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HomeMy WebLinkAbout2024-23 - Approving a General Plan Amendment, Site Development Review, Affordable Housing Implementation Plan and Traffic Study for the Residences at 1400 Bristol Street Project Located at 1400 Bristol Street (PA2022-0296)RESOLUTION NO. 2024-23 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A GENERAL PLAN AMENDMENT, SITE DEVELOPMENT REVIEW, AFFORDABLE HOUSING IMPLEMENTATION PLAN AND TRAFFIC STUDY FOR THE RESIDENCES AT 1400 BRISTOL STREET PROJECT LOCATED AT 1400 BRISTOL STREET (PA2022-0296) WHEREAS, Section 200 of the City of Newport Beach ("City") Charter vests the City Council with the authority to make and enforce all laws, rules, and regulations with respect to municipal affairs subject only to the restrictions and limitations contained in the Charter and the State Constitution, and the power to exercise, or act pursuant to any and all rights, powers and privileges, or procedures granted or prescribed by any law of the State of California; WHEREAS, an application was filed by The Picerne Group ("Applicant"), with respect to the property located at 1400 Bristol Street and legally described in Exhibit "A," which is attached hereto and incorporated by reference ("Property"). WHEREAS, the Applicant is requesting approval to demolish two existing office buildings and develop 229 apartment units, including a 422-space parking structure ("Project"), which requires the following approvals: • General Plan Amendment ("GPA") - A request to amend the General Plan land use designation from General Commercial Office (CO-G) to Mixed -Use Horizontal 2 (MU-H2) and add 64 dwelling units above the General Plan allowance to Anomaly 16 of the General Plan Table LU2 (Anomaly Locations); • Planned Community Development Plan Amendment ("PCDP Amendment") - An amendment to the Newport Place Planned Community (PC-11) Development Plan to include the Property within the Residential Overlay; • Major Site Development Review ("SDR") - A site development review in accordance with the Newport Place Planned Community (PC-11) and Section 20.52.080 (Site Development Reviews) of the Newport Beach Municipal Code ("NBMC") to construct the Project; • Affordable Housing Implementation Plan ("AHIP") - A plan specifying how the Project would meet the City's affordable housing requirements, in exchange for a request of 50% increase in density including a request for six development Resolution No. 2024-23 Page 2 of 27 standard waivers related to park land dedication, building setbacks, building height, private open space for each residential unit, and common open space along with two development concessions related to the mix of affordable units and payment of park in -lieu fees pursuant to Chapter 20.32 (Density Bonus) of the NBMC and Government Code Section 65915 et seq. ("State Density Bonus Law"); • Development Agreement ("DA") - A development agreement between the Applicant and the City, pursuant to Section 15.45.020 (Development Agreement Required) of the NBMC, which would provide the Applicant with the vested right to develop the Project for a term of 10 years and provide negotiated public benefits to the City; • Traffic Study - A traffic study pursuant to Chapter 15.40 (Traffic Phasing Ordinance) of the NBMC; and • Addendum No. 7 to the 2006 General Plan Update Program Environmental Impact Report and the 2008-2014 City of Newport Beach Housing Element Update and Initial Study/Negative Declaration ("Addendum No. 7") — An addendum which addresses reasonably foreseeable environmental impacts resulting from the Project; WHEREAS, the Property is designated General Commercial Office (CO-G) by the General Plan Land Use Element and located within the Newport Place Planned Community (PC-11) Zoning District in the Industrial Site 3A sub -area; WHEREAS, the Property is not located within the coastal zone; therefore, amending the Local Coastal Program and obtaining a coastal development permit are not required; WHEREAS, a public hearing was held by the Planning Commission on December 7, 2023 in the Council Chambers at 100 Civic Center Drive, Newport Beach, California. A notice of time, place and purpose of the hearing was given in accordance with Government Code Section 54950 et seq. ("Ralph M. Brown Act"), and Chapter 15.45 (Development Agreements), Chapter 19.20 (Vesting Tentative Map), Chapter 20.56 (Planned Community District Procedures), and Chapter 20.62 (Public Hearings) of the NBMC. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing, Resolution No. 2024-23 Page 3 of 27 WHEREAS, at the hearing, the Planning Commission adopted Resolution No. PC2023-043 by a majority vote (6 ayes, 0 nays, 1 absent) recommending the City Council approve the Project; WHEREAS, California Public Utilities Code ("CPUC") Section 21676(b) requires the City to refer the Project to the Orange County Airport Land Use Commission ("ALUC") to review for consistency with the 2008 John Wayne Airport Environs Land Use Plan ("AE L U P") ; WHEREAS, on January 18, 2024, the ALUC determined the Project is inconsistent with the AELUP; WHEREAS, pursuant to Sections 21670 and 21676 of CPUC, the City Council may, after a public hearing, propose to overrule the ALUC with a two-thirds vote, if it makes specific findings that the Project is consistent with the purpose of Section 21670 of the CPUC to protect the public health, safety, and welfare by ensuring the orderly expansion of airports and the adoption of land use measures that minimize the public's exposure to excessive noise and safety hazards within areas around public airports to the extent that these areas are not already devoted to incompatible uses; WHEREAS, a public hearing was held by the City Council on February 13, 2024, in the City Council Chambers located at 100 Civic Center Drive, Newport Beach, California. A notice of time, place, and purpose of the hearing was given in accordance with CPUC Section 21676(b) and the Ralph M. Brown Act. Evidence, both written and oral, was presented to, and considered by, the City Council at this hearing; WHEREAS, at the conclusion of the hearing, the City Council adopted Resolution No. 2024-9 by unanimous vote (7 ayes, 0 nays) to notify the ALUC and State Department of Transportation Aeronautics Program ("Aeronautics Program") of the City's intent to override ALUC's inconsistency finding; WHEREAS, notice of the City's intent to override the ALUC inconsistency determination, along with Resolution No. 2024-9 was sent via certified mail and emailed to the ALUC and the Aeronautics Program on February 14, 2024; WHEREAS, the City received timely comments in response to the notice of the City's intent to override the ALUC inconsistency determination from the ALUC and the Aeronautics Program in accordance with CPUC Section 21676; and Resolution No. 2024-23 Page 4 of 27 WHEREAS, a public hearing was held by the City Council on April 9, 2024, in the City Council Chambers located at 100 Civic Center Drive, Newport Beach, California. A notice of time, place and purpose of the public hearing was given in accordance with the Ralph M. Brown Act, Chapter 15.45 (Development Agreements), Chapter 19.20 (Vesting Tentative Maps), Chapter 20.56 (Planned Community District Procedures), and Chapter 20.62 (Public Hearings) of the NBMC, and CPUC Section 21676(b). Evidence, both written and oral, was presented to, and considered by, the City Council at this meeting. NOW, THEREFORE, the City Council of the City of Newport Beach resolves as follows: Section 1: The City Council has considered the recommendation of the Planning Commission and determined that modifications to the Project made by the City Council, if any, are not major changes that require referral back to the Planning Commission for consideration and recommendation. Section 2: The City Council hereby approves a General Plan Amendment, Site Development Review, Affordable Housing Implementation Plan, and Traffic Study subject to the conditions of approval which are attached hereto as Exhibits "B" through "F" respectively, and incorporated herein by reference. Section 3: An amendment to the 2006 Newport Beach General Plan Land Use Element is a legislative act. Neither Title 20 (Planning and Zoning) of the NBMC nor California Government Code Section 65000 et seq., set forth any required findings for either approval or denial of such amendments. Notwithstanding the foregoing, the Project is consistent with the General Plan and the GPA is consistent with other General Plan policies as follows: 1. The request is to amend the General Plan Land Use designation from General Commercial Office (CO-G) to Mixed -Use Horizontal 2 (MU-1­12). The MU-H2 designation applies to properties located in the Airport Area. It provides for a horizontal intermixing of uses that may include regional commercial office, multifamily residential, vertical mixed -use buildings, industrial, hotel rooms, and ancillary neighborhood commercial uses. 2. The GPA and the resulting land use change are compatible with the existing surrounding uses and planned land uses identified by the General Plan, because the Project would introduce additional residential land uses in the Airport Area which includes a diverse mix of land uses including the gradual development of Resolution No. 2024-23 Page 5 of 27 residential multifamily dwellings. Additionally, even with the conversion from CO- G to MU-H2, the building will be compatible with adjacent commercial properties architectural style and pedestrian connectivity. Additional residential development would support commercial properties within the Airport Area. 3. The GPA from General Commercial Office (CO-G) to Mixed -Use Horizontal (MU- H2) does not eliminate existing or future land uses to the overall detriment of the community given the Property's size, location, and surrounding uses. The existing office buildings on -site were built in the 1970's and there are sufficient office facilities in the Airport Area to support the business needs of the community. The proposed change to allow residential uses would increase the City's housing stock including the provision of 23 units that will be affordable to lower income households. 4. The Property is located in an area of the city that has sufficient utility systems to serve the Project once the Applicant completes a necessary upgrade to an off -site sewer line. As conditioned, the Applicant will replace the existing 10-inch vitrified clay pipe ("VCF) pipe with a 12-inch sewer main, which is located near the intersection of Newport Place and Dove Street. This off -site improvement would result in approximately 435 linear feet of sewer line replacement. No off -site improvements other than typical utility connections are proposed or required as part of the Project (other than the pedestrian bridge that would cross the public right-of-way). 5. The Project is consistent with the following City of Newport Beach General Plan policies that establish fundamental criteria for the formation and implementation of new residential villages in the Airport Area (additional policy analysis is included in Addendum No. 7, prepared for the Project). a. Land Use Policy LU 1.1 (Unique Environment): Maintain and enhance the beneficial and unique character of the different neighborhoods, business districts, and harbor that together identify Newport Beach. Locate and design development to reflect Newport Beach's topography, architectural diversity, and view sheds. The Project enhances the distinct, urban character of the Airport Area by providing a means for replacing parking lots and 1970's era office buildings with attractive and functional residential development, in line with the General Plan goal of transitioning the Airport Area to a mixed -use community. The Property Resolution No. 2024-23 Page 6 of 27 is not in or near any of the City's areas that feature the harbor, unique topography, or view sheds. The proposed project would introduce residential units to the Property consistent with the uses and urbanized character of the Airport Area and the proposed Mixed -Use Horizontal 2 (MU-H2) designation. b. Land Use Policy LU 2.3 (Range of Residential Choices). Provide opportunities for the development of residential units that respond to community and regional needs in terms of density, size, location, and cost. Implement goals, policies, programs, and objectives identified within the City's Housing Element. The Project establishes 229 multi -family residential units, including 23 affordable units for very low-income households. The Project responds to market needs and diversifies the City's housing stock by adding additional dwelling units to the Airport Area. c. Land Use Policy LU 3.8 (Project Entitlement Review with Airport Land Use Commission) - Refer the adoption or amendment of the General Plan, Zoning Code, specific plans, and Planned Community development plans for land within the John Wayne Airport planning area, as established in the JWA Airport Environs Land Use Plan (AELUP), to the Airport Land Use Commission (ALUC) for Orange County for review, as required by Section 21676 of the California Public Utilities Code. In addition, refer all development projects that include buildings with a height greater than 200 feet above ground level to the ALUC for review. The Project is within the boundaries of the AELUP, therefore, the ALUC, must review the GPA and PCDP Amendment pursuant to Government Code Section 65302.3 and Public Utilities Code Section 21676. The purpose of ALUC's review is to determine whether the Project is consistent with the AELUP prior to the City Council taking action on the Project. The Project is consistent with the noise and safety standards of the AELUP. With respect to noise, the City adopted noise -related amendments to the General Plan Noise and Land Use Elements, the Newport Place Planned Community (PC-11) and Title 20 (Planning and Zoning) of the NBMC contours to implement the 6th Cycle Housing Element. The Project is located within the updated 60 decibel (dBA) community noise equivalent level ("CNEL") contour as shown in Figure N5 of the Noise Element of the General Plan, where residential development is allowed. As a result, the Project will be required to comply with the development standards set forth in Section 20.30.080(F) (Noise -Airport Resolution No. 2024-23 Page 7 of 27 Environs Land Use Plan) of the NBMC. The Property is outside of any safety zones set forth in the AELUP, therefore, is consistent with the noise standards of the AELUP. d. Land Use Policy LU 6.15.3 (Airport Compatibility). Require that all development be constructed in conformance with the height restrictions set forth by the Federal Aviation Administration (FAA), Federal Aviation Regulations (FAR) Part 77, and Caltrans Division of Aeronautics, and that residential development shall be allowed only on parcels with noise levels of less than John Wayne Airport 65 d8A CNEL noise contour area as shown in Figure N5 of the Noise Element of the General Plan, unless and until the City determines, based on substantial evidence, that the sites wholly within the 65 d8A CNEL noise contour shown in Figure N5 are needed for the City to satisfy its Sixth Cycle RHNA mandate. Nonresidential uses are, however, encouraged on parcels located wholly within the 65 d8A CNEL contour area. The Project is located at 1400 Bristol Street and approximately 85 feet in height. The Federal Aviation Administration ("FAA") conducted an aeronautical study of the Project pursuant to applicable federal regulations and has determined no hazard to air navigation for the Project. The Project is located within the updated 60 dBA CNEL contour as shown in Figure N5 of the Noise Element of the General Plan, where residential development is allowed, subject to the development standards set forth in Section 20.30.080(F) (Noise -Airport Environs Land Use Plan) of the NBMC. e. Land Use Policy LU 6.15.5 (Residential and Supporting Uses). Accommodate the development of a maximum of 2,200 multi -family residential units, including work force housing, and mixed -use buildings that integrate residential with ground level office or retail uses, along with supporting retail, grocery stores, and parklands. Residential units may be developed only as the replacement of underlying permitted nonresidential uses. When a development phase includes a mix of residential and nonresidential uses or replaces existing industrial uses, the number of peak hour trips generated by cumulative development of the site shall not exceed the number of trips that would result from development of the underlying permitted nonresidential uses. However, a maximum of 550 units may be developed as infill on surface parking lots or areas not used as occupiable buildings on properties within the Conceptual Development Plan Area depicted on Figure LU22 provided that the parking is replaced on site. Resolution No. 2024-23 Page 8 of 27 General Plan Land Use Policy LU 6.15.5 establishes a development limit of 2,200 maximum dwelling units for the Airport Area. Of the 2,200 residential units allowed, 1,650 units may be developed as replacement of existing office, retail, and/or industrial uses. The remaining 550 units are classified as additive units meaning they are not required to replace other units and they may be constructed as "in -fill" units to existing commercial or office development within the Conceptual Development Plan Area ("CDPA") of the Airport Area. Any eligible density bonus allowed by Government Code Sections 65915 (Density Bonus Law) and Chapter 20.32 (Density Bonus) of the NBMC are not included in the 2,200-unit allowance. The 550 additive units have been previously allocated to the Uptown Newport and Residences at 4400 Von Karman projects. Considering the dwelling unit sum of the previously approved projects, the remaining and available development allocation within the Airport Area would be 353 dwelling units. With the development of this Project, there would be 264 dwelling units (353- 89=264) exclusive of density bonus units and units authorized through a GPA. The Property is developed with existing two-story commercial office buildings totaling 38,764 square feet. Since the Project can be developed only as the replacement of the underlying nonresidential use (office) without a GPA, and the number of peak hour trips generated by cumulative development of the Property shall not exceed the number of trips that would result from development of the underlying permitted nonresidential uses, a conversion rate of 2.29 dwelling units per 1,000 square feet of commercial floor area is required. This results in a total of 89 dwelling units. The Project includes a request for a GPA to increase the base units by 64 dwelling units, which results in a total base unit count of 153 dwelling units. With a 50% density bonus, a maximum of 230 units could be constructed and a total of 229 dwelling units are proposed. Presently, there are a total of 353 remaining and available dwelling units in the Airport Area. Considering the dwelling unit sum of the previously approved projects and this Project, the remaining development allocation within the Airport Area would be 264 (353-89) dwelling units excluding any density bonus units. Resolution No. 2024-23 Page 9 of 27 f. Land Use Policy LU 6.15.6 (Size of Residential Villages). Allow development of mixed -use residential villages, each containing a minimum of 10 acres and centered on a neighborhood park and other amenities (as conceptually illustrated in Figure LU23). The first phase of residential development in each village shall encompass at least 5 gross acres of land, exclusive of existing rights -of -way. This acreage may include multiple parcels provided that they are contiguous or face one another across an existing street. At the discretion of the City, this acreage may also include part of a contiguous property in a different land use category, if the City finds that a sufficient portion of the contiguous property is used to provide functionally proximate parking, open space, or other amenity. The "Conceptual Development Plan" area shown on Figure LU22 shall be exempt from the 5-acre minimum, but a conceptual development plan described in Policy LU 6.15.11 shall be required. The Property is 2.38 acres in size. The Residential Overlay of the Newport Place Planned Community (PC-11) allows residential development on sites containing less than 10 acres, if housing units affordable to lower income households are provided. The Project includes 23 dwelling units that will be affordable for very -low-income households. If the Newport Beach Planned Community (PC-11) Development Plan is amended to include the Project within the Residential Overlay, as requested by the Applicant, the Project will be exempt from General Plan Land Use Policy LU 6.15.6 (Size of Residential Villages). g. Land Use Policy LU 6.15.7 (Overall Density and Housing Types). Require that residential units be developed at a minimum density of 30 units and maximum of 50 units per net acre averaged over the total area of each residential village. Net acreage shall be exclusive of existing and new rights -of -way, public pedestrian ways, and neighborhood parks. Within these densities, provide for the development of a mix of building types ranging from townhomes to high- rises to accommodate a variety of household types and incomes and to promote a diversity of building masses and scales. The Project proposes 153 base units at a density of 64 dwelling units per acre on the 2.38-net-acre site. A waiver from General Plan Land Use Policy LU 6.15.7 regarding maximum density has been requested by the Applicant as a part of the Project in accordance with State Density Bonus Law and Section 20.32 (Density Bonus) of the NBMC. The base density does not include the 50% density bonus of 77 units that is allowed by the State Bonus Density law Resolution No. 2024-23 Page 10 of 27 which includes 23 units set aside for affordable housing. Altogether, the Project has an overall density of 96 dwelling units per acre, which is exclusive of rights - of -ways, public pedestrian ways, and neighborhood parks. The Project is a for -rent apartment building with 229 units. There is a mixture of unit types, ranging from studios to two -bedroom units, accommodating a variety of household types and incomes. Of the 229 units, 23 units will be affordable to very low-income households and 206 units will be market -rate housing, which will increase the City's overall housing stock for various household income levels. h. Land Use Policy LU 6.15.9 (Subsequent Phase Development Location and Density). Subsequent phases of residential development shall abut the first phase or shall face the first phase across a street. The minimum density of residential development (including residential mixed -use development) shall be 30 units per net acre and shall not exceed the maximum of 50 units per net acre averaged over the development phase. The Project would be developed in one phase on an individual site with a density of 96 units per acre. The Project provides a mixture of residential unit types that include 23 units of affordable housing to very -low-income households. The proposed density is above the required minimum of 45 units per acre and the Applicant is requesting a development standard waiver allowed by State Density Bonus Law to exceed the maximum density of 50 units per acre. i. Land Use Policy LU 6.15.13 (Neighborhood Parks Standards). To provide a focus and identity for the entire neighborhood and to serve the daily recreational and commercial needs of the community within easy walking distance of homes, require dedication and improvement of at least 8 percent of the gross land area (exclusive of existing rights -of -way) of the first phase development in each neighborhood, or % acre, whichever is greater, as a neighborhood park. This requirement may be waived by the City where it can be demonstrated that the development parcels are too small to feasibly accommodate the park or inappropriately located to serve the needs of local residents, and when an in -lieu fee is paid to the City for the acquisition and improvement of other properties as parklands to serve the Airport Area. Resolution No. 2024-23 Page 11 of 27 In every case, the neighborhood park shall be at least 8 percent of the total Residential Village Area or one acre in area, whichever is greater, and shall have a minimum dimension of 150 feet. Park acreage shall be exclusive of existing or new rights -of -way, development sites, or setback areas. A neighborhood park shall satisfy some or all of the requirements of the Park Dedication Ordinance, as prescribed by the Recreation Element of the General Plan. The Project includes a waiver from General Plan Land Use Policy LU 6.15.13 (Neighborhood Parks Standards), as allowed by the policy, due to a 2.38-acre parcel size that is too small to feasibly accommodate a park. Land Use Policy LU 6.15.14 (Location). Require that each neighborhood park is clearly public in character and is accessible to all residents of the neighborhood. Each park shall be surrounded by public streets on at least two sides (preferably with on -street parking to serve the park), and shall be linked to residential uses in its respective neighborhood by streets or pedestrian ways. See finding for General Plan Land Use Policy LU 6.15.13 (Neighborhood Parks Standards) above, which is incorporated herein by reference. k. Land Use Policy LU 6.15.16 (On -Site Recreation and Open Space Standards). Require developers of multi -family residential developments on parcels 8 acres or larger to provide on -site recreational amenities. For these developments, 44 square feet of on -site recreational amenities shall be provided for each dwelling unit in addition to the requirements under the City's Park Dedication Ordinance and in accordance with the Parks and Recreation Element of the General Plan. On -site recreational amenities can consist of public urban plazas or squares where there is the capability for recreation and outdoor activity. These recreational amenities may also include swimming pools, exercise facilities, tennis courts, and basketball courts. Where there is insufficient land to provide on -site recreational amenities, the developer shall be required to pay cash in -lieu that would be used to develop or upgrade nearby recreation facilities to offset user demand as defined in the City's Park Dedication Fee Ordinance. The acreage of on -site open space developed with residential projects may be credited against the parkland dedication requirements where it is accessible to the public during daylight hours, visible from public rights -of -way, and is of Resolution No. 2024-23 Page 12 of 27 sufficient size to accommodate recreational use by the public. However, the credit for the provision of on -site open space shall not exceed 30 percent of the parkland dedication requirements. The Project is located on a 2.38-acre site and is not subject to General Plan Land Use Policy LU 6.15.16, as the policy only applies to properties consisting of eight acres or larger. However, the Project exceeds the 44 square feet per unit minimum by providing approximately 60 square feet per unit (approximately 13,800 square feet) of on -site recreational amenities including a large central courtyard, clubroom, a roof deck, and a lounge area. I. Land Use Policy LU 6.15.17 (Street and Pedestrian Grid). Create a pattern of streets and pedestrian ways that breaks up large blocks, improves connections between neighborhoods and community amenities, and is scaled to the predominantly residential character of the neighborhoods. The Project is a podium style development with two driveways for vehicular circulation to the garage entries, accessed from Spruce Street and Bristol Street. Pedestrian connections are provided to public sidewalks along Spruce Street and Bristol Street. The Project retains the curb -to -curb dimension of both Bristol Street and Spruce Street and will include sidewalk easements to provide 10-foot-wide sidewalks. m. Land Use Policy LU 6.15.18 (Walkable Streets). Retain the curb -to -curb dimension of existing streets, but widen sidewalks to provide park strips and generous sidewalks by means of dedications or easements. Except where traffic loads preclude fewer lanes, add parallel parking to calm traffic, buffer pedestrians, and provide short term parking for visitors and shop customers. See finding for General Plan Land Use Policy LU 6.15.17 (Street and Pedestrian Grid) above, which is incorporated herein by reference. n. Land Use Policy LU 6.15.19 (Connected Streets). Require dedication and improvement of new streets as shown on Figure LU23. The illustrated alignments are tentative and may change as long as the routes provide the intended connectivity. If traffic conditions allow, connect new and existing streets across Macarthur Boulevard with signalized intersections, crosswalks, and pedestrian refuges in the median. Resolution No. 2024-23 Page 13 of 27 See finding for General Plan Land Use Policy LU 6.15.17 (Street and Pedestrian Grid) above, which is incorporated herein by reference. o. Land Use Policy LU 6.15.20 (Pedestrian Improvements). Require the dedication and improvement of new pedestrian ways as conceptually shown on Figure LU23. The alignment is tentative and may change as long as the path provides the intended connectivity. For safety, the full length of pedestrian ways shall be visible from intersecting streets. To maintain an intimate scale and to shade the path with trees, pedestrian ways should not be sized as fire lanes. Pedestrian ways shall be open to the public at all times. The Project includes conditions of approval requiring the reconstruction of all broken and/or damaged curb, gutter, and sidewalk along Spruce and Bristol Street frontages to preserve and improve all existing sidewalks for pedestrian access. p. Land Use Policy LU 6.15.22 (Building Massing). Require that high-rise structures be surrounded with low- and mid -rise structures fronting public streets and pedestrian ways or other means to promote a more pedestrian scale. The Project is approximately 85 feet in height and compatible with nearby properties as well as the larger pattern of development in the Airport Area, with building mass and scale similar to the nearby existing office developments and the approved, but not yet construction 78-foot-tall residential apartment building at 1300 Bristol Street. The nearby property at 1451 Quail Street is developed with an approximately 37-foot tall office building. The property located across the street at 1400 Quail Street, is developed with an approximately 30-foot-tall office building. A project is currently being reviewed for an approximately 86- foot-high condominium project at 1401 Quail Street, which is adjacent to the site. The Project includes pedestrian connectivity to public sidewalks along Bristol Street and Spruce Street and pedestrian -scale landscaped areas around the apartment building. Lastly, the Project includes a pedestrian bridge across the Spruce Street right-of-way that would connect to the approved project at 1300 Bristol. The bridge would be connected to and accessible from the second level of both buildings, which would reduce the appearance of bulk and scale from the street level. Resolution No. 2024-23 Page 14 of 27 q. Land Use Policy LU 6.15.23 (Sustainability Development Practices). Require that development achieves a high level of environmental sustainability that reduces pollution and consumption of energy, water, and natural resources. This may be accomplished through the mix and density of uses, building location and design, transportation modes, and other techniques. Among the strategies that should be considered are the integration of residential with jobs - generating uses, use of alternative transportation modes, maximized walkability, use of recycled materials, capture and re -use of storm water on - site, water conserving fixtures and landscapes, and architectural elements that reduce heat gain and loss. The Project is required to comply with the provisions of the Building and Energy Efficiency Standards codified in Title 24, Parts 6 and 11 of the California Code of Regulations ("CCR") and the Green Building Standards Code codified in Title 24, Part 11 of the CCR. Additionally, the Project would implement water - efficient landscaping, water quality best management practices to treat surface runoff from the Property, and low impact development practices. The Project is also adjacent to office developments in the Airport Area and would provide housing near employment opportunities. The Project includes pedestrian linkage to public sidewalks that would provide connections throughout the site and to adjacent and surrounding uses, thereby providing an alternative mode of public transportation for the residents and their visitors. The Project would also provide alternative forms of transportation to residents by locating close to the existing Orange County Transportation Authority (OCTA) bus routes provided along Bristol Street and Birch Street. Tribal Consultation (SB18) Finding: Pursuant to California Government Code Section 65352.3 ("SB18"), a local government is required to contact the appropriate tribes identified by the Native American Heritage Commission ("NAHC") each time it considers a proposal to adopt or amend the General Plan. If requested by any tribe, the local government must consult for the purpose of preserving or mitigating impacts to cultural resources. Fact in Support of Tribal Consultation Finding: The City received comments from the NAHC indicating that 12 tribal contacts should be provided notice regarding the proposed amendment. The tribal contacts were provided Resolution No. 2024-23 Page 15 of 27 notice on January 26, 2023. California Government Code Section 65352.3 requires notification 90 days prior to Council action to allow tribal contacts to respond to the request to consult. The Project will not be heard by the City Council until after the 90-day period, which expired on April 26, 2023. The City participated in consultations with three tribes.. the Gabrieleno Band of Mission Indians — Kizh Nation, the Juaneno Band of Mission Indians, Acjachemen Nation-Belardes, and the Gabrielino Tongva Indians of California. Based on consultation with the participating Native American Tribes, conditions of approval have been included to address potential concerns regarding the protection of Tribal Cultural Resources. Charter Section 423 Analysis Finding: Section 423 of the Charter of the City of Newport Beach ("Charter Section 423") requires voter approval of any major General Plan amendment. A major General Plan amendment is one that significantly increases allowed density or intensity by 40,000 square feet of non-residential floor area, increases traffic by more than 100 peak hour vehicle trips (AM/PM), or increases residential dwelling units by 100 units. These thresholds apply to the total of increases resulting from the amendment itself, plus 80% of the increases resulting from other amendments affecting the same neighborhood (defined as a Statistical Area as shown in the General Plan Land Use Element) and adopted within the preceding 10 years. Council Policy A-18 (Guidelines for Implementing Charter Section 423) requires that proposed amendments to the General Plan be reviewed to determine if a vote of the Newport Beach electorate would be required. This policy includes a provision that all General Plan amendments be tracked as "Prior Amendments" for 10 years to determine if minor amendments in a single Statistical Area cumulatively exceed the thresholds indicated above. Facts in Support of Finding with Charter Section 423: The Project is the first General Plan Amendment in Statistical Area L1 within the last 10 years that included additional dwelling units or non-residential floor area. The proposed amendment results in 64 additional dwelling units and no change in the square footage of non-residential floor area. Conversions of existing commercial development is allowed by the current General Plan (2,200 in -fill units maximum in the Airport Area based on conversion of existing commercial floor area). Reductions in commercial floor area are not tracked as part of the Charter Section 423 analysis. Density bonus units are not included in Charter Section 423 analysis nor the General Plan Anomaly calculations. Resolution No. 2024-23 Page 16 of 27 The 64 additional dwelling units result in a net increase of 24 a.m. peak hour trips and 25 p.m. peak hour trips based on the "Multifamily Housing (Mid Rise) Not Close to Rail" ITE 11t" Edition trip rate for the proposed use, as provided in Council Policy A-18. No credit is given to the existing non-residential uses on -site because the existing office floor area was converted to residential dwelling units so that the proposed Project (less the density bonus and GPA units) is traffic neutral. Therefore, the Project individually does not exceed the Greenlight thresholds. Furthermore, since there have been no other applicable projects in the last 10 years, there is no need to analyze the cumulative development of 80% of prior General Plan amendments from the last 10 years with the proposed project (i.e., cumulative analysis). As none of the thresholds specified by Charter Section 423 are exceeded, no vote of the electorate is required if the City Council chooses to approve the requested GPA. Section 4: In accordance with Section 20.52.080(F) (Site Development Reviews — Findings and Decision) of the NBMC, the following findings and facts in support of such findings are set forth as follows: Finding of Consistency with Section 20.52.080(F)(1): The proposed development is allowed within the subject zoning district. Fact in Support of Finding with Section 20.52.080(F)(1): The Property is located within Industrial Site 3 of the Newport Place Planned Community (PC-11). The Project includes a request to amend Property's land use designation to be included as a part of the Residential Overlay of the Newport Place Planned Community (PC-11). The residential overlay allows for residential development consistent with the requested Mixed -Use Horizontal 2 (MU-H2) land use designation and subject to site development review. Finding of Consistency with Section 20.52.080(F)(2): The proposed development is in compliance with all of the following applicable criteria: i. Compliance with this section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; Resolution No. 2024-23 Page 17 of 27 ii. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments, and whether the relationship is based on standards of good design; iii. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; iv. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces,- v. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and vi. The protection of significant views from public right(s)-of-way and compliance with NBMC Section 20.30.100 (Public View Protection). Facts in Support of Finding with Section 20.52.080(F)(2): 1. Refer to General Plan Amendment in Section 3 above that discuss the Project's consistency with the proposed Mixed -Use Horizontal 2 (MU-H2) General Plan land use designation. 2. The Project includes PCDP Amendment, which incorporated the zoning regulations for the Property. The amendment, which is a legislative act, would include the Property within the Residential Overlay of the Newport Place Planned Community (PC-11). The PCDP Amendment complies with the intent of the proposed Residential Overlay of the Newport Place Planned Community (PC-11) as follows: a. The Project allocates 15% of the base units (23 dwelling units) as affordable for very -low-income households. b. Given the location of Property in the Airport Area which includes a mixture of service uses, hotels, John Wayne Airport and commercial support services, professional offices, and new residential developments that cumulatively contain the ingredients of a planned community, the PCDP Amendment would not disrupt the existing uses within the Planned Community and would add to this diversity of uses, assisting the City in larger scale community planning and the provision of additional housing opportunities. Resolution No. 2024-23 Page 18 of 27 c. The Property is located within 85 feet of the Residential Overlay. The property nearest to the Property within the Residential Overlay is 1300 Bristol Street, across Spruce Street. The property at 1300 Bristol has been approved but not yet constructed as a residential apartment project. The Project at 1400 Bristol Street includes a pedestrian bridge that would extend from the subject site to the approved residential project at 1300 Bristol Street. The Project would be consistent with the anticipated future development of 1300 Bristol Street as well other adjacent properties within the Residential Overlay of the Newport Place Planned Community (PC-11). The proposed pedestrian bridge would support pedestrian connectivity that integrates the Project into the existing community and larger residential development that may occur in the future pursuant to Section F (Amenities and Neighborhood Integration) of the Newport Place Planned Community (PC-11). d. The Project would be subject to the appropriate site and project specific setbacks, density, and height limits for this urban location. All required parking is provided on -site. The Project compiles with the development standards identified for the Residential Overlay, except as modified by the allowed development standard waivers identified in the Affordable Housing Implementation Plan. The Residential Overlay provides a density range for proposed projects and references the Section 20.32 (Density Bonus) of the NBMC that prescribes the maximum density bonus and incentives allowed. Although the PCDP Amendment references a maximum density bonus of 35%, the project requests a 50% density bonus, which is consistent with Section 20.32 (Density Bonus) of the NBMC that allows up to 80% density bonus depending on the percentage of affordable units being provided. Therefore, the Project is consistent with the intent of the density bonus assumptions in the Residential Overlay provisions of the Newport Place Planned Community (PC-11) and within the maximum allowed by the density bonus provisions. e. The PCDP Amendment requires a SDR in accordance with Section 20.52.080 of the NBMC. The Project includes a site development review, and all required findings are addressed below. f. The Newport Place Planned Community (PC-11) requires the density for a residential development to be between 30 and 50 dwelling units per acre. The Project includes 153 base units, not including density bonus units. Since the Property is 2.28 acres in size, there is a base density of 67 dwelling units per acre. With the density bonus, there is a total of 229 dwelling units, which results in 96 Resolution No. 2024-23 Page 19 of 27 units per acre. Both the base density and density bonus units are not consistent with the Newport Place Planned Community (PC-11) density requirement; however, the Applicant is requesting a development standard waiver which is required under State Density Bonus Law and Section 20.32.080 (Waivers or Reductions of Development Standards) of the NBMC where application of the development standard would physically preclude construction of a density bonus project. g. The Property is located near existing office buildings within the Airport Area and is not negatively impacted by noise, dust, smoke, vibration, odor, toxic or noxious matter that may be generated by existing commercial or industrial uses nearby. h. Residential dwellings are to be permitted as replacement of existing nonresidential uses, and the number of peak hour trips generated by the Project is not to exceed the number of trips of the underlying permitted nonresidential use. The Property is developed with existing two-story commercial office buildings totaling 38,764 square feet. A standardized conversion rate of 2.29 dwelling units per 1,000 square feet of commercial floor area, as provided by the City Traffic Engineer, is required. This results in a total of 89 dwelling units, which is the proposed base density of the Project less the GPA units requested. The Applicant is requesting a GPA to increase the base units for the Project by 64 dwelling units. With a 50% density bonus or 77 dwelling units requested, a total of 229 dwelling units are proposed for the Project. The Property is fully developed and does not support any natural resources and all potential environmental impacts associated with the Project are appropriately addressed through standard building permit procedures, conditions of approval, and the General Plan Policies identified in the for the 2006 General Plan Update PEIR (SCH No. 2006011119) and the City of Newport Beach Housing Element Update Initial Study/Negative Declaration. 3. The proposed six -story residential building would be approximately 85 feet in height inclusive of architectural elements and rooftop mechanical equipment. The architecture would be high -quality and incorporate neutral colors with stone/tile, metal, and glass features. The proposed pedestrian bridge is designed to match the architectural style of the proposed building and the approved, but not yet constructed apartment building at 1300 Bristol Street. The pedestrian bridge includes "see - through" elements that reduce its mass and scale. The Project's building mass Resolution No. 2024-23 Page 20 of 27 including the pedestrian bridge are compatible with the surrounding office developments and anticipated future development. 4. The Project includes a variety of enhanced amenities such as private balconies for most of the units, an outdoor courtyard with pool and spa, a clubroom, a fitness center, roof deck, and lounge area. 5. The Project includes 422 onsite parking spaces located in a gated parking structure. Therefore, upon completion of the Project, there would be adequate onsite parking exceeding the minimum required residential standard pursuant to State Density Bonus Law. The parking is largely screened from public view, with two of the three levels located entirely below grade and landscaping buffers around the first floor parking structure. 6. The Property is generally flat and bordered by existing office buildings and developed roadways. The City's General Plan does not identify any scenic vistas or view points on or proximate to the Property. The nearest public view point to the Property identified in the City's General Plan is approximately 0.5 mile south at Bayview Park. The nearest coastal view designated portion of Jamboree Road is approximately 2,000 feet south of the site. Due to the distance and highly urbanized nature of the Project area, public coastal views along this view corridor would not be impacted by the Project. Finding of Consistency with Section 20.52.080(F)(3): The proposed development is not detrimental to the harmonious and orderly growth of the City, nor will it endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of person residing or working in the neighborhood of the proposed development. Facts in Support of Finding with Section 20.52.080(F)(3): 1. The Project has been designed to ensure that potential conflicts with surrounding uses are minimized to the extent possible to maintain a healthy environment for both surrounding businesses and residents by providing an architecturally pleasing project with articulation and building modulations to enhance the urban environment. 2. The proposed residential building has been designed to accommodate and provide safe access for emergency vehicles, delivery trucks, and refuse collections vehicles, as determined by the City Traffic Engineer. A Fire Department turnaround area is provided on -site at the rear of the property. Refuse collection is accommodated via an Resolution No. 2024-23 Page 21 of 27 on -site staging area along the private driveway (accessed from Bristol Street) to ensure safe maneuvering by refuse vehicles. As conditioned, the Project will also be required to accommodate sufficient queuing for vehicles onsite, so that vehicles waiting to enter the garage will not cause impacts to the Spruce Street right-of-way. 3. The Property is located approximately 0.45-mile of the southernmost John Wayne Airport runway and is within the notification area of the AELUP for John Wayne Airport. However, the Project is below the maximum transitional imagery surface heights, and thus the Project is within the building height limits of the AELUP. The Property is located partially within the updated 65 dBA CNEL noise contours for John Wayne Airport and Safety Zone 6 (Traffic Pattern Zone), where the likelihood of an accident is low. Consistent with the residential overlay, the Project shall be required to comply with conditions specified in Section 20.30.080(F) (Noise -Airport Environs Land Use Plan) of the NBMC, including provisions of noise study, sound attenuation design features, and notice to all future residents of potential annoyances or inconveniences associated with residing in proximity to airport operations. 4. The Project will comply with all Building, Public Works, Fire Codes, City ordinances, and all conditions of approval. 5. As conditioned, the proposed pedestrian bridge shall be required to comply with standards of the Caltrans Highway Design Manual, which includes a minimum vertical clearance above the Spruce Street right-of-way. The final design of the bridge will be subject to City review, which will ensure that the bridge is constructed in a manner that will not obstruct views for motorists, cyclists, or pedestrians in the vicinity. Section 5: In accordance with Section 15.40.030 (Traffic Phasing Ordinance - Standards for Approval -Findings -Exemptions) of the NBMC, the following findings and facts in support of such findings are set forth as follows: Finding of Consistency with Section 15.040.030 (AVU That a traffic study for the project has been prepared in compliance with this chapter and Appendix A [NBMC Chapter 15.40], Fact in Support of Finding with Section 15.040.030 (A)(1): A traffic study, entitled 1400 Bristol Street North Residences Traffic Impact Analysis, prepared by Ganddini Group, Inc., dated June 28, 2023, attached hereto as Exhibit "E", Resolution No. 2024-23 Page 22 of 27 was prepared for the Project in compliance with Chapter 15.40 (Traffic Phasing Ordinance and Appendix A) of the NBMC. Finding of Consistency with Section 15.040.030 (A)(2): That, based on the weight of the evidence in the administrative record, including the traffic study, one of the findings for approval in subsection 15.40.030(B) can be made: Construction of the project will be completed within 60 months of project approval in accordance with Section 15.40.030(B)(1) of the NBMC. ii. Additionally, the project will neither cause nor make worse an unsatisfactory level of traffic service at any impacted intersection in accordance with Section 15.40.030(B)(1)(a) of the NBMC. Facts in Support of Finding with Section 15.040.030 (A)(2): Based on the weight of the evidence in the administrative record, including the Traffic Study, and the conditions of approval, all of the findings for approval in Section 15.40.030(B)(1)(a) can be made in that: a. The Project is anticipated to be completed by the end of 2026, well within the 60- month criteria. Therefore, the Traffic Study addresses the entire Project development. b. The Traffic Study provides an evaluation of morning and evening peak hours at 13 existing intersections that are located in the City and the adjoining City of Irvine. c. The Project is projected to generate an additional (i.e. net increase of) 624 daily trips, including 26 peak AM trips and 34 peak PM trips. When these trips distributed to these studied intersections, the analysis concludes that there is no significant impact as the Project will neither cause nor make worse an unsatisfactory level of service at any impacted primary intersection, and all intersections are forecasted to continue to operate at acceptable Levels of Service. Resolution No. 2024-23 Page 23 of 27 Finding of Consistency with Section 15.040.030 (A)(3): That the project proponent has agreed to make or fund the improvements, or make the contributions, that are necessary to make the findings for approval and to comply with all conditions of approval. Fact in Support of Finding with Section 15.040.030 (A)(3): No improvements or mitigation are necessary because implementation of the Project will neither cause nor make worse an unsatisfactory level of traffic service at any impacted primary intersection within the City of Newport Beach. The applicant will be required to pay any applicable Traffic Fair Share fees for the net increase in vehicles trips, which will be used to fund future planned improvements to the City's circulation system. The Applicant will also be subject to the payment of San Joaquin Hills Transportation Corridor Fees. Section 6: The AHIP, attached hereto as Exhibit "D," is consistent with the intent to implement affordable housing goals within the City pursuant to State Density Bonus Law and Chapter 20.32 (Density Bonus) of the NBMC for the following reasons: 1. Consistent with the requested 50% density bonus, 23 units (15% of the base units) would be set aside as affordable units to lower income households. Lower income households are defined as households with 80% or less of the area median income, adjusted for family size for minimum term of 55 years for very low-income households. The Project is consistent the provisions of the Residential Overlay of the Newport Place Planned Community (PC-11), which requires a minimum of 15% of base units to be set aside for lower income households. 2. The State Density Bonus Law and Section 20.32 (Density Bonus) of the NBMC provide for an increase in the number of units above General Plan and zoning limits for projects that include a minimum of 15% of the base units affordable to very -low- income households earning 50% or less of area median income. The Project's inclusion of 23 very -low-income units, which is 15% of the base unit count of 153 units makes the Project eligible for 77 additional units. Inclusive of all base units, density bonus units, and affordable units the total project includes 229 units. 3. In addition to the 77 density bonus units and parking reductions, the Project is entitled under State Density Bonus Law and Section 20.32.110 (Design and Distribution of Affordable Units) of the NBMC, to receive up to three incentives or concessions that Resolution No. 2024-23 Page 24 of 27 would result in identifiable, financially sufficient, and actual cost reductions. The Project includes two development concessions for the proposed affordable unit mix that does not meet Section 20.32.110 (Design and Distribution of Affordable Units) of the NBMC. Additionally, the City may grant a concession from the payment of in -lieu park fees. Section 20.32.110 (Design and Distribution of Affordable Units) of the NBMC requires affordable units in a density bonus project reflect the same range of unit types in the residential development as a whole. In this case, the Project provides a higher percentage of affordable studio units and fewer affordable two -bedroom units compared to market rate units. Granting this incentive will result in identifiable, financially sufficient, and actual project cost reductions by reducing the long-term rental subsidy costs associated with the two -bedroom units and affording additional rental income for the project to ensure financial feasibility. The reduction in park in -lieu fees would allow the applicant to contribute to the overall fund for parks in the Airport Area, while providing identifiable cost reduction that make the provision of affordable units feasible. 4. In addition to the density bonus units, parking reductions, and concessions, the Project is entitled under State Density Bonus Law and Section 20.32.080 (Waivers or Reductions of Development Standards) of the NBMC, and recent caselaw to receive waivers or reductions of development standards where application of the development standard would physically preclude construction of a density bonus project. In this case, the following development standards are entitled to waiver: a. Park dedication requirement. General Plan Land Use Policy LU 6.15.13 requires a public park equal to 8% of the gross land area of the development, or a minimum one-half acre, whichever is greater, be provided. In this case, the 1.97-acre Property is too small to feasibly accommodate a half -acre park. b. Residential density. General Plan Land Use Policy LU 6.15.7 requires residential density between 30-50 units per acre. Inclusive of only the conversion units, the density would comply at 37 dwelling units per acre. Including the proposed GPA units, conversion units, and density bonus units, the Project would not comply at a density of 96 dwelling units per acre and a waiver is necessary to implement the project. Resolution No. 2024-23 Page 25 of 27 c. Street setbacks. The Newport Place Planned Community (PC-11) requires street setbacks of 30 feet from property lines. In this case, 30-foot setbacks along Bristol Street and Spruce Street would substantially decrease the development of the footprint of the Project. The Project is designed with 8-foot setbacks to Spruce Street and 18-foot setbacks to Bristol Street. d. Building height. The Newport Place Planned Community (PC-11) limits building height to 55 feet from established grade. In this case, a higher building height is necessary to accommodate 229 residential units. The Project is designed with a height of approximately 85 feet from established grade. e. Private open space. Section 20.18.030 (Residential Zoning Districts General Development Standards) of the NBMC requires a minimum of 5 percent of the gross floor area of each unit to be provided as open space. The Project's studio dwelling units and nine of the two -bedroom units (including 4 units which provide only 2 square feet less than the private open space requirement) are unable to achieve these minimum private open space standards given their size and location. f. Common open space. Section 20.18.030 (Residential Zoning Districts General Developments Standards) of the NBMC requires a minimum of 75 square feet per unit be provided as common open space area. In this case, the requirement is 17,175 square feet (75 square feet per unit x 229 units). The Project as designed provides approximately 13,800 square feet of common open space due to space limitations on the 2.38-acre lot. Resolution No. 2024-23 Page 26 of 27 Section 7: Environmental Impact Report Addendum No. 7 was prepared for the Project in compliance with CEQA set forth in California Public Resources Code Section 2100 et seq.; CEQA's implementing regulations set forth in the CEQA Guidelines and City Council Policy K-3 (Implementation Procedures for the California Environmental Quality Act) to ensure that the Project will not result in new or increased environmental impacts. On the basis of the entire environmental record, the Project will not result in any new significant impacts that were not previously analyzed in the PEIR for the General Plan 2006 Update (SCH No. 2006011119) and the City of Newport Beach Housing Element Initial Study/Negative Declaration. The potential impacts associated with this Project would either be the same or less than those described in the PEIR and the City of Newport Beach Housing Element Update Initial Study/Negative Declaration. In addition, there are no substantial changes to the circumstances under which the Project would be undertaken that would result in new or more severe environmental impacts than previously addressed in either the PEIR or the City of Newport Beach Housing Element Update Initial Study/Negative Declaration, nor has any new information regarding potential for new or more severe significant environmental impacts been identified. The City Council finds that judicial challenges to the City's CEQA determinations and approvals of land use projects are costly and time consuming. In addition, project opponents often seek an award of attorneys' fees in such challenges. As project applicants are the primary beneficiaries of such approvals, it is appropriate that such applicants should bear the expense of defending against any such judicial challenge, and bear the responsibility for any costs, attorneys' fees, and damages which may be awarded to a successful challenger. Section 8: The recitals provided in this resolution are true and correct and are incorporated into the operative part of this resolution. Section 9: If any section, subsection, sentence, clause or phrase of this resolution is, for any reason, held to be invalid or unconstitutional, such decision shall not affect the validity or constitutionality of the remaining portions of this resolution. The City Council hereby declares that it would have passed this resolution, and each section, subsection, sentence, clause or phrase hereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared invalid or unconstitutional. Resolution No. 2024-23 Page 27 of 27 Section 10: This resolution shall take effect immediately upon its adoption by the City Council, and the City Clerk shall certify the vote adopting the resolution. ADOPTED this 9th day of April, 2024. Will O'Neill Mayor ATTEST: MUM 17V Wit 11UN Brown City Clerk APPROVED AS TO FORM: CITY TORNEY'S OFFICE r aro C. Harp City Attorney Attachments: Exhibit "A" — Legal Description Exhibit "B" — General Plan Amendment Exhibit "C" — Site Development Review Exhibit "D" — Affordable Housing Implementation Plan Exhibit "E" — Traffic Study Exhibit "F" — Conditions of Approval Exhibit "A" Legal Description THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF NEWPORT BEACH, IN THE COUNTY OF ORANGE, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: THAT PORTION OF BLOCK 50 OF IRVINE'S SUBDIVISION, AS SHOWN ON A MAP RECORDED IN BOOK 1, PAGE 88 OF MISCELLANEOUS RECORDS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA, TOGETHER WITH THAT PORTION OF TRACT 706, AS SHOWN ON A MAP RECORDED IN BOOK 21, PAGE 25 OF MISCELLANEOUS MAPS, RECORDS OF SAID ORANGE COUNTY, DESCRIBED AS FOLLOWS: PARCEL 2 IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A MAP FILED IN BOOK 54, PAGE 11 OF PARCEL MAPS IN THE OFFICE OF THE COUNTY RECORDER OF ORANGE COUNTY, CALIFORNIA. EXCEPT THE FULL RIGHTS TO ALL MINERALS, PETROLEUM, GAS AND OTHER HYDROCARBON SUBSTANCES EXISTING BELOW FIVE HUNDRED (500) FEET FROM THE SURFACE OF SAID REAL PROPERTY DESCRIBED ABOVE, PROVIDED, HOWEVER, THAT GRANTOR HEREBY EXPRESSLY WAIVES THE RIGHT TO ENTER UPON THE SURFACE OF SAID REAL PROPERTY FOR THE PURPOSE OF EXPLORING FOR, OR PRODUCING THE MINERALS, PETROLEUM, GAS AND OTHER HYDROCARBON SUBSTANCES SO RESERVED IN DEED RECORDED JULY 1, 1977. Exhibit "B" General Plan Amendment ryyP A A� C G cD ' >� N > > CO-G ti 6 NE A 00, Q� JQ �T PLPI CO - Al U-H2 4221 M -H2 4106 4100 NEWPORT PLACE DR MU-H2 MU-H2_ OD L� o s� BOWSPRIT DR ryA9 Aryry \J � O ry N ry A^�y 'LA0 Dry ry 1 /s ti T ry �1ry •9Lr` 4� 2°?v � B ry JG� co_ 8/STG�S G yJR ,ry T ry ry 2p� > rybry bbry' 2491 ry S� 20 Qv e 0 155 310 Feet 0 PA2022 0296 General Plan Amendment NBA` N E W P O R T fi E C M 1400 Bristol St N City of Newport Beach GIS Division November 22, 2023 �A2022-0296 GP Amenciment—d Anomaly Statistical ILand Use I Development Number I Area I Desianation I Limit (sf) I Development Limit (Other) Additional 89 dwelling units were converted from two existing office buildings totaling 16 L4 CO-GIMU-H2 344,231 64 Dwelling Units 38,764 square feet consistent with LU 6.15.5 and 64 units were added through a GPA at 1400 Bristol Street Exhibit "C" Site Development Review H Q a Q F' 0 Z I 1 I 1 I ____________—__—_ s______________�%� 3nN3" 3onNdS m Exhibit "D" Affordable Housing Implementation Plan 1400 BRISTOL STREET NORTH AFFORDABLE HOUSING IMPLEMENTATION PLAN AND DENSITY BONUS APPLICATION August 11, 2023 Prepared by Springbrook,,, _ll.[ Realty Advisors, Inc. 1400 BRISTOL STREET NORTH AFFORDABLE HOUSING IMPLEMENTATIONPLANAND DENSITY BONUS APPLICATION August 11, 2023 Project Description c& Affordability Level The Picerne Group ("Picerne") is proposing the 1400 Bristol Street North development ("Project") on a 2.38 acre site located in the Newport Place Planned Community ("Property"). The site is generally bounded by Bristol Street North on the South and Spruce Street on the East, with low rise office buildings and surface parking on the North and West sides. The Newport Beach General Plan designates the project site as General Commercial Office (CO-G) and the zoning is Planned Community ("PC") 11, ("PC-11"). A General Plan Amendment to redesignate the site as Mixed Use Horizontal 2 (MU-1-12) and a PC Amendment to include the property in the PC-11 Residential Overlay are being proposed as part of the overall project application. The site is currently developed as 1970's era two story office buildings with surface parking. The Project is planned to consist of 229 units including 153 base units and 76 density bonus units. The Newport Place Development Standards, as revised by Council Resolution No. 2023-13 on July 25, 2023 ("Development Standards"), provide that 15 percent of the base units within a residential development shall be affordable to Lower Income households. Lower Income Households, as defined in California Health and Safety Code Section 50079.5, are defined as households earning 80 percent or less of area median income, adjusted for family size, including both Very Low and Low income categories. The affordable housing requirement for this project, as required by the Development Standards, is 23 units (15% of 153 Base units). Eligibility for Density Bonus Picerne will be providing 23 units (15% of base units) affordable to Very Low Income households ("Very Low Income Units"). This will comply with the provisions of Government Code Section 65915 applicable to a 50% density bonus. Rents for the Very Low Income Units will be computed in accordance with Health and Safety Code Sec. 50053, as required by Government Code Section 65915(c)(1). 1 1400 Bristol Street North Affordable Housing Plan August 11, 2023 Density Bonus Computation and Term of Affordability The density bonus computation for the Project per Government Code Section 65915 is shown below: Table 1 Density Bonus Computation Units Based on Existing Nonresidential Uses 89 Additional Units Per Proposed General Plan Amendment' 64 Total Base Units 153 Density Bonus (50%) 77 Total Units Permitted 230 Total Units Provided 229 Picerne intends to operate the apartment project as a rental community. The 23 Very Low Income Units will remain rent restricted for a minimum of 55 years, per Government Code Section 65915(c)(1), more than the 30-year affordability term set forth in the Development Standards. Reduction in Parking As provided for in Government Code Sec. 65915(p) and Section 20.32.030 of the City's Zoning Code the 1400 Bristol Street North project is eligible for a reduction in parking requirements. Government Code Section 65915(p) provides the following: (1) Upon the request of the developer, no city, county, or city and county shall require a vehicular parking ratio, inclusive of handicapped and guest parking, of a development meeting the criteria of subdivision (b), that exceeds the following ratios: a. Zero to one bedroom: 1.0 onsite parking space per unit b. Two to three bedrooms: 1.5 onsite parking spaces per unit. (2) If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded up to the next whole number. For purposes of this subdivision, a development may provide "onsite parking" through tandem parking or uncovered parking, but not through streetparking. 1 Per Section 423 of the City Charter, with approval of the proposed General Plan Amendment, up to an additional 100 dwelling units are permitted in the Airport Area by without a vote of the electorate. 2 1400 Bristol Street North Affordable Housing Plait August 11, 202 3 Table 2 below is a summary of Government Code Sec. 65915 parking requirements vs. spaces to be provided: Table 2 Parking Requirements Unit Type Number of Units Stalls/Unit Per Gov. Code 65915 Total Stalls Per Gov. Code 65915 Studio 40 1.0 40 1 Bedroom 126 1.0 126 2 Bedroom 63 1.5 95 Total Parking Stalls Required 261 Total Parking Stalls Provided 422 Parking Provided in Excess of Minimum Requirement 161 Picerne requests that parking requirements be calculated in accordance with Government Code Sec. 65915(p). As shown above, the Project will provide 422 onsite parking spaces for its residential units, which is 161 spaces more than the requirements of Sec. 65915 (p). Development Incentive Request Pursuant to Government Code Section 65915(d)(1) and Section 20.32 of the City's Zoning Code, Picerne is entitled to three concessions or incentives due to providing at least fifteen percent (15%) of the units as affordable for Very Low Income households. Picerne requests the following development incentives: 1) Section V.F.1 of the Development Standards provides that "Affordable units shall reflect the range of numbers of bedrooms provided in the residential development project as a whole." Picerne requests that the 23 Very Low Income units be provided utilizing the unit mixes as shown below: Table 3 Unit Mix Very Low Unit Type Total Units Income Units Studio 40 14 1 Bedroom 126 g 2 Bedroom 63 1 Total 229 23 El 1400 Bristol Street North Affordable Housing Plan August 11, 2023 2) Picerne is required to provide the dedication of a half -acre park or pay the equivalent in - lieu fee for a half -acre park. Picerne is requesting to waive a portion of the in -lieu park fee. These incentive will result in cost reductions which will provide for the affordable rents to be set in accordance with Government Code Sec. 65915(c). Pursuant to Government Code Sec. 65915(d)(1) "The city, county, or city and county shall grant the concession or incentive requested by the applicant unless the city, county, or city and county makes a written finding, based upon substantial evidence, of any of the following:" (summarized from pertinent sections) (A) the concession or incentive does not result in identifiable and actual cost reductions, (B) would have an adverse impact on public health and safety or on a site listed as a historical site, or (C) is contrary to state or federal law. Government Code Sec. 65915(a)(2) further provides that a jurisdiction "shall not condition the submission, review, or approval of an application pursuant to this chapter on the preparation of an additional report or study that is not otherwise required by state law, including this section." Picerne reserves the right to request an additional incentive or concession in the future. Development Standards Waiver Request Government Code Sec. 65915(e)(1) provides that a city or county may not apply any development standard (including height limits) that will have the effect of physically precluding the construction of a density bonus project at the density permitted under the density bonus statute. The only exceptions to this prohibition are if the development standards waiver would have an impact on health and safety as delineated in Government Code Sec. 65589.5(d), impact on property listed in the California Register of Historical Resources, or if the development standards waiver would be contrary to state or federal law. For the proposed project, the applicant is requesting the following development standard waivers: 1. General Plan Park Dedication Requirement: Pursuant to General Plan Policy LU 16-15.13, a public park equal to 8 percent of the gross land area of the total development, or a minimum one -half -acre, whichever is greater, shall be provided. This requirement would mandate a one -half -acre park on the 2.38 acre site. The General Plan allows a waiver of its park dedication requirement where it can be demonstrated that the development parcels are too small to feasibly accommodate the park or inappropriately located to serve the needs of local residents. The applicant therefore requests waiver of the General Plan Policy LU 16-15.13 public park dedication requirement. 2. PC -II Development Standards Deviation (30-foot Street Setback): PC-11 development standards require street setbacks of 30 feet from the property line. A 30-foot setback would substantially reduce the Project's development footprint, making it infeasible and impossible to support the proposed 229 dwelling units. Applicant therefore requests a waiver of the PC- 11 30-foot setbacks. 4 1400 Bristol Street North Affordable Housing Plan August 11, 2023 3. PC-11 Development Standards Deviation (Building Height): PC-11: The Development Standards limit building heights to 55 feet. Given the constraints imposed by the street setbacks, the perimeter road, and the utilities required to serve the Property, imposition of the 55 foot height limit would physically preclude the development of the proposed 229 dwelling units. The proposed building height is 85 feet. 4. Private Open Space: Newport Beach Municipal Code Section 20.18.030 (Table 2-3) requires a minimum of 5% of the gross floor area of each unit to be set aside as private open space with a minimum dimension of 6 feet. The Project's studio dwelling units and 9 of the two -bedroom units (including 4 units which provide 2 sf less than the private open space requirement) are unable to achieve these minimum private open space standards given their size and location. Therefore, Applicant requests a waiver from this private open space requirement since adherence to this development standard would physically preclude the Project as proposed. 5. Newport Beach Municipal Code Common Open Space: Newport Beach Municipal Code Section 20.18.030 (Table 2-3) requires a minimum of 75 square feet/unit (17,175 sf total) to be designated as common open space. The applicant requests a waiver to reduce the 75 square feet/unit (17,175 sf total) requirement to approximately 60 square feet/unit (13,800 sf total, or 3,375 sf less than the City requirement). This waiver is necessary in order to accommodate the project's proposed density given the constraints imposed by the street setbacks, the perimeter road, and the utilities required to serve the project site. 6. General Plan Land Use Policy 6.15.7: General Plan Land Use Policy 6.15.7 (Overall Density and Housing Type) and Section IV.A.4 of the PC -I I zoning standards prescribe a density range of 30-50 dwelling units per acre ("du/ac"). The Project proposes 153 "base" units on a 2.38 acre parcel, which equates to 64 du/ac. The Project's 153 base units are comprised of 89 units from the conversion of the office building to residential and 64 additional units allocated to the Airport Area (Statistical Area L4) under the General Plan. The Project qualifies for a 50% density bonus (i.e., 77 units) in exchange for providing the necessary level of affordable housing. To the extent required, Applicant requests a waiver from the maximum base density standards under LU Policy 6.15.7 and Section fV.A.4 of the PC -I I in order to construct the Project at the density sought. Additional detail as to these waiver requests has been submitted separately as part of the development application. Waiver of these requirements is necessary to accommodate the additional units permitted by the density bonus. Government Code Section 65915(e)(1) requires that the waiver requests be approved. Income Limits and Examples of Eligible Tenants for Affordable Homes Lower Income Households are defined as households whose gross income does not exceed 80% of area median income, adjusted for household size. Lower Income Households include Very Low Income Households whose gross income does not exceed 50% of area median income, adjusted for household size. Table 4 on the following page shows the maximum income limits for Very Low Income Households as determined by the U.S. Department of Housing and Urban 5 1400 Bristol Street North Affordable Housing Plan August 11, 2023 Development and the California Department of Housing and Community Development ("HCD") with household sizes appropriate for the 1400 Bristol Street North project: Table 4 Maximum Income Limits Very Low Income Households Maximum Annual Household Size Income - 2023/2024 1 Person $50,250 2 Person 57,400 3 Person 64,600 4 Person 71,750 5 Person 77,500 Higher income limits apply to larger families; those families however are not considered to be a target market for the Project, where the unit mix consists of studios, one -bedroom, and two - bedroom apartment homes. These income limits are updated annually. The 23 affordable homes that Picerne will provide will be rented to eligible Very Low Income Households. As shown in Table 4, Very Low Income Households includes incomes ranging from $50,250 per year for a one -person household to $77,500 per year for a five -person household. As such this could include City employees, school district employees, health care workers, restaurant and other retail workers, and other occupations which provide needed services to our community. While household size, overtime pay, summer jobs, or second jobs may affect eligibility, the income limits above are reflective of pay to many public or health care sector workers, as shown in Table 5 on the following page: 0 1400 Bristol Street North Affordable Housing Plan August 11, 2023 Table _5 Examples of Qualifying Salaries Information Position Pay Range Source Comments Human Resources Specialist I $64,356-$90,444 City May qualify for Very Low units depending on household size. Park Patrol Officer $45,420-$63,924 City Will qualify for Very Low Income units depending on household size. Licensed Vocational Nurse (LVN) $60,000-$87,000 Glassdoor May qualify for Very Low units depending on household size. Newport -Mesa Unified School District $64.354-$98,740 NMUSD Credentialed teacher with no advanced ('T4WSD") Teacher Website education and up to 5 years experience may qualify for Very Low Income units depending on household size. NMUSD Library Technician. $46,020-$55,932 NMUSD At entry level will qualify for Very Website Low Income units. NMUSD MaintenanceWorker $57,468-$85,116 NMUSD May qualify for Very Low units Website depending on household size. The pay ranges shown above are as of 2022 and are subject to update. Retired persons or couples or young business professionals starting their careers may also qualify to rent the affordable homes at 1400 Bristol Street North. In order to provide opportunities for workers to live in one of the affordable homes, the City could provide guidelines providing for acceptance of applications on a priority basis from classes of individuals who qualify under the income limits in effect. The guidelines could provide for priority treatment for City residents, City employees, employees of the local school district, and employees of major health care institutions or other categories identified by the City for priority treatment. Rental Rate Limits for Affordable Homes The 23 Very Low Income Units shall be rented at an affordable rent calculated in accordance with the provisions of Section 50053 of the Health and Safety Code. Section 50053 of the Health and Safety Code limits affordable rent to 30% of total income for a Very Low Income household, as calculated in Table 6 on the following page. That section also requires that the rent for a studio unit assumes a one -person household for rent calculation purposes, a one -bedroom unit assumes a two -person household, and a two -bedroom unit assumes a three -person household. The rents calculated are then adjusted by a utility allowance as determined annually by the County of Orange Housing & Community Services Department. As of October 1, 2022, the reduction for the utility allowance is $149.00 per month for a studio unit, $163.00 per month for a one -bedroom unit, and $215.00 per month for a two -bedroom unit. The utility allowance utilized assumes gas cooking, gas space heating, gas water heating, as well as electricity, air conditioning, and water, sewer, and trash fees which are assumed to be paid by the tenant. The maximum rent levels for 2023/24 by income level are shown in Table 6 on the next page: rl 1400 Bristol Street North Affordable Housing Plan August 11, 202 Table 6 Maximum Rents by Bedroom Count Maximum Maximum Annual Monthly- Utility- Affordable Bedrooms Rent Rent Allowance Rent TTei y' Low bwome- Studio $13,418 $1,118 S149 $969 1 Bedroom 15,338 1278 163 1,115 2 Bedroom 17,250 1,438 215 1,223 Piceme will enter into an affordable housing agreement, in recordable form, with the City prior to obtaining the first building permit for any residential unit. That agreement will ensure that the maximum rents for the affordable apartment homes will be calculated using the methodologies as utilized in Table 6. The rental rates shown will be updated prior to the commencement of rental activities and on an ongoing basis to reflect then current income limits, utility allowances, and any changes in applicable regulations and statutes. Unit Mix, Design, and Location of Affordable Homes While the exact location of each of the affordable homes within the 1400 Bristol Street North site has not yet been determined, the affordable homes will be spread throughout the development to avoid concentration of affordable homes in any area. The affordable homes shall be comparable in the quality of construction and exterior design to the market rate homes. As provided for in the Development Standards, all affordable homes will have access to the facilities and amenities offered by the development. Requested City of Newport Beach Assistance Financial Assistance Picerne is not requesting any direct financial assistance from the City of Newport Beach for this proj ect. 'Rents for Very Low Income units calculated in accordance with Section 50053 of the Health and Safety Code. P Exhibit "E" Traffic Study 13 Traffic Engineering • Transportation Planning • Parking • Noise & Vibration Air Quality e Global Climate Change • Health Risk Assessment prepared by Bryan Crawford Giancarlo Ganddini, PE, PTP GANDDINI GROUP, INC. 555 Parkcenter Drive, Suite 225 Santa Ana, California 92705 (714) 795-3100 1 ganddini.com 1400 BRISTOL STREET NORTH RESIDENCES TRAFFIC IMPACT ANALYSIS City of Newport Beach June 28, 2023 Project No. 19604 TABLE OF CONTENTS EXECUTIVESUMMARY................................................................................................................................................ IV 1. INTRODUCTION....................................................................................................................................................1 ProjectDescription.................................................................................................................................................. 1 StudyArea................................................................................................................................................................ 1 AnalysisScenarios................................................................................................................................................... 1 2. METHODOLOGY...................................................................................................................................................5 Traffic Phasing Ordinance Analytical Methodology (Non-CEQA).................................................................. 5 Intersection Capacity Utilization Methodology....................................................................................... 5 Performance Standards............................................................................................................................... 5 Substantial Operational Deficiency Criteria............................................................................................. 6 Cumulative and General Plan Analytical Methodology (CEQA)...................................................................... 6 Thresholds of Significance for General Plan EIR Addendum................................................................ 6 Vehicle Miles Traveled Analytical Methodology (CEQA)................................................................................. 6 3. EXISTING CONDITIONS......................................................................................................................................7 ExistingRoadway System....................................................................................................................................... 7 PedestrianFacilities.................................................................................................................................................7 BicycleRoutes.......................................................................................................................................................... 7 TransitFacilities....................................................................................................................................................... 7 GeneralPlan Context.............................................................................................................................................. 7 ExistingTraffic Volumes......................................................................................................................................... 7 Existing Intersection Level of Service..................................................................................................................8 4. PROJECT FORECASTS.......................................................................................................................................17 ProjectTrip Generation........................................................................................................................................17 Project Trip Distribution and Assignment.........................................................................................................17 5. FUTURE VOLUME FORECASTS......................................................................................................................25 City of Newport Beach Approved Projects......................................................................................................25 AmbientGrowth....................................................................................................................................................25 TPO Year 2027 Volume Forecasts.....................................................................................................................25 6. TPO ANALYSIS.....................................................................................................................................................30 TPO Year 2027 One -Percent Threshold Analysis...........................................................................................30 TPOImpact Assessment......................................................................................................................................30 7. CEQA ANALYSIS..................................................................................................................................................33 CumulativeProjects..............................................................................................................................................33 CEQA Year 2027 Without Project Volume Forecasts....................................................................................33 CEQA Year 2027 With Project Volume Forecasts..........................................................................................33 CEQA Year 2027 Impact Assessment...............................................................................................................33 8. GENERAL PLAN COMPARISON ANALYSIS.................................................................................................44 General Plan Comparison Methodology...........................................................................................................44 General Plan Comparison Trip Generation and Trip Distribution.................................................................44 Post 2030 General Plan Buildout Without Project Volume Forecasts........................................................44 Post 2030 General Plan Buildout With Project Volume Forecasts..............................................................44 General Plan Comparison Impact Assessment.................................................................................................44 g3plddii 1400 Bristol Street North Residences Traffic Impact Analysis i 19604 9. CONGESTION MANAGEMENT PROGRAM.................................................................................................52 Background.............................................................................................................................................................52 CMP-Monitored Intersections............................................................................................................................52 Requirements for Improvements........................................................................................................................52 Criteria for Preparation of CMP Impact Analysis.............................................................................................52 10. SITE ACCESS AND CIRCULATION..................................................................................................................53 SiteAccess..............................................................................................................................................................53 On -Site Circulation................................................................................................................................................53 11. VEHICLE MILES TRAVELED (VMT).................................................................................................................54 Background.............................................................................................................................................................54 VMT Assessment and Screening........................................................................................................................54 12. CONCLUSIONS....................................................................................................................................................55 ProjectTrip Generation........................................................................................................................................55 TPOImpact Analysis.............................................................................................................................................55 CEQA Year 2027 Impact Analysis......................................................................................................................55 CEQA General Plan Comparison Impact Analysis...........................................................................................55 VMTScreening......................................................................................................................................................55 Congestion Management Program.....................................................................................................................55 SiteAccess and Circulation..................................................................................................................................55 APPENDICES Appendix A Glossary Appendix B Volume Count Worksheets Appendix C Level of Service Worksheets Appendix D Approved Projects List and Cumulative Projects Appendix E TPO One -Percent Threshold Analysis Appendix F Existing VMT Per Population Map LIST OF TABLES Table 1. Existing (2022) Intersection Levels of Service........................................................................................ 9 Table 2. Project Trip Generation.............................................................................................................................18 Table 3. TPO One -Percent Threshold Analysis Summary..................................................................................31 Table 4. TPO Year 2027 Intersection Levels of Service and Impact Assessment..........................................32 Table 5. Cumulative Projects Trip Generation......................................................................................................34 Table 6. CEQA Year 2027 Intersection Levels of Service and Impact Assessment......................................36 Table 7. General Plan Comparison Trip Generation............................................................................................46 Table 8. General Plan Comparison: Post 2030 General Plan Buildout Intersection Levels of Serviceand Impact Assessment...............................................................................................................47 LIST OF FIGURES Figure1. Project Location Map................................................................................................................................... 3 Figure2. Site Plan..........................................................................................................................................................4 Figure 3. Existing Lane Geometry and Intersection Traffic Controls.................................................................10 Figure 4. Existing Pedestrian Facilities.....................................................................................................................11 Figure 5. Orange County Transportation Authority System Map......................................................................12 Figure 6. City of Newport Beach General Plan Master Plan of Streets and Highways..................................13 1400 Bristol Street North Residences nTraffic Impact Analysis 19604 Figure 7. City of Newport Beach General Plan Roadway Cross-Sections........................................................14 Figure 8. Existing AM Peak Hour Intersection Turning Movement Volumes...................................................15 Figure 9. Existing PM Peak Hour Intersection Turning Movement Volumes...................................................16 Figure 10. Project Outbound Trip Distribution - Existing General Office Building...........................................19 Figure 11. Project Inbound Trip Distribution - Existing General Office Building..............................................20 Figure 12. Project Outbound Trip Distribution - Proposed Residential..............................................................21 Figure 13. Project Inbound Trip Distribution - Proposed Residential.................................................................22 Figure 14. Project (Net) AM Peak Hour Intersection Turning Movement Volumes..........................................23 Figure 15. Project (Net) PM Peak Hour Intersection Turning Movement Volumes..........................................24 Figure 16. TPO Year 2027 Without Project AM Peak Hour Intersection Turning Movement Volumes.......................................................................................................................................................26 Figure 17. TPO Year 2027 Without Project PM Peak Hour Intersection Turning Movement Volumes.......................................................................................................................................................27 Figure 18. TPO Year 2027 With Project AM Peak Hour Intersection Turning Movement Volumes ............28 Figure 19. TPO Year 2027 With Project PM Peak Hour Intersection Turning Movement Volumes.............29 Figure 20. Cumulative Projects Location Map.........................................................................................................37 Figure 21. Cumulative Projects AM Peak Hour Intersection Turning Movement Volumes .............................38 Figure 22. Cumulative Projects PM Peak Hour Intersection Turning Movement Volumes .............................39 Figure 23. CEQA Year 2027 Without Project AM Peak Hour Intersection Turning Movement Volumes.......................................................................................................................................................40 Figure 24. CEQA Year 2027 Without Project PM Peak Hour Intersection Turning Movement Volumes.......................................................................................................................................................41 Figure 25. CEQA Year 2027 With Project AM Peak Hour Intersection Turning Movement Volumes.......................................................................................................................................................42 Figure 26. CEQA Year 2027 With Project PM Peak Hour Intersection Turning Movement Volumes .......... 43 Figure 27. Post 2030 General Plan Buildout Without Project AM Peak Hour Intersection Turning MovementVolumes...................................................................................................................................48 Figure 28. Post 2030 General Plan Buildout Without Project PM Peak Hour Intersection Turning MovementVolumes...................................................................................................................................49 Figure 29. Post 2030 General Plan Buildout With Project AM Peak Hour Intersection Turning MovementVolumes...................................................................................................................................50 Figure 30. Post 2030 General Plan Buildout With Project PM Peak Hour Intersection Turning MovementVolumes...................................................................................................................................51 g3ldii 1400 Bristol Street North Residences Traffic Impact Analysis iii 19604 EXECUTIVE SUMMARY The purpose of this study is to evaluate the potential for transportation impacts resulting from development of the proposed project both in the context of the City of Newport Beach's discretionary authority for conformance with locally established operational standards and the California Environmental Quality Act (CEQA). Although this is a technical report, effort has been made to write the report clearly and concisely. A glossary is provided in Appendix A to assist the reader with terms related to transportation engineering. This study was prepared in consultation with City of Newport Beach staff and in accordance with the procedures and methodologies for assessing transportation impacts established by the City of Newport Beach. To assess the project's conformance with local operational standards, this study evaluates the project's effect on traffic operations in accordance with the City's Traffic Phasing Ordinance (TPO) and, if necessary, identifies recommended improvements or corrective measures to alleviate operational deficiencies substantially caused or worsened by the proposed project. In addition to existing (2022) conditions, this report analyzes forecast traffic conditions for year 2027 (one year after project opening). For CEQA purposes, this study also evaluates the significance of project -related transportation impacts using cumulative methodology as well as vehicle miles traveled (VMT) analysis relative to criteria established by the City of Newport Beach as the lead agency and, if necessary, identifies any feasible mitigation measures to mitigate any significant impacts. Additionally, analysis was also prepared for Year 2027 cumulative and Post 2030 General Plan Buildout conditions in support of the project's proposed addendum to the 2006 General Plan Environmental Impact Report (EIR). Project Description The 2.38-acre project site is addressed at 1400 and 1420 Bristol Street North, located at the northwest corner of Bristol Street North and Spruce Street, in the City of Newport Beach, California. The project site is currently developed with existing office buildings totaling 38,764 square feet. The proposed project involves demolition of the existing office buildings and construction of a new six -story podium apartment building comprised of 230 residential dwelling units (207 market rate and 23 affordable units), podium level amenity space, a business center/leasing office, and 422 parking spaces in an on -grade parking garage with two subterranean levels. Vehicular access is proposed to be maintained at Spruce Street with the existing project driveway on Bristol Street North relocated approximately 65 feet to the northwest. The proposed project is anticipated to be fully operational by year 2026. Existing Conditions The study intersections currently operate at Levels of Service D or better during the peak hours for Existing (2022) conditions. Project Trip Generation The existing project site land use is estimated to generate approximately 420 daily trips, including 59 trips during the AM peak hour and 56 trips during the PM peak hour. The proposed project site land use is forecast to generate approximately 1,044 daily trips, including 85 trips during the AM peak hour and 90 trips during the PM peak hour. Therefore, the proposed project is forecast to result in a net increase of approximately 624 net new daily trips, including 26 net new trips during the AM peak hour and 34 net new trips during the PM peak hour. g3ldii1400 Bristol Street North Residences Traffic Impact Analysis v 19604 TPO Impact Analysis The addition of project -generated trips is not forecast to cause any study intersection to operate deficiently (Level of Service E or F) or worsen a deficient intersection operation by more than one percent of capacity; therefore, the proposed project is forecast to result in no Level of Service impacts at the study intersections for TPO Year 2027 With Project conditions and no improvements are required. CEQA Impact Analysis The addition of project -generated trips is not forecast to cause any study intersection to operate deficiently (Level of Service E or F) or worsen a deficient intersection operation by more than one percent of capacity; therefore, the proposed project is forecast to result in no significant Level of Service impacts at the study intersections for CEQA Year 2027 With Project conditions and no new mitigation measures are required. CEQA General Plan Comparison Impact Analysis The addition of project -generated trips is not forecast to cause any study intersection to operate deficiently (Level of Service E or F) or worsen a deficient intersection operation by more than one percent of capacity; therefore, the proposed project is forecast to result in no significant Level of Service impacts at the study intersections for Post 2030 General Plan Buildout With Project conditions and no new mitigation measures are required. VMT Screening The proposed project is located in a City defined low-VMT area for residential use (lower than 85 percent of Countywide average VMT per capita). Per the City VMT guidelines and screening criteria, the project is considered to have a less than significant impact on VMT. Congestion Management Program (CMP) Since the proposed project has indirect access to a CMP facility (e.g., MacArthur Boulevard or Jamboree Road) and is forecast to generate less than 2,400 daily trips, the proposed project does not satisfy the criteria for preparation of a separate CMP impact analysis. Site Access and Circulation Vehicular access is proposed to be maintained at Spruce Street with the existing project driveway on Bristol Street North relocated approximately 65 feet to the northwest. Since Bristol Street North is a one-way street, the relocated project driveway at Bristol Street North will continue to provide right turn in/out only access. The project driveway at Spruce Street will continue to provide full access. Based on review of the adjacent development and lane configurations along Bristol Street North and Spruce Street, the existing lane configurations are anticipated to provide adequate circulation. The final parking and circulation will be reviewed and approved by the City of Newport Beach. g3lddii 1400 Bristol Street North Residences Traffic Impact Analysis v 19604 1. INTRODUCTION This section describes the project location, project description, study area, and analysis scenarios. PROJECT DESCRIPTION The 2.38-acre project site is addressed at 1400 and 1420 Bristol Street North, located at the northwest corner of Bristol Street North and Spruce Street, in the City of Newport Beach, California. The project site is currently developed with existing office buildings totaling 38,764 square feet. Figure 1 shows the project location map. The proposed project involves demolition of the existing office buildings and construction of a new six -story podium apartment building comprised of 230 residential dwelling units (207 market rate and 23 affordable units), podium level amenity space, a business center/leasing office, and 422 parking spaces in an on -grade parking garage with two subterranean levels. Vehicular access is proposed to be maintained at Spruce Street with the existing project driveway on Bristol Street North relocated approximately 65 feet to the northwest. The proposed project is anticipated to be fully operational by year 2026. Figure 2 illustrates the project site plan. STUDY AREA Based on scoping discussions with City of Newport Beach staff, the study area consists of the following study intersections within the City of Newport Beach, three of which share jurisdiction with the City of Irvine: Study Intersections' Jurisdiction 1. Campus Drive (NS) at Bristol Street North (EW) Newport Beach 2. Irvine Avenue/Campus Drive (NS) at Bristol Street South (EW) Newport Beach 3. Birch Street (NS) at Bristol Street North (EW) Newport Beach 4. Birch Street (NS) at Bristol Street South (EW) Newport Beach 5. MacArthur Boulevard (NS) at Campus Drive (EW) Newport Beach/Irvine 6. MacArthur Boulevard (NS) at Birch Street (EW) Newport Beach 7. MacArthur Boulevard (NS) at Newport Place Dr/Von Karman Avenue (EW) Newport Beach 8. MacArthur Boulevard (NS) at Jamboree Road (EW) Newport Beach/Irvine 9. MacArthur Boulevard (NS) at Bison Avenue (EW) Newport Beach 10. Jamboree Road (NS) at Campus Drive (EW) Newport Beach/Irvine 11. Jamboree Road (NS) at Bristol Street North (EW) Newport Beach 12. Jamboree Road (NS) at Bristol Street South (EW) Newport Beach 13. Jamboree Road (NS) at Eastbluff Drive/University Drive (EW) I Newport Beach ANALYSIS SCENARIOS In accordance with the City of Newport Beach Traffic Phasing Ordinance (TPO), this traffic report evaluates the following analysis scenarios based on one year after the anticipated project opening year: a) ' Existing (2022) Conditions; b) TPO Year 2027 Without Project; and c) TPO Year 2027 With Project ' (NS) = North -South roadway; (EW) = East-West roadway 1400 Bristol Street North Residences Traffic Impact Analysis 19604 Additionally, this study also evaluates the following analysis scenarios in support of the project's proposed cumulative CEQA analysis: d) CEQA Year 2027 Without Project; e) CEQA Year 2027 With Project; Lastly, this study evaluates the following analysis scenarios in support of the project's proposed addendum to the 2006 General Plan Environmental Impact Report (ElR): f) General Plan Comparison: Post 2030 General Plan Buildout Without Project; and g) General Plan Comparison: Post 2030 General Plan Buildout With Project. 93-dii 1400 Bristol Street North Residences Traffic Impact Analysis 19604 Legend QStudy Intersection Figure 1 Project Location Map g�1��11 1400 Bristol Street North Residences a ' 1 Traffic Impact Analysis 19604 _ - NEGNWJIL SPEED RAM? ON TO 01 1TRASHKEax Eatsr I e IM LJ 791 SF [ueK - MPOE Y� , rwrr RESIOENT PINKING nccnssserE n E11rev _ VY tisWArumieh2 OP[XbM1G W9E55 NOIIRS .ne.p E r. r Y Ill sPE wtvE rcn wmE tL 'qunaEw vuE b F- W ! K TRASH I LEASING 750 SF _ _ _ .. .. _ 2336 SF 1 luv � I I is tree y I' eud Awt GUEST PARKING .4 _ ELEC. `E4 i r� � r r— y YMIWY • am wrt. a u:3r..s. s _ _ T �.. __ _ ..._ ..— _. __ _ _._ .__ -_._ - \ MN!IeGYAE YEF1UIRw9IRYLWI s>vr YH(IUl9x5tfR v L ItM 1 a waEAunE o� BRISTOL STREET N 0 g3')djii 4 Figure 2 Site Plan 1400 Bristol Street North Residences Traffic Impact Analysis 19604 2. METHODOLOGY This section discusses the analysis methodologies used to assess transportation facility performance as adopted by the respective jurisdictional agencies. TRAFFIC PHASING ORDINANCE ANALYTICAL METHODOLOGY (NON-CEQA) To establish consistency with the City of Newport Beach General Plan and other City requirements, all proposed land use projects generating 300 or more daily trips are required to prepare a Level of Service analysis for transportation impacts consistent with Chapter 15.40 (Traffic Phasing Ordinance) of the City of Newport Beach Municipal Code. The TPO requires assessment of development project impacts on the City's arterial circulation system based on the Intersection Capacity Utilization (ICU) methodology. While operational ICU analysis is required for conformance with the City's TPO requirements, it is noted that a project's effect on automobile delay (as measured by Level of Service) shall not constitute a significant environmental impact in accordance with current CEQA provisions. Intersection Capacity Utilization Methodology In accordance with City of Newport Beach requirements, level of service analysis of signalized intersections is based on the ICU methodology. The ICU methodology compares the volume of traffic using the intersection to the capacity of the intersection. The resulting volume -to -capacity (V/Q ratio represents that portion of the hour required to provide sufficient capacity to accommodate all intersection traffic if all approaches operate at capacity. The volume -to -capacity ratio is then correlated to a performance measure known as level of service based on the following thresholds: Level of Service Volume/Capacity Ratio A <_ 0.60 B >0.60to<_0.70 C >0.70to<_0.80 D > 0.80 to <_ 0.90 E > 0.90 to <_ 1.00 F > 1.00 Source: Transportation Research Board, Interim Materials on Highway Capacity, Transportation Research Circular No. 212, January 1980. Level of service is used to qualitatively describe the performance of a roadway facility, ranging from Level of service A (free -flow conditions) to Level of Service F (extreme congestion and system failure). The ICU and Level of Service calculations for this study were performed using the Traffix software. In accordance with City of Newport Beach TPO requirements, the ICU calculations assume a lane capacity of 1,600 vehicles per hour per lane and no factor for yellow time. The project -related increase in ICU is rounded to three decimal places and then rounded to two decimal places. Performance Standards The City of Newport Beach has established Level of Service D as the minimum acceptable Level of Service for its arterial roadway system, except at the following locations where Level of Service E or better is acceptable: gl)dil 1400 Bristol Street North Residences Traffic Impact Analysis 5 19604 ■ Any intersection in the Airport Area shared with City of Irvine; ■ Dover Drive at Coast Highway; ■ Marguerite Avenue at Coast Highway; and ■ Goldenrod Avenue at Coast Highway. Substantial Operational Deficiency Criteria In accordance with the City's TPO, the following criteria are used to determine if a proposed project will result in a substantial Level of Service impact and is required to provide improvements/corrective measures: ■ A substantial project impact is defined to occur if the addition of project -generated trips is forecast to cause/worsen a deficient intersection operation (generally Level of Service E or F) and increase the intersection capacity utilization by one percent or more of capacity (i.e., V/C increases by 0.010 or more). If a project is forecast to cause or worsen a substantial Level of Service impact, the project must construct or provide funding for improvements, to the extent feasible, such that the project -related increase in capacity utilization does not exceed the City -established criteria. CUMULATIVE AND GENERAL PLAN ANALYTICAL METHODOLOGY (CEQA) Although Level of Service impacts no longer constitute a significant environmental impact based on current CEQA provisions, a Level of Service analysis and significant impact evaluation were also prepared for Year 2027 cumulative and Post 2030 General Plan Buildout conditions, which did include evaluation of Level of Service impacts based on relevant thresholds of significance at the time of preparation. The purpose of the General Plan Comparison analysis is to document whether any new traffic -related impacts would occur compared to the 2006 General Plan EIR based on the proposed project. Thresholds of Significance for General Plan EIRAddendum Year 2027 cumulative and Post 2030 General Plan Buildout conditions are analyzed based on the same ICU methodology used for the TPO analysis. Based on the 2006 General Plan EIR, the following criteria are used to determine if the proposed project would result in a significant Level of Service impact requiring new mitigation measures. ■ A significant transportation impact is defined to occur if the addition of project -generated trips is forecast to cause/worsen a deficient intersection operation (generally Level of Service E or F) and increase the intersection capacity utilization by one percent or more of capacity (i.e., V/C increases by 0.010 or more). VEHICLE MILEs TRAVELED ANALYTICAL METHODOLOGY (CEQA) The metric used to evaluate the transportation impact of land use and transportation projects under CEQA is known as vehicle miles traveled (VMT). In general terms, VMT quantifies the amount and distance of automobile travel attributable to a project or region. Additional information and a detailed project assessment is provided in the Vehicle Miles Traveled section presented later in this report. 93-1JJh 1400 Bristol Street North Residences Traffic Impact Analysis h 19604 3. EXISTING CONDITIONS This section describes the existing transportation setting in the project vicinity EXISTING ROADWAY SYSTEM Figure 3 identifies the lane geometry and intersection traffic controls for existing conditions based on a field survey of the study area. Regional access to the project area is provided by the San Joaquin Hills Corridor (State Route 73) freeway south of the project site running between Bristol Street North and Bristol Street South. The key north -south roadways providing local circulation are Irvine Avenue, Campus Drive, Birch Street, MacArthur Boulevard, and Jamboree Road. The key east -west roadways providing local circulation are Bristol Street North, Bristol Street South, Newport Place Drive, Von Karman Avenue, Bison Avenue, Eastbluff Drive, and University Avenue. PEDESTRIAN FACILITIES Existing pedestrian facilities in the project vicinity are shown on Figure 4 BICYCLE ROUTES On -street bicycle facilities are provided in the project area along Bristol Street North. Bristol Street North adjacent to the project site has Class II Bike Lane (On -Road Striped) and also is classified as a Class I (Off -Road Paved) Bikeway (sidewalk riding is permitted). Roadways that provide on -street bicycle facilities near the project site include Bristol Street South, Birch Street, and intermittent areas of Jamboree Road and Campus Road. TRANSIT FACILITIES Figure 5 shows the existing transit routes available in the project vicinity. As shown on Figure 5, Orange County Transportation Authority Route 57 services Bristol Street North adjacent to the project site. A bus stop is located along Bristol Street North adjacent to the project site at the northwest corner of the Spruce Street and Bristol Street North intersection. GENERAL PLAN CONTEXT Figure 6 shows the City of Newport Beach General Plan Master Plan of Streets and Highways roadway classifications map. This figure shows the nature and extent of arterial and collector highways that are needed to adequately serve the ultimate development depicted by the Land Use Element of the General Plan. The City of Newport Beach General Plan roadway cross -sections are depicted on Figure 7. EXISTING TRAFFIC VOLUMES Existing peak hour intersection volumes were developed from intersection turning movement counts collected in March/April 2022 during typical weekday AM and PM peak periods of commuter traffic. The AM peak period was counted between 7:00 AM and 9:00 AM and the PM peak period was counted between 4:30 PM and 6:30 PM. The actual peak hour within the peak period is the four consecutive 15-minute periods with the highest total volume of all approaches. Thus, the PM peak hour at one intersection may occur at 4:45 PM to 5:45 PM if those four consecutive 15-minute periods have the highest combined volume. Count worksheets are provided in Appendix B. Based on the project's application date, existing volume and Level of Service conditions were established for year 2022. gX)JAH 1400 Bristol Street North Residences Traffic Impact Analysis 7 19604 Figure 8 and Figure 9 show the Existing AM peak hour and PM peak hour intersection turning movement volumes. EXISTING INTERSECTION LEVEL OF SERVICE Existing intersection Levels of Service are summarized in Table 1. Detailed Level of Service worksheets are provided in Appendix C. As shown in Table 1, the study intersections currently operate at Levels of Service D or better during the peak hours for Existing (2022) conditions. 1400 Bristol Street North Residences ^rl� Traffic Impact Analysis B 19604 Table 1 Existing (2022) Intersection Levels of Service ID Study Intersection Traffic Control' AM Peak Hour PM Peak Hour V/Cz LOS' V/Cz LOSS 1. Campus Dr (NS) at Bristol St North (EW) TS 0.36 A 0.61 B 2. Irvine Ave/Campus Dr (NS) at Bristol St South (EW) TS 0.49 A 0.44 A 3. Birch St (NS) at Bristol St North (EW) TS 0.47 A 0.51 A 4. Birch St (NS) at Bristol St South (EW) TS 0.34 A 0.35 A 5. MacArthur Blvd (NS) at Campus Dr (EW)4 TS 0.33 A 0.53 A 6. MacArthur Blvd (NS) at Birch St (EW) TS 0.28 A 0.37 A 7. MacArthur Blvd (NS) at Newport PI Dr/Von Karman Ave (EW) TS 0.31 A 0.35 A 8. MacArthur Blvd (NS) at Jamboree Rd (EW)4 TS 0.37 A 0.45 A 9. MacArthur Blvd (NS) at Bison Ave (EW) TS 0.38 A 0.41 A 10. Jamboree Rd (NS) at Campus Dr (EW)4 TS 0.48 A 0.49 A 11. Jamboree Rd (NS) at Bristol St North (EW) TS 0.34 A 0.35 A 12. Jamboree Rd (NS) at Bristol St South (EW) TS 0.58 A 0.60 A 13. Jamboree Rd (NS) at Eastbluff Dr/University Dr (EW) TS 0.54 A 0.57 A Notes: (1) TS = Traffic Signal (2) V/C = Volume/Capacity (3) LOS = Level of Service (4) Level of Service E is acceptable; shared jurisdiction with City of Irvine. g7dii 1400 Bristol Street North Residences Traffic Impact Analysis 9 19604 IRVINE AVE -,""6D 4D S SU4 Campus or (NS)l Campus or (NS)/ Bristol St N (ER Bristol St S (EW) Birch St (NS)/ Bristol St N (EW) �r� 1 A`� J Q' Birch St (NS)/ Bristol St S (Ew) 11 �� ii�11 T _V e -.. Legend a Traffic Signal #D #-Lane Divided Roadway #U #-Lane Undivided Roadway #-4—#-Lanes (One -Way) + Existing Lane g7diiiiiiiiiii 6D 8D 4D 3 4p 4D 7D O� Cyi 4D � y 6D y� r G�. gp C 4D O'11 4D 4D 7D r 4D G O MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ G�C�QO campus Dr (EW) ® Birch St (EW) 3 4D Site �J 00 7D 6D 5Q4U l Il` �iiir 4 0� �� S MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ ST T� Von Karman Ave (EW) Jamboree Rd (EW) S 7D 6D �1fir ��111� 8D �. y .._._._..._.____......_........... MacArthur Blvd (NS)/ ® Bison Ave (EW) UNIVERSITY DR Fi �RTO F- r 6D �1111LL 4D F� Jamboree Rd (NS)/ Jamboree Rd (NS)/ Campus Dr (EW) Bristol St N (EW) 4U W sD � � FREE F Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St S (EW) University Dr (EW) 7D ® ® �F ejs0 1111 � 111 LL -� AVE 6D � 6D 11111' d� �iiti' 8D RTO Right Turn Overlap F Free Right Turn Lane SPLIT Split Signal Phasing d De Facto Turn Lane Figure 3 Existing Lane Geometry and Intersection Traffic Controls 10 1400 Bristol Street North Residences Traffic Impact Analysis 19604 e 1 4 Legend Sidewalk Cross Walk Q Bus Stop A. . 5 It Figure 4 Existing Pedestrian Facilities 1400 Bristol Street North Residences Traffic Impact Analysis 11 19604 -0— Local Routes (1-99) ....[M•••• Metrolink Stationlink Routes —®— Bravo Limited Stop Service Rail Stations (400-499) (500-599) WHhlq MNlHgr pyy —�-�— Community Routes (700-299) —®— City Shuttle O OC Bus Transit Centers d ¢ w o ® SAN TA ANA STATION GOLDENWEST • � x BOLSA m 1ST m ® � TRANSPORTATION CENTER _`, —� MCFADDEN T MCFADDEN s o m o m EDINGER ® z m m m t m WARNER SLATER ® p ® �. �O,2r+tcq •, i_� j TALBERT ® MACARTHUR LL® •' J t MACARTHUR m•••• B Q�� SUNFLOWER ���au•••'•,+•, ,t:.re� Q�,P; �Q ,? ?r 1 FOUNTAIN m ® VALLEY COSTA BAKER M ESA q�.• m " a ADAMS �•� Z = ® ��Site?, m ze i O FAIR ,® M/ z w m C- 7, CHE(SOA m C ' AG W ILSON m gsry STo HAMILTON V4 � UNIVERSRy t- OAP 4� pCy v y0.�•`' uWi ®' CAMPtyS a 19TH 5P m m m NEWPORT ® ® BEACH " F n CF�F,P 9T Cy m� © ■n Bq<epA �, I TR NSP T 'RAN�PORTATION Figure 5 Source: Orange County Transportation Authority Orange County Transportation Authority System Map g3ldlili 1400 Bristol Street North Residences Traffic Impact Analysis 12 19604 UPPER NEWPORT BA Y W1"N raa ..A.. Source: City of Newport Beach gl)dil i G �e 13 IZ N 01600 CPSUN • ADOPTED INTERCHANGE ,� � • PROPOSED INTERCHANGE J'1 � ROUTES REQUIRING FURTHER COORDINATION 0.75 Mlles COMMUTER ROADWAY (TWO LANE UNDIVIDED) 3.24 Miles r SECONDARY ROAD (FOUR LANE UNDIVIDED) 16.88 Miles SECONDARY (NOT BUILT) 0.28 Miles PRIMARY ROAD (FOUR LANE DIVIDED) 29.62 Mlles PRIMARY ROAD ......• (NOT BUILT) 3.05 Miles MAJOR ROAD (SIX LANE DIVIDED) 30.64 Miles EIGHT LANE ROAD (DIVIDED) 2.81 Miles SAN JOAQUIN HILLS p TRANSPORTATION CORRIDOR ��--- 5.32 Miles B10 ADOPTED FREEWAY CANYON �•• ROUTES ��. 4.48 Miles FUTURE FREEWAY EXTENSION 0.75 Miles Figure 6 City of Newport Beach General Plan Master Plan of Streets and Highways 1400 Bristol Street North Residences Traffic Impact Analysis 1Y604 Source: City of Newport Beach g7dih PRINCIPAL -14C (8 LANES DIVIDED) MAJOR -128` (5 LANES DIVIDED) PRIMARY -1W (4 LANES DIVIDED) � L.MJ Qr1 ►...ems � � _ � SECONDARY - W (4 LANES UNDIVIDED) LEI�->� fir= COMMUTER - 56' (2 LANES UNDIVIDED) Figure 7 City of Newport Beach General Plan Roadway Cross -Sections 14 1400 Bristol Street North Residences Traffic Impact Analysis 19604 IRVINE AVE Campus or (NS)/ Campus or (NS)/ Bristol St N (EN) Bristol St S (EW) co v *- 167 r- NN —858 v000 1 rr252 1 L T 682�' r' T`5 °0 1292— 00M -t 0 453-14 (D �A, Q� Site J O ` 1 yq P�� 1 MacArthur Blvd (NS)/ Campus Dr (EW) o r- "60 N00 co �-170 1 L � 21 MacArthur Blvd (NS)/ Birch St (EW) � co � 34 c�.rZov —113 .1 j L rr 16 254�r `� T l' 59�r e 406 37� v�N Cl) 179� 39� Nov M MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Von Karman Ave (EM Jamboree Rd (EW) U) "-30 r- CD 152 �vv —59 o)M((°n —747 ,r 147 d i L ,r 333 18- 'I T - 260�' 38_ (N»� 597� 20� MM 138� nN UNIVERSITY DR MacArthur Blvd (NS)/ Bison Ave (EW) rnN �40 LO 00i � 92 .1 -165 79- L - r' 66 -4 T , 04 Birch St (NS)/ Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St N (Eq Campus Dr (EVr) Bristol St N (Eq o 0) '� 149 - ((00 0 '-87 r- N —1161 -`0N �--194 rMir d 1 360 4( 1 L r rr 184 d l `i T `�� 5 8 1 P " 1 P �CD N y 133-► rnov U)N00)) (o �Q 31 � o co u') Birch St (NS)/ Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St S (EW) Bristol St S (EVV) University Dr (EN) v N m N (0 CO 142 '� A� r` M�� f-99 j L E/SOrr220 NAVE 496 1 to 875- 1 P 361 �r 905-► �0 380-► (n°0 90� `rd 00 194� NN 1209-X (0 32� �'rnr Legend QStudy Intersection 930""IdAii Figure 8 Existing AM Peak Hour Intersection Turning Movement Volumes 15 1400 Bristol Street North Residences Traffic Impact Analysis 19604 IRVINE AVE OR Campus Dr (NS)/ Campus Dr (NS)/ Bristol St N (EVv) Bristol St S (EW) M rn "-107 V' M w i 1697 ((0 ,1 1 ,r278 1 L T 435�' T 7' T`5 N(n H22-► M(0 LO LO 485-X to N G v/,46-. Site J acArthur Blvd (NS)I _ MacArthur Blvd-('N -S)l Campus Dr (EW) Birch St (EW) oo �137 �rn �149 ) —263 rM M —625 � CLO ,r35 d j I. ,r62 62: `1 T l' 25221� , L2rn°� 186 r` 25� u7 MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Von Karmen Ave (EW) Jamboree Rd (EW) 00 "-$1 CONN $$ co(Nnro —36 c) —828 1. ,r409 J 1 179 - ,r357 `� T P 64 �r `� 1 r' 87-► 00No 752-+ omo 127�, vN 55�, NMM UNIVERSITY DR MacArthur Blvd (NS)/ Bison Ave (EW) CO NN R-67 CO in° —104 ,r 135 165�r 102� 129� Birch St (NS)/ Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St N (EW) Campus or (EW) Bristol St N (EW) corn "-110 u') ;:o *-251 N inN —1537 oo �-274 r 1 ,r370 J�O A) L ,r118 A 1 r 158 �r `� t I' `� 1 P M(o y 255-► 'IT WN Mr-0 �N 4Q \ 82-4 "'�� a o(v Birch St (NS)/ Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St S (EW) Bristol St S (EW) University Dr (EW) C2 rn m v urno (N�t U') '-122 r- M�� t-106 -228 NAVE 202'' P 513- 4 T P 271 --r 903� N`t 686— (oN 100-► M(ON 111� NN 1086� Nn 12� ��M Legend QStudy Intersection gTdii Figure 9 Existing PM Peak Hour Intersection Turning Movement Volumes 16 1400 Bristol Street North Residences Traffic Impact Analysis 19604 4. PROJECT FORECASTS This section describes how project trip generation, trip distribution, and trip assignment forecasts were developed. The forecast project volumes are illustrated on figures contained in this section. PROJECT TRIP GENERATION Table 2 shows the project trip generation based upon trip generation rates obtained from the Institute of Transportation Engineers (ITE) Trip Generation Manual (11th Edition, 2021). Based on review of the ITE land use description, trip generation rates for general office building (Land Use Code 710) and multifamily housing (mid -rise) not close to transit (Land Use Code 221) were determined to adequately represent the existing and proposed land uses and were selected for use in this analysis. The project trip generation forecast is determined by multiplying the trip generation rates by the land use quantities. As shown in Table 2, the existing project site land use is estimated to generate approximately 420 daily trips, including 59 trips during the AM peak hour and 56 trips during the PM peak hour. The proposed project site land use is forecast to generate approximately 1,044 daily trips, including 85 trips during the AM peak hour and 90 trips during the PM peak hour. Therefore, the proposed project is forecast to result in a net increase of approximately 624 net new daily trips, including 26 net new trips during the AM peak hour and 34 net new trips during the PM peak hour. PROJECT TRIP DISTRIBUTION AND ASSIGNMENT Figure 10 thru Figure 13 show the forecast directional distribution patterns for the project generated trips. The project trip distribution patterns were developed in consultation with City of Newport Beach staff based on review of existing volume data, surrounding land uses, and the local and regional roadway facilities in the project vicinity. The project -generated AM and PM peak hour intersection turning movement volumes are shown on Figure 14 and Figure 15. g7ddll 1400 Bristol Street North Residences Traffic Impact Analysis 17 19604 Table 2 Project Trip Generation Trip Generation Rates Land Use Source' Unitz AM Peak Hour PM Peak Hour Daily % In % Out Rate % In % Out Rate General Office Building ITE 710 TSF 88% 12% 1.52 17% 83% 1.44 10.84 Multifamily Housing (Mid -Rise) ITE 221 DU 23% 77% 0.37 61% 39% 0.39 4.54 Trips Generated Land Use Quantity Unite AM Peak Hour PM Peak Hour Daily In Out Total In Out Total Existing General Office Building 38.764 TSF 52 7 59 9 47 56 420 Proposed Multifamily Housing (Mid -Rise) 230 DU 21 64 85 55 35 90 1,044 NET PROJECT TRIPS GENERATED -31 +57 +26 +46 -12 +34 +624 Notes: (1) ITE = Institute of Transportation Engineers Trip Generation Manual (11th Edition, 2021); ### = Land Use Code (2) TSF = Thousand Square Feet (Gross Floor Area); DU = Dwelling Units 93-1di-1, 18 1400 Bristol Street North Residences Traffic Impact Analysis 19604 Legend -4*-10% Percent From Project 5% Figure 10 Project Outbound Trip Distribution - Existing General Office Building 19 1400 Bristol Street North Residences Traffic Impact Analysis 19604 Legend -4-10% Percent To Project g3ldii Figure 11 Project Inbound Trip Distribution - Existing General Office Building 20 1400 Bristol Street North Residences Traffic Impact Analysis 19604 Legend -10% Percent From Project Figure 12 Project Outbound Trip Distribution - Proposed Residential 93-diii 1400 Bristol Street North Residences Traffic Impact Analysis 21 19604 Legend —10% Percent To Project g7dlii Figure 13 Project Inbound Trip Distribution - Proposed Residential 22 1400 Bristol Street North Residences Traffic Impact Analysis 19604 IRVINE AVE Campus Dr (NS)/ Campus or (NS)/ Bristol St N (EW) Bristol St S (EVJ) 11-0 00 11 .r 1 ,r2 No l L �1 0:y Tr� 00 6 o� 0� Site O� l MacArthur Blvd (NS)/ Campus or (EW) *-0 oNo f-0 MacArthur Blvd (NS)/ Birch St (EW) *-0 oNo —0 Pro ? 00 orno \e��S0 O� 3 CD MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Von Kerman Ave (EVV) Jamboree Rd (EW) '-0 '-0 oNo —0 'Too --3 Oy o00 15y goo 0�, 5� UNIVERSITY DR MacArthur Blvd (NS)/ Bison Ave (EW) W-0 ou)o —0 Al l L ,r 0 0�' Oy oaoo 0 Birch St (NS)l Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St N (EW) Campus Dr (EVV) Bristol St N (EW) "-12 W-0 04 oo —14 oMo —0 70 Al 1 �r-32 A� 1 L ,r0 ,l 1 Ark J� r T tm� 0 00 Q oy Oho rn00 lV 0 - Birch St (NS)/ Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St S (EW) Bristol St S (EW) University or (EW) m W-0 oM o ou-)o —0 j L AD/so NAVE \ 1 I j L ,r0 0' Tr' 7 TP 0-4 -13y 00 6y Cho 0— OCOO 0, 5--�, 0-, Legend Q Study Intersection Figure 14 Project (Net) AM Peak Hour Intersection Turning Movement Volumes g31di1 1400 Bristol Street North Residences Traffic Impact Analysis 23 19604 IRVINE AVE Campus Dr (NS)/ Campus Dr (NS)/ Bristol St N (EW) Bristol St S (ENS 1.-0 00 --3 0 1 �r-5 1 -,1 0-' it O O 9— 0 - 0,, Birch St (NS)/ Bristol St N (EW) R-0 00 A? 1 Ah or-}5 00 Birch St (NS)/ Bristol St S (EW) o rn 1 L 0 0 t I' 1o0 0� Legend QStudy Intersection U3 v CO G� Site J ctl �1� l l� MacArthur Blvd (NS)/ MacArthur Blvd (NS)l Q� Campus or (EW) Birch St (EW) Q�� oro �-0 0�0 —0 ��� d ,r0 �P 0 -w `1 1 i' 0 �' 00� o00 _O� o00 MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Von Karman Ave (EN) Jamboree Rd (EW) 1.-0 %k-0 Or-O —0 0o0 —12 A� 1 '* r2 Al 1 �k r0 0: i t P 0 0 000 1 ► 000 0� -6�, UNIVERSITY DR MacArthur Blvd (NS)/ Bison Ave (EW) `-0 o CO o —0 J j ,r0 0�' sir 0� ono 0�, oQ- J Jamboree Rd (NS)/ Campus or (EW) W-0 OHO —0 "0 ' 0 � `� T I' Jamboree Rd (NS)/ Bristol St N (EN) (h0 � 1 T r' C 0_. 0-0 Arno 0-4 _....._......_...... .... _... ........... I.. Jamboree Rd (NS)/ _ ..............._............_......_...._...........__.. Jamboree Rd (NS)/ Bristol St S (EW) University Dr (EW) m 1'-0 ejS o 0,70 J � —0 ,r0�N AVE 6�' 3— vo 0— 0'It 0 -4-14 0-x Figure 15 Project (Net) PM Peak Hour Intersection Turning Movement Volumes 24 1400 Bristol Street North Residences Traffic Impact Analysis 19604 5. FUTURE VOLUME FORECASTS This section describes how future volume forecasts for the TPO scenarios were developed. Forecast study area volumes are illustrated on figures contained in this section. CITY OF NEWPORT BEACH APPROVED PROJECTS The City of Newport Beach staff provided a list of approved projects within the study area for use in the TPO analysis. The approved project list consists of future developments that have been approved, but have not been fully constructed and occupied. The approved project data is contained in Appendix D. Trips associated with the following 17 projects are included in the TPO analysis: ■ Fashion Island Expansion ■ Temple Bat Yahm Expansion ■ Hoag Hospital Phase III ■ St. Mark Presbyterian Church ■ 2300 Newport Blvd (Vue) ■ Hoag Health Center 500-540 Superior ■ North Newport Center ■ 328 Old Newport Medical Office GPA ■ Mariner's Pointe 23,105 SQ FT Commercial Center ■ Back Bay Landing 300 ECH ■ Balboa Marina West ■ Newport Crossings ■ Museum House - Vivante Senior Center ■ Uptown Newport: Phase 1 - Trans Devel Rights (TDR) ■ Uptown Newport: Phase 2 only ■ Residences at 4400 VK ■ Picerne Residential (1300 Bristol St N) AMBIENT GROWTH To account for ambient growth on roadways, existing volumes were increased by a growth rate of one percent (1.0%) per year through year 2027 along applicable arterial highways (Irvine Avenue, Jamboree Road, and MacArthur Boulevard) in accordance with the City of Newport Beach Regional Traffic Annual Growth Rate. This equates to a growth factor of 1.05 along arterials with counts conducted in 2022. TPO YEAR 2027 VOLUME FORECASTS TPO Year 2027 Without Project volume forecasts were developed by adding ambient growth and approved projects trips to existing volumes. TPO Year 2027 Without Project AM and PM peak hour intersection turning movement volumes are shown on Figure 16 and Figure 17. TPO Year 2027 With Project volume forecasts were developed by adding project -generated trips to TPO Year 2027 Without Project volumes. TPO Year 2027 With Project AM and PM peak hour intersection turning movement volumes are shown on Figure 18 and Figure 19. g3ldi1400 Bristol Street North Residences 'l1 Traffic Impact Analysis 25 19604 IRVINE AVE OR Campus or (NS)/ Campus Dr (NS)/ Bristol St N (EW) Bristol St S (EW) CO �; "-167 'a'NN —949 'tar0 1 �r267 1 L `I t 687-' T P °D m 1290— LOCY) o 453 -14 r N v Gtv�� Site J t1r2154�r /406 acArthur Blvd (NS)/ MacArthur Blvd (NS)/ Campus Dr (EW) Birch St (EN) r-00 �65 �� �84 rna' 170 ('� o �-125 " 1 P 91� v�N19137 v 39 r� s� MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ s Von Karmen Ave (EW) Jamboree Rd (EW) (Do '�-30 M171 0 0(0 59 Nmm �-900 1 1. rr162 1 t) �r391 18�r `� t r- 282-0 `� 1 r' 38� MvcMo 662— ... 20�, VM 149 rr)M UNIVERSITY DR MacArthur Blvd (NS)/ Bison Ave (EW) rn� `-40 C° °O o — 93 rl� i,r181 80�' �1r 84� ��� 67 -x Birch St (NS)/ Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St N (EVV) Campus Dr (EVV) I Bristol St N (EVV) MOD -160 00(0 87 �� M N —1244 C° N 194 v 00 d j ,r381 �O d 1 L rr185 A/ 1 J r T`I t ,`�v 60,' rr0N 133— 0Ittoo rr-NI- (D �Q 33 -14 rn c0 �! c0 Birch St (NS)/ Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St S (EW) Bristol St S (EW) University Dr (EVV) v00 N CJ0)) 142 co co M —99 1 L ejSONAVE \ 1 .Ij �r220 496�' T P 897-' T r- 361 � 900� �'� 392— ("N 17N 90go—(o0 194� NN 1239-, r 32--4 or Legend Q Study Intersection Figure 16 TPO Year 2027 Without Project AM Peak Hour Intersection Turning Movement Volumes g3-di11 1400 Bristol Street North Residences Traffic Impact Analysis 26 19604 IRVINE AVE \R Campus Or (NS)/ Campus or (NS)/ Bristol St N (EVV) Bristol St S (EW) Mrn R 107 0M 00 (rn — 1734 r d 1 -281 1 1. t 445� t t' T� 830� LO � 485 �r r- N Gk Site J �t l �� O MacArthur Blvd (NS)/ Campus or (EV() Nrn "-140 � m� —625 rr35 MacArthur Blvd (NS)/ Birch St (EW) coo 176 SO e —275 d 1 r62 264�r `� T 262:: `� T l' 246� Ll� LCOON 115 25�, ST MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Von Karmen Ave (EN) Jamboree Rd (EW) "�-81 oNN �99 rMLOCOi —36 Moog —931 d 1 L r421 Al 1 S. r393 202 -4 `� P 64 87 918— LOC n 127� �N 56,, NVM UNIVERSITY DR MacArthur Blvd (NS)/ Bison Ave (EW) N "--67 0O (O Lo —108 -141 170: `, 0 105-► ,Mr,N 131� �N Birch St (NS)/ Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St N (EW) Campus Or (EW) Bristol St N (EW) coM "-115 c140)0 '-251 00 rn N 1570 �" rn �-274 (No n d 1 r372 .l l ', r123 ,l 1 J� r � T ��v 159� " 1 P `1 t P co(0 255— OMv000 (Cl)N LO N !VQ' 94-14 LO- 0�rn Birch St (NS)/ Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St S (EW) Bristol St S (EW) University or (EW) �o m o coMC0 *-122 V'N 0 co�� �106 1 1' BjSONAVE \ 1 d 1 L r235 AD 202,' T r• 603—r' 271 —' 927— co00 691-► 0(0 100— `�`(' 111 y NN 1112� Nr 124 ��co Legend Q Study Intersection Figure 17 TPO Year 2027 Without Project PM Peak Hour Intersection Turning Movement Volumes g31di1 1400 Bristol Street North Residences Traffic Impact Analysis 27 19604 IRVINE AVE OR Campus Dr (NS)/ Campus Dr (NS)/ Bristol St N (EW) Bristol St S (EVV) 167 N N �--960 v ono d 1 ,r269 1 1. -) 1 sa7�' T � 02 1284-► LOo vrn 453--47 nN 1� Site �J 5Q �O P� MacArthur Blvd (NS)/ Campus Dr (EW) co n w '�65 CO °' L �r21OCOM 0 1 MacArthur Blvd (NS)/ Birch St (EW) v �84 ,l ,r165 1 100,r 1 P 254� `t I \e 'Q/sue 406� 37-, ��N v 194� NCO 39� c-� MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ �,K Von Karmen Ave (EV✓) Jamboree Rd (EW) co 00 '� 30 M (D 171 o�LO o —59 c�MC —897 A) 1 L �r160 J 1 L ,r391 18 �' `� 1 P 282 -' 38� Mvm 677-► rnCOo 20� �CO 154�, rno� UNIVERSITY R MacArthur Blvd (NS)/ Bison Ave (EW) rn � "-40 900v —93 181 80�' �1r 84� 67 Birch St (NS)/ Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St N (EW) Campus Dr (EW) Bristol St N (EVV) CO M 00 172 00 (0 � "-87 M r- MN .-1258 �" -CON _194 voo 1 �r413 J 1 1( 10 T00 LO CO 133_— ,r185 ,l 1 J ' �T `m" 604 `i1P `iTP nco �Q 33-4(o �.... Birch St (NS)/ Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St S (EVE Bristol St S (EW) University or (EW) O m 'IT NO N142 M°' \ 0000 COiC°oo —99 81SONAVE 1 1 tk rr220 496904,' t r' 361-x 887—► �'v 398— COCA 90� n(°00 194� NN 1244� onN 32-, ��2 Legend Q Study Intersection Figure 18 TPO Year 2027 With Project AM Peak Hour Intersection Turning Movement Volumes g31di11 1400 Bristol Street North Residences Traffic Impact Analysis 28 19604 Site IRVINE AVE Campus or (NS)/ Campus Dr (NS)/ Bristol St N (EW) Bristol St S (EVV) M M 107 rt) M oo(rn —1731 ,l 1 rr276 1 T 445-r T T� N� 839-► rOM LO � 485 x r- N Birch St (NS)/ Bristol St N (EW) c0M "-115 rn N 1562 1 rr 367 TM ? 2(0 cli Birch St (NS)/ Bristol St S (EV() v r` 1 L 202:� T r 938�� 111� NN Legend QStudy Intersection g7dii 51 AVE UNIVERS MacArthur Blvd (NS)l MacArthur Blvd (NS)l Campus Dr (EW) Birch St (EVV) N(O *-140 `r �176 C,CD or00 —625 LO -636o —275 ,1 1 r35 ,1 1 L rr62 262 " r' 264-' `i T P 221—► (00n(NnN 194— �mN 46� �� 25� LO MacArthur Blvd (NS)/ MacArthur Blvd (NS)l Von Karmen Ave (EW) Jamboree Rd (EW) M "-81 C] N N "-99 CO LO m �- 36 cam) ao � — 943 .1 1 1. rr423 ,) 1 rr393 64 � T l' 202 -- --; 87- °'iz 919-► r`ri�m 1277 V N 50 -4r N V CO MacArthur Blvd (NS)/ Bison Ave (EVV) ITY DR `r' ,-67 r° `n Loo —108 141 170Ti' 105 ► r) 0000 �No0 131 �, N Jamboree Rd (NS)/ Jamboree Rd (NS)/ Campus Dr (EW) Bristol St N (EW) � N "-251 LO co rn � _ 274 U') 00o (0 r- 1 L r 123 ,l 1 r 159--' `ITS' `DTP 255— m�0o 94_....._..__....._._...._ cMONm . Jamboree Rd (NS)l Bristol St S (EW) (o coo 609--' TP ..............__... .................. _._`..... Jamboree Rd (NS)/ University Dr (EVV) e0 M CO "- 122 m � (R �-106 rr235 271I' 694— COr- 100—► � �V- 1108-14 N 12� r—M XN Figure 19 TPO Year 2027 With Project PM Peak Hour Intersection Turning Movement Volumes 29 1400 Bristol Street North Residences Traffic Impact Analysis 19604 6. TPO ANALYSIS Detailed intersection Level of Service calculation worksheets for each of the following analysis scenarios are provided in Appendix C. TPO YEAR 2027 ONE -PERCENT THRESHOLD ANALYSIS Table 3 summarizes the City of Newport Beach TPO one -percent threshold analysis. In accordance with the City of Newport Beach TPO requirements, if project -generated peak hour approach volumes are greater than or equal to one percent of the forecast peak hour volumes on any approach of an intersection, then a detailed ICU analysis is required to assess the project -related change in ICU. The TPO one -percent analysis calculation worksheets are contained in Appendix E. The following eight study intersections are forecast to exceed the TPO one -percent threshold and require ICU analysis: 3. Birch Street (NS) at Bristol Street North (EW) 4. Birch Street (NS) at Bristol Street South (EW) 5. MacArthur Boulevard (NS) at Campus Drive (EW) 6. MacArthur Boulevard (NS) at Birch Street (EW) 7. MacArthur Boulevard (NS) at Newport Place Drive/Von Karman Avenue (EW) 8. MacArthur Boulevard (NS) at Jamboree Road (EW) 10. Jamboree Road (NS) at Campus Drive (EW) 11. Jamboree Road (NS) at Bristol Street North (EW) TPO I MPACT ASSESSMENT ICU and Levels of Service at the applicable study intersections for TPO Year 2027 Without and With Project conditions are shown in Table 4. As shown in Table 4, the study intersections are forecast to operate at Levels of Service D or better during the peak hours for TPO Year 2027 Without and With Project conditions. Table 4 also calculates the net change in ICU at the applicable study intersections for TPO Year 2027 With Project conditions. As shown in Table 4, the addition of project -generated trips is not forecast to cause any study intersection to operate deficiently (Level of Service E or F) or worsen a deficient intersection operation by more than one percent of capacity; therefore, the proposed project is forecast to result in no Level of Service impacts at the study intersections for TPO Year 2027 With Project conditions and no improvements are required. 93-)Jdli 1400 Bristol Street North Residences Traffic Impact Analysis 30 19604 Table 3 TPO One -Percent Threshold Analysis Summary Project Trips Exceed One Percent?' Peak Northbound Southbound Eastbound Westbound ID Study Intersection Hour 1. Campus Dr INS) at Bristol St North (EW) AM No No No No PM No No No No 2. Irvine Ave/Campus Dr INS) at Bristol St South (EW) AM No No No No PM No No No No 3. Birch St INS) at Bristol St North (EW) AM No No No Yes PM No No No No 4. Birch St INS) at Bristol St South (EW) AM No Yes No No PM No No No No 5. MacArthur Blvd (NIS) at Campus Dr (EW) AM Yes No No No PM No No No No 6. MacArthur Blvd INS) at Birch St (EW) AM No No Yes No PM No No No No 7. MacArthur Blvd INS) at Newport PI Dr/Von Karman Ave (EW) AM No No No No PM No Yes No No 8. MacArthur Blvd (NIS) at Jamboree Rd (EW) AM No No Yes No PM No No No No 9. MacArthur Blvd (NS) at Bison Ave (EW) AM No No No No PM No No No No 10. Jamboree Rd INS) at Campus Dr (EW) AM Yes No No No PM No Yes No No 11. Jamboree Rd INS) at Bristol St North (EW) AM No No No No PM No Yes No No 12. Jamboree Rd INS) at Bristol St South (EW) AM No No No No PM No No No No 13. Jamboree Rd (NIS) at Eastbluff Dr/University Dr (EW) AM No No No No PM No No No No N otes: (1) If the project is forecast to contribute 1% or more of the projected TPO analysis year peak hour volume, then detailed Intersection Capacity Utilization analysis is required in accordance with the City of Newport Beach Traffic Phasing Ordinance. g7dil 31 1400 Bristol Street North Residences Traffic Impact Analysis 19604 Table 4 TPO Year 2027 Intersection Levels of Service and Impact Assessment ID Study Intersection Traffic Control' TPO Without Project TPO With Project V/C Increase Significant impact? AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour V/CZ LOS' V/C2 LOS' V/CZ LOS' V/CZ LOS' AM I PM 3. Birch St (NS) at Bristol St North (EW) TS 0.49 A 0.52 A 0.49 A 0.52 A 0.00 0.00 No 4. Birch St (NS) at Bristol St South (EW) TS 0.35 A 0.36 A 0.36 A 0.36 A +0.01 0.00 No 5. MacArthur Blvd INS) at Campus Or (EW)' TS 0.34 A 0.54 A 0.34 A 0.54 A 0.00 0.00 1 No 6. MacArthur Blvd (NS) at Birch St (EW) TS 0.31 A 0.42 A 0.31 A 0.42 A 0.00 0.00 No 7. MacArthur Blvd (NS) at Newport PI Dr/Van Karman Ave (EW) TS 0.33 A 0.37 A 0.33 A 0.37 A 0.00 0.00 No B. MacArthur Blvd (NS) at Jamboree Rd (EW)' TS 0.42 A 0.50 A 0.42 A 0.50 A 0.00 0.00 No 10. Jamboree Rd (NS) at Campus Dr (EW)' TS 0.50 A 0.52 A 0.50 A 0.52 A 0.00 0.00 No 11. Jamboree Rd (NS) at Bristol St North (EW) TS 0.37 A 0.39 A 0.36 A 0.41 A -0.01 +0.02 No Notes: (1) TS = Traffic Signal (2) V/C = Volume/Capacity (3) LOS = Level of Service (4) Level of Service E is acceptable; shared jurisdiction with City of Irvine. g31JJh 1400 Bristol Street North Residences Traffic Impact Analysis 3p 19604 7. CEQA ANALYSIS This section presents analysis of Year 2027 cumulative conditions. Detailed intersection Level of Service calculation worksheets for each of the following analysis scenarios are provided in Appendix C. CUMULATIVE PROJECTS In addition to the approved projects in the City of Newport Beach (addressed in the TPO analysis), CEQA requires analysis of cumulative conditions. This CEQA analysis also includes traffic from pending projects in the Cities of Newport Beach and Irvine, in addition to the approved projects. Pending projects consist of projects that are in various stages of the application and approval process but are not yet approved. These projects are considered to be reasonably foreseeable projects in the vicinity of the project and must be included in the Cumulative conditions analysis for CEQA purposes. The Cities of Newport Beach and Irvine were consulted and provided the list of cumulative projects to be included in this analysis. Table 5 includes the trip generation for cumulative projects as provided by the City of Newport Beach, University of California, Irvine, and City of Irvine. Figure 20 shows the cumulative projects location map. Cumulative Projects AM and PM peak hour intersection turning movement volumes are shown on Figure 21 and Figure 22. CEQA YEAR 2027 WITHOUT PROJECT VOLUME FORECASTS CEQA Year 2027 Without Project volume forecasts were developed by adding cumulative projects trips to TPO Year 2027 Without Project volumes. CEQA Year 2027 Without Project AM and PM peak hour intersection turning movement volumes are shown on Figure 23 and Figure 24. CEQA YEAR 2027 WITH PROJECT VOLUME FORECASTS CEQA Year 2027 With Project volume forecasts were developed by adding project trips to CEQA Year 2027 Without Project volumes. CEQA Year 2027 With Project AM and PM peak hour intersection turning movement volumes are shown on Figure 25 and Figure 26. CEQA YEAR 2027 IMPACT ASSESSMENT ICU and Levels of Service at the applicable study intersections for CEQA Year 2027 Without and With Project conditions are shown in Table 6. As shown in Table 6, the study intersections are forecast to operate at Levels of Service D or better during the peak hours for CEQA Year 2027 Without and With Project conditions. Table 6 also calculates the net change in ICU at the applicable study intersections for CEQA Year 2027 With Project conditions. As shown in Table 6, the addition of project -generated trips is not forecast to cause any study intersection to operate deficiently (Level of Service E or F) or worsen a deficient intersection operation by more than one percent of capacity; therefore, the proposed project is forecast to result in no significant Level of Service impacts at the study intersections for CEQA Year 2027 With Project conditions and no new mitigation measures are required. 931dil 1400 Bristol Street North Residences Traffic Impact Analysis 33 19604 Table 5 (1 of 2) Cumulative Projects Trip Generation Net Trips Generated AM Peak Hour PM Peak Hour Project In Out Total In Out Total ID Project Name Land Use Quantity' Daily City of Newport Beach Existing Use N131 1600 Dove Street Residences General Office 60.675 TSF -59 59 0 45 36 9 472 Proposed Use Multifamily Housing (Mid -Rise) 249 DU NB2 Sage Hill School Expansion Private School (K-8) 150 ST 86 66 152 18 21 39 617 Existing Use Boat Sales 4.487 TSF Proposed Uses N133 Mother's Market 11 17 28 29 24 53 690 Multifamily Housing 36 DU Supermarket 5.096 TSF N134 1 Newport Beach Porsche Auto Dealership 143.494 TSF 1951 72 267 139 208 347 3,995 N135 The Garden Restaurant Quality Restaurant 10.240 TSF 6 2 8 55 29 84 971 Commercial Retail 0.747 TSF Existing Uses John Siple/Johnson Yacht Sales 0.500 TSF Sun Country Marine 1.000 TSF Powerhouse Vehicle Sales 17.000 TSF WCH-Duffield Marine 2.000 TSF General Office Building 7.185 TSF WCH-A'Maree's 8.100 TSF Marina 68 Berths Proposed Uses N136 Newport Village Multifamily Housing (Mid -Rise) 108 DU 108 55 163 77 105 182 2,238 General Office 55.280 TSF Car Show Room 7.900 TSF Single -Family Detached Residential 14 DU General Office 36.620 TSF Duffield Marine Sales/Office 2.000 TSF Boat Show Room 10 EMP High -Turnover Sit -Down Restaurant 3.815 TSF Quality Restaurant 9.100 TSF Marina 63 Berths N37 Newport Coast Multifamily Housing 564 DU 413 932 1,345 926 557 1,483 14,778 Single -Family Detached Residential 954 DU 34 1400 Bristol Street North Residences Traffic Impact Analysis 19604 Table 5 (2 of 2) Cumulative Projects Trip Generation Net Trips Generated AM Peak Hour PM Peak Hour Projccl In Out Total In Out Total ID Project Name Land Use Quantityl Daily University of California, Irvine UCI North Campus Hospital 144 Beds 526 163 689 202 520 722 8,550 Ambulatory Care 225.000 TSF UCI Hospital Project UCI North Campus Child Medical Office Building 168.000 TSF 331 79 410 162 414 576 5,531 Health/Medical Office City of Irvine IR1 Volar Apartments Multifamily Housing (Mid -Rise) 930 DU 79 265 344 221 141 362 4,222 IR2 Futures Academy Private School 5.621 TSF 81 1 9 1 7 8 61 Multifamily Housing (Mid -Rise) 593 DU 50 169 219 141 90 231 2,692 General Office Building 2.730 TSF 4 0 4 1 3 4 30 IR3 Elements Phase 3 Strip Retail Plaza (<40k) 5.000 TSF 7 5 12 16 16 32 272 Coffee Donut Shop w/o 2.730 TSF 130 125 255 44 44 88 1,393 Drive-Thru Window Health Fitness Club 6.900 TSF 5 4 9 14 10 24 205 Hotel 386 RM 138 78 216 116 112 228 3,084 IR4 Landmark General Office 448.000 TSF 599 82 681 110 535 645 4,856 IRS Milani Apartments Multifamily Housing (Mid -Rise) 287 DU 24 82 106 68 44 112 1,303 IRb lElements 1 Multifamily Housing (Mid -Rise) 700 DU 60 199 259 167 106 273 3,178 IR7 I Von Karman Quartz Office I General Office 16.538 TSF 221 31 25 4 20 24 179 Total 2,743 2,458 5,201 2,556 2,970 5,526 59,317 Sources: Data provided by City of Newport Beach, City of Irvine, and UCI traffic studies. ITE = Institute of Transportation Engineers Trip Generation Manual (11th Edition, 2021); ### = Land Use Code Notes: (1) TSF = Thousand Square Feet; DU = Dwelling Units; ST = Students; EMP = Employees; RM = Rooms 35 1400 Bristol Street North Residences Traffic Impact Analysis 19604 Table 6 CEQA Year 2027 Intersection Levels of Service and Impact Assessment ID Stud Intersection Traffic Control' CEQA Without Project CEQA With Project V/C Increase Significant Impact? AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour VT LOS' V/CZ LOSa V/C2 LO53 V/CZ LO53 AM PM 1. Campus Dr INS) at Bristol St North (EW) TS 0.458 A 0.677 B 0.459 A 0.676 B +0.001 -0.001 No 2. Irvine Ave/Campus Dr INS) at Bristol St South (EW) TS 0.543 A 0.492 A 0.541 A 0.494 A -0.002 +0.002 No 3. Birch St (NS) at Bristol St North (EW) TS 0.498 A 0.535 A 0.504 A 0.533 A +0.006 -0.002 1 No 4. Birch St (NS) at Bristol St South (EW) TS 0.361 A 0.364 A 0.361 A 0.365 A 0.000 +0.001 No 5. MacArthur Blvd (NS) at Campus Dr (EW)4 TS 0.441 A 0.669 B 0.441 A 0.669 B 0.000 0.000 No 6. MacArthur Blvd (NS) at Birch St (EW) TS 0.355 A 0.479 A 0.355 A 0.479 A 0.000 0.000 No 7. MacArthur Blvd (NS) at Newport PI Dr/Von Karman Ave (EW) TS 0.404 A 0.423 A 0.403 A 0.425 A -0.001 +0.002 No 8, MacArthur Blvd (NIS) at Jamboree Rd (EW)4 TS 0.557 A 0.620 B 0.556 A 0.625 B -0.001 +0.005 No 9. MacArthur Blvd (NIS) at Bison Ave (EW) TS 0.450 A 0.476 A 0.451 A 0.477 A +0.001 1 +0.001 No 10. Jamboree Rd (NS) at Campus Dr (EW)4 TS 0.574 A 0.622 B 0.574 A 0.622 B 0.000 0.000 No 11. Jamboree Rd (NS) at Bristol St North (EW) TS 0.394 A 0.423 A 0.386 A 0.431 A -0.008 +0.008 No 12. Jamboree Rd (NIS) at Bristol St South (EW) TS 0.651 B 0.664 B 0.652 B 0.593 A +0.001 -0.071 No 13. Jamboree Rd (NS) at Eastbluff Dr/University Dr (EW) TS 1 0.636 B 0.678 B 0.637 B 0.679 B +0.001 +0.001 No Notes: (1) TS = Traffic Signal (2) V/C=Volume/Capacity (3) LOS = Level of Service (4) Level of Service E is acceptable; shared jurisdiction with City of Irvine. g3-dJ�- 1400 Bristol Street North Residences "'� Traffic Impact Analysis 26 19604 4 �" Legend Other Development (see Table 5): • City of Irvine • City of Newport Beach Figure 20 Cumulative Projects Location Map g�1��1 : 1400 Bristol Street North Residences a "� Traffic Impact Analysis 37 19604 Site IRVINE AVe Campus or (NS)/ Campus Dr (NS)/ Bristol St N (EW) Bristol St S (ER N� —331 0000 222 �' t P o� 57-► r-O Cl) 0, Birch St (NS)/ Bristol St N (EW) �'--3 (Nv� —10 ... . . .......... � 1 orn N Birch St (NS)/ Bristol St S (EW) r` m 1 L 23- T P 35_ coo 0�7 Legend QStudy Intersection g3ldii M UNIVERS VE J MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Campus or (EW) Birch St (EW) W-0 00 '0-5 Nrno t--258 c � —15 ,l 1 1* ,r43 A 1 L ,r0 115: -1 T ' 7 - � 1 P 254� Or - CO 52-. orno 00 O-x NO 0� N MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Von Karman Ave (EW) Jamboree Rd (EW) `-0 %'--6 --3 i = —148 ,1 1 1. rr 51 .) 1 1. r 167 3' 13:-T 3 Na0 00 (P 2600 0� .._ . N26' 0 .................__..__.__....—...___' MacArthur Blvd (NS)/ ............ _.....__.... __ Bison Ave (EW) ITY DR a) W-0 ONO —54 1 1 ,r 6 17� oM� 0� Cl) ._.__....._...._....................._..................... Jamboree Rd (NS)/ ._.._. Jamboree Rd (NS)/ Campus Dr (EW) Bristol St N (EW) cD 0 �-04 o N ,l 1. ,r o A 1 32-4 r `�tr' 1TP 0— rnrno rn� o?no 193-,4 N Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St S (EW) University or (EW) rn '.-0 _ N U)NO —0 1 d 1 L pr30 35-r 1 17--' `) 1 w 4— CD 0— ovm 3 �, CO 0 �, CO \\ Figure 21 Cumulative Projects AM Peak Hour Intersection Turning Movement Volumes 38 1400 Bristol Street North Residences Traffic Impact Analysis 19604 IRVINE AVE �Sq Campus Dr (NS)/ Campus or (NS)/ Bristol St N (EW) Bristol St S (EVN MO 0 O N� —67 MO 4.11116 `5 1 179--' T r' O� 38— coo N 0-x � G/0 �tv� Site 1 Q�J O MacArthur Blvd (NS)/ Campus Dr (EW) o 0 CD N .1 i ,r512 MacArthur Blvd (NS)/ Birch St (EW) L 19 .1 1 L ,r07 35 \1 e 220� Oa°� 22 o�o MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Von Karmen Ave (EN) Jamboree Rd (EW) CO '-0 vo "-13 NNO —2 c —281 .i r-84 ./ 1 1 67�`�1P Pr189 -2 -2 179� orOir°'i UNIVERSITY DR MacArthur Blvd (NS)/ Bison Ave (EW) (m V,- 0 CN 0 CY) 0 — 33 0�r 53� ooco 0 0 Birch St (NS)/ Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St N (EW) Campus Dr (EW) Bristol St N (EN) R 2 rn R 94 0 00 0o —38 -�Cl)i —0 CO Cl "-0 J r `1 1 ��v TDN y 0— 00OO N(DO �Q ® 105 —14 N N Birch St (NS)/ Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St S (EW) Bristol St S (EW) University or (EW) o L�\\ m MICO CO BjSONAVE ,r63 24 -4 1 I' 15 --,' T P 7 15aoo 2— r�io 0— ONM 0 2-4 N 0--�k N Legend Q Study Intersection Figure 22 Cumulative Projects PM Peak Hour Intersection Turning Movement Volumes g3-dii1 1400 Bristol Street North Residences Traffic Impact Analysis 39 19604 IRVINE AVE M\R Campus Dr (NS)/ Campus or (NS)/ Bristol St N (EVE Bristol St S (EVrr) 04 �167 �nr CO —980 u70 ,l 1 �r-267 1 L `i T 909 -14 T f mM 1347-+ C4r- coo d �2 453-,4 00N Birch St (NS)/ Bristol St N (EW) '- 157 —1254 1 ,c-381 -�T CO It r rn co ...... ... ... _ ..._..._.__...: Birch St (NS)/ Bristol St S (EVV) It(D 1 L CO 519� P 935� 00� 194� NN Legend QStudy Intersection g3ldii G v Site J ,...._.... ........_..._ __ --- MacArthur Blvd (NS)/ Campus or (EW) N00 '`65 O Boa) —428 J1L r-64 3 6 9� -1 T i' ... ................. _............................. ......._ MacArthur Blvd (NS)/ Birch St (EV✓) L)v '�89 00 Nrr-00 —140 d1L ,r16 98 �o 37 - ti 39 <sTs MacArthur .............._. Blvd (NS)/ MacArthur Blvd (NS)/ �� Von Karmen Ave (EW) Jamboree Rd (EW) c', "-30 (o r- '� 165 �Lo� �56 i Nor- —1048 ,1 1 t* )r213 Al 1 1. ir558 21 �r `� T r' 420-' `i T r- 41� rnNCO 922� Orirn00)) 46-,( r` v 149_x r.-a . .................... ...... -- MacArthur Blvd (NS)/ DR Bison Ave (EW) 00 `-40 UNIVERSITY r-Na —93 ,l 1 1* pr211 � 9784 67 Jamboree Rd (NS)l Jamboree Rd (NS)/ Campus or (EW) Bristol St N (EW) LO r`riItr- �111 aio a) f--194 �t �1V ,r185 j r ? f 92 --4 `1 I - �t I P 226 --A N CO (fl (0 ..... _..... _... _... --...... _.._........... .............................__................._.......__.< Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St S (EV✓) University Dr (EN) m M o 142 \ � rMi°-°oo —99 1 AVE L �-250 932-4 T r 378-' T r' 396 — N M 90 --► r- (r' °) 1242- NN 32� ��� Figure 23 CEQA Year 2027 Without Project AM Peak Hour Intersection Turning Movement Volumes 40 1400 Bristol Street North Residences Traffic Impact Analysis 19604 IRVINE AVE Campus Dr (NS)/ Bristol St N (EVV) Mrn *-107 or —1801 ,l 1 ,r281 -, T t �0 N M rn r Birch St (NS)/ Bristol St N (EVV) mrh 117 It r- M N —1608 1 ,r 372 Cl)T-, I ° N Birch St (NS)/ Bristol St S (EW) N NO 7 N 1 '. 226 --" t r' 942 �0 m 111-x 7 NN Legend QStudy Intersection g3ldii y,� V� Site J l Q� �tv�' p MacArthur Blvd (NS)/ Campus Dr (EW) COrn "- 140 v rn rr° �-877 -86 MacArthur Blvd (NS)/ Birch St (EW) R 195 oCoo rn f-332 d 1 L ,r62 265�r T P 297: `1 T P' 446 °r' 217 25 n N MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Von Kerman Ave (EW) Jamboree Rd (EW) -t*-81 vNrn '-112 M00Cl)) —38 v�`O —1212 ,r505 ,1 1 1. 269 ,r582 62 �r `S T P 111 56�, Campus Dr (NS)/ MacArthur Blvd (NS)/ Bristol St S (Eq Bison Ave (EW) oN UNIVERSITY DR � "-67 CO - �u) —141 �. dlL �146 624,' t r' 170-4 `i 1 r' 868— r- 158- �'�� 485� 00N 131-x �Nrn _� __ Jamboree Rd (NS)/� Jamboree Rd (NS)/ _ Campus or (EW) Bristol Si N (EVV) cco NN '-345 (0LO O� �' — 274 m J�� 123 .� 1. 1,rA!j 168-r 1r' �1r 255— rnv rr'"'d' tVP ® 199�, N�c (ovrn Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St S (EW) University Dr (EW) mr rro00� "-122 e/SONAVE \ 1 CO —106 •l j S. ,r298 618t r' 278� -, T r' 693— C4(0 100— vrn-1 1110-4 N 12� mM Figure 24 CEQA Year 2027 Without Project PM Peak Hour Intersection Turning Movement Volumes 41 1400 Bristol Street North Residences Traffic Impact Analysis 19604 IRVINE AVE Campus or (NS)/ Campus or (NS)l Bristol St N (Eq Bristol St S (EW) rn� "-167 vt CO —991 LO oro ,l 1 �-269 1 1, `i 1 909,' t P 02M 1341— N0 r 453-x ooN G v Al G�5 Site T QQJ /!3 acArthurBlvd (NS)/ MacArthurBlvd(NS)l Campus or (EW) Birch St (EW) Nm *-65 u7N *-89 r648069� `1 T l' 1070 46 t M (ro 2397�, r 39� m sT MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ S� Von Karmen Ave (EW) Jamboree Rd (EW) c,rn '-30 Nr '�165 oriLO '56 c°.tvr- �-1045 ,1 1 t, ,r211 d 1 t. ,r558 21 '' `� T l' 420 � 1 P 46 154 ry UNIVERSITY DR MacArthur Blvd (NS)/ Bison Ave (EW) CO *-40 r'. 0 0 —93 ,r 211 97-r 1 e, 67-x � (D Birch St (NS)/ Jamboree Rd (NS)l Jamboree Rd (NS)/ Bristol St N (EW) Campus Dr (EW) Bristol St N (EW) 00 *-169 mar MN rind .-1268 Q" M_,2 194 1 ,r413 .1 1 1. r-185 1 J r `)1 ,`Q7v 92--' `11r' `1T00 P r--� y 133 a rD cra'oc'oc'o CD �Q 226 Birch St (NS)/ ` Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St S (EW) Bristol St S (EN) University or (EW) vrn m o_ rira2 142 CO 1 � g�SO 1 d 1 t, ,r250 H AVE 519�r i' 939�' 1 �' 378�' 922� 00� 402—► (Drn 90— rrnrn 194�, NN 1247-N NN 32-x � Legend Q Study Intersection Figure 25 CEQA Year 2027 With Project AM Peak Hour Intersection Turning Movement Volumes g�1��� = 1400 Bristol Street North Residences a i Traffic Impact Analysis 42 19604 IRVINE AVE M�R Campus Or (NS)/ Campus or (NS)/ Bristol St N (EVV) Bristol St S (EVV) CCOi rn "-107 � M 00 —1798 So'� ,I r276 l t 624�' t T'S CD 877—► r-N Lo0 485� coN W v Site J /441 acArthur Blvd (NS)/ MacArthur Blvd (NS)/ Campus Or (EVV) Birch St (EN) N �140 SON 195 00)) co r '-877 (O rn 1. 'r86 ,l �r62 }97� I r' 265� �oQ0 21646�, °' 25� r` -C Sr MacArthur Blvd (NS)l MacArthur Blvd (NS)l Von Karmen Ave (EVV) Jamboree Rd (EVI) '-81 �Nrn �112 LO m o0o Cl) �-38 uo � CD �-1224 ,r507 1 L ,r582 62-� ', t P 269� 85Mf°^' 1098� Mvo 111 -,r (D N 50 N u7 rn UNIVERSITY DR MacArthur Blvd (NS)l Bison Ave (EVV) v �67 r°a2Lo —141 rr 146 158-'T`l T i- 158� I r�r,Nrn 131� �N Birch St (NS)/ Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St N (EVV) Campus or (EVV) Bristol St N (Eq (Dr) 117 MVN "-345 r- ce) LO N —1600 274 CD ,/ 1 ,r 367 r 123 1 J� r " T `mv 168-4 `1 1 P `1 T P �(D"v Tt oao rn y 255—► u') oo <t (n uo N �� 199-4 r- (DItrn _...._....._...._...._................._. .......... _......_....._.......__: Birch St (NS)/ Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St S (EVV) Bristol St S (EVV) University Or (EVV) LO Nrn m co(D� 122 Cl) 106 1 L 13/so AVE \ 1 d 1 L ,r298 226:—► T r- 624�' 1 - 278� 953aO 696— CO(O 100—► u)NV 111� NN 1106� N� 12� �NCD 00 M Legend Q Study Intersection Figure 26 CEQA Year 2027 With Project PM Peak Hour Intersection Turning Movement Volumes g�1��11 1400 Bristol Street North Residences Traffic Impact Analysis 43 19604 8. GENERAL PLAN COMPARISON ANALYSIS This section presents analysis of Post 2030 General Plan Buildout conditions in support of the project's proposed addendum to the 2006 General Plan EIR. Detailed intersection Level of Service calculation worksheets for each of the following analysis scenarios are provided in Appendix C. GENERAL PLAN COMPARISON METHODOLOGY This analysis compares the traffic analysis zone (TAZ) as analyzed in the Post 2030 General Plan Buildout traffic analysis with the proposed project. The Newport Beach Traffic Model (NBTM) TAZ 1390 was analyzed with 87 dwelling units of multifamily housing and 99,970 square feet of general office in the 2006 General Plan EIR. Since the project is constructing 230 multifamily housing dwelling units, the project is proposing 143 additional dwelling units compared to the 2006 General Plan EIR analysis. Therefore, Post 2030 General Plan Buildout With Project conditions were determined by adding the net increase in dwelling units proposed within TAZ 1390 to the Post 2030 General Plan Buildout forecasts originally evaluated in the 2006 General Plan EIR. The general office square footage stayed unchanged in this analysis. GENERAL PLAN COMPARISON TRIP GENERATION AND TRIP DISTRIBUTION Table 7 shows the project trip generation based upon trip generation rates obtained from the Institute of Transportation Engineers (ITE) Trip Generation Manual (11th Edition, 2021). Based on review of the ITE land use description, trip generation rates for multifamily housing (mid -rise) not close to transit (Land Use Code 221) were determined to adequately represent the proposed land use and was selected for use in this analysis. The project trip generation forecast is determined by multiplying the trip generation rates by the land use quantity. As shown in Table 7, the proposed increase in General Plan buildout units is estimated to generate approximately 649 additional daily trips, including 53 additional trips during the AM peak hour and 55 additional trips during the PM peak hour. Project residential trip distribution patterns (see Figure 12 and Figure 13) were used for this analysis. POST 2030 GENERAL PLAN BUILDOUT WITHOUT PROJECT VOLUME FORECASTS Post 2030 General Plan Buildout Without Project volume forecasts were provided by the City of Newport Beach based on the 2006 General Plan EIR. Post 2030 General Plan Buildout Without Project AM and PM peak hour intersection turning movement volumes are shown on Figure 27 and Figure 28. POST 2030 GENERAL PLAN BUILDOUT WITH PROJECT VOLUME FORECASTS Post 2030 General Plan Buildout With Project volume forecasts were developed by adding the General Plan Comparison project trips to Post 2030 General Plan Buildout Without Project traffic volumes. Post 2030 General Plan Buildout With Project AM and PM peak hour intersection turning movement volumes are shown on Figure 29 and Figure 30. GENERAL PLAN COMPARISON IMPACT ASSESSMENT ICU and Levels of Service at the applicable study intersections for General Plan Comparison: Post 2030 General Plan Buildout Without and With Project conditions are shown in Table 8. As shown in Table 8, the study intersections are forecast to operate at Levels of Service D or better during the peak hours for Post 2030 General Plan Buildout Without and With Project conditions, except for the following intersections: g3ld��- 1400 Bristol Street North Residences '1� Traffic Impact Analysis 44 19604 1. Campus Drive (NS) at Bristol Street North (EW) (Both AM/PM Peak Hours) 3. Birch Street (NS) at Bristol Street North (EW) (AM Peak Hour) 5. MacArthur Boulevard (NS) at Campus Drive (EW) (PM Peak Hour) 6. MacArthur Boulevard (NS) at Birch Street (EW) (PM Peak Hour) 10. Jamboree Road (NS) at Campus Drive (EW) (PM Peak Hour) 12. Jamboree Road (NS) at Bristol Street South (EW) (AM Peak Hour) Table 8 also calculates the net change in ICU at the study intersections for Post 2030 General Plan Buildout With Project conditions. As shown in Table 8, the addition of project -generated trips is not forecast to cause any study intersection to operate deficiently (Level of Service E or F) or worsen a deficient intersection operation by more than one percent of capacity; therefore, the proposed project is forecast to result in no significant Level of Service impacts at the study intersections for Post General Plan Buildout With Project conditions and no new mitigation measures are required. 45 1400 Bristol Street North Residences Traffic Impact Analysis 19604 Table 7 General Plan Comparison Trip Generation Trip Generation Rates Land Use Sources I Unie AM Peak Hour PM Peak Hour Daily % In % Out Rate % In % Out Rate Multifamily Housing (Mid -Rise) ITE 221 DU 23% 77% 0.37 61% 39% 1 0.39 4.54 Trips Generated Land Use Quantity Unite AM Peak Hour PM Peak Hour Daily In I Out Total In Out Total Multifamily Housing (Mid-Rise)3 143 DU 1 13 1 404 53 34 21 55 649 Notes: (1) ITE = Institute of Transportation Engineers Trip Generation Manual (11th Edition, 2021); ### = Land Use Code (2) DU = Dwelling Units (3) The General Plan comparison analysis evaluates an additional 143 DU to NBTM TAZ 1390. Project (230 DU) - TAZ 1390 (87 DU) = 143 DU. gT)JJK 46 1400 Bristol Street North Residences Traffic Impact Analysis 19604 Table 8 General Plan Comparison: Post 2030 General Plan Buildout Intersection Levels of Service and Impact Assessment ID Study Intersection Traffic Control' General Plan Buildout Without Project General Plan Buildout With Project V/C Increase Significant Impact? AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour V/C2 LOS' V/C2 LOS' V/C2 LOS, V/C, LOS' AM PM 1. Campus Dr INS) at Bristol St North (EW) TS 1.024 F 0.948 E 1.025 F 0.949 E +0.001 +0.001 No 2. Irvine Ave/Campus Dr INS) at Bristol St South (EW) TS 0.893 D 0.774 C 0.893 D 0.775 C 0.000 +0.001 No 3. Birch St INS) at Bristol St North (EW) TS 0.916 E 0.811 D 0.919 E 0.813 D +0.003 +0.002 No 4. Birch St INS) at Bristol St South (EW) TS 0.547 A 0.625 B 0.554 A 0.627 B +0.007 +0.002 No 5. MacArthur Blvd INS) at Campus Dr (EW)' TS 0.809 D 1.241 F 0.809 D 1.241 F 0.000 0.000 No 6. MacArthur Blvd (NS) at Birch St (EW) TS 0.796 C 1.016 F 0.797 C 1.018 F +0.001 +0.002 No 7. MacArthur Blvd (NS) at Newport PI Dr/Von Karman Ave (EW) TS 0.562 A 0.682 B 0.562 A 0.684 B 0.000 +0.002 No 8. MacArthur Blvd INS) at Jamboree Rd (EW)" TS 0.877 D 0.858 D 0.878 D 0.861 D +0.001 +0.003 No 9. MacArthur Blvd INS) at Bison Ave (EW) TS 0.775 C 0.792 C 0.775 C 0.793 C 0.000 +0.001 No to. Jamboree Rd (NS) at Campus Dr (EW)' TS 0.930 E 1.180 F 0.931 E 1.182 F +0.001 +0.002 No 11. Jamboree Rd (NS) at Bristol St North (EW) TS 0.681 B 0.606 8 0.684 B 0.617 B +0.003 +0.011 No 12. Jamboree Rd (NS) at Bristol St South (EW) TS 0.942 E 0.867 D 0.947 E 1 0.871 D +0.005 +0.004 No 13. Jamboree Rd INS) at Eastbluff Dr/University Or (EW) TS 0.681 B 0.667 B 0.681 B 0.667 B 1 0.000 0.000 No Notes: (1) TS = Traffic Signal (2) V/C = Volume/Capacity (3) LOS = Level of Service (4) Level of Service E is acceptable; shared jurisdiction with City of Irvine. gl)J�h 47 1400 Bristol Street North Residences Traffic Impact Analysis 19604 MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ j Campus or (EVV) Birch St (EVV) 000 "-60 000 *-20 Site J O LO m N f--630 Q). ; r2 —310 QQ �� d j L ,r40 .1 j I* Aft ,r50 IRVINE AVE <t`'� �Q� l 770,' " T r' 710� `i T r' 6 990-+ , N 670� CD0a e�QjS, '/sT 200 -, o 60 M MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Von Karmen Ave (EVV) Jamboree Rd (EVV) oo `-40 o00 "170 °'crocoo �-180 "2� 2 r-1120 1 1. �r170 Al l 1. r420 40 `1 T P 6 7 0:� 170- o 0 0 1760o 0 0 60-�k �2vZUO) 160am ..._......... --- - .........................�..................._..._._.__-.....-....,.............. Campus or (NS)/.Campus or (NS)/ MacArthur Blvd (NS)/ Bristol St N (EVV) Bristol St S (EW) Bison Ave (EW) 0 0 *-250 0 0 UNIVERSITY DR o�! *- 10 v rn �--2010 Cl) = CO 04 CCD —250 ,l 1 �r 310 1 L d j L 160 `t T 1370/' 330�' 1590 270'It 04 � o 0 0 LON 670rn 210� �mN .-.__------ ............................-..-..._...._...„_..._._.__._- _..... .,.,...._..,._..- Birch St (NS)/ Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St N (EVV) Campus or (EVV) Bristol St N (EW) oFo "-170 00 v N 187330 a`Di r on —840 n r- ,l 1 ,r480 1. 'r800 d 1 J ' v 260-4 ,TP v)T O 280— o00 C)o 300CO 04 �M ,..._._.................._........._______............ ._....._.............._....... . Birch St (NS)l Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St S (Eq Bristol St S (EW) University or (EVV) 00 m o orn0 `-170 N��2 3 0 r 40 NAVE 850,' T r• 2150" T P 510� `S T P 1200 00 570-► o0 120 000 04 'It 210� �M 1020- No 10-, oC Legend QStudy Intersection g7diiiiiiiiiiii Figure 27 Post 2030 General Plan Buildout Without Project AM Peak Hour Intersection Turning Movement Volumes 48 1400 Bristol Street North Residences Traffic Impact Analysis 19604 IRVINE AVE M\ Campus or (NS)/ Campus or (NS)/ Bristol St N (EW) Bristol St S (EVV) r-0 '�140 00 `� 00 —2880 No co .l 1 �r 540 1 1. t 550�r T P T'1 00 10-► o0 m�: 630� Birch St (NS)/ Bristol St N (EW) 00 0 R 160 .-w —1730 d 1 , -530 T % 1 00 020 � ._..................._......_....._..._......... _.... ., Birch St (NS)l Bristol St S (EW) 00 rnv 1L 380'r /' 1490— o00 130� MM Legend QStudy Intersection Al � y Site J p QQ" 111 MacArthur Blvd (NS)/ Campus Dr (EVY) 0-o R-190 rnLOr —1470 160 MacArthur Blvd (NS)/ Birch St (EW) occ000 "-360 r°'i�!�2 —1020 1 �r 150 460 530'' `1 l' \e 700� 160� N�0 C'L 480� 70� o "j A(AVE MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Von Karman Ave (EW) Jamboree Rd (EW) 0w0 *-110 CD 000 "180 —210 'LO F N —1570 d ! 1, pr860 d 1 1* 240�' ,r920 140 270-► o00 LL7 COW 1480-► o00 a1 f� N 100 70� No0(O UNIVERSITY DR MacArthur Blvd (NS)/ Bison Ave (EW) CDM R 50 v co v •-400 d 1 1. ilk �r-220 330�r *) T P 210-► 0 0 CD 100 � N 04 N Jamboree Rd (NS)/ Jamboree Rd (NS)/ Campus or (EW) Bristol St N (EW) '- 530 o_ v ((0 ((0 r- N N � —650 .r-360 ,l 1 610--4 850-► OronN 00 ON 30 -�k M co N Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St S (EVv) University Dr (EW) '-210 rnrnrn Cl)- - �-110 i 1 ir340 1180" P 200--4 1500-► 00 110— 000 u'rnM 1010-x N� 10-x Figure 28 Post 2030 General Plan Buildout Without Project PM Peak Hour Intersection Turning Movement Volumes 49 1400 Bristol Street North Residences Traffic Impact Analysis 19604 IRVINE AVE 1ZS,q Campus Dr (NS)/ Campus Dr (NS)/ Bristol St N (EW) Bristol St S (EW) Oo "-250 NO v rn —2018 � � ,1 1 ,r-312 j L T 1370-'' t' T`i �� 1593-► �c) 670� Nu' MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Campus Dr (EW) Birch St (EW) G!` �(`� ONO �6O ONO H2O Site Q�J D 1 L ,r400 .1 j L ,r50 l I. 770: `1 1 716 \e 990 672 '4' 200 �r co 60 MacArthur Blvd (NS)l MacArthur Blvd (NS)/ Von Karmen Ave (EW) Jamboree Rd (EW) oN "-40 170 °'crow —180 �rrn� —1123 ,1 1 1k ir171 d 1 t. 670 ,r420 40 170 1770� �'00 60 164�, Nwo UNIVERSITY DR MacArthur Blvd (NS)/ Bison Ave (EW) It a 10 r°,Ncoo —250 pr- 160 330-' -, " 270� C) 210� Cl)MN Birch St (NS)/ Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St N (EM Campus or (EW) Bristol St N (EUV) 00 ono R-170 000 0 cri —18740 roi or �-840 r- N 1 �r502 d 1 L ,r800 j " T ,`Jv 260 -0 `� T T 0o COCl) 280-+ CD 0vN v00 CO Ntea) .............._..__._____....__..._`___......_. ,._..............__..... ,�.,._._....._ ... Birch St (NS)/ Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St S (EN) Bristol St S (EW) University or (ENS rono ® 0 000 *-170 maco % \ r 3 0 i ejS0NAVE i d l L �r40 AD 850' Tr' 2167-' Tr' 510-4 `DTP 1203� 00 574� om 120— 0NOq 210--4 LOm 1024-,,, N 10-14 mN Legend Q Study Intersection Figure 29 Post 2030 General Plan Buildout With Project AM Peak Hour Intersection Turning Movement Volumes g7dii 1400 Bristol Street North Residences Traffic Impact Analysis 50 19604 G v MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Campus or (Eq Birch St (EW) ono '1-190 oGo0 "-360 Site J O rnP �2 f-1470 rir� —1020 A� 1 1* �r 160 .l 1 150 `��` ��QQ' P�Q� IRVINE AVE � , 530-' C 463�' e 700— �N0 481� 1160 70 R sT r� MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Von Karmen Ave (EVV) Jamboree Rd (EW) (r 000000 �110 r-0o "-180 Fi --210 US2C'q —1579 ,1 1 kw,r862 1 ,--920 240 140:—► 1 T �' 270 000 1485� rn�N 100-A 0) 72� Naoo Campus or (NS)/ Campus or (NS)/ MacArthur Blvd (NS)/ Bristol St N (EW) Bristol St S (EW) Bison Ave (EW) 0r0 140 UNIVERSITY DR orn '-50 m �-2884 N �, v oM v —400 d j ,,541 j ,l l g-220 T`� 1 550-' t l' 330-''TC%4 00 1427� �� 210���0 o� 630� �d 100�NE Birch St (NS)/ Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St N (EW) Campus or (EW) Bristol St N (EW) 000 0 '� 164 o (0'- 530 cNo O .�- GMo f-1735 N N V �-650 0 � d j 7,-542 r l 1. J� r360 d 1 r `5 1 CD 0�Q1v 610,' " T r- I `1 T GO O Gi 850(2 rr! N N N (o �P 30-14 rnN Birch St (NS)/ Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St S (EW) Bristol St S (EW) University or (EW) CD C14 NNE AVE �0 '-210 rnv 2) �-110 1 e/so \ 1 .l j 1. r340 380�' T P 1196-4 t P 200�' `� T 1499. 00 1502— CO 110— cDv0 130-y7 CO CO 1012-4 N10 MCO Legend Q Study Intersection Figure 30 Post 2030 General Plan Buildout With Project PM Peak Hour Intersection Turning Movement Volumes 931JJii 1400 Bristol Street North Residences Traffic Impact Analysis 51 19604 9. CONGESTION MANAGEMENT PROGRAM This section provides analysis of the project impacts at County facilities in accordance with typical Orange County Congestion Management Program (CMP) requirements. BACKGROUND The Orange County CMP is a result of Proposition 111, which was a statewide initiative approved by the voters in June 1990. To prevent gas tax revenues from being used to promote future development, the legislation requires that a traffic impact analysis be prepared for new development. The traffic impact analysis is prepared to monitor and mitigate traffic impacts caused by new development. In Orange County, the Measure M Growth Management Program requires similar efforts; however, compliance with the CMP is required for local jurisdictions to receive Measure M2 funds. The Legislature requires that adjacent jurisdictions use a standard methodology for conducting a traffic impact analysis. Although details vary from one county to another, the general approach selected by each county for conducting traffic impact analyses has common elements. The Orange County CMP uses the Intersection Capacity Utilization methodology for analysis of intersections within the designated CMP roadway system. CMP-MONITORED INTERSECTIONS The following intersections in the City of Newport Beach are part of the CMP Highway System that require monitoring to ensure that Level of Service standards are maintained: ■ Newport Boulevard at Coast Highway ■ MacArthur Boulevard at Jamboree Road ■ MacArthur Boulevard at Coast Highway REQUIREMENTS FOR IMPROVEMENTS To determine whether the addition of project -generated trips results in an operational impact at a CMP study intersection, and thus requires improvements, the Orange County CMP utilizes the following requirements: ■ An operational project impact is defined to occur when a proposed project is forecast to increase traffic demand at a CMP study facility by more than three percent of capacity (V/C > 0.03), causing or worsening Level of Service F (V/C > 1.00). CRITERIA FOR PREPARATION OF CMP IMPACTANALYSIS The Orange County CMP uses the following criteria to determine if a proposed development requires analysis: ■ Development projects forecast to generate 2,400 daily trips or more and have indirect access to a CMP facility; or development projects forecast to generate 1,600 daily trips or more and have direct access to a CMP facility; or ■ Projects with a potential to create an impact of more than three percent of Level of Service E capacity. Since the proposed project has indirect access to a CMP facility (e.g., MacArthur Boulevard or Jamboree Road) and is forecast to generate less than 2,400 daily trips, the proposed project does not satisfy the criteria for preparation of a separate CMP impact analysis. g3ldii1400 Bristol Street North Residences Traffic Impact Analysis 52 19604 10. SITE ACCESS AND CIRCULATION This section includes a description of project improvements necessary to provide site access and an evaluation of site access and circulation. The following section is based on the site plan used in this traffic impact analysis. SITE ACCESS Vehicular access is proposed to be maintained at Spruce Street with the existing project driveway on Bristol Street North relocated approximately 65 feet to the northwest. Since Bristol Street North is a one-way street, the relocated project driveway at Bristol Street North will continue to provide right turn in/out only access. The project driveway at Spruce Street will continue to provide full access. Based on review of the adjacent development and lane configurations along Bristol Street North and Spruce Street, the existing lane configurations are anticipated to provide adequate circulation. Based on the forecast project trip distribution patterns, the majority of the project trips, particularly resident trips during the AM/PM peak hours, are expected to access the site via the project driveway at Bristol Street North. Bristol Street North is a three -lane arterial roadway at the project driveway that connects with other arterial and regional roadway facilities. Westbound traffic along Bristol Street North at the project driveway will operate in free -flow conditions. Right turns into the project site from Bristol Street North will have no conflicting vehicular movements and are therefore expected to cause minimal to no delays along Bristol Street North. ON -SITE CIRCULATION The proposed project site plan indicates on -site subterranean drive aisles will be a typical minimum of 26 feet along the drive aisles with perpendicular parking spaces, which is generally adequate for two-way circulation and provides sufficient space for most vehicles to back out and conveniently exit the parking stall. The project site plan proposes drive aisles from Bristol Street North and Spruce Street that terminate at parking garage entrances/exits with perpendicular parking and drive aisles within the parking garage. The final parking layout and circulation will be reviewed and approved by the City of Newport Beach. In accordance with the City of Newport Beach Municipal Code development standards for parking areas (Section 20.40.070.A.1c), both project driveways provide a minimum set back of five (5) feet between the property line and the first parking space accessed from a public street (within the parking garage). Additionally, the two basement level parking layouts proposed allow for full circulation with no dead-end drive aisles. The only dead-end drive aisle located on the proposed ground floor parking layout includes a turnaround parking space. g31JJ11400 - Bristol Street North Residences '� Traffic Impact Analysis 53 19604 11. VEHICLE MILES TRAVELED (VMT) BACKGROUND California Senate Bill 743 (SB 743) directs the State Office of Planning and Research (OPR) to amend the California Environmental Quality Act (CEQA) Guidelines for evaluating transportation impacts to provide alternatives to Level of Service that "promote the reduction of greenhouse gas emissions, the development of multimodal transportation networks, and a diversity of land uses." In December 2018, the California Natural Resources Agency certified and adopted the updated CEQA Guidelines package. The amended CEQA Guidelines, specifically Section 15064.3, recommend the use of Vehicle Miles Travelled (VMT) as the primary metric for the evaluation of transportation impacts associated with land use and transportation projects. In general terms, VMT quantifies the amount and distance of automobile travel attributable to a project or region. All agencies and projects State-wide are required to utilize the updated CEQA guidelines recommending use of VMT for evaluating transportation impacts as of July 1, 2020. The updated CEQA Guidelines allow for lead agency discretion in establishing methodologies and thresholds provided there is substantial evidence to demonstrate that the established procedures promote the intended goals of the legislation. Where quantitative models or methods are unavailable, Section 15064.3 allows agencies to assess VMT qualitatively using factors such as availability of transit and proximity to other destinations. The Office of Planning and Research (OPR) Technical Advisory on Evaluating Transportation Impacts in CEQA (State of California, December 2018) ["OPR Technical Advisory"] provides technical considerations regarding methodologies and thresholds with a focus on office, residential, and retail developments as these projects tend to have the greatest influence on VMT. VMT ASSESSMENT AND SCREENING The project VMT impact has been assessed in accordance with guidance provided by the City of Newport Beach SB743 Implementation (April 6, 2020) ["the City VMT Guidelines"] and City Council Policy K-3. The transportation guidelines provide a framework for "screening thresholds" for certain projects that are expected to cause a less than significant impact without conducting a detailed VMT study. The proposed project is considered a residential land use. The City VMT Guidelines contain a map of VMT per capita for all existing Newport Beach residential areas (see Appendix F). VMT per capita in each area is compared to the regional average VMT per capita for Orange County. This map shows areas where residential development have a VMT per capita lower than the Orange County regional average and may therefore be presumed to result in a less than significant VMT impact based on guidance provided in the OPR Technical Advisory. The proposed project is in an area with low residential VMT per capita. Therefore, the proposed project is presumed to have a less than significant impact on VMT since it satisfies the City -established screening criteria. No additional VMT modeling or mitigation measures are required. g31JAH 1400 Bristol Street North Residences Traffic Impact Analysis 54 19604 12. CONCLUSIONS This section summarizes the findings and mitigation measures (if any) identified in previous sections of this study. PROJECT TRIP GENERATION The existing project site land use is estimated per Table 2 to generate approximately 420 daily trips, including 59 trips during the AM peak hour and 56 trips during the PM peak hour. The proposed project site land use is forecast to generate approximately 1,044 daily trips, including 85 trips during the AM peak hour and 90 trips during the PM peak hour. Therefore, the proposed project is forecast to result in a net increase of approximately 624 net new daily trips, including 26 net new trips during the AM peak hour and 34 net new trips during the PM peak hour. TPO IMPACT ANALYSIS The addition of project -generated trips is not forecast to cause any study intersection to operate deficiently (Level of Service E or F) or worsen a deficient intersection operation by more than one percent of capacity; therefore, the proposed project is forecast to result in no Level of Service impacts at the study intersections for TPO Year 2027 With Project conditions and no improvements are required. CEQA YEAR 2027 IMPACT ANALYSIS The addition of project -generated trips is not forecast to cause any study intersection to operate deficiently (Level of Service E or F) or worsen a deficient intersection operation by more than one percent of capacity; therefore, the proposed project is forecast to result in no significant Level of Service impacts at the study intersections for CEQA Year 2027 With Project conditions and no new mitigation measures are required. CEQA GENERAL PLAN COMPARISON IMPACT ANALYSIS The addition of project -generated trips is not forecast to cause any study intersection to operate deficiently (Level of Service E or F) or worsen a deficient intersection operation by more than one percent of capacity; therefore, the proposed project is forecast to result in no significant Level of Service impacts at the study intersections for General Plan Comparison: Post 2030 General Plan Buildout With Project conditions and no new mitigation measures are required. VMT SCREENING The proposed project is located in an area with VMT per capita lower than the Orange County regional average for residential use. Per the City VMT Guidelines, the project is therefore presumed to have a less than significant impact on VMT. CONGESTION MANAGEMENT PROGRAM Since the proposed project has indirect access to a CM facility (e.g., MacArthur Boulevard or Jamboree Road) and is forecast to generate less than 2,400 daily trips, the proposed project does not satisfy the criteria for preparation of a separate CMP impact analysis. SITE ACCESS AND CIRCULATION Vehicular access is proposed to be maintained at Spruce Street with the existing project driveway on Bristol Street North relocated approximately 65 feet to the northwest. Since Bristol Street North is a one-way street, the relocated project driveway at Bristol Street North will continue to provide right turn in/out only access. 931dii 1400 Bristol Street North Residences Traffic Impact Analysis 55 19604 The project driveway at Spruce Street will continue to provide full access. Based on review of the adjacent development and lane configurations along Bristol Street North and Spruce Street, the existing lane configurations are anticipated to provide adequate circulation. 93-)JJii 56 1400 Bristol Street North Residences Traffic Impact Analysis 19604 APPENDICES Appendix A Glossary Appendix B Volume Count Worksheets Appendix C Level of Service Worksheets Appendix D Approved Projects List and Cumulative Projects Appendix E TPO One -Percent Threshold Analysis Appendix F Existing VMT Per Population Map g31JJH 1400 Bristol Street North Residences Traffic Impact Analysis 19604 Apx-1 GANDDINI GROUP INC. 714.795.3100 1 ganddini.com EXHIBIT "F" CONDITIONS OF APPROVAL (Project -specific conditions are in italics) Planning Division The development shall be in substantial conformance with the approved site plan, floor plans, landscape plans, and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). Minor changes to the approved development may be approved by the Community Development Director, pursuant to Newport Beach Municipal Code Section 20.54.070 (Changes to an Approved Project) if the intent of the original approval is not affected. 2. The Project is subject to compliance with all applicable submittals approved by the City of Newport Beach ("City") and all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. Entitlements granted under PA2022-0296 shall expire unless exercised within twenty-four (24) months from the date of approval as specified in Section 20.54.060 of the Newport Beach Municipal Code ("NBMC'), unless an extension is otherwise granted by the City for a period of time provided for in the Development Agreement pursuant to California Government Code Section 66452.06(a). 4. The proposed residential development shall consist of 229 apartment units, inclusive of 153 base units (conversion and GPA units) and 77 density bonus units. 5. A minimum of 23 apartment units shall be made affordable to very -low-income households consistent with the approved Residences at 1400 Bristol Street Affordable Housing Implementation Plan and Density Bonus Application dated August 11, 2023. 6. Maximum height of the residential structure shall be 85 feet. No building or any portion of structure, architectural feature or mechanical equipment shall exceed 85 feet. 7. Prior to the issuance of a building permit, an affordable housing agreement shall be executed in a recordable form as required by the City Attorney's Office. 8. The on -site recreational amenities including private balconies, a clubroom, podium courtyard, a roof deck, media room, business center, etc. as illustrated on the approved plans shall be provided and maintained for the duration of the Project. The exact mix of amenities may be modified from the original approved plans subject to the approval by the Community Development Director. The square footage of on -site recreational amenities shall not be reduced so that the development no longer provides 44 square feet per dwelling unit, as required by General Plan Land Use Element Policy LU 6.15.16, 9. The residential parking garage shall have the following features: a. A safe, secure and well lighted and signed pedestrian paths for all users. b. Adequate and uniform lighting throughout each parking level. c. Panic alarms and two-way communication systems in prominent locations on each parking level. 10. Prior to the issuance of a building permit, an acoustical analysis report, prepared by an acoustical engineer, shall be submitted to the Planning Division describing the acoustical design features of the structure that will satisfy the exterior and interior noise standards. The Project shall be attenuated in compliance with the report. 11. The residential structure shall be attenuated to provide an interior noise level of 45 dBA CNEL or less. Use of walls, berms, interior noise insulation, double paned windows, advance insulation systems, or other noise mitigation measures, as deemed appropriate by the City shall be incorporated in the design of the new residential structure to provide adequate noise attenuation. 12. The design of the residential structure shall provide adequate noise attenuation between adjacent units (common floor/ceiling) in accordance with the California Building Code (CBC). 13. Residential uses shall be indoor -oriented to reduce noise impingement on outdoor living areas. 14. Advanced air filtration systems for buildings shall be considered to promote cleaner air without the opening of windows. 15. Prior to the issuance of a building permit, the Applicant shall submit to the Community Development Department a final copy of FAA Determination of No Hazard to Air Navigation reflective of the proposed building height. 16. The Applicant shall comply with all applicable provisions of NBMC Chapter 15.38, Fair Share Traffic Contribution Ordinance, and Chapter 15.42, Major Thoroughfare and Bridge Fee Program. Prior to the issuance of a building permit, Fair Share Traffic Fees and Transportation Corridor Agency fees shall be paid for the Project. 17. Prior to the issuance of a building permit, the Applicant shall pay applicable school fees for the Project. 18. Prior to the issuance of a building permit, the Applicant shall pay applicable property development tax as required pursuant to NBMC Chapter 3.12 (Property Development Tax) for the Project. 19. The Applicant shall comply with all provisions of the Development Agreement including payment and timing of the public benefit fees, inclusive of the Project's fair share of public safety fee, as determined by the Community Development Director. 20. The property management company shall distribute a written disclosure statement prior to lease or rental of any residential unit. The disclosure statement shall indicate that the occupants will be living in an urban type of environment and that the noise, odor, and outdoor activity levels may be higher than a typical suburban residential area. In addition, potential annoyances or inconveniences associated with residing in proximity to airport operations such as noise, vibration, and odor may occur. The disclosure statement shall include a written description of the potential impacts to residents of both the existing environment and potential impacts based upon the allowed uses in the zoning district and proximity to airport. Each and every lessee or renter shall sign the statement acknowledging that they have received, read, and understand the disclosure statement. The Applicant shall covenant to include within all deeds, leases or contracts conveying any interest in the Project: (1) the disclosure and notification requirement stated herein; (2) an acknowledgment by all grantees or lessees that the property is located within an urban type of environment and that the noise, odor, and outdoor activity levels may be higher than a typical suburban residential area; and (3) acknowledgment that the covenant is binding for the benefit and in favor of the City of Newport Beach. 21. Disturbance to or removal of potential bird nesting habitat shall be prohibited during the migratory bird nesting season (February 1 through August 31) unless a migratory bird nesting survey is completed. If demolition and/or vegetation removal is planned to occur during the migratory bird nesting season (February 1 through August 31), then a migratory bird nesting survey shall be completed in accordance with the following requirements: a. Within three (3) days prior to initiating demolition, tree removals and/or vegetation clearing, a nesting bird survey shall be conducted by a qualified biologist within the suitable habitat to be removed and within a 250-foot radius. b. If the survey reveals no active nesting, the proposed action may proceed. c. If the survey identifies the presence of active sensitive bird nests, then the nests shall not be disturbed unless the qualified biologist verifies through non-invasive methods that either (i) the adult birds have not begun egg - laying and incubation; or (ii) the juveniles from the occupied nests are capable of independent survival. d. If the biologist is not able to verify any of the conditions from sub -item "b," above, then no disturbance shall occur within a buffer zone specified by the qualified biologist for each nest or nesting site. The buffer zone shall be species -appropriate (no less than 100-foot radius around the nest for non - raptors and no more than a 500-foot radius around the nest for raptors, or as otherwise determined by the qualified biologist) and shall be sufficient to protect the nest from direct and indirect impacts from construction activities. The nests and buffer zones shall be field checked approximately weekly by a qualified biological monitor. The approved buffer zone shall be marked in the field with construction fencing, within which no vegetation clearing or ground disturbance shall commence until the qualified biologist with City concurrence verify that the nests are no longer occupied and/or juvenile birds can survive independently from the nests. 22. Any substantial modification to the approved Site Development Review plans, as determined by the Community Development Director, shall require an amendment to this Site Development Review application or the processing of a new application. 23. The project is subject to all applicable City ordinances, policies, and standards unless specifically waived or modified by the conditions of approval. 24. The applicant shall comply with all federal, state, and local laws. A material violation of any of those laws in connection with the use may be caused the revocation of the approved entitlements. 25. All proposed signs shall be in conformance with the provisions of Chapter 20.42 (Signs) of the Newport Beach Municipal Code. 26. A copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans before issuance of the building permits. 27. Prior to the issuance of a building permit, the applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect. These plans shall incorporate drought -tolerant plantings and water -efficient irrigation practices, and the plans shall be approved by the Planning Division. 28. All landscape materials and irrigation systems shall be maintained by the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 29. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, in the opinion of the Director of Community Development, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 30. Prior to the issuance of a building permit, the Applicant shall prepare photometric study for the Project in conjunction with a final lighting plan for approval by the Planning Division. All outdoor lighting fixtures shall be designed, shielded, aimed, located, and maintained to shield adjacent properties and to not produce glare onto adjacent properties or roadways. Parking lot light fixtures and light fixtures on buildings shall be full cut-off fixtures. 31. Prior to the issuance of Final Certificate of Occupancy, the Applicant shall schedule an evening inspection by the Code Enforcement Division to confirm control of light and glare specified in conditions of approval. 32. Prior to the issuance of a building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 33. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified periods unless the ambient noise level is higher: Between the hours of 7:00 AM and 10:00 PM Between the hours of 10:00 PM and 7:00 AM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA Mixed Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 34. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or leasing agent. 35. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise -generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday, and 8:00 a.m. and 6:00 p.m. on Saturday. Noise -generating construction activities are not allowed on Sundays or Holidays. 36. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self -latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. Refuse collection shall comply with the loading a pick up location identified on approved plans. The Applicant's property management company shall contract with a franchised hauler on the City list of authorized companies. 37. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self- contained dumpsters or periodic steam cleaning of the dumpsters if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 38. Prior to issuance of building permits, the City of Newport Beach Police Department shall review development plans for the incorporation of defensible space concepts to reduce demands on police services. Public safety planning recommendations shall be incorporated into the project plans. The Applicant shall prepare a list of project features and design components that demonstrate responsiveness to defensible space design concepts. The Police Department shall review and approve all defensible space design features incorporated into the project prior to permit issuance. 39. Prior to the issuance of a gradinq permit, the Applicant shall retain a qualified archaeologist to periodically monitor ground -disturbing activities onsite and provide documentation of such retention to the City of Newport Beach Community Development Director. The archaeologist shall train project construction workers on the types of archaeological resources that could be found in site soils. The archaeologist shall periodically monitor project ground -disturbing activities. If archaeological resources are encountered, all construction work within 50 feet of the find shall cease, and the archaeologist shall assess the find for importance and whether preservation in place without impacts is feasible. Construction activities may continue in other areas. If, in consultation with the City and affected Native American tribe (as deemed necessary), the discovery is determined to not be important, work will be permitted to continue in the area. Any resource that is not Native American in origin and that cannot be preserved in place shall be curated at a public, nonprofit institution with a research interest in the materials, such as the South Central Coastal Information Center at California State University, Fullerton. 40. Prior to the issuance of a grading permit, the Applicant shall retain a qualified paleontologist to be available on -call during ground -disturbing activities on site and provide documentation of such retention to the City of Newport Beach Community Development Director. If paleontological resources are encountered, all construction work within 50 feet of the find shall cease, and the paleontologist shall assess the find for importance. Construction activities may continue in other areas. If, in consultation with the City, the discovery is determined to not be important, work will be permitted to continue in the area. Any resource shall be curated at a public, nonprofit institution with a research interest in the materials, such as the Natural History Museum of Los Angeles County or the Cooper Center (a partnership between California State University, Fullerton and the County of Orange). 41. A qualified monitor from the Gabrieleno Band of Mission Indians - Kizh Nation, shall be retained and compensated as a Native American Monitor for the project site prior to the commencement of any ground -disturbing activity to the completion of ground disturbing activities to monitor grading and excavation activities. 42. The monitor shall be retained prior to the commencement of any "ground -disturbing activity" for the subject project. "Ground -disturbing activity" shall include any demolition that includes subterranean impacts, mass grading, and excavation. The monitor is expected to accommodate the construction schedule provided by the Applicant. The Applicant shall make a good faith effort to notify the monitor of any changes to the construction schedule at least 24 hours in advance. 43. A copy of the executed monitoring agreement shall be submitted to the City prior to the commencement of any ground -disturbing activity, or the issuance of any permit necessary to commence a ground -disturbing activity. 44. The monitor shall complete daily monitoring logs that will provide descriptions of the relevant ground -disturbing activities, the type of construction activities performed, locations of ground -disturbing activities, soil types, cultural -related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs will identify and describe any discovered TCRs, including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or "TCR'), as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs shall be provided to the project applicant/lead agency upon written request to the monitors. 45. On -site tribal monitoring shall conclude upon the earlier of the following: (1) written confirmation to the consulting tribe from a designated point of contact for the project applicant/lead agency that all ground -disturbing activities and phases that may involve ground -disturbing activities on the project site or in connection with the project are complete; or (2) a determination and written notification by the consulting tribe to the project applicant/lead agency that no future, planned construction activity and/or development/construction phase at the project site possesses the potential to impact TCRs of the consulting tribe. 46. Upon discovery of any TCRs, all construction activities in the immediate vicinity of the discovery shall cease (i.e., within the surrounding 25 feet) and shall not resume until the discovered TCR has been fully assessed by the monitor and/or archaeologist. The monitor will recover and retain all discovered TCRs in the form and/or manner the tribe deems appropriate, in the tribe's sole discretion in coordination with the applicant, and for any purpose the tribe deems appropriate, including for educational, cultural and/or historic purposes. 47. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code Section 5097.98, are also to be treated according to this statute. 48. If Native American human remains and/or grave goods are discovered or recognized on the project site, then Public Resource Code 5097.9 as well as Health and Safety Code Section 7050.5 shall be followed. 49. Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and (2). 50. Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods. 51. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance. 52. To the fullest extent permitted by law, the applicant shall indemnify, defend and hold harmless the City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs, and expenses (including without limitation, attorney's fees, disbursements, and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Residences at 1400 Bristol Street including, but not limited to General Plan Amendment, Planned Community Development Plan Amendment, Major Site Development Review, Affordable Housing Implementation Plan, Development Agreement, Addendum to the 2006 General Plan Update Program Environmental Impact Report, and Traffic Study, PA2022-0296. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorney's fees, and other expenses incurred in connection with such claim, action, causes of action, suit, or proceeding whether incurred by the applicant, City, and/or the parties initiating or bringing the such proceeding. The applicant shall indemnify the City for all the City's costs, attorneys' fees, and damages that which City incurs in enforcing the indemnification provisions outlined in this condition. The applicant shall pay to the City upon demand any amount owed to the City under the indemnification requirements prescribed in this condition. Public Works Department 53. All improvements shall be constructed as required by Ordinance and the Public Works Department. 54. An encroachment permit shall be required for all work activities within the public right of way. 55. The final Construction Management Plan (CMP) shall be reviewed and approved by the Community Development Director and the City Traffic Engineer prior to building permit issuance. 56. A Parking Management Plan (PMP) shall be reviewed and approved by the Community Development Director and City Traffic Engineer prior to building permit issuance. The PMP shall include information regarding gate operation, move -in and move -out, ride share area, guest parking areas and residential parking areas. 57. Parking layout and ramp slopes shall comply with the City Parking Lot Standard 805. Dead-end drive aisle in public areas and/or unassigned parking areas shall provide a dedicated turn around space and minimum 5-foot drive aisle extension. 58. The applicant shall reconstruct all existing broken and/or otherwise damaged curb, gutter and sidewalk along the Spruce Street and Bristol Street North frontages per City Standards. 59. The applicant shall construct an 8-foot wide sidewalk along the Bristol Street North frontage and dedicate all applicable easements to the City to accommodate the 8- foot wide sidewalk. 60. The applicant shall provide an additional 2-foot wide easement along the Bristol Street North frontage for sidewalk purposes to accommodate a 10-foot wide sidewalk. The applicant shall construct a 10-foot wide sidewalk along the Bristol Street North project frontage when other developments in the area occurs and/or future pedestrian/cyclist volumes/usage increase, as directed by the Public Works Department. 61. The applicant shall provide a 6-foot wide sidewalk around the proposed pull-out area. The applicant shall dedicate all applicable easements to the City to accommodate the 6-foot wide sidewalk. 62. All deliveries shall be accommodated on -site and prohibited from parking or stopping within the public right of way. Only ride share vehicles shall be permitted to utilize the pull-out area located on Spruce Street. 63. The proposed driveway shall be constructed per City Standard 161. The radius for the Bristol Street North driveway shall be minimum 20-foot radius and the radius for the Spruce Street driveway shall be 15-foot minimum. 64. All on -site fire hydrants shall be privately owned and maintained. 65. An encroachment permit and encroachment agreement shall be obtained for the proposed pedestrian bridge located across Spruce Street. The bridge vertical clearance heights shall comply with latest Caltrans Highway Design Manual. 66. All landscaping along the Spruce Street and Bristol Street North frontages shall comply with the City's line of sight standard 105. Sight distance at all intersections shall comply with City of Newport Beach standards. 67. Final design of the water and sewer services is subject to further review by the Public Works Department during plan check. 68. Final design of the modified storm drain inlets is subject to further review by the Public Works Department during plan check. 69. The Spruce Avenue entrance shall be designed to accommodate a turnaround area prior to the garage entry and a minimum 3 vehicle queue prior to the call box. The turnaround shall comply with the AASHTO turning templates. The vehicle queue shall be located entirely outside of the Spruce Avenue right-of-way. 70. Prior to the issuance of a Certificate of Occupancy, the Applicant shall coordinate with the City to complete the required off -site improvements identified in the Sewer Capacity Study dated August 11, 2023, to the satisfaction of the Public Works and Utilities Directors. The Applicant shall be responsible for their fair share cost of the improvements as determined by the City, which may include the payment and construction of the entire improvement unless the City assumes the cost of the improvement. Building Division 71. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City - adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Approval from the Orange County Health Department is required before the issuance of a certificate of occupancy. 72. Deleted. 73. All new construction shall comply with 2022 California Code Edition. 74. A grading bond shall be required prior to grading permit issuance. 75. A geotechnical report shall be submitted to the Building division for review prior to grading permit issuance. 76. Deleted. 77. A drainage and hydrology study shall be submitted prior to grading permit issuance. 78. Deleted. 79. The Applicant shall employ the following best available control measures ("BACMs") to reduce construction -related air quality impacts: Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two feet of freeboard. • Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on -site stockpiles of debris, dirt or other dusty material. Suspend all operations on any unpaved surface if winds exceed 25 mph. Emissions • Require 90-day low-NOx tune-ups for off road equipment. • Limit allowable idling to 30 minutes for trucks and heavy equipment. Off -Site Impacts • Encourage carpooling for construction workers. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt hauled off -site. • Sweep access points daily. • Encourage receipt of materials during non -peak traffic hours. �Iacement Sandbag construction sites for erosion control. Fill The number and type of equipment for dirt pushing will be limited on any day to ensure that SCAQMD significance thresholds are not exceeded. Maintain and utilize a continuous water application system during earth placement and compaction to achieve a 10 percent soil moisture content in the top six-inch surface layer, subject to review/discretion of the geotechnical engineer. 80. Prior to the issuance of a grading permit, a Storm Water Pollution Prevention Plan (SWPPP) and Notice of Intent (NOI) to comply with the General Permit for Construction Activities shall be prepared, submitted to the State Water Quality Control Board for approval and made part of the construction program. The Project Applicant will provide the City with a copy of the NOI and their application check as proof of filing with the State Water Quality Control Board. This plan will detail measures and practices that will be in effect during construction to minimize the project's impact on water quality. 81. Prior to the issuance of a grading permit, the Applicant shall prepare and submit a Water Quality Management Plan (WQMP) for the proposed project, subject to the approval of the Building Division and Code and Water Quality Enforcement Division. The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur. 82. A list of "good housekeeping" practices will be incorporated into the long-term post - construction operation of the site to minimize the likelihood that pollutants will be used, stored or spilled on the site that could impair water quality. These may include frequent parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful fertilizers or pesticides, and the diversion of storm water away from potential sources of pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list and describe all structural and non-structural BMPs. In addition, the WQMP must also identify the entity responsible for the long-term inspection, maintenance, and funding for all structural (and if applicable Treatment Control) BMPs. 83. Prior to building permit issuance, the Applicant shall demonstrate compliance with South Coast Air Quality Management District (SCAMQD) Rule 1113. Rule 1113 requires manufacturers, distributors, and end -users of architectural and industrial maintenance coatings to reduce reactive organic gas (ROG) emissions from the use of these coatings, primarily by placing limits on the ROG content of various coating categories. Architectural coatings shall be selected so that the volatile organic compound (VOC) content of the coatings is compliant with SCAQMD Rule 1113. This requirement shall be included as notes on contractor specifications. 84. During construction, if groundwater is unexpectedly encountered, the Applicant shall apply for dewatering coverage and adhere to the monitoring and reporting program under the Santa Ana Regional Water Quality Control Board National Pollutant Discharge Elimination System (NPDES). 85. Prior to the building plan check submittal, the Applicant shall submit the Project for Building Code Preliminary Review. 86. The residential dwelling units and their common use areas shall comply with Housing Accessibility per Chapter 11A. 87. The nonresidential portion of the development shall comply with the public accommodation requirements per Chapter 11 B. 88. The new bridge over Spruce Street shall comply with CBC Section 3104 and all of its sub -sections under the Pedestrian Walkways and Tunnels requirements. 89. The pedestrian bridge shall comply with accessibility requirements. Electrical, Mechanical, Plumbing 90. Prior to building permit issuance, project plans shall demonstrate compliance with the following: a. Below grade enclosed parking garage requires exhaust and ventilation per CIVIC 403.7.1 and Energy Code 120.6(c). b. Parking exhaust / ventilation from below grade must meet termination requirements based off CIVIC 502.2.2. Make up air for below grade parking garage shall be placed to avoid recirculation of contaminated garage air. c. Indoor air quality requirements for dwelling units shall follow Energy code section 160.2 which states that operable windows are not allowed as means for providing outside air to dwelling areas. d. Multifamily buildings shall meet the mandatory requirements for Electric Ready Buildings per Energy code section 160.9. Real Property Division 91. Prior to issuance of building permits for the pedestrian bridge, the Applicant shall demonstrate compliance with the following: • Applicant shall enter a lease agreement or other form of agreement as determined by the City for use of air rights over the Spruce Street right-of-way. The agreement shall require that the bridge be owned, operated, and maintained by the property owner of 1400 Bristol Street. • Applicant shall pay for the appraisal of air rights required prior to negotiation of lease terms. • Insurance and surety bonds shall be required. • Final details of bridge design, including materials used, height and other dimensions shall be subject to landlord (City) review and approval. Fire Department 92. Fire protection systems and the emergency responder radio system shall be inspected and approved by the Fire Marshal. 93. Prior to the building permit issuance, a fire master plan shall be submitted and approved by the Fire Marshall. 94. Prior to any foundation permit issuance for the garage basement area, a temporary fire department access way, as approved by the Fire Department, shall be provided until the permanent fire access way is installed. Required fire and life safety systems, including the fire sprinkler system, shall be operational in the garage basement areas used for parking by the construction crews and for storage of building materials and construction equipment. 95. One elevator shall be gurney sized and equipped as a medical emergency elevator as CBC Section 3002. 96. Emergency responder radio coverage shall be required to comply with NBFD Guideline D.05 "Public Safety Radio Coverage" and CFC Section 510. 97. Emergency power and Standby Power System shall be required as per CFC Section 604.2.14. 98. An automatic sprinkler system shall be installed in accordance with CFC Section 903.2 amendment shall be provided throughout all buildings. 99. A standpipe system shall be required and installed as per CFC Section 905.3.1. 100. Fire Alarm system shall be provided as per CFC Section 907.2.9. 101. New pedestrian bridge shall meet all fire department access requirements and shall not obstruct access. STATE OF CALIFORNIA } COUNTY OF ORANGE } ss. CITY OF NEWPORT BEACH } I, Leilani I. Brown, City Clerk of the City of Newport Beach, California, do hereby certify that the whole number of members of the City Council is seven; the foregoing resolution, being Resolution No. 2024-23 was duly introduced before and adopted by the City Council of said City at a regular meeting of said Council held on the 9th day of April, 2024; and the same was so passed and adopted by the following vote, to wit: AYES: Mayor Will O'Neill, Mayor Pro Tem Joe Stapleton, Councilmember Brad Avery, Councilmember Noah Blom, Councilmember Robyn Grant, Councilmember Lauren Kleiman NAYS: None ABSENT: Councilmember Erik Weigand IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed the official seal of said City this 10th day of April, 2024. 46 1 j �Mft Leilani I. Brown City Clerk Newport Beach, California :J113 ;i-q 1-1 Fot�e