation IX. HAZARDS. Incorporated Would the proposal involve: a) A risk of accidental explosion or ❑ ❑ ❑ 0 release of hazardous substances (including, but not limited to: oil, pesticides, chemicals or radiation)? (1,2,6) b) Possible interference with an ❑ ❑ ❑ 0 emergency response plan or emergency evacuation plan?(1,2,6 ) c) The creation of any health hazard or ❑ ❑ ❑ 0 potential health hazard? (1,2,6) d) Exposure of people to existing ❑ ❑ ❑ sources of potential health hazards? (1,2,6) e) Increased fire hazard in areas with ❑ ❑ ❑ 0 Flammable brush, grass, or trees? (1,2,6) X. NOISE. . Would the proposal result in: a) Increases in existing noise levels? ❑ ❑ 0 ❑ (1,2,5,6) b) Exposure of people to severe noise ❑ ❑ ❑ Q levels? (1,2,5,6) XI. PUBLIC SERVICES. Would the proposal have an effect upon, or result in a need for new or altered government services in any of the following areas: a) Fire protection? (1,2,6) ❑ ❑ 0 ❑ b) Police protection? (1,2,6) ❑ ❑ Q ❑ C) Schools? (1,2,6) ❑ ❑ ❑ 0 d) Maintenance of public facilities, ❑ ❑ Q ❑ including roads? (1,2,6) e) Other governmental services? ❑ ❑ ❑, 0 (1,2,6) CHECKLIST Page 8 q3 Potentially Potentially Less than No Significant Significant Significant Impact Impact Unless Impaci ` Mitigation XII. UTILITIES &SERVICE SYSTEMS, incorporated Would the proposal result in a need for new systems or supplies, or substantial alterations to the following utilities? a) Power or natural gas? (1,2,6) ❑ ❑ 0 ❑ b) Communications systems? (1,2,6) ❑ ❑ Q ❑ c) Local or regional water treatment or El distribution facilities? (1,2,6) ❑ ❑ d) Sewer orseptiotanks? (1,2,6) ❑ ❑ Q ❑ e) Storm water drainage? (1,2,6) ❑ ❑ 0 ❑ f) Solid waste disposal? (1,2,6) ❑ ❑ 0 ❑ g) Local or regional water supplies? ❑ ❑ Q ❑ (1 2 6) XIII. AESTHETICS. Would the proposal: a) Affect a scenic vista or scenic highway? (1,2,6) ❑ ❑ ❑ b) Have•a demonstrable negative ❑ ❑ ❑ aesthetic effect? (1,2,6) c) Create light or glare? (1,2,6) ❑ ❑ 0 ❑ d) Affect a coastal bluff? (1,2,6) ❑ ❑ ❑ XIV. CULTURAL RESOURCES. Would the proposal: a) Disturb paleontological resources? ❑ ❑ Q ❑ (1,2,6) b) Disturb archaeological resources? ❑ ❑ Q ❑ (1,2,6) c) Affect historical resources? (1,2,6) ❑ ❑ ❑ 0 d) Have the potential to cause a ❑ ❑ ❑ 0 physical change which would affect unique ethnic cultural values? (1,2,6) 7 CHECKLIST Page 9�,! 7 Potentially Potentially Less than No Significant Significant Significant Impact Impact Unless Impact Mitigation Incorporated e) Restrict existing religious or sacred ❑ ❑ ❑ 0 uses within the potential impact area? (1,2,6) XV. RECREATION. Would the proposal: a) Increase the demand for ❑ ❑ ❑ 0 neighborhood or regional parks or other recreational facilities? (1,2,6) b) Affect existing recreational ❑ ❑ ❑ 0 opportunities? (1,2,6) XVI. MANDATORY FINDINGS OF SIGNIFICANCE. A) Does the project have the potential ❑ ❑ ❑ 0 to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major period of California history or prehistory? b) Does the project have the potential ❑ ❑ ❑ 0 to achieve short-term, to the disadvantage of long-term, environmental goals? c) Does the project have impacts that ❑ ❑ ❑ 0 are individually limited, but cumulatively considerable? ("Cumulatively considerable"means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) ' CHECKLIST Page 10 �J Potonaally Potentially Less than No Significant Significant Significant Impact Impact Unless Impact Mitigation Incorporated d) Does the project have p 0 13 environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? XVII. EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15O63(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analyses used. Identify earlier analyses and state where they are available for review. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated,' describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. FAUSERS\PLN\S HAM D\I FORMS\NEG•DEC\OOCKLIST.DOC CHECKLIST Page 11 c1� SOURCE LIST The following enumerated documents are available at the offices of the City of Newport Beach, Planning Department, 3300 Newport Boulevard, Newport Beach, California 92660. 1. Final Program EIR—City of Newport Beach General Plan 2. General Plan, including all its elements, City of Newport Beach. 3. Title 20, Zoning Code of the Newport Beach Municipal Code. 4. City Excavation and Grading Code, Newport Beach Municipal Code. 5. Chapter 10.28, Community Noise Ordinance of the Newport Beach Municipal Code. 6. General Plan Amendment No. 82-2, Final EIR for the Four Seasons Hotel, Approved by City Council on September 12, 1983. 7. Use Permit No. 3119 and Site Plan Review No. 32 (Amended), Four Seasons Hotel Parking, Approved by Newport Beach Planning Commission on December 6, 1984. B. Off-Site Parking Agreements for Four Seasons Hotel,Approved by City Council on May 12, 1986. 9. Site Plan Review No. 32 (2 Id Amendment) for building/wall identification signage, Approved by Newport Beach Planning Commission on August 8, 1991. 10. Site Plan Review No. 32 (31 Amendment) for addition of a ballroom/banquet facility and lawn area to the Four Seasons Hotel, Approved by Newport Beach Planning Commission on January 6, 1993. 11. South Coast Air Quality Management District, Air Quality Management Plan 1997. 12. South Coast Air Quality Management District,Air Quality Management Plan EIR, 1997. 13. South Coast Air Quality Management District, CEQA Air Quality Handbook, 1993. 14. Geotechnical Recommendations —Addition to Four Seasons Hotel, Letter dated April 2, 1998 from Paul Schade, Law/Crandall Engineering and Environmental Services to Mr. Paul Bernard, Architect and Mr. Tom'Morgan, The Irvine Company. 15. Report of Foundation Investigation Proposed Four Seasons Hotel Newport, January 31, 1985. 16. Traffic and Parking Study for the Four Seasons Hotel Expansion, prepared by WPA Traffic Engineering, Inc., April 1998. ' CHECKLIST Page 12 G,7 • • ENVIRONMENTAL ANALYSIS CHECKLIST EXPLANATIONS Four Seasons Hotel Addition, Newport Center 690 Newport Center Drive General Plan Amendment No. 97-3(d), Traffic Study& Parking Study No. 14 and Use Permit No. 3631 Protect Description The project involves the approval of a General Plan Amendment, a Traffic & Parking Study,and a Use Permit. The General Plan Amendment will allow for a total maximum limit of 425 hotel rooms designated in Block'600 of Newport Center whereas the current limit is 325 hotel rooms. The proposed site is a part of an existing hotel which is located on the northeasterly corner of Newport Center Drive and Santa Cruz Drive within Block 600 of Newport Center (see Exhibits 1 and 2; Regional Location Map and Project Vicinity). Currently the site (Four Seasons Hotel area) is developed with a 285-room'hotel facility with ancillary uses including meeting rooms, ballroom and banquet facilities. The site Is surrounded by professional office buildings, financial institutions and Fashion Island retail commercial (see Exhibit 3; Surrounding Land Uses). The proposed project will involve construction of an additional 142,500 sq. ft., which Includes a 102-room, sixteen story tower addition with additional ancillary uses consisting of a 9,200 sq. ft. ballroom (600 seats), six meeting rooms totaling 3,800 sq. ft. with adjacent gardens and pool facility for outdoor functions, and consolidation (demolition of existing tennis courts and a portion of the existing health club) and expansion of the health dub/spa facilities (including masuesse services). Architectural treatment will be compatible to that of the existing hotel tower and complex. This new addition is located to the north and east of the existing facilities, on an existing vacant parcel, which has long been planned, for hotel expansion purposes. The project site encompasses approximately 7.2 acres. The project plans and site photo exhibits are presented in Appendix A of this document. ANALYSIS The following discussion provides explanations for the conclusions contained in the Environmental Analysis Checklist regarding the proposed project's environmental Impacts. I. Land Use and Planning Land use and planning has beenpreviously addressed for the Four Seasons Hotel site in the Final Program EIR for the City of Newport Beach General Plan and in Final EIR/GPA 82-2 (pages 66-70). These documents are hereby incorporated by reference consistent with Section 15150 of the CEQA Guidelines and are on file and available for review at the Planning Department, City of Newport Beach. r 9R 1 ' SAN BERNADINO LOS ANGELES ♦` COUNTY COUNTY U. ♦` c� � Riverside p FreO,Nay ! ORANGE a � S`��r m °,�.• RIVERSIDE o' m 6� ` COUNTY Garden Grove Freeway ! y' TU:TINSa�t'a � l V m F ♦ �° Sd7 SANTA ANA '4'I• aao♦ oar; �o IRVINE 1 • COSTA ORANGE cOaa MESA Gpy�a reewaY LAKE �iift by FOREST ���� COUNT Y Y, 16 / NEWPORT• °a S3 MISSION •� / BEACH 9 ' h1//s p EI VI:O laic) , m IS Cow _O ja v ya°� m ♦ ' I LAGUNA BEACH LAGUNA NIGUEL • 1 ; Ort d SAN JUAN CAPISTRANO DANA 1✓• SAN DIEGO PROJECT SITE POINT • �/I COUNTY SA CLEMENTE N Exhibit 1 Regional Location Map Park Newport Sa' �Oa94� Big Canyon ,N V� 0 San Clemente Dr. a'San Simeon Dr. ? a' t? r e° 0 m p m N to c Q�. W. ya c as `c Qo cc m Marriott ; Hyatt Hotel New porter Fashion Island San N�°pia O c� c�� Saq Nen p Newport BeaChL e� Country Club 6 N A Far It°n4 A u Dr. °e r �S! mac• a'° y A1'.� 9 day c as cY y snap ? mod' ra` N Exhibit 2 Project Vicinity /00 �r co Residential °.moo 0 e Big Canyon Golf/Residential Civic Plaza or (Office) eside 1 „A„ Parking o�. San Cle (660 Bldg.) e mente Drive Office o �o u �P arking V. s) °moo Pacific Mutual ': (630 Bld , y' (Office) "�' mg Office Drive Ge0e1 staur Parkin b Office �Q° O e/Co erci Fashion Island O e/Comm (Retail) R°aa /� Santa Office Exhibit 3 Surrounding Land Uses The proposed site is pan of an existing hotel (Four Seasons Hotel) located on the northeasterly comer of Newport Center Drive and Santa Cruz Drive within Block 600 of Newport Center. As described previously, currently the site is developed with a 285400m hotel facility with ancillary uses, and includes a vacant parcel long planned for the Four Seasons Hotel expansion area. The site is surrounded by professional office buildings, financial institutions and Fashion Island retail commercial on Newport Center Drive and Santa Cruz Drive within Block 600 of Newport Center (Exhibit 3 depicts surrounding land uses). The new addition is to be located to the north and east of the existing hotel facilities on the existing vacant parcel. The City's General Plan Land Use Plan designation for the site is Administrative. Professional & Financial Commercial which includes hotel use. The site is further designated within the General Plan Land Use Element as Newport Center (Statistical Area L.)Block 600-Financial Plaza. Under the current General Plan Land Use provisions, the Block 600 designated area is limited to 325 hotel rooms. Therefore, the proposed expansion by 102 hotel rooms for a total of 387 hotel rooms (285 rooms existing on-site, plus 102 rooms per the project plans presented in Appendix A), requires a General Plan Amendment. Although, the project plans (Appendix A) identifies 102' hotel rooms, the General Plan Amendment would allow an increase from the current designation of 325 hotel rooms to a total maximum limit of 425 hotel rooms for Block 600. The City's Zoning Code designation for the site is Administrative, Professional & Financial Commercial (APF) District which also permits hotel use. This project is located outside the Coastal,Zone Boundary and therefore a Coastal Permit is not required. The project has the potential to result in impacts related to demolition and construction activities (e.g., dust, noise, and traffic). Additionally, Block 600 businesses nearby the site will be exposed to views of the demolition and construction of the additional hotel facilities. Through anticipated conditions of approval and mitigation measures, short and long-term impacts to surrounding and adjacent properties from the P g J P proposed P hotel addition w'P P n will be eliminated or minimized. Potential short-term and long-term impacts which will be minimized through mitigation measures include an increase in local traffic, alteration of views from surrounding business properties and structures due to the orientation of the new hotel structure, and a potential for increased food-related odors from hotel food services. These potential short=term and long-term impacts are discussed with recommended mitigation measures in the following sections of this document. CHECKLIST EXPLANATIONS Page 2 /INL II. Population and Housing The proposed project is an addition to an existing hotel. The hotel and ancillary uses are projected to increase hotel employment from an existing 520 to a total of 595 employees (an addition of 75 employees). However, no direct population increase would result from the project or the increase in employees. While the proposed project will include a minor increase in employment, which could generate an incremental increase in the demand for housing, this increase is not considered significant. III. Geologic Problems (Earth) Geology has been previously addressed for the Four Seasons Hotel site in the Final Program EIR for the City of Newport Beach General Plan and in Final EIR/GPA 82-2 (pages 37-41). These documents are hereby incorporated by reference consistent with Section 15150 of the CEQA Guidelines and are on file and available for review at the Planning Department, City of Newport Beach. A geotechnical investigation for the existing Four Seasons Hotel was conducted by LeRoy Crandall and Associates (Law/Crandall Engineering and Environmental Services) and presented in a report dated April 12, 1984. The findings and recommendations of the geotechnical investigation report dated April 12, 1984 have been reviewed in relation to the project plans for the proposed hotel addition. The geotechnical findings and recommendations reported April 12, 1984 remain suitable for the planning phase of the hotel addition (Law/Crandall Engineering and Environmental Services letter dated April 2, 1998). The April 2, 1998 evaluation recommends that a geotechnical investigation be conducted prior to final design of the project. The April 12, 1984 geotechnical investigation and the April 2, 1998 report are on file and available for review at the Planning Department, City of Newport Beach. These documents are incorporated by reference herein consistent with Section 15150 of the CEQA Guidelines. The Final EIR/GPA 82-2 (page 37-41) includes a complete discussion of existing conditions, impacts and City policy and requirements pertaining to geology and soils. The topography of the site is relatively flat. The site is not located in an area of unique geologic or physical features. There are no evident faults on the site. The closest known active or potentially active fault is the Newport-Inglewood fault (approximately four miles from the project site). As this site has long been planned for hotel expansion purposes, the existing surface parking and vacant turf area on the north of the site will be altered to accommodate the proposed on-site improvement. The property was originally graded in conjunction with the development of the existing hotel complex. CHECKLIST EXPLANATIONS Page 3 Although the project site is relatively flat, precise grading will be required and it's anticipated that the project will require 2,200 cubic yards of export earthwork. The excess earthwork will be exported to a site located near the intersection of Irvine Center Drive and Sand Canyon Avenue in the City of Irvine. It is anticipated that a total of 158 truckloads (14 c.y. per double trailer rig trucks) will be necessary to export the 2,200 cubic yards of earthwork. A mitigation measure is presented requiring consultation with the City of Irvine for the exportation of earthwork (e.g. haul route) to the disposal site located in Irvine. It is anticipated that the haul route will proceed from the hotel site to San Joaquin Hills Road to MacArthur Boulevard, to University Drive/Jeffrey Road to Irvine Center Drive and then to Sand Canyon Avenue. Potential impacts to surrounding properties from erosion of the exposed soils during grading operations will be minimized through conditions of approval and/or mitigation measures. Stockpiling of excavated earth will contribute to impacts resulting in erosion and the generation of dust. Dust generated by grading activities is considered a short-term impact on air quality and is further discussed in Section V (Air Quality) of this analysis. Soil contamination is discussed under Hazards.(Section IX). Compliance with the City Excavation and Grading Code (NBMC Sec.15.04) will reduce any potential impacts to an insignificant level. No cumulative impacts associated with geological conditions are anticipated as a result of the hotel addition. _Mitigation Measure No 1 Prior to commencing grading activities, the applicant shall consult with the City oflrvine and City of Newport Beach regarding the exportation of earthwork to a disposal site located in Irvine. The applicant shall consult with the City of Irvine so that a mutually acceptable agreement is developed regarding the haul route and truck hauling operations. Evidence of said agreement shall be submitted to the City of Newport Beach prior to commencing site grading activities. Mitigation Measure No. 2 During construction activities, the project will comply with the erosion and siltation control'measures of the City's grading ordinance and all applicable local and'State building codes and seismic design guidelines, including the City Excavation and Grading Code (NBMC Section 15.04 or applicable sections). Mitigation Measure No 3 Prior to the issuance of a grading permit, the applicant shall submit a comprehensive geotechnical investigation to the Planning and Building Department for review and approval. CHECKLIST EXPLANATIONS Page 4 IV. Water Water resources have been previously addressed in the Final Program EIR for the City of Newport Beach General Plan and in Final EIR/GPA 82-2 (pages 41-44). These documents are hereby incorporated by reference consistent with Section 15150 of the CEQA Guidelines and are on file and available for review at the Planning Department, City of Newport Beach. The proposed site is largely developed, and the proposed improvements would not substantially increase water runoff. The project is located outside of all flood hazard areas; therefore, no significant impacts are anticipated. Subject to the incorporation of City standard conditions of approval and/or mitigation measures, no cumulative impacts associated with hydrologic conditions are anticipated as a result of the hotel addition. Provisions for drainage requirements are contained in the City Excavation and Grading Code. To ensure that storm runoff will not significantly impact the existing drainage system, a mitigation measure is presented. Compliance with said Code will reduce any potential impacts to an insignificant level. Mitigation Measure No 4 The project shall conform to the requirements of the National Pollution Discharge Elimination System (NPDES) and shall be subject to the approval of the Public Works Department to determine compliance. V. Air Quality Regional and local air quality has been previously addressed in the Final Program EIR for the City of Newport Beach General Plan and in Final EIR/GPA 82-2 (pages 102-106). These documents are hereby incorporated by reference consistent with Section 15150 of the CEQA Guidelines and are on file and available for review at the Planning Department, City of Newport Beach. The project site is located in the South Coast Air Basin: The South Coast Air Quality Management District (SCAQMD) sets and enforces regulations for stationary sources in the basin. The California Air Resources Board is responsible for controlling motor vehicle emissions. The SCAQMD in coordination with the Southern California Association of Governments has developed the Air Quality Management Plan (AQMP) for the air basin. The AQMP goals include the implementation of technological and innovative changes that provide for achieving clean air goals while maintaining a healthy economy. The AQMP also addresses state and federal planning requirements and programs. Potential air quality impacts to surrounding business properties from project construction activities will be minimized through mitigation measures, including short-term impacts to air quality from air pollutants being emitted by construction equipment and dust generated during grading. The small amount of project- related emissions will have no impact on regional particulate levels. Where CHECKLIST EXPLANATIONS Page 5 105 grading is near existing development, the dust generated by such activities is a local nuisance as opposed to an actual health hazard. However, dust will be minimized as a result of site watering required by City and SCAQMD regulations. Potential ai' quality impacts to surrounding business properties from hotel operations (including an incremental increase in emissions and odors associated with food preparation) will be minimized by incorporation of design features such as carbon filtration system of mechanical exhaust devices (cooking odors), therefore, these effects are not considered significant, Additional potential long- term air quality impacts associated with the proposed project include those associated with vehicular emissions. A traffic study(dated April 9, 1998 prepared by WPA Traffic engineering, Inc.) has been prepared for the project and is discussed in Section VI (Transportation/Circulation/Parking). The traffic study identified that the project is estimated to generate 1,160 daily vehicle trips. The findings of the traffic study concluded that the proposed project will not result in significant impacts to transportation/circulation and parking. The South Coast Air Quality Management District CEQA Air Quality Handbook (Table 6-2 & 6-3) provides screening tables which identify projects (based on size) of potential significance for air quality. The screening tables indicate that the proposed project (as a result of the size of project) does not have the potential to exceed the emission thresholds of significance for air quality (for project construction and project(hotel) operations). With the implementation of the recommended mitigation measures, it is anticipated that-the project will not result in a significant impacts to air quality. Mitigation Measure No 5 The project design shall include adequate hood equipment with smoke and odor control capabilities to serve the facility. Additionally, the hood system shall include a charcoal filtering system for the control of odors and a grease collection system for the capture/removal ofgrease accumulation. The hood system shall be subject to review and approval by the Building Department and the Planning Director. Mitigation Measure No 6 During construction activities, the applicant shall ensure that the following measures are complied with to reduce short-term (construction) air quality impacts associated with the project: a) controlling fugitive dust by regular watering, or other dust,palliative measures to meet South Coast Air Quality Management District (SCAQMD) Rule 403; b) maintaining equipment engines in proper tune; and c) phasing and scheduling construction activities to minimize project-related emissions. Mitigation Measure No 7 During construction activities, the applicant shall ensure that the project will comply with SCAQMD Rule 402, to reduce nuisance due to odors from construction activities. CHECKLIST EXPLANATIONS Page 6 am VI. Transportation/Circulation/Parking A traffic and parking study have been prepared for the proposed project by WPA Engineering, Inc. and are available for review at the Planning Department, City of Newport Beach. These studies are herein incorporated by reference consistent with Section 15150 of the CEQA Guidelines. The traffic report includes an analysis of existing traffic conditions and future conditions with and without development of the proposed project. The parking study includes a complete analysis of existing parking demand as well as projected parking demand with development of the project. The Four Seasons Hotel is located on the northeasterly comer of Newport Center Drive and Santa Cruz Drive, which is known as Block 600 of Newport Center. Exhibit 4 illustrates the location of the project site in relationship to the surrounding street system. The following describes information presented in the traffic report and parking study prepared by WPA Engineering, Inc. Traffic Impact Analyses a. Site Access ' Site access will remain the same as that which currently exists. Access to the hotel is provided off of Santa Cruz Drive. Additional secondary access points to the hotel are provided from Center Drive. A pedestrian walkway area is also provided at Center Drive. b. Trip Generation A trip generation rate comparison between ITE (Institute of Transportation Engineers) rates, rates based on existing traffic counts and rates utilized in the original Four Seasons Hotel study are shown in Table 1. Table 2 identifies that the proposed project is estimated to generate 1,160 daily trip ends of which 80 would occur during the AM peak hour and 90 would occur during the PM peak hour. C. Trip Distribution Project distribution percentages were developed based upon previously completed and accepted distributions in the area, the location of the trip attractors, type of land use, proximity of freeways, and the surrounding street system. The project generated trip ends were then assigned to the road system based on these distribution percentages and the proposed project accesses. Exhibit 5 illustrates the trip distribution percentages in relation to the road system. ' CHECKLIST EXPLANATIONS Page 7 /07 73 1 B,p�S I S BR'sr ray sr Sf No Scale ULAVEAS`ty O� O c04 ST 0 OR m FORD 0 RD 0 �Q. m O SANTA BARBARA 'r9,y✓ C� OR O9p PROJECT�e ccpr SITE 13 �P a G 3 A Wy aq C�F/C Spy g COAST BAY SHORE DR 4 yS�Of y DR � t� tea' PROJECT LOCATION s Exhibit 4 TABLE 1 DAILY TRIP GENERATION RATE Four Seasons Hotel Expansion DATE 24-HOUR DIRECTIONAL COUNTS 10-9-97 1486 10-10-97 1771 10-11-97 1325 1-31-98 2074 NUMBER OFROOMS OCCUPIED AT DATE FOUR SEASONS HOTEL, NEWPORT BEACH 10-9-97 197 10-10-97 172 10-11-97 180 1-31-98 262 DATE TRIP GENERATION RATE 10-9-97 1486/ 197 = 7.54 10-10-97 1771 / 172= 10.30 10-11-97 1325 / 180= 7.36 1-31-98 2074/262 = 7_92 Average: 33.12/4=8.28 169 TABLE 2 TRIP GENERATION Four Seasons Hotel Expansion TRIP GENERATION DESCRIPTOR/ AMPEAKHOUR PMPEAKHOUR LAND USE SIZE DAILY IN OUT IN OUT TPO Rates:(I) Hotel Per Room 8.28(2) 0.38 0.18 0.28 0.37 TPO Tom,Ends: Hotel 140 Rooms 1,160 55 25 40 50 GENERAL PLAN Rates:`') Hotel Per Room 8.70 0.40 0.27 0.41 0.35 GENERAL PLAN Trip Ends: Currently in G.P. -Hotel 325 Rooms 2828 130 88 133 114 After Expansion -Hotel 425 Rooms 3698 170 115 174 149 Difference 1 1 870 1 40 1 27 1 41 35 (1) See Table 1 for trip generation rate details. Applied to the TPO analyses and not the General Plan analyses. (2) Daily volumes were based upon existing 24-hour directional counts conducted at the Four-Season Hotel main driveway and the driveway located to the east of the Four Seasons Hotel parking structure. See Table 1A. (3) Trip generation rates utilized in the Newport Beach Traffic Model. 1/0 • s ,y 15% BR�s e3�sTc< 15 sT 10% r�< sl No Scale 30% R�yrO` sr to rr 1 UNN4ERS\t� o 30%� ,( 10% / 10% 10% 40% 25% J�a 40% m� 2 LEGEND FA - - = STUDY INTERSECTIONS y �35% W II CO4 ST 0 m DR FORD o RD 40% o �} q. 1` 40% 35% 10% cr. 107 r4y = Qa NTA BARBARA DR 0 a: G 5% �ti PROJECT�e CEpr SITE L5% 15% ��o� o 5% o .et-► INT. A 2.15 59 10% C/F!C y s B, COAST 2.59 BAY SHORE DR yS,Df OR p� } i 2.5% ' �5% DIRECTIONAL DISTRIBUTION Exhibit 5 ill d. Traffic Intersection Analyses Intersection analyses were completed for the following ten (10) study intersections identified by the City Traffic Engineer: 1. Bristol Street North&Jamboree Rd. 2. Bristol Street&Jamboree Rd. 3. Coast Highway& Dover Drive-Bayshore Dr. 4. Coast Highway& Bayside Dr. 5. Coast Highway&Jamboree Rd. 6. Jamboree Rd. & San Joaquin Hills Rd. 7. Jamboree Rd. &Ford-Eastbluff Dr. 8. Jamboree Rd. &MacArthur Blvd. 9. MacArthur Blvd. &San Joaquin Hills Rd. 10. MacArthur Blvd. &Ford'Rd. The 'fine Percent Traffic Volume Analysis"which is part of the City of Newport Beach Traffic Phasing Ordinance (TPO) was utilized for each of the study intersections. If project generated traffic is greater than one percent of the combined total of existing, regional growth and committed project traffic on any approach to any of the selected intersections, then additional analyses are required which consists of Intersection Capacity Utilization (ICU) analyses. The proposed project peak 2.5 hour volumes (which are double the peak hour volumes) for the AM and PM were distributed onto the street system, and these trips were added to the 'tine Percent Traffic Volume Analysis': The criteria established by the City of Newport Beach requires that any intersection where the project traffic during the 2.5 hour peak exceeds one percent of existing plus regional growth plus approved project traffic must be analyzed in detail. Table 3 indicates that two of the ten study intersections exceed the maximum one percent on at least one approach and therefore are subject to the ICU analyses. The two study intersections of Jamboree Rd. & San Joaquin Hills Rd. and MacArthur &,San Joaquin Hills Rd, were further analyzed to determine potential impacts. Table 4 indicates that the two study intersections 'of Jamboree/San Joaquin Hills and MacArthur/San Joaquin Hills would operate at acceptable Levels of Service, with the existing geometrics, during both the AM and PM peak hours under the TPO guidelines for conditions with the project. Projects may be approved when the ICU value for an intersection will not exceed 0.90 or the ICU value does not change when the project is added. As established by the TPO the basis for the comparison includes existing traffic, regional growth and approved/committed project traffic. CHECKLIST EXPLANATIONS Page 8 // - TABLE 3 CRITICAL INTERSECTION IDENTIFICATION Four Seasons Hotel Expansion PEAK 2.5 HOUR PERCENTAGES STUDYINTERSECTION NB SB EB iVB AM PM AM PAI AM PM AM PM Bristol St. N. & Jamboree Rd. 0.18 0.50 0.42 0.19 0 0 0 0 Bristol St. &Jamboree Rd. 0.37 0.93 1 0.72 0.40 ' 0.49 0.39 0 0 Coast Hwy. & Dover-Bayshore 0 0 0.18 0.17 0.18 0.19 0.19 0.20 Coast Hwy. &Bayside Dr. 0 0 0 0 0.21 0.21 0.21 0.20 Coast Hwy. & Jamboree Rd. 0 0 0.37 0.35 0.22 0.19 0 0 Jamboree Rd. & San Joaquin Hills Rd. 0.23 0.22 0.75 0.33 0 0 6.76 4.42 Jamboree Rd. & Ford-Eastbluff Dr. 0.37 0.67 0.97 0.60 0 0 0 0 Jamboree Rd. &Mac Arthur 0.21 0.57 0.96 0.37 0.11 0.33 0.45 0.11 Mac Arthur& San Joaquin Hills 0.14 0.14 0.70 0.55 2.54 1.71 0 0 Mac Arthur& Ford Rd. 0.33 0.74 0.49 0.37 0 0 0 0 �13 TABLE 4 TPO-INTERSECTION ANALYSES SUMMARY Four Seasons Hotel Expansion 7NTBRSECTIONCAPA CITY UTILIZATION(ICU VALUES) EXISTING+GROWTH STUDYINTERSECTION EXISTING EXISTING+GROWTH +COMMITTEDPROJECTS CONDITIONS +COMMITTED PROJECTS +PROJECT CONDITIONS AM PKHR PM PKHR AMPKHR PMPKHR AM PKHR PM PKHR Jamboree Rd.& San Joaquin Hills Rd. 0.57 0.71 0.66 0.84 0.67 0.84 Mac Arthur Blvd.& San Joaquin Hills Rd."' 0.54 0.77 0.58 0.83 0.59 0.83 • (1) The geometrics-utilized in the ICU analyses represent improvements that have been completed as part of the MacArthur Phase I construction. `-1 e. Future Traffic Conditions (Long Range General Plan) Table 1 (previously presented) lists the trip generation rates utilized for Hotel land uses. These rates were applied to the number of rooms allowed per the current General Plah designation. The City's General Plan allows a maximum limit of 325 hotel rooms for Block 600. The proposed General Plan Amendment would increase the maximum limit from 325 hotel rooms to a maximum of 425 hotel rooms. Table 1 identifies that with development of the hotel expansion (increasing the maximum limit to 425 hotel rooms) there was a net increase under Long Range General Plan conditions of 870 daily trips ends of which 67 would occur during the AM peak hour and 76 would occur during the PM peak hour. Exhibit 6 identifies the daily traffic volumes on the road system within the vicinity of the project site under Long Range General Plan conditions without the proposed project. Exhibit 7 illustrates the daily volumes under Long Range General Plan conditions with the project. The volumes indicate that with the proposed project expansion, daily volumes located on San Joaquin Hills between Jamboree and Santa Cruz Drive and on San Miguel Drive between Newport Center Drive and MacArthur Boulevard would have a slight increase, while the daily volumes on all other road segments remain unchanged. The road segments on San Joaquin Hills and San Miguel Drive would provide direct access to the project site and a slight change in daily volumes would be expected. Exhibit 7 identifies that all other road segments remain unchanged which indicates that based on a General Plan overview of the area, the proposed project has an insignificant impact on the surrounding street system. This is further verified by the specific analyses of intersection operations. Intersection analyses under the Long Range General Plan conditions without the project were also conducted at each of the study intersections. Table 5 identifies that all of the study intersections would operate at an acceptable Level of Service except for the study intersections of Coast HighwayBayside, MacArthur/Jamboree and Jamboree/Bristol (North). The study intersections were analyzed under Long Range General Plan conditions with the project. Table 5 shows that the same three study intersections of Coast HighwayBayside, MacArthur/Jamboree and Jamboree/Bristol (North) continue to operate at unacceptable Levels of Service. An ICU comparison of conditions with and without the project indicates that there is no increase in the ICU values at these three study intersections. The traffic report prepared by WPA Traffic Engineering, Inc. concludes that the proposed project (General Plan Amendment increase from 325 hotel rooms to 425 hotel rooms) will not result in a significant impact to transportation and circulation. Therefore, no mitigation measures are required. CHECKLIST EXPLANATIONS Page 9 _ v M 4 39 31 29. 6 3 �L 17 27 29 215 32 c+ �' �O � "` � . A 44 ? ,� 14 27 � I 6 CA Co 17 jr `7�aT` 200 h 206 UtL MARS BAC � A I c,i K 2 HAY $ E �9 5 ,2 pR� 9c�F z 2N0 f 3 ,119 8 19 jo c 20 24 sav o 47 �j 7TH 11 $ 46 430 Cz 6 g 81 67 ¢� Last+ Fq 40 6� 73 NEIIRT BAY 26 y ems, PACIFIC OCEAN LONG RANGE AD VOL UMES- WITHOUT PROJECT GENERAL PLAN BASELINE CONDITIONS Exhibit 6 1n v W v lg 39 24 31 29 Msm `�� p 6 33 2729 215 32 w �p 44 \O T 14 27 � a 17 CIO 16 200 saizC DU MAR to �S aACK BAY T 7 .� 22140 Lo 20 20 r 22 12 j6, 0 2 25 SM a N a v cp 13 117TH _ 11 46 43� j g cn 81 6 40 9 �! 6� yen+ 6� 75 YtEBAY �$ $AY y zs / PACIFIC OCEAN LONG RANGE AD VOL UMES WITHFOUR SEASONS HOTEL EXPANSION Exhibit 7 r �� TABLE 5 INTERSECTION ANALYSES SUMMARY-LONG RANGE CONDITIONS Four Seasons Hotel Expansion INTERSECTION CAPA CITY UTILIZATION(ICU)/LEVEL OF SERVICE(LOS) STUDYINTERSECTION LONG RANGE BASELINE CONDITIONS LONG RANGE BASELINE CONDITIONS IVITHOUTEXPANSION WITHEXPANSION AMPKHR PMPK HR AM PKHR P7tf PKHR Coast Hwy.&DoverBaysbore 0.68B 0.83/D 0.68B 0.83/1) Coast Hwy.&Bayside 0.73/C 0.927E 0.73/C 0.92/E MacArthur&Jamboree 0.89/D 1.12/13 0.88/D 1.12/F Jamboree&Bristol N. 1.01/17 1.02.& 1.01/17 1.02/F Jamboree&Bristol S. 0.72/C 0.87/1) 0.72/C 0.87/D Jamboree&Eastbluff/Ford(') 0.84/1) 0.-86/D 0.85/1) 0.86/1) • MacArthur&Ford/Bonita Cyn 0.84/1) 0.77/C 0.85/1) 0.77/C Jamboree&San Joaquin Hills 0.70B 0.71/C 0.70/B 0.72/C Coast Hwy.&Jamboree 0.75/C 0.83/D 0.75/C 0.83/1) MacArthur&San Joaquin Hills 0.59/A 0.72/C 0.59/A 0.72/C (1) The geometrics utilized in the ICU analyses represent planned City improvements which are to be completed within the next four-years. OO n Parking The total parking provided within Block 600 is 3,161 parking spaces which provides parking for the addresses of 600, 610, 620, 630, 660 Newport Center Drive, the Twin Palms Restaurant and the Four Seasons Hotel. Although the Four Seasons Hotel has on-site parking facilities, at times there is a need for overflow parking off-site. In order to determine whether there is a parking surplus for the overflow parking from the Four Seasons Hotel, the entire Block 600 was analyzed with the assumption that all of the land uses within Block 600 would be fully occupied. a. Existing Parking Parking for the land uses within Block 600 are provided via two parking structures and six surface parking lots (see Exhibit 8). The Four Seasons Hotel has a separate parking structure and parking in front of the hotel which serves only the guests at the hotel along with adjacent surface lots. The total number of parking spaces available specifically for the Four Seasons Hotel, after the proposed hotel expansion, would be 408 parking spaces, as shown in Table 6. With the expansion of the hotel, a total of 14 parking spaces will be displaced. Table 6 also indicates the total number of parking spaces available within Block 600 Newport Center Drive both before (3,167 parking spaces) and after (3,153 parking spaces) the expansion of the hotel. b. Parking Demand(Based upon City Code) The entire Block 600 of Newport Center Drive was included in the ,parking analyses to determine existing parking demands. The City of Newport Beach parking codes, existing parking covenants and a parking study prepared for the Twin Palms Restaurant (dated April, 1995 prepared by Linscott, Law & Greenspan, Engineers) in the area were referenced to obtain parking requirements for the land uses within Block 600. Table 7 lists the total number of parking spaces required for the Health Club, office buildings, restaurant, existing hotel and the hotel expansion. As shown in Table 7 based upon City code, all the land uses within Block 600 would require a total of 3,074 parking spaces. Following completion of the proposed hotel expansion (e.g. a maximum limit of 425 hotel rooms for Block 600) there would be a total of 3,153 parking spaces available. With a parking demand, based upon City code, for the entire Block 600 of Newport Center Drive of 3,074, there would be a parking surplus of 79 parking spaces. CHECKLIST EXPLANATIONS Page 10 �l9 SAN JOAQUIN HILLS ROAD 1:1LOT 660 PARKING STRUCTURE J+2 612 WAI LOT660 CLOT C i 630 FOUR SEASONS HOTEL .gl,Tq CRV �0�4 ?off'/yF a • I XXX I GROUND LEVEL RETAIL - COMMERCIAL SPACE IN PARKING STRUCTURE L_J NO SCALE 3-7 Exhibit 8 Existing Parking . TABLE 6 PARKING SUPPLY SUMMARY WITHIN BLOCK 600 NEWPORT CENTER Four Seasons Hotel Expansion EXISTING PROPOSED PARKING AREA NUMBER OF SPACES PROVIDED NUMBER OF SPACES PROVIDED Parking Structure 1 (600) 1,099 1,099 610 Surface Lot 17 17 • 620 Surface Lot 23 23 Parking Structure 2 (620) 1,362 1,362 660 Wells Fargo Lot 28 28 660 Surface Lot 216 216 Subtotal 2,745 2,745 Four Seasons Hotel ❑ Parking Structure 375 375 ❑ Surface Lot-Back of Parking Structure 15 15 ❑ Surface Lot-Back of Twin Palms 21 7 • ❑ Court Yard (Hotel Frontage) 11 11, Subtotal 422 408 TOTAL 3,167 3,153 R- TABLE 7 BLOCK 600 PARKING BASED UPON CITY OF NEWPORT BEACH PARKING CODE REQUIREMENTS Four Seasons Hotel Expansion CITYPARKING PARKING SPACES LOCATION USE - SIZE CODE REQUIRED 600 Newport Center Drive Health Club 18,250 SF 6.2 Spaces/ 1,000 SF 113 610 Newport Center Drive Office° 273,533 SF 1 Space/375 SF 729 620 Newport Center Drive Office") 236,933 SF 1 Space 1375 SF 632 630 Newport Center Drive Office('=) 7,362 SF 1 Space/375 SF 20 660 Newport Center Drive Office(' 249,294 SF 1 Space/375 SF 665 Twin Palms Restaurant Restaurant(') 16,446 SF 1 Space/40 SP 219 (Public Area) Subtotal 2,378 Four Seasons Hotel -Existing Hotel(4) 285 Rooms - 369 -Proposed Hotel 140 Rooms 1 Space/2 Rooms 70 Ballroom 9,000 SF 1 Space/35 SF 257 Subtotal' 696 TOTAL 3,074 Source: Twin Pab»s Restaurant Study 1,prepared by Li Scott Law& Greenspan, Engineers; April, , 1995. 1 Office parking code per Use Permit No. 1805 ( ) P g (2) 14,447 SF less 7,085 SF transferred to restaurant use=7,362 SF (3) Public area assume&to be 8,747 SF (16,446 SF-7,699 SF non-public). (4) Four Seasons Hotel Parking Covenant �o� C. Parking Demand (Based upon Parking Counts) Parking counts were conducted for Block 600 in August, 1997 and are shown in Table 8. As shown in Table 8, the peak parking period occurred on Monday (8/11/97) at•11:00 AM with a total of 1,874 parked vehicles. It should be noted that at the time of these counts, the occupancy rate for the office land uses was 95 percent. Conditions at the Four Seasons Hotel included 262 rooms that were occupied at the time of the count and no activity in the ballrooms. In order to account for full operations at the Four Seasons Hotel, an additional count was conducted in January 1998 when there was a function in the ballroom. Table 9 shows the Four Seasons Hotel parking count to include the following; 267 parked vehicles in the on-site parking structure which is valet; 31 ,parked vehicles in adjacent Surface Lots (one is located behind the on-site parking structure (15) and the other located in back of the Twin Palms Restaurant (16) and 11 parked vehicles in the front court yard for a total of 309 parked vehicles.. As stated earlier, at the time of the count a total of 262 rooms were occupied of the 285 rooms available. , Parking rates were established specifically for the Four Seasons Hotel, based upon the most recent count data and counts conducted earlier at the Four Seasons Hotel. Under typical operating conditions, completion of the proposed expansion, full occupancy and no functions in the ballrooms, a parking rate of 0.703 was established for the Four Seasons Hotel. In order to obtain the number of parking spaces required at full occupancy of the hotel with functions in the ballrooms, a count was conducted in January 1998 that reflected a function in the ballroom. A parking rate of 1.18 was utilized to determine parking conditions after the proposed expansion and also includes functions in the ballrooms. For typical daily operations at the hotel with the proposed expansion and no function in the ballrooms, there would be a need for 299 parking spaces. There are a total of 408 parking spaces available to the Four Seasons Hotel after the expansion, with 375 parking spaces available in the on-site parking structure. Based upon the number of parking spaces needed under a typical operating day at the hotel and utilizing only the on-site parking structure, there would be a parking surplus of 76 spaces. d. Projected Traffic for Vacancies & the Four Seasons Hotel Addition In order to obtain a 100 percent occupancy rate at the hotel and reflect functions in the ballrooms, the parking rate established earlier of 1.18 was applied to the vacant rooms in the hotel along with the proposed hotel expansion (140 rooms). Table 9 shown previously, identifies that a total of 192 spaces would be required for the vacant hotel rooms and the proposed expansion. CHECKLIST EXPLANATIONS Page 11 ia � TABLE 8 PARKING COUNTS Four Seasons Hotel Expansion EXISTING NUMBER OF 422 216 18 1362 21 23 17 1099 PARKINCSPACES FOURSEASONS 660 WELLSFARGO PARKING 630 620 616 PAR 'I TIME TOTAL HOTEL SURF4CE•LOT SURFACELOT STRUCTURE2 SURFACELOT SURFACELOT SURFACELOT STRUCTWI FRIDAY (8/8/97) PARKING LOT COUNTS 10:00 AM 1864 154 140 9 961 iG 8 5 571 11:00 AM 1802 106 156 13 951 18 G 3 549 12:00 PM 1775 146 138 12 918 26 7 3 525 2:00 PM 1677 161 140 7 856 22 5 4 482 3:00 PM 1628 156 135 10 826 19 4 5 473 4:00 PM 1487 153 119 10 728 16 4 3 454 MONDAY (8/11/97) PARKING LOT COUNTS 1010 AM 1867 135 151 14 959 13 7 7 581 11:00 AM 1874 115 156 12 973 16 8 8 586 12:00PM 1797 111 146 11 948 12 8 7 554 2:00 PM 1766 105 153 8 955 15 G 9 315 3:00 PM 1731 101 147 1 9 930 19 5 G 514 4:00 PM 1628 115 125 10 862 17 4 5 490 NOTE: Offices were at 95 percent occupancy at the-time of the counts. Peak parking period is shown in bold. • TABLE 9 FOUR SEASONS HOTEL PARKING DATA Four Seasons Hotel Expansion NUMBER OF PARKED LOCATION VEHICLES Existing Counts") (Valet) Parking Structure 267 Valet Parking in Front of Hotel 11 Adjacent Surface Lots - 630 Surface Lot 16 - Surface Lot east of Four Seasons Hotel Parking Structure 15 Subtotal 309 Vacancies & Proposed Expansion Existing HoteP) - 23 vacant rooms x 1.18 Spaces per room 27 Proposed Hotel Expansion- 140 Rooms x 1.18 Spaces per room 165 Subtotal 192 TOTAL 501 (1) These counts were conducted on Saturday 1/31/98 at 8:00 PM. During the count there was a function in the ballroom(which started at 7:00 PM)with approximately 400 guests. (2) Based upon counts conducted on Saturday (1/31/98)with a function in the ballroom and 262 rooms occupied. 1 ! a 6 a The total number of parking spaces available for the Four Seasons Hotel, after the expansion, would be 408 parking spaces; and as shown in Table 9, the Four Seasons Hotel would require a total of 501 parking spaces. There would be an on- site parking deficit of 93 parking spaces. These data are based upon functions in the ballroom, a 100 percent occupancy rate and the proposed hotel expansion. In order to determine whether there would be adequate parking available off-site within Block 600 for the overflow parking from the Four Seasons Hotel at peak operations; additional parking analyses of the area was conducted. The remaining uses within Block 600 were analyzed at full operations with no vacancies in the office land uses. The occupancy rate during the time of the counts for the office land uses was 95 percent; therefore, based upon this information the City Parking Code was applied to the vacant square footage in each of the office buildings. The vacancies with the office land uses would require 103 parking spaces. Table 10 summarizes the parking for Block 600 based upon existing counts, estimated parking needs for the office vacancies, existing count data of the Four Seasons Hotel Parking and estimates for vacancies and the proposed expansion of the hotel. As shown in Table 10, a total of 2,347 parking spaces are needed. Table 6 (previously presented) indicates that the proposed number of parking spaces for Block 600 is 3,153 parking spaces. After all the uses are served, including the proposed expansion and activities in the ballroom at the Four Seasons Hotel, there would be a parking surplus of 806 parking spaces. The parking study prepared by WPA Traffic Engineering, Inc. concluded that there is sufficient parking supply within the Block 600 to serve the existing businesses and proposed land uses (including the hotel addition), VII. Biological Resources (Plant and.Animal Life) Biological resources have been previously analyzed in the City's General Plan EIR and Final EIR/GPA 82-2 (Page 47-49). These documents are hereby incorporated by reference consistent with Section 15150 of the CEQA Guidelines and are on file and available for review at the Planning Department, City of Newport Beach. The site is vacant and located in an urbanized area of the City. No rare, endangered, or threatened plan or animal species have been previously reported, or are expected to inhabit the project site. The project will not affect any natural vegetation. The project site is near fully developed and has been developed for more than 15 years. Surrounding properties are also fully developed. On-site flora consists of ornamental landscaping, with no natural or native communities of vegetation remaining. Due to the highly developed nature of the subject property and CHECKLIST EXPLANATIONS Page 12 461 TABLE 10 HOTEL PARKING RATE-BASED ON EXISTING COUNTS Pour Seasons I lotel Expansion FOUR SEASONS HOTEL PARKING COUNTS TIME Friday(8-8-97) Monday(8-I1-97) Friday(10-10-97) Saturday(10-11-97) Saturday(1-31-98) (246 Rooms Occupied) (206 Rooms Occupied) (172 Rooms Occupied) (172 Rooms Occupied) (262 Rooms Occupied) 6:00 AM 108 10:00 AM 154 135 11:00 AM 106 115 12:00 PM 146 Ill 2:00 PM 161 105 3:00 PM 156 101 4:00 PM 153 115 6:00 PM 119 7:00 PM 121 8:00 PM 309 PARKING RATE 0.654 0.655 0.703tQ 0.628 1.18«1 (1) PROJECTED NUMBER OFPARKINGSPACESREQUIRED BASED ON TOTAL NUMBER OFROOMSAFTER COMPLETION OF THEPROJECT AND NO FUNCTIONIN THE BALLROOM, IVITHA PEAKPARKING RATE OF(0.703): 425(0.703)=299 PARKING SPACES (2) PROJECTED NUMBER OFPARKINGSPACESREQUIRED BASED ON TOTAL NUMBER OFROOMSAFTER COMPLETION OF THE PROJECT AND A FUNCTIONIN THE BALLROOM, NITHA PARKING RATE OF(1.18): 425(1.18) =501 PARKING SPACES NOTE: There area total of 375 parking spaces located within the Four Seasons Ilotel Parking Structure, 11 parking spaces is front of the hotel and 22 parking spaces behind the parking structure on a surface lot-408 TOTAL. Note these number reflect available parking after the proposed project.rs built. � I • • surrounding properties, on-site fauna is limited to small rodents and/or mammals adaptive to an urbanized area. Therefore, the project will not result in a significant impact to plant and/or animal life. VIII. Energy and Mineral Natural Resources Energy and mineral natural resources have been previously addressed for the Four Seasons Hotel site in the Final Program EIR for, the City of Newport Beach General Plan and in Final EIR/GPA 82-2 (pages 106-109). These documents are hereby incorporated by reference consistent with Section 15150 of the CEQA Guidelines and are on file and available for review at the Planning Department, City of Newport Beach. The project site is near fully developed and has been developed for more than 15' years. Surrounding properties are also fully developed. The use of natural resources will not be significantly affected by this project. No significant increase in the use of energy or natural resources is anticipated. IX. Hazards The proposed use is an addition to an existing hotel operation. Therefore, no foreseeable hazard to public health and safety is anticipated. The proposed project will not utilize hazardous materials on the site, therefore, no adverse effect on human health or risk of upset is anticipated. X. Noise Noise has been previously addressed for the Four Seasons Hotel site in the Final Program EIR for the City of Newport Beach General Plan and in Final EIR/GPA 82-2 (pages 95-102). These documents are hereby incorporated by reference consistent with Section 15150 of the CEQA Guidelines and are on file and available for review at the Planning Department, City of Newport Beach. Construction noise represents a short-term impact on ambient noise levels. Noise generated by construction equipment, including trucks, graders, bulldozers, concrete mixers and portable generators can reach high levels. However, intervening structures and/or topography will, act as noise barriers and reduce levels further. Noise levels will be further mitigated by limiting the hours of construction through provisions contained in the City Noise Control Regulations (NBMC Chapter 10.28). The Big Canyon residential area to the north of the project site is the nearest noise sensitive land use. However, the nearest homes are located a minimum of 500 CHECKLIST EXPLANATIONS Page 13 feet from the proposed project and are separated from the site by intervening structures and/or topography which will act as noise barriers. Therefore, construction noise effects are not expected to be significant. Operational Impact Future on-site noise impacts will not significantly differ from those, which now exist. The increase in traffic noise is not of a magnitude that would be discemable to the average person. Traffic from the hotel addition, together with other planned projects in the area will cumulatively cause an incremental increase in ambient noise levels. However, with the incorporation of City standard conditions of approval and/or mitigation measures, no cumulative impacts associated with hotel operations to noise are anticipated as a result of the hotel addition. Mitigation Measure No 8 The applicant shall ensure that the project will comply with the provisions of the City of Newport Beach General Plan Noise Element and the Municipal Code pertaining to noise restrictions. During construction activities, the hours of construction and excavation work are allowed from 7:00 a.m. to 6:30 p.m. on weekdays and 8:00 a,m. to 6:00 p.m. on Saturdays, and not at any time on Sundays and holidays. M. Public Services Public services have been previously addressed for the Four Seasons Hotel site in the Final Program EIR for the City of Newport Beach General Plan and in Final EIR/GPA 82-2 (pages 109-114). These documents are hereby incorporated by reference consistent with Section 15150 of the CEQA Guidelines and are on file and available for review at the Planning Department, City of Newport Beach. The project site is near fully developed and has been developed for more than 15 years. Surrounding properties are also fully developed. There are sufficient public or governmental services that serve the area and the project would not create additional demand for these services. XII. Utilities and Service Systems Utilities and service systems have been previously addressed for the Four Seasons Hotel site in the Final Program EIR for the City of Newport Beach General Plan and in Final EIR/GPA 82-2 (pages 109-114). These documents are hereby incorporated by reference consistent with Section 15150 of the CEQA Guidelines and are on file and available for review at the Planning Department, City of Newport Beach. The existing Four Seasons Hotel is already being serviced by utilities and service systems. A survey was conducted to assess any possible changes on demand for CHECKLIST EXPLANATIONS Page 14 existing community services and public utility providers.currently serving the site. Each appropriate agency was given a project description (overview), regional location map, vicinity map, a preliminary plot plan of the proposed addition, and a Service Availability/Capacity Information Request questionnaire designed to determine any possible impacts on services. The agencies contacted and which provide services to the site are: Fire Protection City of Newport Beach Fire&Marine Department Law Enforcement City of Newport Beach Police Department Natural Gas The Gas Company Electricity Southern California Edison Company Telecommunications Pacific Bell Water/Wastewater City of Newport Beach Utilities Department Solid Waste Waste Management of Orange County Transit System Orange County Transportation Authority The survey and responses from these service providers are presented in Appendix B of this document. The following information discusses the results of the survey and potential impacts associated with the proposed project. a. Fire Protection Fire protection and emergency response services for the Four Seasons Hotel are currently being provided by the City of Newport Beach Fire and Marine Department. The City of Newport Beach Fire and Marine Department will continue to provide fire protection and emergency response services to the hotel site once the addition is complete. The closest emergency response facility to the site is Station #3 located.at 868 Santa Barbara Drive and is approximately three-tenths (3/10) of a mile from the subject site. Housed at the facility is the following equipment: Engine 63, Truck 63, Medic 63, Ambulance 63, and Battalion 6. Five other facilities are also available for emergency response service. Response times to the site are dependent on various factors. Emergency calls receive the quickest response times with alarm calls and non- emergency calls having longer response times respectively. The availability of personnel and extenuating circumstances may further affect response times. It is anticipated that the hotel addition will increase the number of calls for service to the location; however, no new facilities or staff will be required. Current emergency equipment and facilities at the project site must be evaluated to ensure that the current facilities are adequate and serviceable for the hotel addition. Items that need to be evaluated include, but are not limited to, the following: the fire alarm panel, firefighter communication equipment, fire pump, emergency generator, and on site water supply. CHECKLIST EXPLANATIONS • Page 15 150 • • All fire protection must be designed as an integral part of the construction process with all improvements and/or modernization of equipment systems or devices identified and agreed upon by the City of Newport Beach Fire and Marine Department prior to any construction approval. b. Law Enforcement Law enforcement services for the Four Seasons Hotel are currently being provided by the City of Newport Beach Police Department. The City of Newport Beach Police Department will continue to provide law enforcement services to the hotel site once the addition is complete. The City's police facility is located at 870 Santa Barbara Drive and is approximately three-tenths (3/10) of a mile from the subject site. Response times to the site are dependent on various factors. Emergency calls receive the quickest response times with alarm calls and non- emergency calls having longer response times respectively. The availability of personnel and extenuating circumstances may further affect response times. It is anticipated that the hotel addition will increase the number of calls for service to the location; however, no new facilities or staff will be required. C. Natural Gas The Gas Company currently provides the Four Seasons Hotel with natural gas services. They will continue to provide the service once the addition is complete. Their ability to meet any future demand is dependent on the supply of natural gas and the policies of the California Public Utilities Commission. There are no expected negative impacts from the hotel addition and no new facilities or staff will be required. To accommodate the hotel addition, one of their existing on-site facilities may have to be altered. If this is determined to be the case (via detailed plot plan and/or building plans), the applicant must enter into a collectible work agreement with The Gas Company. Fees for this work will be collected prior to work being performed. d. Electricity The Southern California Edison Company currently provides electricity to the Four Seasons Hotel and will continue to provide this service once the addition is complete. The transformer ormer currentlyserving ng the hotel is at approximately sixty percent 60% of capacity and it is. . P ( ) p tY anticipated that no new facilities or staff wil l be required. ed. There are no ex pected ected negative impacts on electric service expected from the hotel addition. CHECKLIST EXPLANATIONS Page 16 e. Telecommunications Pacific Bell currently provides telecommunications services to the Four Seasons Hotel and expects to provide their services once the hotel addition is complete. There are no expected negative impacts from the hotel addition. Further, no new facilities or staff will be needed for the continued service to the hotel. f. Water and Wastewater Water and wastewater services to the Four Seasons Hotel are currently provided in the public right-of-way (Newport Center Drive and City Easements) by the City of Newport Beach Utilities Department. It is the opinion of the City of Newport Beach Utilities Department that there is adequate capacity to serve the planned hotel addition. Additional information via site plan and/or detailed building plans, including water and sewer calculations for the hotel addition, will be required before the City can determine any negative impacts from the addition, including calculations showing the quantity of additional water and wastewater demand expected as a result of the hotel addition. The points of connection for all applicable Water and sewer lines will need to be identified and agreed to by the City of Newport Beach Utilities Department prior to any construction approval. g. Solid Waste The Four Seasons Hotel is currently being provided solid waste services by Waste Management of Orange County. Waste Management of Orange County will continue to provide solid waste disposal services to the hotel once the addition is complete. They provide compactor trash disposal and cardboard recycling services. The location of the facilities they service are inside of the hotel's loading dock area. The only expected change is the replacement of the current trash compactor to a smaller, more efficient piece of equipment. This change is independent of the hotel addition. Further, there are no expected negative impacts from the hotel addition, and no new facilities or staff are anticipated. h. Transit System The Orange County Transportation Authority (OCTA) currently provides public transportation services to and around'the site. They are expected to continue their services once the hotel addition is complete. The OCTA provides transit service to the project area along Newport Center Drive via bus routes 1, 57 and'61. Bus route 61 also includes service along Santa Cruz Road. The number of bus trips may increase in the future. A bus CHECKLIST EXPLANATIONS Page 17 r�-:z stop is located on the outer ring of Newport Center Drive directly in front of the project site. It is the belief of the OCTA that there is adequate capacity available to service the site. The City of Newport Beach, is currently developing a parking plan which may require the relocation of bus stops; however, the hotel addition is not expected to negatively impact OCTA services. Further, the addition is not expected to necessitate any new facilities or staff. Mitigation Measure No 9 Prior to the commencement of grading activities, the applicant shall coordinate with utility and service organizations regarding any construction activities to ensure existing facilities are protected and any necessary expansion or relocation of facilities are planned and scheduled in consultation with the appropriate public agencies. XIII. Aesthetics Aesthetics have been previously addressed for the Four Seasons Hotel site in the Final Program EIR for the City of Newport Beach General Plan and in Final EIR/GPA 82-2 (pages 58-66). These documents are hereby incorporated by reference consistent with Section 15150 of the CEQA Guidelines and are on file and available for review at the Planning Department, City of Newport Beach. The project site is near fully developed and has been developed for more than 15 years, with the exception of an existing on-site vacant parcel historically planned for hotel expansion use. Surrounding properties are also fully developed. Site photos are presented in Appendix A of this document. The proposed addition includes a new 16-story 170 foot tower to be located on the existing vacant parcel. Applicable zoning code regulations for the site restrict the height to a maximum of 375 feet. The new tower will be compatible with the existing 194 foot tower (Four Seasons Hotel) in architectural style, finish and color. The height and bulk of the new tower are sufficient that it will be visible from many locations within and around the Newport Center area, and views north from Pacific Coast Highway. Exhibits 9 and 10 illustrate the existing site conditions (existing views/site photo) and a conditions with development of the proposed hotel addition(views/site photo with simulation). The immediate vicinity of the project site includes a number of existing towers (many over 15 stories) as shown in Exhibit 9 and 10. The photo simulations demonstrate that the proposed hotel tower does not represent a significant .alteration of the existing views of the Newport Center. The shadow cast by the new tower will be confined to the existing hotel tower and immediately surrounding business,properties and structures. Exhibit 11 depicts the longest shadow cast by the building at 10:00 a.m. and 3:00 p.m. on December 21. December 21 azimuths are a "worst case" due to the extreme southerly declination of the sun. Exhibit 12 depicts the longest shadow cast by the building ' CHECKLIST EXPLANATIONS Page 18 � 33 I _- yl. Yew from Inverness lane Existing Condition \y . 1 na��a m< 'r pp�= • 3p � PAUL BARNARD, Archilee� Proposed Construction FOUR SEASONS NEWPORT CENTER HOTEL ADDITION �•-. .�:,,^ Newport Beach,Califomia Exhibit 9 •� W�alllt �•--:�r?�'i•;,r:`� `ky, � •�14�'a tt Mt'"-'?�'' '�'•fi•�` +a� - .. - .a�fr;.='A'i;,., 'i.'�� iMG.r'1 v_•'"4-xFi'Sfy3$ 7S%,.rkp ,'. . _ •aat.+'if'i,�:s —� IV N)14 i" • Yew from Royal Saint George Road Existing Condition -� ..Jar j 2�s. `4t�'�'t" •s.-. 1• ri?GS.✓� v 'f:Jif� a1.tY ' ��r• .�� Rc YtY."" Y:: _ — • PAUL BARNARD, Architect FOUR SEASONS NEWPORT CENTER HOTEL ADDITION Proposed Construction Ilf\IlNll 1.t,ll�f. ="1 Newport Beach,California ruiesl.iiu Inn. Exhibit 10 i r • t . c ' F December 21, 10:00 PST December 2-1, 3:00 PST Azimuth 151.6 Azimuth 151.6 Altitude 27.1 Altitude 27.1 Latitude 33.79 Latitude 33.79 • Longitude 117.85 Longitude 117.85 SHADOW DIAGRAMS FOUR SEASONS HOTEL ADDITION, NEWPORT CENTER PAUL BARNARD, ARCHITECT s December 21, Shadow Di2orarns cx f v � sv� ' �fi,."ai.x Ys S: i� c7 Kq a y .G'aR�hg, J' fk�i a>��5 �t•?a�� a+E c�,y�`y�•E }RLlySJ`"x` g4li�<+ .yaMKkRNi'<.,i2' i fa''e" sj ir.u'az�,Xr Wl }�'l�r� - � � ns �kF t i .:�e iE �/�"�}� K ?sn l3..!''�'�f�r 1 �.23�3 �' �•�x"^'Y, <<,• `gA ^}�.u`�'�"� � < v � _ _< ..k ✓�,t �a"y.Si,�:,Y.. �y"ff� >�#Z���ry. ���"�'�F� �hp ,W-v /a i v r h Y ✓.Z�„ ,+p u p 0 1 y •� Y II pi U dCri�yx,• �4 .H"§L �� Y;�. X t` �, �� rr Mxa✓';;xt ,,s�ttw ., � y +i. '+fjf 4 �� :� i .�, a 33 C. i4{ v',�'a�,pj -,A yxF.t�skin � > � Lt•"F� ♦� �� �, t 9� •C' fn £':,�tYT rii�.. �f%t \✓xY �Y � "� "t tF tl xA(�SW„ T'+� �u'z` rd.i �Yg�Y`�S �'4'. a c axa;w 2` i�.w ' �., .�.. "• X r �,�1,•,v a, '�" :karf�,.�� ty �Z)rk-*+:L'<'�^�Fyj' "� vG.,, '"- � +���'� • at 10:00 a.m. and 4:00 p.m. on June 21. June 21 azimuths represent the shadow cast during the extreme northerly declination of the sun. As can be seen by the shade/shadow exhibits, the shadow cast by the new tower will be confined to the existing hotel tower and immediately surrounding business and Newport Center properties and structures, Due to the highly developed nature of the subject property and surrounding business properties, including existing multi-story high rise office buildings, the aesthetic impacts associated with the new, tower addition is not considered a significant impact. In addition, with the incorporation of the project's design, signs, landscaping and other aesthetic features of the site, as well as the application of City standard conditions of approval and/or mitigation measures, any impacts will be reduced to.an insignificant level. The proposed project will introduce additional lighting associated with the operation of the building (security lighting, landscape lighting, etc.). The exterior lighting will be visible, however, due to the high urbanized developed nature of the immediate vicinity, potential impacts. of light and glare are not considered significant. Additionally, to ensure that exterior lighting is designed such that direct rays are confined to the site (to the greatest.extent feasible) a mitigation measure is recommended to limit affects on the neighboring uses. Mitigation Measure No. 10 Prior to the issuance of any building permit, the applicant shall demonstrate to the Planning Department that the lighting system shall be designed, directed, and maintained in such a manner as to conceal the light source and to minimize light spillage and glare to the adjacent properties. The plaits shall be prepared and signed by a licensed Electrical Engineer, with a letter from the engineer stating that, in his opinion, this requirement has been met. XIV. Cultural Resources Cultural resources have been previously addressed for the Four Seasons Hotel site in the Final Program EIR for the City of Newport Beach General Plan and in Final EIR/GPA 82-2 (pages 44-47). These documents are hereby incorporated by reference consistent with Section 15150 of the CEQA Guidelines and are on file and available for review at the Planning Department, City of Newport Beach. The project site is located in an area where archaeological and paleontological resources have been discovered in the past and may potentially exist on this site. Previous surveys (as documented in Final EIR/GPA 82-2) indicate that there are no observable cultural resources on the property. One archeological site CA-Ora- 137 was recorded in Block 600 (in 1965), however, documentation indicates that the site has been eradicated. No known paleontological resources exist onsite, however, fossils (i.e. marine mammals, invertebrate fossils etc.) may potentially exist under the surface. Therefore, the following mitigation measure is CHECKLIST EXPLANATIONS Page 19 q 1 �i U recommended to ensure compliance with City Council Policies regarding archaeological and paleontological surveys and recovery of resources. Mitigation Measure No 11 Prior to issuance of a grading permit, the applicant shall demonstrate to the Planning Department that the project will comply with Council Policies regarding archaeological and paleontological resource investigation, surveillance and recovery. Mitigation Measure No 12 A qualified archeologist shall be present during grading activities to inspect the underlying soil for cultural resources. If significant cultural resources are uncovered, the archeologist shall have the authority to stop or temporarily divert construction activities for a period of 48 hours to assess the significance of the find. XV. Recreation Due to the highly developed nature of the subject property and surrounding properties, including existing multi-story high rise office and other commercial/retail land uses and the visitor serving nature of the hotel addition, the demand for additional neighborhood or regional parks is not anticipated. Additionally, the project includes development of health club/spa facilities (including masseuse services), gardens and pool facility that will provide on-site recreational opportunities for the hotel. The quality and quantity of recreational activities will not be impacted by the project. CHECKLIST EXPLANATIONS Page 20 2 Q XV1. Mandatory Findings of Significance 1. On the basis of the foregoing analysis; the proposed project does not have the potential to significantly degrade the quality of the environment. 2. There are no long-term environmental goals that would be compromised by the project. 3. No cumulative impacts are anticipated in connection with this or other projects. 4. That there are no known substantial adverse effects on human beings that would be caused by the proposed project. FAUSERSIPLNISHAREDIIFORMS%EG-DECWIEXPLAN.DOC CHECKLIST EXPLANATIONS Page 21 1440 %VII. SOURCE LIST The following documents are hereby incorporated by reference consistent with Section 15150 of the CEQA Guidelines and are on file and available for review at the Planning Department, City 'of Newport Beach, 3300 Newport Boulevard, Newport Beach, California 92660. 1. Final Program EIR—City of Newport Beach General Plan 2. General Plan, including all its elements, City of Newport Beach. 3. Title 20, Zoning Code of the Newport Beach Municipal Code. 4. City Excavation and Grading Code, Newport Beach Municipal Code. 5. Chapter 10.28, Community Noise Ordinance of the Newport Beach Municipal Code. 6. General Plan Amendment No. 82-2, Final EIR for the Four Seasons Hotel, Approved by City Council on September 12, 1983. 7. Use Permit No. 3119 and Site Plan Review No. 32 (Amended), Four Seasons Hotel Parking, Approved by Newport Beach Planning Commission on December 6, 1984. 8. Off-Site Parking Agreements for Four Seasons Hotel, Approved by City Council on May 12, 1986. 9. Site Plan Review No. 32 (2"d Amendment) for building/wall identification signage, Approved by Newport Beach Planning Commission on August 8, 1991. 10. Site Plan Review No. 32 (3rd Amendment) for addition of a ballroom/banquet facility and lawn area to the Four Seasons Hotel, Approved by Newport Beach Planning Commission on January 6, 1993. 11. South Coast Air Quality Management District, Air Quality Management Plan 1997. 12. South Coast Air Quality Management District, Air Quality Management Plan EIR, 1997. 13. South Coast Air Quality Management District, CEQA Air Quality Handbook, 1993. CHECKLIST EXPLANATIONS Page 22 �yl 14. Geotechnical Recommendations — Addition to Four Seasons Hotel, Letter dated April 2, 1998 from Paul Schade, Law/Crandall Engineering and Environmental Services to Mr. Paul Bernard, Architect and Mr. Tom Morgan, The Irvine Company. 15. Report of Foundation Investigation Proposed Four Seasons Hotel Newport, January 31, 1985. 16. Traffic and Parking Study for the Four Seasons Hotel Expansion, prepared by WPA Traffic Engineering, Inc.,April 1998, CHECKLIST EXPLANATIONS Page 23 /c/v'L Appendix A Project Plans & Site Photo Exhibits CHECKLIST EXPLANATIONS i413 SW1S KYt 11 II A II 11 w , 11 11 P14:0.Y-�y�Wg14�4 � � 11 it t'ii R� ------------L. Lz3�1_--- ------ --------Ij Qr^ j o`er I o1i!?/ �� !• J'� + �..1.`w... if .r+�,s:�=�En �+'.• _ � cat..... . �� 1 yam: ;E • .�� /� rs:._:w. 'Yl�9\ •�{ � .ems... .. rF.07UR:��;�jS HOTEL AOOITION EIRER ORnE > 1 die .t^a c� ,F d�.,��-_— oi[— i• -- p[ — e• L 1L V,11—�- d _ _ 1'I t'rn '` y'e � �wM (� / va vri-fw cr drnl/ucr ra bu[.wnp • 13 ��f'd•$d I I �newn= �R,•S`C•�wia�In um. , g, - v+u.uw .215.00 I \ `q^aF, � / '�'.�„ F.F.•- 215 I �Nam' ., � •ya .aa. 1 ' ^ e ar a III � 11 FOUR SEASONS HOTEL ADDITION Ip 1 .� "' o o ■a ■a o 0 o ra o 0 0 WWMWI Imir �''"�fi�•� �l:�i flr Elm isMF if:iiti�%�1i1L� Lam• _�6..a� - 1■�— � 1�� I � S U R i p w t.n\Jrll11 t alngnm -• -:�.�_._.._,,�; age � .(fAlCi1�-¢. ova ILI,,Me A I' , hl W:JR 1-Ctkfck 9 Q Q�Q Q ��� I TMlEtrCEIO I1{ Ii PEY 4'•wl-0I. V O �l N I /�£AVM(CC�FAYI n '» ; � ��\ I r%'(� o a.vl suuuo.w>m.a �• ,I • � n�n 1 n I=h`Y—V Y`� <iY��Its )y i I"I-� w� a \ F _ 1 `tip i• I `I� � -� _„ � v � I � l d 111 ;�j - -- G 1-3 th tic It Of �� r i u FOUR SEASONS 5.9 A1zv x.t5 ROU NE WPORT CENTER _____ M'IVYIF COIOAXY ___ FJ140.iYlA<01/fh'RI • —• I -Ir I t— ,, air •r• 1 .•.• Ali'.ya\ u�(•\/ -- i � • LOCATION HAP I !. ��/� I •........�. I nF-,�./w`�y.F'a s` y �f�;• - NR/1100F RAM �r All � � I L I -- t K''+0'a°"RlS E041 FOUR REASONS r __ __ _____ __ __ _____ _____ ___ _ �..._.y_-. NEW ORT CENTER TOWER� I - ••_-_• 1 ... .. .............. .r- _ ._- •__ ...... ------ ... ._ ._.- _•.. _ ..... •_-• • 1 r• _ __ ..... ....r i. • i ......... • � - vxE E9rIN«,xvc 1 r • 111 _. .... --_ COM W.0 ILL LOCATION VAP MMOOF ft. - 1 .\ram -_ •_! �=:i�-. � •+�•iy�p'r'^� -• < 91CIIXAPOr �'/E% S I S rr t /'Ma'a N A1.IB r FOUR SEASO I p f. ____ _______ _ _—_— ' rowan♦Go: x wENPOflT CENTER JQI it • � 'I' . �_ .' p' 0. ,„y'e�^ - .-. !.:,: . . ir.- A. i< _+� ^G vwx erxwa wvest • 1 I '�� !4"�tin•.^"'`�!�-(n `•e•Ga' :IP N�6V '�H.Y�L -'. _ e V�1 5wt:'µ..._me_ :<.r"'� I I L'-i:'r •� � •� Trt. I -'j _ �;-: �" g ..,. • ..art_Was, .�: _ i �_ . I I '_� ?r� 1 .C"�;x„^ ^T-t•`ms'.f. �r:ik ..�'�- F- - n xn L t a .,P =I;L ^ •'as 7•', Q^ rx�:.Y Il� � ;. j- �� `.�.f ' 1 I I �r k"',--zY.,_S i.7'.^ •F'.r-xT!c>. I _ I Y, x, ,�i- s, fl r =_1— � ?r+�.-, f �..-•x.,;.ef.@�. �r• u � <: ..I;C@.-..:.."ra�^.Y x- .F e;L'.�s`�^rr s, � - I i ----i__ --�I-- ^ ----off_'—•_ �v.^' �� `i = ., .. .. ?;r�Y:,, —� � "f-_—__ _ - �_.�-^ fEvn:fennn I i - CuS"G how -_ �_:`_� - _ = . _.J 4. •�//• 5 , III ' .�-.�.—.n�_ � �•_ %is it i� ':S ./^ _ _ I ' FOM SEASONS ' ME Rr CEMM � TO�tn 1[A}M 17,77-1 Ji " rh.wYnt carer I : f ' i t � f : I `• ; f : 3 : - �4 A2.1A uneWni A_ I FOUR SEASONS NEWPORT CENTER l - TOMLN AMNON M KWHE COWANY PNL B,M1YfOAIIfN • � x- E of it - a •' c •r Jy i A2.2 FOUR SEASONS MWORT CENTER MN[II-AOp}pN 1 n+l wraw coNr�Nr 6 EE IE _ • r r.. u_ iTT u k� — ..�— - IF-� �( 1 MCAL FLOOR hF —�ZG ti� 1 FOUR SEASONS NEWPONT CENTER I TOKLII A.M. ee M PVY2 CO\PAM •• 'ter •-- t• E1I\ P/iIBNYAD./Nta2 NECK PEAmou•F�P`v� iL nU2 EIAN - � 'a•P�t__.W�„a`-' -i,_:G I _�I � Nt" ,s:``YY�.. `-'-R- •- —� �j.� T,i— - — 1 I tEkEVERFP �I ,� • I v _} s 1 v_I t ' LEVEL It PLAN • I 1 GUEST ROOM 1 AI LEVEL PLAMS { `- }=".-"�_- 'j' _-'I «_; ._ all M •• . ICYEL1.nN1 EAL 11 ---,--- 1 roar FOM SEASONS METMAT CENTER i0FH1 P[tlipN � roawwr M PIVR COYPMI WE 1 I Y a I III EMI -- _ YA• _ {- 9p, FM 1 l 1 I TT - C I i I I I I I I } I �.� • 1 I I C k c. { _ ewm nevnw L 1 0.v 1 nnnun i I I —I ' , - I .rn 1 1 -- ' SOUTH ELEVATION I = -- J I FOUR SEASONS • NE"ORT CENTER ` TOMLN AMIJON ' TM ft S COrAMT � rt.v.w—wr Fdur Se iscs _ - i FiJlEMUFD AeOct I _ J — I I NORTH El[VAMI -I ~A3.2 i - t NORTH ELEVATION 1 Ir---� 1; M FOUR SEA50MS 1 UETVOCP I r f r II SIVRP COS.AM i^' j r r I I _r•'�r i �1 1 PILLbt+WRMOwe I � _ll Ll JI -03 EAST 9MAT ry f-- '-� vi➢�.6.v���6➢1.6GL62i30.tl.l..LLv.tl➢.L_Ov -- I A3.3 � EAST ELEVATION FOUR SEASONS NE"ORT CENTER M�cow. PH16W WIO MUn•ct El 171 -ull NORTH ELEVATION Q SECOVOARY EMTnV LLJ r ,J) EAST ELEVATION 0 SECOND Agy ENTRY FOUR SEASONS ' r i _ REYAORT CENTER Ti I I 1 t TOMB♦M _ ' I iNF EINK COIxYIr I _WUON.ep. _ ' • I r .� vNtE.rtwlp•Ay°.y vae _ 1 If RI 1 - -, �� S LL IIL Li ' - 11•I ll Y xer nevenox II i - - - - - .WgU Ewe AnoN -= FOUR SEASONS I NEWPORT CENTER I INE 111VpE COWAXY � 1 1 - i _ I 0 FNL BWYfO.y���� 1 _ I �MxY � � wo[�Bw anm�fa wWV wcuca lemaaara I s,••-^ o-mwMm 1 SECTION THROUGH BALLROOM A MEETING ROOM I • i I SECTION THROUGH CPA ! ' I ` SCMEYE 6ELLEVATION i I � 110MCmx ! 1 µA3.5 i ELEVATION AT SECONDARY ENTRANCE '� FOUR SEASONS � NEWPORT CENTER ' I I ' I I TCW4/Stl110N - TIN e1Vw[cWAM1 rI' Pµ Wrwbgw - - I I F - S I i I - �- I :. =-- := I r I w-__ - kM i r - — - I l; I seem"A i ! .I II !� I I A3.6 BUILDING TION A _ I FOUR SEASONS NEWPCPT CENTER 70"A/•Dplilox TM AVpR COWAxY _ TU _ — �� o�u Eu+++w AVKxI • —E fA•—_ --H1ANNxW£ �� _ �I NEIH MUq _.. I I ( IOwf4.EMh4 NHM • 3 i 9g a -.WI.MCR fOnfA r ti Eao�nRxca • i �t11 I i ir i ILi ELEVATION v � I . I i SECTION — fz---- 1 I I 1 I I I I I I OETA4 FLEVAiIOx -A3J � EO@fA I 7 \ PLAN a View west from s _-r W 1W Newport Center Drive _ — I N ■ meIN IN 1 W Y J:J. IN IN IN 10 ■ �"i - 'P7r .' ' •ham .4.�i. i ■ � 11B11 'T �e View east from Santa Cruz Drive at San Clemente Drive ill- Lahti e: I�,Ly a S J M P Site Photos CUL5eFmoN.AvAms&AssociATes PLANNING CONSULTANTS IICII View south from K Sth floor of y" Wells Fargo Bldg. on Center Drive • t. 'Y P�bq Site Photo CULBEP.TSON.ADAMS&ASSOCIATES PLANNING CONSULTANTS Appendix B Service Availability/Capacity Response Letters CHECKLIST EXPLANATIONS � ORT J • • Z` 1,;;i- = NEWPORT BEACH FIRE AND MARINE DEPARTMENT '?F$MP���`v December 4, 1997 Timothy Riley Fire and Marine Chief 3300 Newport Blvd. Mr.Kevin Culbertson P.o.sox 1768 Culbertson,Adams &Associates .Jvport Beach,CA 92638-8915 85 Argonaut, Suite 220 Aliso Viejo, CA 92656 Subject: Service Availability/Capacity Information Request—Four Seasons Hotel Newport Center Addition Dear Mr. Culbertson: I have received and reviewed your letter regarding the proposed expansion of the Four Seasons Hotel at Newport Center. The following is in response to your request for information: 1) The Newport Beach Fire and Marine Department provides construction services, fire prevention, and emergency response services to the project site. 2) The closest emergency response facility is Station#3 located at 868 Santa Barbara Avenue. Housed at that facility is the following equipment: Engine 63, Truck 63, Medic 63, Ambulance 63, and Battalion 6. In addition,the Newport Beach Fire and Marine Department currently has five other facilities with the following emergency response capability. Station 1 110 E. Balboa Blvd. Engine 61 Station 2 475 32nd Street Engine 62,Truck 62,Medic 62 Station 4 124 Marine Avenue Engine 64 Station 5 410 Marigold, Corona del Mar Engine 65 Station 6 1348 Irvine Avenue Engine 66 3) See#2 above 4) No 5) No 6) No Mr. Kevin Culbertson , December 4, 1997 Page Two 7) The proposed expansion will require evaluation of current emergency equipment and facilities at the project site. Items such as the fire alarm panel, firefighter communication equipment, fire,pump, emergency generator, and on site water supply must be evaluated to ensure the current facilities are adequate and serviceable for the expansion. 8) No 9) All fire protection must be designed as an integral part of the construction process. Improvements or modernization of equipment systems or devices must be identified and.agreed upon prior to any construction approval. If you require any additional information or if I.can assist you further in your project planning,please contact the Fire Prevention office at(714) 644-3106. Sincerely, Dennis Lockard Fire Marshal �gW PORT NEWPORT BEACH POLICE DEPARTMENT -- s 870 Santa Barbara Drive, P.O.BOX 7000, Newport Beach, CA 92658-7000 BOB McDONELL cc�-"oaN,r Chief of Police December 3, 1997 Culbertson, Adams &Associates 85 Argonaut, Suite 220 Aliso Viejo, CA 92656 ATTN: Kevin Culbertson, Managing Principal Dear Mr. Culbertson, In response to your Service Availability/Capacity Information Request for the Four Seasons Hotel Addition, the below is the Newport Beach Police Department's response to the listed questions: 1. What types of service do you provide to the project area? - Police Services - Law Enforcement 2. Where are the locations of the facilities, distances, and response time (if applicable) to the project area and project site? - Police Facility is located at 870 Santa Barbara Drive, which is located 3/10 mile from the project area. Response times to the location may vary depending on the type of services requested and availability of personnel. 3. What is the available capacity for the facilities in the project area and project site? N/A 4. Are there any current facility or service expansion plans for,the project area and/or project site? - No. 5. Will the project negatively impact any current facility or service expansion plans for the project area and/or project site? - N/A 6. Will the project negatively impact current services? Possibly. We would anticipate an increase in the number of calls for service for the location. Office of the Chief(714)644-37011 Adn inistrafion(714)644.36541 Patrol-Traffic(714)6443714/Detectives(714)644-3790 �n Culbertson, Adams &Associates December 4, 1997 Page 2 7. Will the project necessitate additional facilities or staff? - No. 8. Are there any foreseeable problems in serving the entire project? No. 9. For any impact analysis, please identify service phasing considerations if important to your answer. - N/A If you have any further questions, please feel free to contact me at (714) 644- 3662. Sincerely, Bob McDonell Chief of Police W. Desmond ahn mmunity Relations Sergeant /70 The Gas Camp* Ole Gas Company- Southern California Leadlannin s Gas Company Lend Plvrtningdiativre 301 E.Cnlnm3me Banta Ana,f..l 92707.5705 e-mad. let 7H af'-5n�2 gvf(laloboi paeent.m+ fa 7H%6.M,-5 Culbertson,Adams&Associates 85 Argonaut, Suite 220 Aliso Viejo, Calif. 92656 Southern California Gas Company AlailrngAddrrrr. Attn: Kevin Culbertson Box 3334 Anaheim,CA 92803-3334 Subject: Four Seasons Newport Center Hotel Expansion. Dear Kevin, Received your fax dated December 9, 1997, regarding the expansion of the-Four Seasons Hotel. It appears that a portion of our existing facilities may have.to be altered near the trash enclosure.If the gas facilities indeed need to be altered, this would require a collectible work agreement,with fee's collected prior to work being performed. When the project begins or prior to,please have someone contact me to set up a meeting at the job site. The Gas Company Lead Planning Associate Gil Villalobos, 714-432-6042 17l CULBERTSON,ADAMs-&ASSOCIATES PLANNING CONSULTANTS MEMORANDUM TO: Mr. Gil Villalobos, Southern California GasCompany FROM: Kevin Culbertson DATE: December 9, 1997 SUBJECT: Response to questions with the proposed Four Seasons Newport Center Hotel Expansion We have relayed your questions regarding the gas valve main(between the tennis courts and the Twin Palms Restaurant, housed within the trash enclosure) to the project engineer and have obtained the requested information. In short, the above grade gas main may require some form of reconstruction and or relocation. We are cognizant of the fact that this trash enclosure.and gas main will put certain restraints on this project. The engineer has offered explanation of these restraints in terms of below grade and above grade concerns. To enhance the responses to your question, I have included a current plan illustrating the existing building and topography in the area with the proposed building footprint superimposed. With reference to the plan, note that the east wall of the proposed building addition is 20' from the existing east property line (or roughly 6'from an existing 2"diameter underground gas main). It is the opinion of the project engineer that the existing underground gas main can be protected in place during construction and need not be relocated. The above ground gas main however, may require some relocation/reconstruction. The trash enclosure in which the gas main is currently housed will undergo some reconstruction as a function of the site design due to the hotel addition. More specific information relative to this detail will be generated as preliminary and final grading,plans progress. The projeci engineers will consult with the Southern California Gas Company as the project progresses. If you have any questions about the information furnished in this memo (and associated plan), or any other aspect of this project, please give me a call at (714) 581-2888. ATTACHMENT AS 2832 WALNUT AVENUE, SUITE A, TUSTIN, CA 92780 714-730-0401 0 December 3, 1997 100-488T m n Culbertson, Adams & Associates X 85 Argonaut, Suite 220 1LL Aliso Viejo, California 92656 Attention: Mr. Kevin Culbertson • Subject: FOUR SEASONS HOTEL EXPANSION V, Southern California Gas Company Request for Additional z Information Dear Mr. Culbertson: W In a memo dated November 24, 1997, Chris Harrison posed the following question (as originally generated by Gas Company service representatives): a V Will the expansion impact the nearby gas valve/main housed in the O trash receptacle enclosure, located between the tennis courts and the Twin Palms Restaurant to the north? The Gas Co. needs to cn know the direct boundary/footprint of the expansion to determine Cn if it will have an impact on this gas valve/main. Q I am furnishing herewith two prints of a plan illustrating the existing building 0 and topography in the area; superimposed on said plan is the building.footprint Z of the proposed addition. With reference to the plan, note that the east wall of Q the proposed building addition is 20' from the existing easterly property line (or roughly 6' from an existing 2" diameter underground gas main). Based upon this clearance, I am of the opinion that the existing underground gas main can W be protected in place during construction and need not be relocated. J Above-ground facilities, on the other hand, may require some relocation/ reconstruction. As mentioned above, the gas valve assembly is situated'in an a existing trash enclosure. Said trash enclosure will undergo some reconstruction J as a function of site redesign due to the proposed building addition; thus, the valve assembly may require similar reconstruction or potential relocation. More specific information relative to this detail will be generated as preliminary and final grading plans progress. Y 1 1 -7 Culbertson, Adams & Associates Four Seasons Hotel Expansion December 3, 1997 Page 2 Please call me if you should have any questions or comments, or if I may be of further assistance in the matter. Sincerely, 44 Kerry W. Lawler KWL/ge xc: Mr. John Morgan, The Irvine Company Mr. Paul Bernard, Paul Bernard Architects KWL I-Ij r�v� CULBERTSON,ADAMS &ASSOCIATES PLANNING CONSULTANTS MEMORANDUM TO: Paul Barnard FROM: Chris Harrison for Kevin Culbertson DATE: November 24, 1997 SUBJECT: FOUR SEASONS HOTEL EXPANSION - Southern California Gas Company Request for Additional Information In response to our service letters request, Southern California Gas Company has contacted us with some questions. In order for their representative to provide us with the data we requested, he needs information in regards to two specific questions. The two questions they have are as follows: 1. Will the hotel's expansion increase the amount of gas consumed on site? For example, will there be new boilers, cooking apparatus, washers/dryers, etc. that will increase the net gas consumption? And if so, what are the projected gas consumption amounts? 2. Will the expansion impact the nearby gas valve/main housed in the trash receptacle enclosure, located between the tennis courts and the Twin Palms Restaurant to the north? The Gas Co. needs to know the direct boundary/footprint of the expansion to determine if it will have an impact on this gas valve/main. We need to provide this information to the Gas Company as quickly as possible. Please contact me with any questions and/or comments at your earliest convenience so that we can clarify these issues. c: Kevin Culbertson Ed Hsu II 85 Argonaut.Suite 220.Aliso Vieio, California 92656 • (714) 581-2888 • Fax(714) 581-3599 I -7 • G!adtobeofservice. .• S0WHERN CALIFORNIA EDISON An EDI80AY$TER?4TION4L Cempun 733S Bolsa Ave, Chris H.Canwright Wonninseer.CA 92683 Senior Planner 714+96.0246 Planning P.a.\54246 Fax 714.895.0188 FaCi4188 ...By Sending The-Enclosed Material Which You Requested. SCE22•142 REV 10100 1 - CULBERTSON,ADAMS &ASSOCIATES PLANNING CONSULTANTS November 12, 1997 Southern California Edison Company Orange Coast District 7333 Bolsa Avenue Westminster, CA 92683-1269 Attn: Chris Cartwright Subject: SERVICE AVAILABILITY/CAPACITY INFORMATION REQUEST - FOUR SEASONS HOTEL NEWPORT CENTER ADDITION Dear Mr. Cartwright: Enblosed, please find a project description, a regional location map, a vicinity map, and a site plan for the proposed 100-room addition to the Four Seasons Hotel located at 690 Newport Center Drive,Newport Center, in the City of Newport Beach. In order to correctly represent the capabilities of your service as it relates to the proposed project, we would appreciate your response to the following questions. This information will be utilized by our firm for analysis in an Environmental Analysis for the project. 1. What types of service do you provide to the project area? 3 ¢ � 2. Where are the locations of the facilities, distances, and response SC-E c.r c w S time (if applicable) to the project area and project site? r e 5',-7 e -1 0 /z i /- fw4 �1 3. What is the available capacity for the facilities in the project 0) area and project site? r-, Gd' 1-. di7a�O /Y� c✓ 4. Are there any current facility or service expansion plans for the project area and/or project site? A en 5. Will the project negatively impact any current facility or service expansion plans for the project area and/or project site? n--0 6. Will the project negatively impact current servicT9. L Southorn CeliforNa Edison ccF . _ rc . -- -- , '» Southern California Edison Co. November 12, 1997 Page 2 -------------- 7. Will the project necessitate additional facilities or staff? If so, please describe what additional facilities (including size and location) and/or staff that would be needed. 8. Are there any foreseeable problems in serving the entire project? 9. For any impact analysis, please identify phasing considerations if important to your answer. Thank you for your consideration. We won ld greatly appreciate your response by November 26, 1997. Please contact me at (714) 581-2888 if you have any questions. Sincerely, CULBERTSON, ADA�MS & ASSOCIATES, INC: Kevin Culbertson Managing Principal Enclosures: Project Description Regional Location Map Vicinity Map Site Plan 3nah East California280 Floor PACIFIC�4BELL Anaheim. ahiaria 92807 • A Pacific Teles;s Company December 2, 1997 Kevin Culbertson Culbertson,Adams & Associates 85 Argonaut, Suite 220 Aliso Viejo, CA 92656 Re: Four Seasons Hotel Newport Center Addition Dear Nlr. Culbertson: This letter shall serve to inform you that under its present plans, Pacific Bell expects to be in a position to provide telephone facilities as required for the above-referenced project in accordance with the rates and charges specified in its tariffs on file with the California Public Utilities Commission. Pacific Bell offers a myriad of services within the project area on both fiber and copper applications. Some questions were asked regarding the possible negative impact of this project. I assure you that this project is one we welcome. The Planner and Route Engineer for the area are aware of the project and will allocate the necessary facilities to continue to provide the Four Seasons with service. It is my understanding that the Route Engineer, Ken Lapham, sent substructure maps detailing our facilities to the developer of this project. As plans become more finite, I would like to consult with you and/or your representatives to determine what Pacific Bell services will enhance this resort. If you have any questions,please do not hesitate to call upon me. Sincerely,IiMR /��. Barnhill Engineer g r (714)237-6961 17�' PORT a s CITY OF NEWPORT BEACH e. 'PUBLIC WORKS DEPARTMENT °�crFoaN�� P.O. BOX 1768, NEWPORT BEACH, CA 92658-8915 (714) 644-3311 December 8,1997 Mr. Kevin Culbertson,Managing Principal Culbertson, Adams&Associates- Planning Consulr.Ants 85 Argonaut,Suite 220 Aliso Viejo, California 92656 Subject: Service Availability/Capacity Information Request- Four Seasons Hotel Newport Center Addition Dear Mr. Culbertson: Thank you for the opportunity to provide you with information regarding the City's water and sewer systems for the subject development. The following are responses to your request for information: 1. Water and Sewer services are provided in the public right-of-way (Newport Center Drive and City Easements). 2. The attached City water and sewer atlas shows the location of these facilities. 3. The "available capacity" is dependent on several factors and difficult to define. We believe thhat there is adequate capacity to seine the plan xted expansion. However, the City requests that calculations be provided showing the additional water demand and sewage generation for the hotel. In addition, the points of connection will need to be defined. 4. No. 5. As stated in 3 above, additional information will be needed before the City can determine any negative impacts. 3300 Newport Boulevard, Newport Beach Service Availability/Capacity Information Request Four Seasons Hotel Addition—Letter to Mr.Culbertson Page 2, 12/8/97 Questions 6 thru 9 can not be answered without additional information being provided, as requested in answer to question 3. Upon your development of project requirements for water use and sewage flow generation we will be available to review your estimates and provide comments. If you have any questions, please call me at (714) 644-3342. Very truly yours, Michael J. Sinacori,P.E. Utilities Engineer MJS:sdi Attachments: Water and Sewer Atlas,Page M11. cc: Eldon Davidson Tim Deutsch Dick Hoffstadt I � 1 k11/12/9E 11:5E PUE SLJCPKS ? ?14 561 3599 • NO.006 Gc_ Post•it•Fax Note 7671 Dale Z pa°pcsj� Z To e V i K From 1 wi3B 1NOdM3N d0 �,yD CoJDept CoG. , Pnono tl F]3 MG i fax• V . ' O bb N1091[19 '14fllfiq J190Vp �•�'• O ay tt. ?y P brh 'tlrttic 002 • � f '0 'i •/rr. N3 ^' •••�+ �• ' y .L''� 3� .• '[.i•br� �a• s• nt tna. ' • £ `••�Q[:• • ••�'�•• IDL•D] 3tlQfU. rr f m.v 1!I r• 0ti i••• � unat/ )�naf 960 ' �w .s s.•.. �...� i L 01 n ' : ra \y •' ^ t bb .......................................... �w MM Ix L A<, ,us s N I0010P � � at. lit i NtIS i � ? q ` ZI [I • tl i. 9 � • .Q a ' • ± .�./a n•]'lu.u<IAl !« !' ttl a s : : 1 <c V }A R : au IL [ i� at• I 64 CA JtB L • 1 'Cf R r11 I �1i12i9E 11:5B PUBLIC-#S a 714 581 3599 • NO.OE6 ,00••: iTii � fin 1 .vr -t,f• 1 � .w •l>w•t •� ,vw d .oti a. .Pl 1�• Van. nq�r •I 10'1 CO`'�_, !!r 'rY 'Irnf � •�. .p�r • ti r. anti �fravne Ivninn i+ 101 •. i` fir. a aa'I ,•y OBL 8ffS3y 1543 ;a� Iai i �0 -__•_ a• 'z1 o►otl siira .w02f' Ll of 72 so 0 40 rft .aka 1'i •'e.- . v 10 L1ii y f • i 1 '� J ,:dam 8 � �•. i� 9C Xn n � Ui W Management of Orange County • iuth Grand Avenue S no.California 92705 , Customer Service-714 551.8563 Administration- 714480.2300 Facsimile- 714 568.6626 Traci H. Ramirez Account Executive • Direct Line-714/480.2356 �;A Waste Management Corrcany CULBERTSON,ADAMS &ASSOCIATES PLANNING CONSULTANTS November 12, 1997 Waste Management of Orange County 1800 South Grand Avenue Santa Ana, CA 92705 ATIN: Tracy Ramiriz Subject: SERVICE AVAILABILITY/CAPACITY INFORMATION REQUEST - FOUR SEASONS HOTEL NEWPORT CENTER ADDITION Dear Mrs. Ramiriz: Enclosed, please find a project description, a regional location map, a vicinity map and site plan for the proposed 100-room addition to the Four Seasons Hotel located at 690 Newport Center Drive, Newport Center, in the City of Newport Beach. In order to correctly represent the capabilities of your service as it relates to the proposed project, we would appreciate your response to the following questions. This information will be utilized by our firm for an Environmental Analysis for the project. 1. What types of service do you provide to the project area? COMPACTOR TRASH DISP, SERVICE & CARDBOARD RECYCLING 2. Where are the locations of the facilities, distances, and response I NS I'DE OF LOAD I NG time (if applicable) to the project area and project site?. DOCK AREA 3. What is the available capacity for the facilities in the project area and project site? N/A 4. Are there any current facility or service expansion plans for the roject area and/or project site? REPLACEMENT OF CURRENT COMPACTOR TO A SPMALLER,NEWER EFFCIENT PIECE OF EQUIPMENT 5. Will the project negatively impact any current facility or service expansion plans for the project area and/or project site? NO 6. Will the project negatively impact current services? NO RS Argonaut Suite 770 Aikn Viain ('a I ifnrnia Q7A5/. . (714) S81-7R8R . Pay (7141 S81-3599 �1.7 i Waste Management of Orange County November 26, 1997 Page 2 -------------- 7. Will the project necessitate additional facilities or staff? If so, please describe what additional facilities (including size and location) and/or staff that would be needed. NO 8. Are there any foreseeable problems in serving the entire project? NO 9. For any impact analysis, please identify service phasing considerations if important to your answer. N/A Thank you for your consideration. We would greatly appreciate your response by November 26, 1997. Please contact me at (714) 581-2888 if you have any questions. Sincerely, CULBERTSON, ADAMS & ASSOCIATES, INC. Kevin Culbertson Managing Principal Enclosures: Project Description Regional Location Map Vicinity Map Site Plan i 1' 1„ � m OCTA 'OARD OFD/RECTORS Robed P.Wahlstrom December 22, 1997 Chairman Sarah L.Catz Vice-chairman Mr. Kevin Culbertson Laura n Cook Director Culbertson, Adams & Associates Tom Daly 85 Argonaut, Suite 220 Director Aliso Viejo, CA 92656 Miguel Pulido Director Subject: Service Availability/Capacity Information Request - Four James W.etva Director Seasons Hotel Newport Center Addition Charles V.Smith Directoorr Dear Mr. Culbertson: Todd Spitzer Director The Orange County Transportation Authority (OCTA) has conducted a Michael Ward preliminary review of the Four Seasons Hotel Newport Center Addition project. Director Responses to your questionnaire are presented below: Thomas W.Wdson Director 1. 'OCTA currently provides transit service to the project area along Newport Director Susan t Center Drive via bus routes 1, 57 and 61 and along Santa Cruz Road via vec Mike McManus bus route 61. Governor's Ex•CtSc�o Llember 2. Bus service consists of about 260 daily one-way bus trips on Newport Arthur C.Brrnvn Alternate Center Drive and about 30 trips on Santa Cruz Road. A bus stop is located VAlliam G.Steiner on the outer ring of Newport Center Drive directly in front of the project area. Alternate Gregory T.Vrinfarbohom 3. Available capacity is adequate. Aitemate 4. The City of Newport Beach is currently developing a parking plan for Newport Center Drive which may require relocation of bus stops. Please contact the City if you need additional information on this project. 5. The project is not expected to negatively impact current facilities or service expansion plans. 6. The project is not expected to negatively impact current service. 7. The project is not expected to necessitate additional facilities or staff. 8. The project area is adequately served. Orange County Trarsportaticr.Authodry 550 South Main Street/P.O.Box 14184/Orange.'Caiilomia 92862.1584/(714)560.007A(6282) r s Mr. Kevin Culbertson December 22, 1997 Page 2 9. The number of bus trips to the area may increase in the future. Thank you for the opportunity to comment on this project. Should you have any questions or concerns, please feel free to call at 714/560-5765. Sincerely, Jo a L. Duran c: Kurt Brotcke, OCTA Bill Batory, OCTA ' zm x N � II aRj F-- 1 t�� 0. - Jd N ! f dJ ad zw a'� ty1cY6'S ~ I Igo MITIGATION MONITORING AND REPORTING PROGRAM Four Seasons Hotel Addition, Newport Center 690 Newport Center Drive General Plan Amendment 97-3(d), Traffic & Parking Study No.114 and Use Permit No. 3631 I. OVERVIEW This mitigation monitoring program was prepared in compliance with Public Resources Code Section 21081.6 (AB 3180 of 1988). It describes the requirements and procedures to be followed by the applicant and the City to ensure that all mitigation measures adopted as part of this project will be carried out. Attachment 1 summarizes the mitigation measures, implementing actions, and verification procedures for this project. II. MITIGATION MONITORING PROCEDURES Mitigation measures can be implemented in three ways: (1) through project design, which is verified by plan check and inspection; (2) through compliance with various codes, ordinances, policies, standards, and conditions of approval which are satisfied prior to or during construction and verified by plan check and /or inspection; and (3) through monitoring and reporting after construction is completed. Compliance monitoring procedures for these three types of mitigation measures are summarized below. A. Mitigation measures implemented through project design: Upon project approval, a copy of the approved project design will be placed in the official project file. As part of the review process for all subsequent discretionary or ministerial permits, the file will be checked to verify that the requested permit is in conformance with the approved project design. Field inspections will verify that construction conforms to approved plans. B. Mitigation measures implemented through compliance with codes, ordinances, policies, standards, or conditions of approval: Upon project approval, a copy of the approved project description and conditions of approval will be placed in the official project file. As part of the review process for all subsequent discretionary or ministerial permits, the file will be checked to verify that the requested permit is in compliance with all applicable codes, ordinances, policies, standards and conditions of approval. Field inspections will verify that construction conforms to applicable standards and conditions. C. Mitigation measures implemented through post-construction monitoring: If any mitigation measures require verification and reporting after construction is completed, the City will maintain a log of these mitigation monitoring and reporting requirements, and will review completed monitoring reports. Upon submittal, the City will approve the report, request additional information, or pursue enforcement remedies in the event of noncompliance. Final monitoring reports will be placed in the official file. iq/ MITIGATION MONITOING AND-REPORTING PROGRAM SUMMARY Four Seasons Hotel Addition,Newport Center 690 Newport Center Drive General Plan Amendment No. 97-3(d), Traffic& Parking Study No. 114 and Use Permit No.3631 No. Mitigation-Measures Implementation Method of Timing of Responsible Verification • Action Verification Verification Person Date i Prior to commencing grayling activities-. the Priorlo Planning applicant shall consult with the City of Irvine Condition of approval plan Check K issuance of Department and City of Newport Beach regarding the grading and Building exportation of earlhyvork to a disposal site permit Dept. located in Irvine. The applicant shall consult with the City of Irvine so that a mutually acceptable agreement is developed regarding the haul route and truck hauling operations. Evidence of said agreement shall be submitted to the City of Newport Beach prior to commencing site grayling activities. 2 Duringconstruction activities•, the project will siltation control comply Condition rfrrpprovrr! Field During Public . with the erosion and measures of7he City's grading ordinance and inspection ras construction {Yor/rs/Bldg. a!!applicable-local and State building codes necenary activities Dept. and seismic design guidehines, including the City Excavation and Grading Code (NBMC Section 15.04 or applicable sections). No. Mitigation Measures Implementation Method of Timing of Responsible Verification Action Verification Verification Person Date 3 Prior to the issuance of a grayling permit, the applicant shall submit a comprehensive Condition ofapproval Plan Check Prior to Planting geotechnical investigation to the Planning and issuance ofu Dept& Building Department for review and approval. grading Building permit Dept- 4 The project shall conform to the requirements • of the National Pollution Discharge C'onditionofapproval PlanChcck Aiorto Planing Elimination System WPDES) and shall be issuance oja Dept. & grading Public{Yorks sttlject to the approval of the Pubic Woks Department to determine compliance. Pernndt Dept. S The project design shall Include adegtnre boor! Prior to Building equipment with svuoke and orlon to hood of Condition of approval Plan Check g capabilities to serve the facility. Additionally, issuance oja Dept. building the hood system shall Include a charcoal filtering system for due control of odors and a Permit grease collection system for the capntre/removal ofgrease accurnnttlation. The hood system shall be subject to review and approval by the Building Department and the Planning Director. • No. Mitigation Measures Implementation Method of Timing of Responsible Verification Action Verification Verification Person Date 6 During urn construction activities, the-applicant ne Condition ojapproval Field During Prb. Woksl shall ensure that the jollovdng measures are connstnrction Trn rc/Bld cOmpBed with to reduce short-term inspection as g• (conutructloe) air quality impacts rrssocirrterl nccessrny activities Dept. With the project: «).controlling firgiiive thrst by .regular watering, or other (lust palliative measures to meet South Coast Air Quality Mma"genrent District(SCAQMD)Rule 403, b) maintaining equipment engines in proper time,- and c) phasing and schednding construction activities to minimize project-relater/ennissioru•. 7 During construction activities, the opp!lcnnt Condition ojupproval Field Oaring Pab. Worn/ shall ensure that the project will comply with constnrction SCAQtiID Rule 902, to reducenerismncedre inspection as Trade to orlon from constnrctiou activities. necessary activities 8 The applicant shall ensure that the project Corrldtiou ofapproval Field During Planning will comply with the provisions of tile City of construction De t & Newport Beach Genera!Plan Noise Elennent dropection ru P and the Municipal Code pertaining to naive necessm), activities Building restrictions. During construction activities; Dept the hours of co structi0n and excavation work are allowed fr on 7.00 a.m. to 6.30 p.m. on weekdays and 8:00 a.m. to 6:00p:n.on Saturdays, and not at any time on Sundays and holidays. No. Mitigation Measures Implementation Method of Timing of Responsible Verification Action Verification Verification Person Date 9 Prior to the commencement ofgradinb' Prior to Planning activities, the applicant shall coordinate with Condition ojrrpprova! Plan Check b issuance of Dept.& utility and service organizations regarding grading Building any construction activities to ensure existing permit Dept. facilities are protected and any necessary P expansion or relocation offrrcilities•are planned and scheduled in consultation with - the appropriate public agencies. • 10 Prior to the issuance ofany building permit,+ Condition ojappa Check the applicant shall demonstrate to the rovl PlanChk Prior to Planning Planning Department that tire lighting system issuance oja Dept.building shall be designed, directed,and maintained in permit such a manner as to conceal the light soura•e and to minimize light spillage and glare to the adjacent properties. The plans shall be prepared and signed by it licenser/Electrical Engineer, with a letterfr•om the engineer stating that, in his opinion, this requirement has been met. !1 Prior to issumrce of a grading permit, the Condition ojapproval Plan Check Prior to Planning applicant shall demonstrate to the Planning issuance oja Dept. Deparnnent that the project will comply with grading Council Policies regarding archaeological permit and paleontological resource investigation, surveillance and recovery. No. Mitigation Measures Implementation Method of Timing of Responsible Verification Action Verification , Verification Person Date 11 A qualifier!archeologist shill be present Durfn during grading activities to inspect the Condition of approval Ficid g Planning inspection as grading Dept.& torlerlyingsoilforculturalresources•. 1f activities 6rrildin significant cultural resources are uncovered, necessary g the archeologist shall have the authority to Dept. stop or temporarily divert construction activities for a period of48 hours to,assess the significance ofthefind i� VIPI A WPA Traffic Engineering, Inc. TRAFFIC & TRANSPORTATION ENGINEERING April 9, 1998 Mr. Rich Edmonston Traffic Engineering Department City of Newport Beach P.O. Box 1768 Newport Beach, CA 92660 -- ---- SUBJECT.- FOUR SEASONS HOTEL EXPANSION Dear Mr. Edmonston: Enclosed please find a report that addresses traffic and parking concerns related to the proposed Four Seasons Hotel expansion located in the City of Newport Beach. This report is based upon information provided by you and representatives of the Irvine Company,previous studies on the site, field reviews and standard reference materials. We trust that this study will be of assistance to the City of Newport Beach. If you have any questions or need further assistance,please contact us. Respectfully submitted, WPA TRAFFIC ENGINEERING, INC. Weston S. Pringle, P.E. Registered Professional Engineer State of California Numbers C16828 &TR565 WSP:HN #83042 cc.Mr. Stephen Brahs -Irvine Business Properties Mr.Mike Erickson-RBF 23421 South Pointe Drive 0 Suite 190 • Laguna Hills, CA 92653 • (714) 460.0110 • FAX: (714) 460.0113 FOUR SEASONS HOTEL EXPANSION CITY OF NEWPORT BEACH APRIL 9, 1998 Prepared by: WPA TRAFFIC ENGINEERING, INC. • TABLE OF CONTENTS I EXECUTIVE SUMMARY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Ol II PROJECT DESCRIPTION . . . . . . . . . ... . . . . . . . . . . . . . . . . ... . 01 III. TRIP GENERATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 02 IV. TRIP DISTRIBUTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 04 V. TRAFFIC IMPACT ANALYSES . . . . . . . . . . . . . . . . . . . . . . . . . . 04 VI. FUTURE CONDITIONS-LONG RANGE GENERAL PLAN . 12 VII. PARKING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IS VIII SUMMARY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 APPENDIX A - TRIP GENERATIONRATES FOR FOUR SEASONS HOTEL BASED UPONEXISTING COUNT DATA APPENDIX B - ONE PERCENT TRAFFIC VOLUMEANALYSIS APPENDIX C - INTERSECTION CAPACITY UTILIZATIONANALYSES a � • FOUR SEASONS HOTEL EXPANSION EXECUTIVE SUMMARY Intersection analyses were completed for ten study intersections under near term and long range General Plan conditions. The analyses of the study intersections for the near term and long range General Plan conditions indicated that the expansion of the Four Seasons Hotel would not have a significant impact on the study intersections. 440 Parking conditions were also analyzed. Under typical operating conditions at the hotel, which would include full occupancy with the proposed expansion and no functions in the ballrooms, adequate parking is available within the parking structure located on-site. Under conditions where the hotel is at full occupancy,including the proposed expansion,and functions taking place in the ballrooms, there would be an,on- site parking shortage of 93 parking spaces; however approximately 806 parking spaces would be available within Block 600 to serve the 93 parking spaces needed. PROJECT DESCRIPTION Four Seasons Hotel is located on the northeasterly corner of Newport Center Drive and Santa Cruz Drive, which is known as Block 600 of Newport Center. The hotel is proposing-to add 140 guest rooms to the existing 285 room hotel along with a 9,000 square foot ballroom usable for meetings and other functions with a maximum occupancy of 600 persons. Valet parking would be available. Vehicles would be parked on-site and overflow parking is available in a parking garage located at 630 Newport Center Drive. WPA TRAFFIC ENGINEERING, INC. Four Seasons Hotel Expansion Job #83042 City of Newport Beach 0 -2- Figure 1 illustrates the location of the site in relationship to the surrounding street system. It should be noted that a current site plan is unavailable for inclusion in this study. It is estimated that the proposed project will be completed by the beginning of the Year 2000. TRIP GENERATION In order to estimate the trips generated by the proposed uses, trip generation rates for a hotel land use was referenced from Trip Generation'. In addition,counts were conducted at the existing Four Seasons'Hotel on a Thursday(10-9-97) and a Friday(10-10-97)to determine trip generation rates for the existing facility. The count data to determine 2.5 peak hour and peak hour rates for the existing Four Seasons Hotel count be found in Appendix A. A trip generation rate comparison between the ITE rates, rates based upon existing counts and rates utilized in the original Four Seasons Hotel study is shown on Table 1. This comparison was conducted to determine the best 'rate to use for the proposed Four Seasons Hotel expansion. All of the rates shown in Table 1 were based upon the number of guest rooms. Based upon discussions with City Staff, the highest rates obtained through existing counts at the Four Seasons Hotel,as shown in Table 1 in bold,would be utilized for the proposed project. These rates would account for not only the proposed 140 rooms,but also the proposed 9,000 SF ballroom. It should be noted that the trip generation estimates for hotel uses are generally based upon the number of guest rooms and includes consideration of restaurant, retail and meeting/ballroom facilities. In order to establish a daily rate for the Four Seasons Hotel, 24-hour directional counts were conducted at the main driveway to the hotel and the driveway located to the east of the Four Seasons Hotel parking structure for four(4) days. Data was also collected regarding the number of rooms which were occupied during the count. Based upon the number of rooms occupied and the 24-hour I Trio Generation Sth Edition; Institute of Transportation Engineers(ITE); January,, 1991. WPA TRAFFIC ENGINEERING,INC. Four Seasons Hotel Expansion Job #83042 City of Newport Beach h � . 1 i �a ,y I s, B��sTO, eRiy,T sr sr oQ No Scale UNNERS\�� �4 �J 0 yam$ O y COAST 0 � OR m FORD RO �O Op o a: O S4N 2 O� SANTA BARBARA ✓p OR gOG�Y PROJECT �Q CENT SITE J 3 � Z pq C��/C 5P 9 COAST BAY SHORE DR qrs/Of OR o� Qo 4� 1� r PROJECT LOCATION y 183811 WPA TNA�'FlC NNCINEENINC, INC. FIGURE -3- TABLE 1 TRIP GENERATION RATE COMPARISON Four Seasons Hotel Expansion TRIP GENERATIONA4TES SOURCE AM PM IN OU-+ IN OUT F_SHour ur: 0.40 0.27 0.41 0.35 Coun$Z)(10-9-97) 0.27 0.14 0.28 0.26 oune)(10-10-97) 0.38 0.18 0.26 0.37 Study - - 0.40 0.20 r Hotel Land Use* 0.38' 0.18 0.28 0.37 Peak: 0.80 0.54 0.82 0.70 Coune )(10-9-97) 0.57 0.40 0.63 0.56 Friday Count(2)(10-10-97) 0.67 0.38 0.62 0.81 .Original Study - - 0.80 0.50 Rates For Hotel Land Use 0.67 0.40 0.63 0.81 . (1) Trip Generation, Sth Edition; Institute of Transportation Engineers (ITE); January, 1991. (2) See Appendix A for specific data. v • 0 -4- count data, a daily trip generation rate was established for each of the four days counted. Table 1A shows the average daily rate(8.28)of the four day period which was utilized in this study. Table 2 summarizes the trip generation rates utilized in this study and trips generated for the proposed project. As shown in Table 2, the proposed project is estimated to generate 1,160 daily trip ends of which 80(55 In,25 Out)would occur during the AM peak hour and 90 (40 In, 50 Out) would occur during the PM peak hour. TRIP DISTRIBUTION Project distribution percentages were developed based upon previously completed and accepted distributions in the area, the location of the trip attractors,type of land use,proximity of freeways, and the surrounding street system. Figure 2 illustrates the resulting distribution percentages which have been previously approved by the City of Newport Beach Engineering Department. The project generated trip ends were then assigned to the road system based on these distribution percentages and the proposed project accesses. TRAFFIC IMPACT ANALYSES The City of Newport Beach Traffic Engineering Department was contacted to determine the intersections that were to be included these analyses. There area total often(10)intersections which were included in this study and they are listed in Table 3. The "One Percent Traffic Volume Analysis"which is part of the City of Newport Beach Traffic Phasing Ordinance(TPO) and provided to us by the City of Newport Beach was utilized for each of the study intersections. If project generated traffic is greater than one percent of the combined total of existing, regional growth and committed project traffic on any approach to any of the selected intersections,then additional analyses are required which consists of Intersection Capacity Utilization(ICU) analyses. Projects may be approved when the ICU value for an intersection will not exceed 0.90 or the ICU value does not change when the project is added. WPA TRAFFIC ENGINEERING, INC. Four Seasons Hotel Expansion Job #83042 City of Newport Beach w -5- TABLE IA DAILY TRIP GENERATION RATE Four Seasons Hotel Expansion D.9!'TE 24-FIOUR DIRECTIONAL COUNTS 10-9=97 1486 10-10-97 1771 10-11-97 1325 1-31-98 2074 NUMBER OFROOMSOCCUPIEDAT. DATE FOUR S.6ASONS$OT L,NE13'POTiT BEACH ' 10-9-97 197 10-10-97 172 10-11-97 180 1-31-98 262 DATE•. TRIP GENERATIONRATE 10-9-97 1486/ 197= 7.54 10-10-97 1771 / 172= 10.30 10-11-97 1325/ 180= 7.36 1-31-98 2074/262= 7,92 Average: 33.12/4=8.28 -6- TABLE 2 TRIP GENERATION Four Seasons Hotel Expansion MP GENERATION DESCRIPTORI AMPEAKHOUR PMPEAKHOUR LAND USE SIZE DAILT IN rll! ' IN OUT TPO Rales:(') Hotel Per Room 8.28(2) 0.38 0.18 0.28 0.37 TPO Tri Ends: Hotel 140 Rooms 1,160 55 25 40 50 GENERAL PLAN Rates:(3) Hotel Per Room 8.7 00.40 0.27 0.41 0.35 GENERAL PLAN T-rip Ends: Currently in G.P. -Hotel 325 Rooms 2828 130 88 133 114 After Expansion -Hotel 425 Rooms 3698 170 115 Z 142 Difference 870 40 27 41 35 (1) See Table 1 for trip generation rate details. Applied to the TPO analyses and not the General Plan analyses. (2) Daily volumes were based upon existing 24-hour directional counts conducted at the Four-Season Hotel main driveway and the driveway located to the east of the Four Seasons Hotel parking structure. See Table IA. (3) Trip generation rates utilized in the Newport Beach Traffic Model. i N 15%� Be9�s s s, o< r — B9jsro 9i r04 15 s � sr10% s? 3 No Scale eR/sr0�sr 10 �y 30% 1 ' U 6RS�1( 30%� ,( 10% / 10% 10% 40% 125% Jr�4 40% LEGEND y` -+ = STUDY INTERSECTIONS rn �35% � I COq ST 0 > aR m FORD RD Qo 40% 0 40% 35% 0 107 SANTA BARBARA VO, Cx DR 57. gGr� PROJECT �e aepr SITE �•, % 15% ?00� o~ yr�(s 35 �P a 5% o sa->• � . W INT. A 2.5� 1 0% pgC/F/C y SpN COAST 2.5� BAY SHORE DR A�YS�Df OR sp r 2.5% 5% DIRECTIONAL DISTRIBUTION WPA'RUN ENGINEERING) INC. FIGURE 2 y r -/ t TABLE 3 STUDY INTERSECTIONS Four Seasons Hotel Expansion STUD EWTERSECTIONS . : 1. BRISTOL STREET NORTH&JAMBOREE ROAD 2. BRISTOL STREET&JAMBOREE ROAD 3. COAST HIGHWAY&DOVER DRIVE-BAYSHORE DRIVE 4. COAST HIGHWAY&BAYSIDE DRIVE 5. COAST HIGHWAY&JAMBOREE ROAD 6. JAMBOREE ROAD & SAN JOAQUIN HILLS ROAD 7. JAMBOREE ROAD &FORD-EASTBLUFF DRIVE 8. JAMBOREE ROAD &MAC ARTHUR BOULEVARD 9. MAC ARTHUR BOULEVARD &SAN JOAQUIN HILLS ROAD 10. MAC ARTHUR BOULEVARD&FORD ROAD b a —8— As established by the TPO the basis for the comparison includes existing traffic,regional growth and approved/committed project traffic. A list of the committed projects is provided in Table 4. Since the project is scheduled for completion in the Year 2000, the analyses were completed for the Year 2001 as required by the Ordinance. The proposed project peak 2.5 hour volumes(which are double the peak hour volumes)for the AM and PM were distributed onto the street system, and these trips were added to the "One Percent Traffic Volume Analysis". Appendix B contains the data for the individual intersections and the results are summarized in Table 5. The criteria established by the City of Newport Beach requires that any intersection where the project traffic during the 2.5 hour peak exceeds one percent of existing plus regional growth plus approved project traffic must be analyzed in detail. Review of Table 5 indicates that two of the ten study intersections exceed the maximum one percent on at least one approach and must be considered critical and are subject to the ICU analyses. The two study intersections of Jamboree Rd. & San Joaquin Hills Rd. and MacArthur & San Joaquin Hills Rd. were further analyzed to determine potential impacts. Utilizing the "Intersection Capacity Utilization Analysis"forms from the Traffic Phasing Ordinance (TPO)procedure,ICU values were determined including traffic increases due to regional growth and previously approved projects. The individual analysis sheets are contained in Appendix C and summarized in Table 6. Review of Table 6 indicates that the two study intersections of Jamboree/San Joaquin Hills and MacArthur/San Joaquin Hills would operate at acceptable Levels of Service, with the existing geometrics,during both the AM and PM peak hours under the TPO guidelines for conditions with the project. WPA TRAFFIC ENGINEERING, INC. Four Seasons Hotel Expansion Job #83042 City of Newport Beach -9- TABLE 4 COMMITTED PROJECT LIST Four Seasons Hotel Expansion P,I W&CT COMMITTED NUMBER PROJECT NAME 121 NEWPORT VILLAGE 124 CIVIC PLAZA 125 CORPORATE PLAZA&WEST 129 HOAG HOSPITAL EXTENSION 134 INTERPRETIVE CENTER 142 HOAG HOSPITAL EXPANSION 147 BALBOA BAY CLUB EXPANSION 148 FASHION ISLAND EXPANSION 152 FLETCHER JONES MERCEDES 154 TEMPLE BAT YAHM EXPANSION 156 CORONA DEL MAR PLAZA, 157 FORD REDEVELOPMENT 158 TLA DRIVE THRU RESTAURANT 555 CIOSA-IRVINE PROJECT 910 NEWPORT DUNES 930 CITY OF IRVINE DEVELOPMENT • TABLE 5 CRITICAL INTERSECTION IDENTIFICATION Four Seasons Hotel Expansion PEAKZS.UOUR PERCENT4GES STUDY NB ,SB EB WB AM PM AM 2'M AM PM AM. PM Bristol St N. &Jamboree Rd. 0.18 0.50 0.42 0.19 0 0 0 0 Bristol St. &Jamboree Rd. 0.37 0.93 0.72 0.40 0.49 0.39 0 0 Coast Hwy. &Dover-Bayshore 0 0 0.18 0.17 0.18 0.19 0.19 0.20 Coast Hwy. &Bayside Dr. 0 0 0 0 0.21 0.21 0.21 0.20 Coast Hwy. &Jamboree Rd. 0 0 0.37 0.35 0.22 0.19 0 0 Jamboree Rd. & San Joaquin Hills Rd. 0.23 0.22 0.75 0.33 0 0 6.76 4.42 Jamboree Rd. & Ford-Eastbluff Dr. 0.37 0.67 0.97 0.60 0 0 0 0 Jamboree Rd. &Mac Arthur 0.21 0.57 0.96 0.37 0.11 0.33 0-45T 0.17 Mac Arthur& San Joaquin Hills 0.14 0.14 0.70 0.55 2.54 1.71 0 0 Mac Arthur&Ford Rd. 0.33 0.74 0.49 0.37 0 0 0 0 r TABLE 6 TPO-INTERSECTION ANALYSES SUMMARY Four Seasons Hotel Expansion INTERSECTION CAPACITY UTILIZATION(ICU VALUES) K EXISTING+GROWTH SYVDYEVTERSEC77ON EXISTING EXISTING+GRO*= +CO)WW77EDPROJECTS CON TONS �+C0MMITTEDPR0JECTS +PhOJECT'CONDITIONS AMPZPR PMPKHR AMPKHR ' PMPKHR AMPKHR PMPK:aR Jamboree Rd.& San Joaquin Hills Rd. 0.57 0.71 0.66 0.84 0.67 0.84 Mac Arthur Blvd.& San Joaquin Hills Rd 0) 0.54 0.77 0.58 0.83 0.59 0.83 • (1) The geometries utilized in the ICU analyses represent improvements that have been completed as part of the MacArthur Phase I construction. i r I i _12 f FUTURE CONDITIONS-LONG RAN E GEXERAL PLAN Based upon information from the City of Newport Beach, a model run of the area utilizing the NBTAM was conducted by Austin-Foust Associates, Inc. providing traffic daily forecast data on road segments and peak hour data at the study intersections under Long Range General Plan Baseline conditions both with and without the project. Table 2 lists the trip generation rates utilized in the model for Hotel land uses. These rates were applied to the current number of rooms in the model, 325 rooms,for the Four Seasons Hotel. After the proposed expansion,the Four Seasons Hotel will have a total of425 rooms. As shown in Table 2,utilizing the trip generation rates found in the model there was a net increase under Long Range General Plan conditions of 870 daily trips ends of which 67(40 In,27 Out)would occur during the AM peak hour and 76(41 In, 35 Out)would occur during the PM peak hour. Lagg Range Baseline Conditions Without the Project A model run was performed under baseline conditions without the project. Figure 3 illustrates the daily volumes on the road system within the vicinity of the proposed project under Long Range General Plan conditions without the project. Baseline intersection analyses under the Long Range General Plan conditions without the project were also conducted at each of the study intersections. The ICU worksheets can be found in Appendix C and summarized in Table 7. As shown in Table 7,all of the study intersections would operate at an acceptable Level of Service except for the study intersections of Coast HighwayBayside(0.92B-PM), MacArthur/Jamboree (1.12/F-PM) and Jamboree/Bristol N. (1.01/F-AM, 1.02/F-PM). WPA TRAFFIC ENGINEERING, INC. Four Seasons Hotel Expansion Job t183042 City of Newport Beach v a"'i Ru' w 16 M v � 4 39 31 29, 17 2729 215 32 ti �'i p A kp 44 ?\\ ry� 27 e 00 17 �� 200 s.19�- ML MAR W 15 vi BACK BAY 9 5 2m fosto �S�c �s a� 19 20 r 00 8 19 r6 2 24 13 � o 47 11 8 w Im _ 46 43$ CA 6 9 6� Cott+ 40 6� `sue' 73 NENPRT � BAY zs y PACIFIC . OCEAN LONG RANGE ADT VOLUMES - WITHOUT PROJECT GENERAL PLAN BASELINE CONDITIONS WPA TRAFFIC ENGINEERING, INC. FIGURE 3 TABLE 7 INTERSECTION ANALYSES SUMMARY-LONG RANGE CONDITIONS Four Seasons Hotel Expansion WCTIO VAPACITYVT=Z4!70N,(l4C't1)ILEVI:LOFSERVICE(LOS)- STUDYINTERSECTION' LONGR4N4014"44SELLYECOND12TONS . ' ZONG"NOEBASR4MECON,OITIONS Tf'I!A0VTEXPANSI0N WPPHEXPANSION AMPEHR,- .. PMPE.ILR AMPKHR PMPSHR Coast Hwy.&DoverBayshore 0.68E 0.83/D 0.688 0.83/D Coast Hwy.&Bayside 0.73/C 0.92/E 0.73/C 0.92/E MacArthur&Jamboree 0.891D 1.12/F 0.88/1) 1.12/F Jamboree&Bristol N. 1.011F 1.02/F 1.01/F 1.02/F Jamboree&Bristol S. 0.72/C 0,87/1) 0.72/C 0 87/D Jamboree&Eastbluff/Ford(') 0.84/D 0.86/D 0.85/D 0.86/D MacArthur&FordBonita Cyn 0.84/D 0.77/C 0.85/D 0.77/C Jamboree&San Joaquin Hills 0.708 0.71/C 0.70/B 0.72/C Coast Hwy. &Jamboree 0.751C 0.83/D 0.75/C 0.83/1) MacArthur&San Joaquin Hills 0.59/A 0.72/C 0.59/A 0.72/C (1) The geometrics utilized in the ICU analyses represent planned City improvements which are to be completed within the next four years. i • w ` 0 -ia- It should be noted that information was obtained from the City of Newport Beach Traffic Engineering Department regarding the geometrics at the study intersection of Jamboree/Eastbluff- Ford. Currently the geometrics show a single eastbound right turn lane. Based upon information from the City, there is going to be an eastbound free right turn lane which is a planned City improvement to be completed within the next four years. The ICU sheets were revised to reflect the change in the geometrics. Long Range Baseline Conditions With the Project The model distributed the net increase from the proposed project onto the street system and the model run was completed under baseline conditions with the project. Figure 4 illustrates the daily volumes under Long Range General Plan conditions with the project. The volumes indicate that with the proposed project expansion,daily volumes located on San Joaquin Hills between Jamboree and Santa Cruz Drive and on San Miguel Drive between Newport Center Drive and MacArthur Boulevard would have a slight increase,while the daily volumes on all other road segments remain unchanged. The road segments on San Joaquin Hills and San Miguel Drive would provide direct access to the project site and a slight change in daily volumes would be expected. As Figure 4 illustrates, all other road segments remain unchanged which indicates that based on a General Plan overview of the area, the proposed project has an insignificant impact on the surrounding street system. This is further justified by the specific analyses of intersection operations. The study intersections were analyzed under Long Range General Plan conditions with the project. Table 7, which was presented earlier, shows that the same three study intersections of Coast HighwayBayside (0.92/E-PM), MacArthur/Jamboree (1.12/F-PM) and Jamboree/Bristol N. (1.01/17-AM, 1.02/F-PM)continue to operate at unacceptable Levels of Service. An ICU comparison of conditions with and without the project indicates that there is no increase in the ICU values at these three study intersections. Utilizing the City's guidelines,no mitigation measures are required. WPA TRAFFIC ENGINEERING, INC. Four Seasons Hotel Expansion Job#63042 City of Newport Beach 39 24 31 29 esastuc i3� ,10 6 ro 27 29 215 32 5 kp 44 �O O n 27 9 yc 00 i 7 206 16DEL MAR '-' 2p0 sMtC 6' 1 A BACK HAY 22ND$ sand rn LV 20 Ro 22 m w 12 �6' 0 2 25 sAM P i7iH _ 11 46 4 0 8 6 1 _ ny tt3 �1 6 9 � 40 16Tif O� -^ prYS;Ofi 93�r BAY R$ �� 8AY ORT PACIFIC soA OCEAN LONG RANGE ADT VOL UMES N'ITHFOUR SEASONSHOTEL EXPANSION WPA TRAFFIC ENGINEERING, INC. FIGURE 4 PARKING A parking study'has been completed of the existing parking facilities located within the 600 block of Newport Center Drive in Newport Beach. The Block 600 parking study was utilized as a reference for the parking analyses within this report. The total parking provided within Block 600 is 3,161 parking spaces which provides parking for the addresses of 600,610,620,630,660 Newport Center Drive,the Twin Palms Restaurant and the Four Seasons Hotel. Although the Four Seasons Hotel has on-site parking facilities, at times there is a need for overflow parking off-site. In order to determine whethenthere is a parking surplus for the overflow parking from the Four Seasons Hotel, the entire Block 600 was analyzed with the assumption that all of the land uses within Block 600 would be fully occupied. Existing Parking Sunnly Parking for the land uses within Block 600 are provided via two parking structures and six surface parking lots. The Four Seasons Hotel has a separate parking structure and parking in front of the hotel which serves only the guests at the hotel along with adjacent surface lots. The total number of parking spaces available specifically for the Four Seasons Hotel, after the expansion,would be 408 parking spaces, as shown in Table 8. With the expansion of the hotel a total of 14 parking spaces will be displaced. Table 8 also indicates the total number of parking spaces available within Block 600 Newport Center Drive both before (3,167 parking spaces)- and after (3,153 parking spaces)the expansion of the hotel. Parking Demand-Based upon C* Code The entire Block 600 of Newport Center Drive was included in the parking analyses to determine existing parking demands. The City of Newport Beach parking codes, existing parking covenants ' "Block 600 Newport Center",prepared for the City of Newport Beach; dated April 8, 1998. WPA TRAFFIC ENGINEERING, INC. Four Seasons Hotel Expansion Job #83042 City of Newport Beach TABLE 8 PARKING SUPPLY SUMMARY WITHIN BLOCK 600 NEWPORT CENTER Four Seasons Hotel Expansion EXISTING PROPOSER Jr,4 ICINGAiREA NUMBER O,FSPACES PROMED . )VVAf0,ER OX'S ,4VES PA0YX0E,0 Parking Structure 1 (600) 1,099 1,099 610 Surface Lot 17 17 620 Surface Lot 23 23 Parking Structure 2 (620) 1,362 1,362 660 Wells Fargo Lot 28 28 660 Surface Lot 216 2 66 Subtotal 2,745 2,745 Four Seasons Hotel ❑ Parking Structure 375 375 ❑ Surface Lot-Back of Parking Structure 15 ❑ Surface Lot-Back of Twin Palms 21 17 • ❑ Court Yard(Hotel Frontage) 11 D- Subtotal 422 408 TOTAL 3J67 713,153 rn 0 • -17- and a recent parking stud? in the area were referenced to obtain parking requirements for the land uses within Block 600. Table 9 lists the total number of parking spaces required for the Health Club, office buildings, restaurant, existing hotel and the hotel expansion. As shown in Table'9 based upon City code, all the land uses within Block 600 would require a total of 3,074 parking spaces. As stated earlier in this study, after completion of the proposed project there would be a total of 3,153 parking spaces available. With a parking demand,based upon City code,for the entire Block 600 of Newport Center Drive of 3,074,there would be a parking surplus of 79 parking spaces. Parking Demand-Based upon Current Parking Counts Parking counts were conducted for Block 600 in August, 1997 and are shown in Table 10. As shown in Table 10,the peak parking period occurred on Monday(8/11/97)at 11:00 AM with a total of 1,874 parked vehicles. It should be noted that at the time of these counts, the occupancy rate for the office land uses was 95 percent. Conditions at the Four Seasons Hotel included 262 rooms that were occupied at the time of the count and no activity in the ballrooms. In order to account for full operations at the Four Seasons Hotel,an additional count was conducted in January, 1998 when there was a function in the ballroom. Table 11 shows a breakdown of the Four Seasons Hotel parking count to include 267 parked vehicles in the on-site parking structure which is valet,31 parked vehicles in adjacent Surface Lots(one is located behind the on-site parking structure (IS) and the other located in back of the Twin Palms Restaurant (16)) and I parked vehicles in the front court yard for a total of 309 parked vehicles. As stated earlier,at the time of the count a total of 262 rooms were occupied of the 285 rooms available. 3 "Twin Palms Restaurant Study';LU& WPA TRAFFIC ENGINEERING, INC. Four Seasons Hotel Expansion Job ##83042 City of Newport Beach • -18- TABLE 9 BLOCK 600 PARKING BASED UPON CITY OF NEWPORT BEACH PARKING CODE REQUIREMENTS Four Seasons Hotel Expansion CITYPAR1i iNG 1'"nVGSPACOS LOCATfON. USE SIZE . CODE :.. . BEQUIRED 600 Newport Center Drive Health Club 18,250 SF 6.2 Spaces/ 1,000 SF 113 610 Newport Center Drive Office(') 273,533 SF 1 Space/375 SF 729 620 Newport Center Drive OfficeM 236,933 SF 1 Space/375 SF 632 630 Newport Center Drive Office'-2) 7,362 SF 1 Space/375 SF 20 660 Newport Center Drive Office(O 249,294 SF 1 Space/375 SF 665 Twin Palms Restaurant Restauranf ) 16,446 SF 1 Space/40 SF 219 (Public Area) Subtotal 2,378 Four Seasons Hotel -Existing Hotel(4) 285 Rooms - 369 -Proposed Hotel 140 Rooms 1 Space/2 Rooms 70 Ballroom 9,000 SF 1 Space/35 SF 257 Subtotal , 696 Source: "Twin Pabns Restaurant Study";prepared by Linscott, Law&Greenspan,Engineers;April, 1995. (1) Office parking code per Use Permit No. 1805 (2) 14,447 SF less 7,085 SF transferred to restaurant use=7,362 SF (3) Public area assumed to be 8,747 SF(16,446 SF-7,699 SF non-public). (4) Four Seasons Hotel Parking Covenant TABLE 10 PARKING COUNTS Four Seasons Hotel Expansion EXISTING NUMBER OF 4DI 216, 28 1362 21 23 I7 I099 PARSIIITG SPACES " FOUkSEASONS 660.' ' } l;LS FARG0 PAILSING 630 ' ' 6,20 619 " PARMG TIME TOTAL HOTEL SURFACELOT `'SfIIt"ACELOT STRUCTURE'2 SURFACCLOr., S77RFACELOT 'SURFACELOT STgUCTVgFj FMAY (8/8/97) PARKING LOT COUNTS 10:00 AM 1864 154 140 9 961 16 8 5 571 11:00 AM 1802 106 156 13 951 18 6 3 549 12:00 PM 1775 146 138 12 918 26 7 3 525 2:00 PM 1677 161 140 7 856 22 5 4 482 3:00 PM 1628 156 135 10 17 826 19 4 5 473 4:00 PM 1487 153 119 10 728 16 4 3 454 MOMAY (8/11/97) PARKING LOT COUNTS I0:00 AM 1867 135 151 14 959 13 7 7 581 11:00 AM 1874 115 156 12 973 16 8 8 586 • 12:00 PM 1797 111 146 11 948 12 8 7 554 2:00PM 1766 105 153 8 955 IS 6 9 515 3:00 PM 1731 101 147 9 930 19 5 6 514 4:00 PM 1 1628 115 125 10 862 17 4 5 490 NOTE: Offices were at 95 percent occupancy at the time of the counts. Peak parking period is shown in bold. i to • 0 -20- TABLE 11 FOUR SEASONS HOTEL PARKING DATA Four Seasons Hotel Expansion NUMBER OFP'4P LOCATION �EHlCLES ExistingCount (Valet)Parking Structure 267 Valet Parking in Front of Hotel 11 rjacent Surface Lots 630 Surface Lot 16 Surface Lot east of Four Seasons Hotel Parking Structure 15 Subtotal 309 Vacancies& Proposed Ex ansion Existing Hotel( ) - 23 vacant rooms x 1.18 Spaces per room 27 Proposed Hotel Expansion- 140 Rooms x 1.18 Spaces per room 165 Subtotal 192 T0144, Nor (1) These counts were conducted on Saturday 1/31/98 at 8:00 PM. During the count there was a function in the ballroom(which started at 7:00 PM)with approximately 400 guests. (2) Based upon counts conducted on Saturday(1/31/98)with a function in the ballroom and 262 rooms occupied. • -21- Parking rates were established specifically for the Four Seasons Hotel,based upon the most recent count data and counts which were conducted earlier at the Four Seasons Hotel. Table 12 shows the various parking rates for the Four Seasons Hotel both with and without functions in the ballrooms. Under typical operating conditions, completion of the proposed expansion, full occupancy and no functions in the ballrooms, a parking rate of 0.703 was established for the Four Seasons Hotel. As shown in Table 12, for typical daily operations at the hotel with the proposed expansion and no function in the ballrooms, there would be a need for 299 parking spaces. As stated earlier in this study there is a total of 408 parking spaces available to the Four Seasons Hotel, specifically 375 parking spaces available in the on-site parking structure. Based upon the number of parking spaces needed under a typical operating day at the hotel and utilizing only the on-site parking structure, there would be a parking surplus of 76 spaces. In order to obtain the number of parking spaces required at full occupancy of the hotel with functions in the ballrooms, a count was conducted in January 1998 that reflected a function in the ballroom. As shown in Table 12, a parking rate of 1.18 was utilized to determine parking conditions after the proposed expansion and also includes functions in the ballrooms. Protected Tratrc for Vacancies and the Fn„■.Ceasons Hotel Expattston In order to obtain a 100 percent occupancy rate at the hotel and reflect functions in the ballrooms, the parking rate established earlier of 1.18 was applied to the vacant rooms in the hotel along with the proposed hotel expansion (140 rooms). Table 11 which was presented earlier in this study shows a total of 192 spaces would be required for the vacant hotel rooms and the proposed expansion. The total number of parking spaces available for the Four Seasons Hotel, after the expansion,would be 408 parking spaces; and as shown in Table 11,the Four Seasons Hotel would require a total of 501 parking spaces. There would be an on-site parking deficit of 93 parking spaces. These data are WPA TRAFFIC ENGINEERING, INC. Four Seasons Hotel Expansion Job 1l83042 City of Newport Beach TABLE 12 HOTEL PARKING RATE-BASED ON EXISTING COUNTS Four Seasons Hotel Expansion TIME FOUR SEASONS HOTEL PARKING COUNTS Friday(8-8-97)' Moitdayj&XY-97) Friday(10-14-97) Saturday (246Rooms Occupied) (206Rootits Occupied) (172 Rooms Occupied).. (10"1Z-97) Saturday(1 31-98) (X 9 .Rooms Occupied) (26,2 Rooms Occupied) 6:00 AM 108 10:00 AM 154 135 11:00 AM 106 115 12:00 PM 146 111 2:00 PM 161 105 3:00 PM 156 101 4:00 PM 153 115 6:00 PM 119 7:00 PM 121 8:00 PM 309 PARKING RATE 0.654 0.655 0.7030) 0.628 1.18a� (1) PROJECTED NUMBER OF PARKING SPACES'REQUIRED BASED ON TOTAL.NUMBER.OF ROOMS AFTER COMPLETION OF THE PROJECTAND NO FUNCTMW INTHEBALZRO,OM, WITHA PEAKPARKING RATE OF(0,703): 42S(6.703)=299 PARKINGSPACES (2) PROJECTED NUMBER OF PARKING SPACES jWQUIRED BASED ON. TOTAL NUMBER"OF ROOMS AFTER COMPLETION OF THE PROJECTAND A FUNCTIONINTHEBALLROOAI.-WITHA PARSINGRATE;OF(1:.t8): 4,2,$(L18)=S0Z PARKINGSPACES NOTE: There area total of37S parkingspaces.to4ated within the Four Seasons Hotel Parking Structure,11 parking spaces in front ofthe hotel and 22 parking spaces behind the parking 408 TOTAL. Note these number reflect available parking alter theproposed project is built r • N N • • -23- based upon functions in the ballroom, a 100 percent occupancy rate and the proposed hotel expansion. In order to determine whether there would be adequate parking available off-site within Block 600 for the overflow parking from the Four Seasons Hotel at peak operations,additional parking analyses of the area was conducted. The remaining uses within Block 600 were analyzed at full operations with no vacancies in the office land uses. The occupancy rate during the time of the counts for the office land uses was 95 percent; therefore, based upon this information the City Parking Code was applied to the vacant square footage in each of the office buildings. Shown in Table 13 are the required number of parking spaces for the vacancies in each office building. It should be noted that it was assumed that the health club and restaurant uses within Block 600 were at"normal"operating conditions during the counts and no additional parking spaces were added for these two uses. Table 13 indicates that the vacancies with the office land uses would require 103 parking spaces. Table 14 summarizes the parking for Block 600 based upon existing counts,estimated parking needs for the office vacancies, existing count data of the Four Seasons Hotel Parking and estimates for vacancies and the proposed expansion of the hotel. As shown in Table 14 a total of 2,347 parking spaces are needed. Table 8 indicates that the proposed number of parking spaces for Block 600 is 3,153 parking spaces.After all the uses are served,including the proposed expansion and'activities in the ballroom at the Four Seasons Hotel,there would be a parking surplus of 806 parking spaces. SUMMARY This study has examined the traffic factors related to the proposed Four Seasons Hotel expansion project located within the City of Newport Beach. Estimates have been made of traffic to be generated by the expansion and the ability of the road system to accommodate the added traffic for WPA TRAFFIC ENGINEERING, INC. Four Seasons Hotel Expansion Job#63042 City of Newport Beach TABLE 13 OFFICE VACANCY PARKING REQUIREMENTS Four Seasons Hotel Expansion CXT.1'IPAW- NG P.t!tt�(7NG,SPftCEB LOC,4TION rlS °: SIZL7 Com UIR D 600 Newport Center Drive Health Club() 610 Newport Center Drive Office(* 13,677 SF 1 Space/375 SF 37 • 620 Newport Center Drive OfFiceW 11,847 SF 1 Space/375 SF 32 630 Newport Center Drive Office(') 368 SF 1 Space/375 SF I 660 Newport Center Drive Office(') 12,465 SF 1 Space/375 SF 33 Twin Palms Restaurant Restauran$Z> _ _ •. . . z"O7�1L 10� (1) At the time of the counts,the office buildings were 95 percent occupied. (2) The health club and restaurant uses were assumed to be at normal operating conditions at the time of the counts. . . N -25- TABLE 14 BLOCK 600 PARKING BASED UPON EXISTING COUNT DATA Four Seasons Hotel Expansion PARKING SPACES LOCATION ItEQUI14ED Existing Counts 660 Surface Loe ) 156 Wells Fargo Surface Lo$'> 12 Parking Structure 20) 973 620 Surface Lo$') 8 610 Surface LoP 8 Parking Structure 10) 586 Subtotal 1,743 QUIce Vacancy Parking Requirements 610 Newport Center Drive() 37 620 Newport Center Drive() 32 630 Newport Center Drive(') 1 660 Newport Center Drive(z) Subtotal 103 Four Seasons Hotel - Existing Countso) 309 -Vacancies &Proposed Expansion(') 192 Subtotal 501 TOTAL 2,347 (1) See Table 10 in this report. (2) See Table 13 in this report. (3) See Table 11 in this report. -26- both the near term and City Buildout conditions. These analyses were completed to conform to the requirements of the City's Traffic Phasing Ordinance. In addition,parking was also examined. The following are the principal findings of the study. 1. The proposed expansion is estimated to generate 1,160 daily trip ends,of which 80 (55 In,25 Out)would occur during the AM peak hour and 90(40 In, 50 Out)would occur during the PM peak hour. 2. After discussion with City Traffic Engineering Staff, a total of ten (10) study intersections were examined. Of these, only two of the study intersections, Jamboree/San Joaquin Hills and MacArthur/San Joaquin Hills, exceeded the maximum one percent on at least one approach. 3. ICU analyses were completed for theses two study intersections under near term and Long Range General Plan conditions. Under near term conditions, both the study intersections of Jamboree/San Joaquin Hills and Mac Arthur/San Joaquin Hills would operate at acceptable Levels of Service during the AM and PM peak hours. Under Long Range General Plan conditions, all of the study intersections were examined both with and without the project. The three study intersections of Coast Hwy/Bayside, MacArthur/Jamboree and Jamboree/Bristol N. would operate at unacceptable Levels of Service under conditions without the project. When the project was added there was no change in the ICU values at these three study intersections which indicate the project did not have a significant impact. WPA TRAFFIC ENGINEERING,INC Four Seasons Hotel Expansion Job #83042 City of Newport Beach -27— No off-site mitigation measures would be needed under the TPO guidelines under either the near term conditions or the Long Range General Plan conditions. 4. Existing and proposed parking demands were analyzed. Based upon the City code requirements for the existing and proposed land uses and the total parking provided within`Block 600",there would be a parking surplus of 79 parking spaces. 5. Parking rates which depict typical daily operations at the hotel which were established by existing count data and room occupancy data,without a function in the ballroom and after completion of the proposed project,there would be adequate parking on-site. 6. Based upon parking rates, which were established by existing count data, room occupancy data and a function in the ballroom, and after completion of the project there would be an on-site parking shortage of 93 parking spaces. However, there would be more than 806 parking spaces available within Block 600 to handle the parking deficit. WPA TRAFFIC ENGINEERING,INC. Four Seasons Hotel Expansion Job #63042 City of Newport Beach APPENDIX A TRIP GENERA TIONRATES FOR FOUR SEASONS HOTEL UNDER EXISTING CONDITIONS APPENDIX A TRIP GENERATION RATES Four Seasons Hotel ;. • , .�* .;>�: • . TRI7°,i;N.L�S�`11TRIF•O�'IY,�XtA1"I01V'Rt1TAY LAND USE' ROOMSOCCUPIED ; :9MT'E,4K�IOTIR _ PNIFBABX�OUti tit rkr oUx� 2.5 PEAK HOUR HOTEL 197(10-9-97) 112/0.57 79/0.40 123/0.63 109/0.56 HOTEL 172 (10-10-97) 116/0.67 65/0.38 106/0.62 139/0.81 PEAKHOUR HOTEL 197 (10-9-97) 53 /0.27 28/0.14 55/0.28 51 /0.26 HOTEL 172 10-10-97 66/0.38 31 /0.18 44/0.26 63,/0.37 (1) Trip Ends based upon 24-hour directional driveway counts at the Four Seasons Hotel in Newport Beach. (2) Trip Generation Rates were based upon peak hour trip ends and thenumber of occupied rooms at the time of the count. APPENDIX B ONE PERCENT ANALYSES I% TRAFFIC VOLUME ANALYSIS INTERSECTION: COAST HIGHWAYIDOVER DRIVE BAYSHORE DRIVE (Existing Traffic Volumes Based on Average WinterlSpring 1997AIW EXISTING I PEAK2.5HOUR APPROVEDPROJECT PROJECTED 1%OFPROJECTED PROJECT APPROACH PEAK 2.5 HOUR REGIONAL GROWTH PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 352 0 0 352 4 0 0.00 Southbound 2609 0 174 2783 28 5 0.18 Eastbound 5077 206 1 424 5707 1 57 10 0.18 Westbound 4825 196 370 5391 54 10 0.19 L X Project Traffic Is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes, Project Traffic is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis is required. 1% TRAFFIC VOLUME ANALYSIS INTERSECTION: COAST HIGHWAYIDOVER DRIVE BAYSHORE DRIVE (Existing Traffic Volumes Based on Average Winter/Spring 1997P]W EXISTING PEAK,2.5HOUR APPROVEDPROJECT PROJECTED 1%OFPROJECTED. - PROJECT APPROACH PEAK 2.5 HOUR REGIONAL GROWTH PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.$HOUR PEAK 2,5 HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME _, PERCENTAGE Northbound 234 0 0 234 2 0 0.00 Southbound 2813 0 160 2973 30 5 0.17 Eastbound 1 4638 1 188 4 152581 53 1 10 0.19 Westbound 9100 1 369 646 1 10115 1 101 20 0.20 Project Traffic is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. Project Traffic is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis is required. PROJECT: FOUR SEASONS HOTEL EXPANSION 1% TRAFFIC VOLUME ANALYSIS INTERSECTION. COAST HIGHWAYIBAYSME DRIVE (Existing Trafq Volumes Based on Average Winter/Spring 1996 AJW EXISTING PEAK2.5HOUR APPROVEDPROJECT PROJECTED 1%OFPROJECTED PROJECT APPROACH PEAK2.5HOUR REGIONAL GROWTH PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 873 0 26 899 9 0 0.00, Southbound 133 0 122 255 3 0 0.00 Eastbound 6440 329 1 317 1 7086 1 71 1 15 0.21 Westbound 4275 218 177 4670 47 10 1 0.21 0 Project Traffic Is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. �J Project Traffic Is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis is required. 1% TRAFFIC VOLUME ANALYSIS INTERSECTION COASTHIGHWAYIBAYSIDEDRIVE (Existing Traffic Volumes Based on Average Winter/Spring 1996 PAO EXISTING PEAK2.5HOUR APPROVEDPROJECT PROJECTED 1%OFPROJECTED PROJECT APPROACH PEAK2.5HOUR REGIONALGROWTH PEAK2.5HOUR PEAK2.5HOUR PEAK2.5HOUR PEAK2.5HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 1258 0 40 1298 13 0 0.00 Southbound 137 0 199 336 3 0 0.00 Eastbound 6651 339 309 1 7299 1 73 1 15 1 0.21 Westbound 6732 343 1 416 1 7491 1 75 15 0.20 C� Project Traffic Is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. —� Project Trafflc Is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis is required. PROJECT: FOUR SEASONS HOTEL EXPANSION 1% TRAFFIC VOLUME ANALYSIS INTERSECTION: COAST HIGHWAYI JAMBOREE RD. (Existing Trafc Volumes Based on Average Winter/Spring 1997AM EXISTING PEAK2.SHOUR APPROVEDPROJECT PROJECTED 1%OFPROJECTED PROJECT APPROACH PEAK 2.5 HOUR REGIONAL GROWTH PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 1490 60 36 1586 16 0 0.00 Southbound 2105 85 477 2667 27 10 0.37 Eastbound 1 5864 238 644 1 6746 1 67 15 1 0.22 Westbound 2972 121 150 3243 32 0 0.00 Project Traffic Is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. L� Project Traffic is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis Is required. 1% TRAFFIC VOLUME ANALYSIS INTERSECTION: COAST HIGHWAYI JAMBOREE RD. (Existing Traffic Volumes Based on Average Winter/Spring 1997PM) EXISTING PEAK 2.5 HOAR APPROVED PROJECT PROJECTED 1%OF PROJECTED PROJECT APPROACH PEAK 2.5 HOUR REGIONAL GROWTH PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR Pq0.35 DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PE ,Northbound 1682 68 45 1795 18 0 Southbound 3708 151 482 4341 43 15 Eastbound 7093 288 676 8057 81 15 Westbound 4874 198 545 5617 56 0 0 Project Traffic is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. 0 Project Traffic is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. intersection Capacity UWization(ICU)Analysis Is required. PROJECT: FOUR SEASONS HOTEL EXPANSION TRAFFIC VOLUME ANAL INTERSECTION.- JAMBOREE".ISANJOAQUINIHLLSRD. (Existing Trafc Volumes Based on Average WnteNSpring 1997AAJP EXISTING PEAK2.5HOUR APPROVEDPROJECT PROJECTED I%OFPROJECTED PROJECT APPROACH PEAK 2.5 HOAR REGIONAL GROWTH PEAK 2.5 HOUR PEAK 23 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 3534 143 594 4271 43 10 0.23 Southbound 4459 181 721 5361 54 40 0.75 Eastbound 1 719 0 1 0 719 1 7 0 0.00 Westbound 345 0 99 444 4 30 6.76 L� Project Traffic Is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. 0 Project Traffic Is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis is required. 1% TRAFFIC VOLUME ANAL INTERSECTION. JAMBOREE RD.ISANJOAQUINHILLS RD. (Existing Traffic Volumes Based on Average Winter/Spring 1997 PM) EXISTING - PEAK 2.5 HOUR APPROVED PROJECT PROJECTED I%OF PROJECTED PROJECT APPROACH PEAK 2.5 HOUR REGIONAL GROWTH PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 3787 154 705 4646 46 10 0.22 Southbound 9395 381 884 10660 107 35 0.33 Eastbound 1 518 1 0 1 29 1547 1 5 1 0 0.00 Westbound 1197 0 160 1357 14 60 4.42 0 Project Traffic is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. 0 Project Traffic is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis is required. PROJECT: FOUR SEASONS HOTEL EXPANSION 1% TRAFFIC VOL UM ANALYSIS INTERSECTION.• MACARTHURISANJOAQVINMZM (Existing Traffic Volumes'Based on Average Winter/Spring 1997AAn EXISTING PFAK2.SHOIJR APPROVED PROJECT PROJECTED 1%OF PROJECTED PROJECT APPROACH PEAK 2.5 HOUR REGIONAL GROWTH PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 3207 130 210 3547 35 5 0.14 Southbound 4444 180 404 5028 50 35 0.70 Eastbound 743 0 44 787 8 20 2S4 Westbound 2508 0 128 2636 26 0 0,gg Project Traffic Is estimated to be less than 1%of Projected Peak 2.6 Hour Traffic Volumes. CX� Project Traffic is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysts is required. 1% TRAFFIC VOLUM ANALYSIS INTERSECTION: MACARTHURISANJOAQUINMLLS (Existing Traffic Volumes Based on Average WinterlSpring 1997 PAO EXISTING, PEAK2.5HOUR APPROVEDPROJECT PROJECTED 1%OF PROJECTED PROJECT APPROACH PEAK 2.5 HOUR REGIONAL GROWTH PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 3251 132 239 3622 36 5 0.14 Southbound 4827 196 464 5487 55 30 0.55 Eastbound 1 2472 1 0 1 166 2638 26 45 1.71 Westbound 1632 1 0 1 35 t667 17 0 0.00 Project Traffic is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. Project Traffic is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis is required. PROJECT: FOUR SEASONS HOTEL EXPANSION 1% TRAFFIC VO - IM •ANA Y I INTERSECTION. JAMBOREE/FORD EASTBLUFF (Existing Traffic Volumes Based on Average if?nter/Spring 1997AAO EXISTING PEAK2.5HOUR APPROVEDPROJECT PROJECTED 1%OFPROJECTED PROJECT APPROACH PEAK2.5HOUR REGIONALGROWTH PEAK2.5HOUR PEAK2.5HOUR PEAK2.5HOUR PEAK2.5HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 4485 182 779 5446 54 20 0.37 Southbound 3298 134 681 4113 41 40 0.97 Eastbound 1015 0 1 127 1142 1 11 0 0.00 Westbound 785 0 240 1025 10 0 0.00 �J Project Traffic Is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. Project Traffic is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis Is required. I% TRAFFIC VOLUME ANALYSIS INTERSECTION: JAMBOREE/FORD EASTBLUFF (Existing Traffic Volumes Based on Average N7nter1Spring 1997PMJ EXISTING PEAK2.SHOUR APPROVEDPROJECT PROJECTED I%OFPROJECTED PROJECT APPROACH PEAK2.5HOUR REGIONAL GROWTH PEAK 2.5 HOUR PEAK2.5HOUR PEAK2.5HOUR PEAK 2.5 HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 5306 215 1188 6709 67 45 0.67 Southbound 4697 191 974 5862 59 35 0.60 Eastbound 1 986 1 0 1 46 1 1032 1 10 1 0 0.00 Westbound 482 1 0 1 2.20 1 702 1 7 0 0.00 0 Project Traffic Is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. 0 Project Traffic Is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis Is required. PROJECT: FOUR SEASONS HOTEL EXPANSION I% T A EFIC VOLME ANA LYCIc INTERSECTION: MACARTHUR/FORD (Existing Traffic Volumes Based on Average Winter/Spring 1996AIW EXISTING PEAK 2.5 HOUR APPROVED PROJECT PROJECTED 1%OF PROJECTED PROJECT APPROACH PEAK 2.5 HOUR REGIONAL GROWTH PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOURi— IT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME Northbound 5542 283 294 6119 61 20 Southbound 6559 335 189 7083 71 35 Eastbound 1 607 0 1 130 1 737 1 7 1 0 0.00 Westbound 7073 0 120 7193 72 0 0.00 1� Project Traffic Is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. 0 Project Traffic Is estimated to be greater than I%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis Is required. 1% TRAFFIC VOLUME ANALYSIS INTERSECTION. MACARTHUR/FORD (Existing Traffic Volumes Based on Average frinter/Spring 1996 PM EXISTING PEAK 2.5 HOUR APPROVED PROJECT PROJECTED 1%OF PROJECTED PROJECT APPROACH PEAK 2.5 HOUR REGIONAL GROWTH PEAK 2.5 HOUR PEAK 25 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 4831 246 320 5397 54 40 0.74 Southbound 7330 374 450 8154 82 30 0.37 Eastbound 1 613 1 0 85 1 698 7 0 11 0.00 Westbound 1950 1 0 30 1 1980 20 0 0.00 0 Project Traffic Is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. 0 Project Traffic is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis Is required. PROJECT. FOUR SEASONS HOTEL EXPANSION 1% TRAFFIC VOLUM .ANA .YSI INTERSECTION: BRISTOLST./JAAMOREERD. (Existing Trade Volumes Based on Average Il rnter/Spring 1997AAn EXISTING PEAK2.5HOUR APPROVEDPROJECT PROJECTED 1%OFPROJECTED PROJECT APPROACH PEAK 2.5 HOUR REGIONAL GROWTH PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 4625 188 542 5355 54 20 0.37 Southbound 1098 45 246 1389 14 10 0.72 Eastbound 1 5551 0 1 577 6128 61 30 0.49 Westbound 0 0 0 0 o 0 0.00 Project Traffic Is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. Project Traffic is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis Is required. 1% TRAFFIC VOLUME ANALY IS INTERSECTION: BRISTOL ST./JAMBOREE RD. (Existing Traffic Volumes Based on Average Winrer/Spring 1997 PAO EXISTING PEAK2SHOUR APPROVEDPROJECT PROJECTED 1%OFPROJECTED PROJECT APPROACH PEAK 2.5 HOUR REGIONAL GROWTH PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK2.5 HOUR PEAK 2.5 HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 4243 172 430 4845 48 45 0.93 Southbound 2075 84 370 2529 25 10 0.40 Eastbound 1 6056 0 370 1 6426 1 64 1 25 1 0.39 Westbound 0 0 1 0 1 0 1 0 0 0.00 0 Project Traffic is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. 0 Project Traffic Is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis is required. PROJECT: FOUR SEASONS HOTEL EXPANSION II 1% TRAFFIC VOL UME ANA LY41� INTERSECTION. BRISTOLSTREETNORTH/JAMBOREE (Existing TraljiP Volumes Based on Average Mnter/Spring 1997A)W EXISTING PEAK2.SHOUR APPROVEDPROJECT PROJECTED 1%OFPROJECTED PROJECT APPROACH PEAK 2.5 HOUR REGIONALGROWTHI PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 7467 303 590 8360 84 15 0.18 Southbound 1981 80 294 2355 24 10 0.42 Eastbound 0 0 0 0 0 0 0.00 Westbound 0 0 0 0 0 0 0.00 Project Traffic Is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. Project Traffic Is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis is required. 1% TRAFFIC VOLUME ANA YCI INTERSECTION: BRISTOL STREET NORTH/JAMBOREE (Existing Traffic Volumes Based on Average Tf tnter/Spring 1997PMJ EXISTING PEAK2.5HOUR APPROVEDPROJECT PROJECTED 1%OF PROJECTED PROJECT APPROACH PEAK 2.5 HOUR REGIONAL GROWTH PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK 2.5 HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 6406 260 364 7030 70 35 0.50 Southbound 4461 181 542 5184 52 10 0.19 Eastbound 0 0 0 1 0 0 0 0.00 Westbound 0 0 0 1 0 0 0 0.00 Project Traffic is estimated to be less than I%of Projected Peak 2.5 Hour Traffic Volumes. Project Traffic Is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis is required. PROJECT: FOUR SEASONS HOTEL EXPANSION 1% TRAFFIC VOL UME ANA LYc1c INTERSECTION-JAMBOREE(2M IMACARTHUR(AW) (Existing Traffic Volumes Based on Average 1W7nter/Spring 1997AM) EXISTING PEAK2.5HOUR APPROVEDPROJECT PROJECTED I%OFPROJECTED PROJECT APPROACH PEAK2.5HOUR REGIONAL GROWTH PEAK 2.5 HOUR PEAK 2.5 HOUR PEAK2.5HOUR PEAK 2.5 HOUR PROJECT DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PERCENTAGE Northbound 4408 179 288 4875 49 10 0.21 Southbound 1024 42 490 1556 16 15 0.96 Eastbound 3758 153 732 4643 46 5 0.11 Westbound 1904 77 262 2243 22 10 1 OAS 0 Project Traffic is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. Project Traffic is estimated to be greater than 1%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysis Is required. 1% TRAFFIC VOLUME A NA L.Y I INTERSECTION: JAMBOREE(E/JJ)1MACARTHUR M) (Existing Traffic Volumes Based on Average Winter/Spring 1997 PAO EXISTING PEAK2.5HOUR APPROVEDPROJECT PROJECTED I%OFPROJECTED PROJECT APPROACH PEAK 2.5 HOUR REGIONAL GROWTH PEAK 2.5 HOUR PEAK2.5HOUR PEAK2.5HOUR. PEAK 2.5 HOUR q0.37 DIRECTION VOLUME VOLUME VOLUME VOLUME VOLUME VOLUME PE Northbound 2278 92 275 2645 26 15 Southbound 3600 146 39 4090 41 15 Eastbound 2546 1 103 1 351 3000 30 10 0.33 Westbound 5014 1 204 1 565 5783 58 10 0.17 0 Project Traffic is estimated to be less than 1%of Projected Peak 2.5 Hour Traffic Volumes. Project Traffic is estimated to be greater than I%of Projected Peak 2.5 Hour Traffic Volumes. Intersection Capacity Utilization(ICU)Analysts is required. PROJECT: FOUR SEASONS HOTEL EXPANSION APPENDIX C INTERSECTION CAPACITY UTILIZATION ANALYSES TPO ANALYSES (NEAR TERM) INTERSECTION CAPACITY UTILIZATIONANALYSIS - PROJECT: FOUR SEASONS HOTEL EXPANSION INTERSECTION. JAMBOREE &SAN JOAQIN HILLS RD. (Existing Traffic Volumes Based on Average Daily Traffic) Winter/Spring 1997 AM PEAK HOUR PROJECTED EXISTING PROPOSED EXISTING EXISTING REGIONAL COMMITTED V/CRATIO MOVEMEN LANES LANES PEAKHO C V/C GROWTH PROJECT W/OPROJECT PROJECT PROJE VR CAPACITY CAPACITY VOLUME RATIO VOLUME VOLUME VOLUME VOLUME RATIO NL 1600 26 0.02 NT 4800 1451 0.30 60 0 0.02 0 0.02 NR 1600 293 X- 0.38 0 if 0.38 167 0.10 SL 3200 4 0.11 5 0.11 606 * 0.19 30 0.20 2p ST 4800 1155 0.24 45 jF 0.21 SR 1600 330 0.32 0 0.32 38 0.02 0 0.02 0 0.02 EL 254 ET 4800 0 0 38 k 0.06 0 3E. 0.06 0 0.06 ER N.S. 42 0 WT 89 0 9 4800 14 it 0.02 5 N.S. x- 0.02 WR 0 0 0.02 12 41 EXISTING ICU � 10 0.57 EXISTING+REG.GROWTH+COMMITTED W/PROPOSED IMPROVEMENTS ICU EXISTING+REG.GROWTH+COMMITTED+PROJECT ICU L-J 0.66 �--� 0.67 PROJECTED+PROJECT TRAFFIC ICU WILL BE LESS THAN OR EQUAL TO 0.90 PROJECTED+PROJECT TRAFFIC ICU WILL BE GREATER THAN 0.90 -J PROJECTED+PROJECT TRAFFIC ICU W/SYSTEM IMPROVEMENTS WILL BE LESS THAN OR EQUAL.TO 0.90 PROJECTED+PROJECT TRAFFIC'Cu WITH PROJECT IMPROVEMENTS WILL BE LESS THAN ICU WITHOUT PROJECT DESCRIPTION OF SYSTEM IMPROVEMENTS: INTERSECTION CAPACITY UTILIZATIONANALYSIS PROJECT: FOUR SEASONS HOTEL EXPANSION INTERSECTION. JAMBOREE &SAN JOAQIN HILLS RD. (Existing Traffic Volumes Based on Average Daily Traffic) Winter/Spring 1997 PM PEAK HOUR PROJECTED EXISTING PROPOSED EXISTING EXISTING REGIONAL COMMITTED V/C RATIO PROJECT MOVEMEN LANES LANES PEAK HOUR V/C GROWTH PROJECT W/O PROJECT PROJECT V/C CAPACITY CAPACITY VOLUME RATIO VOLUME VOLUME VOLUME VOLUME RATIO NI 1600 53 0.03 8 0.04 0 0.04 NT 4800 1271 1< 0.26 50 329 is 0.34 0 0.34 NR 1600 73 0.05 15 0.06 5 0.06 SL 3200 1117 0.35 85 x. 0.38 15 0.38 ST 4800 2669 0.56 110 358 0.65 0 0.65 SR 1600 143 0.09 0 0.09 0 0.09 EL 77 8 0 ET 4800 36 7 0.02 6 *. 0.03 0 ,y 0.03 ER N.S. 65 01 Vr 322 14 5 WT 4800 82 ,� 0.08 0 3a 0.09 0 0.09 WR N.S. 23 66 20 EXISTING ICU 0.71 EXISTING+REG.GROWTH+COMMITTED W/PROPOSED IMPROVEMENTS ICU 0.84 EXISTING+REG.GROWTH+COMMITTED+PROJECT ICU 0.84 u PROJECTED+PROJECT TRAFFIC ICU WILL BE LESS THAN OR EQUAL TO 0.90 PROJECTED+PROJECT TRAFFIC ICU WILL BE GREATER THAN 0.90 C� PROJECTED+PROJECT TRAFFIC ICU W/SYSTEM IMPROVEMENTS WILL BE LESS THAN OR EQUAL TO 0.90 PROJECTED+PROJECT TRAFFIC ICU WITH PROJECT nvIPROVEMENTS WILL BE LESS THAN ICU WITHOUT PROJECT DESCRIPTION OF SYSTEM IMPROVEMENTS; INTERSECTION CAPACITY UTILIZATIONANALYSIS PROJECT. FOUR SEASONS HOTEL EXPANSION INTERSECTION, MACARTHUR&SAN JOAQIN H MLS RD. (Existing Traffic Volumes Based on Average Daily Traffic) Winter/Spring 1997 AM PEAK HOUR PROJECTED EXISTING PROPOSED EXISTING EXISTING REGIONAL COMMITTED V/CRATIO PROJECT MOVEMEN LANES LANES PEAKHO V/C GROWTH PROJECT' W/OPROJECT PROJECT V/C CAPACITY CAPACITY VOLUME RATIO VOLUME VOLUME VOLUME VOLUME RATIO NL 3200 72 0.02 4 0.02 0 0.02 NT 4800 1301 6 0.27 50 101 1E 0.30 0 4 0.30 NR 1600 9 0.01 0 0.01 0 0.01 SL 3200 355 # 0.11 4 V. 0.11 0 x 0.11 ST 4800 924 0.19 35 173 0.24 0 0.24 SR N.S. 745 26 20 EL 3200 134-* 0.04 9 * 0.04 10 0.05 ET 4800 203 0.04 10 '0.05 -0 0.05 ER 0 12 3i 0 WL 1600 19 0.01 0 0.01 0 0.01 WT 3200 383 x- 0.12 24 a 0.13 0 0.13 WR N.S. 952 40 0 EXISTING ICU 0.54 EXISTING+REG.GROWTH+COMMITTED W/PROPOSED IMPROVEMENTS ICU 0.58 EXISTING+REG.GROWTH+COMMITTED+PROJECT TCU 0.59 • PROJECTED+PROJECT TRAFFIC ICU WILL BE LESS THAN OR EQUAL TO 0.90 C� PROJECTED+PROJECT TRAFFIC ICU WILL BE GREATER THAN 0.90 PROJECTED+PROJECT TRAFFIC ICU W/SYSTEM IMPROVEMENTS WILL BE LESS THAN OR EQUAL TO 0.90 C� PROJECTED+PROJECT TRAFFIC ICU WITH PROJECT IMPROVEMENTS WILL BELESS THAN ICU WITHOUT PROJECT DESCRIPTION OF SYSTEM IMPROVEMENTS: NOTE. The westbound free right turn lane is part of the MacArthur Phase I contraction which has been completed and is shown-as apart existing the or g lanes. r INTERSECTION CAPACITY UTILIZA TIONANAL ISIS PROJECT: FOUR SEASONS HOTEL EXPANSION INTERSECTION: MACARTHUR&SAN JOAQIN HILLS RD. (Existing Traffic Volumes Based on Avenge Daily Traffic) Winter/Spring 1997 PM PEAK HOUR PROJECTED EXISTING PROPOSED EXISTING EXISTING REGIONAL COMMITTED V/CRATIO PROJECT MOVEMEN LANES LANES PEAKHO V/C GROWTH PROJECT W/OPROJECT PROJECT V/C CAPACITY CAPACITY VOLUME RATIO VOLUME VOLUME VOLUME VOLUME RATIO NL 3200 40 0.01 3 0.01 0 0.01 NT 00 12 0. 50 16 15 00 15 117 0.30 0 it 0.30 SL 16 0.0101 0 0.01 0 0.01 SL 3200 610 8 0.19 22 0.20 0 x 0.20 ST 4800 1239 0.26 50 193 0.31 0 0.31 SR N.S. 345 18 IS EL 3200 787 y 0.25 64 * 0.27 20 0.27 ET 4800 345 0.09 14 0.09 0 0.09 ER 0 72 5 0 WL 16001 28 0.02 0 0.02 0 0.02 WT 3200 187 >F 0.06 14 ' +t- 0.06 0 it 0.06 WR N.S. 363 4 0 EXISTING ICU 0.77 EXISTING+REG.GROWTH+COMMITTED W/PROPOSED IMPROVEMENTS ICU 0.83 EXISTING+REG.GROWTH+COMMITTED+PROJECT ICU �X PROJECTED+PROJECT TRAFFIC ICU WILL BE LESS THAN OR EQUAL TO 0.90 PROJECTED+PROJECT TRAFFIC ICU WILL BE GREATER THAN 0.90 PROJECTED+PROJECT TRAFFIC ICU W/SYSTEM IMPROVEMENTS WILL BE LESS THAN OR EQUAL TO 0.90 PROJECTED+PROJECT TRAFFIC ICU WITH PROJECT IMPROVEMENTS WILL BE LESS THAN ICU WITHOUT PROJECT DESCRIPTION OF SYSTEM IMPROVEMENTS: NOTE. The westbound free right turn lane is part of the MacArthur Phase I construction which has been completed and is shown as apart of the existing-lanes. LONG RANGE ANALYSES nrrcroo-•7�a 1'(-ae r-KUM aUbIIN-FOUST PSSOC. TO • 4600113 P.12 27. DOVer/BqWM i PM LON-Imp CP Bt5tum Long-P&W 9/?=Ste m low &PM14e AN 19 RM PA PR LR1i0t AN P[mm a PR mm LEES CAPACITY V06 V/C VOL V/C LANES CAPACITY VOL V/C VOL • V/C flBJ 1 1600 20 .01 40 .03 NBL 1 1600 20 In 40 .03 ' ST 2 3200 I20 .06* 60 .04* MY 2HBR 0 0 60 120 .08 m 0 32000 160 .O6* 120 .6t ML 3 48W 840 .18* IWO .31* SSL 3 4800 $40 .18* 1500 .31* SBT 1 1600 110 .07 160 .10 SBT 1 1600` I10 .07 160 .10 88H 1 •16DD 60 .04 110 .07 m 1 16M W .04 110 .07 SM 2 3200 90 .03 240 .08* SBL 2 3200 90 .03 240 .08* BBT 4 6400 2260 .366 2090 .35 BBT 4 640D 2260 .36* 2090 .35 BU 0 0 20 120 BBY 0 0 20 I20 NBL 1 1600 130 .08* 150 .09 ML 1 1600 130 .08* 150 .09 4BT 4 6400 2270 .35 2300 .36* 183T 4 am 2270 .35 2310 .36* NSA f 1560 17W ft f 1560 1780 Hight Turn Ad*tM at 1BR .04* Right Turn Adiwtnd R8R .04*. TOTAL CAPACITY OTILISMOf .68 .83 TM C1PACP17 MLIBATDOA' .68 .83 28. Bgdde A RK Log-Ranp C4&wliae umrHaag* V/Fw Sew HOt*i r*m1m IN PK SOON PH PR FM AN PK-MvR FA x no LANFS CAPACITY VOL V/C VOL VC LAM CAPACITL VOL V/C VOL V/C XDL 3 4800 490 .IA* 590 .12* N& 3 48DO 490 .10* 590 .M in 1 16M 20 .01 20 .01 IOYi' 1 1600 20 .01 20 .01 BBB 1 16M 30 .02 60 .04 ABR 1 1600 30 .02 60 .04 SBL 1 1600 20 .01 60 .04 S8L 1 26M 20 .01 60 .Of SOT 1 1600 10 .04* 20 .11* SBT i 1600 i0 .04* 20 .U* SSR 0 0 60 160 m 0 0 60 150 ERL 1 1600 100 .06 140 .09 ffi. 1 160D 100 .06 140 .09 BOT 3 4000 2780 .58* 3190 .66* HB7 3 42W 27Y0 .58* 3180 .66* MR 1 1600 410 .26 750 .47 B88 1 1600 410 .26 750 .47 NOL 1 1600 10 .01* 50 .034 WL 1 1600 10 .01* 50 .W m 4 640D 3060 .48 $410 .55 ABT 4 6400 3070 .49 3410 .55 NBR 0 0 40 14D NBR 0 0 40 140 'TOTAL CAPACITY 0!'lLLLSATIM .73 .92 TOTAL OPACITY 0f1L2lA m .73 .92 rrrt-no-177e ir:5b h-XUM HUSIIN(OUST ASSOC. TO • 4600113 P.13 M1 � 29. sl¢1tUU i ;UboM Long-Raage 6P&�elilMs UXPIaage r/W 8earm dolel &Peden 19 PK B00R PB PK MR AN PK MM PK PK M LANES CAPACITY v0L V/C VOL V/C um C1PICITY 90L V/C v0L 9/C ML 1 16W 230 .14 200 .13k RBI. 1 1600 230 .14 200 .13* 87 3 4800 1690 .40 750 .23 BY 3 4800 17M .46* 750 .21 BSR 0 0 510 00 .39 NBt 0 0 490 620 .39 1 16W 100 .06* 320 .20 SBL I 1600 400 .06* 320 .20 SBT 3 4800 520 .11 1630 .34* SBT 3 4800 $20 .11 1630 .34, SBR f 80 570 SBR f 80 $70 RBL 2 3200 890 .28* 600 .19* BSL 2 3200 870 .27* 600 .19* RBT 3 4800 1480 .0 640 .13 BBT 3 48M 100 .31 640 .13 EBR f $20 240 E31 f 520 Z40 i'BL 2 3200 100 .03 610 .19 Na 2 32W 100 .03 620 .19 IM? 3 48W 420 .09* I620 .34* up 3 48W 420 .09* 1610 .34* BBR f 460 40 a f 470 40 Right Tm lajn hmt IM .12* Riot Tam ldjmtmt in AV TM CIPACITY VINMAIM .89 1.12 TOPlL CAPdC1iY OTILtE1Tt0N .88 1.12 30. Jaaba" i UIMI I Loapu* 9 Baseline racy-Rtge if/he BMW bw kpador 1M YK BMR PM W MM lM PK BOOR P8 PK ROOK um CAPACITY vx V/C vm V/C LANES CIPRM v06 Vc YM Y/C MBL 2 3200 1230 .39 1470 .46* IBL 2 3200 I= .39 1470 .06 MBT 3 4800 2080 .490 1240 .26 NBT 3 4800 2070 .49* 1290 .26 w 0 0 260 10 8BR 0 0 260 10 at 0 0 0 0 SBL 0 0 0 0 SBT 4 6400 450 .09 LS70 .38* SBT 4 6400 450 .09 18W .38* MR 0 0 310 .19 570 ERR 0 0 310 .19 670 EBL 0 0 0 0 ML 0 0 0 0 MT 0 0 0 a M? 0 0 0 0 w 0 0 0 0 SOR 0 0 . 0 0 Am a 0 0 0 rust 0 0 0 0 FBT 2 3200 910 .28* 570 .18* MT 2 3200 920 .29* 570 .18* MBR 1 16W 700 .41 210 .13 RBR 1 1600 700 .44 24 .14 Right T= ld*t>r A Nolti .24* Right 7um ldjnd=t ltalti .23* TOTi6 CiPA=OYiLIfitm 1.01 1.02 TOUL GPICIRY 0IUUA" 1.01 1.02 APR-06-1998 17:51 M2M gLISTIN-{ pUST ASSOC. 46MI13 P.14 7. 32. 7aibo10e A TtiRtul s rar mOe Gp Bawilm Long-iPaage Wpm seam Hotel E =Ica AN F9 3= IW PE IM AM PK sm PR ffi H00R LM CAPACITY vm Tic vm Y/C LM CAPACM YM Y/0 VOL Y/C NBL 0 0 0 0 NBL 0 0 0 0 ffi! 5 BOW 2330 .29* 19W .24 in 5 $000 23M .29* 19W .24 NBA 0 0 20 10 OR 0 0 20 20 SBL 0 0 0 0 sm 0 0 0 0 SBT 3 .4800 420 .10 1870 .39* SBT 3 4800 480 .10 1860 .39* $a 0 0 0 0 sm 0 0 0 0 EBL 1.5 1370 .43* 740 {.421* IML 1.5 1370 .43* 740 HB! 1.5 4800 350 .22 1260 .42 ST 1.5 4800 3W .22 1260 .42 TBR 2 3200 840 .26 1540 .48 EM 2 3200 8W .27 1540 .48 In 0 0 0 0 NBL 0 0 0 0 RBT 0 0 0 0 NBT 0 0 0 0 m 0 0 0 0 NBA 0 0 0 0 light Turn xd jnatmt EBR .06* Right ?urn Adjt b,"t SBA .06k TOTAL CIPMx}Y HTII.mvicR .72 .87 TOTAL CAPACITY OT31d4A410ti .72 .87 38. daaboree i EaeWdf S/ftd Loag-mp 0P s oeline Long-Range r/Yw Seam Hotel &Tadlx in Ds wo Pi x mul Air PK H00R PR PK am , LM CAPACPTY VOL V/C VOL Y/C Lim CAPACITY VOL Y/C VOL V/C i NM 2 3200 460 .14* 310 .10* )ML 2 3200 470 .15* 310 .10* MBT 3 4800 2150 .49 2330 .61 NB! 3 48W 2140 .49 2330 .61 NBA 0 0 220 620 ABR 0 0 220 620 ML 1 16M 50 .03 70 .04 sBL 1 16M 50 .03 70 .04 BBT 3 48W 1870 .39* 2840 .59* SHT 3 48W U70 .39* 2440 .59* sm 1 1600 20 .01 30 .02 ag 1 1600 20 .Ol 30 .02 EM 1 1600 140 .09 10 .01 EM 1 1600 140 .09 10 .01 BBT 1 1600 190 .12* 70 .04* EHT 1 1600 190 .12* 70 .04* EHR M S (1) 460 250 BHA N.5.(1) 460 260 NHL 1.5 530 (.191* 430 .13► BBL 1.5 540 (.191* 430 .13* itBT 1.5 4800 380 .19 90 .06 1BT 1.5 49W 380 .19 90 .06 Nett 1 1600 20 .M 10 .01 fIDA 1 16M 20 .01 io .01 light Tm'n Adjaabant Right Tara ddjmrmd TOM C1pb=mnuAm 124 18b 40 n mpmmS OlIGLtMN .25 .8(0 The Faew &*slfz and `Ahf 4- is a ptahned G N lm pyoww,w, � be[omdLkd w�+f�m {{� ncx+- Four yffir5. . nrrt-ao-a»o ar•�L rKUY r1u5� lty-t-Wbl HbS1K.. TO 4600113 P.15 0 39. wArum i T08d/B011ita CA Laq-9no w A06ellm LaDr t w I/T00C 89em WAI YIpl1 Mom M FK HOOK IN x MUR IN PR WO PA PK MM LDS CaPkCM VOL V/C V06 V/C Lmm Cob= VOL V/C 9OL V/C ABL 2 3200 70 .02 50 .02 ABL 2 3200 70 .02 50 .02 ABT 4 6400 2750 .43* 1990 .31* EB1' 4 6400 2750 .43* 1990 .31t NBR f' 80 430 ABR f 80 430 8m 2 3200 280 .09* 650 .20* SM 2 2200 280 .09* 65020* m4 6400 1930 .30 3000 .47 w4 64M 1930 .30 3* I SBR f 40 15o SES f 40 ISO m 2 3200 50 .02* 100 .03 EBL 2 32DD 50 .02* 1O0 .03 EBT 2 3200 340 .11 630 .20* EBT 2 3200 340 .11 630 .M m 1 1600 90 .06 40 .03 MR 1 1600 90 .06 40 .03 W 2 3200 290 .09 200 .06* In 2 32DO 290 .09 200 .064 Eff 2 3200 970 .30* 420 .13 RBt 2 32DD 00 .31* 420 .13 ER f 600 280 ABR f 590 280 RO aL CaPUM OTI1,Ibm .94 .77 TOTAL CJPI= OALIfM .83 .77 40. JubD 00 i S0R N Long Igor OP Reline umgl-Rmw v/pom Sam" PAW bpnrm(m AN PE an Pd Pi we M PC MR PN PX MR LUM C191CITY TM V/C VOL V/C um CAPM M VOL V/C VOL V/C ABL 1 16M 2D .01 70 .04 im 1 16M 20 .01 70 .04 w 3 UM 1740 .36* 21" .45* IMT 3 4800 1730 .36* 2170 AP RR 1 1600 10 .0I 110 .07 NOR I Iwo IO .0I 110 .07 SaL 2 3200 660 .20► 680 .21* ARL 2 2200 640 .20* 690 .22* SBT 3 48Do 21M .44 2830 .59 SBT 3 4800 =10 .44 2830 .599 SBR f 8o 200 OR f 80 2D0 EBL 1.5 380 .12* 90 .03* m 1.5 300 .12* 90 .03* EST 1.5 48M 20 .01 30 .02 ROT 1.5 4800 20 A 30 .02 Im f 20 40 BBR f 90 4V Im 1.5 5o 50 (03L 1.5 50 50 WST 1.5 4800 30 .024 30 .02* WBT 1.5 4800 30 .02* 30 .OS* AIDt f 450 950 MR f 490 950 WTAL CAPACITT 4TILI7A'lIOl .70 .71 TOTAL CAPACIlT Dimmm .70 .72 nr i� au a�sJ 1 r•JC rnu i nU 1 111- UUb I H1 V-K-. I U 4bmll3 P.16 42. JaWXM i PM ►�P C'Bmilm tACg ftp V/rm 6e=Hotei $padoo AN PK HOOK PA PK M AA PK M is PK ROOK LAAES Won V05 V/C VOL V/C LABES CAPACM7 VOL Vic vm Y/C ABL 1 1600 40 .03 60 .04 RBL i 160D 40 .03 6D .04 0 2 32M 50 .21* 420 .16* ABT 2 32M 50 .21* 420 .16* IBR 0 0 120 80 ABR 0 0 120 80 SBL 1 1600 70 .04* 170 .21* 38L 1 16M 70 .00 170 .21* SBT 2 3200 300 .09 600 .19 SBT 2 32M 300 .09 600 .19 sm f I330 1910 SBA f 134D 1910 EBL 3 48M 1150 .24* 1310 .27* EBL 3 4800 11W .240 2310 .27* EBT 4 64M 2110 .33 2490 .40 EBT 4 6400 2110 .33 2490 .40 m 0 0 10 70 in 0 0 10 70 WBL 2 3200 70 .02 150 .05 WBL 2 3200 80 .03 150 .05 WBT 4 6400 1680 .26* 1860 .29* WB7 4 6400 1680 .26* 1470 .29* WBR f 130 150 OR f 130 150 TOM CAPACIIY 01'ILIS 'AF10i .75 .83 'B m CAPACITY OSIGIIMM .75 .83 45. XWArUW i SOY PA LM-112" OP msali lanq-RtnQa v/1ro1�seatans dntel ffipnnsiaQ AA PK m PA PK BOOR AK PK M PA PK MR TADYA CAPAaff VOL v/c 4a, v/c LAM CAPACITY vot v/C v06 V/c ABL 1 1600 10 .01 50 .03 ABL 1 1600 10 .01 50 .03 NE 3 49M 1450 .30* 1490 .31* ABT 3 4800 1440 .30* 1490 .U* m 1 16M 10 .01 250 .16 in 1 1600 10 .01 250 .16 SBL 2 3200 290 OD* 560 .28* SBL 2 32M 280 .09* 50 .18* 8HT 3 4800 1120 .23 2150 .45 SB2 3 4800 1120 .23 2160 .45 S8R f 860 390 SBR f 960 390 m 2 3200 I50 .05 60D .19* E8L 2 32DO I50 .05 600 .19* EBT 3 4800 130 .04* 410 .12 EBT 3 am 130 .04* 410 .12 BBR 0 0 Go 160 EU 0 0 60 160 WBL 1 16W 260 .16* 40 .03 WBL 1 16M 250 .16* 40 .03 WB4 3 4800 $10 .0 190 .04* WT 3 4800 510 .21 190 .04* WBR f 1070 310 OR f 1070 310 mm MPA= OTAII1i m .59 .72 TOTAL CAPE= D MILATi41t .59 .72 TOTAL P.16 CITY OF NEWPORT BEACH Application: ❑ Use Permit No. O¢ p COMMUNITY AND ECONOMIC DEVELOPMENT ❑ G.P. Amendment is PLANNING DEPARTMENT ❑ Variance No. U 3sw NEWPORT BOULEVARD ❑ Modification Permit No. NEWPORT BEACH.CA 91656 ❑ I � I \�Z�'/q (74)644•S�FAX(74)644-3150 ❑ �a —P Y U PART I: Cover Page Four Seasons Newport Center 9,g45.00 Proiect Common Name(ifayplicablek Hotel Addit on.._ .-.__-__-- . _ FEES: $ APPLICANT(Print) CONTACT PERSON(if different): David B. Neish and/or Kevin Culbertson The Irvine Company Culbertson Adams & Associates, Inc. Mailing Address: 550 Newport Center Drive MailingAddress: 85 Argonaut Sili'te 220 Newport Beach, CA 92658-6370 __ A116o Vieio CA 92656-4-105 Phone:(714) 720-2624 Fax(714) 720-2122 Phone:(714 ) 581-2888 FaX(714 ) 581-�3599' Property Owner(if different from above): Mailing Address: APR Phone: ( ) Fax( ) CITY OF PROJECT APMSSt, :� 650 enter Drive, Ne 9 fi6 Project Description(describe briefly) The proposed project will Involve construction-of 'an"" additional 142,500 sq. ft. , 102 room tower with associated ancillary uses inctudinv a 9,200 sq ft. ballroom (600 seats) six meeting rooms total''^^ 3 °nn qq.. fit ^ WL dJUg Garden for outdoor functions consolidation and expansion of the health club/apa (including masseuse services), and swimming pool facility. -(see Attachment-5 PROPERTY OWNER'S AFFIDAVIT ; (1)(We) Carol Hoffman, depose and say that(I am),(we are)the owne�r(s)of the property(ies)involved in this application. (I)(We)further certify,under penalty of perjury,that the foreg6mg•statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of(my) (our)knowledge and belief. Qjy� _ Signature(s) .ef Pre id Entitlement THE IRVINE COMPANY NOTE:An agent may sign for the owner if written authorization from the record owndr is filed with the application. z • .. :.,..:it-�GF«:i4 S.k1r '�� ! �:'r,-..�T.`�i "7tw;Y�`"! �.. ,,......-.,r4-'.'e�+..:''�,°.'i1�i���:,.iY.31S`-�i G f OOO'ddV•3SnXSNM0.M00J3NOZ CrdOA1VdWld=3Sf U uopoV'O'0 W131180H•O.O tuaddV V a;uQ s Iuaddr aiaQ uotlaV�oloaatQ sptuuulg uogoV aautwwoZ)suo!;uog!pojW muQ su!liew :oluQ sutlsod :aluQsutJuaH moldwoQpawooao;uQ �- obadtaoag Tdaad :pal!3o;uQ ###4#k►44##44k####4##RRRR#4R444R#t#RR#4###4##444444#f###R###RR#4#R4# ON 3o SHA :auoZlE;seoO . la!�lstQsu!u6z ;, . :uogeustsaQ'uul�IusauarO •ola'saouuuuA,sltuuad osn'sltuuoduot;eoytpowsnotnaidoluotpul WINO MUM SWlHVda(f,JNlNNV'Id2IO3 am-i SIIIZ MO'I3gNoii-VOI IddV aia7dwoz) og OQ Part II: Project Data Sheet Project Common Name: Application Number(s): Four Seasons Newport Center Hotel Addition Project Address/Location: Assessors Parcel Number(s): 690 Newport Center Drive 442-101-16 & 18 Newport Beach, CA 92660 Legal Description(Attach on separate sheet,if necessary): ' Attached .. _.... _..._........»._.. .... ..- --.. ,. ....,.._._... . • Existing Land Use: Proposed Land Use: Hotel Hotel Zoning District: ,Land Use Designatipn;V APF APF - Existing Proposed Zoning Code Development Development Requirement Lot Area(so 311,891 s . ft. 314,411 2,000• s . ft. •„yi :vkf.SBy) ::/. !w+ tiillr".-:r11*+•,. ' t.j«'a" i` Lot Width(ft) 681 681 25 ft. Lot Depth(ft) N/A N/A N/A Setback Yards -- -- Front(ft) 15 ft. 15 ft. 15 ft. , =Sidev(ft). ,r Side(R) t N/}}}A, * N/Al N•rA Rear(ft) .»:?.-iilir "Jy�1. 3'�• ;`�r.''�- i6+,"�` a1j-t -- Gross Floor Area(so N/A N/A N/A Floor Area Ratio N/A N/A N/A Building Coverage(%) N/A N/A N/A Building Height(ft) 194' ft. 170 ft. ew' " er Landscaping (%) N/A N/A N/A Paving (%) N/A N/A N/A Parking 369 required* 460 required 442 e * 46 Number of Employees 520 595 N/A Number of seats N/A N/A N/A Dwelling Units N/A N/A N/A *including a, minimum 52 spaces in the 13362 space parking structure located k at 630 Center Drive (directly across from the hotel) . i Part III: Plans Each application shall be accompanied by 20 sets of plot plans, floor plans, and elevations. 8 sets shall be drawn to scale on 24 inch by 36 inch sheets with margins not less then YT and 12 sets shall reduced to 11 inches by 17 inches. The Planning Director may modify or waive submission requirements if deemed unnecessary to support the application. A. Plot Plan Plot plans shall be fully,dimensioned and show the following information on the,subject property and to a minimum of 20 feet on contiguous properties: • Vicinity Map. � . .r • North arrow. • Scale of the piliii: • Existing and proposed property lines y._ • Required and proposed yard setback lines. • Locations, names, dimensions, and descriptions of all existing and proposed right of way lines, dedications and 'easements. • Locations of existing and proposed structures, additions, utilities, driveways, walks, and open spaces. • Any structures to be relocated, removed or demolished. -• Eocations,-r;k�"elghts;ad tatedals f existing-"-Pro } walls a`n'd fdfipe • Locations, dimensions and descnptions of pa ng areas.+ • Location, heights, size and materials of signs. • Existing and proposed grade elevations and any significant natural features. • An Information block containing the,name and telephone number,of the.contact: person and calculations in tabular form showing compliance with applicable property development regulations (1,e., density, floor area limits, height, parking, etc.) - y 4 Culbertson, Adams & Assoc. David Neish and/or Kevin Culbertson 85 Argonaut, Ste. 220 Aliso Viejo, CA 92656-4105 it9e PREPARED FOR -rryr \\ CULL•'ERTSON,ADAMS, & AS. Ca n View Comm. Assn. Canyon Island Comm. Assn. FOUR SEASONS HOTEL 8 Villageway Mgmt.•Co. % Villageway Management Co. PIQ: 442-101-03,08, 14, i&�, iS Mike Kubas, Patrick Munn, Pres. Mike Kubas, Neal Lakeman, Pres. P.O. Box 4708 P.O. Box 4708 Tririne, CA 92716 Irvine, CA . 92716 442-021-13 442-021-16 442-021- 1 Irvine Co Irvint' Co Irvine C - '27 Boylston St 550 Na'Wpors Center- Dr Property Dept 3880 N Missi ,.R Chestnut Hill MA Newport Beach CA 92660 Las An• ie CA 90031 442-0'c1-25 442-021-26 442-101-04 Irvine Co Irvin s' Co Irvine o Property Tax Dept 3880 N Mrssiun Ra Property Tax t 3880 N Mission Ra 550 Newp r Center Dr Los Angeles CA 90031 Los Arita CA 0031 New CA 92660 442-101-05 442-1&-�-06 442-101-07 Irvine Co Of W Va Irvine' Co %nVt:Et- Irvine o i W Va 550 Newport Center Dr 550 NaWpor Dr 550 New t Center Dr Newport Beach CA 92660 Newpol* Be92660 Newpor Be ch CA 92660 442-101-09 442-16S-11 442-101-13 • Irvine Co Irvin4',Co Irvin Co 55rJ New or nter Dr 550 New o enter Dr 550 ort Center Dr P'��% P Newport each 92660 Newport Beach A 92660 Newport Beach CA 92660 M 44Z-261-16 _ 442-242-01 442-381-01 Irvine CKac PaC•t;ONC Mutual Insurance Co Gerald H. Mc Quarrie 550 Newpnter Dr 700'NiWport Center Dr Po Box 6000 Newpor GA 92660 NeWp.OF3'tt Beach CA 92660-6307 Newport Beach CA 92658 442-381-02 442 3 -03 442-381-04 Peter B. Perrin Alber i. Crosson William K. Russell 12 Canyon Fairway Dr- 10 Cron Fairway Dr 8 Canyon Fairway Dr Newport Beach CA 92'660-5916 New "IT Beach CA 92660-5916 Newport Beach CA 92660-5916 442-381-05 .� _ -- l442-381-06 Y 442-381-07 Haruko Ogasawara Canyon Fairway Four Ronald B. Maggard 33 South L-'eaudry 18th F1oo 2192 Martin # 150 2 Canyon Fairway Dr- Los Angeles CA 90017 Irvine CA 92612 Newport Beach CA 92660-5916 442-381-08 442-391-09 442-381-10 Ken Catanzarite Brian Martini Ramon Rossi Lopez 1 Canyon Court 3 Canyon Fairway Dr- 5 Canyon Court Newport Beach CA 92660-5918 Newport Beach CA 9266-0-5917 Newport Beach CA 92660-5918 442-381-11 442-381-12 442-381-13 T. Ted Funahashi J. W. Mitchell Jr. Canyon Fairway Community Associate 7 Canyon Ct Po Box 16009 Po Box 4708 Newport Beach CA 92660-5918 Irvine CA 92623 Irvine CA 92616 • 44:'_-381-15 442-381-16 442-381-17 Canyon Fair ay �omrnunity Assuciati : nCanyon Fairw Community AssociatiLnCanyon Fairwa Cam pity Associate Po Box 4708 Po Box 4708 �1/r4` Po Box 4708 Irvine CA .110261 Irvine CA �12610 Irvine CA +'sbib 442-381-18 442-391-03 442-391-04 Canyon Fairway Community AssociationSebastian Paul Musco Richard R. Mc Closkey Po Box 4708 28 Canyon Fairway Dr- 4001 Macarthur B1 # Irvine CA 92616 Newport Beach CA 92660-5916 Newport Beach CA 92660 442-391-05 442-391-06 442-391-07 Folio Wakabayashi Isidore C. Myers John A. Lar-das 24 Canyon Fairway Dr- 2 Upper Newport Pz 20 Canyon Fairway Dr Newport Beach CA 92660-5916 Newport Beach CA 92660 Newport Beach CA 9Z660-5916 442-391-08 442-391-09 442-391-11 Raleigh L. Shaklee French J : M Trust Canyon Fairway Comm, y Associat 18 Canyon Fairway Dr 16 Canyon Ct Po Box 4708' - Newport Beach CA 92660-5916 Newport Beach CA 92660-5916 Irvine CA _ 61 442-391-12 442-391-13 Carryon Fa-irway Cor rnun i ty Assoc i at i nCanyon Fa i rwayc. Comrn -,r"Assoc i at i n Po Box 4708 Po Box 4708 Irvine C 2616 "� Irvine 92616 � — II