HomeMy WebLinkAboutIMPAC Office Building (PA2003-120)CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item No.�
July 17, 2003
TO: PLANNING COMMISSION
FROM: William Cunningham, Contract Planner
(949) 644 -3200
SUBJECT: IMPAC Office Building (PA2003 -120)
1401 Dove Street
Request to approve a Traffic Study in accordance with the City Traffic
Phasing Ordinance (TPO) in order to construct a two -story office building
consisting of 26,155 square feet on a site with an existing six -story office
building. The application includes a request for a Modification Permit to
authorize a reduction in the parking requirement.
APPLICANT NAME: Richard Martin
Applicant proposes to add a new two -story office building adjacent to an existing six -
story office building located on the west side of Dove Street approximately 150 feet
north of Newport Place Drive. The proposed structure will be located to the rear (west)
of the existing office building, and will consist of 26,155 square feet of floor area on two
floors and partially subterranean parking. The project was originally approved in
December, 1998. At that time, the City Council approved a General Plan Amendment,
Planned Community Amendment, Modification Permit and Traffic Study. Under
provisions of the Municipal Code, the Modification Permit and Traffic Study expire
unless construction is started within 24 months from the date of approval. The project
was not started within the 24 -month permit, which expired on December 14, 2000,
therefore, the applicant must process a new Modification Permit and Traffic Study. The
General Plan Amendment and Planned Community Amendment are final and remain in
force, the requested project is substantially the same as the originally- approved project,
and no additional action is required with respect to the General Plan and Zoning
designations. The minutes of the Planning Commission meeting (November 19, 1998)
and the City Council (December 14, 1998) for the original approval of the project are
attached as Exhibit No. 3.
RECOMMENDATION:
Hold a public hearing and approve the applicant's request by adopting the draft
Resolution and conditions contained in Exhibit No. 1.
IMPAC Office Building
July 17, 2003
Page 2
DISCUSSION:
As noted above, the applicant proposes to renew the previously- approved project with
no substantial changes. As originally approved, the addition was to consist of 26,122
square feet of office space in addition to the existing 75,000 square feet already existing
on the site. The actual new addition at this time is proposed to be 26,155 square feet,
but the existing office building consists of 73,194 square feet. The original analysis for
the project in 1998 was for a total office floor area that was 773 square feet more than
shown by the current plans. The design and location of the new addition is substantially
the same as the original proposal. Therefore, staff has determined that the project is
not a significant deviation from the project approved in 1998.
VICINITY MAP
2
IMPAC Office Building
July 17, 2003
Page 3
Analysis
The project is located within the Newport Place Planned Community (PC -11) and is
consistent with the development standards of the PC text, with the exception of the
parking requirement, which is discussed under separate heading below.
Traffic Phasing Ordinance
In accordance with the City Traffic Phasing Ordinance (TPO) a traffic study was prepared
and processed for the original project proposal in 1998. That study identified nine
intersections that could be impacted by the proposed project, and concluded that eight of
the intersections fall below the one percent annual traffic growth criteria of the TPO and,
therefore, do not require additional analysis. One intersection exceeded the one percent
criteria: Campus Drive and Dove Street, thereby requiring additional evaluation. The
results of the study concluded that the Campus/Dove intersection would continue to
operate at the same level of service (LOS) as currently exist, and that overall the project
would result in no marginal impact on area intersections and no intersection improvements
would be required. An updated Traffic Study was prepared in January of this year for the
project and concludes that the Campus/Dove intersection will operate at LOS `B" or better.
(Note: the original analysis concluded that the Campus/Dove intersection would operate
at LOS "D" or better. An error in existing traffic count data used for the 1998 Study
resulted in the lower LOS - revised existing traffic counts used in the 2003 Study was
rechecked and verified, and resulted in the significantly better LOS). The overall
conclusion of the revised Traffic Study remains the same as the original analysis: "The
proposed project has no significant impact on the study intersections under cumulative
conditions, and no intersection mitigation measures are required." The revised Traffic
Study is included as Attachment 2 to this Staff Report.
Parking Modification
The original proposal included a Modification Permit to authorize a reduction in the parking
requirement. The Newport Place Planned Community Development Standards require the
provision of parking for office uses at a ratio of 1 space for each 225 square feet of net
floor area. Those Development Standards also provide that the parking ratio may be
reduced to 1 space for each 250 square feet upon approval of a Modification Permit. The
existing 6 -story office building provides the parking ratio of 1 space per 225 square feet.
However, as proposed, the addition of 26,155 square feet will result in less parking per
building area. A parking ratio of 1:225 requires 442 spaces; and a parking ratio of 1:250
requires 398 spaces. The project proposes to provide 406 spaces, which is 36 spaces
less than the 1/225 ratio, but is 8 spaces over the 1/250 ratio.
As noted in the original 1998 staff report to the Planning Commission, the Zoning Code
standard for business and professional offices is 1 space per 250 square feet of net floor 3
IMPAC Office Building
July 17, 2003
Page 4
area and most office development in the City has been developed under that standard.
The 1998 staff report also noted that there have been Modification Permits approved for
various office developments within the Newport Place Planned Community using the
1/250 standard. Those projects have no apparent parking problems. The parking
proposed by the applicant is 406 spaces, which results in a parking ratio of 1 space per
245 square feet. Staff conducted a field observation of the site during late morning on a
week day and observed a total of 274 parked vehicles. The proposed use is an expansion
of the existing corporate offices, and will result in an approximate 36% increase in net floor
area. Assuming a corresponding 36% percent increase in parking, it is probable that the
parking could increase to 373 spaces, which would still leave a 33 -space surplus.
Given the existing Zoning Code 1/250 standard, the parking modifications granted in the
area, and actual field observations, it is staff's opinion that the applicant's request for a
decrease in the parking is reasonable. Even though the 1/250 standard results in 8
spaces less than proposed by the applicant, staff recommends that the approval be based
on the applicant providing parking at the 1/250 rate in the event that future requirements
for handicapped parking or other future parking code requirements require the revision to
the parking lot resulting in a loss of parking spaces.
Conclusion
In conclusion, staff believes that the Traffic Study demonstrates that the provisions of the
TPO have been met in that the project will not result in adverse traffic impacts on
surrounding intersections. In addition, in staff's opinion the parking modification is
reasonable and will not result in a parking deficiency on the site. Therefore, staff
recommends that the Traffic Study and Modification Permit be approved.
Environmental Review:
A Mitigated Negative Declaration was prepared, processed and approved for the
original project. Staff has determined that the project as currently proposed is
substantially in compliance with the originally- approved project, and that no additional
impacts will occur. An updated traffic analysis was prepared for the project and
concluded that the traffic impacts on surrounding intersections will be the same or less
than originally estimated. In addition, since the approval of the original Mitigated
Negative Declaration in 1998, new requirements have been added with respect to water
quality management. Standard conditions have been incorporated into the draft
resolution with respect to the water quality issues. Therefore, given the mitigation
measures outlined in the original environmental analysis, the inclusion of those
mitigation measures as conditions of approval for the proposed project, and the
inclusion of the additional water quality related conditions, the original Mitigated
Negative Declaration will suffice as the required CEQA documentation for this project.
IMPAC Office Building
July 17, 2003
Page 5
Public Notice:
Notice of this hearing was published in the Daily Pilot, mailed to property owners within
300 feet of the property and posted at the site a minimum of 10 days in advance of this
hearing consistent with the Municipal Code. Additionally, the item appeared upon the
agenda for this meeting, which was posted at City Hall and on the city website.
Alternatives:
The Planning Commission has the option to deny the request, in which case it would be
appropriate to offer findings for denial. The Commission also has the option to approve
a modified project.
Prepared by:
William Cunningham
Contract Planner
Exhibits:
Submitted by:
-UQ �
Patricia L. Temple
Planning Director
1. Resolution No. 2003 -_; findings and conditions of approval
2. Traffic Analysis, dated January, 2003
3. Minutes of original approval: December 14, 1998 City Council, November 19,
1998 Planning Commission
4. Project plans
0
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH APPROVING TRAFFIC STUDY
NO. 2003-002 AND MODIFICATION PERMIT NO. 2003 -064 FOR
PROPERTY LOCATED AT 1401 DOVE STREET (PA2003 -120).
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS,
RESOLVES AND ORDERS AS FOLLOWS:
Section 1. An application was filed by Richard Martin, with respect to property located at
1401 Dove Street, requesting approval of Traffic Study No. 2003 -002 to permit the construction
of a two -story office building consisting of 26,155 square feet. The application includes a
Modification Permit to authorize the reduction in the parking requirement. The site is designated
Administrative, Professional and Financial Commercial by the General Plan Land Use Element
and Newport Place Planned Community (PC -11) by the Zoning Code.
Section 2. A public hearing was held on July 17, 2003 in the City Hall Council
Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and
purpose of the aforesaid meeting was given. Evidence, both written and oral, was presented to
and considered by the Planning Commission at this meeting.
Section 3. The Planning Commission finds as follows:
1. The City's General Plan designates the site as Administrative, Professional and Financial
Commercial uses. The Zoning Code designates the site as Newport Place Planned
Community (PC -11) with a designation for the property for Professional and Business
Office. This designation and the floor area allocation permit the construction of 26,155
square feet of additional office space on the site. Therefore, the proposed project is
consistent with the General Plan and Zoning designations.
2. In accordance with the Traffic Phasing Ordinance, a Traffic Study has been completed
and demonstrates that the proposed project and cumulative traffic generation will not
result in adverse impacts on area intersections and that no intersection improvements will
be required as a result of the proposed project for the following reasons:
a. That the Traffic Study has been prepared in a manner which analyses the impact of
the proposed project on the peak -hour traffic and circulation system in accordance
with Chapter 15.40 of the Newport Beach Municipal Code and City Policy L -18;
b. That the Traffic Study has been reviewed by the City Traffic Engineer and found in
compliance with the Traffic Phasing Ordinance;
c. That the Traffic Study indicates that the project - generated traffic will neither cause nor
make worse an unsatisfactory level of traffic on any major, primary- modified, or
primary street at any of the nine intersections selected for evaluation by City staff and
based on the characteristics of the proposed development; and
6
Exhibit No. 1
Planning Commission Resolution No.
Page 2 of 9
d. That the Traffic Study indicates that the project - generated traffic will not be greater
than one percent of the existing traffic during the 2.5 hour peak period on eight of the
nine intersections and that the ICU analysis for the ninth intersection indicates that the
ICU value does not increase.
3. The Newport Place Planned Community development permits the reduction in the parking
ratio with approval of a Modification Permit. The reduction, as requested, will not result in
a substantial decrease in overall parking on the site, and adequate parking will be
provided to accommodate the proposed office use. The granting of a modification to
establish a parking requirement of 1 space for each 250 square feet of net floor area will
not be detrimental to persons, property or improvements in the neighborhood and the
modification as approved is consistent with the legislative intent of Title 20 of the Newport
Beach Municipal Code in that this parking ratio has proven to be adequate for other
general office developments in the City.
4. An Initial Study and Mitigated Negative Declaration (MND) have been prepared in
compliance with the Environmental Quality Act (CEQA) for the project as originally
proposed and approved in December, 1998. On the basis of the analysis contained within
the MND and the mitigation measures recommended, a determination was made that the
project does not have the potential to significantly degrade the quality of the environment.
The proposed project is substantially in conformity with the project as originally approved,
and the mitigation measures contained therein have been incorporated as conditions of
approval for this project. Therefore, the previously- approved MND will sere as the
required CEQA documentation for this project.
Section 4. Based on the aforementioned findings, the Planning Commission hereby
approves Traffic Study No. 2003 -002 and Modification Permit No. 2003 -064, subject to the
Conditions set forth in Exhibit "A."
Section 5. This action shall become final and effective fourteen days after the adoption
of this Resolution unless within such time an appeal is filed with the City Clerk or this action is
called for review by the City Council in accordance with the provisions of Title 20, Planning and
Zoning, of the Newport Beach Municipal Code.
Planning Commission Resolution No.
PASSED, APPROVED AND ADOPTED THIS 17t' DAY OF JULY, 2003.
AYES:
EXCUSED:
NOES:
BY:
Chairman
BY:
Secretary
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Planning Commission Resolution No.
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EXHIBIT "A"
CONDITIONS OF APPROVAL
TRAFFIC STUDY NO. 2003-002 AND
MODIFICATION PERMIT NO. 2003-064
The development shall be in substantial conformance with the approved plot plan, floor
plan and elevations dated April 30; 2003.
2. Traffic Study No. 2003 -002 and Modification Permit No. 2003 -064 shall expire unless
exercised within 24 months from the date of approval as specified in Section 20.91.050
of the Newport Beach Municipal Code, unless an extension is otherwise granted.
3. The Planning Commission may add to or modify conditions of approval to this Traffic
Study and Modification Permit, or revoke this Traffic Study and Modification Permit upon
a determination that the implementation of the project which is the subject of this
approval causes injury, or is detrimental to the health, safety, peace, morals, comfort, or
general welfare of the community.
4. The applicant is required to obtain all applicable permits from the City Building and Fire
Departments. The construction plans must comply with the most recent City- adopted
version of the Uniform Building Code (UBC), including compliance with the State
Disabled Access requirements.
5. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
6. Arrangements shall be made with the Public Works Department in order to guarantee
satisfactory completion of the public improvements, if it is desired to obtain a building
permit prior to completion of the public improvements.
7. Disruption caused by construction work along roadways and by movement of
construction vehicles shall be minimized by proper use of traffic control equipment and
flagmen. Traffic control and transportation of equipment and materials shall be
conducted in accordance with state and local requirements.
a. Public easements and utilities crossing the site shall be shown on the grading and
building site plans.
9. Prior to issuance of any grading or building permits for the site, the applicant shall
demonstrate to the satisfaction of the Public Works Department and the Planning
Department that adequate sewer facilities will be available for the project. Such
demonstration shall include verification from the Orange County Sanitation District and
The City Utilities Department.
10. Any Edison transformer serving the site shall be located outside the sight distance planes
as described in City Standard 11 0 -L. q
Planning Commission Resolution No.
Page 5 of 9
11. The on -site parking, vehicular circulation and pedestrian circulation systems shall be
subject to further review by the City Traffic Engineer.
12. A minimum of one parking space for each 250 square feet of net floor area shall be
provided on -site.
13. All signs shall conform to the provisions of the Newport Place Planned Community and
Chapter 20.06 of the Municipal Code.
Mitigation Measures:
14. During construction activities, the project will comply with the erosion and siltation control
measure of the City's grading ordinance and all applicable local and State building codes
and seismic design guidelines, including the City Excavation and Grading Code (NBMC
Section 15.04 or applicable sections).
15. Prior to the issuance of a grading permit, the applicant shall submit a comprehensive
geotechnical investigation to the Planning and Building Department for review and
approval.
16. Prior to the issuance of a grading permit, the applicant shall submit a construction traffic
control plan which includes the haul route, truck hauling operations, construction traffic
flagmen and construction warning/directional signage to the Planning and City Traffic
Engineer for review and approval.
17. The project shall conform to the requirements of the National Pollution Discharge
Elimination System (NPDES) and shall be subject to the approval of the Public Works
Department to determine compliance.
18. During construction activities, the applicant shall ensure that the following measures are
complied with to reduce short-term (construction) air quality impacts associated with the
project: a.) controlling fugitive dust by regular watering, or other dust palliative measures
to meet South Coast Air Quality Management District (SCAQMD) Rule 403 (Fugitive
Dust); b.) maintaining equipment engines improper tune; and c.) phasing and scheduling
construction activities to minimize project - related emissions.
19. During construction activities, the applicant shall ensure that the project will comply with
SCAQMD Rule 402 (Nuisance), to reduce nuisance due to odors from construction
activities.
20. Prior to the issuance of a building permit, the developer shall contribute his proportionate
pro -rata share traffic impact fee required for improvements at the intersection of
MacArthur Boulevard and Jamboree Road as recommended in the traffic study dated
September 3, 1998, prepared by Austin -Foust Associates, Inc, and determined by the
City Traffic Engineer.
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Planning Commission Resolution No.
6 of 9
21. The applicant shall ensure that the project will comply with the provisions of the City of
Newport Beach General Plan Noise Element and the Municipal Code pertaining to noise
restrictions. During construction activities, the hours of construction and excavation work
are allowed from 7:00 a.m. to 6:30 p.m. on weekdays and 8:00 a.m. to 6:00 p.m. on
Saturdays, and not at any time on Sundays and holidays.
22. Prior to the commencement of grading activities, the applicant shall coordinate with utility
and service organizations regarding any construction activities to ensure existing facilities
are protected and any necessary expansion or relocation of facilities are planned and
scheduled in consultation with the appropriate public agencies.
23. Prior to the commencement of grading activities, the applicant shall submit to the
Planning and Building Department a letter from the City Utilities Department confirming
availability of water and wastewater services to and from the site.
24. Light sources within the parking area shall be designed or altered to eliminate light and
glare spillage onto adjacent properties or uses. Prior to the issuance of a building permit,
the applicant shall demonstrate to the Planning Department that the exterior lighting
system has been designed and directed in such a manner as to conceal the light source
and to minimize light spillage and glare to the adjacent properties. Prior to the issuance
of a building permit, the applicant shall provide to the Planning Department, in
conjunction with lighting system plan, light fixture product types and technical
specifications, including photometric information to determine the extend of light spillage
or glare which can be anticipated. This information shall be made a part of the building
set of plans for issuance of the building permit. Prior to issuance of the certificate of use
and occupancy or final of building permits, the applicant shall schedule an evening
inspection by the Code Enforcement Division to confirm control of light and glare
specified by this mitigation measure.
25. A qualified archaeologist shall be present during grading activities to inspect the
underlying soil for cultural resources. If significant cultural resources are uncovered, the
archaeologist shall have the authority to stop or temporarily divert construction activities
for a period of 48 hours to assess the significance of the find.
Water Quality Conditions:
26. Prior to the issuance of a grading permit, a complete hydrology and hydraulic study,
including off -site areas affecting the development, shall be prepared by a qualified
engineer and approved by the Building Department. The report shall include detailed
drainage studies indicating how the grading, flows, catch basins, storm drains, and flood
water retarding will allow building pads to be safe from inundation from rainfall runoff
which may be expected from all stones up to and including a theoretical 100 -year flood.
27. Prior to the issuance of a grading permit, a recorded drainage acceptance letter for any
concentration or increase of drainage runoff to adjacent properties shall be submitted for
review and approval by the Building Department. it
Planning Commission Resolution No.
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28. Prior to issuance of a grading permit, the applicant shall submit an erosion/siltation
control plan to the Building Department for review and approval. The plan shall
incorporate storm water pollutant control.
29. Prior to initiation of any earthwork activities or issuances of any grading permit, the
applicant shall submit a Storm Water Pollution Prevention Plan to the City for review and
approval. The Plan shall. be maintained on -site throughout the construction phase and
shall be made available to the public for review, upon request.
30. Prior to the issuance of a grading permit, the applicant shall obtain an NPDES (National
Pollution Discharge Elimination System) permit. The applicant shall incorporate storm
water pollutant control into erosion control plans using Best Management Practices
(BMP's) to the maximum extent possible. Evidence that proper clearances have been
obtained through the State Water Resources Control Board (SWRCB) shall be given to
the Building Department prior to issuance of a grading pen-nit.
31. Prior to the issuance of a grading permit, the applicant shall prepare a Water Quality
Management Plan (WQMP) specifically identifying the BMP's that will be used on site to
control predicable pollutant runoff. The Plan shall identify the types of structural and non-
structural measures to be used. The Plan shall comply with the Orange County Drainage
Area Management Plan (DAMP). Particular attention should be addressed to the
appendix section "Best Management Practices for New Development" The WQMP shall
clearly show the locations of structural BMP's, and assignment of long term maintenance
responsibilities (which shall also be included in the Maintenance Agreement). The Plan
shall be prepared to the format shown in "Attachment C" of the DAMP titled "Water
Quality Management Plan Outline" and be subject to the approval of the Building
Department.
32. Prior to the issuance of a grading permit, the following improvements shall be
designed in a manner meeting the approval of the Building Department:
a. All provisions for surface drainage.
b. All necessary storm drain facilities extending to a satisfactory point of disposal
for the proper control and disposal of storm runoff.
C. Where determined necessary by the Building Department, associated public
street and utility easements shall be dedicated to the City of Newport Beach.
Prior to the issuance of a certificate of occupancy permit, said improvements shall be
constructed in a manner meeting the approval of the Building Department.
33. Prior to issuance of a grading permit, the applicant shall provide a Water Quality
Management Plan incorporating structural and non - structural Best Management
Practices (BMP's). This plan shall be submitted for review and approval by the
Building Department. At a minimum, the following items should be specifically
addressed:
a. Drainage - No drainage from any other portion of the site shall be allowed to
enter the fuel dispensing area. Discharge of any runoff from the fuel dispensing
area to the storm drain system will not be allowed. Materials storage areas
shall have a containment feature (i.e. asphalt, bens, or steel plate) around the
/2
Planning Commission Resolution No.
rim
perimeter at ground level. No material shall be stockpiled higher than the
height of the adjacent walls. All areas within the vehicle maintenance area must
have self- contained drainage. Re- grading and/or construction of special
features to adequately control pollutant runoff may be required. If the existing
drainage flow is disrupted by any new construction (walls, etc.), additional or
relocated drainage facilities will be required.
b. Concrete Surface - The fuel dispensing area and all vehicle maintenance area
surfaces shall be concrete, not asphalt. The fuel dispensing area shall have
dimensions such that the fuel dispensing surface shall extend a minimum of
one foot in all directions beyond the maximum length that the fuel dispensing
hose may operate in any given direction. The vehicle maintenance areas must
provide a structural BMP to prevent spills and /or wash water from the
maintenance area to drain outside.
C. Covered Areas - The fuel dispensing area and all vehicle maintenance areas
must be covered. The cover for the fuel dispensing area shall extend a
minimum of one foot in all directions beyond the maximum length that the fuel
dispensing hose may extend in any given direction. All vehicle maintenance
area shall be covered to the satisfaction of the Building Department.
d. Chemical Management Plans - Prior to issuance of a certificate of occupancy
permit, applicant shall include proposed plans and measures for chemical
management, including storage, emergency response, employee training, spill
contingency plan, and disposal methods. This plan shall be approved by the
Fire Department, Health Care Agency, and appropriate water district, prior to
the approval by Building Department. This plan must contain language
requiring any tenants and /or other users of the property to comply with the
plans. Below are specific items that shall be addressed within the plan.
• Title 22 CCR Compliance - applicant must comply with Title 22 of the
California Code of Regulations and relevant sections of the California
Health and Safety Code regarding hazardous waste management, which
will be enforced by County Environmental Health on behalf of the State.
• Spill Contingency Plan - applicant shall prepare a Spill Contingency Plan
which mandates stockpiling of cleanup materials, notification of
responsible agencies, disposal of cleanup materials, documentation of
spills, etc.
• Haz -Mat Disclosure Compliance - applicant shall comply with County
and City ordinances.
• Uniform Fire Code Implementation - applicant shall comply with Article
80 of the Uniform Fire Code.
34. Prior to issuance of a grading permit, the following structural items, or approved
equivalent, must be shown on the precise grading plans to the satisfaction of the
Building Department.
a. All areas within the vehicle maintenance area must have self- contained
drainage. Drainage for repair bays and structural barriers, such as berms or
drop inlets, to prevent potential spills and cleaning water from entering the
storm drain system are required. Auto washing and/or steam cleaning areas
shall be shown on the plans, and shall not be connected to a storm drain
13
Planning Commission Resolution No.
Page 9 of 9
system. Re- grading and /or construction of special features to adequately
control pollutant runoff may be required.
b. All vehicle maintenance area surfaces shall be concrete, not asphalt. The
vehicle maintenance area must provide a structural BMP to prevent spills
and/or wash water from the maintenance area to drain outside.
C. The entire vehicle maintenance area and car wash area, excluding the vehicle
drying area, must be covered.
d. Plans shall show the storage area for oils, solvents, coolants, wastes,
automotive fluids, and other chemicals. These areas shall be covered and
protected with secondary containment structures.
35. Applicant shall ensure that all construction contractor and subcontractor personnel are
made aware of the required best management practices and good housekeeping
measures for the project site and any associated construction lay -down areas.
36. During the construction phase, the applicant shall comply with the following
requirements:
a. No construction materials, debris, or waste shall be placed or stored where it
may enter a storm drain or be subject to tidal erosion or dispersion.
b. All construction materials, wastes, grading or demolition debris, and stockpiles
of soil, aggregates, soil amendments, etc. shall be properly covered, stored,
and secured to prevent transport into coastal waters by wind, rain, or tracking.
14
1401 DOVE STREET
TRAFFIC PHASING ORDINANCE
Traffic Analysis
Prepared for:
City of Newport Beach
Prepared by:
Austin -Foust Associates, Inc.
2020 North Tustin Avenue
Santa Ana, California 92705 -7827
(714) 667 -0496
January 21, 2003
16
1401 DOVE STREET TRAFFIC PHASING ORDINANCE
TRAFFIC ANALYSIS
This report presents the results of the City of Newport Beach's Traffic Phasing Ordinance (TO)
analysis performed for the proposed 1401 Dove Street office development. This report also summarizes
the results of an analysis of cumulative conditions in compliance with California Environmental Quality
Act (CEQA) requirements.
PROJECT DESCRIPTION
The proposed office development at 1401 Dove Street in the City of Newport Beach consists of
26,122 square feet of general office space. The project site is located on Dove Street between Birch
Street and Newport Place Drive/Von Karman Avenue. Figure 1 illustrates the location of the project, and
Figure 2 illustrates the proposed site plan. Access to the proposed project will be provided on Dove
Street.
TRIP GENERATION AND DISTRIBUTION
Appropriate trip generation rates for the proposed project were obtained from the Newport Beach
Traffic Analysis Model (NBTAM). These rates were derived from Institute of Transportation Engineers
trip rates for 100,000 square foot office buildings. Table 1 summarizes the trip generation for the
proposed project. As this table indicates, the proposed project will generate 366 trips daily, of which 49
will be generated during the AM peak hour and 48 will be generated during the PM peak hour.
Distribution of project - generated traffic was derived from observed travel patterns in the vicinity
of the project site as well as from locations and levels of development in relation to the location of the
proposed project. The general trip distribution is illustrated in Figure 3. An estimated 15 percent of
project traffic is assumed to travel north along MacArthur Boulevard, 25 percent is assumed to travel
north and 10 percent to travel south along Jamboree Road, 15 percent is assumed to travel south on
MacArthur Boulevard or the San Joaquin Hills Transportation Corridor (SR -73), five percent is assumed
to travel south on Irvine Boulevard, and 30 percent is assumed to travel west on SR -73. Figures 4 and 5
'illustrate AM and PM peak hour project trips, respectively.
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1401 Dow Shwt Traffic Phasing Ordinance 1 Ausdn -Foust Associates, Inc.
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Table 1
TRIP GENERATION SUMMARY
AM PEAK HOUR PM PEAK HOUR
LAND USE AMOUNT IN OUT TOTAL IN OUT TOTAL ADT
TRIP RATES
Office TSF 1.69 .21 1.90 .32 1.55 1.87 14.03
TRIP GENERATION
Office 26.1 TSF 44 5 49 a 40 48 366
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TPO TRAFFIC IMPACTS
The City of Newport Beach identified nine intersections for analysis to determine the impact of the
proposed office development. These intersections are:
Irvine Avenue /Campus Drive & Bristol Street
Campus Drive & Bristol Street N
Campus Drive & Dove Street
MacArthur Boulevard & Campus Drive
MacArthur Boulevard & Birch Street
Jamboree Road & Bristol Street
Jamboree Road & Bristol Street N
MacArthur Boulevard & Jamboree Road
Jamboree Road & Birch Street
The 2001/2002 peak hour volumes for the study intersections were provided by City staff. An
expected completion date of 2004 was assumed. The analysis year, 2005, is one year after the project is
completed. An ambient growth rate of 1.0 percent per year was added to volumes along MacArthur
Boulevard, Jamboree Road, and Irvine Avenue. The peak hour volumes of all approved projects, also
provided by City staff, were added to the existing- plus - ambient peak hour volumes to obtain year 2005
background peak hour volumes for the study intersections prior to the addition of project - generated
traffic. A list of approved projects is given in Table 2.
The TPq analysis consists of a one percent analysis and an ICU analysis at each study intersection.
One percent of the projected peak hour volumes of each approach of each intersection was compared with
the peak hour distributed volumes from the proposed project. A summary of this comparison is shown in
Table 3 (the one percent analysis sheets are included in the Appendix).
If one percent of the 2005 background peak hour volumes of each approach were larger than the
peak hour project volumes, no further analysis were required. If project peak hour volumes were higher
than one percent of the projected peak hour volumes on any approach of any intersection, the intersection
was analyzed using the intersection capacity utilization (ICU) method.
1401 Dow Strut Traffic Phasing Ordinance a Austin -Foust Associates, Inc.
Traffic Analysis 017069to.dw
Table 2
APPROVED PROJECTS SUMIvfARY
Balboa Bay Club Expansion
0% Occupancy
Fashion Island Expansion
36% Occupancy
Temple Bat Yabm Expansion
0% Occupancy
Ford Redevelopment
95% Occupancy
CIOSA— Irvine Project
91 %Occupancy
Newport Dunes
0% Occupancy
City of Irvine Development
0% Occupancy
Holtze Hotel
30% Occupancy
Newport Center Block 600
0% Occupancy
Cannery Lofts Village
0% Occupancy
Hoag Hospital Phase E
0% Occupancy
1401 Dove Street Traffic Phasing Ordinance 9 Austin-Foust Associates, Inc.
Traffic Analysis 017069ta.doc
INTERSECTION
NB
Table 3
SUMMARY OF ONE PERCENT ANALYSIS
AM PROJECT PEAK HOUR VOLUMES
SB EB
WB
LESS THAN I% OF 2005
PEAK HOUR VOLUMES
1.
Irvine/Campus & Bristol
2
0 11
0
Yes
2.
Campus & Bristol N
13
1 0
0
Yes
3.
Campus & Dove
13
0 0
1
Yes
4.
MacArthur & Campus
1
7 0
0
Yes
5.
MacArthur & Birch
0
6 1
0
Yes
6.
Jamboree & Bristol
4
1 0
0
Yes
7.
Jamboree & Bristol N
4
1 0
0
Yes
8.
MacArthur & Jamboree
7
3 4
11
Yes
9.
Jamboree & Birch
1
11 0
0
Yes
PM PROJECT PEAK HOUR VOLUMES
LESS THAN I% OF 2005
INTERSECTION
NB
SB ED
WB
PEAK HOUR VOLUMES
I.
Irvine/Campus & Bristol
0
2 2
0
Yes
2.
Campus & Bristol N
2
5 0
9
Yes
3.
Campus & Dove
2
0 0
5
No
4.
MacArthur & Campus
6
1 0
0
Yes
5.
MacArthur & Birch
0
1 6
0
Yes
6.
Jamboree & Bristol
1
4 0
0
Yes
7.
Jamboree & Bristol N
1
4 0
0
Yes
8.
MacArthur & Jamborec
1
20 1
2
Yes
9.
Jamboree & Sirch
10
2 0
0
Yes
j
1401 Dove Sb=t Traffic Phasing Ordinance 10 Austin -Foust Associates, Inc.
Traffic Analysis 017069ta.doc
Comparison of the one percent of the background peak hour volumes with the project peak hour
volumes resulted in one intersection failing the one percent test and requiring additional analysis. The
intersection of Campus Drive and Dove Street does not pass the one percent test in the PM peak hour.
An ICU analysis was performed for the intersection which failed the one percent test. Existing
lane configurations were assumed, and a capacity of 1,600 vph per lane with no clearance factor was
utilized. The following table summarizes the existing, background and background- plus - project ICU
values for Campus Drive and Dove Street.
ICU ANALYSIS SUMMARY
EXISTING BACKGROUND BACKGROUND + PROJECT
INTERSECTION AM PM AM PM AM PM
3. Campus & Dove .63 .56 .66 .59 .66 .59
Level of service ranges: .00 • .60 A
.61 ..70 B
.71 - .80 C
.81 • .90 D
.91 —1.00 E
Above 1.00 F
As this table indicates, the project will have no marginal impact on the intersection of Campus
Drive and Dove Street which will operate at LOS `B" or better under background -plus- project conditions.
CUMULATIVE CONDITIONS ANALYSIS
City Staff provided a list of 11 known, but not approved, projects which affect the study
intersections for use in a cumulative conditions analysis. These cumulative projects are summarized in
Table 4. Trip generation and distribution for each cumulative project was also provided by City Staff.
The peak hour cumulative intersection volumes were added to the background volumes presented earlier,
then project - generated traffic was compared to one percent of the background- plus - cumulative traffic.
Table 5 summarizes the results of the cumulative one percent analysis. As this table indicates, the
proposed project passes the one percent test at all study intersections with the exception of Campus Drive
and Dove Street during the PM peak hour. An ICU analysis was performed at this location.
e2-1-
1401 Dove Street Traffic Phasing Ordinance 11 Austin -Foust Associates, Inc.
Traffic Analysis 017069ta.doc
Table 4
CUMULATIVE PROJECTS SUMMARY
Newport Beach Mormon Temple Mormon Temple 17.46 TSF
Satin Mark Presbyterian Church
Church
34.80 TSF
Lower Bayview Senior Housing
Day Care
4.72 TSF
Our Lady Quom of Angels Church
Church
20.00 TSF
Classrooms
250 STU
Mariners Church
Health Club
35.00 TSF
Church
328.25 TSF
Exodus Community Center and Tarbut V'Torah Expansion
Health Club
48.73 TSF
Church/Synagogue
83.49 TSF
High School
320 STU
Elementary/Middle School
160 STU
Day Care
27.78 TSF
Bonita Canyon — Bluffs Commercial Center
Community Retail
40.30 TSF
Restaurant
11.58 TSF
Newport Coast TAZ 1 -4
Single Farnily Detached
31180 DU
CondominiunvTownhouse
1,298 DU
Multi- Family Attached
582 DU
State Park
2,807 ACRE
Newport Ridge TAZ 1 — 3
Single Family Detached
2,107 DU
Multi- Family Attached
1,281 DU
ComileTcial
102.96 TSF
Park MacArthur Office Project
General Office
399.34 TSF
Lower Bayview Senior Housing
Elderly Residential
150 DU
Bonita Canyon — Residential
Apartments
435 DU
TSF — thousand square feet
STU — students
DU — dwelling units
2V
.... 1401 Dove Street Traffic Phasing Ordinance 12 Austin -Foust Associates, Inc.
Traffic Analysis 017069ta.dm
91
1401 Dove Street Traffic Phasing Ordinance 13 Austin -Foust Associates, Inc.
Traffic Analysis 017069ta.doc
Table 5
SUMMARY OF CUMULATIVE ONE PERCENT ANALYSIS
--- AM PEAK HOUR VOLUMES
—
LESS THAN 1% OF
INTERSECTION
NB
SB
EB
WE
PEAKHOURVOLUMES
I.
Irvino/Campus & Bristol
2
0
11
0
Yes
2.
Campus & Bristol N
13
1
0
0
Yes
3.
Campus & Dove
13
0
0
1
Yes
4.
MacArthur & Campus
1
7
0
0
Yes
5.
MacArthur & Birch
0
6
1
0
Yes
6.
Jamboree & Bristol
4
1
0
0
Yes
7.
Jamboree & Bristol N
4
1
0
0
Yes
S.
MacArthur & Jamboree
7
3
4
11
Yes
9.
Jamboree & Birch
1
11
0
0
Yes
- - -- PM
PEAK HOUR VOLUMES
—•
LESS THAN 1% OF
INTERSECTION
NB
SB
EB
WE
PEAK HOUR VOLUMES
1.
bvinelCampus & Bristol
0
2
2
0
Yes
2.
Campus & Bristol N
2
5
0
9
Yes
3.
Campus & Dove
2
0
0
5
No
4.
MacArthur & Campus
6
1
0
0
Yes
5.
MacArthur & Birch
0
1
6
0
Yes
6.
Jamboree & Bristol
1
4
0
0
Yes
7.
Jamboree & Bristol N
1
4
0
0
Yes
8.
MacArthur & Jamboree
1
20
1
2
Yes
9.
Jamboree & Binh
10
2
0
0
Yes
91
1401 Dove Street Traffic Phasing Ordinance 13 Austin -Foust Associates, Inc.
Traffic Analysis 017069ta.doc
The results of the cumulative ICU analysis are summarized in the following table:
CUMULATIVE ICU ANALYSIS SUMMARY
BACKGROUND+
BACKGROUND+ CUMULATIVE+
EXISTING BACKGROUND CUMULATIVE PROJECT
INTERSECTION AM PM AM PM AM PM AM PM
3. Campus & Dove .63 .56 .66 .59 .66 .59 .66 .59
Level of service ranges: .00 - .60 A
61 - .70 B
.71 - .80 C
.81 - .90 D
.91 — 1.00 E
Above 1.00 F
This table indicates that the intersection of Campus Drive and Dove Street will operate at LOS "B"
during the AM peak hour and LOS "A" during the PM peak hour under background-plus-cumulative-
plus-project conditions. The project has no significant impact on the intersection and no mitigation is
required.
SITE ACCESS
Access to the proposed project will be provided by two driveways on Dove Street. Dove Street is
a four -lane street with a 35 -mph speed limit. There are no turn lanes and on -street parking is prohibited.
The existing driveways consist of one ingress and one egress lane. The proposed project will add
approximately 44 inbound vehicles to the two driveways during the AM peak hour and 40 outbound
vehicles to the driveways during the PM peak hour.
CONCLUSIONS
The proposed office building would generate 49 trips during the AM peak hour and 48 trips during
the PM peak hour. Nine intersections in the vicinity were checked to determine the marginal impact of
project traffic on the street system. One of the nine intersections did not pass the one percent analysis.
An ICU analysis was performed on the intersection. The intersection passes the ICU analysis. The
proposed project has no marginal impact on the study intersections, and no intersection improvements are
required.
30
1401 Dove Street Traffic Phasing Ordinance 14 Austin -Foust Associates, Inc.
Traffic Analysis 017069ta.doc
The impact of traffic from known but not approved projects was included in a cumulative
conditions analysis. Under cumulative conditions, the project passed the City's one percent test at all
study intersections with the exception of one location. That intersection operates at an acceptable level of
service under cumulative conditions with the addition of project - generated traffic. Therefore, the
proposed project has no significant impact on the study intersections under cumulative conditions, and no
intersection mitigation measures are required.
REFERENCES:
1. "Newport Beach Traffic Analysis Model (NBTAM), Traffic Model Data," Austin -Foust
Associates, Inc. September 1996.
31
1401 Dwe Stmt Traffic Phasing Ordinance 15 Austin -Foust Associates, lnc.
Traffic Analysis 017069ta.doc
1 % Traffic Volume Analysis
Intersection: 1. Irvine/Campus B Bristol
Existing Treffic Volumes Based on Average W inter /Spring 2002
Peak 1 Hour Approved Cumulative
Existing Regional Projects Projects Projected
I% of Projected
Project
Approach
Peak 1 Hour Growth Peak 1 Hour Peak 1 Hour Peak 1 Hour
Peak 1 Hour
Peak 1 Hour
Direction
Volume Volume Volume Volume Volume
Volume
Volume
AM PEAK PERIOD
Northbound
1247 37 44 0 1328
13
2
Southbound
341 0 14 0 355
4
0
Eastbound
2954 0 177 0 3131
31
11
Westbound
0 0 0 0 0
0
0
Project AM Traffic is estimated to be 1 %or less of Projected AM Peak 1 Hour Traffic Volume,
Project AM Traffic is estimated to be greater than 1 % of Projected AM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis is required.
PM PEAK PERIOD
Northbound
815 24 22 0 Bet
9
0
Southbound
1109 0 48 0 1155
12
2
Eastbound
1942 0 77 0 2019
20
2
Westbound
0 0 0 0 0
0
0
Project PM Traffic Is estimated to be 1% or less of Projected PM Peak 1 Hour Traffic Volume.
Project PM Traffic is estimated to be greater than 1 % of Projected PM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis is required.
PROJECT:
1401 Dove St TPO
FULL OCCUPANCY YEAR
2005
I% Traffic Volume Analysis
PROJECT: 1401 Dove St TPO FULL OCCUPANCY YEAR: 2005
3q
Intersection: 1. Irvine/Campus & Bristol
Existing Traffic Volumes Based on Average Winter /Spring 2002
Peak 1 Hour Approved Cumulative
Existing Regional Projects Projects Projected
1 %of Projected
Project
Approach
Peak 1 Hour Growth Peak 1 Hour Peak 1 Hour Peak 1 Hour
Peak 1 Hour
Peak 1 Hour
Direction
Volume Volume Volume Volume Volume
Volume
Volume
AM PEAK PERIOD
Northbound
1247 37 44 53 1381
14
2
Southbound
341 0 14 7 362
4
0
Eastbound
2954 0 177 49 3180
32
11
Westbound
0 0 0 0 0
0
0
Project AM Traffic is estimated to be 1 % or less of Projected AM Peak 1 Hour Traffic Volume.
Project AM Traffic is estimated to be greater than 1 % of Projected AM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis is required.
PM PEAK PERIOD
Northbound
815 24 22 10 871
9
0
Southbound
1109 0 46 49 1204
12
2
Eastbound
1942 0 77 50 2069
21
2
Westbound
0 0 0 0 0
0
0
Project PM Traffic is estimated to be I% or less of Projected PM Peak 1 Hour Traffic Volume.
Project PM Traffic is estimated to be greater than 1 % of Projected PM Peak 1 Hour Traffic Volume,
Intersection Capacity Utilization (ICU) Analysis is required.
PROJECT: 1401 Dove St TPO FULL OCCUPANCY YEAR: 2005
3q
1 % Traffic Volume Analysis
PROJECT: 1401 Dove StTPO FULL OCCUPANCY YEAR: 2005
3S
Intersection: 2. Campus & Bristol N
Existing Traffic Volumes Based on Average Winter /Spring 2001
Peak 1 Hour Approved Cumulative
Existing Regional Projects Projects Projected
1 %of Projected
Project
Approach
Peak 1 Hour GrovAh Peak 1 Hour Peak 1 Hour Paak 1 Hour
Peak 1 Hour
Peak i Hour
Direction
Volume Volume Volume Volume Volume
Volume
Volume
AM PEAK PERIOD
Northbound
2456 0 152 0 2608
26
13
Southbound
519 0 53 0 572
6
1
Eastbound
0 0 0 0 0
0
0
Westbound
1609 D 15 0 1624
16
0
_>
Project AM Traffic is estimated to be 1 % or less of Projected AM Peak 1 Hour Traffic Volume.
Project AM Traffic Is estimated to be greater than 1 % of Projected AM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis is required.
PM PEAK PERIOD
.
Northbound
1360 0 83 0 1443
14
2
Southbound
1580 0 157 0 1737
17
5
Eastbound
0 0 0 0 0
0
0
Westbound
2758 0 86 0 2844
28
9
Project PM Traffic is estimated to be 1% or less of Projected PM Peak 1 Hour Traffic Volume.
Project PM Traffic is estimated to be greater than 1 % of Projected PM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis is required.
PROJECT: 1401 Dove StTPO FULL OCCUPANCY YEAR: 2005
3S
I % Traffic Volume Analysis
Northbound
Intersection: 2. Campus 8 Bristol N
14
2
Southbound
Existing Traffic Volumes Based on Average Winter /Spring 2001
17
5
Eastbound
Peak 1 Hour Approved Cumulative
0
0
Westbound
Existing Regional Projects Projects Projected
i% of Projected
Project
Approach
Peak 1 Hour Gmwth Peak 1 Hour Peak 1 Hour Peak 1 Hour
Peak 1 Hour
Peak 1 Hour
Direction
Volume Volume Volume Volume Volume
Volume
Volume
AM PEAK PERIOD
Northbound
2456 0 152 0 2608
26
13
Southbound
519 0 53 0 572
6
1
Eastbound
0 0 0 0 0
0
0
Westbound
1609 0 15 32 1656
17
0
Project AM Traffic is estimated to be 1 % or less of Projected AM Peak 1 Hour Traffic Volume.
Project AM Traffic is estimated to be greater than 1 % of Projected AM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis is required.
Northbound
1360 0 83 0 1443
14
2
Southbound
1580 0 157 0 1737
17
5
Eastbound
0 0 0 0 0
0
0
Westbound
2758 0 86 110 2954
30
9
Project PM Traffic Is estimated to be 1 % or less of Projected PM Peak 1 Hour Traffic Volume.
Project PM Traffic is estimated to be greater than 1 % of Projected PM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysls is required.
PROJECT. 1401 Dove St TPO FULL OCCUPANCY YEAR: 2005
3(.
1% Traffic Volume Analysis
PROJECT: 1401 Dove St TPO FULL OCCUPANCY YEAR: 2005
37-
Intersection: 3. Campus & Dove
Existing Traffic Volumes Based on Average Winter /Spring 2001
Peak 1 Hour Approved Cumulative
Existing Regional Projects Projects Projected
1 %of Projected
Project
Approach
Peak 1 Hour Growth Peak 1 Hour Peak 1 Hour Peak 1 Hour
Peak 1 Hour
Peak 1 Hour
Direction
Volume Volume Volume Volume Volume
Volume
Volume
AM PEAK PERIOD
Northbound
1988 0 118 0 2106
21
13
Southbound
794 0 53 0 B47
B
0
Eastbound
46 0 0 0 46
0
0
Westbound
104 0 D 0 104
1
1
Project AM Traffic is estimated to be I% or less of Projected AM Peak 1 Hour Traffic Volume.
Project AM Traffic is estimated to be greater than 1 % of Projected AM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis is required.
PM PEAK PERIOD
Northbound
931 0 73 0 1004
10
2
Southbound
1768 0 133 0 1901
19
0
Eastbound
18 0 0 0 18
0
0
Westbound
322 0 0 0 322
3
5
Project PM Traffic is estimated to be I% or less of Projected PM Peak 1 Hour Traffic Volume.
Project PM Traffic is estimated to be greater than 1 % of Projected PM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis is required.
PROJECT: 1401 Dove St TPO FULL OCCUPANCY YEAR: 2005
37-
1 % Traffic Volume Analysis
Intersection: 3. Campus & Dove
Existing Traffic Volumes Based on Average Winter /Spring 2001
Peak 1 Hour Approved Cumulative
Existing Regional Projects Projects Projected
1 %of Projected
Project
Approach
Peak 1 Hour Growth Peak 1 Hour Peak 1 How Peak 1 Hour
Peak 1 Hour
Peak 1 Hour
Direction
Volume Volume Volume Volume Volume
Volume
Volume
AM PEAK PERIOD
Northbound
1988 0 118 0 2106
21
13
Southbound
794 0 53 0 647
8
0
Eastbound
46 0 0 0 46
0
0
Westbound
104 0 0 0 104
1
1
Project AM Traffic is estimated to be 1 % or less of Projected AM Peak 1 Hour Traffic Volume.
Project AM Traffic is estimated to be greater than 1% of Projected AM Peak 1 How Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis is required.
PM PEAK PERIIOD
Northbound
931 0 73 0 1004
10
2
Southbound
1768 0 133 0 1901
19
0
Eastbound
18 0 D 0 1s
0
0
Westbound
322 0 0 0 322
3
5
Project PM Traffic is estimated to be 1 % or less of Projected PM Peak 1 Hour Traffic Volume.
Project PM Traffic is estimated to be greater than 1 % of Projected PM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis is required.
PROJECT:
1401 Dore St TPO
FULL OCCUPANCY YEAR:
2005
3Y
3. Campus & Dove
Existing I Background
Background +
Project
AM PK
HOUR
PM PK
HOUR
Cumulative
AM PK
HOUR
PM PK
HOUR
LANES
CAPACITY
VOL
VIC
VOL
VIC I
j
LANES
CAPACITY
VOL
VIC
VOL
VIC j
NBL
1
1600
37
.023
28
I
.018* I
I
I NBL
1
1600
37
.023
28
I
.018*
NBT
3
4800
1722
.406*
821
1
NBT
3
4800
1640
.431*
894
.203
NBR
0
0
229
.204 I
82
3
I NBR
0
0
229
.203
82
0
SBL
1
1600
209
.131*
134
I
.084 I
I
I SBL
1
1600
210
.131*
135
I
.084
SBT
3
4800
583
.122
1631
.340* I
I SBT
3
4800
635
.133
1763
.368*
SBR
0
0
2
.368* I
3
I
j SBR
0
0
2
.368*
3
I
EBL
1
1600
44
.028*
4
I
.003*
I
EBL
1
1600
44
.028*
4
I
.003*
EBT
1
1600
0
.001
t
I EBL
.009
I EBT
1
1600
0
.001
1
.009
EBR
0
0
2
.009 j
13
j
j EBR
0
0
2
.009
13
0
WBL
0
0
30
I
163
I
I
I
I WBL
0
0
30
163
I
WBT
1
1600
5
.065*
5
.201*
I WBT
1
1600
5
.066*
5
.202*
WBR
0
0
69
.205* I
154
I
I
I WBR
I
0
0
70
.202*
155
j
I
0
70
.562
I
I
I WBR
�
0
0
TOTAL CAPACITY UTILIZATION
.63D
155
TOTAL CAPACITY UTILIZATION
.656
.591
Background +
Project
I
j Background +
Cumulative
AM PK
HOUR
PM PK
I
HOUR I
I
I
AM PK
HOUR
PM PK
HOUR
LANES
CAPACITY
VOL
VIC
VOL
VIC j
I
LANES
CAPACITY
VOL
VIC
VOL
VIC
NBL
1
1600
37
.023
28
.018* j
I
I NBL
1
1600
37
.023
26
.018*
NBT
3
4800
1840
.434*
894
.204 I
I NBT
3
4800
1840
.431*
894
.203
NBR
0
0
242
84
I
I NBR
0
0
229
82
SBL
1
1600
210
.131*
135
�
.084 I
I
I SBL
1
1600
210
.131*
135
.084
SBT
3
4800
635
.133
1763
.368* I
I SBT
3
4800
635
.133
1763
.368*
SBR
0
0
2
3
I
SBR
0
0
2
3
EBL
1
1600
44
.028*
4
I
.003* I
t
I EBL
1
1600
44
.028*
4
.003*
EBT
1
1600
0
.001
1
.009 j
I EBT
1
1600
0
.001
1
.009
EBR
0
0
2
13
I
I EBR
0
0
2
13
WBL
0
0
31
168
I
I
j WBL
0
0
30
163
WBT
1
1600
5
.066*
5
.205* I
I WBT
1
1600
5
.066*
5
.202*
WBR
0
0
70
155
I
I
I WBR
�
0
0
70
155
.594
TOTAL CAPACITY UTILIZATION
.659
TOTAL CAPACITY UTILIZATION
.656
.591
31
3. Campus & Dove
Background +
Cumulative
+ Project
AM PK
HOUR
PM PK HOUR
LANES
CAPACITY
VOL
V/C
VOL
V/C
NBL
1
1600
37
.023
28
.018*
N5T
3
4800
1840
.434*
894
.204
NBR
0
0
242
84
SBL
1
1600
210
.131*
135
.084
SBT
3
4800
635
.133
1763
.368*
SBR
0
0
2
3
ESL
1
1600
44
.028*
4
.003*
EBT
1
1600
0
.001
1
.009
EBR
0
0
2
13
WBL
0
0
31
168
WET
1
160D
5
.066*
5
.205*
WBR
0
0
70
155
TOTAL CAPACITY UTILIZATION
.659
.594
do
1 % Traffic Volume Analysis
Westbound
546 0 24 0 570
Intersection: 4. MacArthur 8 Campus
0
Project AM Traffic Is estimated to be 1 % or less of Projected AM Peak 1 Hour Traffic Volume.
Existing Traffic Volumes Based on Average Winter /Spring
2001
Intersection Capacity Utilization (ICU) Analysis is required.
Peak 1 Hour Approved Cumulative
PM PEAK PERIOD
Existing
Regional Projects Projects
Projected
1% of Projected
Project
Approach
Peak 1 Hour
Growth Peak 1 Hour Peak 1 Hour
Peak 1 Hour
Peak 1 Hour
Peak 1 Hour
Direction
Volume
Volume Volume Volume
Volume
Volume
Volume
=_>
Project PM Traffic is estimated to be 1 % or less of Projected PM Peak 1 Hour Traffic Volume.
Project PM Traffic is estimated to be greater than 1 % of Projected PM Peak 1 Hour Traffic Volume,
AM PEAK PERIOD
Intersection Capacity Utilization (ICU) Analysis is required.
Northbound
1134
45 94 0
1273
13
1
Southbound
1571
63 127 0
1761
18
7
Eastbound
1545
0 120 0
1665
17
0
Westbound
546 0 24 0 570
6
0
Project AM Traffic Is estimated to be 1 % or less of Projected AM Peak 1 Hour Traffic Volume.
Project AM Traffic is estimated to be greater than 1 % of Projected AM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis is required.
PM PEAK PERIOD
Northbound
1408 56 105 0 1569
16
6
Southbound
1993 80 155 0 2229
22
1
Eastbound
794 0 64 0 878
9
0
Westbound
1400 0 85 0 1485
15
0
=_>
Project PM Traffic is estimated to be 1 % or less of Projected PM Peak 1 Hour Traffic Volume.
Project PM Traffic is estimated to be greater than 1 % of Projected PM Peak 1 Hour Traffic Volume,
Intersection Capacity Utilization (ICU) Analysis is required.
PROJECT: 1401 Dove St TPO FULL OCCUPANCY YEAR: 2005
H(
1 % Traffic Volume Analysis
PROJECT: 1401 Dove St TPO FULL OCCUPANCY YEAR: 2006
47-
Intersection: 4. MacArthur & Campus
Existing Traffic Volumes Based on Average Winter/Spring 2001
Peak 1 Hour Approved Cumulative
Existing Regional Projects Projects Projected
I% of Projected
Project
Approach
Peak 1 Hour Growth Peak 1 Hour Peak 1 Hour Peak 1 Hour
Peek 1 Hour
Peak 1 Hour
Direction
Volume Volume Volume Volume Volume
Volume
Volume
AM PEAK PERIOD
Northbound
1134 45 94 621 1894
19
1
Southbound
1571 63 127 363 2124
21
7
Eastbound
1545 0 120 0 1665
17
0
Westbound
546 0 24 28 598
6
0
Project AM Traffic is estimated to be 1 % or less of Projected AM Peak 1 Hour Traffic Volume.
Project AM Traffic is estimated to be greater than 1 % of Projected AM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis is required.
PM PEAK PERIOD
Northbound
1408 56 105 407 1976
20
6
Southbound
1993 80 155 556 2785
28
1
Eastbound
794 0 84 0 878
9
0
Westbound
1400 0 85 7 1492
15
0
=_>
Project PM Traffic is estimated to be 1 % or less of Projected PM Peak 1 Hour Traffic Volume.
Project PM Traffic Is estimated to be greater than 1% of Projected PM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis is required.
PROJECT: 1401 Dove St TPO FULL OCCUPANCY YEAR: 2006
47-
1 % Traffic Volume Analysts
Westbound
211 0 0 0 211
Intersection: 5. MacArthur & Birch
0
Project AM Traffic is estimated to be 1 % or less of Projected AM Peak 1 Hour Traffic Volume.
Existing Traffic Volumes Based on Average Winter /Spring
2001
Intersection Capacity Utilization (ICU) Analysis is required.
Peak 1 Hour Approved Cumulative
PM PEAK PERIOD
Existing
Regional Projects Projects
Projected
1 %of Projected
Project
Approach
Peak 1 Hour
Growth Peak 1 Hour Peak 1 Hour
Peak 1 Hour
Peak 1 Hour
Paek 1 Hour
Direction
Volume
Volume Volume Volume
Volume
Volume
Volume
Project PM Traffic is estimated to be I% or less of Projected PM Peak 1 Hour Tragic Volume.
Project PM Traffic is estimated to be greater than 1 % of Projected PM Peak 1 Hour Traffic Volume.
AM PEAK PERIOD
Intersection Capacity Utilization (ICU) Analysis Is required.
Northbound
1132
45 68 0
1245
12
0
Southbound
1146
46 Be 0
1281
13
6
Eastbound
679
0 27 0
706
7
1
Westbound
211 0 0 0 211
2
0
Project AM Traffic is estimated to be 1 % or less of Projected AM Peak 1 Hour Traffic Volume.
Project AM Traffic is estimated to be greater than 1 % of Projected AM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis is required.
PM PEAK PERIOD
Northbound
1092 44 90 0 1226
12
0
Southbound
1320 53 105 0 1478
15
1
Eastbound
731 0 15 0 746
7
6
Westbound
956 0 0 0 956
10
0
Project PM Traffic is estimated to be I% or less of Projected PM Peak 1 Hour Tragic Volume.
Project PM Traffic is estimated to be greater than 1 % of Projected PM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis Is required.
PROJECT: 1401 Dove St TPO FULL OCCUPANCY YEAR: 2005
I% Traffic Volume Analysis
Northbound
Intersection: S. MacArthur 8 Birch
44
90
412
1638
Existing Traffic Volumes Based on Average Winter /Spring
2001
Southbound
1320
53
Peak 1 Hour Approved Cumulative
568
2046
20
1
Existing Regional Projects Projects
Projected
1 %of Projected
Project
Approach
Peak 1 Hour Growth Peak 1 Hour Peak 1 Hour
Peak 1 Hour
Peak 1 Hour
Peak 1 Hour
Direction
Volume Volume Volume Volume
Volume
Volume
Volume
AM PEAK PERIOD
Northbound
1132 45 68 625
1870
19
0
Southbound
1146 46 89 392
1673
17
6
Eastbound
679 0 27 0
706
7
1
Westbound
211 0 0 0
211
2
0
Project AM Traffic is estimated to be 1 % or less of Projected AM Peak 1 Hour Traffic Volume.
Project AM Traffic Is estimated to be greater than 1 % of Projected AM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis is required.
Northbound
1092
44
90
412
1638
16
0
Southbound
1320
53
105
568
2046
20
1
Eastbound 731 0 15 0 746 7 6
Westbound 956 0 0 0 956 10 0
Project PM Traffic is estimated to be 1 % or less of Projected PM Peak 1 Hour Traffic Volume.
Project PM Traffic is estimated to be greater than 1 % of Projected PM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis is required.
PROJECT: 1401 Dove St TPO
FULL OCCUPANCY YEAR: 2005
1% Traffic Volume Analysis
PROJECT: 1401 Dove St TPO FULL OCCUPANCY YEAR: 2005
ys,
Intersection: 6. Jamboree & Bristol
Northbound
2040 82 123 0
Existing Traffic Volumes Based on Average
Winter /Spring
2001
Southbound
560 22 65 0
647
Peak 1 Hour Approved
Cumulative
Eastbound
2981 0 136 0
3117
Existing
Regional Projects
Projects
Projected
1% of Projected
Project
Approach Peak 1 Hour
Grovrth Peak 1 Hour
Peak 1 Hour
Peak 1 Hour
Peak 1 Hour
Peak 1 Hour
Direction Volume
Volume Volume
Volume
Volume
Volume
Volume
PROJECT: 1401 Dove St TPO FULL OCCUPANCY YEAR: 2005
ys,
AM PEAK PERIOD
Northbound
2040 82 123 0
2245
22
4
Southbound
560 22 65 0
647
6
1
Eastbound
2981 0 136 0
3117
31
0
Westbound
0 0 0 0
0
0
0
Project AM Traffic is estimated to be 1 % or less of Projected AM Peak 1 Hour Traffic Volume.
Project AM Traffic is estimated to be greater than 1% of Projected AM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis is required.
PM PEAK PERIOD
Northbound
2747 110 137 0
2994
30
1
Southbound
1310 52 118 0
1480
15
4
Eastbound
2932 0 98 0
3030
30
0
Westbound
0 0 0 D
0
0
0
=>
Project PM Traffic is estimated to be 1 % or less of Projected PM Peak 1 Hour Traffic Volume.
Project PM Traffic Is estimated to be greater than 1% of Projected PM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis is required.
PROJECT: 1401 Dove St TPO FULL OCCUPANCY YEAR: 2005
ys,
1 % Traffic Volume Analysis
Southbound
560 22 65 389 1036
Intersection: 6. Jamboree & Bristol
1
Eastbound
2981 0 136 102 3219
32
0
Existing Traffic Volumes Based on Average W imerlSpring
2001
0
0
Project AM Traffic is estimated to be 1 % or less of Projected AM Peak 1 Hour Traffic Volume.
Peak 1 Hour Approved Cumulative
Project AM Traffic is estimated to be greater than 1 % of Projected AM Peak 1 Hour Traffic Volume.
Existing
Regional Projects Projects
Projected
I% of Projected
Project
Approach
Peak 1 Hour
Growth Peak 1 Hour Peak 1 Hour
Peak 1 Hour
Peak 1 Hour
Peak 1 Hour
Direction
Volume
Volume Volume Volume
Volume
Volume
Volume
Easthound
2932 0 98 60 3090
31
0
Westbound
0 0 0 0 0
0
0
AM PEAK PERIOD
Project PM Traffic is estimated to be I% or less of Projected PM Peak 1 Hour Traffic Volume.
Northbound
2040
82 123 859
3104
31
4
Southbound
560 22 65 389 1036
10
1
Eastbound
2981 0 136 102 3219
32
0
Westbound
0 0 0 0 0
0
0
Project AM Traffic is estimated to be 1 % or less of Projected AM Peak 1 Hour Traffic Volume.
Project AM Traffic is estimated to be greater than 1 % of Projected AM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis is required.
PM PEAK PERIOD
Northbound
2747 110 137 481 3475
35
1
Southbound
1310 52 118 706 2186
22
4
Easthound
2932 0 98 60 3090
31
0
Westbound
0 0 0 0 0
0
0
_ =>
Project PM Traffic is estimated to be I% or less of Projected PM Peak 1 Hour Traffic Volume.
Project PM Traffic is estimated to be greater than 1 % of Projected PM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis is required.
PROJECT: 1401 Dove St TPO FULL OCCUPANCY YEAR: 2005
I% Traffic Volume Analysis
Intersection: 7. Jamboree & Bristol N
Existing Traffic Volumes Based on Average W intarfSpring 2001
Peak 1 Hour Approved Cumulative
Existing Regional Projects Projects Projected
1 %of Projected
Project
Approach
Peak 1 Hour Growth Peak 1 Hour Peak 1 Hour Peak 1 Hour
Peak 1 Hour
Peak 1 Hour
Direction
Volume Volume Volume Volume Volume
Volume
Volume
AM PEAK PERIOD
Northbound
3721 149 174 0 4044
40
4
Southbound
974 39 79 0 1092
11
1
Eastbound
0 0 0 0 0
0
0
Westbound
0 0 0 0 0
0
0
Project AM Traffic is estimated to be 1% or less of Projected AM Peak 1 Hour Traffic Volume.
Project AM Traffic is estimated to be greater than 1 % of Projected AM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysts is required.
PM PEAK PERIOD
Northbound
3621 146 103 0 3869
39
1
Southbound
2028 81 183 0 2292
23
4
Eastbound
0 0 0 0 0
0
0
Westbound
0 0 0 0 0
0
0
Project PM Traffic is estimated to be 1 % or less of Projected PM Peak 1 Hour Traffic Volume.
Project PM Traffic is estimated to be greater than 1 % of Projected PM Peak 1 Hour Traffic Volume,
Intersection Capacity Utilization (ICU) Analysis is required.
PROJECT:
1401 Dove St TPO
FULL OCCUPANCY YEAR:
22005
7
I% Traffic Volume Analysis
Intersection: 7. Jamboree 8 Bristol N
Existing Traffic Volumes Based on Average Winter /Spring 2001
Peak i Hour Approved Cumulative
Existing Regional Projects Projects Projected
1% of Projected
Project
Approach
Peak 1 Hour Growth Peak 1 Hour Peak 1 Hour Peak 1 Hour
Peak 1 Hour
Peak 1 Hour
Direction
Volume Volume Volume Volume Volume
Volume
Volume
AM PEAK PERIOD
Northbound
3721 149 174 940 4984
50
4
Southbound
974 39 79 399 1491
15
1
Eastbound
0 0 0 0 0
0
0
Westbound
0 0 0 0 0
0
0
Project AM Traffic is estimated to be 1 % or less of Projected AM Peak 1 Hour Traffic VOIUMS.
Project AM Traffic is estimated to be greater than 1 % of Projected AM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis is required.
PM PEAK PERIOD
Northbound
3521 145 103 495 4364
44
1
Southbound
2028 81 183 779 3071
31
4
Eastbound
0 0 0 0 0
0
0
Westbound
0 0 0 0 0
0
0
=_>
Project PM Traffic is estimated to be 1 % or less of Projected PM Peak 1 Hour Traffic Volume.
Project PM Traffic is estimated to be greater than 1 % of Projected PM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis Is required.
PROJECT:
1401 Dove St TPO
FULL OCCUPANCY YEAR:
2005
e
4?'
I % Traffic Volume Analysis
PROJECT: 1401 Dove St TPO FULL OCCUPANCY YEAR: 2005
Intersection: 8. MacArthur & Jamboree
Existing Traffic Volumes Based on Average Winter /Spring 2002
Peak 1 Hour Approved Cumulative
Existing Regional Projects Projects Projected
1 %of Projected
Project
Approach
Peak 1 Hour Growth Peak 1 Hour Peak 1 Hour Peak 1 Hour
Pearl Hour
Peak 1 Hour
Direction
Volume Volume Volume Volume Volume
Volume
Volume
AM PEAK PERIOD
Northbound
2193 66 169 0 2428
24
7
Southbound
462 14 116 0 592
6
3
Eastbound
1861 56 155 0 2072
21
4
Westbound
1295 39 103 0 1437
14
11
Project AM Traffic is estimated to be 1 % or less of Projected AM Peak 1 Hour Traffic Volume.
Project AM Traffic is estimated to be greater than I% of Projected AM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis is required.
PM PEAK PERIOD
Northbound
977 29 151 0 1157
12
1
Southbound
2070 62 181 0 2313
23
20
Eastbound
1339 40 89 0 1468
15
1
Wastbound
1802 54 173 0 2029
20
2
Project PM Traffic is estimated to be t % or less of Projected PM Peak 1 Hour Traffic Volume.
Project PM Traffic is estimated to be greater than 1% of Projected PM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis is required.
PROJECT: 1401 Dove St TPO FULL OCCUPANCY YEAR: 2005
1% Traffic Volume Analysis
AM PEAK PERIOD
Northbound 2193 66 169 876 3304 33
Southbound 462 14 116 430 1022 10
7
3
Eastbound
Intersection: 8. MacArthur & Jamboree
2996
30
4
Westbound
Existing Traffic Volumes Based on Average WinterlSpdng
2002
20
11
Peak 1 Hour Approved Cumulative
Existing
Regional Projects Projects
Projected
1 %of Projected
Project
Approach Peak 1 Hour
Growth Peak 1 Hour Peak 1 Hour
Peak 1 How
Peak 1 Hour
Peak 1 Hour
Direction Volume
Volume Volume Volume
Volume
Volume
Volume
AM PEAK PERIOD
Northbound 2193 66 169 876 3304 33
Southbound 462 14 116 430 1022 10
7
3
Eastbound
1861 56 155 924
2996
30
4
Westbound
1295 39 103 535
1972
20
11
Project AM Traffic is estimated to be 1% or less of Projected AM Peak 1 Haw Traffic Volume.
Project AM Traffic is estimated to be greater than 1 %of Projected AM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis is required.
PM PEAK PERIOD
Northbound
977 29 151 448
1605
16
1
Southbound
2070 62 181 1039
3352
34
20
Eastbound 1339 40 89 466 1934 19 1
Westbound 1802 54 173 683 2712
=> Project PM Traffic is estimated to be 1 % or less of Projected PM Peak 1 Hour Traffic Volume.
Project PM Traffic is estimated to be greater than 1 % of Projected PM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis is required.
PROJECT: 1401 Dove St TPO
27 2
FULL OCCUPANCY YEAR: 2005
3D
1 %Traffic Volume Analysis
Westbound 3 0 0 0 3 0 0
Project PM Treffic is estimated to be 1% or less o1 Projected PM Peak 1 Hour Treffic Volume.
Project PM Traffic Is estimated to be greater than 1 % A Projected PM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis is required.
PROJECT: 1401 Dove St TPO FULL OCCUPANCY YEAR: 2005
S1
Intersection: 9. Jamboree 8 Birch
Existing Traffic Volumes Based on Average Winter /Spring
2002
Peak 1 Hour Approved Cumuladve
Existing Regional Projects Projects
Projected
I% of Projected
Project
Approach
Peak 1 Hour Growth Peak 1 Hour Peak 1 Hour
Peak 1 Hour
Peak 1 Hour
Peak 1 Hour
Direction
Volume Volume Volume Volume
Volume
Volume
Volume
AM PEAK PERIOD
Northbound
1673 50 59 0
1782
18
1
Southbound
1922 58 130 0
2110
21
11
Eastbound
290 0 0 0
290
3
0
Westbound
7 0 0 0
7
0
0
Project AM Traffic is estimated to be 1 % or We of Projected AM Peak 1 Hour Traffic Volume.
Pmject AM Traffic is estimated to be greater than 1% of Projected AM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis is required.
PM PEAK PERIOD
Northbound
1583 47 128 0
1758
18
10
Southbound
2003 60 65 0
2128
21
2
Eastbound
795 0 1 0
798
8
0
Westbound 3 0 0 0 3 0 0
Project PM Treffic is estimated to be 1% or less o1 Projected PM Peak 1 Hour Treffic Volume.
Project PM Traffic Is estimated to be greater than 1 % A Projected PM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis is required.
PROJECT: 1401 Dove St TPO FULL OCCUPANCY YEAR: 2005
S1
1 % Traffic Volume Analysis
Southbound
1922 58 130 535
Intersection: 9. Jamboree 8 Birch
26
11
Eastbound
290 0 0 0
290
Existing Traffic Volumes Based on Average Winter/Spring
2002
Westbound
7 0 0 0
7
0
Peak 1 Hour Approved Cumulative
Project AM Traffic is estimated to be I% or less of Projected AM Peak 1 Hour Traffic Volume.
Existing
Regional Projects Projects
Projected
1 %of Projected
Project
Approach
Peak 1 Hour
GrovAh Peak 1 Hour Peak 1 Hour
Peak 1 Hour
peak 1 Hour
Peak 1 Hour
Direction
Volume
Volume Volume Volume
Volume
Volume
Volume
2325
23
10
Southbound
2003 60 65 683
2811
28
2
AM PEAK PERIOD
'795 0 1 0
796
8
Northbound
1673
50 59 822
2604
26
1
Southbound
1922 58 130 535
2645
26
11
Eastbound
290 0 0 0
290
3
0
Westbound
7 0 0 0
7
0
0
Project AM Traffic is estimated to be I% or less of Projected AM Peak 1 Hour Traffic Volume.
Pmject AM Traffic is estimated to be greater than 1 % of Projected AM Peak 1 Hour Traffic Volume.
Intersection Capacity Utilization (ICU) Analysis is required.
PM PEAK PERIOD
Northbound
1583 47 128 567
2325
23
10
Southbound
2003 60 65 683
2811
28
2
Eastbound
'795 0 1 0
796
8
0
Westbound 3 0 0 0 3
Project PM Traffic is estimated to be 1 % or less of Projected PM Peak 1 Hour Traffic Volume.
Project PM Traffic is estimated to be greater than 1 % of Projected PM Peak 1 Hour Traffic Volume,
Intersection Capacity Utilization (ICU) Analysis is required.
PROJECT: 1401 Dove St TPO
0 0
FULL OCCUPANCY YEAR: 2005
sa
EXHIBIT NO.3
CITY COUNCIL AND PLANNING COMMISSION
MINUTES OF ORIGINAL APPROVAL
5a
City of Newport Beach
City Council Minutes
December 14, 1998 INDEX
MODIFICATION NO. 4731 f1401 DOVE STREET] - A REQUEST TO
Newport Place
PERMIT THE CONSTRUCTION OF A TWO -STORY 26,122 SQUARE
Planned
FOOT COMMERCIAL OFFICE BUILDING BUILT OVER A
Community
PARTIALLY SUBTERRANEAN PARKING LOT. THE PROJECT
(45)
INVOLVES THE APPROVAL OF: A) A GENERAL PLAN AMENDMENT
AND PC AMENDMENT TO INCREASE THE SQUARE FOOTAGE
ENTITLEMENT IN BLOCK E OF NEWPORT PLACE PLANNED
COMMUNITY; B) A MODIFICATION TO PERMIT REDUCTION OF
THE PARKING REQUIREMENT RATIO FROM 1 SPACE FOR EACH
225 SQUARE FEET TO 1 SPACE FOR EACH 250 SQUARE FEET OF
NET FLOOR AREA; AND C) A TRAFFIC STUDY.
Assistant City Manager Wood stated that this item would provide for an
amendment to the general plan that would increase the amount of
entitlement to this block by approximately 26,000 square feet. She stated
that the Planning Commission has recommended approval. Assistant City
Manager Wood pointed out that the Planning Commission approved one
parking space for each 231 square feet of net floor area, not for each 250
square feet as stated in the staff report.
Council Member Debay commented that she was pleased to see the shifts in
employee work hours so that their commutes didn't fall during the peak
travel periods.
Mayor O'Neil opened the public hearing.
Craig Cooper, representative of the Impact Company, stated that his
company is trying to consolidate their business from three locations to one
site. He also added that in addition to the shift in work hours, the company
has an active rideshare program.
Assistant City Manager Wood responded to Council Member Ridgeway's
question about the improvement that will take place at MacArthur Blvd. and
Jamboree Road by stating that a free right turn lane will be added from
northbound MacArthur to northbound Jamboree. Public Works Director
Webb stated that the details of the improvements will be worked out at a
later date.
Council Member Ridgeway again requested that the entire circulation plan
in the Bristol area be reviewed in light of potential future development.
Council Member Ridgeway stated that substantial fairshare fees will be
needed to make the required levels of improvements in the area.
There being no further public testimony, Mayor O'Neil closed the public
hearing.
Motion by Council Member Glover to adopt Resolution No. 98 -83
approving General Plan Amendment 98 -1(B); introduce Ordinance No. 98 -28,
an amendment to the Newport Place Planned Community, and pass to second
reading on January 11, 1999; and sustain the action of the Planning
Commission and approve the applications related to the General Plan and
Zoning Amendments, subject to the findings, mitigation measures and
conditions as modified by the Planning Commission: 1) the acceptance of a
Volume 52 - Page 250
5�l
City of Newport Beach
City Council Minutes
December 14, 1998
Negative Declaration; 2) Modification No. 4731; and 3) Traffic Study No. 117.
Council Member Adams stated that he felt this particular project is not
guilty, but that what they're doing is something a developer could do to
expand their property beyond the entitlements of the Traffic Phasing
Ordinance (TPO), without tripping the TPO. Council Member Adams stated
that this issue was discussed in the TPO committee, but not addressed. He
added that he agrees with Council Member Ridgeway that the larger issue of
traffic in the area needs to be considered.
Council Member Ridgeway confirmed with Assistant City Manager Wood
that a business still has to pay mitigation fees even when the TPO is not
tripped.
City Attorney Burnham responded to Council Member Glover's question
about the problem presented by Council Member Adams by stating that the
accumulation of all the projects in a twelve -month period are looked at.
Mayor O'Neil suggested that when the TPO is looked at again, maybe the
accumulation length reported should be increased.
Council Member Glover asked to meet with City Attorney Burnham
regarding the concept.
Mayor Pro Tem Thomson feels that the issue does need to be addressed and
that too many projects are being considered.
INDEX
Without objection, the motion carried by acclamation.
30. RESOLUTION NO. 98 -84 ORDERING THE VACATION AND
Res 98 -84
ABANDONMENT OF PORTIONS OF UNUSED RIGHT -OF -WAY
Vacation and
ALONG THE EASTERLY SIDE OF JAMBOREE ROAD AND THE
Abandonment/
NORTHERLY SIDE OF FORD ROAD ADJACENT TO THE
Right -of -way/
FORD/LORAL DEVELOPMENT.
Jamboree Rd./
Ford Road
Council Member Qdame confirmed with Public Works Director Webb that
(90)
the developer is do the roadway work for the median closure and the
sidewalk and curb and gttter extension.
Mayor O'Neil opened the
There being no public testimony, Ma-yog O'Neil closed the public hearing.
Motion by Council Member Glover to a'dop�t Resolution No. 98 -84 ordering
the vacation and abandonment of portions of wooed right -of -way along the
easterly side of Jamboree Road and the northerly sidlLof Ford Road adjacent to
the Ford/Loral development; and direct the City Cler have the resolution
recorded by the Orange County Recorder.
Without objection, the motion carried by acclamation.
31. PUBLIC HEARING ON THE FY 1999 -2000 COWAUN ITY CDBG
DEVELOPMENT BLOCK GRANT (CDBG) APPLICATION A Application/
REVIEW OF 1997 -98 ANNUAL PERFORMANCE REPORT. Performance
Volume 52 - Page 251
5S
City of Newport Beach
Planning Commission Minutes
November 19, 1998
J. This use permit o alcoholic beverage outlet granted in accordance
with the terms c .this cho all expire within 12 months from the date of
approval unless a license has be ued or transferred by the California
State Department of Alcoholic Beverage trol prior to the expiration
date.
SUBJECT: 1401 Dove Street
IMH /ICH Dove Street (applicant)
• General Plan Amendment No. 98 -1(B), with the
acceptance of a Negative Declaration
• AmendmentNo.877
• Modification No. 4731
• Traffic Study No. 117
A request to permit the construction of a two -story 26,122 square foot
commercial office building built over a partially subterranean parking lot. The
proposed site encompasses approximately 3.8 acres of land area and is
currently developed with a six -story office building and related on -site parking.
The new office building will be located to the west of the existing building
towards the rear of the site where a portion of the parking lot currently exists.
The project involves the approval of:
a General Plan Amendment and PC Amendment to increase the
square footage entitlement in Block E of Newport Place Planned
Community. The current limit of 834,762 square feet will be increased to
860,884 square feet to accommodate the construction of the new
commercial office building, and
a Modification to permit reduction of the parking requirement ratio from
1 space for each 225 square feet to 1 space for each 250 square feet of
net floor area, and
the approval of a Traffic Study.
Associate Planner Mark Myers noted the following:
• Subject property is currently developed with a six -story, 74,000 square foot
office building.
• The proposed office building will be located on site where a portion of the
surface parking lot currently exists.
• Since the Land Use Element of the General Plan does not provide for further
growth in this particular area of Newport Place Planned Community, a
General Plan Amendment is required.
• Amendments to the General Plan may be approved with the findings that
the amendment is consistentwith the policies of the General Plan.
M
INDEX
Item No. 4
GPA 98 -1 (B)
Negative Declaration
A 877
M. 4731
TS 117
Recommended
approval
51/0
for
City of Newport Beach
Planning Commission Minutes
November 19, 1998
• While consistencywith the General Plan can be made in this case, it should
be noted that the General Plan provides a focused and limited amount of
policy criteria by which a project can be analyzed.
• The intent of the General Plan Amendment No. 98 -1 (B) allows for growth
provided traffic does not exceed the level of service desired by the City.
• The subject property is only able to achieve consistency with policy B of the
General Plan with a proportional contribution to on identified intersection
improvement.
• The traffic analysis shows the additional office space would result in on
increase in the level of service at one intersection without the intersection
improvement.
Concluding, he noted that on page 5 of the staff report in the third paragraph
under the subheading Modification, there is a typographical error. The last
sentence should read a surplus of 44 spaces, not 69.
At Commission inquiry, staff noted that the total number of spaces provided on
site is 430.
Chairperson Selich noted his confusion with this site that is proposing to add
26,000 square feet and does not trip the TPO and another proposed expansion
project (also subject to the General Plan Amendment) had to cut 10,000
square feet so that it would not trip the TPO. It is confusing as to what can
happen with incremental square footage being added. There is additional
development that the General Plan allows that has not been built yet. The TPO
will effect the property owner's ability to use that square footage. By approving
this project, what will we do to their ability to use their property to their full
advantage? Here, we are going over and above the square footage that is
presently allowed in the General Plan on this site. It becomes confusing
because it seems you could go through and incrementally do these little
projects behind the various office buildings and before you know it, you have a
lot of additional square feet without actually tripping TPO.
Commissioner Adorns stated this was not unique to this application or site. The
argument can be made citywide and has been going on for the last 15 years.
This is one of the issues being addressed in the TPO Committee.
Discussion continued on:
• discussing the hotel site on the original Pletcher Jones site, the office project
and this application together,
• this project not factored into the TPO study
• challenges of deciding the base line for the TPO
• regional growth factors
• distribution and peak hour characteristics
• scale of projects
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Public comment was opened
Craig Cooper, representative of Impact Company noted the following:
• first proposal was for 32,000 square feet expansion
• through initial traffic study, made aware of impact on neighborhood
circulation necessitating a reduction to 26.000 square feet
• the original building purchased to house corporate facilities
• projected growth is to occupy the entire six story and future expansion
• three operation shifts starting at 6:30 a.m. to 3:30 p.m., 7:00 a.m. to 4:00 p.m.
and 8:00 a.m. to 5:00 p.m.
Public comment was closed.
Commissioner Kranzley noted his concerns about a general plan review and
perhaps a specific area plan for the airport. The Commission can then address
the many small changes to the general plan with these reviews. Continuing, he
stated that reducing the parking requirement to 1 for 250 suggests that
additional development may occur. He suggested the condition make the
requirementso that the parking surplus is 0.
Marc Myers noted that Condition 2 under the Heading of Modification No.
4721, could be changed to 231 square feet of net floor which would establish
the parking requirement at 429 spaces
Motion was made by Commissioner Kranzley to recommend to the City Council
approval of General Plan Amendment No. 98 -1 (B), with the acceptance of a
Negative Declaration; Amendment No. 877, Modification No. 4731 with the
change to condition 2, and Traffic Study No. 117
Ayes: Fuller, Ashley, Selich, Gifford, Adams, Kranzley
Noes: None
Absent: Ridgeway
Abstain : None
A. Mitigated Negative Declaration:
Findings:
An Initial Study and Mitigated Negative Declaration have been
prepared in compliance with the Environmental Quality Act
(CEQA), the State CEQA Guidelines, and Council Policy K -3.
2. on the basis of the analysis set forth in the Initial Study. and
Mitigated Negative Declaration, including the mitigation
measures listed, the proposed project does not have the
potentiul to significantly degrade the quality of the
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3. There are no long -term environmental goals that would be
compromised by the project.
4. No cumulative impacts are anticipated in connection with this
or other projects.
5. There are no known substantial adverse affects on human
beings that would be caused by the proposed project.
6. The contents of the environmental document have been
considered in the various decisions on this project.
Mitigation Measures:
During construction activities, the project will comply with the
erosion and siltration control measures of the City's grading
ordinance and all applicable local and State building codes
and seismic design guidelines, including the City Excavation
and Grading Code (NBMC Section 15.04 or applicable
sections).
2. Prior to the issuance of a grading permit, the applicant shall
submit a comprehensive geotechnical investigation to the
Planning and Building Department for review and approval.
3. Prior to the issuance of a grading permit, the applicant shall
submit a construction traffic control plan which includes the
haul route, truck hauling operations, construction traffic
flagmen, and construction warning /directional signage to the
Planning and Traffic Department for review and approval.
4. The project shall conform to the requirements of the National
Pollution Discharge Elimination System (NPDES) and shall be
subject to the approval of the Public works Department to
determine compliance.
5. During construction activities, the applicant shall ensure that
the following measures are complied with to reduce short-term
(construction) air quality impacts associated with the project:
a) controlling fugitive dust by regular watering, or other dust
palliative measures to meet South Coast Air Quality
Management District (SCAQMD) Rule 403 (Fugitive Dust); b)
maintaining equipment engines in proper tune; and c)
phasing and scheduling construction activities to minimize
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project - related emissions.
6. During construction activities, the applicant shall ensure that
the project will comply with SCAQMD Rule 402 (Nuisance), to
reduce nuisance due to odors from construction activities.
Prior to the issuance of a building permit, the developer shall
contribute its proportionate pro -rata fair share traffic impact
fees required for improvements at the intersection of
MacArthur Boulevard and Jamboree Road as recommended
in the traffic study dated September 3, 1998, prepared by
Austin -Foust Associates, Inc. and determined by the City Traffic
Engineer.
8. The applicant shall ensure that the project will comply with the
provisions of the City of Newport Beach General Plan Noise
Element and the Municipal Code pertaining to noise
restrictions. During construction activities, the hours of
construction and excavation work are allowed from 7:00 a.m.
to 6:30 p.m. on weekdays and 8:00 a.m. to 6:00 p.m. on
Saturdays, and not at any time on Sundays and holidays.
Prior to the commencement of grading activities, the
applicant shall coordinate with utility and service organizations
regarding any construction activities to ensure existing facilities
are protected and any necessary expansion or relocation of
facilities are planned and scheduled in consultation with the
appropriate public agencies.
10. Prior to the commencement of grading activities, the
applicant shall submit to the Planning and Building
Department a letter from the City Utilities Department
confirming availability of water and wastewater services to
and from the site.
11. Light sources within the parking area shall be designed or
altered to eliminate light and glare spillage onto adjacent
properties or uses. Prior to the issuance of a building permit,
the applicant shall demonstrate to the Planning Department
that the exterior lighting system has been designed and
directed in such a manner as to conceal the light source and
to minimize light spillage and glare to the adjacent properties.
Prior to the issuance of a building permit, the applicant shall
provide to the Planning Department, in conjunction with the
lighting system plan, light fixture product types and technical
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specifications, including photometric information to determine
the extent of light spillage or glare which can be anticipated.
This information shall be made a part of the building set of
plans for issuance of the building permit. Prior to issuance of
the certificate of use and occupancy or final of building
permits, the applicant shall schedule on evening inspection by
the Code Enforcement Division to confirm control of light and
glare specified by this mitigation measure.
12. A qualified archeologist shall be present during grading
activities to inspect the underlying soil for cultural resources. If
significant cultural resources are uncovered, the archeologist
shall have the authority to stop or temporarily divert
construction activities for a period of 48 hours to assess the
significance of the find.
Standard Requirements:
The project shall comply with State Disabled Access
requirements.
2. All improvements shall be constructedas required by Ordinance
and the Public Works Department.
3. Arrangements shall be made with the Public Works
Department in order to guarantee satisfactory completion of
any required public improvements, if it is desired to obtain a
grading or building permit prior to completion of the public
improvements.
4. Public easements and utilities crossing the site shall be shown
of the grading and building site plans.
5. Prior to issuance of any grading or building permits for the site,
the applicant shall demonstrate to the satisfaction of the
Public Works Department and the Planning Department that
adequate sewer facilities will be available for the project.
Such demonstration shall include verification from the Orange
County Sanitation District and the City's Utilities Department.
Any Edison transformer serving the site.sha9 be located outside
the sight distance planes as described in City Standard 110 -L.
The on -site parking, vehicular circulation and pedestrian
circulation systems be subject to further review by the City Traffic
Engineer.
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B. General Plan Amendment No. 98 -1 (B): Adopt Resolution No.
1482(Attached) recommending to the City Council the adoption of
General Plan Amendment No. 98 -1 (B).
C. Amendment No. 877: Adopt Resolution No. 14 3, recommending to the
City Council adoption of Amendment No. 877.
D. Modification No. 4721
Findings:
The proposed development is consistent with the Land Use
Element of the General Plan as amended by this application.
2. On the basis of the analysis set forth in the initial Study and
Mitigated Negative Declaration, including the mitigation
measures listed, the proposed project does not have the
potential to significantly degrade the quality of the
environment.
3. The granting of a modification to establish a parking
requirement of 1 space for each 250 square feet of net floor
area will not be detrimental to persons, property or
improvements in the neighborhood and the modifications as
approved are consistent with the legislative intent of Title 20 of
the Newport Beach Municipal Code because this parking ratio
has proven to be adequate for most general office
developments in the City.
Conditions:
1. That development shall be insubstantial conformance with the
approved site plan, floor plan and elevations, except as noted
below.
2. That one parking space for each 258 231 sq. ft. of net floor area
shall be provided on -site.
Standard Requirements:
That all signs shall conform to the provisions of Chapter 20.06 of
the Municipal Code.
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2. That the proposed office building and related parking structure
shall conform to the requirements of the Uniform Building Code.
3. That the project shall comply with State Disabled Access
requirements.
4. That the on -site parking, vehicular circulation and pedestrian
circulation systems be subject.to further review by the City Traffic
Engineer.
5. That this Modification shall expire unless exercised within 24
months from the date of approval as specified in Section
20.80.090A of the Newport Beach Municipal Code.
E. Traffic Study 117
Findings:
That a Traffic Study has been prepared which analyzes the
impact of the proposed project on the peak -hour traffic and
circulation system in accordance with Chapter 15.40 of the
Newport Beach Municipal Code and City Policy L -18.
1 That the Traffic Study has been reviewed by the City Traffic
Engineer and found in compliance with the Traffic Phasing
Ordinance.
3. That the Traffic Study indicates that the project - generated traffic
will neither cause nor make worse an unsatisfactory level of
traffic on any' major," primary- modified,'or'primary'street at any
of the nine intersections selected for evaluation by City staff and
based on the characteristics of the proposed development.
4. That the Traffic Study indicates that the project-generated traffic
will not be greater than one percent of the existing traffic during
the 2.5 hour peak period on eight of the nine study intersections
and that the ICU analysis for one of the nine intersections
indicates that the ICU value does not increase.
res
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