Loading...
HomeMy WebLinkAbout2024-63 - Approving a General Plan Amendment, Affordable Housing Implementation Plan and Traffic Study for the Residences at 1600 Dove Street Project Located at 1600 Dove Street (PA2022-0297)RESOLUTION NO. 2024-63 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A GENERAL PLAN AMENDMENT, AFFORDABLE HOUSING IMPLEMENTATION PLAN AND TRAFFIC STUDY FOR THE RESIDENCES AT 1600 DOVE STREET PROJECT LOCATED AT 1600 DOVE STREET (PA2022- 0297) 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 1600 Dove Street and legally described in Exhibit "A," which is attached hereto and incorporated by reference ("Property"); WHEREAS, the Applicant is requesting approval to allow the future development of a multi -unit residential project consisting of up to 282 dwelling units ("Project"), which require the following approvals: • General Plan Amendment ("GPA") -A request to add 49 dwelling units above the current General Plan allowance for the Airport Area, and amend Anomaly Number 12 of the General Plan Table LU2 (Anomaly Locations) allocating 49 residential dwelling units to the Property; • Affordable Housing Implementation Plan ("AHIP") - A plan specifying how the Project would meet the City's affordable housing requirements, in exchange for a 50% increase in density including a request for three development standard waivers related to height, park dedication requirements, and overall residential density along with two development concessions related to the payment of park in -lieu fees and affordable unit mix pursuant to Chapter 20.32 (Density Bonus) of the Newport Beach Municipal Code ("NBMC") and Government Code Section 65915 et seq. ("State Density Bonus Law"), Resolution No. 2024-63 Page 2 of 17 • Development Agreement ("DA") — A development agreement, pursuant to Section 15.45.020 (Development Agreement Required) of the NBMC, which would provide 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. 9 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. 9") - An addendum which addresses reasonably foreseeable environmental impacts resulting from the Project, WHEREAS, the Property is designated Mixed -Use Horizontal 2 (MU-H2) by the General Plan Land Use Element and located within the Newport Place Planned Community (PC-11) Zoning District Professional and Business Office Site 7 with a residential overlay; WHEREAS, the Property is not located within the coastal zone, therefore amending the Local Coastal Program or obtaining a coastal development permit is not required; WHEREAS, a public hearing was held by the Planning Commission on May 23, 2024, in the Council Chambers at 100 Civic Center Drive, Newport Beach, California. A notice of the time, place, and purpose of the hearing was given in accordance with Government Code Section 54950 et seq. ("Ralph M. Brown Act"), and Chapters 15.45 (Development Agreements) and 20.62 (Public Hearings) of the NBMC. Evidence, both written and oral, was presented to and considered by, the Planning Commission at this hearing; WHEREAS, at the hearing, the Planning Commission adopted Resolution No. PC2024-008 by a majority vote (4 ayes, 1 nay) 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 LU P"); Resolution No. 2024-63 Page 3 of 17 WHEREAS, on June 20, 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 July 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 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. 2024-45 by unanimous vote (5 ayes, 2 recusals) to notify the ALUC and State Department of Transportation Aeronautics Program ("Aeronautics Program") of the City's intent to override the ALUC's inconsistency finding; WHEREAS, a notice of the City's intent to override the ALUC inconsistency determination, along with Resolution No. 2024-45 was sent via certified mail and emailed to the ALUC and the Aeronautics Program on July 10, 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 WHEREAS, a public hearing was held by the City Council on August 27, 2024, in the City Council Chambers located at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the public hearing was given in accordance the Ralph M. Brown Act, Chapters 15.45 (Development Agreements) and 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. Resolution No. 2024-63 Page 4 of 17 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, Affordable Housing Implementation Plan, and Traffic Study subject to the conditions of approval which are all attached hereto as Exhibits "B" through "E" 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 approval 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 Property is designated Mixed Use Horizontal 2 (MU-H2) by the General Plan. The Mixed -Use Horizontal 2 (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. No changes are proposed to the underlying land use designation of the Property. However, the requested GPA would increase the allowed base density at the property by 49 dwelling units. 2. The GPA and the resulting increase in dwelling units is compatible with the existing surrounding uses and planned land uses identified by the General Plan, because the Project would introduce additional residential units in the Airport Area, within an area that already allows residential development. The Airport Area includes a diverse mix of land uses including the gradual development of residential multi -unit dwellings. The additional residential density requested for the property would consolidate growth and support commercial properties within the Airport Area. Resolution No. 2024-63 Page 5 of 17 3. The GPA to add 49 dwelling units to the base unit count within the Mixed -Use Horizontal 2 (MU-H2) designation 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 building on -site was 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 additional residential density would increase the City's housing stock including the provision of 28 dwelling units that will be affordable to lower incomes, as required by the Residential Overlay of the Newport Place Planned Community (PC-11). 4. The Property is located in an area of the city that has sufficient utility systems to serve the Project. No off -site improvements other than typical utility connections are currently proposed or required or proposed as part of the Project. 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 with additional policy analysis included in the EIR Addendum No. 9: a. Land Use Element 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 a 1970's era office building with functional residential development, in line with the General Plan goal of transitioning the Airport Area to a mixed -use community. The Property is not in or near any of the City's areas that feature the harbor, unique topography, or view sheds. The Project would introduce residential units to the Property consistent with the uses and urbanized character of the Airport Area and the existing Mixed -Use Horizontal 2 (MU-H2) designation. b. Land Use Element 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. Resolution No. 2024-63 Page 6 of 17 The Project includes up to 282 multi -family residential units, including 28 units affordable for very low-income households. The 282 dwelling units are inclusive of 139 base units from the conversion of 60,675-square-foot office building, 49 added units from the requested GPA, and 94 units from the requested 50% density bonus. 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 Element 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 proposed GPA 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 located within the City's updated 60 decibel ("dBA") community noise equivalent level ("CNEL") contour as shown in Figure N5 of the Noise Element of the General Plan as well as the 60 dBA contour identified in the AELUP, 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) (Residential Use Proximate to John Wayne Airport) of the NBMC. Further, the Property is located within Safety Zone 6, which allows residential development. d. Land Use Element 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 dBA 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 Resolution No. 2024-63 Page 7 of 17 dBA 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 dBA CNEL contour area. The Project is located within the updated 60 dBA CNEL contour as shown in Figure N5 of the Noise Element of the General Plan as well as the 60 dBA contour of the AELUP, where residential development is allowed, subject to the development standards set forth in Section 20.30.080(F) (Residential Use Proximate to John Wayne Airport) of the NBMC. e. Land Use Element 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. 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 Section 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 Resolution No. 2024-63 Page 8 of 17 development allocation within the Airport Area would be 209 dwelling units. With the development of this Project, there would be 70 dwelling units (209- 139=70) remaining, exclusive of density bonus units and units authorized through a GPA. The Property is developed with an existing 4-story commercial office building totaling 60,675 square feet. Since the Project can be developed only as the replacement of the underlying nonresidential office use (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 139 dwelling units. The Project includes a request for a GPA to increase the base units by 49 dwelling units, which results in a total base unit count of 188 dwelling units. With the application of a 50% density bonus (i.e. 94 units), a maximum of 282 units could be constructed. f. Land Use Element 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 2.49 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 will allocate a minimum of 15% of the base dwelling units as affordable for very -low income households. Therefore, the Project will be exempt from General Plan Land Use Policy LU 6.15.6 (Size of Residential Villages). Resolution No. 2024-63 Page 9 of 17 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 188 base units subject to approval of the GPA to add 49 units to the base density for a density of 75.5 dwelling units per acre on the 2.49 net -acre site. A waiver from Land Use Policy LU 6.15.7 regarding maximum density is requested as part of the AHIP. The base density does not include the 50% density bonus (94 units) that is allowed by the State Bonus Density law and Section 20.32 (Density Bonus) of the NBMC. Altogether, the Project would reach an overall maximum density of 113 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 up to 282 units. There will be a mixture of unit types, ranging from studios to two -bedroom units, and possibly 3-bedroom units, accommodating a variety of household types and incomes. Of the dwelling units, 28 units will be affordable to very -low income households and the remaining 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 6.15.8 (First Phase Development Density). Require a residential density of 45 to 50 units per net acre, averaged over the first phase for each residential village. This shall be applied to 100 percent of properties in the first phase development area whether developed exclusively for residential or integrating service commercial horizontally on the site or vertically within a mixed -use building. On individual sites, housing development may exceed or be below this density to encourage a mix of housing types, provided that the average density for the area encompassed by the first phase is achieved. The Project would be developed in one phase on an individual site with a maximum density of 113 units per acre. The Project provides a mixture of residential unit types that include 28 units of affordable housing to very -low- income households. The proposed density is above the required minimum of Resolution No. 2024-63 Page 10 of 17 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 6.15.9 (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. See finding LU 6.15.8 (First Phase Development Density) above. 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 notice on February 23, 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 May 24, 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 unless precluded by state or Resolution No. 2024-63 Page 11 of 17 federal law. 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 more than 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 Charter Section 423 Findings: 1. The Project is the second General Plan Amendment in Statistical Area L4 within the last 10 years that included additional dwelling units or non-residential floor area. The proposed amendment results in 49 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. 2. The 49 additional dwelling units requested to be added to the base density result in a net increase of 18 a.m. peak hour trips and 19 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 Project (less the density bonus and GPA units) is traffic neutral. Therefore, the Project individually does not exceed the Greenlight thresholds. 3. There has been one other relevant GPA within Statistical Area L4 within the last 10 years, which resulted in an increase of 64 dwelling units at 1400 Bristol Street (PA2022-0296). Considering 80% of the prior amendments (80% of 64 dwelling units) results in 51 dwelling units. The Project includes a GPA for 49 dwelling units. Therefore, cumulative development of 80% of prior GPAs from the last 10 years coupled with the Resolution No. 2024-63 Page 12 of 17 Project results in an increase of 100 dwelling units. In terms of peak hour trips, the prior GPA resulted in a net increase of 24 a.m. peak hour trips and 25 p.m. peak hour trips. Considering 80% of the prior amendments result in 19 a.m. and 20 p.m. peak hour trips, respectively. Therefore, cumulative development of 80% of prior CPAs from the last 10 years coupled with the Project results in a change of 37 a.m. and 39 p.m. peak hour trips, respectively. 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. 4. Additionally, the City Council recently adopted Resolution No. 2024-51, amending the General Plan Land Use Element to Implement the General Plan Housing Element Implementation Program, to accommodate housing opportunity sites. However, because the Housing Element Implementation Program is not fully implemented, the City conducted the above referenced analysis without regard to recent actions taken by the City Council to implement the Housing Element. Section 4: The AHIP, attached hereto as "Exhibit "C," 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, 28 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 Chapter 20.32 (Density Bonus) of the NBMC provide for an increase in the number of units above the 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 28 very -low-income units, which is 15% of the base unit count of 188 units makes the Project eligible for 94 additional units. Inclusive of all base units, density bonus units, and affordable units the total Project includes 282 units. Resolution No. 2024-63 Page 13 of 17 3. In addition to the 94 density bonus units, 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 would result in identifiable, financially sufficient, and actual cost reductions. The Project includes a development concession for the proposed affordable unit mix that does not meet Section 20.32.110 (Design and Distribution of Affordable Units) of the NBMC. 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 would provide a higher percentage of affordable studio units and fewer affordable two -bedroom units and three -bedroom 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- and three -bedroom units and affording additional rental income for the project to ensure financial feasibility. The Project includes a second development concession to waive a portion of the required in -lieu park fee for a half -acre park. 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 and qualified concessions, the Project is entitled under State Density Bonus Law and Section 20.32.080 (Waivers or Reduction 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 a 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 2.49-acre Property is too small to feasibly accommodate a half -acre park. b. Residential density. General Plan Land Use Policy LU 6.15.7 and the Newport Place Planned Community (PC-11) require residential density between 30-50 dwelling units per acre. Inclusive of only the conversion units, the proposed density of 55.8 dwelling units per acre would exceed the maximum density of 50 dwelling units per acre. Including the GPA request that would increase the base density by 49 units, conversion units, and density bonus units, the Project would not comply Resolution No. 2024-63 Page 14 of 17 at a density of 113 dwelling units per acre and a waiver is necessary to implement the project. c. 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 282 residential units within seven stories. The Project is anticipated to have a height of 100 feet from established grade. 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(A)(1): 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 1600 Dove Street Residences Revised Traffic Impact Analysis, prepared by Ganddini Group, Inc., dated August 14, 2023, attached hereto as Exhibit "D" 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. Resolution No. 2024-63 Page 15 of 17 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: 1. The Project is anticipated to be completed by the end of 2029, within the 60-month criteria. Therefore, the Traffic Study addresses the entire project development. 2. The Traffic Study provides an evaluation of morning and evening peak hours at 14 existing intersections that are located in the City and the adjoining City of Irvine. 3. The Project is projected to generate an additional (i.e. net increase of) 622 daily trips, including 12 peak a.m. trips and 22 peak p.m. 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. 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. Resolution No. 2024-63 Page 16 of 17 Section 6: Environmental Impact Report Addendum No. 9 was prepared for the Project in compliance with CEQA set forth in California Public Resources Code Section 21000 et seq.; CEQA's implementing regulations set forth in California Code of Regulations ("CCR") Title 14, Division 6, Chapter 3 ("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 2008-2014 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 2008-2014 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, 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 7: The recitals provided in this resolution are true and correct and are incorporated into the operative part of this resolution. Section 8: 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. 2024-63 Page 17 of 17 Section 9: 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 27th day of August, 2024. ATTEST: City Clerk ;g _kI FOR APPROVED AS TO FORM: CITY TTORNEY'S OFFICE ar n C. Harp City Attorney Will O'Neill Mayor Attachments: Exhibit A — Legal Description Exhibit B — General Plan Amendment (PA2022-0297) Exhibit C —Affordable Housing Implementation Plan (PA2022-0297) Exhibit D — Traffic Study (PA2022-0297) Exhibit E — Conditions of Approval (PA2022-0297) 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: LOT 3 OF TRACT NO, 7770, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 299, PAGES 15 AND 16 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF ORANGE COUNTY, CALIFORNIA. EXCEPTING THEREFROM THE FULL RIGHTS AND ALL MINERALS, PETROLEUM, GAS AND OTHER HYDROCARBON SUBSTANCES EXISTING BELOW 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 OR THE PURPOSE OF EXPLORING FOR, OR PRODUCING THE MINERALS, PETROLEUM, GAS AND OTHER HYDROCARBON SUBSTANCES AS RESERVED BY DEED RECORDED IN BOOK 10328, PAGE 506 OF OFFICIAL RECORDS. Exhibit "B" General Plan Amendment (PA2022-0297) Table LU2 Anomaly Locations Anomaly Statistical Land Use Development Number Area Designation Limit (so Development Limit Other Additional Information 139 dwelling units were converted from one existing office building 12 L4 MU-H2 457,880 49 Dwelling Units totaling 60,675 square feet consistent with LU 6.15.5 and 49 units were added through a GPA at 1600 Dove Street (PA2022-0297) Exhibit "C" Affordable Housing Implementation Plan (PA2022-0297) 1600 DOVE STREET AFFORDABLE HOUSING IMPLEMENTATIONPLANAND DENSITYBONUS APPLICATION APRIL 22, 2024 Prepared by Springbrook Realty Advisors, Inc. 1600 DOVE STREET AFFORDABLE HOUSING IMPLEMENTATION PLAN AND DENSITY BONUS APPLICATION APRIL 22, 2024 Project Description & Affordability Level The Picerne Group ("Picerne") is proposing the 1600 Dove Street development ("Project") on a 2.49 acre site located in the Newport Place Planned Community ("Property"). The site is generally bounded by Dove Street on the South, low rise retail buildings and surface parking on the North, an apartment community under construction on the West side and a parking structure on the East Side. The Newport Beach General Plan designates the project site as Mixed Use Horizontal 2 ("MU-H2") and the zoning is Planned Community 11 ("PC-11"). The site is situated in the Residential Overlay within PC-11. A General Plan Amendment to designate additional density (i.e., 49 additional "base" units) allocated to the Airport Area (Statistical Area L4) is proposed as part of the overall project application. The site is currently developed as a 1970's era four story office building with surface parking. The Project is planned to consist of 282 units including 188 base units and 94 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 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 29 units (15% of 188 base units). Eligibility for Density Bonus and Compliance with Newport Place Development Standards Affordability Requirements Picerne will be providing 29 units (15% of base units) affordable to Very Low Income households. 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 Section 50053 ("HSC Section 50053"), as required by Government Code Section 65915(c)(1). 1600 Dove Street At'Fordable Housing Plan April �2, 2024 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 L Additional Units Per Proposed Creneral Flan Amendment 41) L SS "Total Base Units Lknsity Bonus (500%) 94 Total Units Permitted 292 Picerne intends to operate the Project as a rental community. The 29 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 1600 Dove Street 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: one 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 without a vote of the electorate. 1600 Dove Street Affordable Housing Plan Aprit 22, 2024 Picerne requests that parking requirements be calculated in accordance with Government Code Sec. 65915(p). A table comparing parking requirements in accordance with Government Code Sec. 65915(p) with parking to be provided by the project will be provided in conjunction with a future Major Site Development Review application. Development Incentives Request Pursuant to Government Code Section 65915(d)(1) and Section 20.32 of the City's Zoning Code, Picerne is entitled to three incentives or concessions due to providing at least fifteen percent (15%) of the units as affordable for Very Low Income households. Picerne requests the following development incentives: 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 29 Very Low Income units be provided utilizing unit mixes which differ from the overall unit mixes for the project. A table summarizing the Very Low Income units by bedroom count will be provided in conjunction with the future Major Site Development Review application. 2. Picerne is requesting a partial reduction of the park in -lieu fee referenced in General Plan Policy LU 6-15.13 and in Section 19.52 of the City's Subdivision Code. These incentives will result in actual and identifiable cost reductions which will provide for the affordable rents to be set in accordance with Government Code Sec. 65915(c). Picerne reserves the right to utilize its remaining concession or incentive should such become necessary at a future date. 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 proj ect at the density permitted under the density bonus statute. The only exceptions to this prohibition are if the development standards waiver would have an unmitigable 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. The Proj ect is eligible for an unlimited amount of waivers to development standards that would have the effect of physically precluding the construction of the Project at the desired density. For the proposed project, Picerne is requesting the following development standard waivers: 1600 Dove Street Affordable Housing Plan April 22, 2024 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 2.49 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. Picerne therefore requests waiver of the General Plan Policy LU 16-15.13 public park dedication requirement. 2. PC-11 Development Standards Deviation (Building Height): PC-11 development standards limit building heights in the Residential Overlay Zone to 55 feet. Given the constraints imposed by the street setbacks and the utilities required to serve the Property, imposition of the 55-foot height limit would physically preclude the development of the proposed 282 dwelling units. The proposed building height is 100 feet. General Plan Land Use Policy 6.15.7 and Part III, Section II of the PC-11 zoning regulations prescribes a residential density range of 30-50 dwelling units per acre ("du/ac") for projects in the Residential Overlay. The Project proposes 188 base units on a 2.49 net acre parcel, which equates to a base density of 76 du/ac. Applicant requests a waiver from the maximum base density standards under LU Policy 6.15.7 and the PC-11 zoning regulations in order to construct the Project at the base density sought. 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. Picerne reserves the right to request additional development standards waivers in conjunction with its future Major Site Development Review application. 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. Table 4 below shows the maximum income limits as determined by the U.S. Department of Housing and Urban Development and the California Department of Housing and Community Development ("HCD") for Lower Income Households with household sizes appropriate for the 1600 Dove Street project: Table 4 Maximum Income Limits Very Lo►+►• Income Households Maximum Annual Income - Household Size 202312024 1 Person $50,?50 2 Person 57,400 3 Person 64,600 4 Person 71,750 5 Person 77,500 A9 1600 Dove Street Affordable Housing Plan April 22, 2024 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, two -bedroom, and potentially three -bedroom apartment homes. These income limits are updated annually. The 29 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, consistent with the income limits set for Orange County, issued by the Department of Housing and Community Development on June 6, 2023. These income limits are updated annually. Households qualifying to live in the project could include those containing 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 in Table 4 are reflective of pay to many public or health care sector workers, as shown in Table 5 below: Table 5 Examples of Qualifying Salaries Position Pay Range Source Comments Equipment Mechanic I $53,932-$79,586 City May qualify for Very Low Income units depending on household size Police Dispatcher $63,379-$93,650 City May qualify for Very Low Income units depending on household size Utilities Specialist $56,994-$84,220 City May qualify for Very Low Income units depending on household size Clinical Support Tech I - Irvine OR $39,686-$60,985 Hoag May qualify for Very Low Income units Licensed Vocational Nurse (LVN) - HHH Home Health $53,144-$81,681 Hoag May qualify for Very Low Income units depending on household size Newport -Mesa Unified School District ('NMUSD") $67,116-$75,497 NMUSD Credentialed teacher with no advanced Teacher education and up to 4 years expereience may qualify for Very Low Income units. Campus Safety Facilitator #39-24 $47,831-$58,139 NMUSD May qualify for Very Low Income emits Information Technology Technician #35-24 $56,867-$69,120 NMUSD May qualify for Very Low Income units The pay ranges shown above are as of 2023 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 1600 Dove Street. 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. 1600 Dove Street Affordable Hottsin Plan April 2?, 2024 Rental Rate Limits for Affordable Homes The 29 Very -Low -Income Units shall be rented at an affordable rent calculated in accordance with the provisions of HSC Section 50053. Government Code Section 65915(c)(1)(13)(i) requires that rents for units qualifying a project for a density bonus be set in accordance with HSC Section 50053. Accordingly, the gross rental payment for a Very -Low -Income unit is calculated based on 50% of Median Income which results in lower rents than those set using the applicable income limits in areas qualifying for the high -cost area adjustment. Additionally, HSC Section 50053 limits affordable rent to 30% of total income for a Very -Low -Income -household, as calculated in Table 6 below. 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, a two -bedroom unit assumes a three -person household and a three -bedroom unit assumes a four - person household. The calculated rents are then adjusted by a utility allowance as determined annually by the County of Orange Housing & Community Services Department. As of October 1, 2023, the reduction for the utility allowance is $149, 00 per month for a studio unit, $163.00 per month for a one -bedroom unit, $215.00 per month for a two -bedroom unit and $277.00 per month for a three -bedroom unit. The utility allowance assumes gas cooking, gas space heating, gas water heating, as well as electricity, air conditioning, water, sewer, and trash fees to be paid by the tenant. The maximum monthly rent payments for 2023/24 are calculated in accordance with HSC Section 50053 and shown in Table 6 below: Table 6 Maximum Rents by Bedroom Count Very Low Median 50% of Monthly Net Monthly Income Limit Income Median Rental Less Housing Bedrooms (Table 4) 2023/24 Income Payment Utilities Payment Studio $50,250 $89,450 $44,725 $1,118 $149 $969 1 Bedroom 57,400 102,250 51,125 1,278 163 1,115 2 Bedroom 64,600 115,000 57,500 1,438 215 1,223 3 Bedroom 71,750 127,800 63,900 1,598 277 1,321 Picerne 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 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 configurations, utility allowances, and any changes in applicable regulations and statutes. 0 1600 Dove Street Affordable Housiiig Plan April -2?, 20?4 Unit Mix, Design, and Location of Affordable Homes While the exact location of each of the affordable homes within the 1600 Dove Street project 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. 7 Exhibit "D" Traffic Study (PA2022-0297) Appendices available separately due to bulk at: www.newportbeachca.gov/cega Traffic Engineering • Transportation Planning • Parking • Noise & Vibration Air Quality • Global Climate Change • Health Risk Assessment 1600 DOVE STREET RESIDENCES REVISED TRAFFIC IMPACT ANALYSIS 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 City of Newport Beach August 14, 2023 Project No. 19615 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 PerformanceStandards......................................................................................................................................5 Substantial Operational Deficiency Criteria..................................................................................................6 Cumulative and General Plan Analytical Methodology (CEQA)..........................................................................6 Thresholds of Significance for General Plan FIR 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 TPOYear 2029 Volume Forecasts..........................................................................................................................25 6. TPO ANALYSIS.....................................................................................................................................................30 TPO Year 2029 One -Percent Threshold Analysis............................................................................................... 30 TPOImpact Assessment............................................................................................................................................. 30 7. CEQA ANALYSIS........................................................................................................... 33 CumulativeProjects.....................................................................................................................................................33 CEQA Year 2029 Without Project Volume Forecasts....................................................................................... 33 CEQA Year 2029 With Project Volume Forecasts.............................................................................................. 33 CEQA Year 2029 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 g3ldii 1600 Dove Street Residences Revised Traffic Impact Analysis 19615 9. CONGESTION MANAGEMENT PROGRAM.................................................................................................52 Background.................................................................................................................................................................... 52 CMP-Monitored Intersections..................................................................................................................................52 Requirementsfor Improvements.............................................................................................................................. 52 Criteria for Preparation of CMP Impact Analysis................................................................................................. 52 10. SITE ACCESS.........................................................................................................................................................53 SiteAccess...................................................................................................................................................................... 53 11. VEHICLE MILES TRAVELED (VMT).................................................................................................................54 Background.................................................................................................................................................................... 54 VMTAssessment and Screening.............................................................................................................................. 54 12. CONCLUSIONS....................................................................................................................................................55 ProjectTrip Generation.............................................................................................................................................. 55 TPOImpact Analysis.................................................................................................................................................... 55 CEQAYear 2029 Impact Analysis............................................................................................................................ 55 CEQA General Plan Comparison Impact Analysis............................................................................................... 55 VMT Screening (Informational Purposes Only).................................................................................................... 55 CongestionManagement 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 Table2. Project Trip Generation...................................................................................................................................18 Table 3. TPO One -Percent Threshold Analysis Summary...................................................................................... 31 Table 4. TPO Year 2029 Intersection Levels of Service and Impact Assessment...........................................32 Table 5. Cumulative Projects Trip Generation..........................................................................................................34 Table 6. CEQA Year 2029 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 Service and 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 Figure 7. City of Newport Beach General Plan Roadway Cross-Sections..........................................................14 g3ldJH 1600 Dove Street Residences Revised Traffic Impact Analysis ii 19615 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 2029 Without Project AM Peak Hour Intersection Turning Movement Volumes............................................................................................................................................................... 26 Figure 17. TPO Year 2029 Without Project PM Peak Hour Intersection Turning Movement Volumes............................................................................................................................................................... 27 Figure 18. TPO Year 2029 With Project AM Peak Hour Intersection Turning Movement Volumes ............. 28 Figure 19. TPO Year 2029 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 2029 Without Project AM Peak Hour Intersection Turning Movement Volumes............................................................................................................................................................... 40 Figure 24. CEQA Year 2029 Without Project PM Peak Hour Intersection Turning Movement Volumes............................................................................................................................................................... 41 Figure 25. CEQA Year 2029 With Project AM Peak Hour Intersection Turning Movement Volumes............................................................................................................................................................... 42 Figure 26. CEQA Year 2029 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 931ddh 1600 Dove Street Residences Revised Traffic Impact Analysis 19615 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 2029 (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 2029 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 2.49-acre project site is addressed at 1600 Dove Street, located at the northeast corner of Dove Street and Dolphin Striker Way, in the City of Newport Beach, California. The project site is currently developed with an existing 60,675 square foot four-story office building and surface level parking lot. The proposed project involves demolition of the existing office building and construction of a new seven - story apartment building comprised of 282 residential units, podium level amenity space, a leasing office, roof- top common space, and approximately 530 parking spaces within an on -grade parking garage with two and a half subterranean levels. Vehicular access is proposed to be maintained via existing driveways at Dove Street and Dolphin Striker Way. The proposed project is anticipated to be fully operational by year 2028. 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 658 daily trips, including 92 trips during the AM peak hour and 88 trips during the PM peak hour. The proposed project site land use is forecast to generate approximately 1,280 daily trips, including 104 trips during the AM peak hour and 110 trips during the PM peak hour. Therefore, the proposed project is forecast to result in a net increase of approximately 622 net new daily trips, including 12 net new trips during the AM peak hour and 22 net new trips during the PM peak hour. g7dii 1600 Dove Street Residences Revised Traffic Impact Analysis iv 19615 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 2029 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 2029 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 (Informational Purposes Only) 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 (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 via existing driveways at Dove Street and Dolphin Striker Way. The project driveways at Dove Street and Dolphin Striker Way will continue to provide full access. Based on review of the adjacent development and lane configurations along Dove Street and Dolphin Striker Way, 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. 3ldd � 1600 Dove Street Residences g Revised Traffic Impact Analysis v 19615 1. INTRODUCTION This section describes the project location, project description, study area, and analysis scenarios. PROJECT DESCRIPTION The 2.49-acre project site is addressed at 1600 Dove Street, located at the northeast corner of Dove Street and Dolphin Striker Way, in the City of Newport Beach, California. The project site is currently developed with an existing 60,675 square foot four-story office building and surface level parking lot. Figure 1 shows the project location map. The proposed project involves demolition of the existing office building and construction of a new seven - story apartment building comprised of 282 residential units, podium level amenity space, a leasing office, roof- top common space, and approximately 530 parking spaces within an on -grade parking garage with two and a half subterranean levels. Vehicular access is proposed to be maintained via existing driveways at Dove Street and Dolphin Striker Way. The proposed project is anticipated to be fully operational by year 2028. 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) Newport Beach 14. Von Karman Avenue (NS) at Campus Drive (EW) Newport Beach/Irvine 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 2029 Without Project; and c) TPO Year 2029 With Project 1(NS) = North -South roadway; (EW) = East-West roadway 1600 Dove Street Residences Revised Traffic Impact Analysis 19615 Additionally, this study also evaluates the following analysis scenarios in support of the project's proposed cumulative CEQA analysis: d) CEQA Year 2029 Without Project; e) CEQA Year 2029 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 (EIR): f) General Plan Comparison: Post 2030 General Plan Buildout Without Project; and g) General Plan Comparison: Post 2030 General Plan Buildout With Project. 931dil1600 Dove Street Residences Revised Traffic Impact Analysis 2 19615 Legend 0 Study Intersection g7ldii Figure 1 Project Location Map 1600 Dove Street Residences Traffic Impact Analysis 19615 VEHICULAR ENTRY v 0 G rn W !V] 93-IJ111 RESIDENTIAL APARTMENTS VEHICULAR ENTRY DOLPHIN -STRIKER WAY 4 Figure 2 Site Plan 1600 Dove Street Residences Traffic Impact Analysis 19615 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/C) 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 > 0.60 to <_ 0.70 C > 0.70 to <_ 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 Caoacity, 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: g31JJ 1600 Dove Street Residences Revised Traffic Impact Analysis S 19615 ■ Any intersection in the Airport Area shared with City of Irvine; and ■ Any intersections in the City of Corona Del Mar. 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 2029 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 EIR Addendum Year 2029 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. g3ldli1600i Dove Street Residences Revised Traffic Impact Analysis 19615 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 not provided in the project area along Dove Street or Dolphin Striker Way. Dove Street adjacent to the project site does not have bikeway classification. Roadways that provide on -street bicycle facilities near the project site include Bristol Street North, Bristol Street South, Birch Street, and intermittent areas of Jamboree Road and Campus Drive. TRANSIT FACILITIES Figure 5 shows the existing transit routes available in the project vicinity. As shown on Figure 5, no Orange County Transportation Authority Routes service Dove Street adjacent to the project site. 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. Figure 8 and Figure 9 show the Existing AM peak hour and PM peak hour intersection turning movement volumes. g3ldi! 1600 Dove Street Residences Revised Traffic Impact Analysis 7 19615 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. g3lddii 1600 Dove Street Residences Revised Traffic Impact Analysis ft 19615 Table 1 Existing (2022) Intersection Levels of Service ID Study Intersection Traffic Control' AM Peak Hour PM Peak Hour V/C2 LOS' V/C2 LOSS 1. Campus Dr (NS) at Bristol St North (EW) TS 0.36 A 0.61 B 2. Irvine Ave/Campus Dr (NIS) 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) T5 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 (NIS) 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 14. Von Karman Ave (NS) at Campus Dr (EW)4 TS 0.28 A 0.45 A N otes: (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. �MdA �11 1600 Dove Street Residences Traffic Impact Analysis 9 19615 8D 6D 8D 4D 6D $ 4D 4D 4D Q 2D O Site 6D C 4 4U �� � 6D G�cu �/� < 4D O�Q 4D m 4D IRVINEgVE 6D 4D /STO�sT. 4\ I D O,Q S 8D 6D L: Ma 4D Campus or (NS)l Campus or (NS)/ Bristol St N (Ew) Bristol St S (EW) .� UNIVERS 1111 � 111 6D 4D ................................_ Birch St (NS)l Bristol St N (EW) 4U 6D r J� CO Birch St (NS)/ MacArthur Blvd (NS)/ ® Bristol St S (EW) Campus Or (EW) �F m 7D ejS0H AVE ii�r �1111r 6D sD y ©.. 8D r Legend ill MacArthur Blvd (NS)/ ................ _................... ....... MacArthur Blvd (NS)/ Birch St (EW) Von Karman Ave (Ew) `1111i' MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Jamboree Rd (EW) Bison Ave (EW) RTO � �1111�L ��1111r y LL —f 111r p —► y F� ........... Jamboree Rd (NS)/ ITY DR Campus or (Ew) ® � r ��1114� y y F_� Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St N (EW) Bristol St S (EW) a �'�1111 1111 --4- titiTw v)v)1 Twr FREE Jamboree Rd (NS)/ Von Karman Ave(NS)/ University Or (EW) Campus or (EW) R F r� 1 Ar- ii"r t �ii y ® Traffic Signal RTO Right Turn Overlap #D #-Lane Divided Roadway F Free Right Turn Lane #U #-Lane Undivided Roadway SPLIT Split Signal Phasing Figure 3 #-.*-#-Lanes (One -Way) d De Facto Turn Lane Existing Lane Geometry and Intersection Traffic Controls + Existing Lane g3ldlh 1600 Dove Street Residences Traffic Impact Analysis 10 19615 e Legend ® Sidewalk "I I Figure 4 Existing Pedestrian Facilities ���i� 1600 Dove Street Residences Traffic Impact Analysis 11 19615 —0— Local Routes (1-99) ^•• KM.... Metrolink Stationlink Routes —EMS Bravo Limited Stop Service (400-499) (500-599) IVrr41M RflRwrOMy ---[L;j— Community Routes(100-199) City Shuttle GOLDENWEST TRANSPORTATION 0 Rail Stations QOC Bus Transit Centers S •1 •1 SANTA ANA STATION NEWPORT TRANSPORTATION Figure 5 Source: Orange County Transportation Authority Orange County Transportation Authority System Map g7dii 1600 Dove Street Residences Traffic Impact Analysis 12 19615 Legend • ADOPTED INTERCHANGE • PROPOSEDINTERCHANGE ROUTES REQUIRING e =» FURTHER COORDINATION 0.76 Miles COMMUTER ROADWAY (TWO LANE UNDIVIDED) 3.24 Mlles SECONDARY ROAD (FOUR LANE UNDIVIDED) 16.88 Miles SECONDARY •^•°^ (NOT BUILT) 0.28 Mlles PRIMARY ROAD (FOUR LANE DIVIDED) 29.62 Miles PRIMARY ROAD ......• (NOT BUILT) 3.29 Miles MAJOR ROAD (SIX LANE DIVIDED) 30.64 Miles EIGHT LANE ROAD (DIVIDED) 2.81 Miles SAN JOAQUIN HILLS TRANSPORTATION CORRIDOR 5.32 Miles ADOPTED FREEWAY ROUTES 4.48 Mites FUTURE FREEWAY EXTENSION 0.75 Mlles Figure 6 Source: City of Newport Beach City of Newport Beach General Plan Master Plan of Streets and Highways g7dii 1600 Dove Street Residences Traffic Impact Analysis 19615 PRINCIPAL - 144' (8 Lanes Divided) q MAJOR - 128' (6 Lanes Divided) q PRIMARY - 104' (4 Lanes Divided) q Lane �_ Lane .I I. Lane .I. Lane SECONDARY - 84' (4 Lanes Undivided) q Lane Lane Lane Lane COMMUTER - 60' (2 Lanes Divided) q. A� �r .� w Figure 7 Source: City of Newport Beach City of Newport beach General Plan Roadway Cross -Sections g3ldii 1600 Dove Street Residences Traffic Impact Analysis 14 19615 GP `//r 03 Gbh G MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ m �� Birch St (EW) Von Karmen Ave (EW) '-34 w o LO "-30 per` rn NS"t —113 _o vv —59 e�/e 16 .l 1 1. ,r 147 P��it IRVINE AVF � 59'' `1 r' 18- `i T �< S'T 179-► c'� N M 38- NN n "M m 39 20 t �MacArthur MacArthur Blvd (NS)/ Blvd (NS)/ Jamboree Rd (EW) Bison Ave (EW) S rnNm "-152 0)N� '-40 � CMrn —747 � o0 —92 ,1 1 pr333 A) 1 1. ,r165 260� `� T t' 78-4 " T P 597-► rnvo�o 79-' 00000(`0 138� 17N 66 4 �� Campus Dr (NS)/ ,f Campus or (NS)/ Jamboree Rd (NS)/ Bristol St N (EW) Bristol St S (EW) Campus Dr (EW) m v *—167 t` uNIVERSITY DR L o "-87 C14 LID N N —858 v 000 (2 Z� —194 ,1 1 it 252 1 ,l 1 1. r 184 T-)1 682- TP 58-'' r"tTr' aO7D 1292— rnrn 133-► rn00 oM drn 453� rn�- 31� Birch St (NS)/ Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St N (EM Bristol St N (EM Bristol St S (ENS Orn *-149 r-N rn 1161 �Q- Cl)r- r- 1 �r 360T `i 1 ��v `� T r' 875 � T P r00 N � i NONCD 380~ ON CD 4� ® .;:. 1209-4 m Birch St (NS)/ MacArthur Blvd (NS)/ Jamboree Rd (NS)/ Von Karmen Ave (NS)/ Bristol St S (EN) Campus Dr (EW) University Dr (EW) Campus Dr (EVV) rn o r- '- 60 (D m 142 CO '� 51 No'0 —170 (m�-—99 emu t--192 :A7 Ilk 1 L d l L -21 B/SO/�/AVE \ ') 1 t* -220 A) 1 ,r31 496' 1 /- 254,' i t' 361 -' `� T /' 114--' `1 P 905-► Zv 406— LOhN 90— OrnN 202— ("oN 194-4 NN 37-c"32-rn- 39-x CO Legend QStudy Intersection gTdii Figure 8 Existing AM Peak Hour Intersection Turning Movement Volumes 15 1600 Dove Street Residences Traffic Impact Analysis 19615 IRVINE AVE Campus Dr (NS)/ Campus Dr (NS)/ Bristol St N (EW) Bristol St S (EW) Corn "-107 vr) 00 1697 ((a ,l j ,r278 j '. -, 435 � 1 r• TT N r-� 822— rnN LO u7 485-,, m N Birch St (NS)/ Bristol St N (EW) corn rOnN —1537 ./ j ,r 370 Birch St (NS)/ MacArthur Blvd (NS)/ Bristol St S (EVE Campus or (Eq cm m It oo '- 137 v °) C ) LO ((a —625 j Al j L r<35 202:�7 T P 262 --' ') t r' 903 �'t 221— � °) 111-14 NN 46 r Legend QStudy Intersection Site MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Birch St (EVV) Von Karman Ave (EW) rbrn 149 co *-81 O � ch �--263 r) C' c; �--- 36 L ,rs2 ,r j t, ,r4os 64� I 252r' 186-► (a Cl) 87~ _P ENO 25�, 10 127� vN MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Jamboree Rd (EW) Bison Ave (EW) s ce) N N '-88 N N `-67 rMi m t-828 (o v ron �-104 A?1 1. ,r357 � j �* ,r135 16 5" `� T 17 9 i T r' 752-► omo 102— �0)a 55�, NCOf•) 129- �rn UNIVERSITY DR Jamboree Rd (NS)/ Campus Dr (EVV) LO "-251 0 oo �! —274 ,1 j �k r118 158 � 1 r' 255— LONE 82 - Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St N (EW) Bristol St S (EW) N CO r LO r �l 1 513 T r' `I 1 r' rr)N000 686— to C14 err rn o m 1086 --,k N Jamboree Rd (NS)l Von Karman Ave (NS)/ `\ University or (EW) Campus or (EVV) mo AVE \ c� rn CIO 122 �-106 ,r228 rn m Nvccoo .1 j L '� 77 --332 ,r16 2714 128--' `11r' 100-► 12-4 v00N L�°' 252� 38� <tNN d Figure 9 Existing PM Peak Hour Intersection Turning Movement Volumes 16 1600 Dove Street Residences Traffic Impact Analysis 19615 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 658 daily trips, including 92 trips during the AM peak hour and 88 trips during the PM peak hour. The proposed project site land use is forecast to generate approximately 1,280 daily trips, including 104 trips during the AM peak hour and 110 trips during the PM peak hour. Therefore, the proposed project is forecast to result in a net increase of approximately 622 net new daily trips, including 12 net new trips during the AM peak hour and 22 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. gliddii 1600 Dove Street Residences Revised Traffic Impact Analysis 17 19615 Table 2 Project Trip Generation Trip Generation Rates Land Use Source' Unit? 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 Unit? AM Peak Hour PM Peak Hour Daily In I Out Total In Out Total Existing General Office Building 60.675 TSF 81 11 92 15 73 88 658 Proposed Multifamily Housing (Mid -Rise) 282 DU 25 79 1 104 1 68 1 42 1 110 11280 NET PROJECT TRIPS GENERATED -56 1 +68 1 +12 1 +53 1 -31 1 +22 +622 Notes: (1) ITIE = Institute of Transportation Engineers Trip Generation Manual (11th Edition, 2021); ### = Land Use Code (2) TSF = Thousand Square Feet (Gross Floor Area); DU = Dwelling Units g3ldii 18 1600 Dove Street Residences Traffic Impact Analysis 19615 Legend -10% Percent From Project 5% Figure 10 Project Outbound Trip Distribution - Existing General Office Building 19 1600 Dove Street Residences Traffic Impact Analysis 19615 Legend -4-10% Percent To Project g7diii Figure 11 Project Inbound Trip Distribution - Existing General Office Building a 1600 Dove Street Residences Traffic Impact Analysis 19615 Legend ,40-10% Percent From Project g7dii Figure 12 Project Outbound Trip Distribution - Proposed Residential 21 1600 Dove Street Residences Traffic Impact Analysis 19615 Legend -10% Percent To Project g3ldlil Figure 13 Project Inbound Trip Distribution - Proposed Residential 22 1600 Dave Street Residences Traffic Impact Analysis 1961 `i IRVINE AVE M\ R Site C �j �13 v v �G MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ m � Birch St (EW) Von Karman Ave (ENS W-0 %-0 OQ' NMo —0 (i 0o r--3 ,r0 � j AM ,r0 7� oc�o 3: S+ ~ (noo N 0 31 MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Jamboree Rd (EW) Bison Ave (EN) S k--6 %_0 Mock —0 0(00 —0 L rr 0 ./ j �r 0 -7 0 0-► ONO 0-► OHO 0�, 0-4 ' Campus Or (NS)/ Campus Or (NS)/ Jamboree Rd (NS)/ Bristol St N (EW) Bristol St S (EW) Campus Or (EW) *-0 UNIVERSITY DR 't-0 00 —14 o o oCOo —0 ,ro j A) j Pr-0 r �1 0- 1� 0-$ �1r 00 _11- 00 0-. Ocoo 0-,( 0-,4 Birch St (NS)/ Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St N (EW) Bristol St N (E\AO Bristol St S (EVE *-2 V O —0 Q" O M Cl) j �0T J `i 1 y��v M? 0 0 T o oN 4 (� �Q 3 - ,...._....... ............__. _....- - —__._..._..... ........ .......... .._._......_ Birch St (NS)/ MacArthur Blvd (NS)/ Jamboree Rd (NS)/ Von Karman Ave (NS)/ Bristol St S (EN) Campus Or (EW) University Or (EN) Campus Or (EW) 't-0 Im `�0 `.-0 Nr- oo �-0 ocDo �0 oC?o —0 j14 r0 ejSONavE \ �jL 0 jL r0 J1 r- o�' �1 r o-' �1r- o-' )10�o 0� Oo 0-• 00o 0-. o(ho 00-,4 0-x Legend QStudy Intersection Figure 14 Project (Net) AM Peak Hour Intersection Turning Movement Volumes 23 1600 Dove Street Residences Traffic Impact Analysis 19615 IRVINE AVE \R Campus Dr (NS)/ Campus Dr (NS)l Bristol St N (EW) Bristol St S (ER R-0 0 o t---6AOh o O .�1 r0 1� � 0-' it 00 T1 11 o0 0:y Birch St (NS)/ Bristol St N (EW) %-6 (9 °° —0 d 1 r0 �1 O N Birch St (NS)/ Bristol St S (EW) rn 0 -► .- o o� Legend QStudy Intersection g7dii m� CO MacArthur Blvd (NS)/ Campus Dr (EW) '- 0 0: `DTP 0-. Oho Site UNIVERS' 8j� AVE MacArthur Blvd (NS)l ....... .._.........._..... MacArthur Blvd (NS)/ Birch St (EVIL Von Karman Ave (EVV) '-0 '-0 coMO �--0 Moo �-3 .r1L ro pro 1 � `1 t -2 �' `i 1 P oy ONO _2y 700 N 0� -14: MacArthur Blvd (NS)/ MacArthur Blvd (NS)l Jamboree Rd (EVE Bison Ave (Eq "-15 0 It-0 rr'C?o —0 O -0 t--0 ro d 1 L r0 2 0-� �1r 0-. oro Oy ovO 0 �, 0 �, Jamboree Rd (NS)/ ITY DR Campus Dr (EW) 0 0�20 —0 d 1 1* pro r 0-4 -)Tr' oy 000 0-.,A Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St N (EW) Bristol St S (EW) 0 `9 U? dl 1 �1 r 41) 0-' t r� MNO 2y LO0 _2--4 Jamboree Rd (NS)/ Von Karman Ave (NS)/ University Dr (EW) Campus Dr (Eq '-0 '--o 0 0 —0 O M O —0 ro d114 ro LAD o-X `��P 0-4 `1Tr' oy 0u70 oy ONO 0ti 0-4 Figure 15 Project (Net) PM Peak Hour Intersection Turning Movement Volumes 24 1600 Dove Street Residences Traffic Impact Analysis 19615 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 2029 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 1.07 along arterials with counts conducted in 2022. TPO YEAR 2029 VOLUME FORECASTS TPO Year 2029 Without Project volume forecasts were developed by adding ambient growth and approved projects trips to existing volumes. TPO Year 2029 Without Project AM and PM peak hour intersection turning movement volumes are shown on Figure 16 and Figure 17. TPO Year 2029 With Project volume forecasts were developed by adding project -generated trips to TPO Year 2029 Without Project volumes. TPO Year 2029 With Project AM and PM peak hour intersection turning movement volumes are shown on Figure 18 and Figure 19. g3lddh 1600 Dove Street Residences Revised Traffic Impact Analysis 25 19615 IRVINE AVE Campus Dr (NS)/ Campus Dr (NS)/ Bristol St N (EVV) Bristol St S (EW) '� 167 r- N (o N N — 949 rr V co ,/ 1 �r267 1 L `1 T 687 -' t 02 co 1290— M ;: vrn 453--, rN Birch St (NS)/ Bristol St N (EW) CO 00 "160 `2 N —1244 1 ,-381 J� -, T CO rn y r �Q Birch St (NS)/ MacArthur Blvd (NS)/ Bristol St S (EN) Campus Dr (EVV) N00 LO ;VN '1-65 —170 1L cnrn04 d jL r21 496'r 1' 254J' 900 N o 406 CAN 194 37� Legend QStudy Intersection g3ldii Site MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Birch St (Eq Von Karman Ave (EVV) Nrn 84 0000 '-30 Ncrflc�o —125 ��uo •-59 L 162 91 �' `� T !' 1LO 18 191� 38� 39�, v 20� vm MacArthur Blvd (NS)/ j MacArthur Blvd (NS)/ Jamboree Rd (EVV) Bison Ave (EW) N r-d, 174 N�� '-40 N CO CO —915 —93 ,r397 ,l l L ,r181 287�' `1 T ' 80�' T r' 674� rnrno 84� �rnn 152�, Lr)M 677 UNIVERSITY DR Jamboree Rd (NS)/ Campus Dr (EVV) o rn rn "- 87 NmN —194 d j L "185 60--''`itl' 133— o Cl) rrn � 33, �0) Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St N (EW) Bristol St S (EVV) M ce) M 00 00 � 1 1 897--4 T �' rnv� ohm 392— 'tco 1239-,, Jamboree Rd (NS)/ Von Karman Ave (NS)/ University or (EVV) Campus Dr (EVV) CO N 142 00 58 \ 'CO) t° w —99 ,r220 `r Lao)) —197 .l j L ,r31 AVE 361-4 `�1P 114� `1TP 90-► 200o 204— `n00N 32--�, ; 39-,�, M Figure 16 TPO Year 2029 Without Project AM Peak Hour Intersection Turning Movement Volumes 26 1600 Dove Street Residences Traffic Impact Analysis 19615 IRVINE AVE Campus Dr (NS)/ Campus Dr (NS)/ Bristol St N (EW) Bristol St S (EW) MO 107 OM co LO —1734 r d 1 , r 2 81 1�, 445-' 1 '1 1 car r� 830 --► v rn LOLO 485- �N Birch St (NS)/ W J Bristol St N (EM (OM 115 rn N t-1570 ,I 1 ,r-372 M n CO MacArthur Blvd (NS)/ Birch St INS)/ Bristol St S (Eq Campus or (EW) v N 0) - '- 140 viv m;�:O —625 Adk J 1 011111, ,r35 202 -' T P 262 -' 927 00 ,n m 221-► O M N 111-4 N N 46 � _ co Legend QStudy Intersection g3ldii 0 0 m N AVE MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Birch St (EVV) Von Karman Ave (EW) m� "-176 N "-81 �coo`Uo —275 rM)rLa)nm —36 ,1 1 L rr-62 ,l 1 t. rr421 264 64�' 195-► tirnN 87-' 6)ticn 25 127� d N MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Jamboree Rd (EW) Bison Ave (EW) mr` n "-101 �0 �67 rr)Nm� —948 c2�2,5 —108 ,r400 it 1 t. 170�' ,141 206,' `1 T P 933— N�, 105� 57� N'tM 131�, �N UNIVERSITY DR Jamboree Rd (NS)/ Campus or (EVV) vu')N `-251 —274 ,r123 159" r `� 1 l' 255— �nr- 94 -x Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St N (EW) Bristol St S (EW) CO O co co N M � 1 1 603-' 1 ?, u)°°N 691-+ rnr (000 �rn � 1112, Nn Jamboree Rd (NS)/ on Karman Ave University Dr (EW) Campus Dr (EVV) CO rnco "-122 rn0 81 C-0 r CO 106 N "t co —335 ,r-235 A� 1 1* or-16 271-0 DTP 128--' iTr' 100— vCDOOM CDLO 258—► VNN cOM 38-14 v Figure 17 TPO Year 2029 Without Project PM Peak Hour Intersection Turning Movement Volumes 27 1600 Dove Street Residences Traffic Impact Analysis 19615 IRVINE AVF Campus Dr (NS)/ Campus Or (NS)/ Bristol St N (EW) Bristol St S (ER N 167 r-n m N N — 963 It 00 d 1 �r267 1 1. -1 1 687 -' 1 r cry 7 1279— 0r vrn 453- rN Birch St (NS)/ Bristol St N (Eq 00 "158 —1244 1 ,r381 T�1 r(0 Birch St (NS)/ MacArthur Blvd (NS)/ Bristol St S (EW) Campus or (EW) vrn —oN *-65 cam-) toM rn N —170 1L P!1�k ,r21 485� 1 P 2544 `� 1 w 900 o 406-► T rn N 194 NN 1 37-4 v Legend QStudy Intersection t rn AVE MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Birch St (EVV) Von Kerman Ave (EW) o(o 84 L000 '�-30 N(ro(�O —125 �24rn —56 ./1L ,r16 J1 r162 98-4 `iTr' 21�'7a)t- `,Tr' 191-► Moron 39-, v 51- 'IT CO MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Jamboree Rd (EW) Bison Ave (EW) o 168 Nrn �40 0 400000 —915 �OOv 93 ') 1 1. INA ,r397 1 �k r181 280-r -1 1 1' 80�' 1 r' 674 rnwo 84� 15, rn M 67 Jamboree Rd (NS)/ Campus Dr (EW) UNIVERSITY DR o rn rn `- 87 NON —194 ,l 1 ,r 185 60--4 1r 133— roar' 33� �� Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St N (Eq Bristol St S (Eq CO CO Itco V co �1 1 `1 1 /' 897-4LO 1 �' Cl) CO 1242 --.r ^---................... _.............. --.... Jamboree Rd (NS)/ ._.... _....... -........ ............ _......... ; Von Kerman Ave (NS)/ University Dr (EVV) Campus Dr (EW) mrl) "-142 rn '-58 rMi CO co —99 m (h r°'n —197 pr220 d 1 t r31 361'� �11P 114� `i1P 90— 2rnv 204— r"NN 32-14 o.- 39-14 r) Figure 18 TPO Year 2029 With Project AM Peak Hour Intersection Turning Movement Volumes 28 1600 Dove Street Residences Traffic Impact Analysis 19615 IRVINE AVE Campus or (NS)/ Campus Dr (NS)/ Bristol St N (EW) Bristol St S (EN) mrn "-107 om ao rrn —1728 00 C 1 445-' l' Tu') 841-► (° Lf) 485--,4 1-N Birch St (NS)/ Bristol St N (EW) oLn "-121 rn N —1570 � 1 ,r 372 J� � T COrT y r N Birch St (NS)/ MacArthur Blvd (NS)/ Bristol St S (EW) Campus or (EW) LO CO rn o "-140 a N CO r- � �-625 1 ,J 1 '* pr35 213,' 1 P 262:lll `1 T w 927-► LOm 221-► �mN 111_ NN 46-4 -00 Legend QStudy Intersection v v MacArthur Blvd (NS)/ G MacArthur Blvd (NIS)/ m Q� Birch St (EW) Von Karmen Ave (EW) c� .I. *- 176 N 81 c-'4mor'o f-275 COLOCO —39 r62 ,1 1 r421 62 265'4 `1 t r' ST 195— tirnN 85 M�M 25-4, u7 113� vN MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Jamboree Rd (EN) Bison Ave (EW) `r �rnLO '-116 vv "-67 co ao �-948 02 ' Zo —108 1 1. r400 d j 1* rr 141 208 �' `� 1 I' 170 933-+ °'nN 105� mt�o 57�, Nvrri 131�r �Nrn Jamboree Rd (NS)/ Campus Dr (EW) UNIVERSITY DR C, N *-251 �rn - —274 d1L �123 r 159-4 255— �ti� 94 LO Jamboree Rd (NS)/ Bristol St N (EM rnU') M r- �l Jamboree Rd (NS)/ Bristol St S (E0V) _m 1 603--' 1 P ` t - Moves morn 693— r-, 1110�, N Jamboree Rd (NS)/ Von Kerman Ave (NS)I University Dr (EVV) Campus Dr (EW) mLO LO co '� 122 O co 81 \ m�C2 �106 �r235 N'tco �--335 ..1 j ,r16 AVE 271 128" `i t 100-► 00O 258— 'TNN 12-N o2- 38-x v Figure 19 TPO Year 2029 With Project PM Peak Hour Intersection Turning Movement Volumes 29 1600 Dove Street Residences Traffic Impact Analysis 19615 6. TPO ANALYSIS Detailed intersection Level of Service calculation worksheets for each of the following analysis scenarios are provided in Appendix C. TPO YEAR 2029 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: 1. Campus Drive (NS) at Bristol Street North (EW) 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) TPO IMPACT ASSESSMENT ICU and Levels of Service at the applicable study intersections for TPO Year 2029 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 2029 Without and With Project conditions. Table 4 also calculates the net change in ICU at the applicable study intersections for TPO Year 2029 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 2029 With Project conditions and no improvements are required. g3oldJh 1600 Dove Street Residences Revised Traffic Impact Analysis 30 19615 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 (NS) at Bristol St North (EW) AM No No No Yes PM No No No No 2. Irvine Ave/Campus Dr (NIS) at Bristol St South (EW) AM No No No No PM No No No No 3. Birch St (NS) at Bristol St North (EW) AM No Yes No No PM Yes No No No 4. Birch St (NS) at Bristol St South (EW) AM No Yes No No PM No No No No 5. MacArthur Blvd (NS) at Campus Dr (EW) AM Yes No No No PM No No No No 6. MacArthur Blvd (NS) at Birch St (EW) AM No No Yes No PM No Yes No No 7. MacArthur Blvd (NS) at Newport PI Dr/Von Karman Ave (EW) AM No No Yes No PM Yes No No No 8. MacArthur Blvd (NS) at Jamboree Rd (EW) AM No Yes No No PM No No No Yes 9. MacArthur Blvd (NS) at Bison Ave (EW) AM No No No No PM No No No No 10. Jamboree Rd (NIS) at Campus Dr (EW) AM Yes No No No PM No Yes No No 11. Jamboree Rd (NIS) at Bristol St North (EW) AM No No No No PM No No No No 12. Jamboree Rd (NS) at Bristol St South (EW) AM No No No No PM No No No No 13. Jamboree Rd (NS) at Eastbluff Dr/University Dr (EW) AM No No No No PM No No No No 14. Von Karman Ave (NS) at Campus Dr (EW) AM No No No No PM No No No No Notes: (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. 31 1600 Dove Street Residences Traffic Impact Analysis 19615 Table 4 TPO Year 2029 Intersection Levels of Service and Impact Assessment ID Stud 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 LOS3 V/CZ L0S3 V/C2 LOS3 V/CZ L053 AM PM 1. Campus Dr INS) at Bristol St North (EW) TS 0.37 A 0.62 B 0.38 A 0.62 B +0.01 0.00 No 3. Birch St INS) at Bristol St North (EW) TS 0.49 A 0.52 A 0.48 A 0.52 A -0.01 0.00 No 4. Birch St INS) at Bristol St South (EW) TS 0.35 A 0.36 A 0.35 A 0.36 A 0.00 0.00 No 5. MacArthur Blvd INS) at Campus Dr (EW)" TS 0.34 A 0.55 A 0.34 A 0.55 A 1 0.00 0.00 No 6. MacArthur Blvd INS) at Birch St (EW) TS 0.32 A 0.42 A 0.32 A 0.42 A 0.00 0.00 No 7. MacArthur Blvd INS) at Newport PI Dr/Von Karman Ave (EW) TS 0.34 A 0.38 A 0.34 A 0.37 A 0.00 -0.01 No B. MacArthur Blvd INS) at Jamboree Rd (EW)4 TS 0.42 A 0.51 A 0.43 A 0.51 A +0.01 0.00 No 10. Jamboree Rd INS) at Campus Dr (EW)' TS 0.51 1 A 0.52 A 0.51 A 0.52 A 0.00 0.00 No Notes: (1) TS = Traffic Sighal (2) V/C = Volume/Capacity (3) LOS = Level of Service (4) Level of Service E is acceptable; shared jurisdiction with City of Irvine. JI I 1600 Dove Street Residences Traffic Impact Analysis 32 19615 7. CEQA ANALYSIS This section presents analysis of Year 2029 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 2029 WITHOUT PROJECT VOLUME FORECASTS CEQA Year 2029 Without Project volume forecasts were developed by adding cumulative projects trips to TPO Year 2029 Without Project volumes. CEQA Year 2029 Without Project AM and PM peak hour intersection turning movement volumes are shown on Figure 23 and Figure 24. CEQA YEAR 2029 WITH PROJECT VOLUME FORECASTS CEQA Year 2029 With Project volume forecasts were developed by adding project trips to CEQA Year 2029 Without Project volumes. CEQA Year 2029 With Project AM and PM peak hour intersection turning movement volumes are shown on Figure 25 and Figure 26. CEQA YEAR 2029 IMPACT ASSESSMENT ICU and Levels of Service at the applicable study intersections for CEQA Year 2029 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 2029 Without and With Project conditions. Table 6 also calculates the net change in ICU at the applicable study intersections for CEQA Year 2029 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 2029 With Project conditions and no new mitigation measures are required. g3ld�h 1600 Dove Street Residences Revised Traffic Impact Analysis 33 19615 Table 5 (1 of 2) Cumulative Projects Trip Generation Net Trips Generated AM Peak Hour PM Peak Hour Project In Out Total In Out I Total ID Project Name Land Use Quantity' Daily City of Newport Beach Existing Use NB1 1400 Bristol Street North Residences General Office 38.764 TSF -31 57 26 46 -13 33 620 Proposed Use Multifamily Housing (Mid -Rise) 229 DU N132 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 Newport Beach Porsche Auto Dealership 143.494 TSF 195 72 267 139 208 347 3,995 NB5 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 NB6 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 N137 Newport Coast Multifamily Housing 564 DU 413 932 1,345 926 557 1,483 14, 778 d Single -Family Detached Residential 954 DU g3ldiIi 34 1600 Dove Street Residences Traffic Impact Analysis 19615 Table 5 (2 of 2) Cumulative Projects Trip Generation Net Trips Generated AM Peak Hour PM Peak Hour Project In Out Total In Out I Total ID Project Name Land Use Quantity' 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 8 1 91 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 IR5 Milani Apartments Multifamily Housing (Mid -Rise) 287 DU 24 82 106 68 44 112 1,303 IR6 JElements Multifamily Housing (Mid -Rise) 700 DU 60 199 259 167 106 273 3,178 IR7 Von Karman Quartz Office General Office 16.538 TSF 221 31 25 4 201 241 179 Total 2,771 2,456 5,227 2,5571 2,993 5,550 59,465 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 1600 Dove Street Residences Traffic Impact Analysis 19615 Table 6 CEQA Year 2029 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 V/Cz LOSS V/C2 LOS' V/Cz LOS' V/C2 LOS' AM PM 1. Campus Dr (NS) at Bristol St North (EW) TS 0.458 A 0.676 B 0.460 A 0.675 B +0.002 -0.001 No 2. Irvine Ave/Campus Dr (NS) at Bristol St South (EW) TS 0.545 A 0.496 A 0.544 A 0.498 A -0.001 +0.002 No 3. Birch St (NS) at Bristol St North (EW) TS 0.514 A 0.536 A 0.506 A 0.535 A -0.008 -0.001 No 4. Birch St (NS) at Bristol St South (EW) TS 0.361 A 0.364 A 0.362 A 0.365 A +0.001 +0.001 No 5. MacArthur Blvd (NS) at Campus Dr (EW)" TS 0.445 A 0.676 B 0.447 A 0.676 B +0.002 0.000 No 6. MacArthur Blvd (NS) at Birch St (EW) TS 0.357 A 0.472 A 0.357 A 0.474 A 0.000 +0.002 No 7. MacArthur Blvd INS) at Newport PI Dr/Von Karman Ave (EW) TS 0.401 A 0.436 A 0.408 A 0.429 A +0.007 -0.007 No 8. MacArthur Blvd (NS) at Jamboree Rd (EW)" TS 0.561 A 0.636 B 0.565 A 0.635 B +0.004 -0.001 No 9. MacArthur Blvd (NS) at Bison Ave (EW) TS 0.453 A 0.483 A 0.454 A 0.484 A +0.001 +0.001 No 10. Jamboree Rd (NS) at Campus Dr (EW)" TS 0.582 A 0.628 B 0.581 A 0.628 B -0.001 0.000 No 11. Jamboree Rd (NS) at Bristol St North (EW) TS 0.394 A 0.439 A 0.393 A 0.439 A -0.001 0.000 No 12. Jamboree Rd (NS) at Bristol St South (EW) TS 0.656 B 0.669 B 0.656 B 0.598 A 0.000 -0.071 No 13. Jamboree Rd (NS) at Eastbluff Dr/University Dr (EW) TS 0.643 B 0.686 B 0.644 B 0.687 B +0.001 +0.001 No 14. Von Karman Ave (NS) at Campus Dr (EW)' r TS 0.375 A 0.526 A 0.374 A 0.527 A -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-JJ 1600 Dove Street Residences _1 '1 Traffic impact Analysis 36 19615 Legend Other Development (see Table 5): • City of Irvine • City of Newport Beach Figure 20 Cumulative Projects Location Map g3ldJH 1600 Dove Street Residences Traffic Impact Analysis 37 19615 IRVINE AVE Campus or (NS)/ Campus Dr (NS)/ Bristol St N (EW) Bristol St S (EW) oC3 —31 Nmo dl ,r2 i jL 222 � T to O 63 -► m 0� Birch St (NS)/ Bristol St N (EW) "-12 o � —24 ` 1 ,r 31 J� TO N y U, 4� 3 n A Site C C`— 3 v o MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ InO Birch St (EW) Von Kerman Ave (EN) R 5 rn W- 0 —15 —0 rr0 d j L ir49 9 �' `� T r' 0 �' `PTww- 55� o�0 0� oo�o co V 0� N 0� N MacArthur Blvd(NS)/ MacArthur Blvd (NS)/ �. Jamboree Rd (EW) Bison Ave (EW) s '-0 W-0 mho —145 000 —54 1 L rr167 .1 1 L ,r6 145� '1TI' 0-4 `1T�' 276 coon 17— o'ry 4� N� 0� rO Jamboree Rd (NS)/ Campus Dr(EV� UNIVERSITY DR N 24 coeo00 —0 J 1 L ,r0 r 32 -r 1 T P 0— to o 193� rnm Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St N (ENS Bristol St S (Eq C? o 0 CN � 1 1 `) T P 42 O]NO 6y 'tO v 5-4 Cl) Birch St (NS)/ MacArthur Blvd (NS)/ `\ Jamboree Rd (NS)/ Von Karman Ave (NS)/ Bristol St S (EW) Campus Dr (EAR University or (Eq Campus or (EW) 0 rn �0 0 LO rnm N0) �-258 n0o —0 oNo —156 1 L 1 1 L ,r43 &/SONAVE \ '/ j L ,r30 .l l L ,r0 35--4 T l' 115 '1T�' 17� `DTP 0-4 22� �L 254—+ ova 0— 0,Itr 131— ooc�o 0-x 0�, N 0-�, M 51-% Legend QStudy Intersection Figure 21 Cumulative Projects AM Peak Hour Intersection Turning Movement Volumes 0 1600 Dove Street Residences Traffic Impact Analysis 19615 v00 IRNA NE AVE Campus Or (NS)/ Campus or (NS)/ Bristol St N (EW) Bristol St S (ER W—Q N NO0 N� —73Ak �o 1 it-5 1 1 17,' 9 Tr' T`i OM �N N 0 Birch St (NS)/ Bristol St N (EN) w-0 ro) °) —31 � -6 J� N Birch St (NS)/ MacArthur Blvd (NS)/ Bristol St S (EW) Campus Or (EVV) co '` 0 o)CO �No —252 1 L 1 L ,r51 15---►7 1r' 35,' `ITP 26 10 220— 0, o 0� 0� Legend QStudy Intersection g7dii Site la 70 c'- G O O Blvd O 1 �� MacA ihur Blvd (NS)/ Birch St (EW) MacArthur (NS)/ Von Kerman Ave (EVV) 0 *-19 0 %_ 0 ONr- —57 oNC. —0 �r0 .1 j L ir87 0,r `i1i' 0,' 22—� 0�0 0� 0v� 0 0� MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Jamboree Rd (EW) Bison Ave (EW) s 00 W-0 rn 1--0 ; C m —294 oMo —33 l pr189 d 1 L rr5 66,r `1 1 t' 0-4 's t P 181� ONM 53— Coco _1 - 0, N Jamboree Rd (NS)/ Campus Or (EW) UNIVERSITY DR a) "-94 Cl) —0 d j ,r0 r 9,0 0, cov0 105-,4 �tN Jamboree Rd (NS)/ Bristol St N (EW) r- r- o 1 Jamboree Rd (NS)/ Bristol St S (EVE � c`I7 21,' 1r' c000 N 3— Q u00 N Jamboree Rd (NS)/ Von Kerman Ave (NS)/ University or (ElM Campus or (EW) m o W-0 0 ,1 j L ,r-63 d 1 rr0 AVE It �,- ._\ 7,4 `t 1 P 0,' `1 1 " 0— oNM 121— ,Nn00 0--,4 N 84-�k Figure 22 Cumulative Projects PM Peak Hour Intersection Turning Movement Volumes 39 1600 Dove Street Residences Traffic Impact Analysis 19615 IRVINE AVE Campus or (NS)/ Campus Dr (NS)/ Bristol St N (EW) Bristol St S (ENq rn� 167 v CO � -980 ((°n CO ,I 1 oh,,r269T 1. -, t ,,° M 1353—► rn o 7cO v � 453 � N Birch St (NS)/ Bristol St N (EW) vM �182 —1268 � ,� 1 ,r-412 T -, t J� CO r` y Birch St (NS)/ MacArthur Blvd (NS)/ Bristol St S (EVV) Campus or (EVtq v CO '�65 C2 c� inN —428 1 l t• it 64 531:—► 1 P 369�' `� t P 922 Nv 7 660� 00 vr>r- 194-,� NN 37� r. Legend 0 Study Intersection g7diii AVE MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Birch St (EVtq Von Karman Ave (EW) N 00 '-89 0 r- *-30 N r w — 140 rn — 59 ,1 rr 16 1 1 L rr 211 100 18 246 38� M0r`r'n 39 20� rev MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Jamboree Rd (EVV) Bison Ave (Eq v CO R 174 N at, 40 Nv((o —1060 �Nv �-147 d j t. r 564 ,/ j -187 432J' `1 1 I' 80� 95( rn�0 T 101� rM� 15E oc)'t 67�, UNIVERSITY DR Jamboree Rd (NS)/ Campus Dr (EVV) t0000.— r' c2 (h 194 d1L r-185 92-4 r `1 t 133— oNri 226--, N- Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St N (EVV) Bristol St S (EW) 0) V OD 04 _o -1 1 P 939" 1 P rrrLn 398— 00 (0 (�R w 1244 -4 N Jamboree Rd (NS)/ Von Karman Ave (NS)/ University or (Eq Campus or (EW) oO M '` 142 (0 t 58 ,, `r 0N0 —99 r'- T —353 ,) 1 L �r250 ,1 1 (. or31 378 --" `i 1 r' 114 -" `i 1 90—► (L0vo 335—► WNN 32-,�( V'N g0� c� Figure 23 CEQA Year 2029 Without Project AM Peak Hour Intersection Turning Movement Volumes .II 1600 Dove Street Residences Traffic Impact Analysis 19615 IRVINE AVF T �Sq Campus Dr (NS)/ Campus Dr (NS)/ Bristol St N (EW) Bristol St S (EW) CO m 107 M CO �r.- —1797 c"c� A 1 ,r276 l t 624,' t T`� NN 868~ CD co Nm u700 485-N 00N MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Birch St (EW) Von Karman Ave (EW) (D- R-195 N *-81 �000orn —332 rMi000cMi �-36 pr62 r508 264 64�' 217-► vmrn n�N 87y rnrnM 25� 127� caN MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Jamboree Rd (EW) Bison Ave (EW) (O't M "-101 It r- "-67 (n —1242 V 00 SO —141 A) ,r589 d 1 tw or-146 272-� `t t r• 170:-► 'i T P 1114 ��� 158 't� 50 �, N uO u� 131 N Jamboree Rd (NS)/ Campus or (EVV) UNIVERSITY DR LO It It "-345 N �_ (m —274 d 1 L rr 123 r 168-4 `i T P 255y �2 COO' r- 199-,�, NF-- V Birch St (NS)/ Jamboree Rd (NS)l Jamboree Rd (NS)/ Bristol St N (EW) Bristol St N (EW) Bristol St S (EW) �allo 115 0� rn rnN —1601 Q" r-� 1 r 366 J `i T `�� `� 1 /' 624 1 I' �00 Q morn 694-+ CD^ CN 1108� N ...................... --- -- - . Birch St (NS)/ MacArthur Blvd (NS)l Jamboree Rd (NS)/ Von Karman Ave (NS)/ Bristol St S (EW) Campus Dr (EW) University Dr (EW) Campus Dr (EW) M(o or- 140 m t m '-122 mM *-81 (Mm a0M0 mf�(O r—V'm v - vmm t-877 M�� —106 Nv(fl �439 ir86 ejSO/VAVE r298 r16 217Jr T P 297�r `� T P 278�' `1 T P 128-4 `� t 953-► o °° 441 (° 0 100-► rD 373-► N c° m (D(p (p oOM V'Mm mNN 111� NN 46� m 12�, NM 122� v Legend Q Study Intersection Figure 24 CEQA Year 2029 Without Project g3o"'IdAii PM Peak Hour Intersection Turning Movement Volumes 41 1600 Dove Street Residences Traffic Impact Analysis 19615 IRVINE AVE Campus Dr (NS)/ Campus Dr (NS)/ Bristol St N (EVV) Bristol St S (EVV) rn� 167 vm —994 (Onoro ,l 1 pr269 1 " t 909 T l' °rM 1342� rn'o V 453 co N Birch St (NS)/ Bristol St N (Eq r—ce) `-180 —1268 i ,! 1 pr412 J� -, T 00 (n pj 0 Birch St (NS)/ MacArthur Blvd (NS)/ Bristol St S (EW) Campus Dr (EW) 0) CD mvN �65 r�ti °' M — N —428 1 L 1 L r-64 520�' T P 369�r `� P 922� 00v 660� vv� 194� NN 37� r Legend QStudy Intersection Site 0 0 m N AVE MacArthur Blvd (NS)/ MacArthur Blvd (NS)l Birch St (EW) Von Karman Ave (EN) 89 oib� �30 N r- oo �-140 � rn rn •-- 56 ,1 1 L r 16 A) 1 t* r 211 107� 21 �1P 246-► (N�rn(on 41� 39 51� rev MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Jamboree Rd (EW) Bison Ave (EW) r- M `� 168 N o "40 cO'tv0000 —1060 rN:� —147 A) 1 1. r 564 A? 1 L �r 187 425 �' T P 80 950--► 2'NO "'oO O 101� MNN 156 �( oo v 67 UNIVERSITY DR Jamboree Rd (NS)/ Campus Dr (EW) mr- `,-111 —194 oJ 1 L rr 185 92-4 133 ► NovLn 226-x N- Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St N (Eq Bristol St S (Eq V 04 N� O O 1 1 `1 P 939 --r T l' rn (o u� 402 -+ co 0 CO (0 1247-x N Jamboree Rd (NS)/ Von Karman Ave (NS)/ University Dr (EW) Campus Dr (EW) (o CO `� 142 Cl) *-58 m,oNo —99 'r;L'O —353 "250 � 1 L rr31 378 ­4 `1 T r' 114 - 4 'i T P 90— `nMo 335� WNN 32-% ;!N 90-x Cl) Figure 25 CEQA Year 2029 With Project AM Peak Hour Intersection Turning Movement Volumes 42 1600 Dove Street Residences Traffic Impact Analysis 19615 IRVINE AVF Campus Dr (NS)/ Campus Dr (NS)/ Bristol St N (EVt7 Bristol St S (EW) Mrn `�107 LOCO o_ o —1791 00 ,r276 1 `t t 624 -' T N N 00 879 N O) u7OD 485-x 00N Birch St (NS)/ Bristol St N (EW) 00It 121 u N —1601 1 ,r 366 J� -, T c+> t y Site JEt c'- 3 v v R MacArthur Blvd (NS)l MacArthur Blvd (NS)/ �� Birch St (EN) Von Karmen Ave (EW) N v " 195 N R- 81 �o00orn —332 voi',0,rMi —39 1 1. r62 Al 1 1& pr508 S 265� v l rn 62y M T M T� 225 �oN 183 coN 25 � MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Jamboree Rd (EW) Bison Ave (EW) S �cr)rn �116 v� R 67 in —1242 °D 00 coo — 141 1 L rr589 .l 1 L r146 274: � T P 170 � 'i T tw 1114 Mum 158—► uomrn 50� Nrn n 131� �N UNIVERSITY DR Jamboree Rd (NS)/ Campus Dr (EW) u7�� �345 c! co �274 Al1�k 123 168-4 r `1 1 r' 255—► 02 ^� 199-�k 04r- Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St N (Eq Bristol St S (EW) O 00 0) �1 1 `1 1 - 624 ----1 T uomr- 696—► on co - 0 1106 -, N Birch St (NS)/ MacArthur Blvd (NS)/ `\ Jamboree Rd (NS)/ Von Karmen Ave (NS)/ Bristol St S (EN) Campus Dr (EW) University Dr (EN) Campus Dr (EW) t rn t Nrn �vo 140 rnC' 122 ovrn 81 v� �rnoo —877 ch� —106 N�Co —439 �r86 QISO \ 1 L rr298 1 1 L pr16 NAVE 228� 1 297�' 1 278-4 1 r' 128--' T P 953 °° 441—► u' 0 100 — co co 373 — NN 46 cOrncD 12-) vC0M rncNN 111 �, N M 122 �, Legend QStudy Intersection 9 Figure 26 CEQA Year 2029 With Project PM Peak Hour Intersection Turning Movement Volumes 43 1600 Dove Street Residences Traffic Impact Analysis 19615 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 1383 was analyzed with 202,585 square feet of general office in the 2006 General Plan EIR. Since the project is constructing 282 multifamily housing dwelling units, the project is proposing 282 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 1383 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 1,280 additional daily trips, including 104 additional trips during the AM peak hour and 110 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: g3plddh16 Dove Street Residences Revisese d Traffic Impact Analysis 44 19615 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. g3oldJh 45 1600 Dove Street Residences Revised Traffic Impact Analysis 19615 Table 7 General Plan Comparison Trip Generation Trip Generation Rates Land Use Sourcel 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% 0.39 4.54 Trips Generated Land Use Quantity Unitz AM Peak Hour PM Peak Hour Daily In Out Total In Out Total Multifamily Housing (Mid-Rise)3 282 DU 25 79 104 68 1 42 1 110 1,280 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 282 DU to NBTM TAZ 1383. Project (282 DU) - TAZ 1383 (0 DU) = 282 DU. 46 1600 Dove Street Residences Traffic Impact Analysis 19615 Table 8 General Plan Comparison: Post 2030 General Plan Buildout Intersection Levels of Service and Impact Assessment ID Stud 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 I PM Peak Hour V/C2 LOS' V/C' LOS' V/C2 LOS' V/C2 LOSS AM PM 1. Campus Dr (N5) at Bristol St North (EW) TS 1.024 F 0.948 E 1.026 F 0.950 E +0.002 +0.002 No 2. Irvine Ave/Campus Dr (NS) at Bristol St South (EW) TS 0.893 D 0.774 C 0.893 D 0.776 C 0.000 +0.002 No 3. Birch St (NS) at Bristol St North (EW) TS 0.916 E 0.811 D 0.918 E 0.815 D +0.002 +0.004 No 4. Birch St (NS) at Bristol St South (EW) TS 0.547 A 0.625 B 0.550 A 0.626 B +0.003 +0.001 No 5. MacArthur Blvd INS) at Campus Dr (EW)" TS 0.809 D 1.241 1 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.= F +0.001 +0.002 No 7. MacArthur Blvd (NS) at Newport PI DrNon Karman Ave (EW) TS 0.562 A 0.682 B 0.566 A 0.708 C +0.004 +0.026 No 8. MacArthur Blvd (NS) at Jamboree Rd (EW)" TS 0.877 D 0.858 D D 0.859 D +0.007 +0.001 No 9. MacArthur Blvd (NIS) at Bison Ave (EW) TS 0.775 C 0.792 C C 0.793 C 0.000 +0.001 No 10. Jamboree Rd INS) at Campus Dr (EW)°TS 0.930 E 1.180 F P0.775 E 1.184 F +0.003 +0.004 No 11. Jamboree Rd (NS) at Bristol St North (EW) TS 0.681 B 0.606 B B 0.607 B 0.000 +0.001 No 12. Jamboree Rd (NIS) at Bristol St South (EW) TS 0.942 E 0.867 D E 0.868 D O.000 +0.001 No 13. Jamboree Rd (N5) at Eastbluff Dr/University Dr (EW) TS 0.681 B 0.667 B 0.682 B 0.668 B +0.001 +0.001 No 14. Von Karman Ave (NS) at Campus Dr (EW)4 TS 0.731 C 0.972 E 0.733 C 0.973 E +0.002 +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. pl 1600 Dove Street Residences /`�'/�r'r��ry�� Traffic Impact Analysis 47 19615 IRVINE AVE "? Campus Dr (NS)/ Campus Dr (NS)/ Bristol St N (EVV) Bristol St S (EVE 00 `-250 00 min —2010 CO ,l 1 �r310 1 -, t 1370-' t P ON 1590-► LO(N) 670-x CO Birch St (NS)/ Bristol St N (Eq 00 "-820 v N —1730 ,l 1 �r480 � T 0o ��v y �Q MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Birch St (EVV) Von Karman Ave (EVV) 000 "-20 00 `-40 Noo°r �--310 CSO --180 ,1 1 L �r50 d l rr170 710-0 `1 T r' 40 670--► 0 if It 170� �mN 60� �� 60� MacArthur Blvd (NS)/ MacArthur Blvd (NS)l Jamboree Rd (EVV) Bison Ave (EVV) 000 '-170 02 1-10 Mri �-1120 ()N(0 �250 1 ,r420 160 670 330�' 1760 MOO 270 00C 160 NNN 210� M--mN Jamboree Rd (NS)/ Campus Dr (EVV) UNIVERSITY DR 00 0 "-170 r- CO-� —840 1 1. ,r800 r 260" ') T P 280 O OCD M N 30- CD Cl) N Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St N (Eq Bristol St S (EVV) 00 0 o �CO � 1 1 2150 T P `S 1 00 570— 00 o �04 m 1020-, N Birch St (NS)/ MacArthur Blvd (NS)/ `\ Jamboree Rd (NS)/ Von Karman Ave (NS)/ Bristol St S (EVV) Campus Dr (EVV) University Dr (EW) Campus Dr (EVV) 00 000 `-60 orno '-170 0 `�100 (nN LO07 f�OM ONO 7 N LO O N —630 N � � � 110 CT) in v t--480 �r-40 &/SONAVE �r340 d 1 I* �r60 850�' T r• 770�' 1 1 r* 510--,, 370--' 12007 o0CA 990� o00 120-• 000 750— o00 O to (O N (O N 'ITN 't CO 210�, �M 20010-1, �2N 50-,, Legend QStudy Intersection 93-1dii Figure 27 Post 2030 General Plan Buildout Without Project AM Peak Hour Intersection Turning Movement Volumes 48 1600 Dove Street Residences Traffic Impact Analysis 19615 IRVINE AVF N Campus or (NS)/ Campus Dr (NS)/ Bristol St N (EW) Bristol St S (EVV) ti� �140 mo N oo f-2880 N M 1 ,r 540 1 1. T 550,' T ?v T-i 00 1420: � o0 m{ 630_4 11 MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Birch St (EN) Von Karmen Ave (EW) 00000 *-360 00000 1-110 �1020 �N� �210 J j tw ,r150 d ,r860 460 140�r -, T P 480� wMm 270— C)m0 70� �� 100� 000 MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Jamboree Rd (EN) Bison Ave (EVV) 0 00 *-180 o rn "-50 Lo CO N —1570 v CCD, v —400 r j 1. r920 d j t* ir220 240-4 `1 T fw 330- -, 1 w 1480� 0,I?N 210� (0 70�, NOD(O 100-r NNE UNIVERSITY DR Jamboree Rd (NS)/ Campus Dr (EVV) oc0oo "-530 N N v —650 ,l 1 �r 360 610 --4 850-► 0 � N 30-x ��2r, Birch St (NS)/ Jamboree Rd (NS)/ Jamboree Rd (NS)/ Bristol St N (EW) Bristol St N (EM Bristol St S (EN) V (O m c'O —1730 Q- o_y v_ 1 ,r530 NCO % 1 J AOZ 1T 1180�' TP 0o C3 ON 1500— 0� GOm �Q rnN 1010--. N- __—.._.—.......__........._.__...............__......._.__..........................e..... __........._..._._..___—._.., Birch St (NS)/ MacArthur Blvd (NS)/ Jamboree Rd (NS)/ Von Kerman Ave (NS)/ Bristol St S (EVV) Campus Dr (EW) University Dr (EVV) Campus Dr (EVV) 00 0F0 '1-190 oNo 210 OV0 "-140 rnv rn�� —1470 20i 2 ' —110 N =`O —1040 rr160 8j`S0 AVE �r340 r 1 * pr40 380530: 200�' 240" 1490-00 700000 110— o'00 1020— `o� 0T 0 0oo NON 16013010� �70�P Legend QStudy Intersection Figure 28 Post 2030 General Plan Buildout Without Project PM Peak Hour Intersection Turning Movement Volumes 49 1600 Dove Street Residences Traffic Impact Analysis 19615 IRVINE AVc MS, Campus or (NS)/ Campus or (NS)/ Bristol St N (EW) Bristol St S (EW) 00 "-250 00 v in — 2026 r d 1 ,r-310IRV 1 L `, T 1370-' T t• ItN 2!� Wr)M I1595— 670� NCO / Site c cI 70 ° o MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ m Q� Birch St (EW) Von Karmen Ave (EN) Cl) ;0 *-20 0 "-40 Q- N0000 - �310 °'ccooto —181 ,r50 d 1 L ,r170 718 44� 'Y 670 174� 60 96�, �u7 MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ sT Jamboree Rd (EW) Bison Ave (EW) `s �N0 't-176 o°r° "-10 C2(On!P —1120 a'iN( �---250 Al 1 L rr420 Al L ,r160 330 67' 176(- o v o 270-► o r) o 16( Nom 210�r (hMN Jamboree Rd (NS)/ Campus Dr(EW) UNIVERSITY DR C.0 "-170 c`O) � —840 d 1 L ,r 800 r 260-4 280--► C 00 ( � 30, Oro N Birch St (NS)/ Jamboree Rd (NS)l Jamboree Rd (NS)l Bristol St N (EW) Bristol St N (EN) Bristol St S (EW) (O N "-823 O v � v N —1730 � N on ,r 1 ,r480 4( 1 1 J 1 P 2150'r T P o_o CO o 574-► M0 Q. m 1024 � o (0 04 Birch St (NS)/ MacArthur Blvd (NS)/ Jamboree Rd (NS)/ Von Kerman Ave (NS)/ Bristol St S (EW) Campus Dr (EW) University Dr (EN) Campus or (EW) -I oo O v CD"-60 ® O rn 0 "--170 k-100 (f)00 lC)O� f-OM 0000 vN (nmN —630 N� —110 a)Lo4 —480 1 L d 1 L rr40 0/y\ '1 1 L rr-340 A) 1 L ,r-60 AVE 855�' t P 770�' 'I T P 510-4 `� T 1-370�' `1 1 12007 0 990� oC o 120— O°'o 750—► ov0 00] (n r�N (DNd' Nd'o") 210� e)M 20010mN 50-14 M Legend Q Study Intersection Figure 29 Post 2030 General Plan Buildout With Project AM Peak Hour Intersection Turning Movement Volumes g�1��11 1600 Dove Street Residences Traffic Impact Analysis 50 19615 IRNLI NE AVE M� Campus Dr (NS)/ Campus Dr (NS)/ Bristol St N (EW) Bristol St S (EW) oL h �140 C O N 00 —2888 N CO ,1 1 pr 540 1 L -, T 550 00 1434 o{ 630� �d Birch St (NS)/ Bristol St N (EW) a0 00 (o 167 :�ccoo —1730 Al 1 ,r 530 Birch St (NS)/ MacArthur Blvd (NS)/ Bristol St S (EW) Campus Dr (EW) NV ONO 11-190 my rn�- —1470 160 394�r r' 530�' `1 T I' 1490—► 71 MO 700� NNa00 130� MM 160� Cl) 2 Legend QStudy Intersection Site v o RMacArthur Blvd (NS)/ MacArthur Blvd (NS)/ �� Birch St (EW) Von Karman Ave (EW) rn000 R 360 MWo 11-110 CO) �2 —1020 —213 1. pr150 d 1 L or860 142� 464'r 1 t' 48( T0 M m 272 T �0 119� rn� MacArthur Blvd (NS)/ MacArthur Blvd (NS)/ Jamboree Rd (EW) Bison Ave (EW) CO `� 197 50 (oo CO N 1570 v Z,54 —400 pr920 r220 243 330-' 1) T P 1480 210—► coo�:cD 70� Norco 100�( NN� ...__._.._...__�_ .......... ____._.------- Jamboree _._..___...___.{ Rd (NS)/ Campus Dr(EW) UNIVERSITY DR CD r- '-530 (,4N'I �650 t* ir360 i 610 -' ") T r' 850— 0mC 30-x �- m n Jamboree Rd (NS)l Jamboree Rd (NS)/ Bristol St N (EW) Bristol St S (EW) Od' cN0 6N) o_v_ v � l i 1180-4 t r* T l' o CO 0 rnN 1502 —► 1012-4 m � N{ Jamboree Rd (NS)/ Von Karmen Ave (NS)/ `\ University Dr (EW) Campus or (EW) m ejS�N AVE oNo M ,1 1. 1 "-210 _110 pr340 00 N�CD d L l "-140 —1040 ,r 40 200-4 " 1 r' 240--r `t T /' 110— 10-,�, Lv( OM 1020— 70-,, NtiN o Figure 30 Post 2030 General Plan Buildout With Project PM Peak Hour Intersection Turning Movement Volumes 51 1600 Dove Street Residences Traffic Impact Analysis 19615 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 IMPACT ANALYSIS 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. g3plddh 1600 Dove Street Residences Revised Traffic Impact Analysis 52 19615 10. SITE ACCESS 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 via existing driveways at Dove Street and Dolphin Striker Way. The project driveways at Dove Street and Dolphin Striker Way will continue to provide full access. Based on review of the adjacent development and lane configurations along Dove Street and Dolphin Striker Way, 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. 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 Dove Street. Dove Street is a four -lane unclassified roadway at the project driveway that connects with other arterial and regional roadway facilities. Northbound traffic along Dove Street at the project driveway will operate in free - flow conditions. Right turns into the project site from Dove Street will have no conflicting vehicular movements and are therefore expected to cause minimal to no delays along Dove Street. The southbound left turn movement from Dove Street into the project driveway will need to yield to northbound traffic on Dove Street and may experience small delays while waiting for an acceptable gap, similar to current conditions. Left turn inbound access to the project site on Dove Street is currently permitted and consistent with adjacent uses along Dove Street. 931dJH 1600 Dove Street Residences Revised Traffic Impact Analysis 53 19615 11. VEHICLE MILES TRAVELED (VM 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 screening is for informational purposes only. 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. g3')JJ1 16 Dove Street Residences �'1� Revisese d Traffic Impact Analysis 54 19615 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 658 daily trips, including 92 trips during the AM peak hour and 88 trips during the PM peak hour. The proposed project site land use is forecast to generate approximately 1,280 daily trips, including 104 trips during the AM peak hour and 110 trips during the PM peak hour. Therefore, the proposed project is forecast to result in a net increase of approximately 622 net new daily trips, including 12 net new trips during the AM peak hour and 22 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 2029 With Project conditions and no improvements are required. CEQA YEAR 2029 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 2029 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 (INFORMATIONAL PURPOSES ONLY) 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 via existing driveways at Dove Street and Dolphin Striker Way. The project driveways at Dove Street and Dolphin Striker Way will continue to provide full access. Based on g3pldd�- 1600 Dove Street Residences '� Revised Traffic Impact Analysis 55 19615 review of the adjacent development and lane configurations along Dove Street and Dolphin Striker Way, the existing lane configurations are anticipated to provide adequate circulation. 931ddh 56 1600 Dove Street Residences Revised Traffic Impact Analysis 19615 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 g:11djH 1600 Dove Street Residences Revised Traffic Impact Analysis 19615 Apx-1 Exhibit "E" Conditions of Approval (PA2022-0297) (Project -specific conditions are in italics) Planning Division 1. The development shall be in substantial conformance with the approved Residences at 1600 Dove Street Affordable Housing Implementation Plan and Density Bonus Application dated April 22, 2024 (except as modified by applicable conditions of approval). 2. Prior to the issuance of building permits, the applicant shall obtain all applicable discretionary permits (e.g. Site Development Review). The Applicant shall comply with all conditions of approval for said discretionary permits. 3. 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. 4. The Approval of the Affordable Housing Implementation Plan granted under PA2022-0297 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). 5. The proposed residential development shall consist of 282 apartment units, inclusive of 188 base units (conversion and GPA units) and 94 density bonus units. 6. A minimum of 28 apartment units shall be made affordable to very -low-income households consistent with the approved Residences at 1600 Dove Street Affordable Housing Implementation Plan and Density Bonus Application dated April22, 2024. 7. Prior to the issuance of a building permit for the new structure(s), an affordable housing agreement shall be executed in a recordable form as required by the City Attorney's Office. 8. The Applicant shall comply with all provisions of the Development Agreement including payment and timing of the public benefit fees. 9. 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. 10. 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. 11. 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. 12. 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. 13. 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. 14. 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. 15. 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. 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. 2024-63 was duly introduced before and adopted by the City Council of said City at a regular meeting of said Council held on the 27'h day of August, 2024; and the same was so passed and adopted by the following vote, to wit: AYES: Councilmember Brad Avery, Councilmember Noah Blom, Councilmember Robyn Grant, Councilmember Lauren Kleiman, Councilmember Erik Weigand NAYS: None RECUSED: Mayor Will O'Neill, Mayor Pro Tern Joe Stapleton IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed the official seal of said City this 281h day of August, 2024. Leilani I. Brown City Clerk r H ,U %�j