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HomeMy WebLinkAboutPC2020-040 - RECOMMENDING CITY COUNCIL ADOPTION OF ENVIRONMENTAL IMPACT REPORT ADDENDUM NO. 2020-003, APPROVAL OF PLANNED COMMUNITY DEVELOPMENT PLAN AMENDMENT NO. PD2020-00RESOLUTION NO. PC2020-040 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, RECOMMENDING CITY COUNCIL ADOPTION OF ENVIRONMENTAL IMPACT REPORT ADDENDUM NO. 2020-003, APPROVAL OF PLANNED COMMUNITY DEVELOPMENT PLAN AMENDMENT NO. PD2020- 001, SITE DEVELOPMENT REVIEW NO. SD2020-006, LOT LINE ADJUSTMENT NO. LA2020-002, AFFORDABLE HOUSING IMPLEMENTATION PLAN NO. AH2020-003, TRAFFIC STUDY NO. TS2020-001, AND DEVELOPMENT AGREEMENT NO. DA2020-002 FOR RESIDENCES AT 4400 VON KARMAN PROJECT LOCATED AT 4400 VON KARMAN AVENUE (PA2020- 061) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by TPG (KCN) Acquisition, LLC (“Applicant”), with respect to property located at 4400 Von Karman Avenue, generally bounded by Birch Street and Von Karman Avenue, and legally described in Exhibit “A” attached hereto and incorporated herein (“Property”). 2. The Applicant is requesting an approval for the development of 312 apartment units, a 284-space free-standing parking structure, one-acre public park, and reconfiguration of existing surface parking lots serving existing office buildings (“Project”). The following approvals are requested or required in order to implement the Project as proposed: A. Planned Community Development Plan Amendment (“PCDP Amendment”) - An amendment to Planned Community Development Plan #15 (Koll Center Newport Planned Community) for the creation of a residential overlay zone and a park overlay zone to allow for residential uses and a public park within the Koll Center Newport Professional and Business Office Site B (“Office Site B”); B. Major Site Development Review (“SD”) - A site development review in accordance with the amended Koll Center Planned Community and Section 20.52.80 (Site Development Reviews) of the Newport Beach Municipal Code (“NBMC”), for the construction of the Project; C. Traffic Study (“TS”) - A traffic study pursuant to Chapter 15.40 (Traffic Phasing Ordinance) of the NBMC; D. Lot Line Adjustment (“LA”) - To reconfigure two (2) underlying parcels that comprise the Project; Planning Commission Resolution No. PC2020-040 Page 2 of 43 E. Affordable Housing Implementation Plan (“AHIP”) - A program specifying how the Project would meet the City’s affordable housing requirements, in exchange for a request of 20 percent increase in density. The Applicant also seeks one (1) development concession related to the mix of affordable units, pursuant to Chapter 20.32 (Density Bonus) of the NBMC and Government Code Section 65915; F. Development Agreement (“DA”) - An agreement between the Applicant and the City, which would provide vested rights to develop the Project, while also providing negotiated public benefits; and G. Addendum to the 2006 General Plan Update Program Environmental Impact Reports (“Addendum”) - Pursuant to the California Environmental Quality Act (“CEQA”), the addendum addresses reasonably foreseeable environmental impacts resulting from the Project. 3. The Property is designated MU-H2 (Mixed-Use Horizonal 2) by the City of Newport Beach General Plan (“General Plan”) Land Use Element and located within the Airport Business Area, which is regulated by the Airport Business Area Integrated Conceptual Development Plan (“ICDP”). The ICDP allocates a maximum of 260 residential units to be developed on the Property. 4. The Property is currently located within the PC-15 (Koll Center Newport Planned Community Office Site B) Zoning District. 5. The Property is not located within the coastal zone, therefore, an amendment to the Coastal Land Use Plan or a coastal development permit are not required. 6. A telephonic public hearing was held on November 5, 2020 in the City Council Chambers located at 100 Civic Center Drive, Newport Beach, due to the Declaration of a State Emergency and Proclamation of Local Emergency related to COVID-19. A notice of time, place and purpose of the hearing was given in accordance with Government Code Section 54950 et. seq. (“Ralph M. Brown Act”), Chapter 15.45 (Development Agreements), Chapter 19.74 (Lot Line Adjustments), 20.56 (Planned Community District Procedures) and Chapter 20.62 (Public Hearings) of the NBMC. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. On July 25, 2006, the City Council adopted Resolution No. 2006-75, thereby certifying the adequacy and completeness of the Environmental Impact Report (“EIR”) for the General Plan Update (SCH No. 2006011119). The EIR was prepared in compliance with CEQA Guidelines set forth in the California Public Resources Code Section 21000 et seq. and its implementing State regulations set forth in the California Code of Regulations Title 14, Division 6, Chapter 3 (“CEQA Guidelines”) and City Council Policy K-3. Additionally, in accordance with Section 15168(a) of the CEQA Guidelines, the City prepared the EIR Planning Commission Resolution No. PC2020-040 Page 3 of 43 as a Program Environmental Impact Report (“PEIR”). This PEIR analyzed the potential impacts of a citywide land use plan, and the goals and policies of 10 general plan elements. Additionally, on November 22, 2011, the City Council adopted General Plan Amendment No. GP2008-003, thereby approving the City of Newport Beach Housing Element Update (2008-2014) and its associated Housing Element and Initial Study/Negative Declaration under CEQA. The PEIR and Initial Study/Negative Declaration are collectively referred to herein as the “PEIR”). 2. Pursuant to Section 21166 of the California Public Resources Code and Section 15162 of the CEQA Guidelines, when an EIR has been certified for a project, no subsequent EIR is required unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following: a. Substantial changes are proposed in the project which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; b. Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or c. New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete, shows any of the following: i. The project will have one or more significant effects not discussed in the previous EIR; ii. Significant effects previously examined will be substantially more severe than shown in the previous EIR; iii. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or iv. Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. 3. As the Project is within the allowable residential land use and density in the General Plan and analyzed in the PEIR, an Addendum to PEIR was prepared pursuant to Section Planning Commission Resolution No. PC2020-040 Page 4 of 43 15162 (Subsequent EIRs and Negative Declarations) and 15164 (Addendum to an EIR or Negative Declaration) of the CEQA Guidelines. 4. The following environmental topics were analyzed for the Project: Aesthetics, Air Quality, Biological Resources, Cultural Resources, Energy, Geology and Soils, Greenhouse Gas Emissions, Hazards and Hazardous Materials, Hydrology and Water Quality, Land Use and Planning, Noise, Population and Housing, Public Services, Recreation, Transportation, Utilities and Service Systems, and Wildfire. The Addendum includes analysis of new topics that were not included in the previous EIRs; specifically, it includes a new energy section and a new wildfire section. These additional analyses are appropriate for inclusion in the Addendum, but none result in new or increased significant impacts that would require preparation of a subsequent EIR pursuant to Section 15162 of the CEQA Guidelines. 5. On the basis of the PEIR and entire environmental review record, the Project will not result in any new significant impacts that were not previously analyzed in the PEIR. The Addendum confirms and provides substantial evidence that the potential impacts associated with this Project would either be the same or less than those described in either the PEIR, as mitigated by applicable mitigation measures in the PEIR. In addition, there are no substantial changes to the circumstances under which the Project would be undertaken that would result in new or more severe environmental impacts than previously addressed in either the PEIR, nor has any new information regarding the potential for new or more severe significant environmental impacts been identified. Therefore, in accordance with Section 15164 of the CEQA Guidelines, an addendum to the previously adopted PEIR is the appropriate environmental document for the Project. In taking action to approve any of the requested applications for the Project, the data presented in the PEIR, as augmented by the Addendum for this Project, are considered as part of the record. 6. The Addendum to the PEIR, is hereby recommended for adoption by the City Council given its analysis and conclusions. The Addendum to the PEIR and related and referenced documentation, constitute the administrative record upon which this decision was based, are on file with the Planning Division, City Hall, 100 Civic Center Drive, Newport Beach, California. 7. The Planning Commission finds that judicial challenges to the City's CEQA determinations and approvals of land use projects are costly and time consuming. In addition, project opponents often seek an award of attorneys' fees in such challenges. As project applicants are the primary beneficiaries of such approvals, it is appropriate that such applicants should bear the expense of defending against any such judicial challenge, and bear the responsibility for any costs, attorneys' fees, and damages which may be awarded to a successful challenger. Planning Commission Resolution No. PC2020-040 Page 5 of 43 SECTION 3. FINDINGS. Koll Center Newport Planned Community Development Plan Amendment An amendment to PC-15, which is the zoning document for the Property, is a legislative act. Neither PC-15, Chapters 20.66 (Amendments) and 20.56 (Planned Community Development District Procedures) of Title 20 (Planning and Zoning) of the NBMC, or Article 2 (Adoption of Regulations) of Chapter 4 (Zoning Regulations) of Division 1 (Planning and Zoning) of Title 7 (Planning and Land Use) of the California Government Code set forth any required findings for either approval or denial of amendments to the NBMC. However, the proposed residential overlay to allow residential and related uses within specific (“Residential Overlay Zone”) areas of Office Site B is consistent with the intent of PC-15 and consistent with the purpose of Planned Community Districts as specified in NBMC Section 20.56.010 (Purpose) for the following reasons: 1. The Residential Overlay Zone provides for the classification and development of 260 additive residential units consistent with the goals and policies of the MU-H2 (Mixed-Use Horizontal 2) land use designation and the ICDP and 20 percent density bonus of 52 units for a total 312 residential units, while maintaining the business and professional office park environment. 2. The Residential Overlay Zone is tailored for the Project and it includes density and intensity, and development standards such as building height, setbacks, and parking. It also includes general provisions for on-site circulation, loading, landscaping, signage, lighting, and recreation and open space requirements to ensure the Project will be compatible with the existing office developments within Office Site B. Major Site Development Review In accordance with Section 20.52.080(F) (Site Development Reviews – Findings and Decisions) of the NBMC, the following findings and facts in support of such findings are set forth: Finding: A. The proposed development is allowed within the subject zoning district. Facts in Support of Finding: 1. The Property is located within Offices Site B which permits professional and business offices, hotels and motels, retail, restaurants and entertainment, a courthouse, private clubs, auto detailing and service stations. Currently, Site B only allows professional and business offices, restaurants, and support commercial uses. The Project provides the adoption of Residential Overlay Zone with provisions for residential development consistent with the MU-H2 (Mixed-Use Horizontal 2) land use designation and the ICDP. Planning Commission Resolution No. PC2020-040 Page 6 of 43 With approval of the amendment to PC-15, the Project would be allowed within the Residential Overlay Zone of PC-15. 2. With the adoption of Residential Overlay Zone, the Project meeting the development requirements will be permitted by right, subject to approval of a site development review. Finding: B. The proposed development is in compliance with all of the following applicable criteria: i. Compliance with this section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; ii. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments; and whether the relationship is based on standards of good design; iii. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; iv. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; v. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and vi. The protection of significant views from public right(s)-of-way and compliance with NBMC Section 20.30.100 (Public View Protection). Facts in Support of Finding: 1. The Property is located in the Airport Business Area and has a City of Newport Beach General Plan Land Use Element designation of MU-H2 (Mixed-Use Horizontal 2), which provides for a horizontal intermixing of uses that may include regional commercial office, multifamily residential, vertical mixed-use buildings, industrial, hotel rooms, and ancillary neighborhood commercial uses. The MU-H2 designation applies to a majority of properties in the Airport Business Area outside the high noise levels from John Wayne Airport. The MU-H2 allows a maximum of 2,200 residential units as replacement of existing office, retail, and/or industrial uses at a maximum density of 50 units per net acre. Any eligible density bonus allowed by Government Code Section 65915 (Density Bonus Law) and Chapter 20.32 (Density Bonus) of the NBMC, are not included in the 2,200 allowance or the 50 dwelling units per acre standard. Of 2,200 units, a total of 550 of these units are identified as additive units meaning they are not replacement units. These 550 units may be constructed as infill on existing surface parking lots or areas not used as occupiable buildings on properties within the Planning Commission Resolution No. PC2020-040 Page 7 of 43 Conceptual Development Plan Area (“CDPA”), located east of MacArthur Boulevard, as depicted on Figure LU22 Airport Area of the Land Use Element. Prior to any residential development within the Airport Business Area, the City of Newport Beach General Plan Land Use Policy LU 6.15.11 requires the preparation of ICDP. In September of 2010, the City approved the Koll-Conexant ICDP to provide a framework for the redevelopment of the 25-acre Uptown Newport site (formally known as Conexant), and for the redevelopment of a 12.7-acre portion of the Koll Center Newport office park between Birch Street and Von Karman Avenue with new residential development and open space, carefully integrated with the existing office buildings and parking structures. The ICDP allocates 1,504 new residential units: 1,244 of which have been approved and being developed on the Uptown Newport property and the remaining 260 on the Koll Center Newport office park. All 260 of the new residential units on this site would be “additive” units since no existing office uses would be removed. Together, the two (2) properties would use all of the 550 additive units prescribed for the ICDP area by the General Plan. The City of Newport Beach General Plan contains a number of policies that provide for the orderly development of the MU-H2 properties in the Airport Business Area, from a business park, to a mixed-use district with cohesive residential villages integrated within the existing fabric of office, industrial, retail, and airport-related businesses. Residential opportunities are to be developed as clusters of residential villages centering on neighborhood parks and interconnected by pedestrian walkways. These would contain a mix of housing types and buildings that integrate with ground level retail and residential uses at a sufficient scale to achieve a complete neighborhood. 2. The Project is consistent with the following City of Newport Beach General Plan policies that establish fundamental criteria for the formation and implementation of new residential villages in the Airport Business Area in general, and in the CDPA (additional policy analysis is included in the EIR Addendum attached hereto as Exhibit “B”): a. Land Use Element Policy LU 2.3 - Range of Residential Choices: Provide opportunities for the development of residential units that respond to community and regional needs in terms of density, size, location, and cost. Implement goals, policies, programs, and objectives identified within the City’s Housing Element. The PCDP Amendment establishes a Residential Overlay Zone to allow for multi-family residential uses, including affordable units that can respond to market needs and diversify the City’s housing stock. b. LU 3.8 Project Entitlement Review with Airport Land Use Commission -. Refer the adoption or amendment of the General Plan, Zoning Code, specific plans, and Planned Community development plans for land within the John Wayne Airport planning area, as established in the JWA Airport Environs Land Use Plan (AELUP), to the Airport Land Use Commission (ALUC) for Orange County for Planning Commission Resolution No. PC2020-040 Page 8 of 43 review, as required by Section 21676 of the California Public Utilities Code. In addition, refer all development projects that include buildings with a height greater than 200 feet above ground level to the ALUC for review. The Project is within the boundaries of the Airport Environs Land Use Plan (“AELUP”). The overseeing agency, Airport Land Use Commission (“ALUC”), must review the proposed PCDP Amendment pursuant to Government Code Section 65302.3 and Public Utilities Code Section 21676. The purpose of the review is to determine the Project’s consistency with the AELUP prior to the City Council taking action on the Project. The Project is located outside of the 60-dB CNEL noise contour and located within JWA Safety Zone 6. The PCDP Amendment includes regulations for the posting of signs in the outdoor common areas and proposed one-acre public park. The Project is located in JWA Safety Zone 6 and the AELUP allows residential uses in that zone. The PCDP Amendment does not introduce any new noise-sensitive uses that are inconsistent with AELUP Noise Impact Zones or compatibility qualities of the AELUP Safety Zones. Despite the Project’s consistency with the AELUP, the ALUC may find the Project inconsistent and should they do so, approval of the Project would require the Newport Beach City Council to override this determination with a two-thirds vote. a. LU 6.15.5 Residential and Supporting Uses. Accommodate the development of a maximum of 2,200 multi-family residential units, including work force housing, and mixed-use buildings that integrate residential with ground level office or retail uses, along with supporting retail, grocery stores, and parklands. Residential units may be developed only as the replacement of underlying permitted nonresidential uses. When a development phase includes a mix of residential and nonresidential uses or replaces existing industrial uses, the number of peak hour trips generated by cumulative development of the site shall not exceed the number of trips that would result from development of the underlying permitted nonresidential uses. However, a maximum of 550 units may be developed as infill on surface parking lots or areas not used as occupiable buildings on properties within the Conceptual Development Plan Area depicted on Figure LU22 provided that the parking is replaced on site. The proposed residential units would be “additive” units because no existing development would be removed, other than surface parking lots and common landscape areas within Office Site B. The Project would replace onsite parking through a combination of structure and surface parking. The Project would provide 559 onsite parking spaces for its residential units, and replace 635 parking stalls to serve the existing office buildings in the free-standing parking structure located at the southeast corner of the project site and within the residential parking structure. b. LU 6.15.6. Size of Residential Villages. Allow development of mixed-use residential villages, each containing a minimum of 10 acres and centered on a neighborhood park and other amenities (as conceptually illustrated in Figure LU23). The first phase of residential development in each village shall encompass at least 5 gross acres of land, exclusive of existing rights-of-way. This Planning Commission Resolution No. PC2020-040 Page 9 of 43 acreage may include multiple parcels provided that they are contiguous or face one another across an existing street. At the discretion of the City, this acreage may also include part of a contiguous property in a different land use category, if the City finds that a sufficient portion of the contiguous property is used to provide functionally proximate parking, open space, or other amenity. The “Conceptual Development Plan” area shown on Figure LU22 shall be exempt from the 5-acre minimum, but a conceptual development plan described in Policy LU 6.15.11 shall be required. The Property is approximately 13.0 acres in size to be developed as a single-phase residential development which includes the multiple parcels consisting of adjacent commercial parcels and their surface parking and landscaped areas, the proposed development parcels, and the reconfigured and replacement parking areas to create a residential village consistent with ICDP. The Project is designed to be adjacent and proximate to existing office, commercial, and transit uses to facilitate a mixed-use environment where future residents could walk or bike to work, retail locations, and the transit. The Project would include a one-acre public park centrally located between the existing office developments and new residential structure with a pedestrian linkage system to provide a convenient connection throughout the project site and to adjacent Uptown Newport Planned Community. c. LU 6.15.7. Overall Density and Housing Types. Require that residential units be developed at a minimum density of 30 units and maximum of 50 units per net acre averaged over the total area of each residential village. Net acreage shall be exclusive of existing and new rights-of-way, public pedestrian ways, and neighborhood parks. Within these densities, provide for the development of a mix of building types ranging from townhomes to high-rises to accommodate a variety of household types and incomes and to promote a diversity of building masses and scales. The Project has a base density of 44 units per net acre (260 units) which is consistent with a maximum of 50 du/acre allowance. This base density does not include the 20- percent density bonus of 52 units that is allowed by the State Bonus Density law in exchange for the 5-percent or 13 units set aside for affordable housing. Altogether, the Project has an overall density of 53 units per net acre. The Project is considered a mid-rise podium style, for-rent apartment development. Although the residential development is limited to one particular housing product, the 312 apartment units include a mix of unit types, ranging from studio to two-bedroom units, accommodating a variety of household types and income. Of the 312 residential units, 13 units will be affordable to low-income households and 299 units will be market- rate housing. d. LU 6.15.8. First Phase Development Density. Require a residential density of 45 to 50 units per net acre, averaged over the first phase for each residential village. This shall be applied to 100 percent of properties in the first phase development area whether developed exclusively for residential or integrating service Planning Commission Resolution No. PC2020-040 Page 10 of 43 commercial horizontally on the site or vertically within a mixed-use building. On individual sites, housing development may exceed or be below this density to encourage a mix of housing types, provided that the average density for the area encompassed by the first phase is achieved. The Project is located in the ICDP which is exempt from this specific density requirement, but is subject to the minimum density of 30 dwelling units per net acre and a maximum density of 50 dwelling units per net acre. With a density of approximately 44 dwelling units per net acre, the Project is in compliance with this criteria. e. LU 6.15.9 Subsequent Phase Development Location and Density. Subsequent phases of residential development shall abut the first phase or shall face the first phase across a street. The minimum density of residential development (including residential mixed-use development) shall be 30 units per net acre and shall not exceed the maximum of 50 units per net acre averaged over the development phase. The Project would be developed in one (1) phase and have a density of 44 dwelling units per acre. f. LU 6.15.10 Regulatory Plans. Require the development of a regulatory plan for each residential village, which shall contain a minimum of 10 acres, to coordinate the location of new parks, streets, and pedestrian ways, set forth a strategy to accommodate neighborhood-serving commercial uses, and other amenities, establish pedestrian and vehicular connections with adjoining land uses; and ensure compatibility with office, industrial, and other nonresidential uses. The Project includes an amendment to PC-15 to include provisions allowing for residential development consistent with the City’s General Plan and the ICDP. The site would be developed with residential uses adjacent and proximate to office, commercial, transit, and open space uses to facilitate a compatible mixed-use environment. The Project would incorporate pedestrian and vehicular connections to adjacent land uses, including through pedestrian-scale sidewalks and open space linkages. The overall Project development site is approximately 13 acres, which consists of the project site, the existing office developments, and common open spaces and parking facilities, exceeds the minimum 10-acre for each residential village. g. LU 6.16.11 Conceptual Development Plan. Require the development of one conceptual development plan for the area depicted on Figure LU22, should demonstrate the compatibility and cohesive integration of new housing, parking structures, open spaces, recreational amenities, pedestrian and vehicular linkages, and other improvements with existing nonresidential structures and uses. To the extent existing amenities are proposed to satisfy Neighborhood Park requirements, the plan shall identify how these amenities with meet the recreational needs of residents. Each residential village in the Conceptual Planning Commission Resolution No. PC2020-040 Page 11 of 43 Development Plan Area shall also comply with all elements required for regulatory plans defined by Policy 6.15.10. The Project is consistent with the intent of ICDP. The Project consists of 260 additive units, together with 52 density bonus units for a total of 312 residential units to create a mixed-use community adjacent to and surrounded by office, commercial, open space, and transit uses. This mix of land uses would foster the ICDP’s vision of a compatible mixed-use community. The residential uses would be linked to adjacent office and commercial uses through pedestrian connections, sidewalks, and open space. The proposed one-acre park is centrally located and accessible to residents and office users. Adequate parking for the proposed residential units and replacement office parking will be provided within the project site. The parking garage will be screened through landscaping and articulated facades. The Project will include a pedestrian-scale street and pedestrian walkways that foster a village atmosphere. Ground level residential uses will promote active and engaging street fronts through balconies, landscaping, and building features. h. LU 6.15.12. Development Agreements. A Development Agreement shall be required for all projects that include infill residential units. The Development Agreement shall define the improvements and public benefits to be provided by the developer in exchange for the City’s commitment for the number, density, and location of the housing units. The Project includes a development agreement which will be implemented as part of the project approval. i. LU 6.15.13 Neighborhood Parks Standards. To provide a focus and identity for the entire neighborhood and to serve the daily recreational and commercial needs of the community within easy walking distance of homes, require dedication and improvement of at least 8 percent of the gross land area (exclusive of existing rights-of-way) of the first phase development in each neighborhood, or ½ acre, whichever is greater, as a neighborhood park. This requirement may be waived by the City where it can be demonstrated that the development parcels are too small to feasibly accommodate the park or inappropriately located to serve the needs of local residents, and when an in-lieu fee is paid to the City for the acquisition and improvement of other properties as parklands to serve the Airport Area. In every case, the neighborhood park shall be at least 8 percent of the total Residential Village Area or one acre in area, whichever is greater, and shall have a minimum dimension of 150 feet. Park acreage shall be exclusive of existing or new rights-of-way, development sites, or setback areas. A neighborhood park shall satisfy some or all of the requirements of the Park Dedication Ordinance, as prescribed by the Recreation Element of the General Plan. The Project includes the dedication of a one-acre public park exclusive of existing and new right-of-way, development sites and setback areas. The park would serve the Planning Commission Resolution No. PC2020-040 Page 12 of 43 Project’s future residents, existing offices and businesses within the Koll Center office park as a recreation and relaxation area. Park amenities include a dog park, community social area with benches, shade structures, and bocce ball court. j. LU 6.15.14 Location. Require that each neighborhood park is clearly public in character and is accessible to all residents of the neighborhood. Each park shall be surrounded by public streets on at least two sides (preferably with on-street parking to serve the park), and shall be linked to residential uses in its respective neighborhood by streets or pedestrian ways. The one-acre park will be developed as a neighborhood park, and it would be accessible to the public during daylight hours. The proposed park will be dedicated but improved and maintained by the applicant. The park is surrounded by Birch Street and Von Karman Avenue and linked to the Project and existing office developments by pedestrian walkways. k. LU 6.15.15. Aircraft Notification. Require that all neighborhood parks be posted with a notification to users regarding proximity to John Wayne Airport and aircraft overflight and noise. The park will be posted with a notification to users regarding proximity to John Wayne Airport and aircraft overflight and noise. l. LU 6.15.16 On-Site Recreation and Open Space Standards. Require developers of multi-family residential developments on parcels 8 acres or larger to provide on-site recreational amenities. For these developments, 44 square feet of on-site recreational amenities shall be provided for each dwelling unit in addition to the requirements under the City’s Park Dedication Ordinance and in accordance with the Parks and Recreation Element of the General Plan. On-site recreational amenities can consist of public urban plazas or squares where there is the capability for recreation and outdoor activity. These recreational amenities may also include swimming pools, exercise facilities, tennis courts, and basketball courts. Where there is insufficient land to provide on-site recreational amenities, the developer shall be required to pay cash in-lieu that would be used to develop or upgrade nearby recreation facilities to offset user demand as defined in the City’s Park Dedication Fee Ordinance. The acreage of on-site open space developed with residential projects may be credited against the parkland dedication requirements where it is accessible to the public during daylight hours, visible from public rights-of-way, and is of sufficient size to accommodate recreational use by the public. However, the credit for the provision of on-site open space shall not exceed 30 percent of the parkland dedication requirements. The Project exceeds the 13,728 square-foot (44 square feet x312 unit) on-site recreational amenities by providing a total of 19,768 square feet or 63 square feet per dwelling unit. These are outdoor courtyards with swimming pool and spa, and BBQ Planning Commission Resolution No. PC2020-040 Page 13 of 43 areas, and a roof deck. In addition to the on-site recreation amenities, the Project also features private balconies in most of the units; and a fitness center, a clubroom, a dog wash facility and bike shop/storage to be used by the residents in a total of 7,700 square feet. m. LU 6.15.17 Street and Pedestrian Grid. Create a pattern of streets and pedestrian ways that breaks up large blocks, improves connections between neighborhoods and community amenities, and is scaled to the predominantly residential character of the neighborhoods. The Project includes an internal street that will traverse the site and connect Von Karman to Birch Street approximately halfway through the block. The proposed pedestrian circulation will facilitate connections between the proposed residential development with adjacent office uses and public sidewalks and streets. It also includes a public park that is connected to Von Karman and Birch street through new pedestrian walkways. n. LU 6.15.19 Connected Streets. Require dedication and improvement of new streets as shown on Figure LU23. The illustrated alignments are tentative and may change as long as the routes provide the intended connectivity. If traffic conditions allow, connect new and existing streets across Macarthur Boulevard with signalized intersections, crosswalks, and pedestrian refuges in the median. See finding LU 6.15.17 Street and Pedestrian Grid above. o. LU 6.15.20 Pedestrian Improvements. See finding LU 6.15.17 Street and Pedestrian Grid above p. LU 6.15.22 Building Massing. Require that high-rise structures be surrounded with low- and mid-rise structures fronting public streets and pedestrian ways or other means to promote a more pedestrian scale. The proposed five-story apartment building would be compatible with surrounding structures and would provide a variety of building mass and scale similar to the nearby existing one to four story office buildings. Walkways would be provided within the Project and would connect to existing sidewalks on Birch Street and Von Karman Avenue. Other pedestrian scale features would include landscaped areas surrounding the apartment building and a one-acre public park. q. LU 6.15.23 Sustainability Development Practices. Require that development achieves a high level of environmental sustainability that reduces pollution and consumption of energy, water, and natural resources. This may be accomplished through the mix and density of uses, building location and design, transportation modes, and other techniques. Among the strategies that should be considered are the integration of residential with jobs-generating uses, use of alternative transportation modes, maximized walkability, use of recycled materials, capture and re-use of storm Planning Commission Resolution No. PC2020-040 Page 14 of 43 water on-site, water conserving fixtures and landscapes, and architectural elements that reduce heat gain and loss. The Project would be required to comply with the provisions of the Building and Energy Efficiency Standards (CCR, Title 24, Parts 6 and 11) and the Green Building Standards Code (CCR, Title 24, Part 11 - CALGreen). Additionally, the Project would implement water-efficient landscaping; electric vehicle charging stations in the parking structures; water quality best management practices to treat surface runoff from the project site; and low impact development practices. The Project is also adjacent to office developments in the Airport Business Area and would provide housing near employment opportunities. The Project includes a one-acre public park and pedestrian linkage system that would provide connections throughout the site and to adjacent and surrounding uses, thereby providing an alternative mode of public transportation for the residents and their visitors. The Project would also provide alternative forms of transportation to residents by locating close to the existing Orange County Transportation Authority (“OCTA”) bus routes provided along Von Karman Avenue, Birch Street, Campus Drive, Jamboree Road, and MacArthur Boulevard. r. LU 6.15.24- Airport Compatibility. Require that all development be constructed in conformance with the height restrictions set forth by Federal Aviation Administration (FAA), Federal Aviation Regulations (FAR) Part 77, and Caltrans Division of Aeronautics, and that residential development be located outside of the 65 dBA CNEL noise contour specified by the 1985 JWA Master Plan. The Project site located at 4400 Von Karman Avenue is located outside the 65 dBA CNEL contour as that noise contour is mapped by the 2008 JWA Airport Environs Land Use Plan that accounts for the most recent update to the JWA Master Plan. The site is entirely outside of the 60 dBA CNEL noise contour. The proposed Planned Community Development Plan Regulations limits future construction to 75 feet above ground level. The Federal Aviation Administration (FAA) conducted an aeronautical study of the proposed project pursuant to applicable Federal regulations and has determined no hazard to air navigation for the project 3. The Project dictates the location and configuration of residential development, private driveways/streets, pedestrian ways, and locations of park and open space. The Project also identifies pedestrian connectivity between the Koll Center Newport business park and Uptown Newport planned community, vehicular and pedestrian access to Birch Street and Von Karman Avenue. 4. The proposed 5-story residential building would be at 75 feet including architectural elements, rooftop mechanical equipment, elevator shafts, and emergency staircase. The architecture would be high-quality and would incorporate neutral colors with stone/tile, metal, and glass features. The project’s building mass is comparable and compatible to the existing surrounding office developments, where these buildings are ranging from single-story to ten-story, or up to 154 feet in height. Planning Commission Resolution No. PC2020-040 Page 15 of 43 The proposed 3-story free-standing parking structure would be approximately 40 feet tall and smaller in size compared to the adjacent 5000 Birch office’s parking structure. It would include neutral colors and materials to ensure compatibility with surrounding office developments. 5. The placement of the residential building would allow for views through the project site to the surrounding office buildings. The massing breaks will add visual interest and reduce long obstructive building facades. The placement of the residential building is aligned with the internal street so it would be the least impactful to the surrounding office buildings and provided maximum pedestrian connections between these buildings. 6. The Project includes a variety of enhanced amenities including private balconies for most of the units, pool and garden courtyards, a clubroom, a fitness center, a dog wash room, and a bike storage. The one-acre public park will be improved and maintained by the applicant. Additionally, open spaces and their connecting walkways will be provided throughout the project site for further benefit of office tenants and residents. Lastly, three pedestrian connections will be provided to connect the project to Phase 2 of the Uptown Newport project. 7. The Project includes 559 onsite parking spaces for its residential units and a total of 635 replacement parking stalls to serve the existing office buildings. Therefore, upon completion of the project, there would be adequate onsite parking exceeding the minimum required residential standard and replacement office parking. 8. The Project includes a public-accessible park and passive open space with landscaping surrounding the proposed residential building. The park and open space would feature a pavilion with a signature tree and a multi-purpose lawn. In addition to the public open space areas, the project features private open space, such as balconies and a rooftop deck. The Project would incorporate water-efficient landscaping where feasible and would comply with the provisions of the Building and Energy Efficiency Standards (CCR, Title 24, Parts 6 and 11) and the Green Building Standards Code (CCR, Title 24, Part 11 - CALGreen). 9. The Project is generally flat and is bordered by existing office buildings and developed roadways. The City’s General Plan does not identify any scenic vistas or view points on or proximate to the project site. The nearest public view point to the project site identified in the City’s General Plan is approximately 1.14 miles south of State Route (SR) 73 at Bayview Park. The nearest coastal view designated portion of Jamboree Road is approximately 0.6 mile south of the site. Due to the distance and highly urbanized nature of the project area, public coastal views along this view corridor would not be impacted by the project. Finding: C. The proposed development is not detrimental to the harmonious and orderly growth of the City, nor will it endanger, jeopardize, or otherwise constitute a hazard to the public Planning Commission Resolution No. PC2020-040 Page 16 of 43 convenience, health, interest, safety, or general welfare of person residing or working in the neighborhood of the proposed development. Facts in Support of Finding: 1. The Project would facilitate orderly growth of the City and the Airport Area and within planned growth contemplated in the ICDP. 2. The Project has been designed to ensure that potential conflicts with surrounding land uses are minimized to the extent possible to maintain a healthy environment for both businesses and residents by providing an architecturally pleasing project with articulation and building modulations to enhance the urban environment. 3. The proposed residential building has been designed to accommodate and provide safe access for emergency vehicles, delivery trucks, and refuse collections vehicles, as determined by the City Traffic Engineer. Refuse collection is accommodated via two on- site staging areas within the loading zones in front of the building to ensure safe maneuvering by refuse vehicles. Emergency vehicles will have access via Von Karman Avenue and Birch Street and along the spine street. 4. The proposed free-standing parking structure has been designed to accommodate and provide adequate parking for the office users. Adequate signage and lighting will be provided for ease of use and safety of the users. 5. The Property is located approximately 0.44 mile east of the southernmost John Wayne Airport runway and is within the notification area of the AELUP for John Wayne Airport. However, the Project is below the maximum transitional imagery surface heights, and thus the project is within the building height limits of the AELUP. The property is located within the 60dBA CNEL noise contours for John Wayne Airport and Safety Zone 6 (Traffic Pattern Zone), where the likelihood of an accident is low. Consistent with the proposed residential overlay, the Project has been conditioned to provide notice to all future residents of potential annoyances or inconveniences associated with residing in proximity to airport operations. Also, a notice is required to be provided in the public park and designated outdoor common and recreational areas advising of aircraft noise 6. The new construction complies with all Building, Public Works, Fire Codes, City ordinances, and all conditions of approval. Lot Line Adjustment In accordance with Section 19.76.020 (Procedures for Lot Line Adjustments) of the NBMC, the following findings and facts in support of such findings are set forth: Finding: A. Approval of the lot line adjustment will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, comfort, and general welfare of persons residing Planning Commission Resolution No. PC2020-040 Page 17 of 43 or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City, and further that the proposed lot line adjustment is consistent with the legislative intent of the title. Facts in Support of Finding: 1. The City of Newport Beach General Plan Land Use Designation of MU-H2 (Mixed Use Horizontal 2) will be maintained for the two (2) proposed parcels involved. 2. The lot line adjustment is consistent with the purpose identified in Section 19.76 (Lot Line Adjustments) of the NBMC. The lot line adjustment constitutes a minor boundary adjustment involving the Property (Parcel 1) and the adjacent parcel (Parcel 2). The original number of lots will remain unchanged after the adjustment. 3. The lot line adjustment does not negatively impact surrounding land owners, and will not in itself be detrimental to the health, safety, peace, comfort, and general welfare of persons residing or working in the Koll Center Newport business complex, as the adjustment is necessary to align the subject property lines to be more in line with the Project’s development boundaries. Finding: B. The number of parcels resulting from the lot line adjustment remains the same as before the adjustment. Facts in Support of Finding: 1. The proposed lot line adjustment will adjust the property lines between two (2) contiguous parcels. The number of parcels remains the same as before the lot line adjustment. Finding: C. The lot line adjustment is consistent with applicable zoning regulations except that nothing herein shall prohibit the approval of a lot line adjustment as long as none of the resultant parcels is more nonconforming as to lot width, depth and area than the parcels that existed prior to the lot line adjustment. Facts in Support of Finding: 1. Parcel 1 and Parcel 2 would remain within the PC15 Zoning District and no changes are proposed to create more nonconforming as to lot area required by PC-15 than the parcels that existed prior to the lot line adjustment. 2. The lot line adjustment allows the property lines of Parcel 1 to be consistent with development footprints. Planning Commission Resolution No. PC2020-040 Page 18 of 43 Finding: D. Neither the lots as adjusted nor adjoining parcels will be deprived legal access as a result of the lot line adjustment. Facts in Support of Finding: 1. There would be no changes proposed to Parcel 1 and Parcel 2 as both of these parcels will maintain their existing legal accesses via existing driveways and internal street within Office Site B. Finding: E. That the final configuration of the parcels involved will not result in the loss of direct vehicular access from an adjacent alley for any of the parcels that are included in the lot line adjustment. Facts in Support of Finding: 1. There are no public alleys adjacent to the proposed parcels; therefore, this finding does not apply. Finding: F. That the final configuration of a reoriented lot does not result in any reduction of the street side setbacks as currently exist adjacent to a front yard of any adjacent key, unless such reduction is accomplished through a zone change to establish appropriate street site setbacks for the reoriented lot. The Planning Commission and City Council in approving the zone change application shall determine that the street side setbacks are appropriate, and are consistent and compatible with the surrounding pattern of development and existing adjacent setbacks. Facts in Support of Finding: 1. The final configuration of the proposed parcels does not result in any reduction of the street side setbacks as the adjustments are within the interior of the existing parcels in question. Traffic Study In accordance with Section 15.40.030 (Standards for Approval—Findings—Exemptions) of the NBMC, the following findings and facts in support of such findings are set forth: Finding: Planning Commission Resolution No. PC2020-040 Page 19 of 43 A. That a traffic study for the project has been prepared in compliance with this chapter and Appendix A [NBMC Chapter 15.30], Facts in Support of Finding: 1. A traffic study, entitled Residences at 4400 Von Kaman Analysis, prepared by Kimley-Horn and Associates, Inc., dated October 2020, was prepared for the Project in compliance with Municipal Code Chapter 15.40 (Traffic Phasing Ordinance and Appendix A). Finding: B. That, based on the weight of the evidence in the administrative record, including the traffic study, one of the findings for approval in subsection (B) [NBMC Section 15.40.030(B)(1)] can be made: Section 15.40.030(B)(1) (Findings for Approval) of the NBMC states: Construction of the project will be completed within sixty (60) months of project approval; and a. The project will neither cause nor make worse an unsatisfactory level of traffic service at any impacted primary intersection, or b. The project including circulation improvements that the project proponent is required to make and/or fund, pursuant to a reimbursement program or otherwise, will neither cause nor make worse an unsatisfactory level of traffic service at any impacted primary intersection, or c. The project trips will cause or make worse an unsatisfactory level of traffic service at one or more impacted primary intersection(s) but the project proponent is required to construct and/or fund, pursuant to a reimbursement program or otherwise, circulation improvements, or make contributions, such that: 1. The project trips will not cause or make worse an unsatisfactory level of traffic service at any impacted primary intersection for which there is a feasible improvement, and 2. The benefits resulting from circulation improvements constructed or funded by, or contributions to the preparation or implementation of a traffic mitigation study made by, the project proponent outweigh the adverse impact of project trips at any impacted primary intersection for which there is (are) no feasible improvement(s) that would, if implemented, fully satisfy the provisions of Section 15.40.030 (B)(1)(b). In balancing the adverse impacts and benefits, only the following improvements and/or contributions shall be considered with the greatest weight accorded to the improvements and/or contributions described in subparagraphs (a) and (b) below: a. Contributions to the preparation of, and/or implementation of some or all of the recommendations in, a traffic mitigation study related to an impacted primary intersection that is initiated or approved by the City Council, Planning Commission Resolution No. PC2020-040 Page 20 of 43 b. Improvements, if any, that mitigate the impact of project trips at any impacted primary intersection for which there is (are) no feasible improvement(s) that, if implemented, would satisfy the provisions of Section 15.40.030(B)(1)(b), c. Improvements that mitigate the impacts of project trips on any impacted primary intersection in the vicinity of the project, d. Improvements that mitigate the impacts of project trips on any impacted primary intersection operating, or projected to operate, at or above 0.80 ICU, or d. The project complies with (1)(b) upon the completion of one or more circulation improvements; and: 1. The time and/or funding necessary to complete the improvement(s) is (are) not roughly proportional to the impacts of project-generated trips, and 2. There is a strong likelihood the improvement(s) will be completed within forty-eight (48) months from the date the project and traffic study are considered by the Planning Commission, or City Council on review or appeal. This finding shall not be made unless, on or before the date of approval, a conceptual plan for each improvement has been prepared in sufficient detail to permit estimation of cost and funding sources for the improvement(s); the improvement(s) is (are) consistent with the circulation element or appropriate amendments have been initiated; an account has been established to receive all funds and contributions necessary to construct the improvement(s) and the improvement is identified as one to be constructed pursuant to the five year capital improvement plan and as specified in Appendix A, and 3. The project proponent pays a fee to fund construction of the improvement(s). The fee shall be calculated by multiplying the estimated cost of the improvement(s) by a fraction. The fraction shall be calculated by dividing the “effective capacity decrease” in the impacted primary intersection attributable to project trips by the “effective capacity increase” in the impacted primary intersection that is attributable to the improvement. The terms “effective capacity increase” and “effective capacity decrease” shall be calculated in accordance with the provisions of Appendix A. Facts in Support of Finding: 1. Based on the weight of the evidence in the administrative record, including the Traffic Study, and the conditions of approval, all of the findings for approval in Section 15.40.030(B)(1)(a) can be made in that: a. The Project is anticipated to be complete within 32-month period, well within the 60-month criteria. Therefore, the Traffic Study addresses the entire project development. b. The Traffic Study provides an evaluation of morning and evening peak hours at 25 existing intersections that are located in the City and the adjoining City of Planning Commission Resolution No. PC2020-040 Page 21 of 43 Irvine, and two interstate free ramp intersections that are controlled and maintained by the Caltrans. c. The Project is projected to generate an additional 1,697 trips, 112 AM trips and 137 PM trips. When these trips distributed to these studied intersections, the analysis concludes that there is no significant impact as the project will neither cause nor make worse an unsatisfactory level of service at any impacted primary intersection, and all intersections are forecasted to continue to operate at acceptable Levels of Service. Finding: C. That the project proponent has agreed to make or fund the improvements, or make the contributions, that are necessary to make the findings for approval and to comply with all conditions of approval. Facts in Support of Finding: 1. The development plans for the Project includes the recommended improvements to the existing driveways and are included in the resolution of approval. The Project also will be required for the payment of Fair Share fees in accordance with Chapter 15.32 that will be used to fund future planned improvements to the City’s circulation system. Additionally, the Project will be required to pay any applicable fees for the Major Thoroughfare and Bridge Fee Program. Affordable Housing Implementation Plan The proposed Affordable Housing Implementation Plan (“AHIP”) is consistent with the intent to implement affordable housing goals within the City pursuant to Government Code Sections 65915-65918 (State Density Bonus Law), and Title 20, Chapter 20.32 (Density Bonus) of the NBMC for the following reasons: 1. Consistent with the requested twenty-percent density bonus, five percent (13 units) of the project’s base units (260) would be set aside as affordable units to very-low income households. Very-low income households are defined as households earning 50 percent or less of the area median income, adjusted for family size for minimum term of 55 years. 2. The State Density Bonus Law and the City’s Density Bonus Code provide for an increase in the number of units above General Plan and zoning limits for projects that include a minimum of five percent of the base units affordable to very-low income households earning 50 percent or less of area median income. The project’s inclusion of 13 very- low income units, which is 5 percent of the General Plan limit of 260 units makes the project eligible for 52 additional units making project total 312 of units. 3. In addition to the 52 density bonus units and pursuant to Government Code Section 65915(d)(1) and Section 20.32 (Density Bonus) of the NBMC, the Project is entitled to receive one incentive or concession that would result in identifiable, financially sufficient, Planning Commission Resolution No. PC2020-040 Page 22 of 43 and actual cost reductions. The project applicant includes requests a for one development concession for the proposed affordable unit mix that does not meet NBMC Section 20.32.070 (Design and Distribution of Affordable Units). NBMC Section 20.32.070 requires affordable units in a density bonus project reflect the same range of unit types in the residential development as a whole. In this case, the Project provides a higher percentage of affordable studio units and fewer affordable two-bedroom units compared to market rate units. Granting this incentive will result in identifiable, financially sufficient, and actual project cost reductions by reducing the long-term rental subsidy costs associated with the two-bedroom units and affording additional rental income for the project to ensure financial feasibility. Development Agreement In accordance with Section 15.45.020.A.2.a (Development Agreement Required) of the NBMC, a development agreement is required pursuant to General Plan Policy LU 6.15.12 as the project requires a zoning code amendment that includes the development of more than fifty (50) residential units, in this case a total of 260 infill residential units. The proposed development agreement satisfies the requirements of Chapter 15.45 (Development Agreements) of the NBMC as follows: 1. A development agreement is requested by the Applicant, as the Project would include a total of 260 infill residential units allowed by the City’s General Plan and ICDP. The development agreement includes all the mandatory elements including a term of 10 years and public benefits that are appropriate to support conveying the vested development rights consistent with the City’s General Plan, the NBMC, and Government Code Sections 65864 et seq. 2. Public benefits include the payment of a $500,000 public safety fee to satisfy any obligation the Project could have to provide new emergency response services or Fire Department equipment to serve the Airport Area whether a Community Facilities District is formed or not. The Applicant has also agreed to pay a separate public benefit fee to be used by the City Council as it deems appropriate. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby recommends the followings to the City Council: a. Adopt Environmental Impact Report Addendum No. ER2020-003 to the 2006 General Plan Update (SCH2006011119), as depicted in Exhibit B; b. Approve Planned Community Development Plan Amendment No. PD2020-001, as depicted in Exhibit C; Planning Commission Resolution No. PC2020-040 Page 23 of 43 c. Approve Major Site Development Review No . PD2020-001, with conditions of approval as depicted in Exhibit G; d . Approve Lot Line Adjustment No . LA2020-002, with conditions of approval as depicted in Exhibit G; e. Approve Affordable Housing Implementation Plan No . AH2020-003, as depicted in Exhibit D; f . Approve Traffic Study No. TS2020-001, as depicted in Exhibit E with conditions of approval as depicted in Exhibit G; and g. Approve Development Agreement No . DA2020 -002, as depicted in Exhibit F . PASSED, APPROVED, AND ADOPTED THIS 5TH DAY OF NOVEMBER, 2020 . AYES : Klaustermeier , Koetting , Rosene, and Weigand NOES: ABSTAIN : Ellmore , Kleiman , and Lowrey ABSENT: BY: -----------Erik Weigand, Chairman Seimone Jur"· , mmunity Development Director, Ex-Officio S cretary DocuSign Envelope ID: 743BF525-9F44-4473-AD26-99F7175737A0 Planning Commission Resolution No. PC2020-040 Page 24 of 43 EXHIBIT “A” Legal Description PARCEL 1: THAT CERTAIN PARCEL OF LAND SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, BEING THAT PORTION OF PARCEL 2 OF PARCEL MAP NO. 91-155 AS SHOWN ON A MAP THEREOF, FILED IN BOOK 266, PAGES 16 THROUGH 22 OF PARCEL MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID ORANGE COUNTY, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEASTERLY CORNER OF SAID PARCEL 2 OF PARCEL MAP NO. 91-155; THENCE ALONG THE NORTHEASTERLY LINE THEREOF NORTH 49°21'34” WEST 584.54 FEET TO THE TRUE POINT OF BEGINNING; THENCE LEAVING SAID NORTHEASTERLY LINE SOUTH 41°05'02” WEST 54.87 FEET; THENCE SOUTH 04°16'29” EAST 257.91 FEET; THENCE SOUTH 85°43'31” WEST 685.70 FEET TO A LINE PARALLEL WITH AND 1.00 FEET EASTERLY OF THE EASTERLY RIGHT-OF-WAY LINE OF VON KARMAN AVENUE AS SHOWN ON SAID PARCEL MAP NO 91-155; THENCE ALONG SAID PARALLEL LINE NORTH 06°59'31” WEST 296.00 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE NORTHEASTERLY AND HAVING A RADIUS OF 549.00 FEET; THENCE ALONG SAID CURVE NORTHEASTERLY 90.98 FEET THROUGH A CENTRAL ANGLE OF 09°29'40” TO THE NORTHWESTERLY PROLONGATION OF THE SOUTHWESTERLY LINE OF THAT CERTAIN PARCEL LABELED N.A.P. OF SAID PARCEL MAP NO. 91-155 HAVING A BEARING AND DISTANCE OF “NORTH 49°21'34” WEST 204.00 FEET”; THENCE ALONG THE NORTHWESTERLY PROLONGATION OF THE SOUTHWESTERLY LINE AND THE SOUTHEASTERLY LINE OF SAID N.A.P. PARCEL AND ITS NORTHEASTERLY PROLONGATION THROUGH THE FOLLOWING COURSES: SOUTH 49°21'34” EAST 274.72 FEET; THENCE NORTH 40°38'26” EAST 156.94 FEET TO THE SOUTHWESTERLY LINE OF THAT CERTAIN PARCEL LABELED N.A.P. OF SAID PARCEL MAP NO. 91-155 HAVING A BEARING AND DISTANCE OF “NORTH 49°21'34” EAST 204.44 FEET”; THENCE ALONG SAID SOUTHWESTERLY LINE AND THE SOUTHEASTERLY LINE OF SAID N.A.P. PARCEL AND ITS NORTHEASTERLY PROLONGATION THROUGH THE FOLLOWING COURSES: SOUTH 49°21'34” EAST 166.34 FEET; THENCE NORTH 40°38'26” EAST 284.73 FEET TO SAID NORTHEASTERLY LINE OF PARCEL 2; THENCE ALONG SAID NORTHEASTERLY LINE SOUTH 49°21'34' EAST 157.28 FEET TO THE TRUE POINT OF BEGINNING. CONTAINING: 4.51 ACRES, MORE OF LESS. PARCEL 2: THAT CERTAIN PARCEL OF LAND SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, BEING THAT PORTION OF PARCEL 2 OF PARCEL MAP NO. 91-155 AS SHOWN ON A MAP THEREOF, FILED IN BOOK 266, PAGES 16 THROUGH 22 OF PARCEL MAPS, TOGETHER WITH PARCEL 1 OF PARCEL MAP NO. 82-713 AS SHOWN ON A MAP THEREOF, FILED IN BOOK 181, PAGES 13 THROUGH 19 OF Planning Commission Resolution No. PC2020-040 Page 25 of 43 PARCEL MAPS, BOTH IN THE OFFICE OF THE COUNTY RECORDER OF SAID ORANGE COUNTY. EXCEPTING THEREFROM THAT CERTAIN PARCEL DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEASTERLY CORNER OF SAID PARCEL 2 OF PARCEL MAP NO. 91-155; THENCE ALONG THE NORTHEASTERLY LINE THEREOF NORTH 49°21'34” WEST 584.54 FEET TO THE TRUE POINT OF BEGINNING; THENCE LEAVING SAID NORTHEASTERLY LINE SOUTH 41°05'02” WEST 54.87 FEET; THENCE SOUTH 04°16'29” EAST 257.91 FEET; THENCE SOUTH 85°43'31” WEST 685.70 FEET TO A LINE PARALLEL WITH AND 1.00 FEET EASTERLY OF THE EASTERLY RIGHT-OF-WAY LINE OF VON KARMAN AVENUE AS SHOWN ON SAID PARCEL MAP NO 91-155; THENCE ALONG SAID PARALLEL LINE NORTH 06°59'31” WEST 296.00 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE NORTHEASTERLY AND HAVING A RADIUS OF 549.00 FEET; THENCE ALONG SAID CURVE NORTHEASTERLY 90.98 FEET THROUGH A CENTRAL ANGLE OF 09°29'40” TO THE NORTHWESTERLY PROLONGATION OF THE SOUTHWESTERLY LINE OF THAT CERTAIN PARCEL LABELED N.A.P. OF SAID PARCEL MAP NO. 91-155 HAVING A BEARING AND DISTANCE OF “NORTH 49°21'34” WEST 204.00 FEET”; THENCE ALONG THE NORTHWESTERLY PROLONGATION OF THE SOUTHWESTERLY LINE AND THE SOUTHEASTERLY LINE OF SAID N.A.P. PARCEL AND ITS NORTHEASTERLY PROLONGATION THROUGH THE FOLLOWING COURSES: SOUTH 49°21'34” EAST 274.72 FEET; THENCE NORTH 40°38'26” EAST 156.94 FEET TO THE SOUTHWESTERLY LINE OF THAT CERTAIN PARCEL LABELED N.A.P. OF SAID PARCEL MAP NO. 91-155 HAVING A BEARING AND DISTANCE OF “NORTH 49°21'34” EAST 204.44 FEET”; THENCE ALONG SAID SOUTHWESTERLY LINE AND THE SOUTHEASTERLY LINE OF SAID N.A.P. PARCEL AND ITS NORTHEASTERLY PROLONGATION THROUGH THE FOLLOWING COURSES: SOUTH 49°21'34” EAST 166.34 FEET; THENCE NORTH 40°38'26” EAST 284.73 FEET TO SAID NORTHEASTERLY LINE OF PARCEL 2; THENCE ALONG SAID NORTHEASTERLY LINE SOUTH 49°21'34' EAST 157.28 FEET TO THE TRUE POINT OF BEGINNING. CONTAINING: 20.09 ACRES, MORE OF LESS. SUBJECT TO ALL COVENANTS, RIGHTS, RIGHTS-OF-WAY AND EASEMENTS OF RECORD. Planning Commission Resolution No. PC2020-040 Page 26 of 43 EXHIBIT “B” Addendum to the 2006 General Plan Update (SCH No. 2006011119) Available separately due to bulk at: www.newportbeachca.gov/ceqa Planning Commission Resolution No. PC2020-040 Page 27 of 43 EXHIBIT “C” Planned Community Development Planned Amendment to PC 15 PLANNED COMMUNITY DEVELOPMENT REGULATIONS AND STANDARDS For Koll Center Newport Ordinance No. 1449, adopted by the City of Newport Beach August 14, 1972 (Amendment No. 313) Original draft May 5, 1972 Amendment (1) August 14, 1972 Amendment (2) August 14, 1972 Amendment (3) August 2, 1973 Amendment (4) February 7, 1974 Amendment (5) June 10, 1974 Amendment (6) May 15, 1975 Amendment (7) September 8, 1975 Amendment (8) June 28, 1976 Amendment (9) January 10, 1977 Amendment (10) July 11, 1978 Amendment (11) August 28, 1978 Amendment (12) October 19, 1978 Amendment (13) November 10, 1980 Amendment (14) March 23, 1981 Amendment (15) October 24, 1984 Amendment (16) May 14, 1984 Amendment (17) December 9, 1985 Amendment (18) July 14, 1986 Amendment (19) March 23, 1987 Amendment (20) July 27, 1987 Amendment (21) June 12, 1989 Amendment (22) April 25, 1994 Amendment (23) October 9, 1995 Amendment (24) February 23, 1998 Amendment (25) August 10, 1998 Amendment (26) January 11, 2000 Amendment (27) January 25, 2000 Amendment (28) August 9, 2005 Ordinance No. 2006-19(29) July 25, 2006 Ordinance No. 2006-21(30) October 24, 2006 Ordinance No. 2011-3(31) January 25, 2011 Ordinance No. 2011-8(32) March 8, 2011 Ordinance No. 2013-5(33) March 12, 2013 Ordinance No. ______(34) __________, 20 NOTE: See Footnotes beginning on Page 49 for description of amendments. CONTENTS PAGE NO. PREFACE 1 DEVELOPMENT CONSIDERATIONS 2 GENERAL NOTES 6 DEFINITIONS 7 PART I. INDUSTRIAL – Deleted (33) PART II. COMMERCIAL Section I. 10 Site Area and Building Area Section II. 21 Permitted Uses Section III. 25 General Development Standards for Commercial Land PART III. GENERAL PARKING REQUIREMENTS Section I. 29 PART IV. GENERAL SIGN REQUIREMENTS Section I. 32 Sign Standards Section II. 35 Sign Area Section III. 35 Maintenance PART V. GENERAL LANDSCAPE STANDARDS Section I. 36 General Statement PART VI. RESIDENTIAL OVERLAY 41 PART VII. FOOTNOTES 49 PART VIII. ATTACHED EXHIBITS (34) 54 Composite ............................................. For Information Only Exhibit A .............................................. Land Use Exhibit B............................................... Grading and Roads Exhibit C............................................... Storm Drain Exhibit D .............................................. Water & Sewer Exhibit E ............................................... Boundary and Topography Exhibit F .............................................. Residential Overlay Map – Office Site B Exhibit G ............................................. Pedestrian Connection Diagram 1 PREFACE It is the intent of this Planned Community Development to provide comprehensive zoning for what is now the Collins Radio property Koll Center Newport while including provisions allowing for residential development consistent with the City of Newport Beach General Plan and the Integrated Conceptual Development Plan approved by the City of Newport Beach on December 10, 2010, within the Residential Overlay zone of Professional and Business Office Site B. Residential uses are permitted in accordance with the provisions found in Part VI, herein. Existing and planned uses within this development are include a hotel with banquet and convention facilities, a small retail and service center, restaurants, a private club, the Orange County Courthouse with the balance of the acreage developed as a business and professional office park emphasizing open space. (34) 2 DEVELOPMENT CONSIDERATIONS (1) (34) This Planned Community Development is a project of The Koll Company. This area is most appropriate for commercial and light industrial uses, and residential where specifically permitted therefore we submit the enclosed air traffic analysis, vehicular analysis, land use analysis and market analysis to substantiate this document. Attached drawings indicate land use, grading and roads, storm drains, water and sewer, topography and traffic analysis residential overlay zone, and pedestrian connection diagram to Uptown Newport mixed-use development. The site is comprised of approximately 154.0 acres and is generally bounded on the northeast by Campus Drive, on the southeast by Jamboree Road and on the west by MacArthur Boulevard. (10) (33) In order to ensure development consistent with the master plan concept, a review shall be required. Prior to the issuance of any building permits, a precise site development plan review application shall be submitted by the developer to the Planning Community Development Director for review. The precise plan application shall conform to the requirements of this Planned Community text and all other applicable codes and regulations and shall be approved prior to submission by The Koll Company. Included in the plan review material shall be: 1. Building Criteria a. size b. location c. height d. materials e. number of residential units, if applicable 2. Parking Criteria a. areas, including drives and accesses b. quantity c. size 3. Landscaped Areas a. setbacks b. walls c. plazas d. pools, fountains and/or other amenities 4. Signing Criteria a. location b. size c. quantity 3 5. All other information as required by the City or as directed by the Community Development Director and as recommended below. Items 5a through 5e inclusive. a. Sewage System Criteria The sewer system in the vicinity of the lake should be revised to conform to the following criteria: 1. All sewer lines should be located such that they will not be under water even when the lake is at its maximum level. 2. Sewer lines shall be located in 15-foot wide (minimum) easements and must be accessible to maintenance vehicles at all times. 3. The depth of sewer lines should not exceed 15 feet, with the possible exception of joining the existing system at MacArthur Boulevard. b. Pedestrian Circulation (34) A pedestrian sidewalk system along the public streets shall be constructed throughout the development. The adequacy of such system shall be analyzed independently of any on-site pedestrian walkway system proposed for a particular portion of the development. In addition, connections between Uptown Newport and Koll Center shall be consistent with the Integrated Conceptual Development Plan. c. Bicycle Circulation A system of bicycle paths coordinated with the City's Master Plan of Bicycle Trails and meeting the approval of the Community Development Director and the Director of Parks, Beaches and Recreation shall be developed and maintained within the planned community. d. Erosion Control Landscaping plans shall incorporate provisions for Erosion Control on all graded sites which will remain vacant for a considerable period of time prior to commencement of building construction. e. Traffic Considerations i. Both MacArthur Boulevard and Jamboree Road shall be widened to provide for 6 through lanes, double left turn lanes 4 at all intersections, and free right turning lanes at all intersections. ii. Von Karman shall be widened at the intersection with MacArthur Boulevard to provide 6 lanes. iii. All streets on the site except for Von Karman shall be flared to provide at least 5 lanes at intersections with peripheral streets. iv. Birch Street shall be flared to 5 lanes at the intersection with Von Karman. v. Campus Drive shall be widened to provide dual left turn lanes at Von Karman. vi. Von Karman shall be improved for its full length from MacArthur Boulevard to Campus Drive in conjunction with initial development of areas which do not take primary access from Campus Drive or Jamboree Road. vii. Access rights to MacArthur Boulevard shall be dedicated to the City except for the Birch Street and Von Karman Avenue intersections. Consideration may be given to providing additional access points at a later date if more detailed traffic studies demonstrate the desirability of such additional access points. Consideration shall be limited to right turn egress and right and left turn ingress. (11) viii. Traffic signals shall be constructed at the intersections of MacArthur Boulevard with Birch Street and with Von Karman Avenue when the latter two streets are opened. The developer shall be responsible for 50% of the cost of the signal at Von Karman and 50% of the cost of the signal at Birch Street. ix. A traffic signal shall be constructed at the intersection of Campus Drive and Jamboree Road in conjunction with the initial stages of development. The developer shall be responsible for 25% of the cost of the signal. x. A traffic signal shall be installed at the intersection of Von Karman and Birch Street, with the developer to be responsible for 100% of the cost. Construction shall be scheduled so that the signal will be completed not later than June 30, 1977. (8) xi. A traffic signal shall be installed at the intersection of Von Karman and Campus Drive, with the developer to be responsible for 50% of the cost. Construction shall be 5 scheduled so that the signal will be completed not later than December 30, 1976. (8) A traffic signal shall be installed at the intersection of Jamboree Boulevard and Birch Street, with the developer to be responsible for 50% of the cost. Construction shall be scheduled so that the signal will be completed not later than June 30, 1977. (8) In order to accomplish the schedule for construction of these two signals, a cooperative agreement may be entered into between the developer and the City. The agreement shall provide for the developer to advance the nondeveloper share of the funding, if necessary; with provisions for reimbursement by the City. The agreement may also provide for a credit to the developer for funds advanced for the City's share of construction costs for signals constructed elsewhere in the project. (8) xii. Provision for other traffic signals shall be investigated in conjunction with the process of development at a later date. xiii. Phasing of Development. 1,651,757 sq. ft. of development was existing or under construction as of October 1, 1978. The additional allowable development in the total approved development plan is 1,058,863 sq. ft. Any further development subsequent to October 1, 1978, in excess of 30% of the additional allowable development, being 317,658 sq. ft., shall be approved only after it can be demonstrated that adequate traffic facilities will be available to handle that traffic generated by the project at the time of occupancy of the buildings involved. Such demonstration may be made by the presentation of a phasing plan consistent with the Circulation Element of the Newport Beach General Plan. (12) f. Airport (2) The following disclosure statement of the City of Newport Beach's policy regarding the Orange County Airport shall be included in all leases or subleases for space in the Planned Community Development and shall be included in the Covenants, Conditions and Restrictions recorded against the property. Disclosure Statement (2) The Lessee herein, his heirs, successors and assigns acknowledge that: 6 i. The Orange County John Wayne Airport may not be able to provide adequate air service for business establishments which rely on such service; ii. When an alternate air facility is available, a complete phase out of jet service may occur at the Orange County John Wayne Airport; iii. The City of Newport Beach may continue to oppose additional commercial air service expansion at the Orange County John Wayne Airport; iv. Lessee, his heirs, successors and assigns will not actively oppose any action taken by the City of Newport Beach to phase out or limit jet air service at the Orange County John Wayne Airport. 7 GENERAL NOTES REQUIREMENTS Water within the planned community area is will be furnished by the Irvine Ranch Water District. Prior to or coincidental with the filing of any tentative map or use permit, the developer shall submit a master plan of drainage to the Director of Public Works. The height of all buildings and structures shall comply with Federal Aviation Administration Authority criteria. Except as otherwise stated in this ordinance, the requirements of the zoning code, City of Newport Beach, shall apply. Whenever development regulations or standards of this planned community development plan conflict with the regulations of the Newport Beach Municipal Code, the regulations contained herein shall prevail. The Municipal Code shall regulate this development whenever regulations are not provided within these district regulations. All words and phrases used in this planned community development plan shall have the same meaning and definition as used in the City of Newport Beach Municipal Code unless defined differently within the Koll Center Planned Community Development Plan. The contents of this supplemental text notwithstanding, no construction shall be proposed within the boundaries of this planned community district except that which shall comply with all applicable provisions of the City-adopted California Building Code, Fire Code, and the various mechanical and electrical codes related thereto. 8 DEFINITIONS Advertising Surface: The total area of the face of the structure, excluding supports. Area of Elevation: Total height and length of a building as projected to a vertical plane. Building Line: An imaginary line parallel to the street right-of-way line specifying the closest point from this street right-of-way that a building structure may be located (except for overhangs, stairs and sunscreens). Right-of-Way Line: When reference is made to right-of-way line it shall mean the line which is then established on either the adopted Master Plan of Streets and Highways or the filed Tract Map for Minor Roads as the ultimate right-of-way line for roads or streets. Side and Front of Corner Lots: For the purpose of this ordinance, the narrowest frontage of a lot facing the street is the front, and the longest frontage facing the intersecting street is the side, irrespective of the direction in which the structures face. Sign: Any structure, device or contrivance, electric or non-electric and all parts thereof which are erected or used for advertising purposes upon or within which any poster, bill, bulletin, printing, lettering, painting, device or other advertising of any kind whatsoever is used, placed, posted, tacked, nailed, pasted or otherwise fastened or affixed. Commerce: All those permitted uses as specified in Part II, Section II, Group I through VII, inclusive, in this text. Commercial Land: The site area upon which any or all commercial permitted uses would exist. Site Area: (3) The total land area of the land described in the use or other permit, including footprint lots. 9 Special Landscaped Street: Special landscaped streets are designated as MacArthur Boulevard, Jamboree Boulevard and Campus Drive. The landscaping requirements for special landscaped streets and for the remaining streets are described in the following text. Streets - Dedicated and Private: Reference to all streets or rights-of-way within this ordinance shall mean dedicated vehicular rights- of-way. In the case of private or non-dedicated streets, a minimum setback from the right-of-way line of said streets of ten (10) feet shall be required for all structures. Except for sidewalks or access drives, this area shall be landscaped according to the setback area standards from dedicated streets contained herein. Driveway: Vehicular access ways onto or within private property exclusive of streets, dedicated or private. A minimum separation of five (5) feet shall be maintained between all driveways and buildings. Footprint Lot: (3) The area of land required for the building pad, encompassing the peripheral area of the building. Appurtenant and contiguous to the footprint lot shall be all parking, landscape, setbacks and other areas as described and required by this text. Landscape Area: (4) The landscape area shall include walks, plazas, water and all other areas not devoted to building footprints or vehicular parking and drive surfaces. In calculating area of required landscaping any off- site landscaping such as landscaped medians or parkways in street rights-of-way shall not be included. 10 PART I. INDUSTRIAL – Deleted. (33) 11 PART II COMMERCIAL Section I. Site Area and Building Area Group I PROFESSIONAL & BUSINESS OFFICES Acreages shown are net buildable land area including landscape setbacks with property lines. (4) A. Building Sites (4) Total Acreage Office Acreage Site A 30.939 acres * (29) 30.939 acres *(29) Site B 43.703 acres (11) 43.703 acres (11) Site C 18.806 acres (10) 18.806 acres (10) Site D 19.673 acres 19.673 acres Site E 2.371 acres 2.371 acres Site F 1.765 acres 1.765 acres Site G 5.317 acres (8) 5.317 acres (8) TOTAL 117.114 acres (8)(10)(11) 117.114 acres(8)(10)(11) B. Allowable Building Area Site A 366,147 square feet (16)(26)(29)(30) Site B 977,720 square feet (13)(16)(28)(30)(32) Site C 674,800 square feet (10)(15) Site D 240,149 square feet (8)(13) Site E 32,500 square feet (4) Site F 42,646 square feet (4)(31) Site G 45,000 square feet (8) TOTAL 2,378,962 square feet (15)(*)(31) C. Statistical Analysis (4) The following statistics are for information only. Development may include but shall not be limited to the following: Story heights shown are average heights for possible development. The buildings within each parcel may vary. Assumed Parking Criteria: a. One (1) space per 225 square feet of net building area @ 120 cars per acre for Sites C, D, E, F and G. 12 *(3)(4) In addition to 19.399 acres of office use, there is 9.54 acres for hotel and motel and 2.0 acres of lake within Office Site A. Therefore, there are 30.939 acres net within Office Site A. (3)(4)(16) b. One (1) space per 300 square feet of net building area @ 120 cars per acre for Sites A, B and C. (11) 1. Site A Allowable Building Area ....... 366,147 square feet (16)(26)(29)(30) Site Area ...... 19.399 acres *(3)(4)(16) a. Building Height Land Coverage (16)(29)(30) Two story development ............... 4.20 acres Three story development ............... 2.80 acres Four story development ............... 2.10 acres Five story development ............... 1.68 acres Six story development ............... 1.40 acres Seven story development ............... 1.20 acres Eight story development ............... 1.05 acres Nine story development ............... 0.93 acres Ten story development ............... 0.84 acres Eleven story development ............... 0.76 acres Twelve story development ............... 0.70 acres b. Parking Land Coverage 1,221 cars .............. 10.18 acres (11,16,29,30) c. Landscaped Open Space (4, 11,16) Land Coverage (29,30) Two story development ............... 5.02 acres Three story development ............... 6.42 acres Four story development ............... 7.12 acres Five story development ............... 7.54 acres Six story development ............... 7.80 acres Seven story development ............... 8.02 acres Eight story development ............... 8.17 acres Nine story development ............... 8.29 acres Ten story development ............... 8.38 acres Eleven story development ............... 8.46 acres Twelve story development ............... 8.52 acres 2. Site B Allowable Building Area ......... 977,720 square feet (13,16,28,30) Site Area ......... 43.703 acres (4) (11) 13 a. Building Height Land Coverage (16,28,30,32)) Two story development ............... 11.22 acres Three story development ............... 7.48 acres Four story development ............... 5.61 acres Five story development ............... 4.49 acres Six story development ............... 3.74 acres Seven story development ............... 3.21 acres Eight story development ............... 2.81 acres Nine story development ............... 2.49 acres Ten story development ............... 2.24 acres Eleven story development ............... 2.04 acres Twelve story development ............... 1.87 acres b. Parking Land Coverage (11,13,16,28,30) 3,259 3,261 cars (34) ............... 27.16 acres c. Landscaped Open Space (11) Land Coverage (11,13,16,28,30,32)) Two story development ............... 5.32 acres Three story development ............... 9.06 acres Four story development ............... 10.93 acres Five story development ............... 12.05 acres Six story development ............... 12.80 acres Seven story development ............... 13.33 acres Eight story development ............... 13.73 acres Nine story development ............... 14.05 acres Ten story development ............... 14.30 acres Eleven story development ............... 14.50 acres Twelve story development ............... 14.67 acres 3. Site C (10) Allowable Building Area ......... 674,800 square feet (15) (17)* Site Area ......... 18.806 acres (4) a. Building Height Land Coverage (15) Two story development ............... 7.75 acres Three story development ............... 5.16 acres Four story development ............... 3.87 acres Five story development ............... 3.10 acres Six story development ............... 2.58 acres Seven story development ............... 2.21 acres Eight story development ............... 1.94 acres Nine story development ............... 1.72 acres Ten story development ............... 1.55 acres Eleven story development ............... 1.41 acres Twelve story development ............... 1.29 acres 14 b. Parking Land Coverage (15) 2,249 cars ............... 18.74 acres * The square footage includes a maximum of 3,250 square feet for up to two (2) restaurants, bars, or theater/nightclubs. Any portion or all of the floor area not utilized for the purpose shall revert to professional and business office use. (17) c. Landscaped Open Space Land Coverage (4)(15) Two story development ............... -7.68 acres Three story development ............... -5.09 acres Four story development ............... -3.80 acres Five story development ............... -3.03 acres Six story development ............... -2.51 acres Seven story development ............... -2.14 acres Eight story development ............... -1.87 acres Nine story development ............... -1.65 acres Ten story development ............... -1.48 acres Eleven story development ............... -1.34 acres Twelve story development ............... -1.24 acres 4. Site D Allowable Building Area ......... 240,149 square feet (8)(13) Site Area ......... 19.673 acres (4) a. Building Height Land Coverage(8) (13) Two story development ............... 2.75 acres Three story development ............... 1.84 acres Four story development ............... 1.38 acres Five story development ............... 1.10 acres Six story development ............... 0.92 acres Seven story development ............... 0.79 acres Eight story development ............... 0.69 acres Nine story development ............... 0.61 acres Ten story development ............... 0.55 acres Eleven story development ............... 0.50 acres Twelve story development ............... 0.46 acres b. Parking Land Coverage (8) (13) 1,067 cars ............... 8.89 acres 15 c. Landscaped Open Space Land Coverage (4) (8) (13) Two story development ............... 8.03 acres Three story development ............... 8.94 acres Four story development ............... 9.40 acres Five story development ............... 9.68 acres Six story development ............... 9.86 acres Seven story development ............... 9.99 acres Eight story development ............... 10.09 acres Nine story development ............... 10.17 acres Ten story development ............... 10.23 acres Eleven story development ............... 10.28 acres Twelve story development ............... 10.32 acres 5. Site E Allowable Building Area ......... 32,500 square feet (4) Site Area ......... 2.371 acres (4) a. Building Height Land Coverage (4) Two story development ............... 0.37 acres Three story development ............... 0.25 acres Four story development ............... 0.19 acres Five story development ............... 0.15 acres Six story development ............... 0.12 acres Seven story development ............... 0.11 acres Eight story development ............... 0.10 acres Nine story development ............... 0.09 acres Ten story development ............... 0.08 acres Eleven story development ............... 0.07 acres Twelve story development ............... 0.06 acres b. Parking Land Coverage (4) 144 cars ............... 1.20 acres c. Landscaped Open Space (4) Land Coverage Two story development ............... 0.80 acres Three story development ............... 0.92 acres Four story development ............... 0.98 acres Five story development ............... 1.02 acres Six story development ............... 1.05 acres Seven story development ............... 1.06 acres Eight story development ............... 1.07 acres Nine story development ............... 1.08 acres Ten story development ............... 1.09 acres Eleven story development ............... 1.10 acres Twelve story development ............... 1.11 acres 16 6. Site F (4)(31) Allowable Building Area ......... 42,646 square feet Site Area ......... 1.765 acres a. Building Height Land Coverage One story development ............... 0.98 acres Two story development ............... 0.49 acres Three story development ............... 0.33 acres Four story development ............... 0.24 acres Five story development ………..0.20 acres Six story development …………0.16 acres b. Parking Land Coverage 190 cars ............... 1.58 acres c. Landscaped Open Space Land Coverage One story development ............... <0.80> acres Two story development ............... <0.31> acres Three story development ............... <0.15> acres Four story development ............... <0.06> acres Five story development .................<0.02> acres Six story development .............. <0.03> acres 7. Site G (8) Allowable Building Area ......... 45,000 square feet Site Area ......... 5.317 acres a. Building Height Land Coverage One story development ............... 1.03 acres Two story development ............... 0.52 acres Three story development ............... 0.34 acres Four story development ............... 0.26 acres b. Parking Land Coverage 200 cars ............... 1.67 acres c. Landscaped Open Space Land Coverage One story development ............... 2.62 acres Two story development ............... 3.13 acres Three story development ............... 3.31 acres Four story development ............... 3.39 acres 17 Building Height Maximum building height shall not exceed twelve (12) stories above ground level, and shall in no way exceed the height limits set by the Federal Aviation Administration Authority for Orange County Airport. Conclusions The preceding figures indicate that within a fixed maximum density as the height of the building increases the resulting open landscaped area also increases. Group II. HOTEL & MOTEL (1) A. Building Sites For the purposes of this statistical analysis, 9.54 acres have been allotted for hotel and motel development. This acreage is for statistical purposes only. It is necessary to allot a specific acreage within this analysis to secure office building densities within their specific parcels. Development may include but shall not be limited to this acreage. The hotel and motel site size shall be determined at the time a use permit is secured. B. Building Height Maximum building height shall not exceed height limits set by the Federal Aviation Administration Authority for Orange County Airport. Group III. COURT HOUSE A. Building Site Site 1: 7.80 acres ..................................... 7.80 acres B. Building Area Site 1: 90,000 square feet ........................ 90,000 square feet The following statistics are for information only. Development may include but shall not be limited to the following. C. Parking 400 Cars ............................................................... 3.33 acres D. Landscaped Open Space Land Coverage Two story development ........................................ 3.44 acres Three story development ...................................... 3.78 acres Four story development ........................................ 3.95 acres 18 Five story development ......................................... 4.06 acres Six story development ........................................... 4.13 acres E. Building Height Maximum building height shall not exceed height limits set by the Federal Aviation Administration Authority for Orange County Airport. 19 Group IV. SERVICE STATIONS A. Building Sites (4) (5) (11) Site 3: 1.765 acres ................................... 1.765 acres Service station site 3 shall be located within Office Site F and shall not exceed 1.765 acres in size. Any portion or all of Site 3 not utilized for service station use shall revert to either professional and business office use or restaurant use. (4) Group V. RESTAURANTS (1) (4) A. Building Sites Maximum acreages for Site 2 shall not exceed 1.25 (18) acres. Maximum acreage for Site 3: 1.765 acres. Maximum acreages for Sites 4 and 5 shall not exceed 3.0 acres. Maximum acreage for Sites 6 and 7 shall not exceed 2.2 acres. (8) (The following acreages are for information only.) Site 1 Deleted see Group VII. .............. (18) Site 2 .................................................... 1.25 acres Site 3 .................................................... 1.765 acres Site 4 Deleted......................................................(30) Site 5 Deleted.................................................... (30) Site 6 .................................................... 1.50 acres (8) Site 7 .................................................... 0.70 acres (8) 5.215 acres ...........5.215 acres (30) Site 1 Deleted see Group VII Private Club (18) Site 2 (4101 Jamboree – Taco Bell) located within Office Site “B” (4)(16)(30) Site 3 located within Office Site “F”. (4) Site 4 (4300 Von Karman Avenue – Koto Restaurant) deleted and reverted to Site B Professional and Business Office Allowable Building Area. (30) Site 5 deleted from Office Site “B” and transferred to Office Site “A” as Professional and Business Office Allowable Building Area (30) Sites 6 and 7 located within Office Site “G”. (8) Any portion or all of the restaurant, bar, theater/nightclub acreage for Sites 2, 4, 5, 6 or 7 not utilized for that purpose shall revert to professional and business office use. Any portion or all of the restaurant acreage for Site 3 not utilized for that purpose shall revert to either professional and business office use or service station use. (4) (8) (18) 20 The following statistics are for information only. Development may include but shall not be limited to the following. B. Building Area (4)(8) (30) Site 2 ................ 2,397sq. ft. ...... 0.06 acres (30) Site 3 ................ 10,000 sq. ft. ...... 0.22 acres Site 4 ................ Deleted Site 5 ................ Deleted Site 6 (8) .......... 7,000 sq. ft. ...... 0.16 acres Site 7 (8) .......... 3,000 sq. ft. ...... 0.07 acres 22,397 sq. ft. ...... 0.51 acres .......0.51 acres (8, 18, 30) C. Parking Criteria: 300 occupants/10,000 sq. ft. 1 space/3 occupants and 120 cars per acre. Site 2 .......... 24 cars ............. 0.20 acres (30) Site 3 .......... 100 cars ............... 0.84 acres Site 4 .......... Deleted Site 5 .......... Deleted Site 6 (8) ... 70 cars ............... 0.58 acres Site 7 (8) ... 30 cars ............... 0.25 acres 224 cars ............... 1.87 acres ....... 1.87 acres (8) (18)(30) D. Landscaped Open Space (4) (30) Site 2 .......... 0.99 acres (30) Site 3 .......... 0.70 acres Site 4 .......... Deleted Site 5 .......... Deleted Site 6 (8) .... 0.76 acres Site 7 (8) .... 0.38 acres 2.83 acres ......................................... 2.83 acres (8) (18)(30) E. Building Height Building height of structures shall be limited to a height of thirty-five (35) feet. 21 Group VI. RETAIL & SERVICE CENTER A. Building Site (4) (5) Site 1 .......... 5.026 acres Site 2 Deleted (30) 5.026 acres ......................................... 5.026 acres (30) Site 2 shall be located within Office Site “B.” Any portion or all of the retail and service Site 2 acreage not utilized for that purpose shall revert to professional and business office use. (4) (16) Site 2 deleted from Office Site “B” and transferred to Office Site “A” as Professional and Business Office Allowable Building Area. (30) B. Allowable Building Area (5) * Retail Site No. 1 .......... 120,000 sq. ft. (14)(27) Retail Site No. 2 .......... Deleted (30) * Retail Site No. 1 (sq. Ft.) Parcel Existing Total Parcel 1, R/S 588 (H) (H) 70,630 Parcel 3, R/S 506 (R) (R) 0 (O) (O) 22,000 Parcel 4, R/S 506 (R) 4,115 (R) 21,896 (O) 0 (O) 5,474 Subtotal (R) 12,315 (R) 21,896 (O) 0 (O) 27,474 (H) 70,630 Total 120,000 (14)(27) (R) = Retail (O) = Office (H) = Hotel C. Landscape Area (5) Twenty-five (25) percent of the 5.026 acres constituting retail and service center Site No. 1 shall be developed as landscape area. If twenty-five (25) percent of the 5.026 acres constituting retail and service center Site No. 1 is not developed as landscape area, a specific site plan shall be submitted to the City of Newport Beach Planning Commission for approval prior to the issuing of a building permit. 22 D. Statistical Analysis (5) The following statistics are for information only. Development may include but shall not be limited to the following. Assumed parking criteria: One (1) space per 200 square feet of net building area at 120 cars per acre. 1. Site 1 Allowable Building Area .................................... 120,000 sq. ft. (14)(27) Site Area ............................................................................. 5.026 acres a. Building Height (14) Two story development .......................................... 1.17 acres Three story development ........................................ 0.78 acres Four story development .......................................... 0.59 acres Five story development ........................................... 0.47 acres b. Parking (14) 460 cars ................................................................... 3.83 acres c. Landscaped Open Space (14) Two story development .......................................... 0.03 acres Three story development ........................................ 0.87 acres Four story development ......................................... 0.61 acres Five story development .......................................... 0.73 acres 2. Site 2 Deleted (30) E. Building Height Building height of structures shall be limited to a height of thirty-five (35) feet above mean existing grade as shown on Exhibit “B.” (5) Building height of structures for Service Site 1 shall be limited to a height of sixty feet (27) Group VII. PRIVATE CLUB (18) A. Building Site Site 1 .......................... 2.0 acres ....................................... 2.0 acres Site 1 shall be located within Office Site “A.” Any portion or all of the private club acreage not utilized for that purpose shall revert to professional and business office use. 1. Site 1 23 Allowable Building Area ........................................45,000 square feet (26) B. Building Height Building height of structures shall be limited to a height of fifty (50) feet. Section II. Permitted Uses Group I. PROFESSIONAL AND BUSINESS OFFICES To allow the location of commercial activities engaged in the sale of products or services relating to and supporting the Development Plan, provided that such activities are confined within a building or buildings. A. Professional Offices similar in nature to but not limited to the following: (6) 1. Accountants 2. Attorneys 3. Doctors, dentists, optometrists, oculists, chiropractors and others licensed by the State of California to practice the healing arts. 4. Engineers, architects, surveyors and planners. B. Business Offices similar in nature to but not limited to the following: (6) 1. Advertising agencies 2. Banks 3. Economic consultants 4. Employment agencies 5. Escrow offices 6. Insurance agencies 7. Laboratories a. Dental b. Medical c. X-Ray d. Bio-chemical e. Film, wholesale only f. Optometrical 8. Stockbrokers 9. Studios for interior decorators, photographers, artists and draftsmen. 10. Telephone answering services 11. Tourist information and travel agencies C. Hotel and Motel (1) To allow for the location within Office Site “A” of a hotel or motel development, subject to a use permit. 24 D. Restaurants, bars and theater/nightclubs subject to the procedures, regulations and guidelines set forth in Title 20 of the Newport Beach Municipal Code, in each case. (1) (3) (4) (7) (25) 1. Deleted (18) * 2. To allow within the 43.703 acres of Office Site “B” three (3) restaurant, bar or theater/nightclub sites. (16) 3. To allow within the 18.806 acres of Office Site “C” up to two (2) restaurant, bar or theater/nightclub sites with a total area not to exceed 3,250 square feet. Specific location of these restaurants, bars or theater/nightclubs to be determined at a later date. The permitted professional and business offices’ allowable building area for the site will be reduced accordingly. (17) 4. To allow within the 1.765 acres of Office Site “F” two (2) restaurant, bar or theater/nightclub sites. Specific location of these sites to be determined at a later date. All other acreage shall be adjusted and shall not increase or decrease the professional and business offices allowable building area for the site. 5. To allow within the 5.317 acres of Office Site “G” three (3) restaurant, bar or theater/nightclub sites. Specific location of these sites to be determined at a later date. All other acreage shall not increase or decrease the professional and business offices’ allowable building area for the site. (8) (25) * E. Private Club (4) (18) (26) To allow within Office Site “A” one (1) private club site at 4110 MacArthur Boulevard. F. Service Station (4) To allow within Office Site “F” one (1) service station site. Specific location to be determined at a later date. All other acreages shall be adjusted and shall not increase or decrease the professional and business office allowable building area for the site. * (4) If restaurant, bar or theater/nightclub, or private club uses are developed, the allowable building area for Office Site “B” shall be restricted by one of the following conditions: 1. The 963,849 square feet of allowable building area shall not increase or decrease so long as twenty-five (25) percent of the 41.969 acres constituting Office Site “B” is developed as landscaped area. (16) 25 2. If twenty-five (25) percent of the 42.709 acres constituting Office Site “B” is not developed as landscape area, the 963,849 square feet of allowable building area shall be reduced by the gross building area of the restaurants, bars or theater/nightclubs and/or private club. The allowable building area shall be further reduced by the number of additional parking spaces required to support a restaurant, bar or theater/nightclub, or a private club beyond what would be required for an equivalent area of office use. The reduction shall be 225 square feet per additional space. (16) G. Support Commercial (20) The uses permitted under this section are of a convenience nature ancillary to the operation and use of office facilities. These uses shall be in addition to those sites permitted under Part II. Section II. Group V (Restaurants). These uses shall not increase the allowable building area for Professional and Business Office. 1. Retail sales and services including tobacco stores, card shops, confectionery and newspaper stands, and other uses which, in the opinion of the Planning Community Development Director, are of a similar nature. Retail uses shall be located in the basement or on the first floor of a building. Storage for such uses shall be within a building. 2. Restaurants, including outdoor restaurants and take-out restaurants, bars or theater/nightclubs shall be permitted subject to the procedures, regulations and guidelines set forth in Title 20 of the Newport Beach Municipal Code, in each case. (25) Group II. HOTEL & MOTEL (1) Subject to a use permit. Group III. COURT HOUSE State, County and/or City Facilities. Group IV. SERVICE STATIONS & MECHANICAL CAR WASH (4) A. Service stations subject to the City of Newport Beach service station standards. B. Mechanical car wash, subject to a use permit. Mechanical car wash shall only be allowed in conjunction with or in lieu of a permitted service station use. Group V. RESTAURANTS (7) A. Restaurants, including outdoor, drive-in or take-out restaurants, bars and theater/nightclubs, shall be subject to the procedures, regulations and guidelines set forth in Title 20 of the Newport Beach Municipal Code, in each 26 case. Facilities other than indoor dining establishments or those that qualify as outdoor, drive-in or take-out establishments shall be subject to the City of Newport Beach regulations covering drive-in and outdoor establishments. (25) Group VI. RETAIL & SERVICE CENTER (1) A. Permitted Uses 1. Restaurants, including outdoor, drive-in or take-out restaurants, bars and theater/nightclubs, shall be permitted subject to the procedures, regulations and guidelines set forth in Title 20 of the Newport Beach Municipal Code, in each case, except as noted under "a" and "b" below. (7) (25) a. Restaurants, other than outdoor, drive-in or take-out restaurants, shall be permitted subject to the procedures, regulations and guidelines set forth in Title 20 of the Newport Beach Municipal Code, in each case. (25) b. Outdoor, drive-in or take-out restaurants shall be subject to the procedures, regulations and guidelines set forth in Title 20 of the Newport Beach Municipal Code, in each case. (25) 2. Barber shop and beauty parlor 3. Book and stationery store 4. Blueprinting and photostatics 5. Camera Shop 6. Delicatessen store 7. Florist 8. Shoe store or repair shop 9. Tailor 10. Tobacco store 11. Office equipment rentable and repair 12. Pharmacies 27 13. Tourist information, travel agencies, and ticket reservation services, but not to include any airline terminal services or facilities for the transport of passengers, baggage, or freight. (1) 14. Athletic club or health clubs (5) * 15. Professional and Business Offices (5) 16. Other uses similar to the above listed 17. Hotel subject to approval of a Use Permit (27) Group VII. LODGE HALLS, PRIVATE CLUBS, ATHLETIC CLUBS, UNION HEADUARTERS (1) (4) (18) Subject to use permit. Group VIII. AUTO DETAILING (19) A. All drainage shall be into the sanitary sewer system. B. That all car wash and auto detailing operations shall be conducted within a covered area. C. This service shall be designed to serve building tenants and their patrons and guests, and shall be ancillary to the primary use. Section III. General Development Standards for Commercial Land A. Site Area Minimum site area shall not be less than thirty thousand (30,000) square feet. Footprint lots shall have all required appurtenant areas contiguous thereto and the sum of these areas shall not be less than thirty thousand (30,000) square feet. (3) * To allow, in addition to the 2,320,600 square feet of professional and business office use permitted elsewhere in the text, a maximum of 38,022 net square feet of professional and business office use within Retail and Service Center Site 1. (5) (14) Exception: (9) The Planning Commission may authorize an exception to the minimum site area. Application for any such exception shall be made at the time of the filing of a tentative map by the applicant. In order for an exception to be granted, the Planning Commission shall find the following facts with respect thereto: 28 1. That the granting of the exception will not be detrimental to the public welfare or injurious to other property in the vicinity. 2. That the Development Considerations and intent of this planned Community Development Standards are substantially met. B. Building Area Maximum building area for professional and business offices shall be as noted in Site Area and Building Area, Part II, Section I, Group 1. C. Setbacks All setbacks shall be measured from the property line. For the purpose of this ordinance, a street side property line is that line created by the ultimate right-of-way of the frontage street. 1. Front Yard Setback (10) Thirty (30) feet minimum; except that unsupported roofs or sunscreens may project six (6) feet into the setback area. The setback for Site C from MacArthur Boulevard would be at least thirty-six (36) feet except that unsupported roofs or sun- screens any project six (6) feet into the setback. 2. Side Yard Side yard setbacks will be required only when any one of the following conditions exist: a. Corner Lot: Thirty (30) feet (street side setback only), except that unsupported roofs and sunscreens may project three (3) feet into setback area. b. Where property abuts other than commercially zoned property, a ten (10) foot setback is required. Unsupported roofs and sunscreens may project three (3) feet into the setback area. 3. Rear Yard None required except on a through-lot in which case the required front yard setback shall be observed. 4. Footprint Lots (6) 29 Except as required by the Uniform Building Code, there shall be no additional setback requirements for buildings within footprint lots. Provided, however, that buildings within footprint lots shall be so located as to observe the setbacks from streets and existing lot lines required under Part II, Section III, C.1, 2 and 3. D. Loading Areas 1. Street side loading on other than special landscaped streets shall be allowed providing the loading dock is set back a minimum of seventy (70) feet from the street right-of-way line, or one hundred ten (110) feet from the street center line, whichever is greater. Said loading area must be screened from view from adjacent streets. E. Storage Areas 1. All outdoor storage shall be visually screened from access streets, freeways and adjacent property. Said screening shall form a complete opaque screen up to a point eight (8) feet in vertical height, but need not be opaque above that point. 2. Outdoor storage shall be meant to include all company owned and operated motor vehicles, with the exception of passenger vehicles. 3. No storage shall be permitted between a frontage street and the building line. F. Refuse Collection Areas 1. All outdoor refuse collection areas shall be visually screened from access streets, freeways and adjacent property. Said screening shall form a complete opaque screen. 2. No refuse collection area shall be permitted between a frontage street and the building line. G. Telephone and Electrical Service All “on-site” electrical lines (excluding lines in excess of 12KV) and telephone lines shall be placed underground. Transformer or terminal equipment shall be visually screened from view from streets and adjacent properties. 30 H. Pedestrian Access (1) It is required of all developments in the commercial areas to submit a plan of pedestrian access to the Community Development Planning Department prior to the issuance of building permits. Said plan will detail consideration for pedestrian access to the subject property and to adjacent properties and shall be binding on subsequent development of the property. The plan shall show all interior walkways and all walkways in the public right-of-way, if such walkways are proposed or necessary. I. Parking All parking shall be as specified in the General Parking Requirements, Part III. J. Signs All signing shall be as specified in the General Sign Requirements, Part IV. K. Landscape All landscaping shall be as specified in the General Landscape Requirements, Part V. 31 PART III. GENERAL PARKING REQUIREMENTS Section I A. Adequate off-street parking shall be provided to accommodate all parking needs for the site. The intent is to eliminate the need for any on-street parking. Required off-street parking shall be provided on the site of the use served, or on a contiguous site, or within three hundred (300) feet of the subject site. Where parking is provided on other than the site concerned, a recorded document shall be approved by the City Attorney and filed with the Community Development Department Building and Planning Departments and signed by the owners of the alternate site stipulating to the permanent reservation of use of the site for said parking. B. Parking requirements for specific sites shall be based upon the following parking criteria. All parking shall be determined based upon building type and the area within allotted to the following functions: 1. Business & Professional Offices One (1) space for each 225 square feet of net floor area. The parking requirement may be lowered to one (1) space for each 250 square feet of net floor area upon review and approval of the modification committee. Company parking stalls shall not exceed twenty-five (25) percent of the total number of required parking spaces. The number and design of compact parking stalls shall be reviewed and approved by the Planning Community Development Director. (11) Exception: (11) Parking Requirement for Business and Professional Office Buildings based on Parking Pool. The parking requirements for office buildings within a contiguous office site may be modified in accordance with the following schedule when the net building area or areas served exceeds 100,000 square feet. a. For the first 125,000 square feet, parking shall be provided at one space per 250 square feet of net floor area. b. For the next 300,000 square feet, parking shall be provided at one space per 300 square feet of net floor area. c. Any additional floor area, parking shall be provided at one space per 350 square feet of net floor area. 32 d. For pools based on more than 425,000 square feet of net floor area, the Planning Commission may modify the parking formula by use permit, based on a demonstrated formula. 2. Medical & Dental Offices Five (5) spaces for each doctor or one (1) space for each 200 square feet of gross floor area, whichever is greater. 3. Manufacture, Research and Assembly - Deleted. (33) 4. Warehouse - Deleted. (33) 5. Lodge Halls, Private Clubs, Athletic Clubs, Union Headquarters (1) (4) (5) a. One (1) space for each 75 square feet of gross floor area plus one (1) space for each 250 square feet of gross office floor area. b. Specific parking requirements shall be developed for private clubs or athletic clubs based upon functions and occupancies within this use. Parking shall be in conformance to existing City of Newport Beach requirements for said occupancies or at a demonstrated formula agreeable to the Planning Community Development Director. (4) In the event that private clubs or athletic clubs are converted to another use, parking requirements for the new use shall be subject to review by the Planning Community Development Director. (5) 6. Restaurants, Bars or Theater/Nightclubs, Outdoor, Drive-In and Take-Out Restaurants (7) a. Restaurant, bar or theater/nightclub parking shall be in accordance with Title 20 of the Newport Beach Municipal Code, except as noted under “b” and “c” below. * b. Restaurants, other than outdoor, drive-in or take-out restaurants, within retail and service centers shall provide one (1) space for each 200 square feet of net floor area and one (1) loading space for each 10,000 square feet of gross floor area, to the extent that the net floor area of all restaurants does not exceed twenty (20) percent of the net floor area of the retail and service center. In the event that any restaurant causes the total of all restaurant uses in the retail and service center to exceed the twenty (20) percent limitation noted above, that entire restaurant and any subsequent restaurants shall provide parking as noted under “a” above. 33 c. Parking for outdoor, drive-in and take-out restaurants shall be provided in accordance with Section 20.53.060 of the Newport Beach Municipal Code. 7. Commercial Retail and Service Center (5) One (1) space for each 200 square feet of net floor area. One (1) loading space for each 10,000 square feet of gross floor area. Professional and business office parking shall be provided per Part III, Section I.B.1. Athletic or health club parking shall be provided per Part III, Section 1.B.5b. 8. Hotels and Motels One (1) space for each guest unit plus employees’ parking on a demonstrated formula. Parking for restaurants, bars, banquet rooms, retail shops or service stores shall be as specified in the above applicable section or on a demonstrated formula acceptable to the Planning Community Development Director. * Professional and business office net floor area shall be included in this provision. Athletic and health club net floor area shall be excluded from this provision. (5) 9. Court House Specific parking requirements shall be developed based upon functions and occupancies within this zone. Parking shall be in conformance to existing City of Newport Beach requirements for said occupancies, or at a demonstrated formula agreeable to the Planning Community Development Director. 34 PART IV. GENERAL SIGN REQUIREMENTS Section I. Sign Standards A. Signs visible from the exterior of any building may be lighted, but no signs or any other contrivance shall be devised or constructed so as to rotate, gyrate, blink or move in any animated fashion. B. Signs shall be restricted to advertising only the person, firm, company or corporation operating the use conducted on the site or the products sold thereon. C. A wall sign with the individual letters applied directly shall be measured by a rectangle around the outside of the lettering and/or the pictorial symbol and calculating the area enclosed by such line. D. All signs attached to the building shall be surface mounted. Group I. PERMANENT IDENTIFICATION SIGNS A. Ground Signs Ground signs shall not exceed four (4) feet above grade in vertical height. Also, ground signs in excess of one hundred and fifty (150) square feet in area (double face) shall not be erected in the first twenty (20) feet, as measured from the property line, of any street side setback. Said sign shall not exceed a maximum area of two hundred (200) square feet. B. Wall Signs In no event shall an identification sign placed on a wall comprise more than ten (10) percent of the area of the elevation upon which the sign is located. Said signs shall be fixture signs. Signs painted directly on the surface of the wall shall not be permitted. 1. The following exceptions apply to industrial zoning only. In the instance of a multiple tenancy building, each individual industry may have a wall sign over the entrance to identify the tenant. Said sign shall give only the name of the company and shall be limited to six (6) inch high letters. Said signs must be oriented toward the parking or pedestrian area for that building and shall not exceed a maximum area of five (5) square feet. 2. Fascia mounted identification signs limited to two (2) facades for each building and structure. 35 No sign shall exceed an area equal to one and one-half (1 1/2) square feet of sign for each one (1) foot of lineal frontage of the building or store. However, no sign shall exceed two hundred (200) square feet in area per face. 3. The following exceptions apply to Professional and Business Offices and Retail and Service Center uses only. In the instance of a multiple tenancy building, each individual ground floor business may have signing in addition to permitted Building Identification signs. (6) Each individual ground floor business shall be limited to one (1) sign per frontage not to exceed two (2) signs per business. Said signs shall not be located above the ground floor fascia. No sign shall exceed an area equal to ten (10) percent of the business face upon which it is located. However, no sign shall exceed thirty-five (35) square feet in area. (6). In no event shall there be more than three (3) permitted ground floor wall signs per building for Professional and Business Offices. (6) C. Pole Signs One (1) identification pole sign per site will be allowed for the following commercial businesses only: a. Restaurant b. Cocktail lounge and/or bar c. Hotel If a pole sign is utilized, it shall be in lieu of other identification signs allowed by ordinance. Pole signs shall be limited to a maximum height of twenty (20) feet and a maximum area of fifty (50) square feet per face, double faced. Group II. TEMPORARY IDENTIFICATION SIGNS A. The following signs shall conform to all requirements for “Ground Signs,” Section I, Group I, Item A with General Sign standards above unless specifically limited below. 1. Sale or Lease Sign A sign, advertising the sale, lease or hire of the site shall be permitted in addition to the other signs listed in this section. 36 Said sign shall not exceed a maximum area of forty (40) square feet. 2. Construction Sign One (1) construction sign denoting the architects, engineers, contractor, and other related subjects, shall be permitted upon the commencement of construction. Said sign shall be permitted until such time as a final inspection of the building(s) designates said structure(s) fit for occupancy, or the tenant is occupying said building(s), whichever occurs first. Said sign shall not exceed a maximum area of forty (40) square feet. 3. Future Tenant Identification Sign A sign listing the name of future tenant, responsible agent or realtor, and identification of the industrial complex shall be permitted. Said sign will be permitted until such time as a final inspection of the building(s) designates said structure(s) fit for occupancy or tenant is occupying said building(s), whichever occurs first. Said sign shall not exceed a maximum area of forty (40) square feet. 4. Directional Signs Signs used to give directions to traffic or pedestrians or give instructions as to special conditions shall not exceed a total of six (6) square feet (double face) in area and shall be permitted in addition to the other signs in this section. 5. Exceptions Group II.A.1, 2 and 3: this information may be grouped on a single sign when the aggregate surface area does exceed the summation of the individual areas for each use. This area may be distributed on all surfaces of the sign. This sign may not exceed four (4) feet above grade. Group III. SPECIAL PURPOSE SIGNS A. The following permanent signs shall be permitted. 1. Permanent Directional Sign Signs used to give directions to traffic or pedestrians as to special conditions shall not exceed a total of six (6) square feet 37 in area per face, double faced and shall be permitted in addition to other signs permitted in these standards. 2. Community Directional and/or Identification Sign Permanent directional and identification signs, not exceeding two hundred fifty (250) square feet (per face), shall be permitted but subject to use permit. Section II. Sign Area A. Industrial - Deleted. (33) B. Industrial Support Facilities and – Deleted. (33) Business and Professional Offices (33) The following shall apply to Permitted Uses, Part I, Section III. No sign shall exceed an area equal to one and one-half (1 1/2) square feet of sign for each one (1) foot of lineal frontage of the building. However, no sign shall exceed two hundred (200) square feet in area per face. C. Commercial The following shall apply to Permitted Uses, Part II, Section II, Groups II, III, V and VI. Building identification shall be limited to a single entity. Building identification signs shall have an area not to exceed one and one-half (1 1/2) square feet of surface for each one (1) foot of lineal frontage of building. However, no sign shall exceed two hundred (200) square feet per face. Building identification signs shall be limited to two (2) facades. D. Business and Professional Offices The following shall apply to Permitted Uses, Part II, Section II, Group I. Building identification shall be limited to a single entity. Building identification signs shall have an area not to exceed one and one-half (1 1/2) square feet of surface for each one (1) foot of lineal frontage of building. However, no sign shall exceed two hundred (200) square feet per face. Building identification signs shall be limited to two (2) facades. 38 Section III. Maintenance All signs indicated in this section shall be maintained in a neat and orderly fashion. Periodic inspection shall be made as directed by the Planning Community Development Director, City of Newport Beach or his designated agent. 39 PART V. GENERAL LANDSCAPE STANDARDS Section I. General Statement (1) Detailed landscape and irrigation plans, prepared by a registered Architect or under the direction of a Landscape Architect, shall be submitted to and approved by the Planning Community Development Director and the Director of Parks, Beaches and Recreation prior to issuance of a building permit and installed prior to issuance of Certificate of Use and Occupancy. Landscape in the public right-of-way shall be installed per plans and specifications approved by the Parks, Beaches and Recreation Director and in accordance with Parks, Beaches and Recreation Standards. All landscaping in this section shall be maintained in a neat and orderly fashion. Periodic inspections will be made as directed by the Planning Community Development Director and reports submitted with regard to the condition of maintenance. If suggestions of improvement are made, and are in the realm of the Maintenance Standards, the work shall be corrected within thirty (30) days of receipt of the report. A. Maintenance 1. All planting areas to be kept free of weeds and debris. 2. Lawn and ground covers to be kept trimmed and/or mowed regularly. 3. All plantings to be kept in a healthy and growing condition. Fertilization, cultivation and tree pruning are to be carried out as part of regular maintenance. 4. Irrigation systems are to be kept in working condition. Adjustment and cleaning of system should be a part of regular maintenance. 5. Stakes, guys and ties on trees should be checked regularly for correct function; ties to be adjusted to avoid creating abrasions or girdling to the stems. 6. Damage to plantings created by vandalism, automobile or acts of nature shall be corrected within thirty (30) days. B. Front Yard Setback Area 1. General Statement 40 Landscaping in these areas shall consist of an effective combination of street trees, trees, ground cover and shrubbery. All unpaved areas not utilized for parking shall be landscaped in a similar manner. Full coverage of ground cover to be expected in a minimum of three (3) months. 2. Special Landscaped Street The entire area between the curb and the building setback line shall be landscaped, except for any driveway in said area. Tree size to be no less than 24-inch box. 3. Other Streets The entire area between the curb and a point ten (10) feet back in the front property line shall be landscaped except for any driveway in said area. Tree size to be no less than 24 inch box. C. Side Yard and Rear Yard 1. General Statement All unpaved areas not utilized for parking and storage, shall be landscaped utilizing ground cover and/or shrub and tree materials. 2. Undeveloped Areas Undeveloped areas proposed for future expansion shall be maintained in a weed free condition, but need not be landscaped. 3. Screening Areas used for parking shall be screened from view or have the view interrupted by landscaping and/or fencing from access streets, freeways and adjacent properties. Plant materials used for screening purposes shall consist of lineal or grouped masses of shrubs and/or trees of a sufficient size and height to meet this requirement when initially installed. 4. Boundary Areas Boundary landscaping is required on all interior property lines. Said areas shall be placed along the entire length of these property lines or be of sufficient length to accommodate the number of required trees. Trees, equal in number to one (1) 41 tree per twenty-five (25) lineal feet of each property line, shall be planted in the above defined areas in addition to required ground cover and shrub material. Minimum width of property line landscaping shall be three (3) feet. 5. All landscaped areas shall be separated from adjacent vehicular areas by a wall or curb, at least six (6) inches higher than the adjacent vehicular area. D. Parking Areas Trees, equal in number to one (1) per each five (5) parking stalls, shall be provided in the parking area. Planting area around building shall not be included in parking area. Planting of trees may be in groups and need not necessarily be in regular spacing. E. Sloped Banks All sloped banks greater than 5 to 1, or six (6) feet in vertical height and adjacent to public right-of-way shall be stabilized, planted and irrigated with full coverage in accordance with plans submitted and approved by Planning Community Development Director. F. Loading Areas 1. Street side loading on other than special landscaped streets, shall be allowed providing the loading dock is set back a minimum of seventy (70) feet from the street right-of-way line or one hundred ten (110) feet from the street center line, whichever is greater. Said loading area must be screened from view from adjacent streets. G. Storage Areas 1. All outdoor storage shall be visually screened from access streets, freeways and adjacent property. Said screening shall form a complete opaque screen up to a point eight (8) feet in vertical height but need not be opaque above that point. 2. Outdoor storage shall be meant to include all company owned and operated motor vehicles, with the exception of passenger vehicles. 3. No storage shall be permitted between a frontage street and the building line. H. Refuse Collection Areas 42 1. All outdoor refuse collection areas shall be visually screened from access streets, freeways and adjacent property. Said screening shall form a complete opaque screen. 2. No refuse collection area shall be permitted between a frontage street and the building line. 3. Minimum width for landscaping shall be three (3) feet around refuse collection areas. I. Telephone and Electrical Service All “on-site” electrical lines (excluding lines in excess of 12 KV) and telephone lines shall be placed underground. Transformer or terminal equipment shall be visually screened from view from streets and adjacent properties, or an approved method of display. J. Pedestrian Access (1) It is required of all developments in the commercial areas to submit a plan of pedestrian access to the Community Development Department prior to the issuance of building permits. Said plan will detail consideration for pedestrian access to the subject property and to adjacent properties, and shall be binding on subsequent development of the property. The plan shall show all interior walkways and all walkways in the public right-of-way, if such walkways are proposed or necessary. K. Landscape Plant Vocabulary (1) It is the intent of this standard to provide flexibility and diversity in plant selection yet maintain a limited variety to give greater unity to the development. At the direction of the Director of Community Development and the Director of Parks, Beaches and Recreation, material lists and a street tree master plan shall be developed to aid in this development. All trees occurring in the ten (10) foot setback shall be no less than 24 inch box. The parking lot trees shall be no less than fifteen (15) gallon size. Shrubs to be planted in containers shall not be less than one (1) gallon size. Ground covers will be planted from one (1) gallon containers or from root cuttings. 43 Every effort should be made to avoid using plants with invasive and shallow root systems with fruit that would stain paving or automobiles. L. Earth berms shall be rounded and natural in character, designed to obscure automobiles and to add interest to the site. In cases where the ratio of width and height of berm creates a bank greater than 3 to 1, shrubs or walls can be used as shown in illustration (b) (c). Wheel stops shall be so placed that damage to trees, irrigation units and shrubs is avoided. M. Trees in parking lots should be limited in variety. Selection should be repeated to give continuity. Regular spacing is not required and irregular groupings may add interest. Care should be exercised to allow plants to grow and maintain their ultimate size without restriction. N. Storage areas are to be provided with an opaque screen up to a point of eight (8) feet in vertical height. Combination of plantings can be used to further soften hard materials and give continuity to planting. 44 PART VI. RESIDENTIAL OVERLAY (34) Section I. Applicability and Purpose A. Applicability. The Residential Overlay applies to an area within Office Site B as shown on Exhibit F. B. Purpose. The purpose of the overlay is to provide use and development standards for the development multiple-family residential development and its ancillary uses in Professional and Business Office Site B. Section II. Site Area Site Area: 3.41 acres. Section III. Density and Intensity A. Density. The total maximum allowed number of residential units is 260, exclusive of any density bonus units. B. Commercial Intensity. The maximum allowed non-residential floor area shall be as specified by corresponding base commercial site regulations. There is no minimum amount of commercial area that must be provided within the residential overlay. Section IV. Permitted Uses A. Multi-unit residential development, subject to Site Development Review pursuant to Newport Beach Municipal Code (NBMC) Chapter 20.52 (Permit Review Procedures). B. Any commercial use deemed to support residential or allowed commercial uses pursuant to the applicable Koll Center Newport commercial site regulations as determined by the Community Development Director. C. Any commercial or residential accessory uses pursuant to Title 20 of the Newport Beach Municipal Code. Section V. Affordable Housing A. An Affordable Housing Implementation Plan (AHIP) shall be prepared and submitted with any site development review application seeking approval of a residential development within the PC District. The AHIP shall clearly demonstrate how the 45 proposed residential development project will meet the affordability requirements of this PCDP and any applicable provisions of the State Density Bonus Law and the Newport Beach Municipal Code. The AHIP shall specify eligible income categories, the amount of the requested density bonus, any concession/incentives requested, and any development standards waivers or modifications sought and justifications for said concessions/incentives or development standard relief. B. Density bonuses/incentives or development standard concessions shall be provided pursuant to NBMC Chapter 20.32 and California Government Code Section 65915 et seq. Section VI. Development Standards A. Building Height 1. Maximum height of structures shall be 75 feet. No building or any portion of any structure, architectural feature or mechanical equipment shall exceed 75 feet as measured from the established grade for the purpose of measuring structure height pursuant to NBMC Section 20.30.050 (Grade Establishment). 2. Buildings and structures shall not penetrate Federal Aviation Regulation (FAR) Part 77, Obstruction— Imaginary Surfaces, for John Wayne Airport unless approved by the Airport Land Use Commission (ALUC) and determined not to be a hazard to air navigation by the Federal Aviation Administration. 3. In compliance with FAR Part 77, applicant proposing building or structure that penetrate the 100:1 Notification Surface shall file a Form 7460-1, Notice of Proposed Construction or Alteration with the Federal Aviation Administration. A copy of the FAA application shall be submitted to the ALUC and the applicant shall provide the City with FAA and ALUC responses. B. Building Setbacks 1. Above grade residential buildings shall be setback 10 feet from property lines. Private balconies may encroach up to four feet into the required setback areas. 2. Fully subterranean parking structures may be located in any setback area. 46 C. Parking 1. Residential: 2 covered spaces per dwelling unit, plus 0.5 space per dwelling unit for guest parking. Parking for density bonus projects shall be consistent with NBMC Section 20.32.040 or Government Code Section 65915 et seq. 2. All Other Uses: Refer to NBMC Chapter 20.40 (Off-Street Parking). 3. Enclosed or Structured Parking Enclosed or structured parking shall be screened by building elements or exterior landscaping to soften their exterior appearance. Uniform interior and exterior lighting for comfort, convenience and security shall be provided. Light standards on the roof of the parking structure shall not exceed 25 feet in height from the driving and parking surface. Stairways within any free- standing parking structure shall be designed to be completely visible from either the interior or exterior or both, unless mandated by the Building Code to be enclosed. D. Circulation 1. The site shall be designed to provide and enhance pedestrian and vehicular circulation within Professional and Business Office Site B connecting the residential development to existing office buildings and improvements with the goal of creating a well-connected, pedestrian-friendly environment. 2. A privately-maintained street (“internal street”) connecting Von Karman Avenue and Birch Street shall be provided. The internal street shall be open to the public at all times and shall provide convenient pedestrian and vehicular access for all users of the site including emergency vehicles. 3. At least three pedestrian connections, as generally shown on Exhibit G, connecting residential development within the residential overlay to the Uptown Newport Planned Community shall be provided and maintained by the property owner or its assignee. The pathway connections shall be improved with sidewalks and canopy trees and may include enhanced pavement, seating areas or other amenities to create a convenient, safe and pleasant 47 walkway subject to the review and approval of the Community Development Director. All pedestrian connections shall be improved and inspected by the Community Development Department prior to issuance of a Certificate of Occupancy for future residential buildings. E. Loading and Refuse Areas 1. Loading areas shall be provided in curb-side pullouts along the spine street and/or within the residential building footprints. Loading areas shall be designed to accommodate moving, delivery and refuse collection vehicles without blocking streets, driveways, parking areas, or emergency access. Loading areas shall be clearly marked and maintained. 2. Refuse collection areas shall be located within the parking garage or within enclosed structures such that the interior of these areas is concealed from view. Refuse collection or service vehicles shall utilize the designated loading areas provided by Section VI(E)(1). F. Landscaping 1. Landscaping and irrigation systems shall be installed and maintained in compliance with an approved landscape and irrigation plan. 2. Landscaped areas shall be kept free of weeds, debris, and other undesirable materials. Landscaping shall be designed and maintained to not to interfere with traffic safety visibility areas. 3. Landscape areas shall incorporate drought tolerant and non-invasive plantings and shall conform with applicable energy requirements as specified in Title 24 of the California Code of Regulations. G. Signs 1. Refer to Part IV General Signage Requirements. 2. A comprehensive sign program may be prepared if an applicant wishes to deviate from the sign standards identified herein. Comprehensive sign programs shall be 48 submitted for review and consideration in accordance with the provisions of the NBMC Chapter 20.42. H. Outdoor Lighting 1. Outdoor lighting shall comply with NBMC Section 20.30.070. 2. Detailed lighting plans and a photometric analysis shall be prepared by qualified professionals and shall be submitted for review and approval by the Community Development Director prior to the issuance of a building permit. All lighting shall be installed and inspected by the Community Development Department prior to issuance of the final Certificate of Occupancy. 3. Security lighting shall be provided throughout development within the overlay. 4. Lighting shall be properly maintained by the property owner. Any damaged or non-operational fixtures or lighting elements shall be replaced and made operational within a reasonable amount of time. I. Recreation Amenities 1. On-site recreational amenities accessible to all residents and their guests shall be provided in the residential building. A minimum of forty-four (44) square feet of area per dwelling unit shall be provided consistent with General Plan Land Use Policy LU 6.15.16. Recreational amenities may include, but are not limited to the following: a. Private Balconies b. Swimming pools and spas c. Exercise facilities d. Multi-purpose/club rooms e. Passive gathering spaces (garden and roof terraces) f. Dog washing room g. Bike shop h. Other amenities deemed appropriate by the Community Development Director and property owner. 49 J. Buffering and Screening 1. General Requirements. Mechanical equipment shall be located so that the impact of noise on residential uses within the development and on adjacent nonresidential uses is minimized to the greatest extent feasible. Screening shall be maintained in good condition at all times. Landscaping used as screening shall provide a dense, year-round screen. 2. Roof-mounted Mechanical Equipment and Appurtenances. Roof-mounted mechanical equipment and appurtenances may not be visible in any direction (360 degrees) from a public right-of-way or adjacent property, as may be seen from a point six feet above ground level. Methods of screening may include mechanical roof wells recessed below the roof line or by solid and permanent roof- mounted screens. Screening must be compatible with the architectural style, materials, and color of the building on which the equipment is located. No setbacks are required for rooftop mechanical equipment or appurtenances. 3. Ground-mounted Mechanical Equipment. Ground- mounted mechanical equipment shall be screened from public rights-of-way and/or adjacent property as seen from a point six feet above ground level. Methods of screening may include fences, walls, solid hedges, or other similar methods. Chain link fencing shall not be permitted. K. John Wayne Airport Proximity 1. Interior Noise Attenuation. The interior ambient noise level of all new residential dwelling units shall meet applicable standards of the City’s Community Noise Ordinance (NBMC Section 10.26.030). An acoustical analysis report, prepared by an acoustical engineer, shall be submitted describing the acoustical design features of the structure that will satisfy and meet the applicable interior noise standard. The residential units shall be constructed, and noise attenuated in compliance with the report. 2. Notification to Residents. A written disclosure statement shall be prepared prior to rental of every residential unit. The disclosure statement shall indicate that the occupants will be living in an urban environment in proximity to John Wane Airport and that noise, odor, air quality, outdoor activity levels, etc. may be different or higher than typical suburban residential areas. The disclosure 50 statement shall include a written description of the potential impacts to residents of both the existing environment and potential impacts based upon the allowed uses in the vicinity. Each and every renter shall sign the statement acknowledging that they have received, read, and understand the disclosure statement. The project applicant shall covenant to include within all contracts conveying any interest in a residential unit within the residential building (1) the disclosure and notification requirement as stated herein; (2) an acknowledgment by all lessees that the property is located within an urban type of environment and that the noise, odor, air quality, outdoor activity levels, etc. may be different or higher than typical suburban residential areas; and (3) acknowledgment that the covenant is binding for the benefit and in favor of the City of Newport Beach. 51 PART VII. PUBLIC PARK OVERLAY (34) Section I. Applicability and Purpose A. Applicability. The Public Park Overlay applies to an area within Professional and Business Office Site B as shown on Exhibit F. B. Purpose. The purpose of the overlay is to provide for the orderly development, maintenance and use of a public park within Professional and Business Office Site B if a multiple-family residential project is developed within the Residential Overlay pursuant to Part VI. Section II. Site Area A. A minimum of 1.10 acres shall be dedicated in fee to the City of Newport Beach if a multiple-family residential project is developed within the Residential Mixed-Use Overlay pursuant to Part VII. B. The area excludes driveways and parking areas. Section III. Allowed Uses and Activities A. Any uses and activities allowed and regulated by NBMC Chapter 11.04. B. Any activities permitted pursuant to a Special Event Permit pursuant to NBMC Chapter 11.03. Section IV. Park Design and Amenities A. The public park may include the following amenities: 1. Dog park 2. Seating & social gathering spaces with outdoor furniture 3. Shade structures 4. Multi-purpose lawn 5. Landscaped open spaces including shade trees provided they do not interfere with Fire Department Access 6. Bocce court or similar activity 7. Other active or passive recreational amenities as determined appropriate and necessary by the Parks Beaches and Recreation Commission or Recreation and Senior Services Director. 52 C. The design, amenities and regulations applicable to the public park shall be subject the review of the Parks Beaches and Recreation Commission and the approval of City Council. D. Landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, trimming and maintenance. Irrigation systems shall be routinely inspected and maintained. The park shall be kept free of weeds, debris and other undesirable materials. E. Notice Posted. The public park shall be posted with notification signs to alert users of the proximity to John Wayne Airport and the presence of operating aircraft. 53 PART VII VII. FOOTNOTES (1) Planned Community text revision incorporating Planning Commission revisions and conditions of approval. (2) Planned Community Text revision incorporating City Council conditions of approval as adopted by the city of Newport Beach. (Amendment No. 313, adopted August 14, 1972). (3) Planned Community Text revision July 6, 1973 incorporating the addition of footprint lots and the addition of two (2) restaurant sites within Office Site “A”. (Amendment No. 381, adopted August 2, 1973). (4) Planned Community Text revision (Amendment No. 420, adopted February 7, 1974) incorporating the following changes: a. Revised Planned Community Text site acreage figures to conform to the recorded tract map. b. Revised Exhibit “A” (land use map) to conform to recorded tract map. c. Changed the size of Office Site “E” and created one parcel of land comprised of Restaurant Site No. 3, Service Station Site No. 3 and the residual of Office Site “C”. This new site is designated as Office Site “F”. d. Revised Retail and Service Site No. 2 from a specific location to a floating location within Office Site “A”. e. Added mechanical car wash subject to a use permit as a permitted use on the service station sites. f. Added private clubs or athletic clubs as a permitted use on Office Site “B”. g. Made provisions for three (3) additional restaurant sites, two sites within Office Site “B: and one site within Office Site “F”. (5) Planned Community Text revision (Amendment No. 430, adopted June 10, 1974) incorporating the following changes: a. Eliminated Service Station Site No. 2. b. Added health or athletic club as a permitted use within the Retail and Service Center sites. c. Added Professional and Business Office as a permitted use within the Retail and Service Center sites. d. Added a minimum twenty-five (25) percent landscape requirements or site plan approval by the Planning commission to the development requirements of retail Site No. 1. (6) Planned Community Text revision (Amendment No. 444, adopted May 15, 1975) incorporating the following changes: a. Clarified the setback requirements for buildings within footprint lots. b. Clarified Professional and Business Office permitted uses. 54 c. Added signing provision for ground floor businesses in multi-tenant building. (7) Planned Community Text revision (Amendment No. 451, adopted September 8, 1975) incorporating the following changes: a. Added the requirement that all restaurants shall be subject to the securing of a use permit with the exception of certain restaurant uses within Retail and Service Centers. (8) Planned Community Text revision (Amendment No. 466, adopted June 28, 1976) incorporating the following changes: a. Changed the size of Light Industrial Site No. 2. b. Created Professional and Business Office Site “G”. c. Made provisions for two (2) restaurant sites within Office Site “G”. d. Reduced the allowable building area of Office Site “D”. e. Amended the construction timetable for traffic signals. (9) Planned community Text revision (Amendment No. 475, adopted January 10, 1977) incorporating the following changes: a. Established guidelines for an exception to the minimum site area. (10) Planned Community Text revision (Amendment No. 505, adopted July 11, 1978) incorporating the following changes: a. Increased the site area of Professional and Business Office Site “C”. b. Increased the allowable building area of Professional and Business Office Site “C”. (11) Planned Community Text revision (Amendment No. 508, adopted August 28, 1978) incorporating the following changes: a. Made provision for consideration of additional left turn ingress from MacArthur Boulevard. b. Eliminated Service Station Site No. 1 and added the land area to Professional and Business Office Site “B”. c. Reviewed the parking requirement for office buildings within Professional and Business Office sites. (12) Planned Community Text revision (Amendment No. 514, adopted October 19, 1978) incorporating the following changes: a. Established existing and additional allowable development as of October 1, 1978. 55 b. Established the requirement and criteria for phasing plan approval of development beyond thirty (30) percent of the additional (13) Planned Community text revision incorporating the transfer to allowable building area from Professional and business Office Site “D: to Professional and Business Office Site “B”. (Amendment No. 550, adopted November 10, 1980). (14) Planned Community Text revision for Retail and Service Site No. 1, which allocates existing and permitted development. (Amendment No. 558 adopted March 23, 1981). (15) Planned community Text revision increasing the allowable building area in Site C (MacArthur Court). (Amendment No. 593, adopted October 24, 1983). (16) Planned Community Text revision incorporating the transfer of allowable office, restaurant and retail building area from Professional and Business Office Site “A” to Professional and Business Office Site “B”. (Amendment No. 606, adopted May 14, 1984). (17) Planned Community Text revision to allow up to two restaurants with a total floor area not to exceed 3,250 square feet within “Office Site C”. (Amendment No. 626, adopted December 9, 1985). (18) Planned Community Text revision deleting restaurant Site 1 and substituting a private club with a total floor area not to exceed 30,000 square feet within Office Site “A”. (Amendment No. 635, adopted July 14, 1986). (19) Planned Community Text revision to allow auto detailing as a permitted use. (Amendment No. 647, adopted March 23, 1987). (20) Planned Community Text revision adding support commercial uses to the permitted uses under Professional and Business Office permitted uses. (Amendment No. 649, adopted July 27, 1987). (21) Planned Community text revision combining Light Industrial Sites 1 and 2 into Light Industrial Site 1, increasing the allowable building area for the combined site by 39,000 square feet, and increasing the permitted building height from 35 feet to 55 feet. (Amendment No. 677, adopted June 12, 1989). (22) Planned Community Text revision increasing the permitted building height in Light Industrial Site 1 from 55 feet to 75 feet. (Amendment No. 799, adopted April 25, 1994). (23) Title 20 amendment to reinstate notice and appeal procedures for specialty food service applications. (Amendment No. 829, adopted September 11, 1995, Ordinance 95-39) (24) Planned Community Text revision to increase the permitted height within “Light Industrial Site 1” from 75 feet to 90 feet for a single vertical column. (Amendment No. 867, adopted February 23, 1998, Ordinance 98-3). 56 (25) Planned Community Text revisions (Amendment No. 876, adopted August 10, 1998, Ordinance 98-20) to allow the following changes: a. Additional restaurant uses in Office Site “G” (the current limited of two restaurants will be increased to three restaurant sites), and; b. Permit eating and drinking establishments throughout the Koll Center Planned Community as per Title 20 of the Municipal Code. (26) Planned Community Text revisions (Amendment No. 890, adopted 01/11/2000, Ordinance 99-28) to allow the following changes: a. Increase the permitted level of development for Office Site A by 15,000 square feet (4110 MacArthur Boulevard) and; b. Establish the permitted level of development for Koll Center Newport Office Site A at 418,346 gross square feet. (27) Planned Community Text revisions (Amendment No. 897, adopted January 25, 2000, Ordinance 2000-3) to allow the following changes: a. Designate Parcel 1 of Koll Center Newport Retail and Service Site 1 for Hotel Use, and; b. Establish the permitted Gross Floor Area for Koll Center Newport Retail and Service Site 1 at 120,000 square feet, and c. Establish the permitted height for the site at 60 feet. (28) Planned Community Text revisions (Ordinance No. 2005-014, adopted August 9, 2005) to allow the following changes: a. Office expansion of 1,367 net square feet in the Koll Center Office Site B at 4200 Von Karman Avenue. (29) Planned Community Text revisions (Ordinance No. 2006-19), adopted July 25, 2006 to allow the following changes: a. To increase the development allocation for Professional and Business Offices of Site A by 2,129 net square feet. (PA2005-293) (30) Planned Community Text revisions (Ordinance No. 2006-21), adopted October 24, 2006 to allow the following changes: a. To allow the transfer of 24,016 gross square feet of unused retail, restaurant and office square footage from Office Site B to Office Site A resulting in the elimination of the entire Retail Site #1, an undeveloped portion of Restaurant Site #2 and the entire Restaurant Site #5. 57 (31) Planned Community Text revisions (Ordinance No. 2011-3), adopted January 25, 2011 to allow the following changes: a. To allow building area for Professional & Business Site F to increase by 18, 346 net square feet. (32) Planned Community Text revisions (Ordinance No. 2011-8), adopted March 8, 2011 to allow the following changes: a. To allow an increase to the Allowable Building Area for Professional & Business Site B by 9,917 net square feet (33) Planned Community Text revisions (Ordinance No. 2013-5), adopted March 12, 2013 to allow the following changes: a. To delete Light Industrial Sites 1 and 2 from PC-15. b. To delete Part I. Industrial uses in its entirety as an allowed use. c. To revise the total acreage within PC-15 to 154.0 acres to reflect the deletion of Light Industrial Sites 1 and 2 from PC-15. d. To update the Composite exhibit and Exhibits A through E to reflect the deletion of Light Industrial Sites 1 and 2 from PC-15. Insert exhibits: Composite ............................................. For Information Only (33) Exhibit A .............................................. Land Use (33) Exhibit B............................................... Grading and Roads (33) Exhibit C............................................... Storm Drain (33) Exhibit D .............................................. Water & Sewer (33) Exhibit E ............................................... Boundary and Topography (33) (34) Planned Community Text revisions (Ordinance No.__), adopted to affect the following changes: a. Clarify that the Newport Beach Municipal Code applies to property within the planned community. b. Update title from Planning Director to Community Development Director throughout document. c. Made changes to Professional & Business Offices for Site B creating the Residential Overlay allowing 260 (units exclusive of density bonus units) and the Park Overlay allowing the one-acre public park. d. These improvements impacted the following: i. Increased parking for Professional and Business Office Site B e. Made changes to Contents and Overall Document to allow the following: i. New Residential Overlay as Part VI ii. New Park Overlay as Part VII. iii. Footnotes moved from Part VI to Part VIII 58 iv. Exhibits moved from Part VII to Part VIIII Insert exhibits: Exhibit F - Overlay Map – Office Site B (34) Exhibit G - Pedestrian Connection Diagram (34) 59 PART VIII. EXHIBITS Composite For Information Only (33) Exhibit A Land Use (33) Exhibit B Grading and Roads (33) Exhibit C Storm Drain (33) Exhibit D Water & Sewer (33) Exhibit E Boundary and Topography (33) Exhibit F Overlay Map – Office Site B (34) Exhibit G Pedestrian Connection Diagram (34) NOT A PART (O rdinance 2013-5) NOT A PART (O rdinance 2013-5) NOT A PART (O rdinance 2013-5) NOT A PART (O rdinance 2013-5) NOT A PART (O rdinance 2013-5) 12. 00 MACARTHUR BOULEVARDJAMBOREE ROAD BIRCH STREETVON KARMAN AVENOVERLAY MAP -OFFICE SITE B NOT A PART (ORDINANCE 2013-5) OFFICE SITE B 43.703 AC NET NEWPORT BEACH, CALIFORNIA FOR KOLL CENTER NEWPORT OFFICE SITE G 5.317 AC NET 0'50' 100' 200'400' N SCALE: 1" = 100'-0" EXHIBIT F: LEGEND RESIDENCES AT 4440 VON KARMAN AVE EXISTING OFFICE BUILDING PARK UPTOWN NEWPORT BUILDINGS PROPOSED PEDESTRIAN CONNECTION FUTURE PEDESTRIAN CONNECTION *VON KARMAN AVE.MACARTHUR BLVDBIRCH ST.JAMBOREE RD.EXISTING BLDG NOT-A-PART EXISTING BLDG NOT-A-PART EXISTING BLDG NOT-A-PART EXISTING BLDG NOT-A-PART EXISTING BLDG NOT-A-PART EXISTING PARKING LOT NOT-A-PART PLANNED PARKING STRUCTURE EXISTING BLDG NOT-A-PART EXISTING BLDG 4440 VON KARMAN RESIDENCES AT 4400 VON KARMAN UPTOWN NEWPORT * * * Planning Commission Resolution No. PC2020-040 Page 28 of 43 EXHIBIT “D” Affordable Housing Implementation Plan RESIDENCES AT 4440 VON KARMAN AFFORDABLE HOUSING IMPLEMENTATION PLAN AND DENSITY BONUS APPLICATION RESUBMITTED OCTOBER 26, 2020 Prepared by 1 RESIDENCES AT 4440 VON KARMAN AFFORDABLE HOUSING IMPLEMENTATION PLAN AND DENSITY BONUS APPLICATION OCTOBER 26, 2020 Project Description & Affordability Level TPG (KCN) Acquisition, LLC (“Picerne”) is proposing the 312 unit Residences at 4440 Von Karman development (“Project”) on a site located in Planned Community Development Plan #15 (Koll Center Newport Planned Community). The Project site is irregularly shaped and is bounded by Birch Street, Von Karman Avenue, and the existing surface parking lot for the Jazz Semiconductor facility. Although the total Project site is approximately 13.0 acres, that is inclusive of existing surface parking serving existing office buildings as well as a proposed parking structure which is planned to replace existing surface parking on the residential development site serving the existing office buildings. The net development area, including parks, landscaped walkways, access drives, the replacement parking structure, and existing parking totals approximately 8.7 acres. The balance of the Project site (approximately 4.3 acres) consists of an existing access easement, parking lots, and offices. The Newport Beach General Plan designates the Project site as Mixed-Use Horizontal 2 (MU- H2) and the zoning is Planned Community 15, Koll Center (PC 15). The site is currently developed as a surface parking lot serving existing office uses. Those parking spaces will be replaced in a proposed parking structure to be located in the southeast corner of the Project site as well as in the parking garage for the proposed residential Project. As part of the Project, Picerne intends to develop and dedicate a 1.1-acre Public Park to the City of Newport Beach. The Project is planned to consist of a total of 312 units: 260 units based on the current remaining additive residential units (“Base” units) per the Airport Business Area Integrated Conceptual Development Plan for Koll and Conexant Properties (“ICDP”) and 52 density bonus units (i.e., 20% of the 260 Base units). In accordance with Government Code Section 65915, five percent of the Base units (i.e., 13 units) will be made affordable to Very Low Income households. Very Low Income households, as defined in California Health and Safety Code Section 50105, are households earning 50 percent or less of area median income, adjusted for family size. Eligibility for Density Bonus Picerne will be providing 13 units (i.e. 5% of Base units) affordable to Very Low Income households (“Very Low Income units”). This will comply with the provisions of Government Code Section 65915 and Section 20.32 of the City’s Zoning Code applicable to a 20% density bonus. Rents for the Very Low Income units will be computed in accordance with Health and Safety Code Sec. 50053, as required by Government Code Section 65915(c)(1). Residences at 4440 Von Karman Affordable Housing Implementation Plan and Density Bonus Application October 26, 2020 2 Density Bonus Computation and Term of Affordability The density bonus computation for the Project per Government Code Section 65915 is shown below: Table 1 Density Bonus Computation Picerne intends to operate the apartment Project as a rental community. The 13 Very Low Income units will remain rent restricted for a minimum of 55 years, per Government Code Section 65915(c)(1). Reduction in Parking The Project meets the criteria of subdivision (b) of Government Code Sec. 65915 and Section 20.32.030 of the City’s Zoning Code by providing at least five percent (5%) of the total units of a housing development (excluding any units permitted by the density bonus awarded pursuant to that section) for Very Low Income households. Government Code Section 65915(p) and Section 20.32.040 of the City’s Zoning Code provide the following: (1) Upon the request of the developer, no city, county, or city and county shall require a vehicular parking ratio, inclusive of handicapped and guest parking, of a development meeting the criteria of subdivision (b), that exceeds the following ratios: a. Zero to one bedrooms: one onsite parking space. b. Two to three bedrooms: two onsite parking spaces. (2) If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded up to the next whole number. For purposes of this subdivision, a development may provide “onsite parking” through tandem parking or uncovered parking, but not through street parking. Table 2 on the next page is a summary of Government Code Sec. 65915 parking requirements vs. spaces to be provided: Remaining Units Per ICDP (Before Density Bonus)260 Density Bonus Utilized (20%)52 Total Units 312 Residences at 4440 Von Karman Affordable Housing Implementation Plan and Density Bonus Application October 26, 2020 3 Table 2 Parking Requirements Picerne requests that parking requirements be calculated in accordance with Government Code Sec. 65915(p). The project is currently planning to provide 559 onsite parking spaces for its residential units, subject to changes pending approval of final building plans. Development Incentive Request Pursuant to Government Code Section 65915(d)(1) and Section 20.32 of the City’s Zoning Code, Picerne is entitled to one concession or incentive as a result of providing at least five percent (5%) of the units as affordable for Very Low Income households. Picerne requests the following development incentive: Section 20.32.070 of the City’s Zoning Code provides that “Affordable units [in a density bonus project] shall reflect the range of numbers of bedrooms provided in the residential development project as a whole.” Picerne requests that the 13 Very Low Income units be Unit Type Studio 55 1.0 55 1 BR 149 1.0 149 2 BR 108 2.0 216 TOTAL PARKING STALLS REQUIRED - RESIDENTIAL UNITS 312 1.3 420 Stalls/Unit Per Gov. Code 65915 Parking Stalls Number of Units Unit Type Studio 55 1.0 55 1 BR 149 1.0 149 2 BR 108 2.0 216 TOTAL PARKING STALLS REQUIRED - RESIDENTIAL UNITS 312 1.3 420 TOTAL PARKING STALLS PROVIDED - RESIDENTIAL UNITS 559 PARKING PROVIDED IN EXCESS OF MINIMUM REQUIREMENTS 139 276 TOTAL PARKING STALLS PROVIDED IN RESIDENTIAL STRUCTURE 835 OFFICE PARKING PROVIDED IN RESIDENTIAL STRUCTURE Stalls/Unit Per Gov. Code 65915 Parking Stalls Number of Units Residences at 4440 Von Karman Affordable Housing Implementation Plan and Density Bonus Application October 26, 2020 4 provided utilizing the unit mixes as shown below rather than a unit mix proportional to the development as a whole: Table 3 Unit Mix As required by Government Code Sec. 65915(d)(1)(A), this incentive will result in additional rental income for the Project as well as construction cost reductions for the affordable units, which will enable the affordable rents to be set in accordance with Government Code Sec. 65915(c)(1). Income Limits and Examples of Eligible Tenants for Affordable Homes Very Low Income Households are defined as households whose gross income does not exceed 50% of area median income, adjusted for household size. Table 4 on the following page shows the maximum income limits as determined by the U.S. Department of Housing and Urban Development and the California Department of Housing and Community Development (“HCD”) for Very Low Income households with household sizes appropriate for Residences at 4440 Von Karman: Table 4 Maximum Income Limits Higher income limits apply to larger families of 6 or more persons; however those families are not considered to be a target market for Residences at 4440 Von Karman, where the unit mix consists of studios, one-bedroom, and two-bedroom apartment homes. Unit Type Total Units Very Low Income Units Studio 55 3 1 Bedroom 149 9 2 Bedroom 108 1 Total 312 13 Household Size Very Low Income Units Maximum Annual Income - 2020 1 Person $44,850 2 Person 51,250 3 Person 57,650 4 Person 64,050 5 Person 69,200 Residences at 4440 Von Karman Affordable Housing Implementation Plan and Density Bonus Application October 26, 2020 5 The Project’s 13 affordable homes will be rented to eligible Very Low Income households. As shown in Table 4, Very Low Income households include incomes ranging from $44,850 per year for a one-person household to $69,200 per year for a five-person household. As such this could include service industry employees (waitresses, retail managers, hotel receptionists etc.), school district employees, health care employees, and other occupations which provide needed services to our community. While household size, overtime pay, summer jobs, or second jobs may affect eligibility, the income limits above are reflective of pay to many public or health care sector workers, as shown in Table 5 below: Table 5 Examples of Qualifying Salaries The pay ranges shown above are as of 2018 through 2020 (depending on source) and are subject to periodic update. Retired persons or couples or young business professionals starting their careers may also qualify to rent the affordable homes. In order to provide opportunities to workers to live in one of the affordable homes, the City could provide guidelines providing for acceptance of applications on a priority basis from classes of individuals who qualify under the income limits in effect. The guidelines could provide for priority treatment for City employees, employees of the local school district, and employees of major health care institutions or other categories identified by the City for priority treatment. Rental Rate Limits for Affordable Homes The 13 Very Low Income units shall be rented at an affordable rent calculated in accordance with the provisions of Section 50053 of the Health and Safety Code. Section 50053 of the Health and Safety Code limits affordable rent to 30% of total income for a Very Low Income household, as calculated in Table 6 below. That section also requires that the rent for a studio unit assumes a one-person household for rent calculation purposes, a one-bedroom unit assumes a two-person household, and a two-bedroom unit assumes a three-person household. The rents calculated are then adjusted by a utility allowance as determined annually by the County of Orange Housing & Position Pay Range Information Source Comments Library Clerk I or Library Clerk II $38,896-$60,590 State Will qualify. Police Comm. Service Officer 44,158-68,494 State Will qualify Newport-Mesa School District Custodian/Head Custodian 42,768-56,472 NMUSD Will qualify Newport Mesa School District Administrative Asst.49,764-60,936 NMUSD Will qualify Hoag Hospital Administrative Asst.44,000-51,000 Glass Door Will qualify A Very Low Income household must have household income which does not exceed a range of $44,850 to $69,200, depending on household size. Following are examples of positions available at the City, at Newport-Mesa Unified School District, and at Hoag Hospital which may be representative of future residents in affordable units at the Residences at Uptown Newport North. Residences at 4440 Von Karman Affordable Housing Implementation Plan and Density Bonus Application October 26, 2020 6 Community Services Department. As of October 1, 2019, the reduction for the utility allowance is $119.00 per month for a studio unit, $132.00 per month for a one-bedroom unit, and $171.00 per month for a two-bedroom unit. The utility allowance utilized assumes gas cooking, gas space heating, gas water heating, as well as water, and sewer, and trash fees which will be paid by the tenant. Table 6 Maximum Rents by Bedroom Count Picerne will enter into an affordable housing agreement, in recordable form, with the City prior to obtaining the first building permit for any residential unit within the Project. That agreement will ensure that the maximum rents for the affordable apartment homes will be calculated using the methodologies as utilized in Table 6. The rental rates shown will be updated prior to the commencement of rental activities and on an ongoing basis to reflect then current income limits, utility allowances, and any changes in applicable regulations and statutes. Unit Mix, Design, and Location of Affordable Homes While the exact location of each of the affordable homes within the Residences at 4440 Von Karman has not yet been determined, the affordable homes will be spread throughout the development to avoid concentration of affordable homes in any area. The affordable homes shall be comparable in the quality of construction and exterior design to the market rate homes. The affordable homes will be marketed concurrently with the market rate homes and will be released for occupancy roughly proportional to release of the market rate homes for occupancy. All affordable homes will have access to the facilities and amenities offered by the development. Bedrooms Maximum Annual Rent - 2020 Maximum Monthly Rent - 2020 Utility Allowance1 Affordable Rent - 2020 Very Low Studio $10,815 $901 $119 $782 1 Bedroom 12,360 1,030 132 898 2 Bedroom 13,905 1,159 171 988 1Utility allowances will be updated prior to commencement of leasing activities to reflect updated utility allowances and final utility configurations. Residences at 4440 Von Karman Affordable Housing Implementation Plan and Density Bonus Application October 26, 2020 7 Requested City of Newport Beach Assistance Financial Assistance Picerne is not requesting any direct financial assistance from the City of Newport Beach for the Project. Planning Commission Resolution No. PC2020-040 Page 29 of 43 EXHIBIT “E” Traffic Study RESIDENCES AT 4400 VON KARMAN PROJECT Traffic Impact Study Prepared by: Kimley-Horn and Associates, Inc. 765 The City Drive, Suite 200 Orange, California 92868 October 2020 This Page Intentionally Left Blank WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | i TABLE OF CONTENTS Section Page No. 1 INTRODUCTION 1 2 PROJECT DESCRIPTION 1 2.1 Project Location .........................................................................................................................1 2.2 Existing Land Uses and Access ....................................................................................................2 2.3 Proposed Project and Access......................................................................................................2 3 METHODOLOGY 9 3.1 Study Area .................................................................................................................................9 3.2 Analysis Methodology .............................................................................................................. 10 3.3 Performance Criteria ................................................................................................................ 13 3.4 Significance Thresholds ............................................................................................................ 14 City of Newport Beach ............................................................................................................. 14 City of Irvine ............................................................................................................................ 14 Caltrans ................................................................................................................................... 15 3.5 Study Scenarios........................................................................................................................ 15 4 EXISTING TRAFFIC ENVIRONMENT/AREA CONDITIONS 15 4.1 Existing Transportation System ................................................................................................ 15 Roadway Characteristics .......................................................................................................... 15 Existing Transit Service ............................................................................................................. 17 5 EXISTING TRAFFIC CONDITIONS 21 5.1 Existing Traffic Volumes ........................................................................................................... 21 5.2 Existing Intersection Analysis ................................................................................................... 21 6 PROPOSED PROJECT TRAFFIC 27 6.1 Project Trip Generation ............................................................................................................ 27 6.2 Project Trip Distribution and Assignment ................................................................................. 27 7 FUTURE CONDITIONS 33 7.1 Traffic Phasing Ordinance (TPO) Analysis ................................................................................. 33 TPO 1% Analysis ....................................................................................................................... 34 TPO Analysis Year 2025 Without Project .................................................................................. 38 TPO Analysis Year 2025 With Project ........................................................................................ 39 WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | ii 7.2 CEQA Analysis .......................................................................................................................... 45 CEQA Analysis Year 2025 Without Project ................................................................................ 45 CEQA Analysis Year 2025 With Project ..................................................................................... 53 8 GENERAL PLAN COMPARISON 59 9 OTHER ISSUES 67 9.1 ANALYSIS OF INTERSTATE HIGHWAY FACILITIES ....................................................................... 67 Intersections on Interstate Highway Facilities ................................................................................. 67 Traffic Impact Criteria..................................................................................................................... 67 Interstate Highway Intersection Analysis ........................................................................................ 69 Existing Conditions ................................................................................................................... 69 CEQA Analysis Year 2025 Without Project ................................................................................ 69 CEQA Analysis Year 2025 With Project ..................................................................................... 69 9.2 CONGESTION MANAGEMENT PROGRAM COMPLIANCE ........................................................... 70 9.3 SITE ACCESS AND SITE CIRCULATION ........................................................................................ 70 9.4 CONSTRUCTION TRAFFIC.......................................................................................................... 74 Construction Phasing ............................................................................................................... 74 10 CONCLUSIONS 75 FIGURES Figure 1 – Vicinity Map ............................................................................................................................ 3 Figure 2 – Existing Project Site ................................................................................................................. 5 Figure 3 – Project Site Plan ...................................................................................................................... 7 Figure 4 – Study Intersections ................................................................................................................ 11 Figure 5 – Existing Transit Routes .......................................................................................................... 19 Figure 6 – Existing Lane Configuration and Traffic Control ..................................................................... 23 Figure 7 –Existing Peak Hour Traffic Volumes ........................................................................................ 25 Figure 8 – Project Trip Distribution ........................................................................................................ 29 Figure 9 – Project-Related Peak Hour Traffic Volumes ........................................................................... 31 Figure 10 – TPO Analysis Year 2025 Without Project Peak Hour Traffic Volumes .................................... 35 Figure 11 – TPO Analysis Year 2025 With Project Peak Hour Traffic Volumes ......................................... 43 Figure 12 – Location of Cumulative Projects .......................................................................................... 49 Figure 13 – CEQA Analysis Year 2025 Without Project Peak Hour Traffic Volumes ................................. 51 Figure 14 – CEQA Analysis Year 2025 With Project Peak Hour Traffic Volumes ....................................... 55 WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | iii Figure 15 – Post-2030 General Plan Buildout Peak Hour Traffic Volumes ............................................... 61 Figure 16 – Post-2030 General Plan Buildout With Project Peak Hour Traffic Volumes ........................... 63 Figure 17 – Existing Site Access .............................................................................................................. 72 TABLES Table 1: Summary of Intersection Operation Existing Conditions ........................................................... 21 Table 2: Summary of Project Trip Generation ........................................................................................ 27 Table 3: Summary of City of Newport Beach Committed Projects .......................................................... 34 Table 4: Summary of 1% TPO Analysis ................................................................................................... 37 Table 5: Intersection Operations – TPO Analysis Year 2025 Without Project Conditions ......................... 39 Table 6: Intersection Operations – TPO Analysis Year 2025 With Project Conditions .............................. 41 Table 7: Summary of Cumulative Projects .............................................................................................. 47 Table 8: Intersection Operation – CEQA Analysis Year 2025 Without Project Conditions ........................ 53 Table 9: Intersection Operation – CEQA Analysis Year 2025 With Project Conditions ............................. 57 Table 10: Summary of Delta Project Trip Generation ............................................................................. 60 Table 11: Intersection Operation – Post-2030 General Plan Buildout With Project Conditions ............... 65 Table 12: Summary of Interstate Highway Intersection Operations ........................................................ 69 APPENDICES Appendix A – Traffic Data Collection Worksheets Appendix B – Intersection Analysis Worksheets B-1 – Existing Conditions B-2 – TPO Analysis Year 2025 Without Project B-3 – TPO Analysis Year 2025 With Project B-4 – CEQA Analysis Year 2025 Without Project B-5 – CEQA Analysis Year 2025 With Project B-6 – Post-2030 General Plan Buildout B-7 – Post-2030 General Plan Buildout Plus Project Appendix C – Future Conditions Information C-1 – Newport Beach Committed and Cumulative Project Information C-2 – City of Irvine ITAM Forecasts Appendix D – 1% Analysis Worksheets – TPO Analysis WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | iv Appendix E – Intersection Analysis Worksheets – Interstate Highway Analysis E-1 – Existing Conditions E-2 – TPO Analysis Year 2025 Without Project E-3 – TPO Analysis Year 2025 With Project E-4 – CEQA Analysis Year 2025 Without Project E-5 – CEQA Analysis Year 2025 With Project Appendix F – CMP Compliance Appendix G – Map of Irvine Business Complex (IBC) Appendix H – Excerpts from the City of Newport Beach 2006 General Plan Transportation Study WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | v This Page Intentionally Left Blank WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 1 1 INTRODUCTION This Traffic Impact Study has been prepared to evaluate the potential traffic-related impacts associated with the proposed Residences at 4400 Von Karman (“Project”). This report has been prepared in accordance with the City of Newport Beach Traffic Phasing Ordinance (TPO) traffic impact study requirements, County of Orange Congestion Management Program (CMP) requirements, and in support of the environmental documentation for the Project, per the California Environmental Quality Act (CEQA) requirements. This analysis has been undertaken to analyze whether the proposed Residences at 4400 Von Karman Project would result in any new or substantially more severe significant environmental impacts as compared to the conclusions in the City of Newport Beach General Plan Update Final Environmental Impact Report (EIR) (2006). The purpose of this analysis is to document whether any new traffic-related impacts would occur compared to the City’s General Plan EIR, based on the proposed Project (described below) pursuant to State CEQA Guidelines Section 15164. 2 PROJECT DESCRIPTION 2.1 Project Location The project site is located at the southeast corner 1 of Birch Street and Von Karman Avenue in the Airport Area of the City of Newport Beach. A vicinity map is provided on Figure 1. The approximately 13.00-acre site is relatively flat at an approximate elevation of 46 to 52 feet above mean sea level (msl). The project site is an irregularly shaped property generally bordered by Birch Street to the northeast, Von Karman Avenue to the west, and existing office uses and associated surface parking lots and parking structures to the east and south within Koll Center Newport. The Property currently provides a common pool of structured and surface parking to serve office tenants within the Koll Center Newport. Koll Center Newport is an approximately 154-acre mixed-use development area generally bordered on the northeast by Campus Drive, on the southeast by Jamboree Road, and on the west by MacArthur Boulevard. Regional access to the site is from State Route 73 (SR-73) via Jamboree Road to the south and Interstate 405 (I-405) via Jamboree Road to the north. Vehicular access to the site is provided from Birch Street and Von Karman Avenue. Currently, there are three driveways on Birch Street and two driveways on Von Karman Avenue. The site is approximately 0.5 mile southwest of John Wayne Airport, 0.5-mile northwest of the San Joaquin Freshwater Marsh Reserve, and 1.5 miles northwest of the University of California, Irvine (UCI). 1 As shown on Figure 1, the streets adjacent to the project site are oriented on a diagonal. For purposes of this report, Jamboree Road, MacArthur Boulevard, and Von Karman Avenue are considered to be the north-south streets, and Birch Street is an east-west street. WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 2 2.2 Existing Land Uses and Access The project site is located within the surface parking areas serving the existing Koll Center Newport office park. Proximate to the project site, Koll Center Newport consists of general office buildings with surface parking and a parking structure; the parking structure is for the 5000 Birch office building. The existing office buildings located within the boundaries of the project site (4440 Von Karman, 4490 Von Karman, and 4910 Birch), or immediately contiguous to the site (5000 Birch, 4340 Von Karman, and 4350 Von Karman) are not a part of the proposed development. Access to Koll Center Newport is currently provided by two driveways on Von Karman Avenue, and three driveways on Birch Street. All driveways are currently unsignalized and gated. The existing Koll Center Newport site is shown on Figure 2. 2.3 Proposed Project and Access The proposed Project would allow for 312 residential apartments with structured parking, a 0.5-acre public park, a free-standing parking structure, and the reconfiguration of some of the existing parking areas. The 312 apartment units would include 299 market-rate units and 13 very-low income affordable units. The Project would include 55 studio units, 149 one-bedroom units, and 108 two-bedroom units. The residential building is proposed as a five-story podium building with three levels of structured parking (one level on-grade and two levels below ground). The proposed 0.5-acre public park would be centrally located to the project site and would be approximately equidistant from Birch Street and Von Karman Avenue. The conceptual site plan is shown on Figure 3. As noted, access to the Koll Center Newport is currently provided via three driveways on Birch Street and two driveways on Von Karman Avenue. Upon completion of the proposed Project, access to the project site, as well as existing office buildings, would be provided via two full-movement locations on Birch Street and one full-movement location on Von Karman Avenue. To allow for the construction of the proposed Project, some of the existing surface parking areas and the common landscape areas would be demolished. All residential parking would be provided in the residential building’s parking structure. Office parking displaced by the Project would be provided in a new, free-standing parking structure, in the residential building’s parking structure, and surface parking. Visitors to the publicly-accessible park can use surface parking east of the residential building. The Project will provide 565 parking spaces for its residential units and 626 parking spaces for office uses, including 275 parking spaces in the free-standing parking structure. 405INTERSTATE405INTERSTATE55C ALIFORNIA55C ALIFORNIAJ a m b o r e e R d Ir v i n e A v e J a m b o r e e R d Ma c A r t h u r B l v d San Diego FwyS u p e r i o r A v e 73C ALI FORNIA1C ALIFORNIA1C ALI FORNIAMa c A r t h u r C a m p u s D r R e d H i l l A v eBaker StAdams AveHarbor Blvd Fairview Rd17th St19th StD o v e r D rBalboa BlvdMain StAlton PkwyC u l v e r D rUniversity DrCu l v e r D r C o s t a M e s a F w y San Diego FwySanJoaquinHillsCorridorBirch StT e l l e r A v e V o n K a r m a n A v e B l v d Newpo r t Bl v d FordBonita CanyonFIGURE 1VICINITY MAP PROJECT SITE- 3 - WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 4 This Page Intentionally Left Blank FIGURE 2EXISTING PROJECT SITE- 5 - WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 6 This Page Intentionally Left Blank FIGURE 3PROJECT SITE PLAN- 7 - WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 8 This Page Intentionally Left Blank WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 9 3 METHODOLOGY 3.1 Study Area This traffic analysis provides an evaluation of morning and evening peak hour intersection at 25 intersections. The study intersections consist of a combination of intersections in the City of Newport Beach and the adjoining City of Irvine. The study area and study intersection list reflect input received from the cities of Newport Beach and Irvine. The locations of the study intersections are shown on Figure 4. Of the 25 study intersections, 8 are controlled and maintained by the City of Irvine and 15 are controlled and maintained by the City of Newport Beach. The two Interstate 405 (I-405) freeway ramp intersections at Jamboree Road are controlled and maintained by the California Department of Transportation (Caltrans). Study Area Intersections No.Intersection Jurisdiction 1 Traffic Control 1 MacArthur Boulevard at Campus Drive 1 Irvine Signal 2 MacArthur Boulevard at Birch Street Newport Beach Signal 3 MacArthur Boulevard at Von Karman Avenue Newport Beach Signal 4 MacArthur Boulevard at Jamboree Road 1, 2 Newport Beach Signal 5 Von Karman Avenue at Michelson Drive Irvine Signal 6 Von Karman Avenue at Campus Drive 1 Irvine Signal 7 Von Karman Avenue at Birch Street Newport Beach Signal 8 Teller Avenue at Birch Street Newport Beach 2-way Stop 9 Jamboree Road at I-405 NB Ramps 2 Caltrans Signal 10 Jamboree Road at I-405 SB Ramps 2 Caltrans Signal 11 Jamboree Road at Michelson Drive Irvine Signal 12 Jamboree Road at Campus Drive 1 Irvine Signal 13 Jamboree Road at Birch Street 1 Irvine Signal 14 Jamboree Road at Fairchild Drive 1 Irvine Signal 15 Jamboree Road at Bristol Street N Newport Beach Signal 16 Jamboree Road at Bristol Street S Newport Beach Signal 17 Jamboree Road at Bayview Way Newport Beach Signal 18 Jamboree Road at University Drive Newport Beach Signal 19 University Drive at Campus Drive Irvine Signal 20 Bristol Street N at Campus Drive Newport Beach Signal 21 Bristol Street S at Irvine Avenue / Campus Drive Newport Beach Signal 22 Irvine Avenue at Mesa Drive Newport Beach Signal 23 Birch Street at Bristol Street N Newport Beach Signal 24 Birch Street at Bristol Street S Newport Beach Signal 25 Bayview Place at Bristol Street S Newport Beach Signal 1 For “shared” intersections on the boundary between the two cities, the city listed indicates the city that maintains and controls the signal. Freeway ramp intersections are maintained and operated by Caltrans. 2 Designated County of Orange Congestion Management Program (CMP) intersection. WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 10 Each intersection has been analyzed using the methodology and parameters employed by the city in which the intersection is located. For “shared” intersections on the city boundary, the intersection analysis is based on the methodology used by the City that controls and maintains the signal. 3.2 Analysis Methodology Intersection analysis for all signalized intersections has been conducted using the Intersection Capacity Utilization (ICU) methodology, which is the methodology utilized by both cities, as well as the Orange County Congestion Management Program (CMP). Intersections that are located at an Interstate Highway intersection are also analyzed in accordance with Caltrans requirements, using a separate methodology, as discussed later in this report. The ICU methodology provides a comparison of the theoretical hourly vehicular capacity of an intersection to the number of vehicles actually passing through that intersection during any given hour. The ICU calculation assumes an hourly per-lane capacity for each lane through the intersection, and a clearance factor to account for the effect of yellow and red signal phases. Variations in analysis input parameters between the cities of Newport Beach and Irvine have been accounted for in the analysis. The following presents the ICU parameters for each of the cities. ICU Parameter Saturation Flow Rate / Lane Clearance Interval Right-turn-on-red allowed 1 ATMS Credit 2 Critical Movement / ICU calculation City of Newport Beach 1,600 vehicles per hour (vph) 0 NA NA 3 decimals for each critical movement, summed and rounded to 2 decimals for the final ICU for the TPO analysis, and 3 decimals for the CEQA analysis City of Irvine 1,700 vehicles per hour (vph) .05 of cycle length Yes .05 2 decimals for each critical movement and final ICU 1 Right-turn-on-red is allowed from exclusive right-turn lanes. For the City of Irvine, "unofficial" right-turn lanes (known as a de facto right- turn lane) are assumed in the ICU calculation if 19 feet of travel lane exists from lane stripe to edge of roadway, and curbside parking is prohibited during peak periods. 2 ATMS is an advanced traffic signal management system employed by the City of Irvine to allow the control of signal operations in real-time response to traffic conditions at the intersection. Intersections with the ATMS equipment installed are given a 0.05 capacity credit. The ATMS credit is not applied to intersections located within the Irvine Business Complex (IBC). One study intersection (University Drive at Campus Drive) has the ATMS equipment installed. The ATMS credit is applied in all study scenarios. Intersection analysis for unsignalized intersections has been conducted using the Highway Capacity Manual (HCM) methodology, which returns a delay value, expressed in terms of the average seconds of delay per vehicle. Operating conditions for both ICU and HCM methodologies are expressed in terms of “Level of Service” which is also referred to by its acronym, LOS. The ICU calculation returns a volume-to-capacity (V/C) ratio that translates into a corresponding Level of Service, ranging from LOS A, representing uncongested, free- flowing conditions; to LOS F, representing congested, over-capacity conditions. 73CALIFORNIA J a m b o r e e R d B i r c h S t C a m p u s D r University DrIrvine AveMesa DrUniversity DrSanta Ana Ave T e l l e r A v eQuail StBirch StCampus DrDupont DrC a r l s o n A v eMacArthur BlvdFairchild RdB a y v i e w P l Bayview WyDove StV o n K a rm a n A v eBristol StBristol St NBristol St SMichelson DrMain StCorona del Mar FwyCosta M e s a F w y San Diego Fwy55CALIFORNIA 405INTERSTATEMesa RdCalifornia AveCITY OFNEWPORTBEACHJOHNWAYNEAIRPORTCITY OFIRVINEH a r v a r d A v e 23478151617182321242522201910511126113149CITY OFCOSTAMESAR e d H i l l A v eFIGURE 4STUDY INTERSECTIONSLEGEND:City BoundaryIrvine Intersection XNewport Beach Intersection X- 11 -Caltrans Intersection X WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 12 This Page Intentionally Left Blank WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 13 A summary description of each Level of Service and the corresponding V/C ratio or delay is provided below. LEVEL OF SERVICE DESCRIPTIONS Level of Service Signalized: ICU Unsignalized: HCM 1 DescriptionV/C Ratio Delay (sec) A 0.00 - 0.60 ≤10 EXCELLENT – No vehicle waits longer than one red light, and no approach phase is fully used. B 0.61 - 0.70 > 10 and ≤ 15 VERY GOOD –An occasional approach phase is fully utilized; drivers begin to feel somewhat restricted within groups of vehicles. C 0.71 - 0.80 > 15 and ≤ 25 GOOD – Occasionally, drivers may have to wait through more than one red light; back-ups may develop behind turning vehicles. D 0.81 - 0.90 > 25 and ≤ 35 FAIR – Delays may be substantial during portions of the rush hours, but enough lower volume periods occur to permit clearing of developing lines, preventing excessive back-ups. E 0.91 - 1.00 > 35 and ≤ 50 POOR – Represents the most vehicles that the intersection approaches can accommodate; may be long lines of waiting vehicles through several signal cycles. F > 1.00 > 50 FAILURE – Back-ups from nearby locations or on cross streets may restrict or prevent movement of vehicles out of the intersection approaches. Tremendous delays with continuously increasing queue lengths. LOS = Level of Service; ICU = Intersection Capacity Utilization; HCM = Highway Capacity Manual; V/C = volume-to-capacity 1Source: Highway Capacity Manual, 6th Edition 3.3 Performance Criteria The City of Newport Beach target Level of Service (LOS) for peak hour operation of signalized intersections is LOS D or better, except for designated intersections within the Airport Area shared with the City of Irvine, where LOS E is acceptable. The shared Airport Area intersections applicable to the proposed Project are as follows: No. Intersection 1.MacArthur Boulevard at Campus Drive 1 4.MacArthur Boulevard at Jamboree Road 2 6.Von Karman Avenue at Campus Drive 1 12.Jamboree Road at Campus Drive 1 13.Jamboree Road at Birch Street 1 14.Jamboree Road at Fairchild Road 1 1 Will be analyzed using the City of Irvine ICU parameters 2 Will be analyzed using the City of Newport Beach ICU parameters WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 14 In the City of Irvine, the target Level of Service is LOS D, except where the intersection is located within the Irvine Business Complex (IBC) or the Irvine Spectrum area. A map of the IBC is provided in Appendix G. For these intersections, the target Level of Service is LOS E. The following study intersections are located in the IBC: No. Intersection 1.MacArthur Boulevard at Campus Drive 1 4.MacArthur Boulevard at Jamboree Road 2 5.Von Karman Avenue at Michelson Drive 1 6.Von Karman Avenue at Campus Drive 1 9.Jamboree Road at I-405 Northbound Ramps 1,3 10.Jamboree Road at I-405 Southbound Ramps 1,3 11.Jamboree Road at Michelson Drive 1 12.Jamboree Road at Campus Drive 1 14.Jamboree Road at Fairchild Road 1 1 Will be analyzed using the City of Irvine ICU parameters 2 Will be analyzed using the City of Newport Beach ICU parameters 3 Will be analyzed using Caltrans HCM parameters 3.4 Significance Thresholds City of Newport Beach To determine whether the addition of project-generated trips at a signalized study intersection results in a significant impact, the City of Newport Beach has adopted the following thresholds of significance: §A significant impact would occur when the addition of project-generated trips causes the Level of Service at a study intersection to deteriorate from an acceptable (LOS D, except for intersections on a CMP facility, or designated intersections in the Airport Area, where LOS E is acceptable) to a deficient Level of Service. §A significant impact would occur when the addition of project-generated trips increases the ICU at a study intersection by one percent or more (v/c increases by 0.010 or more), worsening a projected baseline condition of LOS E or F. For unsignalized intersections operating at an unacceptable Level of Service, a signal warrant analysis will be conducted to determine if a signal is warranted. The signal warrant analysis will be conducted according to the California Manual of Uniform Traffic Control Devices (MUTCD). City of Irvine All of the study intersections in the City of Irvine are signalized. To determine whether the addition of project-generated trips at a signalized study intersection results in a significant impact, the City of Irvine has adopted the following significance threshold: WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 15 §A significant impact would occur when the intersection exceeds the acceptable Level of Service (LOS D except for intersections located in the IBC or on a CMP facility, where LOS E is acceptable) in the baseline condition and the impact of the development is greater than or equal to two percent (v/c increase by 0.02 or more), or; §The Project increases the ICU by one percent or more (v/c increases by 0.01 or more) at a study intersection, causing it to become deficient. Caltrans A separate analysis of the Intersection Highway intersections using the analysis methodology and significance thresholds specified in the Caltrans Guide for the Preparation of Traffic Impact Studies is provided in a separate section of this report. 3.5 Study Scenarios Each of the study intersections has been analyzed for the following scenarios: §Existing Conditions §TPO Analysis Year 2025 Without Project §TPO Analysis Year 2025 With Project §CEQA Analysis Year 2025 Without Project §CEQA Analysis Year 2025 With Project §Post-2030 General Plan Buildout 1 §Post-2030 General Plan Buildout With Project 2 1 The Newport Beach Traffic Model (NBTM) Traffic Analysis Zone (TAZ) 1405, where the project site is located, consists of 128 apartment units, 128,610 square feet of general commercial use, and 695,137 square feet of office use 2 This “With Project” scenario assumes an additional 184 dwelling units, for a total of 312 dwelling units, as proposed by the Project. 4 EXISTING TRAFFIC ENVIRONMENT/AREA CONDITIONS 4.1 Existing Transportation System Roadway Characteristics Regional access to the project site is provided by the Corona del Mar Freeway/San Joaquin Hills Transportation Corridor (SR-73), located less than one mile to the south of the project area, and by I-405, located approximately 1.5 miles north of the project area. The proposed development would take access to the surrounding street system via connections to Von Karman Avenue and to Birch Street. Michelson Drive is a four-lane divided east-west arterial in the City of Irvine, located approximately one- third mile south of I-405. Michelson Drive is divided by a painted median and has a posted speed limit of 40 miles per hour (mph) west of Jamboree Road and 45 mph east of Jamboree Road. East of Dupont Drive, Class II bike lanes are provided on both sides of the roadway. Michelson Drive is designated as a Commuter Highway in the City of Irvine Master Plan of Arterial Highways. WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 16 Campus Drive is a six-lane divided arterial that extends north-south between Bristol Street and MacArthur Boulevard, then turns and extends as a four-lane undivided arterial in an east-west orientation between MacArthur Boulevard and Carlson Avenue, then two-lane undivided between Carlson Avenue and University Drive. Class II bike lanes are provided on both sides of Campus Drive. The posted speed limit on Campus Drive ranges from 45 mph to 50 mph within the study area. Campus Drive is designated on the City of Newport Beach Circulation Element as a Major Arterial between Bristol Street and MacArthur Boulevard, and as a Secondary Arterial between MacArthur Boulevard and University Drive. Birch Street is a four-lane undivided roadway, designated as a Secondary Arterial on the City of Newport Beach Circulation Element. Birch Street extends in a north-south direction from south of SR-73 to MacArthur Boulevard, and then turns and extends in an east-west direction from MacArthur Boulevard to Jamboree Road. Birch Street is divided by a painted median, and on-street parking is prohibited in the vicinity of the Project. The posted speed limit is 45 mph. Fairchild Road is a four-lane collector in the City of Irvine that extends in a northwest-to-southeast arc from Jamboree Road to McArthur Boulevard. Fairchild Road is divided by a painted median. The speed limit is 45 mph. MacArthur Boulevard is a six- to eight-lane divided arterial that extends through the cities of Newport Beach and Irvine. MacArthur Boulevard is divided by a raised or painted median and has a posted speed limit of 55 mph south of Campus Drive and 45 mph north of Campus Drive. MacArthur Boulevard is classified as a Major Arterial in both cities’ Circulation Elements. Bristol Street North is part of the Bristol Street couplet that runs along either side of SR-73. Bristol Street North is a three- to four-lane one-way arterial that extends from Jamboree Road in a northwest direction north of and parallel to SR-73. It crosses over SR-73 and connects with Bristol Street at Santa Ana Avenue/Redhill Avenue. Bristol Street is classified as a Primary Arterial on the City of Newport Beach Circulation Element. The posted speed limit is 45 mph. Bristol Street North provides a Class II bike lane. Bristol Street South is the southbound portion of the Bristol Street couplet. Bristol Street South is a four- lane one-way Primary Arterial that extends from Santa Ana Avenue/Redhill Avenue to Jamboree Road in a southeast direction south of and parallel to SR-73. The posted speed limit is 45 mph. Bristol Street South provides a Class II bike lane. Von Karman Avenue is a four-lane north-south Primary Arterial that starts at MacArthur Boulevard in the City of Newport Beach, and extends northward into the City of Irvine. Von Karman Avenue is divided by a painted median and has a posted speed limit of 40 to 45 mph. Von Karman Avenue is classified as a Primary on the City of Newport Beach Circulation Element. On the City of Irvine Circulation Element, Von Karman Avenue is classified as a Secondary Highway between Campus Drive and Michelson Drive and as a Major Highway north of Michelson Drive. WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 17 Jamboree Road is a six- to eight-lane divided arterial that extends through both Irvine and Newport Beach in a north-south direction. Within the Newport Beach city limits, Jamboree Road is mainly a six-lane divided arterial with three lanes in each direction, except for the segment between Birch Street and Fairchild Road, where there are four southbound travel lanes. Jamboree Road transitions into a seven- lane arterial north of the Newport Beach city limits. Jamboree Road is divided by a raised landscaped median and has a posted speed limit of 55 mph south of Campus Drive and 50 mph north of Campus Drive. Jamboree Road is classified as a Major Arterial in both cities’ Circulation Elements. Class II bike lanes are provided on both sides of Jamboree Road. University Drive is a four-lane to six-lane divided arterial. University Drive extends eastward from Jamboree Road in the City of Newport Beach across the SR-73 into the City of Irvine, and through UCI) University Drive transitions from four to six lanes at the SR-73 southbound ramps. University Drive is divided by a raised landscaped median and has a posted speed limit of 50 mph within the Study Area. University Drive is classified as a Primary Arterial on the City of Newport Beach Circulation Element and a Major Arterial on the City of Irvine Circulation Element. Class II bike lanes are provided on both sides of University Drive. Existing Transit Service Transit service in the vicinity of the project site is provided by the Orange County Transportation Authority (OCTA) bus lines. The bus routes currently operated by OCTA through the study area in the cities of Newport Beach and Irvine are shown on Figure 5. The following OCTA routes serve the project site and vicinity. OCTA Route 59 operates between the cities of Anaheim and Irvine via Kraemer Boulevard/Glassell Street/ Grand Avenue and Von Karman Avenue. The Route 59 stop closest to the project site is east of Campus Drive and University Avenue. Route 59 operates in full-route mode on weekdays from 5:50 AM to 10:30 PM with 50- to 60-minute headways (the time interval between bus arrivals). On Saturdays, Route 59 does not offer service to UCI; it only operates to Pullman Street and Dyer Road from approximately 5:50 AM to 9:20 PM with 50- to 60-minute headways. Route 59 does not operate on Sundays. OCTA Route 76 operates between the cities of Huntington Beach and Newport Beach via Talbert Avenue/ MacArthur Boulevard. The Route 76 stop closest to the project site is at the corner of Michelson Drive and Dupont Drive. Route 76 operates on weekdays, from approximately 6:00 AM to 7:00 PM, with 1-hour headways. Route 76 does not operate on weekends. OCTA Route 79 operates between the cities of Tustin and Newport Beach via Bryan Avenue/ Culver Drive/ University Avenue. The Route 79 stop closest to the project site is at the corner of Michelson Drive and Culver Drive. Route 79 operates every day from 6:10 AM to 9:00 PM with 1-hour headways. OCTA Route 167 operates between the cities of Orange and Irvine via Hewes Street/ Irvine Boulevard/ Jeffrey Road. The Route 167 stop closest to the project site is at the corner of University Drive and Harvard Avenue. Route 167 operates weekdays from approximately 5:15 AM to 9:25 PM with 1-hour headways. Route 167 does not operate on weekends. WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 18 OCTA Route 178 operates between the cities of Huntington Beach and Irvine via Adams Avenue, Birch Street, and Campus Drive. The Route 178 stop closest to the project site is located at the corner of Birch Avenue and Von Karman Avenue. Route 178 operates on weekdays from 5:10 AM to 9:50 PM with approximately 1-hour headways. Route 178 does not operate on weekends. OCTA Route 213 operates between the cities of Brea and Irvine via SR-55. The Route 213 stop closest to the project site is located at the corner of Michelson Drive at Riparian View. Route 213 operates on weekdays from 5:30 AM to 7:00 PM with 30-minute headways. Route 213 does not operate on weekends. OCTA Route 472 operates between the cities of Tustin and Irvine via Edinger Avenue, Red Hill Avenue, Campus Drive and Jamboree Road. The Route 472 stop closest to the project site is located at the corner of Jamboree Road and Birch Street. Route 472 operates on weekdays from 6:10 AM to 9:10 PM with 30- minute to 1-hour headways. Route 472 does not operate on weekends. OCTA Route 473 operates between the cities of Tustin and Irvine via Edinger Avenue/ Harvard Avenue. The Route 473 stop closest to the project site is located at the corner of Harvard Avenue and Bridge Avenue. Route 473 operates on weekdays from approximately 6:10 AM to 9:20 PM with 20- to 30-minute headways. Route 473 does not operate on weekends. 73CALIFORNIA J a m b o r e e R d B i r c h S t C a m p u s D r University DrIrvine Ave Mesa DrUniversity DrSanta Ana Ave T e l l e r A v eQuail StBirch StCampus DrDupont DrC a r l s o n A v e MacArthur BlvdFairchild RdB a y v i e w P l Bayview WyDove StBristol StBristol St NBristol St SOrange Ave Michelson DrMain StCorona del Mar FwyC o s t a M e s a F w y San Diego Fwy55C ALIFORNIA405INTERSTATEIRVINEMesa RdCalifornia AveNEWPORTBEACHJOHNWAYNEAIRPORTIRVINECOSTAMESAVo n K a r m a n A v e H a r v a r d A v e R e d H i l l A v eFIGURE 5EXISTING TRANSIT ROUTESLEGEND:- 19 - = Route 59 = Route 213 = Route 76 = Route 178 = Route 4725976213178 = Route 79794724724724721781 7 8 1781 7 87979 76 7 6 5 9 5 9 2 1 3213178 21 3 47 3 = Route 473473 = Route 167167167 WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 20 This Page Intentionally Left Blank WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 21 5 EXISTING TRAFFIC CONDITIONS 5.1 Existing Traffic Volumes Field observations of all study intersections were conducted to document the number of through and turning lanes, traffic control, and other existing traffic conditions at each intersection. Existing lane configurations and intersection traffic control at the study intersections are shown on Figure 6. Existing morning and evening peak hour intersection turning movement counts were provided by the cities of Newport Beach and Irvine. Intersection counts that were not provided by either city were collected in either 2018 or 2019. The traffic counts provided by the cities of Newport Beach and Irvine were conducted between 2017 and 2019. For City of Newport Beach intersections, traffic counts older than one year have been grown at 1 percent per year on certain major roadways, per direction from City staff, to grow the counts to Year 2020. For City of Irvine intersections, traffic counts were grown at 2 percent per year, based on direction from City staff, to grow the counts to Year 2020. The resulting peak hour turning movement volumes are shown on Figure 7. Copies of peak hour traffic data collection sheets are provided in Appendix A. 5.2 Existing Intersection Analysis Peak hour intersection analysis was conducted for the signalized study intersections using the applicable intersection analysis methodology and parameters for each city, as discussed previously in this report. Unsignalized intersections were analyzed using the HCM methodology for unsignalized intersections. Existing AM and PM peak hour intersection operations are summarized on Table 1. All study intersections are currently operating at an acceptable Level of Service (LOS D for all intersections, except LOS E for intersections in the Airport Area or the IBC area, and CMP intersections). Intersection Level of Service worksheets are provided in Appendix B. Table 1: Summary of Intersection Operation Existing Conditions Int. #Intersection Traffic Control AM Peak Hour PM Peak Hour ICU/Delay LOS ICU/Delay LOS 1 MacArthur Blvd at Campus Dr*S 0.50 A 0.82 D 2 MacArthur Blvd at Birch St S 0.34 A 0.52 A 3 MacArthur Blvd at Von Karman Ave S 0.55 A 0.52 A 4 MacArthur Blvd at Jamboree Rd*S 0.58 A 0.67 B 5 Von Karman Ave at Michelson Dr*S 0.54 A 0.68 B 6 Von Karman Ave at Campus Dr*S 0.52 A 0.70 B 7 Von Karman Ave at Birch St S 0.32 A 0.42 A 8 Teller Ave at Birch St U 12.2 B 13.5 B 9 Jamboree Rd at I-405 NB Ramps*S 0.76 C 0.85 D 10 Jamboree Rd at I-405 SB Ramps*S 0.96 E 0.95 E 11 Jamboree Rd at Michelson Dr*S 0.63 B 0.88 D 12 Jamboree Rd at Campus Dr*S 0.62 B 0.63 B WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 22 Table 1: Summary of Intersection Operation Existing Conditions Int. #Intersection Traffic Control AM Peak Hour PM Peak Hour ICU/Delay LOS ICU/Delay LOS 13 Jamboree Rd at Birch St*S 0.52 A 0.53 A 14 Jamboree Rd at Fairchild Dr*S 0.57 A 0.69 B 15 Jamboree Rd at Bristol St N S 0.37 A 0.46 A 16 Jamboree Rd at Bristol St S S 0.67 B 0.62 B 17 Jamboree Rd at Bayview Way S 0.43 A 0.44 A 18 Jamboree Rd at University Dr S 0.62 B 0.53 A 19 University Dr at Campus Dr 1 S 0.79 C 0.79 C 20 Bristol St N at Campus Dr S 0.54 A 0.68 B 21 Bristol St S at Irvine Ave/Campus Dr S 0.68 B 0.52 A 22 Irvine Ave at Mesa Dr S 0.48 A 0.64 B 23 Birch St at Bristol St N S 0.64 B 0.55 A 24 Birch St at Bristol St S S 0.48 A 0.48 A 25 Bayview Pl at Bristol St S S 0.51 A 0.50 A S = Signalized; U = Unsignalized; ICU = Intersection Capacity Utilization; LOS = Level of Service Bold and shaded values indicate intersections operating at LOS E or F per City standards. For signalized intersections, intersection operation is expressed in volume-to-capacity (V/C) ratio using the ICU methodology. For unsignalized intersections, LOS is expressed in average seconds of delay per peak hour vehicle, based on the methodology outlined in the 2010 Highway Capacity Manual. * Level of Service E is acceptable at this intersection. 1 A 5% capacity credit is applied at this intersection to reflect implementation of the Advanced Transportation Management System (ATMS) 73C ALI FORNIAJ a m b o r e e R d B i r c h S t C a m p u s D r University DrIr v i n e A v e Mesa DrUniversity DrS a n t a A n a A v e T e l l e r A v eQuail StBirch StCampus DrDupont DrC a r l s o n A v eMacArthur BlvdFairchild RdB a y v i e w P l Bayview WyDove StV o n K a r m a n A v eBristol StBristol St NBristol St SMichelson DrMain StCorona del Mar FwyC o s t a M e s a F w y San Diego Fwy55C A LI FORNIA405INTERSTATEMesa RdCalifornia AveCITY OFNEWPORTBEACHJOHNWAYNEAIRPORTCITY OFIRVINEH a r v a r d A v e 23478151617182321242522201910511126113149CITY OFCOSTAMESAR e d H i l l A v e LEGEND:Free MovementFRight-Turn OverlapNewport Beach Intersection SignalFIGURE 6EXISTING LANE CONFIGURATION AND TRAFFIC CONTROLFFOne-WayOne-WayOne-WayOne-WayOne-WayOn-RampOne-WayFFFOVLFStop SignOVLFFFFFOn-RampFFOn-RampOne-WayFFXCampusBirchVon KarmanJamboreeMichelsonCampusBirchBirchI-405 SBBristolI-405 NBJamboree JamboreeJamboree JamboreeJamboreeJamboree Jamboree JamboreeJamboree Jamboree CampusBirchMichelsonBayviewUniversityBristolBristolBristolBristolBristolCampus Birch Campus Birch Bayview Irvine MesaCampusUniversity Irvine EastbluffFairchildBristolTellerVon Karman Von Karman Von Karman MacArthur MacArthurMacArthurMacArthur City BoundaryDDDDDefacto Right-Turn LaneDIrvine Intersection X1. MacArthur Blvdat Campus Dr2. MacArthur Blvdat Birch St3. MacArthur Blvdat Von Karman Ave4. MacArthur Blvdat Jamboree Rd6. Von Karman Aveat Campus Dr7. Von Karman Aveat Birch St8. Teller Aveat Birch St9. Jamboree Rdat I-405 NB Ramp11. Jamboree Rdat Michelson Dr12. Jamboree Rdat Campus Dr13. Jamboree Rdat Birch St14. Jamboree Rdat Fairchild Rd16. Jamboree Rdat Bristol St S17. Jamboree Rdat Bayview Wy18. Jamboree Rdat University Dr19. University Drat Campus Dr21. Bristol St Sat Campus Dr22. Irvine Aveat Mesa Dr23. Bristol St Nat Birch St24. Bristol St Sat Birch St25. Bristol St Sat Bayview Pl5. Von Karman Aveat Michelson Dr10. Jamboree Rdat I-405 SB Ramp15. Jamboree Rdat Bristol St N20. Bristol St Nat Campus Dr- 23 -Caltrans IntersectionXNRORNo Right-Turn On RedNRORFF WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 24 This Page Intentionally Left Blank 73C ALI FORNIAJ a m b o r e e R d B i r c h S t C a m p u s D r University DrIr v i n e A v e Mesa DrUniversity DrS a n t a A n a A v e T e l l e r A v eQuail StBirch StCampus DrDupont DrC a r l s o n A v eMacArthur BlvdFairchild RdB a y v i e w P l Bayview WyDove StV o n K a r m a n A v eBristol StBristol St NBristol St SMichelson DrMain StCorona del Mar FwyC o s t a M e s a F w y San Diego Fwy55C A LI FORNIA405INTERSTATEMesa RdCalifornia AveCITY OFNEWPORTBEACHJOHNWAYNEAIRPORTCITY OFIRVINEH a r v a r d A v e 23478151617182321242522201910511126113149CITY OFCOSTAMESAR e d H i l l A v eFIGURE 7EXISTING PEAK HOUR TRAFFIC VOLUMESLEGEND:AM/PM Peak Hour TurningXNewport Beach Intersection XX/YYMovement VolumesCity BoundaryIrvine Intersection X- 25 -Caltrans IntersectionXCampusBirchVon KarmanJamboreeMichelsonCampusBirchBirchI-405 SBBristolI-405 NBJamboree JamboreeJamboree JamboreeJamboreeJamboree Jamboree JamboreeJamboree Jamboree CampusBirchMichelsonBayviewUniversityBristolBristolBristolBristolBristolCampus Birch Campus Birch Bayview Irvine MesaCampusUniversity Irvine EastbluffFairchildBristolTellerVon Karman Von Karman Von Karman MacArthur MacArthurMacArthurMacArthur 1. MacArthur Blvdat Campus Dr2. MacArthur Blvdat Birch St3. MacArthur Blvdat Von Karman Ave4. MacArthur Blvdat Jamboree Rd6. Von Karman Aveat Campus Dr7. Von Karman Aveat Birch St8. Teller Aveat Birch St9. Jamboree Rdat I-405 NB Ramp11. Jamboree Rdat Michelson Dr12. Jamboree Rdat Campus Dr13. Jamboree Rdat Birch St14. Jamboree Rdat Fairchild Rd16. Jamboree Rdat Bristol St S17. Jamboree Rdat Bayview Wy18. Jamboree Rdat University Dr19. University Drat Campus Dr21. Bristol St Sat Campus Dr22. Irvine Aveat Mesa Dr23. Bristol St Nat Birch St24. Bristol St Sat Birch St25. Bristol St Sat Bayview Pl5. Von Karman Aveat Michelson Dr10. Jamboree Rdat I-405 SB Ramp15. Jamboree Rdat Bristol St N20. Bristol St Nat Campus Dr WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 26 This Page Intentionally Left Blank WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 27 6 PROPOSED PROJECT TRAFFIC 6.1 Project Trip Generation Trip generation estimates for the proposed Project were developed using the Institute of Transportation Engineers (ITE) Trip Generation Manual (10th Edition) publication. The proposed project components and trip generation estimates for the Residences at 4400 Von Karman are as follows: §Multifamily Housing (Mid-Rise) (Land Use 221) Daily, morning peak hour, and evening peak hour trip generation estimates for the proposed Project are shown on Table 2. The Project (312 units) would generate approximately 1,697 daily trips, with 112 morning peak hour trips (29 inbound and 83 outbound) and 138 evening peak hour trips (84 inbound and 54 outbound). The project site is located in traffic analysis zone (TAZ) 1405 of the Newport Beach Traffic Model (NBTM). The City of Newport Beach General Plan Transportation Study (March 2006) includes 128 apartment units. Because the Project proposes 312 multi-family rental units, the Post-2030 General Plan Buildout With Project scenario adds 184 additional multi-family units. Table 2: Summary of Project Trip Generation Land Use ITE Code Unit Trip Generation Rates 1 Daily AM Peak Hour PM Peak Hour In Out Total In Out Total Multifamily Housing (Mid-Rise)221 DU 5.44 0.094 0.266 0.36 0.268 0.172 0.44 Land Use Quantity Unit Trip Generation Estimates Daily AM Peak Hour PM Peak Hour In Out Total In Out Total Multifamily Housing (Mid-Rise)2 312 DU 1,697 29 83 112 84 54 138 Total Project Trips 1,697 29 83 112 84 54 138 1 Source: Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition 2 Trip generation estimates shown in Table 2 have been used for TPO Analysis Year 2025 With Project and CEQA Analysis Year 2025 With Project analyses. Trip generation for Post-2030 General Plan Buildout With Project is shown on Table 10. 6.2 Project Trip Distribution and Assignment Project trip distribution assumptions for the project site were developed based on likely origins and destinations of project residents and visitors, and the transportation network available for those trips. Distribution assumptions were submitted to City staff for review and concurrence. Trip distribution assumptions for the Project are shown on Figure 8. The resulting project-related traffic volumes at each study intersection are shown on Figure 9. WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 28 This Page Intentionally Left Blank 73CA LI FORNIAJ am b o r e e R d B i r c h S t C a m p u s D r University DrIrvine Ave Mesa DrUniversity DrSanta Ana A v e T e l l e r A v eQuail StBirch StCampus DrDupont DrC a r l s o n A v e MacArthur BlvdFairchild RdB a y v i e w P l Bayview WyDove StBristol StBristol St NBristol St SMichelson DrMain StCorona del Mar FwyC o s t a M e s a F w y San Diego Fwy55C A LIFORNIA405INTERSTATEIRVINEMesa RdCalifornia AveNEWPORTBEACHJOHNWAYNEAIRPORTIRVINEVo n K a r m a n A v e H a r v a r d A v e R e d H i l l A v e LEGEND:City BoundaryTrip Distribution PercentXX%FIGURE 8PROJECT TRIP DISTRIBUTION15%15%10%5%20%10%10%5%5%5%- 29 - WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 30 This Page Intentionally Left Blank 73C ALI FORNIAJ a m b o r e e R d B i r c h S t C a m p u s D r University DrIr v i n e A v e Mesa DrUniversity DrS a n t a A n a A v e T e l l e r A v eQuail StBirch StCampus DrDupont DrC a r l s o n A v eMacArthur BlvdFairchild RdB a y v i e w P l Bayview WyDove StV o n K a r m a n A v eBristol StBristol St NBristol St SMichelson DrMain StCorona del Mar FwyC o s t a M e s a F w y San Diego Fwy55C A LI FORNIA405INTERSTATEMesa RdCalifornia AveCITY OFNEWPORTBEACHJOHNWAYNEAIRPORTCITY OFIRVINEH a r v a r d A v e 23478151617182321242522201910511126113149CITY OFCOSTAMESAR e d H i l l A v eFIGURE 9PROJECT-RELATED PEAK HOUR TRAFFIC VOLUMES- 31 -LEGEND:AM/PM Peak Hour TurningXNewport Beach Intersection XX/YYMovement VolumesCity BoundaryIrvine Intersection XCaltrans IntersectionXCampusBirchVon KarmanJamboreeMichelsonCampusBirchBirchI-405 SBBristolI-405 NBJamboree JamboreeJamboree JamboreeJamboreeJamboree Jamboree JamboreeJamboree Jamboree CampusBirchMichelsonBayviewUniversityBristolBristolBristolBristolBristolCampus Birch Campus Birch Bayview Irvine MesaCampusUniversity Irvine EastbluffFairchildBristolTellerVon Karman Von Karman Von Karman MacArthur MacArthurMacArthurMacArthur 1. MacArthur Blvdat Campus Dr2. MacArthur Blvdat Birch St3. MacArthur Blvdat Von Karman Ave4. MacArthur Blvdat Jamboree Rd6. Von Karman Aveat Campus Dr7. Von Karman Aveat Birch St8. Teller Aveat Birch St9. Jamboree Rdat I-405 NB Ramp11. Jamboree Rdat Michelson Dr12. Jamboree Rdat Campus Dr13. Jamboree Rdat Birch St14. Jamboree Rdat Fairchild Rd16. Jamboree Rdat Bristol St S17. Jamboree Rdat Bayview Wy18. Jamboree Rdat University Dr19. University Drat Campus Dr21. Bristol St Sat Campus Dr22. Irvine Aveat Mesa Dr23. Bristol St Nat Birch St24. Bristol St Sat Birch St25. Bristol St Sat Bayview Pl5. Von Karman Aveat Michelson Dr10. Jamboree Rdat I-405 SB Ramp15. Jamboree Rdat Bristol St N20. Bristol St Nat Campus DrNominal Volumenom WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 32 This Page Intentionally Left Blank WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 33 7 FUTURE CONDITIONS The project Opening Year is Year 2024. Per the City’s TPO analysis guidelines, the Future Year analysis is one year after Opening Year, therefore Year 2025 was used in the Future Conditions analysis. Near-term future traffic forecasts have been developed for two analysis conditions: §Future Year with Existing plus Growth plus Committed Projects, representing analysis of the conditions required by the City of Newport Beach Traffic Phasing Ordinance (TPO) §Future Year with Existing plus Growth plus Committed plus Cumulative Projects, as required by CEQA. A discussion of each is provided in the following sections. 7.1 Traffic Phasing Ordinance (TPO) Analysis The City of Newport Beach TPO first requires a determination of whether project trips will increase traffic volumes on any leg of a Primary Intersection by one percent (1%) or more during either the morning or evening peak hour one year after project completion, or that portion of the Project expected to be constructed within five years (sixty months) of project approval, which would be Year 2025. The TPO then requires a Level of Service analysis of the project impact at any Primary Intersection that exceeds the one percent threshold. For TPO purposes, traffic forecasts for study intersections in the City of Newport Beach are developed by applying an ambient growth rate of one percent per year on primary roadways (Jamboree Road, MacArthur Boulevard and Irvine Avenue), plus traffic from Committed Projects in the vicinity of the project site. For study intersections in the City of Irvine, a growth factor of two percent per year is applied to develop Year 2025 forecasts. Committed projects consist of projects in the City of Newport Beach that have been approved but are not yet fully constructed and occupied. Committed Projects information was provided by the City of Newport Beach Staff. A copy of the Approved Projects data sheets provided by the City of Newport Beach is included in Appendix C. A summary of the Newport Beach Committed Projects is provided on Table 3. Traffic volumes generated by the Committed Projects in the study area were added to existing peak hour volumes plus ambient growth to develop the TPO Analysis Year 2025 forecast traffic volumes. The resulting peak hour traffic volumes are shown on Figure 10. WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 34 Table 3: Summary of City of Newport Beach Committed Projects Project Number Project Name Percent Complete 148 Fashion Island Expansion 40% 154 Temple Bat Yahm Expansion 65% 945 Hoag Hospital Phase III 0% 949 St. Mark Presbyterian Church 77% 955 2300 Newport Boulevard 15% 958 Hoag Health Center 95% 959 North Newport Center 0% 962 328 Old Newport Medical 0% 965 Mariner’s Pointe 82% 968 Uptown Newport (Phase 2)0% 969 Uptown Newport (Phase 1)5% 971 Back Bay Landing 300 E. Coast Highway 0% 974 Newport Executive Center 70% 975 Ebb Tide Residential 20% 976 ENC Nature Pre-school 0% 977 Balboa Marina West 0% 979 Newport Crossings 0% 980 Vivante Senior Center 0% Source: City of Newport Beach – Traffic Phasing Ordinance Data – Includes approved projects less than 100% complete. TPO 1% Analysis In accordance with City of Newport Beach traffic study requirements, the project traffic contribution at the Primary Intersections was evaluated to determine the extent of the Traffic Impact Study required of the Project. The Primary Intersections identified through the 1% Analysis will be evaluated for the LOS Analysis. For the TPO Analysis, the project-related morning and evening peak hour traffic volumes were compared to the TPO Analysis Year 2025 Without Project peak hour volumes on each leg of each Primary Intersection to determine whether the Project would result in a 1 percent increase. The results of the analysis are summarized on Table 4. The 1% Analysis Worksheets for the TPO Analysis are provided in Appendix D. Table 4 shows that the project traffic will exceed 1 percent on at least one approach in one or both peak hours at each of the Newport Beach Primary Intersections, except at the following intersections: 6. Von Karman Avenue at Campus Drive 12. Jamboree Road at Campus Drive 17. Jamboree Road at Bayview Way 18. Jamboree Road at University Drive 21. Bristol Street South at Irvine Avenue/ Campus Drive 22. Irvine Avenue at Mesa Drive 24. Birch Street at Bristol Street South 25. Bayview Place at Bristol Street South 73C ALI FORNIAJ a m b o r e e R d B i r c h S t C a m p u s D r University DrIr v i n e A v e Mesa DrUniversity DrS a n t a A n a A v e T e l l e r A v eQuail StBirch StCampus DrDupont DrC a r l s o n A v eMacArthur BlvdFairchild RdB a y v i e w P l Bayview WyDove StV o n K a r m a n A v eBristol StBristol St NBristol St SMichelson DrMain StCorona del Mar FwyC o s t a M e s a F w y San Diego Fwy55C A LI FORNIA405INTERSTATEMesa RdCalifornia AveCITY OFNEWPORTBEACHJOHNWAYNEAIRPORTCITY OFIRVINEH a r v a r d A v e 23478151617182321242522201910511126113149CITY OFCOSTAMESAR e d H i l l A v eFIGURE 10TPO ANALYSIS YEAR 2025 WITHOUT PROJECT PEAK HOUR TRAFFIC VOLUMES- 35 -LEGEND:AM/PM Peak Hour TurningXNewport Beach Intersection XX/YYMovement VolumesCity BoundaryIrvine Intersection XCaltrans IntersectionXCampusBirchVon KarmanJamboreeMichelsonCampusBirchBirchI-405 SBBristolI-405 NBJamboreeJamboree JamboreeJamboreeJamboree Jamboree JamboreeJamboree Jamboree CampusBirchMichelsonBayviewUniversityBristolBristolBristolBristolBristolCampus Birch Campus Birch Bayview Irvine MesaCampusUniversity Irvine EastbluffFairchildBristolTellerVon Karman Von Karman Von Karman MacArthur MacArthurMacArthurMacArthur 1. MacArthur Blvdat Campus Dr2. MacArthur Blvdat Birch St3. MacArthur Blvdat Von Karman Ave4. MacArthur Blvdat Jamboree Rd6. Von Karman Aveat Campus Dr7. Von Karman Aveat Birch St8. Teller Aveat Birch St9. Jamboree Rdat I-405 NB Ramp11. Jamboree Rdat Michelson Dr12. Jamboree Rdat Campus Dr13. Jamboree Rdat Birch St14. Jamboree Rdat Fairchild Rd16. Jamboree Rdat Bristol St S17. Jamboree Rdat Bayview Wy18. Jamboree Rdat University Dr19. University Drat Campus Dr21. Bristol St Sat Campus Dr22. Irvine Aveat Mesa Dr23. Bristol St Nat Birch St24. Bristol St Sat Birch St25. Bristol St Sat Bayview Pl5. Von Karman Aveat Michelson Dr10. Jamboree Rdat I-405 SB Ramp15. Jamboree Rdat Bristol St N20. Bristol St Nat Campus Dr WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 36 This Page Intentionally Left Blank WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 37 The analysis will proceed with a TPO Traffic Impact Study at the remaining Newport Beach Primary Intersections. It should be noted that the 1% Analysis was not conducted for the study intersections entirely in the City of Irvine because the TPO requirement only applies to the City of Newport Beach Primary Intersections. All study intersections in the City of Irvine, including study intersections located on the border of Irvine and Newport Beach, have been analyzed for all study scenarios in this report. Table 4: Summary of 1% TPO Analysis No.Intersection Condition Northbound Approach Southbound Approach Eastbound Approach Westbound Approach AM PM AM PM AM PM AM PM 1 MacArthur Blvd/ Campus Dr 1% of projected pk hr volume 9 16 16 20 14 9 3 16 Project peak hour volume 17 11 6 17 0 0 0 0 Project traffic less than 1%?N Y Y Y Y Y Y Y 2 MacArthur Blvd/ Birch St 1% of projected pk hr volume 8 11 10 12 5 7 2 9 Project peak hour volume 0 0 6 17 3 8 30 20 Project traffic less than 1%?Y Y Y N Y N N N 3 MacArthur Blvd/ Von Karman Ave 1% of projected pk hr volume 17 12 7 11 1 5 3 8 Project peak hour volume 7 19 0 0 0 0 19 12 Project traffic less than 1%?Y N Y Y Y Y N N 4 MacArthur Blvd/ Jamboree Rd 1% of projected pk hr volume 17 14 8 21 18 14 17 18 Project peak hour volume 6 17 18 12 8 22 14 9 Project traffic less than 1%?Y N N Y Y N Y Y 6 Von Karman Ave/ Campus Dr 1% of projected pk hr volume 8 8 7 13 7 8 5 9 Project peak hour volume 4 3 1 4 0 0 0 0 Project traffic less than 1%?Y Y Y Y Y Y Y Y 12 Jamboree Rd/ Campus Dr 1% of projected pk hr volume 18 20 23 21 4 12 8 9 Project peak hour volume 15 9 6 17 2 1 0 0 Project traffic less than 1%?Y Y Y Y Y Y Y Y 13 Jamboree Rd/ Birch St 1% of projected pk hr volume 19 19 24 22 2 7 0 2 Project peak hour volume 7 20 5 15 29 18 0 0 Project traffic less than 1%?Y N Y Y N N Y Y 15 Jamboree Rd/ Bristol St N 1% of projected pk hr volume 34 35 15 19 0 1 0 1 Project peak hour volume 8 22 15 10 0 0 0 0 Project traffic less than 1%?Y Y N Y Y Y Y Y 16 Jamboree Rd/ Bristol St S 1% of projected pk hr volume 20 21 8 11 32 29 0 0 Project peak hour volume 3 8 8 5 5 13 0 0 Project traffic less than 1%?Y Y N Y Y Y Y Y 17 Jamboree Rd/ Bayview Wy 1% of projected pk hr volume 19 21 23 22 2 3 1 2 Project peak hour volume 3 8 8 5 0 0 0 0 Project traffic less than 1%?Y Y Y Y Y Y Y Y 18 Jamboree Rd/ University Dr 1% of projected pk hr volume 17 20 22 22 6 4 5 6 Project peak hour volume 3 8 8 5 0 0 0 0 Project traffic less than 1%?Y Y Y Y Y Y Y Y Placeholder WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 38 Table 4: Summary of 1% TPO Analysis No.Intersection Condition Northbound Approach Southbound Approach Eastbound Approach Westbound Approach AM PM AM PM AM PM AM PM 20 Bristol St N/ Campus Dr 1% of projected pk hr volume 21 11 5 22 0 0 17 22 Project peak hour volume 2 6 3 2 0 0 17 11 Project traffic less than 1%?Y Y Y Y Y Y N Y 21 Bristol St S at Irvine Ave /Campus Dr 1% of projected pk hr volume 15 10 5 13 33 20 0 0 Project peak hour volume 1 3 3 2 1 3 0 0 Project traffic less than 1%?Y Y Y Y Y Y Y Y 22 Irvine Ave at Mesa Dr 1% of projected pk hr volume 20 9 7 18 5 3 2 8 Project peak hour volume 2 4 3 2 0 0 1 1 Project traffic less than 1%?Y Y Y Y Y Y Y Y 23 Birch St at Bristol St N 1% of projected pk hr volume 12 5 2 11 0 0 21 21 Project peak hour volume 1 1 10 7 0 0 7 5 Project traffic less than 1%?Y Y N Y Y Y Y Y 24 Birch St at Bristol St S 1% of projected pk hr volume 8 5 5 10 22 15 0 0 Project peak hour volume 1 1 1 1 0 0 0 0 Project traffic less than 1%?Y Y Y Y Y Y Y Y 25 Bayview Pl at Bristol St S 1% of projected pk hr volume 1 3 0 0 35 26 0 0 Project peak hour volume 0 0 0 0 5 13 0 0 Project traffic less than 1%?Y Y Y Y Y Y Y Y TPO Analysis Year 2025 Without Project Intersection analysis was conducted for the TPO Analysis Year 2025 (Existing plus Growth plus Committed Projects) Without Project peak hour traffic conditions. Intersection worksheets are provided in Appendix B. The results of the intersection analysis are summarized on Table 5. Review of the table shows that the following study intersection would operate at an unacceptable Level of Service under TPO Analysis Year 2025 Without Project Conditions: 10. Jamboree Road at I-405 SB Ramps: AM – LOS F; PM – LOS F WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 39 Table 5: Intersection Operations – TPO Analysis Year 2025 Without Project Conditions Int.#Intersection Traffic Control AM Peak Hour PM Peak Hour ICU/Delay LOS ICU/Delay LOS 1 MacArthur Blvd at Campus Dr*S 0.56 A 0.90 D 2 MacArthur Blvd at Birch St S 0.37 A 0.55 A 3 MacArthur Blvd at Von Karman Ave S 0.57 A 0.55 A 4 MacArthur Blvd at Jamboree Rd*S 0.65 B 0.73 C 5 Von Karman Ave at Michelson Dr*S 0.59 A 0.74 C 6 Von Karman Ave at Campus Dr*S 0.59 A 0.77 C 7 Von Karman Ave at Birch St S 0.32 A 0.42 A 8 Teller Ave at Birch St U 12.2 B 13.5 B 9 Jamboree Rd at I-405 NB Ramps*S 0.83 D 0.93 E 10 Jamboree Rd at I-405 SB Ramps*S 1.07 F 1.04 F 11 Jamboree Rd at Michelson Dr*S 0.69 B 0.97 E 12 Jamboree Rd at Campus Dr*S 0.70 B 0.71 C 13 Jamboree Rd at Birch St*S 0.59 A 0.62 B 14 Jamboree Rd at Fairchild Dr*S 0.68 B 0.79 C 15 Jamboree Rd at Bristol St N S 0.42 A 0.51 A 16 Jamboree Rd at Bristol St S S 0.70 B 0.68 B 19 University Dr at Campus Dr 1 S 0.88 D 0.86 D 20 Bristol St N at Campus Dr S 0.56 A 0.69 B 23 Birch St at Bristol St N S 0.68 B 0.57 A Notes: - Bold values indicate intersections operating at an unacceptable Level of Service - Intersection operation is expressed in volume-to-capacity (v/c) ratio for signalized intersections, and average delay for unsignalized intersections. - Delay values for unsignalized intersections represent the average vehicle delay on the worst (highest delay) intersection approach. * Level of Service E is acceptable at this intersection. 1 A 5% capacity credit is applied at this intersection to reflect implementation of the Advanced Transportation Management System (ATMS) TPO Analysis Year 2025 With Project In this scenario, project-related peak hour traffic volumes are added to the TPO Analysis Year 2025 Without Project traffic volumes. TPO Analysis Year 2025 With Project peak hour volumes are shown on Figure 11. The results of the intersection analysis are summarized on Table 6. Review of this table shows that the following study intersection would operate at an unacceptable Level of Service under TPO Analysis Year 2025 with project conditions: 10. Jamboree Road at I-405 SB Ramps: AM – LOS F; PM – LOS F WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 40 This Page Intentionally Left Blank WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 41 Table 6: Intersection Operations – TPO Analysis Year 2025 With Project Conditions Int. #Intersection AM Peak Hour PM Peak Hour Without Project With Project Change Sig Impact? Without Project With Project Change Sig Impact?ICU/Delay LOS ICU/Delay LOS ICU/Delay LOS ICU/Delay LOS 1 MacArthur Blvd at Campus Dr*0.56 A 0.56 A 0.00 No 0.90 D 0.90 D 0.00 No 2 MacArthur Blvd at Birch St 0.37 A 0.38 A 0.01 No 0.55 A 0.56 A 0.01 No 3 MacArthur Blvd at Von Karman Ave 0.57 A 0.58 A 0.01 No 0.55 A 0.55 A 0.00 No 4 MacArthur Blvd at Jamboree Rd*0.65 B 0.66 B 0.01 No 0.73 C 0.74 C 0.01 No 5 Von Karman Ave at Michelson Dr*0.59 A 0.60 A 0.01 No 0.74 C 0.75 C 0.01 No 6 Von Karman Ave at Campus Dr*0.59 A 0.59 A 0.00 No 0.77 C 0.78 C 0.01 No 7 Von Karman Ave at Birch St 0.32 A 0.33 A 0.01 No 0.42 A 0.43 A 0.01 No 8 Teller Ave at Birch St (unsignalized)12.2 B 12.7 B 0.5 No 13.5 B 14.8 B 1.3 No 9 Jamboree Rd at I-405 NB Ramps*0.83 D 0.83 D 0.00 No 0.93 E 0.93 E 0.00 No 10 Jamboree Rd at I-405 SB Ramps*1.07 F 1.07 F 0.00 No 1.04 F 1.04 F 0.00 No 11 Jamboree Rd at Michelson Dr*0.69 B 0.69 B 0.00 No 0.97 E 0.97 E 0.00 No 12 Jamboree Rd at Campus Dr*0.70 B 0.70 B 0.00 No 0.71 C 0.71 C 0.00 No 13 Jamboree Rd at Birch St*0.59 A 0.60 A 0.01 No 0.62 B 0.64 B 0.02 No 14 Jamboree Rd at Fairchild Dr*0.68 B 0.68 B 0.00 No 0.79 C 0.79 C 0.00 No 15 Jamboree Rd at Bristol St N 0.42 A 0.42 A 0.00 No 0.51 A 0.52 A 0.01 No 16 Jamboree Rd at Bristol St S 0.70 B 0.70 B 0.00 No 0.68 B 0.69 B 0.01 No 19 University Dr at Campus Dr 1 0.88 D 0.88 D 0.00 No 0.86 D 0.86 D 0.00 No 20 Bristol St N at Campus Dr 0.56 A 0.57 A 0.01 No 0.69 B 0.69 B 0.00 No 23 Birch St at Bristol St N 0.68 B 0.68 B 0.00 No 0.57 A 0.57 A 0.00 No Notes: - Bold values indicate intersections operating at an unacceptable Level of Service - Intersection operation is expressed in volume-to-capacity (v/c) ratio for signalized intersections, and average delay for unsignalized intersections. - Delay values for unsignalized intersections represent the average vehicle delay on the worst (highest delay) intersection approach. 1 A 5% capacity credit is applied at this intersection to reflect implementation of the Advanced Transportation Management System (ATMS) * Level of Service E is acceptable at this intersection. WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 42 This Page Intentionally Left Blank 73C ALI FORNIAJ a m b o r e e R d B i r c h S t C a m p u s D r University DrIr v i n e A v e Mesa DrUniversity DrS a n t a A n a A v e T e l l e r A v eQuail StBirch StCampus DrDupont DrC a r l s o n A v eMacArthur BlvdFairchild RdB a y v i e w P l Bayview WyDove StV o n K a r m a n A v eBristol StBristol St NBristol St SMichelson DrMain StCorona del Mar FwyC o s t a M e s a F w y San Diego Fwy55C A LI FORNIA405INTERSTATEMesa RdCalifornia AveCITY OFNEWPORTBEACHJOHNWAYNEAIRPORTCITY OFIRVINEH a r v a r d A v e 23478151617182321242522201910511126113149CITY OFCOSTAMESAR e d H i l l A v eFIGURE 11TPO ANALYSIS YEAR 2025 WITH PROJECT PEAK HOUR TRAFFIC VOLUMES- 43 -LEGEND:AM/PM Peak Hour TurningXNewport Beach Intersection XX/YYMovement VolumesCity BoundaryIrvine Intersection XCaltrans IntersectionXCampusBirchVon KarmanJamboreeMichelsonCampusBirchBirchI-405 SBBristolI-405 NBJamboree JamboreeJamboree JamboreeJamboreeJamboree Jamboree JamboreeJamboree Jamboree CampusBirchMichelsonBayviewUniversityBristolBristolBristolBristolBristolCampus Birch Campus Birch Bayview Irvine MesaCampusUniversity Irvine EastbluffFairchildBristolTellerVon Karman Von Karman Von Karman MacArthur MacArthurMacArthurMacArthur 1. MacArthur Blvdat Campus Dr2. MacArthur Blvdat Birch St3. MacArthur Blvdat Von Karman Ave4. MacArthur Blvdat Jamboree Rd6. Von Karman Aveat Campus Dr7. Von Karman Aveat Birch St8. Teller Aveat Birch St9. Jamboree Rdat I-405 NB Ramp11. Jamboree Rdat Michelson Dr12. Jamboree Rdat Campus Dr13. Jamboree Rdat Birch St14. Jamboree Rdat Fairchild Rd16. Jamboree Rdat Bristol St S17. Jamboree Rdat Bayview Wy18. Jamboree Rdat University Dr19. University Drat Campus Dr21. Bristol St Sat Campus Dr22. Irvine Aveat Mesa Dr23. Bristol St Nat Birch St24. Bristol St Sat Birch St25. Bristol St Sat Bayview Pl5. Von Karman Aveat Michelson Dr10. Jamboree Rdat I-405 SB Ramp15. Jamboree Rdat Bristol St N20. Bristol St Nat Campus Dr WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 44 This Page Intentionally Left Blank WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 45 7.2 CEQA Analysis CEQA requires that a Cumulative Conditions analysis be conducted. The Cumulative Conditions analysis includes traffic from Cumulative Projects in the vicinity of the project site. Cumulative Projects consist of the Committed Projects (approved projects in the City of Newport Beach), as well as other projects that are in various stages of the application and approval process but have not yet been approved. These projects are considered to be “reasonably foreseeable” projects and must therefore be analyzed for CEQA purposes. The Cumulative Projects list includes the projects identified by the City of Newport Beach as Committed Projects, plus pending projects in the City of Newport Beach, as well as approved and pending projects in the City of Irvine. A summary of Cumulative Projects is provided on Table 7. The location of the Cumulative Projects in relation to the project site is shown on Figure 12. Cumulative Projects information and data provided by the City of Newport Beach and the City of Irvine are provided in Appendix C. The CEQA Cumulative Conditions analysis was conducted for the following scenarios: §CEQA Analysis Year 2025 Without Project §CEQA Analysis Year 2025 With Project Future Year Cumulative Conditions peak hour traffic volumes for the City of Newport Beach intersections were developed by adding an ambient growth rate of one percent per year to existing volumes on primary roadways and then adding peak hour traffic volumes from both the Committed and Cumulative Projects. For the City of Irvine intersections, City of Irvine transportation planning staff provided peak hour traffic forecasts from the Irvine Traffic Analysis Model (ITAM) which is maintained and operated by the City of Irvine. The ITAM forecasts include the effects of ambient traffic growth and traffic from Cumulative Projects; the ITAM forecasts are in Appendix C. ITAM forecasts represent year 2023 traffic volumes; therefore, City of Irvine staff recommended applying a growth factor of 2 percent per year to develop Year 2025 forecasts. The westbound approach at the intersection of Jamboree Road at Birch Street will be widened to one left-turn lane, one shared left-through lane, and a dedicated right-turn lane to account for the traffic generated by the UCI North Campus Child Health. The modified westbound approach was a recommended improvement in the UCI North Campus Child Health Traffic Study. CEQA Analysis Year 2025 Without Project CEQA Analysis Year 2025 Without Project peak hour traffic volumes for all study intersections are shown on Figure 13. CEQA Analysis Year 2025 Without Project intersection operations are summarized in Table 8. All study intersections are forecasted to operate at an acceptable Level of Service in both peak hours with the exception of the following: 10. Jamboree Road at I-405 SB Ramps: AM – LOS F; PM – LOS F 11. Jamboree Road at Michelson Drive: PM – LOS F WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 46 This Page Intentionally Left Blank WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 47 Table 7: Summary of Cumulative Projects Proj #Description Land Use Qty Units Trip Generation Estimates Daily AM Peak Hour PM Peak Hour In Out Total In Out Total City of Newport Beach 1 Drive Shack Golf Driving Range 102 Driving Position 1,392 25 16 41 57 70 127 2 Newport Airport Village Multi-family Housing (Mid-Rise)329 DU 1,790 31 88 119 88 57 145 3 UCI North Campus Hospital Hospital (City of Irvine)350.000 KSF 3,752 212 100 312 109 231 340 4 UCI North Campus Child Health Medical-Dental Office Building (City of Irvine) 168.000 KSF 5,846 364 103 467 163 418 581 5 Newport Coast Mixed Residential 1,518 DU 14,778 413 932 1,345 926 557 1,483 6 Westcliff Restaurant Fast-Food Restaurant w/out drive-through 11.953 KSF 4,002 180 120 300 101 102 203 7 Garden Restaurant Quality Restaurant 10.987 KSF 971 6 2 8 55 29 84 8 Newport Village Mixed Use N/A N/A 2,832 139 69 207 102 148 251 9 Bayside Family Resort Hotel Hotel 275 Room 1,796 64 49 113 67 67 134 City of Irvine 10 Landmark Hotel 386 Room 3,227 107 74 181 118 113 231 General Office Building 448.000 KSF 4,364 447 73 520 82 433 515 11 Trilogy Residential Multi-family Housing (Mid-Rise)876 DU 4,765 82 233 315 235 151 386 12 Banc & Office Hotel Hotel 225 Room 1,881 62 43 105 69 66 135 General Office Building 150.000 KSF 1,461 150 24 174 28 145 173 13 Park Place Office Building General Office Building 199.000 KSF 1,938 199 32 231 37 192 229 14 Towneplace Hotel Business Hotel 165 Occupied Room 838 49 43 92 41 33 74 15 17850 Von Karman General Office Building 240.856 KSF 2,346 240 39 279 44 233 277 16 15 Degrees South Multi-family Housing (Mid-Rise)150 DU 816 14 40 54 40 26 66 17 2525 Main Street Multi-family Housing (Mid-Rise)272 DU 1,480 26 72 98 73 47 120 18 2055 Main Street Multi-family Housing (Mid-Rise)178 DU 968 17 47 64 48 31 79 19 Pistoia Apartments Multi-family Housing (Mid-Rise)371 DU 2,018 35 99 134 99 64 163 20 Milani Apartments Multi-family Housing (Mid-Rise)287 DU 1,561 27 76 103 77 49 126 21 Central Park West Multi-family Housing (Mid-Rise)1,560 DU 8,486 147 415 562 418 268 686 Shopping Center 10.016 KSF 378 6 4 10 18 20 38 22 Main & Jamboree Multi-family Housing (Mid-Rise)288 DU 1,567 27 77 104 77 50 127 23 17821 Gillette Multi-family Housing (Mid-Rise)39 DU 212 4 10 14 10 7 17 WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 48 Table 7: Summary of Cumulative Projects Proj #Description Land Use Qty Units Trip Generation Estimates Daily AM Peak Hour PM Peak Hour In Out Total In Out Total 24 17811 Gillette Multi-family Housing (Mid-Rise)44 DU 239 4 12 16 12 8 20 25 17822 Gillette Multi-family Housing (Mid-Rise)137 DU 745 13 36 49 37 24 61 26 360 Fusion Multi-family Housing (Mid-Rise)280 DU 1,523 26 74 100 75 48 123 27 2602 McGaw Multi-family Housing (Mid-Rise)120 DU 653 11 32 43 32 21 53 Total Project Trips 78,625 3,127 3,034 6,160 3,338 3,708 7,047 DU = Dwelling Unit, KSF = 1,000 square feet, 73CALIFORNIA J am b o r e e R d B i r c h S t C a m p u s D r University DrIrvine Ave Mesa DrUniversity DrSanta Ana Ave T e l l e r A v eQuail StBirch StCampus DrDupont DrC a r l s o n A v e MacArthur BlvdFairchild RdB a y v i e w P l Bayview WyDove StBristol StBristol St NBristol St SMichelson DrMain StCorona del Mar FwyC o s t a M e s a F w y San Diego Fwy55C ALI FORNIA405INTERSTATEIRVINEMesa RdCalifornia AveNEWPORTBEACHJOHNWAYNEAIRPORTIRVINEVo n K a r m a n A v e H a r v a r d A v e R e d H i l l A v eFIGURE 12LOCATION OF CUMULATIVE PROJECTSLEGEND:XCumulative ProjectCity Boundary111312101617181920212223252627241413- 49 -241598765 WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 50 This Page Intentionally Left Blank 73C ALI FORNIAJ a m b o r e e R d B i r c h S t C a m p u s D r University DrIr v i n e A v e Mesa DrUniversity DrS a n t a A n a A v e T e l l e r A v eQuail StBirch StCampus DrDupont DrC a r l s o n A v eMacArthur BlvdFairchild RdB a y v i e w P l Bayview WyDove StV o n K a r m a n A v eBristol StBristol St NBristol St SMichelson DrMain StCorona del Mar FwyC o s t a M e s a F w y San Diego Fwy55C A LI FORNIA405INTERSTATEMesa RdCalifornia AveCITY OFNEWPORTBEACHJOHNWAYNEAIRPORTCITY OFIRVINEH a r v a r d A v e 23478151617182321242522201910511126113149CITY OFCOSTAMESAR e d H i l l A v eFIGURE 13CEQA ANALYSIS YEAR 2025 WITHOUT PROJECT PEAK HOUR TRAFFIC VOLUMES- 51 -LEGEND:AM/PM Peak Hour TurningXNewport Beach Intersection XX/YYMovement VolumesCity BoundaryIrvine Intersection XCaltrans IntersectionXCampusBirchVon KarmanJamboreeMichelsonCampusBirchBirchI-405 SBBristolI-405 NBJamboree JamboreeJamboree JamboreeJamboreeJamboree Jamboree JamboreeJamboree Jamboree CampusBirchMichelsonBayviewUniversityBristolBristolBristolBristolBristolCampus Birch Campus Birch Bayview Irvine MesaCampusUniversity Irvine EastbluffFairchildBristolTellerVon Karman Von Karman Von Karman MacArthur MacArthurMacArthurMacArthur 1. MacArthur Blvdat Campus Dr2. MacArthur Blvdat Birch St3. MacArthur Blvdat Von Karman Ave4. MacArthur Blvdat Jamboree Rd6. Von Karman Aveat Campus Dr7. Von Karman Aveat Birch St8. Teller Aveat Birch St9. Jamboree Rdat I-405 NB Ramp11. Jamboree Rdat Michelson Dr12. Jamboree Rdat Campus Dr13. Jamboree Rdat Birch St14. Jamboree Rdat Fairchild Rd16. Jamboree Rdat Bristol St S17. Jamboree Rdat Bayview Wy18. Jamboree Rdat University Dr19. University Drat Campus Dr21. Bristol St Sat Campus Dr22. Irvine Aveat Mesa Dr23. Bristol St Nat Birch St24. Bristol St Sat Birch St25. Bristol St Sat Bayview Pl5. Von Karman Aveat Michelson Dr10. Jamboree Rdat I-405 SB Ramp15. Jamboree Rdat Bristol St N20. Bristol St Nat Campus Dr WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 52 This Page Intentionally Left Blank WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 53 Table 8: Intersection Operation – CEQA Analysis Year 2025 Without Project Conditions Int. #Intersection AM Peak Hour PM Peak Hour ICU/Delay LOS ICU/Delay LOS 1 MacArthur Blvd at Campus Dr*0.667 B 0.959 E 2 MacArthur Blvd at Birch St 0.401 A 0.583 A 3 MacArthur Blvd at Von Karman Ave 0.572 A 0.572 A 4 MacArthur Blvd at Jamboree Rd*0.723 C 0.837 D 5 Von Karman Ave at Michelson Dr*0.676 B 0.785 C 6 Von Karman Ave at Campus Dr*0.740 C 0.860 D 7 Von Karman Ave at Birch St 0.337 A 0.435 A 8 Teller Ave at Birch St (unsignalized)12.5 B 14.2 B 9 Jamboree Rd at I-405 NB Ramps*0.828 D 0.922 E 10 Jamboree Rd at I-405 SB Ramps*1.060 F 1.013 F 11 Jamboree Rd at Michelson Dr*0.823 D 1.050 F 12 Jamboree Rd at Campus Dr*0.808 D 0.811 D 13 Jamboree Rd at Birch St*0.728 C 0.899 D 14 Jamboree Rd at Fairchild Dr*0.776 C 0.548 A 15 Jamboree Rd at Bristol St N 0.440 A 0.590 A 16 Jamboree Rd at Bristol St S 0.734 C 0.715 C 17 Jamboree Rd at Bayview Way 0.473 A 0.491 A 18 Jamboree Rd at University Dr 0.675 B 0.601 B 19 University Dr at Campus Dr 1 0.871 D 0.853 D 20 Bristol St N at Campus Dr 0.581 A 0.737 C 21 Bristol St S at Irvine Ave / Campus Dr 0.691 B 0.560 A 22 Irvine Ave at Mesa Dr 0.507 A 0.669 B 23 Birch St at Bristol St N 0.694 B 0.632 B 24 Birch St at Bristol St S 0.496 A 0.507 A 25 Bayview Pl at Bristol St S 0.551 A 0.539 A Note: - Bold values indicate intersections operating at an unacceptable Level of Service - Intersection operation is expressed in volume-to-capacity (v/c) ratio for signalized intersections, and average delay for unsignalized intersections. - Delay values for unsignalized intersections represent the average vehicle delay on the worst (highest delay) intersection approach. * Level of Service E is acceptable at this intersection. 1 A 5% capacity credit is applied at this intersection to reflect implementation of the Advanced Transportation Management System (ATMS) CEQA Analysis Year 2025 With Project In this scenario, project-related peak hour traffic volumes were added to the CEQA Analysis Year 2025 Without Project traffic volumes. The resulting CEQA Analysis Year 2025 With Project peak hour volumes are shown on Figure 14, and the resulting intersection operations are summarized on Table 9. The following intersections would continue to operate at a deficient Level of Service under CEQA Analysis Year 2025 With Project conditions: 10. Jamboree Road at I-405 SB Ramps: AM – LOS F; PM – LOS F 11. Jamboree Road at Michelson Drive: PM – LOS F Based on the significance criteria set forth in this traffic study, the Project’s incremental increase does not exceed the significance threshold at the deficient intersections and would not result in a significant impact with the addition of project trips. All other intersections would operate at an acceptable Level of Service in both peak hours. WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 54 This Page Intentionally Left Blank 73C ALI FORNIAJ a m b o r e e R d B i r c h S t C a m p u s D r University DrIr v i n e A v e Mesa DrUniversity DrS a n t a A n a A v e T e l l e r A v eQuail StBirch StCampus DrDupont DrC a r l s o n A v eMacArthur BlvdFairchild RdB a y v i e w P l Bayview WyDove StV o n K a r m a n A v eBristol StBristol St NBristol St SMichelson DrMain StCorona del Mar FwyC o s t a M e s a F w y San Diego Fwy55C A LI FORNIA405INTERSTATEMesa RdCalifornia AveCITY OFNEWPORTBEACHJOHNWAYNEAIRPORTCITY OFIRVINEH a r v a r d A v e 23478151617182321242522201910511126113149CITY OFCOSTAMESAR e d H i l l A v eFIGURE 14CEQA ANALYSIS YEAR 2025 WITH PROJECT PEAK HOUR TRAFFIC VOLUMES- 55 -LEGEND:AM/PM Peak Hour TurningXNewport Beach Intersection XX/YYMovement VolumesCity BoundaryIrvine Intersection XCaltrans IntersectionXCampusBirchVon KarmanJamboreeMichelsonCampusBirchBirchI-405 SBBristolI-405 NBJamboree JamboreeJamboree JamboreeJamboreeJamboree Jamboree JamboreeJamboree Jamboree CampusBirchMichelsonBayviewUniversityBristolBristolBristolBristolBristolCampus Birch Campus Birch Bayview Irvine MesaCampusUniversity Irvine EastbluffFairchildBristolTellerVon Karman Von Karman Von Karman MacArthur MacArthurMacArthurMacArthur 1. MacArthur Blvdat Campus Dr2. MacArthur Blvdat Birch St3. MacArthur Blvdat Von Karman Ave4. MacArthur Blvdat Jamboree Rd6. Von Karman Aveat Campus Dr7. Von Karman Aveat Birch St8. Teller Aveat Birch St9. Jamboree Rdat I-405 NB Ramp11. Jamboree Rdat Michelson Dr12. Jamboree Rdat Campus Dr13. Jamboree Rdat Birch St14. Jamboree Rdat Fairchild Rd16. Jamboree Rdat Bristol St S17. Jamboree Rdat Bayview Wy18. Jamboree Rdat University Dr19. University Drat Campus Dr21. Bristol St Sat Campus Dr22. Irvine Aveat Mesa Dr23. Bristol St Nat Birch St24. Bristol St Sat Birch St25. Bristol St Sat Bayview Pl5. Von Karman Aveat Michelson Dr10. Jamboree Rdat I-405 SB Ramp15. Jamboree Rdat Bristol St N20. Bristol St Nat Campus Dr WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 56 This Page Intentionally Left Blank WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 57 Table 9: Intersection Operation – CEQA Analysis Year 2025 With Project Conditions Int. #Intersection AM Peak Hour PM Peak Hour Without Project With Project Change Delay Sig Impact? Without Project With Project Change Delay Sig Impact?ICU/ Delay LOS ICU/ Delay LOS ICU/ Delay LOS ICU/ Delay LOS 1 MacArthur Blvd at Campus Dr*0.667 B 0.669 B 0.002 No 0.959 E 0.961 E 0.002 No 2 MacArthur Blvd at Birch St 0.401 A 0.410 A 0.009 No 0.583 A 0.587 A 0.004 No 3 MacArthur Blvd at Von Karman Ave 0.572 A 0.582 A 0.010 No 0.572 A 0.575 A 0.003 No 4 MacArthur Blvd at Jamboree Rd*0.723 C 0.725 C 0.002 No 0.837 D 0.842 D 0.005 No 5 Von Karman Ave at Michelson Dr*0.676 B 0.678 B 0.002 No 0.785 C 0.786 C 0.001 No 6 Von Karman Ave at Campus Dr*0.740 C 0.741 C 0.001 No 0.860 D 0.861 D 0.001 No 7 Von Karman Ave at Birch St 0.337 A 0.331 A -0.006 No 0.435 A 0.443 A 0.008 No 8 Teller Ave at Birch St (unsignalized)12.5 B 13.0 B 0.5 No 14.2 B 15.7 C 1.5 No 9 Jamboree Rd at I-405 NB Ramps*0.828 D 0.829 D 0.001 No 0.922 E 0.925 E 0.003 No 10 Jamboree Rd at I-405 SB Ramps*1.060 F 1.061 F 0.001 No 1.013 F 1.014 F 0.001 No 11 Jamboree Rd at Michelson Dr*0.823 D 0.826 D 0.003 No 1.050 F 1.052 F 0.002 No 12 Jamboree Rd at Campus Dr*0.808 D 0.809 D 0.001 No 0.811 D 0.814 D 0.003 No 13 Jamboree Rd at Birch St*0.728 C 0.732 C 0.004 No 0.899 D 0.902 D 0.003 No 14 Jamboree Rd at Fairchild Dr*0.776 C 0.777 C 0.001 No 0.548 A 0.549 A 0.001 No 15 Jamboree Rd at Bristol St N 0.440 A 0.441 A 0.001 No 0.590 A 0.592 A 0.002 No 16 Jamboree Rd at Bristol St S 0.734 C 0.736 C 0.002 No 0.715 C 0.719 C 0.004 No 17 Jamboree Rd at Bayview Way 0.473 A 0.474 A 0.001 No 0.491 A 0.492 A 0.001 No 18 Jamboree Rd at University Dr 0.675 B 0.677 B 0.002 No 0.601 B 0.603 B 0.002 No 19 University Dr at Campus Dr 1 0.871 D 0.871 D 0.000 No 0.853 D 0.853 D 0.000 No 20 Bristol St N at Campus Dr 0.581 A 0.585 A 0.004 No 0.737 C 0.738 C 0.001 No 21 Bristol St S at Irvine Ave / Campus Dr 0.691 B 0.691 B 0.000 No 0.560 A 0.560 A 0.000 No 22 Irvine Ave at Mesa Dr 0.507 A 0.508 A 0.001 No 0.669 B 0.669 B 0.000 No 23 Birch St at Bristol St N 0.694 B 0.696 B 0.002 No 0.632 B 0.634 B 0.002 No 24 Birch St at Bristol St S 0.496 A 0.496 A 0.000 No 0.507 A 0.508 A 0.001 No 25 Bayview Pl at Bristol St S 0.551 A 0.552 A 0.001 No 0.539 A 0.541 A 0.002 No Notes: - Bold and shaded values indicate intersections operating at an unacceptable Level of Service - Intersection operation is expressed in volume-to-capacity (v/c) ratio for signalized intersections, and average delay for unsignalized intersections. - Delay values for unsignalized intersections represent the average vehicle delay on the worst (highest delay) intersection approach. * Level of Service E is acceptable at this intersection. 1 A 5% capacity credit is applied at this intersection to reflect implementation of the Advanced Transportation Management System (ATMS) WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 58 This Page Intentionally Left Blank WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 59 8 GENERAL PLAN COMPARISON A comparison analysis has been conducted to determine whether the proposed Residences at 4400 Von Karman (“Project”) would result in any new or substantially more significant environmental impacts as compared to the conclusions discussed in the City of Newport Beach General Plan Transportation Study (March 2006). The project is located in traffic analysis zone (TAZ) 1405 of the Newport Beach Traffic Model (NBTM), used in the 2006 General Plan traffic analysis. The NBTM TAZ 1405 consists of 128 Apartment units, 128,610 square feet of general commercial and 695,157 square feet of office. The “Residences at 4400 Von Karman” project proposes 312 apartment units. To provide a conservative analysis, the traffic from the additional 184 units (312 units–128 units) were added on to Post-2030 General Plan Buildout traffic to determine 2030 General Plan Buildout With Project traffic. The following study scenarios were analyzed for the comparison analysis: §Post-2030 General Plan Buildout 1 §Post-2030 General Plan Buildout With Project 2 1 This scenario assumes the following quantities for NBTM TAZ 1405, where the project site is located: 128 apartment units, 128,610 square feet of general commercial use, and 695,137 square feet of office use 2 This “With Project” scenario assumes an additional 184 dwelling units (delta) to NBTM TAZ 1405, for a total of 312 dwelling units, as proposed by the Project. The Post-2030 General Plan Buildout With Project ICU was compared with the Post-2030 General Plan Buildout ICU at the following study intersections analyzed in the 2006 General Plan Transportation Study: 1 MacArthur Boulevard at Campus Drive 2 MacArthur Boulevard at Birch Street 3 MacArthur Boulevard at Von Karman Avenue 4 MacArthur Boulevard at Jamboree Road 6 Von Karman Avenue at Campus Drive 12 Jamboree Road at Campus Drive 13 Jamboree Road at Birch Street 15 Jamboree Road at Bristol Street N 16 Jamboree Road at Bristol Street S 17 Jamboree Road at Bayview Way 18 Jamboree Road at University Drive 20 Bristol Street N at Campus Drive 21 Bristol Street S at Irvine Avenue / Campus Drive 22 Irvine Avenue at Mesa Drive 23 Birch Street at Bristol Street N 24 Birch Street at Bristol Street S 25 Bayview Place at Bristol Street S WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 60 Daily, morning peak hour, and evening peak hour trip generation estimates for the proposed Project are shown on Table 10. The Project (184 additional units) would generate approximately 1,001 daily trips, with 66 morning peak hour trips (17 inbound and 49 outbound) and 81 evening peak hour trips (49 inbound and 32 outbound). Table 10: Summary of Delta Project Trip Generation Land Use ITE Code Unit Trip Generation Rates 1 Daily AM Peak Hour PM Peak Hour In Out Total In Out Total Multifamily Housing (Mid-Rise)221 DU 5.44 0.094 0.266 0.36 0.268 0.172 0.44 Land Use Quantity Unit Trip Generation Estimates Daily AM Peak Hour PM Peak Hour In Out Total In Out Total Multifamily Housing (Mid-Rise)2 184 DU 1,001 17 49 66 49 32 81 Total Delta Project Trips 1,001 17 49 66 49 32 81 1 Source: Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition 2 This “With Project” scenario assumes an additional 184 dwelling units (delta) to NBTM TAZ 1405, for a total of 312 dwelling units, as proposed by the Project. The Post-2030 General Plan Buildout and Post-2030 General Plan Buildout With Project volumes are shown on Figure 15 and Figure 16, respectively. Excerpts from the 2006 General Plan Transportation Study are provided in Appendix H. The results of the Post-2030 General Plan Buildout Plus Project ICU compared to the Post-2030 General Plan Buildout ICU shown in the General Plan Transportation Study and are shown on Table 11. Based on this comparison, the proposed Project would not result in any new traffic related impacts compared to those identified in the 2006 City of Newport Beach General Plan Transportation Study. The proposed Project would not result in a significant Project impact at the study locations; therefore, no mitigation measures at the study locations are required. 73C ALI FORNIAJ a m b o r e e R d B i r c h S t C a m p u s D r University DrIr v i n e A v e Mesa DrUniversity DrS a n t a A n a A v e T e l l e r A v eQuail StBirch StCampus DrDupont DrC a r l s o n A v eMacArthur BlvdFairchild RdB a y v i e w P l Bayview WyDove StV o n K a r m a n A v eBristol StBristol St NBristol St SMichelson DrMain StCorona del Mar FwyC o s t a M e s a F w y San Diego Fwy55C A LI FORNIA405INTERSTATEMesa RdCalifornia AveCITY OFNEWPORTBEACHJOHNWAYNEAIRPORTCITY OFIRVINEH a r v a r d A v e 23478151617182321242522201910511126113149CITY OFCOSTAMESAR e d H i l l A v eFIGURE 15POST-2030 GENERAL PLAN BUILD-OUT PEAK HOUR TRAFFIC VOLUMES- 61 -LEGEND:AM/PM Peak Hour TurningXNewport Beach Intersection XX/YYMovement VolumesCity BoundaryIrvine Intersection XCaltrans IntersectionXCampusBirchVon KarmanJamboreeMichelsonCampusBirchBirchI-405 SBBristolI-405 NBJamboree JamboreeJamboree JamboreeJamboreeJamboree Jamboree JamboreeJamboree Jamboree CampusBirchMichelsonBayviewUniversityBristolBristolBristolBristolBristolCampus Birch Campus Birch Bayview Irvine MesaCampusUniversity Irvine EastbluffFairchildBristolTellerVon Karman Von Karman Von Karman MacArthur MacArthurMacArthurMacArthur 1. MacArthur Blvdat Campus Dr2. MacArthur Blvdat Birch St3. MacArthur Blvdat Von Karman Ave4. MacArthur Blvdat Jamboree Rd6. Von Karman Aveat Campus Dr7. Von Karman Aveat Birch St8. Teller Aveat Birch St9. Jamboree Rdat I-405 NB Ramp11. Jamboree Rdat Michelson Dr12. Jamboree Rdat Campus Dr13. Jamboree Rdat Birch St14. Jamboree Rdat Fairchild Rd16. Jamboree Rdat Bristol St S17. Jamboree Rdat Bayview Wy18. Jamboree Rdat University Dr19. University Drat Campus Dr21. Bristol St Sat Campus Dr22. Irvine Aveat Mesa Dr23. Bristol St Nat Birch St24. Bristol St Sat Birch St25. Bristol St Sat Bayview Pl5. Von Karman Aveat Michelson Dr10. Jamboree Rdat I-405 SB Ramp15. Jamboree Rdat Bristol St N20. Bristol St Nat Campus DrNOT ANALYZEDFOR THISSCENARIONOT ANALYZEDFOR THISSCENARIONOT ANALYZEDFOR THISSCENARIONOT ANALYZEDFOR THISSCENARIONOT ANALYZEDFOR THISSCENARIONOT ANALYZEDFOR THISSCENARIONOT ANALYZEDFOR THISSCENARIONOT ANALYZEDFOR THISSCENARIO WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 62 This Page Intentionally Left Blank 73C ALI FORNIAJ a m b o r e e R d B i r c h S t C a m p u s D r University DrIr v i n e A v e Mesa DrUniversity DrS a n t a A n a A v e T e l l e r A v eQuail StBirch StCampus DrDupont DrC a r l s o n A v eMacArthur BlvdFairchild RdB a y v i e w P l Bayview WyDove StV o n K a r m a n A v eBristol StBristol St NBristol St SMichelson DrMain StCorona del Mar FwyC o s t a M e s a F w y San Diego Fwy55C A LI FORNIA405INTERSTATEMesa RdCalifornia AveCITY OFNEWPORTBEACHJOHNWAYNEAIRPORTCITY OFIRVINEH a r v a r d A v e 23478151617182321242522201910511126113149CITY OFCOSTAMESAR e d H i l l A v eFIGURE 16POST-2030 GENERAL PLAN BUILD-OUT WITH PROJECT PEAK HOUR TRAFFIC VOLUMES- 63 -LEGEND:AM/PM Peak Hour TurningXNewport Beach Intersection XX/YYMovement VolumesCity BoundaryIrvine Intersection XCaltrans IntersectionXCampusBirchVon KarmanJamboreeMichelsonCampusBirchBirchI-405 SBBristolI-405 NBJamboree JamboreeJamboree JamboreeJamboreeJamboree Jamboree JamboreeJamboree Jamboree CampusBirchMichelsonBayviewUniversityBristolBristolBristolBristolBristolCampus Birch Campus Birch Bayview Irvine MesaCampusUniversity Irvine EastbluffFairchildBristolTellerVon Karman Von Karman Von Karman MacArthur MacArthurMacArthurMacArthur 1. MacArthur Blvdat Campus Dr2. MacArthur Blvdat Birch St3. MacArthur Blvdat Von Karman Ave4. MacArthur Blvdat Jamboree Rd6. Von Karman Aveat Campus Dr7. Von Karman Aveat Birch St8. Teller Aveat Birch St9. Jamboree Rdat I-405 NB Ramp11. Jamboree Rdat Michelson Dr12. Jamboree Rdat Campus Dr13. Jamboree Rdat Birch St14. Jamboree Rdat Fairchild Rd16. Jamboree Rdat Bristol St S17. Jamboree Rdat Bayview Wy18. Jamboree Rdat University Dr19. University Drat Campus Dr21. Bristol St Sat Campus Dr22. Irvine Aveat Mesa Dr23. Bristol St Nat Birch St24. Bristol St Sat Birch St25. Bristol St Sat Bayview Pl5. Von Karman Aveat Michelson Dr10. Jamboree Rdat I-405 SB Ramp15. Jamboree Rdat Bristol St N20. Bristol St Nat Campus DrNOT ANALYZEDFOR THISSCENARIONOT ANALYZEDFOR THISSCENARIONOT ANALYZEDFOR THISSCENARIONOT ANALYZEDFOR THISSCENARIONOT ANALYZEDFOR THISSCENARIONOT ANALYZEDFOR THISSCENARIONOT ANALYZEDFOR THISSCENARIONOT ANALYZEDFOR THISSCENARIO WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 64 This Page Intentionally Left Blank WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 65 Table 11: Intersection Operation – Post-2030 General Plan Buildout With Project Conditions Int. #Intersection AM Peak Hour PM Peak Hour 2006 General Plan Buildout 2,3 2006 General Plan Buildout With Project 4 Change in ICU New Impact? 2006 General Plan Buildout 2,3 2006 General Plan Buildout With Project 4 Change in ICU New Impact? ICU LOS ICU LOS ICU LOS ICU LOS 1 MacArthur Blvd at Campus Dr*0.81 D 0.81 D 0.00 No 1.24 F 1.24 F 0.00 No 2 MacArthur Blvd at Birch St 0.79 C 0.80 C 0.01 No 0.90 D 0.90 D 0.00 No 3 MacArthur Blvd at Von Karman Ave 0.54 A 0.54 A 0.00 No 0.65 B 0.65 B 0.00 No 4 MacArthur Blvd at Jamboree Rd*0.93 E 0.94 E 0.01 No 1.02 F 1.02 F 0.00 No 6 Von Karman Ave at Campus Dr*0.73 C 0.73 C 0.00 No 0.97 E 0.97 E 0.00 No 12 Jamboree Rd at Campus Dr*0.93 E 0.93 E 0.00 No 1.18 F 1.18 F 0.00 No 13 Jamboree Rd at Birch St*1.00 F 1.01 F 0.01 No 0.83 D 0.84 D 0.01 No 15 Jamboree Rd at Bristol St N 0.68 B 0.68 B 0.00 No 0.67 B 0.67 B 0.00 No 16 Jamboree Rd at Bristol St S 0.94 E 0.94 E 0.00 No 0.87 D 0.87 D 0.00 No 17 Jamboree Rd at Bayview Way 0.45 A 0.45 A 0.00 No 0.66 B 0.66 B 0.00 No 18 Jamboree Rd at University Dr 0.68 B 0.68 B 0.00 No 0.67 B 0.67 B 0.00 No 20 Bristol St N at Campus Dr 1.02 F 1.03 F 0.01 No 1.06 F 1.06 F 0.00 No 21 Bristol St S at Irvine Ave / Campus Dr 0.89 D 0.89 D 0.00 No 0.77 C 0.78 C 0.01 No 22 Irvine Ave at Mesa Dr 0.98 E 0.98 E 0.00 No 1.19 F 1.19 F 0.00 No 23 Birch St at Bristol St N 0.92 E 0.92 E 0.00 No 0.81 D 0.81 D 0.00 No 24 Birch St at Bristol St S 0.55 A 0.55 A 0.00 No 0.54 A 0.54 A 0.00 No 25 Bayview Pl at Bristol St S 0.60 A 0.60 A 0.00 No 0.63 B 0.63 B 0.00 No Notes: - Bold and shaded values indicate intersections operating at an unacceptable Level of Service - Intersection operation is expressed in volume-to-capacity (v/c) ratio for signalized intersections, and average delay for unsignalized intersections. - Delay values for unsignalized intersections represent the average vehicle delay on the worst (highest delay) intersection approach. * Level of Service E is acceptable at this intersection. 1 A 5% capacity credit is applied at this intersection to reflect implementation of the Advanced Transportation Management System (ATMS) 2 Source: 2006 General Plan Transportation Study. Excerpts are provided in Appendix H of this report. 3 This scenario assumes the following uses for NBTM TAZ 1405, where the project site is located: 128 apartment units, 128,610 square feet of general commercial use, and 695,137 square feet of office use 4 This “With Project” scenario assumes an additional 184 dwelling units (delta), for a total of 312 dwelling units, as proposed by the Project. WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 66 This Page Intentionally Left Blank WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 67 9 OTHER ISSUES 9.1 ANALYSIS OF INTERSTATE HIGHWAY FACILITIES Intersections on Interstate Highway Facilities Intersections on Interstate Highway facilities, which are controlled by Caltrans, are also analyzed using the Highway Capacity Manual (HCM) methodology, as required by the Caltrans Guide for the Preparation of Traffic Impact Studies (State of California Department of Transportation, December 2002). In the vicinity of the project, the I-405 and SR-73 freeways are Caltrans facilities. Therefore, the following study were analyzed using the HCM intersection analysis methodology: 9. Jamboree Road at I-405 NB Ramps 10. Jamboree Road at I-405 SB Ramps The HCM methodology measures average seconds of delay per vehicle based on a number of technical parameters, such as peak hourly traffic volumes, number of lanes, type of signal operation, signal timing, and signal phasing in the calculations. A description of each Level of Service, based on delay parameters, per the Highway Capacity Manual (HCM) is provided in the chart on the following page. For State-controlled intersections, Level of Service standards and impact criteria specified by Caltrans will apply. The Caltrans Guide for the Preparation of Traffic Impact Studies states that “Caltrans endeavors to maintain a target Level of Service at the transition between LOS C and LOS D on State highway facilities. If an existing Interstate highway facility is operating at less than the target LOS, the existing Level of Service is to be maintained.” Traffic Impact Criteria The Caltrans Guide for the Preparation of Traffic Impact Studies does not establish a threshold of significance for Interstate Highway intersections. This traffic analysis uses the following traffic threshold of significance: ·A significant project impact occurs at an Interstate Highway study intersection when the addition of project-generated trips causes the peak hour level of service of the study intersection to change from acceptable operation (LOS A, B, or C) to deficient operation (LOS D, E, or F). WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 68 LEVEL OF SERVICE DESCRIPTIONS Level of Service Signalized Intersection Delay (sec) Description A ≤10 LOS A describes operations with a control delay of 10 seconds per vehicle or less and a volume-to-capacity ratio no greater than 1.0. This level is typically assigned when the volume-to-capacity ratio is low and either progression is exceptionally favorable, or the cycle length is very short. If it is due to favorable progression, most vehicles arrive during the green indication and travel through the intersection without stopping. B > 10 and ≤ 20 LOS B describes operations with control delay between 10 and 20 seconds per vehicle and a volume-to-capacity ratio no greater than 1.0. This level is typically assigned when the volume-to-capacity ratio is low and either progression is exceptionally favorable, or the cycle length is short. More vehicles stop than with LOS A. C > 20 and ≤ 35 LOS C describes operations with control delay between 20 and 35 seconds per vehicle and a volume-to-capacity ratio no greater than 1.0. This level is typically assigned when the progression is favorable, and the cycle length is moderate. Individual cycle failures (i.e., one or more queued vehicles are not able to depart as a result of insufficient capacity during the cycle) may begin to appear at this level. The number of vehicles stopping is significant, although many vehicles still pass through the intersection without stopping. D > 35 and ≤ 55 LOS D describes operations with control delay between 35 and 55 seconds per vehicle and a volume-to-capacity ratio no greater than 1.0. This level is typically assigned when the volume-to-capacity ratio is high and either progression is ineffective, or the cycle length is long. Many vehicles stop and individual cycle failures are noticeable. E > 55 and ≤ 80 LOS E describes operations with control delay between 55 and 80 seconds per vehicle and a volume-to-capacity ratio no greater than 1.0. This level is typically assigned when the volume-to-capacity ratio is high, progression is unfavorable, and the cycle length is long. Individual cycle failures are frequent. Source: Highway Capacity Manual, 6th Edition WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 69 Interstate Highway Intersection Analysis Peak hour intersection analysis was conducted using the HCM methodology for the following Interstate Highway study intersections: 9. Jamboree Road at I-405 NB Ramps 10. Jamboree Road at I-405 SB Ramps Intersection analysis worksheets for all HCM analysis of Interstate Highway intersections are provided in Appendix E. Existing Conditions Existing peak hour intersection operations for the Interstate Highway study intersections are summarized on Table 11. Each of the Interstate Highway study intersections currently operates at an acceptable Level of Service using the HCM delay analysis methodology. CEQA Analysis Year 2025 Without Project CEQA Analysis Year 2025 Without Project peak hour operation for the Interstate Highway study intersections are summarized on Table 11, previously referenced. The intersection of Jamboree Road at the I-405 Southbound Ramps would operate at LOS D in the morning peak hour under CEQA Analysis Year 2025 Without Project conditions. CEQA Analysis Year 2025 With Project CEQA Analysis Year 2025 With Project peak hour operation for the Interstate Highway study intersections are summarized on Table 11, previously referenced. With the addition of project traffic, the intersection of Jamboree Road at the I-405 Southbound Ramps would continue to operate at LOS D in the morning peak hour. The project traffic would not cause the Level of Service at this intersection to worsen, and therefore would not result in a significant impact. The intersection of Jamboree Road at the I-405 Northbound Ramps would continue to operate at an acceptable Level of Service. Table 12: Summary of Interstate Highway Intersection Operations Int. #Intersection AM Peak Hour PM Peak Hour Delay LOS Delay LOS Existing Conditions 9 Jamboree Rd at I-405 NB Ramps 18.3 B 10.9 B 10 Jamboree Rd at I-405 SB Ramps 25.6 C 20.9 C CEQA Analysis Year 2025 Without Project 9 Jamboree Rd at I-405 NB Ramps 19.5 B 13.7 B 10 Jamboree Rd at I-405 SB Ramps 54.0 D 22.9 C CEQA Analysis Year 2025 With Project 9 Jamboree Rd at I-405 NB Ramps 19.5 B 13.9 B 10 Jamboree Rd at I-405 SB Ramps 54.2 D 23.0 C Note: - Bold values indicate intersections operating at an unacceptable Level of Service - Delay values for unsignalized intersections represent the average vehicle delay on the worst (highest delay) intersection approach. WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 70 9.2 CONGESTION MANAGEMENT PROGRAM COMPLIANCE The Orange County Congestion Management Program (CMP) was established in 1991, to reduce traffic congestion and to provide a mechanism for coordinating land use and development decisions. Compliance with CMP requirements ensures a city’s eligibility to compete for State gas tax funds for local transportation projects. A copy of the County of Orange CMP Highway System is provided in Appendix F. Within the project study area, the CMP Highway System includes two arterials: Jamboree Road north of MacArthur Boulevard, and MacArthur Boulevard south of Jamboree Road. CMP intersections in the vicinity of the Project consist of: 4. MacArthur Boulevard at Jamboree Road 9. Jamboree Road at I-405 Northbound Ramps 10. Jamboree Road at I-405 Southbound Ramps The Orange County CMP states that “a TIA will be required for CMP purposes for all proposed developments generating 2,400 or more daily trips,” and that “for developments which will directly access a CMP Highway System link, the threshold for requiring a TIA should be reduced to 1,600 or more trips per day. The Project is estimated to generate approximately 1,697 daily trips but does not directly access a CMP Highway System Link. Base on CMP criteria, a separate CMP analysis is not required of the Project. 9.3 SITE ACCESS AND SITE CIRCULATION Vehicular access to Koll Center Newport is currently provided by three driveways on Birch Street, and two driveways on Von Karman Avenue. Cross access throughout the site currently allows drivers to access any parking area within Koll Center Newport from any of the site driveways. All driveways are unsignalized and gated. Drivers access the site either by a key card or by pressing the button and pulling a parking ticket. To exit the site, key card users use their card to raise the gate. Visitors must insert a validated ticket or pay at the gate in order to exit. For discussion purposes, the driveways have been numbered 1 through 5, as shown on Figure 17. The following provides a brief description of each of the existing driveways. Existing Driveway 1: The westernmost driveway on Birch Street is located approximately 300 feet east of Von Karman Avenue, and is a full-movement driveway. It is 30 feet wide and provides one inbound lane and one outbound lane. The entry gate on Driveway 1 is set back approximately 95 feet from Birch Street. This driveway leads directly to a surface parking area at the north end of the Koll Center Newport site. Existing Driveway 2:The middle driveway on Birch Street is located approximately 600 feet east of Von Karman Avenue, and is a full-movement driveway. It is 36 feet wide, and provides one inbound lane and one outbound lane, with a narrow, raised median. The entry gate is set back approximately 165 feet from Birch Street. This driveway intersects with the spine street that runs through the Koll Center Newport site and connects Von Karman Avenue and Birch Street in an east-west orientation. WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 71 Existing Driveway 3:The eastern driveway on Birch Street is located approximately 1,100 feet east of Von Karman Avenue and approximately 750 feet west of Jamboree Road and is a full-movement driveway. It is 36 feet wide and provides one inbound lane and one outbound lane. Driveway 3 is connected to Teller Avenue. This driveway connects in a T-intersection to the spine street approximately 85 feet from Birch Street. Entry gates are located on the main spine street, approximately 50 feet to the west, and approximately 100 feet to the east of the T-intersection. Existing Driveway 4:The northern driveway on Von Karman Avenue is located approximately 350 feet south of Birch Street and is an exit-only driveway. It is approximately 15 feet wide, and provides one outbound lane only, from which drivers can make both left and right turns. Existing Driveway 5:The southern driveway on Von Karman Avenue is located approximately 900 feet south of Birch Street and is a full-movement driveway. It is 36 feet wide and provides one inbound and one outbound lane. The entry gate is set back approximately 90 feet from Von Karman Avenue. This driveway is the western end of the spine street that connects Von Karman Avenue and Birch Street in an east-west orientation. As part of the proposed Project, the five existing site driveways for Koll Center Newport will remain in their current locations, with several changes to the access provisions for the site, as follows: §The main drive aisle that runs from Von Karman Avenue to Birch Street will become an open- access internal street through the site. All gates to the Koll Center Newport parking areas and to the new residential buildings will be located off the internal street. §A free-standing parking structure will be constructed prior to construction of the residential building. This parking structure will be provided for office users because of surface parking removed as a part of the Project. When completed, the parking structure will provide 275 spaces for office uses. §Access to the residential parking will be via a gated entrance directly off the spine street, which will be accessible from Driveways 2, 3, and 5. The following addresses any changes proposed as a part of the Project: Driveway 1 With Project: No changes are proposed for Driveway 1. However, as a part of the Project, office parking displaced by the Project would be provided in the residential building’s parking structure, in a new, free-standing parking structure, and in surface parking areas. An entry to the residential parking structure for office parking would be provided near the 4910 Birch Street office building using this driveway. Driveway 2 With Project: The entry gate on Driveway 2 will be removed. A gated entry to the residential portion of the residential development parking structure will be provided off Driveway 2. Drivers entering Driveway 2 will be able to access all parking areas of Koll Center Newport, except the surface parking areas immediately accessed by Driveway 1. Driveway 2 will be reconfigured to provide one inbound lane and two outbound lanes, with one left-turn and one right-turn lane. FIGURE 17EXISTING SITE ACCESS- 72 -32145 WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 73 This Page Intentionally Left Blank WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 74 Driveway 3 With Project: The Koll Center Newport entry gates on the main drive aisle on either side of Driveway 3 will be removed. A new office parking gate for the parking areas to the east of the driveway will be provided approximately 80 feet to the southeast. Drivers entering Driveway 3 will be able to access all parking areas of Koll Center Newport, except the surface parking areas immediately accessed by Driveway 1.. Driveway 4 With Project: Driveway 4 will remain an exit-only driveway and will be accessible only from the surface parking areas immediately accessed by Driveway 1. Outbound movements will be restricted to right turns only. Driveway 5 With Project: The entry gate on Driveway 5 will be removed. A new office parking gate for the parking areas to the east of the driveway will be provided on the first intersecting drive aisle. Driveway 5 will be reconfigured to provide one inbound lane and two outbound lanes, with one left-turn and one right-turn lane. 9.4 CONSTRUCTION TRAFFIC Construction of the proposed Project would add construction-related trips to and from the site during construction activities. These trips are associated with construction activities, including construction workers, grading, and construction of structures and site features. Large construction equipment such as bulldozers, loaders, scrapers, and pavers would be required during various construction phases. Large equipment is generally brought to the site at the start of the construction phase and kept on site until its term of use ends. A staging area would be designated on-site to store construction equipment and supplies during construction. Throughout construction, the size of the work crew reporting to the site each day would vary depending on the construction phase and the different activities taking place at the time. Parking for workers would be provided on-site during all phases of construction. Construction workers will not be allowed to park on local streets. If needed during the peak construction periods, off-site parking will be provided, and workers will carpool or be shuttled to the worksite. The Applicant will be required to prepare a Parking Management Plan for construction parking. The Applicant will be required to prepare a construction management plan to identify the timing of construction activities, and the movement of construction vehicles. There will be no dirt hauling activities allowed to and from the site during the peak hours during any of the construction phases. Construction Phasing Free-Standing Parking Structure Construction of the free-standing parking structure requires the demolition of approximately 106 surface parking spaces and associated landscaping. A free-standing, 275-stall parking structure would be constructed prior to breaking ground on the remainder of the Project in order to replace surface parking temporarily and permanently displaced by site development. The parking structure would have three levels of above-ground parking, including rooftop parking. Construction activities are anticipated to occur over an approximate six-month timeframe. WORKING DRAFT–NOT FOR PUBLIC DISTRIBUTION Residences at 4400 Von Karman City of Newport Beach Traffic Impact Study Page | 75 Residential Structure Upon completion of the free-standing parking structure, approximately 443 surface parking spaces would be demolished to allow for the construction of the Project. At the completion of this phase of the Project, there would be 1,645 parking spaces with parking for the Project residences and guests, as well as 275 spaces in the structure for office users. The proposed Project’s site grading and foundation excavation would require the removal of approximately 112,000 cubic yards (cy) of material. It is anticipated that all 112,000 cy will be exported from the site. Construction activities are anticipated to occur over a 24-month time period. The Project includes the demolition of 75 additional surface parking spaces to allow for the reconfiguration of on-site surface parking and access. No grading is assumed. Construction activities would run concurrently with the residential structure over an approximate 3-month time period. Construction Traffic Management Heavy vehicles associated with construction of the Project would use the existing regional and local truck route network to approach the site, getting as close to the destination site as possible before turning off the designated truck route. Impacts from construction traffic would be occasional and temporary delays to traffic, during the movement of heavy equipment or transport of heavy loads to and from the site. The Applicant will be required to provide a construction management plan, and to identify planned travel patterns for haul vehicles, and obtain a Haul Route Permit from the City. Approach and departure routes for construction vehicles will be via Jamboree Road, MacArthur Boulevard, Von Karman Avenue and Birch Street. Depending on the origin/destination (the nearest landfill, or the deposit site identified for cut material), trucks will either arrive and depart via I-405, to the north of the site; or via SR-73, to the south of the site. No heavy vehicle traffic will be permitted during peak commute hours. 10 CONCLUSIONS A comparison analysis has been conducted to determine whether the proposed Residences at 4400 Von Karman (Project) would result in any new significant environmental impacts as compared to the conclusions discussed in the City of Newport Beach General Plan Transportation Study (March 2006). Based on the comparison analysis, the proposed Project would not result in any new traffic-related impacts compared to those identified in the City of Newport Beach 2006 General Plan Transportation Study. The Traffic Impact Study finds that the traffic-related potential impacts associated with the proposed Project would either be the same or not substantially greater than those described in the 2006 General Plan Update EIR. Planning Commission Resolution No. PC2020-040 Page 30 of 43 EXHIBIT “F” Development Agreement RECORDING REQUESTED BY AND WHEN RECORDED RETURN TO: City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 Attn: City Clerk (Space Above This Line Is for Recorder’s Use Only) This Agreement is recorded at the request and for the benefit of the City of Newport Beach and is exempt from the payment of a recording fee pursuant to Government Code §§ 6103 and 27383. DEVELOPMENT AGREEMENT between CITY OF NEWPORT BEACH and TPG (KCN) Acquisition, LLC concerning THE RESIDENCES AT 4400 VON KARMAN 4400 Von Karman -2- 1 DEVELOPMENT AGREEMENT (Pursuant to Newport Beach Municipal Code Chapter 15.45 and California Government Code Sections 65864-65869.5) This DEVELOPMENT AGREEMENT (“Agreement” or “Development Agreement”) is dated for reference purposes as of the __ day of _____, 2020 (“Agreement Date”), and is being entered into by and between the CITY OF NEWPORT BEACH (“City”) a California municipal corporation and charter city, organized and existing under and by virtue of its Charter and the Constitution, and the laws of the State of California, and TPG (KCN) Acquisition, LLC, a California limited liability company (“Developer”). City and Developer are sometimes collectively referred to in this Agreement as the “Parties” and individually as a “Party.” RECITALS A. Developer is in the process of the purchasing that certain real property located in the City of Newport Beach, County of Orange, State of California commonly referred to as 4400 Von Karman Avenue (APNs # ) and generally located on the southwest side of Birch Street and southeast side of Von Karman Avenue (“Property”). As of the Agreement Date, the Property is owned by SLF-KC Towers, LLC, a Delaware limited liability corporation, but Developer has legal or equitable interest in the Property and therefore is authorized to enter into this Agreement pursuant to Government Code Section 65865 and Newport Beach Municipal Code Chapter 15.45 (Development Agreements). The Property is more particularl y described in the legal description attached hereto as Exhibit A and is depicted on the site map attached hereto as Exhibit B. B. To encourage investment in, and commitment to, comprehensive planning and public facilities financing, strengthen the public planning process and encourage private implementation of the local general plan, provide certainty in the approval of projects to avoid waste of time and resources, and reduce the economic costs of development by providing assurance to property owners that they may proceed with projects consistent with existing land use policies, rules, and regulations, the California Legislature adopted California Government Code Sections 65864-65869.5 (“Development Agreement Statute”) authorizing cities and counties to enter into development agreements with persons or entities having a legal or equitable interest in real property located within their jurisdiction. C. On March 13, 2007, the City Council adopted Ordinance No. 2007-6, entitled “Ordinance Amending Chapter 15.45 of City of Newport Beach Municipal Code Regarding Development Agreements” (“Development Agreement Ordinance”). This Agreement is consistent with the Development Agreement Ordinance. D. As detailed in Section 4 of this Agreement and the Development Plans (as defined herein), and in consideration of the significant benefits outlined in this Agreement, Developer has agreed to pay a total Public Benefit Fee (as defined herein) in the sum of Seven Million Five Hundred Thousand Dollars and 00/100 ($7,500,000.00). Developer shall pay the Public Benefit Fee to the City as provided in Article 3 of this Agreement. 2 E. In recognition of the significant public benefits that this Agreement provides, the City Council has found that this Agreement: (i) is consistent with the City of Newport Beach General Plan as of the date of this Agreement; (ii) is in the best interests of the health, safety, and general welfare of City, its residents, and the public; (iii) is entered into pursuant to, and constitutes a present exercise of, the City’s police power; (iv) is consistent and has been approved consistent with the Project’s Addendum to the Environmental Impact Report (SCH# 20060111119) (“EIR”) that was certified by the City Council on July 25, 2006 for the 2006 General Plan Update, all of which analyze the environmental effects of the proposed development of the Project on the Property, and all of the findings, conditions of approval and mitigation measures related thereto; and (v) is consistent and has been approved consistent with provisions of California Government Code Section 65867 and City of Newport Beach Municipal Code Chapter 15.45 (Development Agreements). H. On November 5, 2020, City’s Planning Commission held a public hearing on this Agreement, made findings and determinations with respect to this Agreement, and recommended to the City Council that the City Council approve this Agreement. I. On _______________, 2020, the City Council also held a public hearing on this Agreement and considered the Planning Commission’s recommendations and the testimony and information submitted by City staff, Developer, and members of the public. On _______________, 2020, consistent with applicable provisions of the Development Agreement Statute and Development Agreement Ordinance, the City Council adopted Ordinance No. 2020- ___ (“Adopting Ordinance”), finding this Agreement consistent with the City of Newport Beach General Plan and approving and adopting this Agreement. AGREEMENT NOW, THEREFORE, City and Developer agree as follows: 1. Definitions. In addition to any terms defined elsewhere in this Agreement, the following terms when used in this Agreement shall have the meanings set forth below: “Action” shall have the meaning ascribed in Section 8.10 of this Agreement. “Adopting Ordinance” shall mean City Council Ordinance No. 2020-__ approving and adopting this Agreement. “Agreement” shall mean this Development Agreement, as the same may be amended from time to time. “Agreement Date” shall mean the date first written above, which date is the date the City Council adopted the Adopting Ordinance. “CEQA” shall mean the California Environmental Quality Act (California Public Resources Code sections 21000-21177) and the implementing regulations promulgated thereunder by the Secretary for Resources (California Code of Regulations, Title 14, Division 6, Chapter 3, Section 15000 et seq.), as the same may be amended from time to time. 3 “City” shall mean the City of Newport Beach, a California municipal corporation and charter city, and any successor or assignee of the rights and obligations of the City of Newport Beach hereunder. “City Council” shall mean the governing body of City. “City’s Affiliated Parties” shall have the meaning ascribed in Section 10.1 of this Agreement. “Claim” shall have the meaning ascribed in Section 10.1 of this Agreement. “CPI Index” shall mean the Consumer Price Index published from time to time by the United States Department of Labor for all urban consumers (all items) for the smallest geographic area that includes the City or, if such index is discontinued, such other similar index as may be publicly available that is selected by City in its reasonable discretion. “Cure Period” shall have the meaning ascribed in Section 8.1 of this Agreement. “Default” shall have the meaning ascribed to that term in Section 8.1 of this Agreement. “Develop” or “Development” shall mean to improve or the improvement of the Property for the purpose of completing the structures, improvements, and facilities comprising the Project, including but not limited to: grading; the construction of infrastructure and public facilities related to the Project, whether located within or outside the Property; the construction of all of the private improvements and facilities comprising the Project; the preservation or restoration, as required of natural and man-made or altered open space areas; and the installation of landscaping. The terms “Develop” and “Development,” as used herein, do not include the maintenance, repair, reconstruction, replacement, or redevelopment of any structure, improvement, or facility after the initial construction and completion thereof. “Developer” shall mean TPG (KCN) Acquisition, LLC and any successor or assignee to all or any portion of its right, title, and/or interest in and to ownership of all or a portion of the Property and/or the Project. “Development Agreement Ordinance” shall mean Chapter 15.45 of the City of Newport Beach Municipal Code. “Development Agreement Statute” shall mean California Government Code Sections 65864-65869.5, inclusive. “Development Exactions” shall mean any requirement of City in connection with or pursuant to any ordinance, resolution, rule, or official policy for the dedication of land, the construction or installation of any public improvement or facility, or the payment of any fee or charge in order to lessen, offset, mitigate, or compensate for the impacts of Development of the Project on the environment or other public interests. “Development Plan” shall mean all of the land use entitlements, approvals and permits approved by the City for the Project on or before the Agreement Date, as the same may be amended from time to time consistent with this Agreement. Such land use entitlements, 4 approvals and permits include, without limitation, the following: (1) the Development rights as provided under this Agreement; (2) Planned Community Development Plan Amendment No. #15 PD2020-001 to amend the Koll Center Newport Planned Community Development Plan (“PCDP”) to create a residential overlay zone to allow for the 312 apartment units; (3) Major Site Development Review No. SD2020-006, a site development review in accordance with the amended Koll Center Newport Planned Community and Section 20.52.80 (Site Development Reviews) of the Newport Beach Municipal Code for the construction of the Project; (4) Lot Line Adjustment No. LA2020-002 to reconfigure the lot lines of two underlying parcels; (5) Affordable Housing Implementation Plan No. AH2020-003 demonstrating how the Project would meet the City’s affordable housing requirements; (6) Traffic Study No. TS2020-001 in accordance with Chapter 15.40 (Traffic Phasing Ordinance) of the Newport Beach Municipal Code; (7) Development Agreement No. DA2020-002 in accordance with Chapter 15.45 (Development Agreements) of the Newport Beach Municipal Code which would provide vested rights to develop the PCDP as amended, while also providing public benefits should the Project be approved; (8) a density bonus in accordance with the California Government Code Section 65915 et. seq. (9) the Addendum the 2006 General Plan Update EIR ER2020-003 (SCH#2006011119); and (10) all conditions of approval and all mitigation measure approved for the Project on or before the Agreement Date. “Development Regulations” shall mean the following regulations as they are in effect as of the Effective Date and to the extent they govern or regulate the development of the Property, but excluding any amendment or modification to the Development Regulations adopted, approved, or imposed after the Effective Date that affects the Development of the Property, unless such amendment or modification is expressly authorized by this Agreement or is agreed to by Developer in writing: the General Plan; the Development Plan; and, to the extent not expressly superseded by the Development Plan or this Agreement (see Section 4.3 in particular), all other land use and subdivision regulations governing the permitted uses, density and intensity of use, design, and improvement, procedures for obtaining required City permits and approvals for development, and similar matters that may apply to the Development of the Project on the Property during the Term of this Agreement that are set forth in Title 15 (Buildings and Construction) of the Municipal Code, Title 19 (Subdivisions) of the Newport Beach Municipal Code, and Title 20 (Planning and Zoning) of the Newport Beach Municipal Code but specifically excluding all other sections of the Newport Beach Municipal Code, including without limitation Title 5 (Business Licenses and Regulations) of the Newport Beach Municipal Code. Notwithstanding the foregoing, the term “Development Regulations,” as used herein, does not include any City ordinance, resolution, code, rule, regulation or official policy governing any of the following: (i) the conduct of businesses, professions, and occupations; (ii) taxes and assessments; (iii) the control and abatement of nuisances; (iv) the granting of encroachment permits and the conveyance of rights and interests which provide for the use of or the entry upon public property; or (v) the exercise of the power of eminent domain. “Effective Date” shall mean the latest of all of the following occurring: (i) the date that is ninety (90) calendar days after the Agreement Date; (ii) if a referendum concerning the Adopting Ordinance, the Development Plan, or any of the Development Regulations approved on or before the Agreement Date is timely qualified for the ballot and a referendum election is held concerning the Adopting Ordinance or any of such Development Regulations, the date on which the referendum is certified resulting in upholding and approving the Adopting Ordinance and the Development Regulations; (iii) if a lawsuit is timely filed challenging the validity or legality of 5 the Adopting Ordinance, this Agreement, the Development Plan, and/or any of the Development Regulations approved on or before the Agreement Date, the date on which said challenge is finally resolved in favor of the validity or legality of the Adopting Ordinance, this Agreement, the Development Plan, and/or the applicable Development Regulations, whether such finality is achieved by a final non-appealable judgment, voluntary or involuntary dismissal (and the passage of any time required to appeal an involuntary dismissal), or binding written settlement agreement or (iv) the date on which title to the Property has been transferred to, and vested in, Developer as evidenced by an instrument duly recorded with the Office of the County Recorder of the County of Orange. Promptly after the Effective Date occurs, the Parties agree to cooperate in causing an appropriate instrument to be executed and recorded against the Property memorializing the Effective Date. “Environmental Laws” means all federal, state, regional, county, municipal, and local laws, statutes, ordinances, rules, and regulations which are in effect as of the Agreement Date, and all federal, state, regional, county, municipal, and local laws, statutes, rules, ordinances, rules, and regulations which may hereafter be enacted and which apply to the Property or any part thereof, pertaining to the use, generation, storage, disposal, release, treatment, or removal of any Hazardous Substances, including without limitation the following: the Comprehensive Environmental Response Compensation and Liability Act of 1980, 42 U.S.C. Sections 9601, et seq., as amended (“CERCLA”); the Solid Waste Disposal Act, as amended by the Resource Conservation and Recovery Act of 1976, 42 U.S.C. Sections 6901, et seq., as amended (“RCRA”); the Emergency Planning and Community Right to Know Act of 1986, 42 U.S.C. Sections 11001 et seq., as amended; the Hazardous Materials Transportation Act, 49 U.S.C. Section 1801, et seq., as amended; the Clean Air Act, 42 U.S.C. Sections 7401 et seq., as amended; the Clean Water Act, 33 U.S.C. Section 1251, et seq., as amended; the Toxic Substances Control Act, 15 U.S.C. Sections 2601 et seq., as amended; the Federal Insecticide, Fungicide and Rodenticide Act, 7 U.S.C. Sections 136 et seq., as amended; the Federal Safe Drinking Water Act, 42 U.S.C. Sections 300f et seq., as amended; the Federal Radon and Indoor Air Quality Research Act, 42 U.S.C. Sections 7401 et seq., as amended; the Occupational Safety and Health Act, 29 U.S.C. Sections 651 et seq., as amended; and California Health and Safety Code Section 25100, et seq. “General Plan” shall mean City’s 2006 General Plan adopted by the City Council on July 25, 2006, by Resolution No. 2006-76, and any amendments to the 2006 General Plan that became effective before the Effective Date. The term “General Plan” shall exclude any amendments that became effective after the Effective Date unless such amendment is expressly authorized by this Agreement, or is specifically agreed to by Developer. The Land Use Plan of the Land Use Element of the General Plan was approved by City voters in a general election on November 7, 2006. “Hazardous Substances” means any toxic substance or waste, pollutant, hazardous substance or waste, contaminant, special waste, industrial substance or waste, petroleum or petroleum-derived substance or waste, or any toxic or hazardous constituent or additive to or breakdown component from any such substance or waste, including without limitation any substance, waste, or material regulated under or defined as “hazardous” or “toxic” under any Environmental Law. 6 “Mortgage” shall mean a mortgage, deed of trust, sale and leaseback arrangement, or any other form of conveyance in which the Property, or a part or interest in the Property, is pledged as security and contracted for in good faith and for fair value. “Mortgagee” shall mean the holder of a beneficial interest under a Mortgage or any successor or assignee of the Mortgagee. “Notice of Default” shall have the meaning ascribed in Section 8.1 of this Agreement. “Party” or “Parties” shall mean the City or Developer or both, as determined by the context. “Project” shall mean the development of 312 apartment units excluding any density bonus, a 284-space free-standing parking structure, an approximately one (1) acre public park, and reconfiguration of existing surface parking lots serving existing office buildings including all on- site and off-site improvements, as provided in this Agreement and the Development Regulations, as the same may be modified or amended from time to time consistent with this Agreement and applicable law. “Property” is located 4400 Von Karman Avenue in the City, as described in Exhibit A and depicted on Exhibit B. “Public Benefit Fee” shall have the meaning ascribed in Section 3.1 of this Agreement. “Subsequent Development Approvals” shall mean all discretionary development and building approvals that Developer is required to obtain to Develop the Project on and with respect to the Property after the Agreement Date consistent with the Development Regulations and this Agreement. “Term” shall have the meaning ascribed in Section 2.4 of this Agreement. “Termination Date” shall have the meaning ascribed in Section 2.4 of this Agreement. “Transfer” shall have the meaning ascribed in Section 11 of this Agreement. 2. General Provisions. 2.1 Plan Consistency, Zoning Implementation. This Agreement and the Development Regulations applicable to the Property will cause City’s zoning and other land use regulations for the Property to be consistent with the General Plan. 2.2 Binding Effect of Agreement. The Property is hereby made subject to this Agreement. Development of the Property is hereby authorized and shall be carried out in accordance with the terms of this Agreement. 2.3 Developer Representations and Warranties Regarding Ownership of the Property and Related Matters Pertaining to this Agreement. 7 Developer and each person executing this Agreement on behalf of Developer hereby represents and warrants to City as follows: (i) that Developer is the fee simple owner to the Property; (ii) if Developer or any co-owner comprising Developer is a legal entity that such entity is duly formed and existing and is authorized to do business in the State of California; (iii) if Developer or an y co-owner comprising Developer is a natural person that such natural person has the legal right and capacity to execute this Agreement; (iv) that all actions required to be taken by all persons and entities comprising Developer to enter into this Agreement have been taken and that Developer has the legal authority to enter into this Agreement; (v) that Developer’s entering into and performing its obligations set forth in this Agreement will not result in a violation of any obligation, contractual or otherwise, that Developer or any person or entity comprising Developer has to any third party; and (vi) that neither Developer nor any co - owner comprising Developer is currently the subject of any voluntary or involuntary bankruptcy or insolvency petition; and (vii) that Developer has no actual knowledge of any pending or threatened claims of any person or entity affecting the validity of any of the representations and warranties set forth in clauses (i)-(vi), inclusive or affecting Developer’s authority or ability to enter into or perform any of its obligations set forth in this Agreement. 2.4 Term. The term of this Agreement (“Term”) shall commence on the Effective Date and shall terminate on the “Termination Date.” Notwithstanding any other provision set forth in this Agreement to the contrary, if any Party reasonably determines that the Effective Date of this Agreement will not occur because, for example, (i) the Adopting Ordinance or any of the Development Regulations approved on or before the Agreement Date for the Project has/have been disapproved by City’s voters at a referendum election or (ii) a final non-appealable judgment is entered in a judicial action challenging the validity or legality of the Adopting Ordinance, this Agreement, and/or any of the Development Regulations for the Project approved on or before the Agreement Date such that this Agreement and/or any of such Development Regulations is/are invalid and unenforceable in whole or in such a substantial part that the judgment substantially impairs such Party’s rights or substantially increases its obligations or risks hereunder or thereunder, then such Party, in its sole and absolute discretion, shall have the right to terminate this Agreement upon delivery of a written notice of termination to the other Party, in which event neither Party shall have any further rights or obligations hereunder except that Developer’s indemnity obligations set forth in Article 10 shall remain in full force and effect and shall be enforceable, and the Development Regulations applicable to the Project and the Property only (but not those general Development Regulations applicable to other properties in the City) shall be repealed by the City after delivery of said notice of termination except for the Development Regulations that have been disapproved by City’s voters at a referendum election and, therefore, never took effect. The Termination Date shall be the earliest of the following dates: (i) the tenth (10th) anniversary of the Effective Date as said date may be extended in accordance with Section 5.1 of this Agreement; (ii) such earlier date that this Agreement may be terminated in accordance with Articles 5, and 7, and/or Section 8.3 of this Agreement and/or Sections 65865.1 and/or 65868 of the Development Agreement Statute; or (iii) completion of the Project in accordance with the terms of this Agreement, including Developer’s complete satisfaction, performance, and payment, as applicable, of all Development Exactions, the issuance of all required final 8 occupancy permits, and acceptance by City or applicable public agency(ies) or private entity(ies) of all required offers of dedication. Notwithstanding any other provision set forth in this Agreement to the contrary, the provisions set forth in Article 10 and Section 14.11 (as well as any other Developer obligations set forth in this Agreement that are expressly written to survive the Termination Date) shall survive the Termination Date of this Agreement. 3. Public Benefits. 3.1 Public Benefit Fee. As consideration for City’s approval and performance of its obligations set forth in this Agreement, Developer shall pay to City a fee in the amount of Seven Million Dollars Five Hundred Thousand Dollars and 00/100 ($7,500,000.00) which shall be in addition to any other fee or charge to which the Property and the Project would otherwise be subject. Of the Seven Million Five Hundred Thousand Dollars and 00/100 ($7,500,000.00), the Developer shall pay Six Million Five Hundred Thousand Dollars and 00/100 ($6,500,000.00) of the Public Benefit Fee to the City on the Effective Date of the Agreement. The Developer shall pay the second installment of the Public Benefit Fee in the amount of One Million Dollars and 00/100 ($1,000,000.00) to the City at the time the first building permit is issued for the Project. The City has not designated a specific project or purpose for the Public Benefit Fee except as provided in Section 3.1.1 below. Developer acknowledges by its approval and execution of this Agreement that it is voluntarily agreeing to pay the Public Benefit Fee and the fees identified in Section 3.2 below, that its obligation to pay the Public Benefit Fee or the fees in Section 3.2 is an essential term of this Agreement and is not severable from City’s obligations and Developer’s vested rights to be acquired hereunder, and that Developer expressly waives any constitutional, statutory, or common law right it might have in the absence of this Agreement to protest or challenge the payment of the Public Benefits identified in this Section 3.1 on any ground whatsoever, including without limitation pursuant to the Fifth and Fourteenth Amendments to the United States Constitution, California Constitution Article I Section 19, the Mitigation Fee Act (California Government Code Section 66000 et seq.), or otherwise. In addition to any other remedy set forth in this Agreement for Developer’s default, if Developer shall fail to timely pay any portion of the Public Benefits identified in this Section 3.1 when due, City shall have the right to withhold issuance of any further building permits, occupancy permits, or other development or building permits for the Project. 3.1.1 Public Benefit Fee Allocation. The City Council retains sole and absolute discretion to determine how Six Million Dollars and 00/100 ($6,000,000.00) of the Public Benefit Fee provided in Section 3.1 shall be allocated and no final decisions have been made as of the Agreement Date. In light of the City’s commitment to housing issues, the City agrees to use the remaining One Million Five Hundred Thousand Dollars and 00/100 ($1,500,000.00) Public Benefit Fee as follows: (i) Five Hundred Thousand Dollars and 00/100 ($500,000.00) of the Public Benefit Fee shall be used, at the City’s discretion, for the operation of a homeless shelter or permanent supportive housing; and (ii) One 9 Million Dollars and 00/100 ($1,000,000.00) shall be placed in a separate affordable housing fund and used, at the City’s discretion, for the development of affordable housing projects in the City. 3.2 Other Public Benefits. In addition to the Public Benefit Fee, the direct and indirect benefits City expects to receive pursuant to this Development Agreement are as follows: 3.2.1 Park Land and Improvements. The park land dedication requirement for the Project pursuant to the City General Plan Land Use Policy 6.15.13 is one (1) acre. City acknowledges that Developer's performance of its obligations as set forth in this section satisfies all of Developer's General Plan, Quimby Act and Newport Beach Municipal Code Chapter 19.52 (Park Dedication and Fees) obligations governing park land dedication and fees. City acknowledges that Developer is eligible to receive credit against the payment of fees or dedication of land consistent with the General Plan. As of the Effective Date, the established fair market value for one (1) acre of land used in assessing in-lieu of park dedication fees equals Two Million Five Hundred Thousand Dollars and 00/100 ($2,500,000). Developer fees and credit shall be based on the established Two Million Five Hundred Thousand Dollars and 00/100 ($2,500,000) per acre. Based upon the obligations provided herein, Developer agrees to construct and improve a one (1) acre park within the Property pursuant to the Development Plan. Developer shall offer the one (1) acre park to the City for dedication in fee simple and City shall accept Developer’s offer of dedication provided that the park has been completed in accordance with the Development Plan. The park shall be privately maintained by Developer in perpetuity and in accordance with the Development Plan as set forth in a separate written maintenance and license agreement approved as to form by the City Attorney. 3.2.2 Public Safety Fee. Developer shall pay a public safety fee in the amount of Five Hundred Thousand Dollars and 00/100 ($500,000.00) to be used, at City’s discretion, to fund the cost of staffing, services and equipment as necessary for fire related public safety purposes. The fee shall be paid at the time the first building permit is issued for the Project. 3.2.4 Consumer Price Index (CPI) Increases. Any fee provided in this Section 3 (Public Benefit) shall be increased based upon percentage increases in the CPI Index as provided herein. The first CPI adjustment shall occur on the third anniversary of the City Council’s adoption of the Adopting Ordinance (the first “Adjustment Date”) and subsequent CPI adjustments shall occur on each anniversary of the first Adjustment Date thereafter until expiration of the Term of this Agreement (each, an “Adjustment Date”). The amount of the CPI adjustment on the first Adjustment Date shall be the percentage increase in the CPI Index between the second anniversary of the City Council’s adoption of the Adopting Ordinance and the third anniversa ry of the City Council’s adoption of the Adopting Ordinance. The amount of the CPI adjustment on each subsequent Adjustment Date shall be the percentage increase between said Adjustment Date and the immediately preceding Adjustment Date. The amount of the percentage increase in the CPI Index on the applicable Adjustment Dates shall in each instance be calculated based on the then most recently available CPI Index figures such that, for example, if the first Adjustment Date occurs on September 1, 2020, and the most recently available CPI Index figure on that date is the CPI Index for July 2020 (2 months prior to the first Adjustment Date), the percentage increase in the CPI Index on the first Adjustment Date shall be calculated by comparing the CPI Index for July 2019 with the CPI Index for July 2020. In no event, however, shall application of the CPI Index on any Adjustment Date reduce the amount of any fee provided in this Section 3 10 (Public Benefit) (or unpaid portion thereof) below the amount in effect prior to that Adjustment Date. 4. Development of Project. 4.1 Applicable Regulations; Developer’s Vested Rights and City’s Reservation of Discretion With Respect to Subsequent Development Approvals. Other than as expressly set forth in this Agreement, during the Term of this Agreement, (i) Developer shall have the vested right to Develop the Project on and with respect to the Property in accordance with the terms of the Development Regulations and this Agreement and (ii) City shall not prohibit or prevent development of the Property on grounds inconsistent with the Development Regulations or this Agreement. Notwithstanding the foregoing, nothing herein is intended to limit or restrict the City’s discretion with respect to (i) those review and approval requirements contained in the Development Regulations, (ii) the exercise of any discretionary authority City retains under the Development Regulations, (iii) the approval, conditional approval, or denial of any Subsequent Development Approvals that are required for Development of the Project as of the Effective Date, or (iv) any environmental approvals that may be required under CEQA or any other federal or state law or regulation in conjunction with any Subsequent Development Approvals that may be required for the Project, and in this regard, as to future actions in connection with the Subsequent Development Approvals, the City reserves its full discretion to the same extent that it would have such discretion in the absence of this Agreement. In addition, it is understood and agreed that nothing in this Agreement is intended to vest Developer’s rights with respect to any laws, regulations, rules, or official policies of any other (i.e., non-City) governmental agency or public utility company with jurisdiction over the Property or the Project; or any applicable federal or state laws, regulations, rules, or official policies that may be inconsistent with this Agreement and that override or supersede the provisions set forth in this Agreement, and regardless of whether such overriding or superseding laws, regulations, rules, or official policies are adopted or applied to the Property or the Project prior or subsequent to the Agreement Date. Developer has expended and will continue to expend substantial amounts of time and money planning and preparing for Development of the Project. Developer represents, and City acknowledges, that Developer would not make these expenditures without this Agreement, and that Developer is and will be making these expenditures in reasonable reliance upon its vested rights to Develop the Project as set forth in this Agreement. Developer may apply to City for permits or approvals necessary to modify or amend the Development specified in the Development Regulations, without amending this Agreement, provided that the request does not propose an increase in the maximum density, intensity, height, or size of proposed structures, or a change in use that generates more peak hour traffic or more daily traffic and, in addition, Developer may apply to City for approval of minor amendments to the existing tentative tract map, if any, or associated conditions of approval, consistent with City of Newport Beach Municipal Code Section 19.12.090. This Agreement does not constitute a promise or commitment by City to approve any such permit or approval, or to approve the same with or without any particular requirements or conditions, and City's discretion with respect to such matters shall be the same as it would be in the absence of this Agreement. 11 4.2 No Conflicting Enactments. Except to the extent City reserves its discretion as expressly set forth in this Agreement, during the Term of this Agreement City shall not apply to the Project or the Property any ordinance, policy, rule, regulation, or other measure relating to Development of the Project that is enacted or becomes effective after the Effective Date to the extent it conflicts with this Agreement or Developer consents in writing. This Section 4.2 shall not restrict City’s ability to enact an ordinance, policy, rule, regulation, or other measure applicable to the Project pursuant to California Government Code Section 65866 consistent with the procedures specified in Section 4.3 of this Agreement. In Pardee Construction Co. v. City of Camarillo (1984) 37 Cal.3d 465, the California Supreme Court held that a construction company was not exempt from a city’s growth control ordinance even though the city and construction company had entered into a consent judgment (tantamount to a contract under California law) establishing the company’s vested rights to develop its property consistent with the zoning. The California Supreme Court reached this result because the consent judgment failed to address the timing of development. The Parties intend to avoid the result of the Pardee case by acknowledging and providing in this Agreement that Developer shall have the vested right to Develop the Project on and with respect to the Property at the rate, timing, and sequencing that Developer deems appropriate within the exercise of Developer’s sole subjective business judgment, provided that such Development occurs in accordance with this Agreement and the Development Regulations , notwithstanding adoption by City’s electorate of an initiative to the contrary after the Effective Date. No City moratorium or other similar limitation relating to the rate, timing, or sequencing of the Development of all or any part of the Project and whether enacted by initiative or another method, affecting subdivision maps, building permits, occupancy certificates, or other entitlement to use, shall apply to the Project to the extent such moratorium or other similar limitation restricts Developer’s vested rights in this Agreement or otherwise conflicts with the express provisions of this Agreement. 4.3 Reservations of Authority. Notwithstanding any other provision set forth in this Agreement to the contrary, the laws, rules, regulations, and official policies set forth in this Section 4.3 shall apply to and govern the Development of the Project on and with respect to the Property. 4.3.1 Procedural Regulations. Unless otherwise specified in this Agreement, procedural regulations relating to hearing bodies, petitions, applications, notices, findings, records, hearings, reports, recommendations, appeals, and any other matter of procedure shall apply to the Property, provided that such procedural regulations are adopted and applied City- wide or to all other properties similarly situated in City. 4.3.2 Processing and Permit Fees. City shall have the right to charge, and Developer shall be required to pay, all applicable processing and permit fees to cover the reasonable cost to City of processing and reviewing applications and plans for any required Subsequent Development Approvals, building permits, excavation and grading permits, encroachment permits, and the like, for performing necessary studies and reports in connection therewith, inspecting the work constructed or installed by or on behalf of Developer, and monitoring compliance with any requirements applicable to Development of the Project, all at the rates in effect at the time fees are due. 12 4.3.3 Consistent Future City Regulations. City ordinances, resolutions, regulations, and official policies governing Development which do not conflict with the Development Regulations, or with respect to such regulations that do conflict, where Developer has consented in writing to the regulations, shall apply to the Property. 4.3.4 Development Exactions Applicable to Property. During the Term of this Agreement, Developer shall be required to satisfy and pay all Development Exactions at the time performance or payment is due to the same extent and in the same amount(s) that would apply to Developer and the Project in the absence of this Agreement. City shall not alter, increase, or modify said Development Exaction in a manner that is inconsistent with this Agreement, the Project’s conditions of approval, or the Development Regulations without Developer’s prior written consent or as may be otherwise required pursuant to overriding federal or state laws or regulations (Section 4.3.5 below). In addition, nothing in this Agreement is intended or shall be deemed to vest Developer against the obligation to pay any of the following (which are not included within the definition of “Development Exactions”) in the full amount that would apply in the absence of this Agreement: (i) City’s normal fees for processing, environmental assessment and review, tentative tract and parcel map review, plan checking, site review and approval, administrative review, building permit, grading permit, inspection, and similar fees imposed to recover City’s costs associated with processing, reviewing, and inspecting project applications, plans, and specifications, including CEQA review; (ii) fees and charges levied by any other public agency, utility, district, or joint powers authority, regardless of whether City collects those fees and charges; or (iii) community facility district special taxes or special district assessments or similar assessments, business license fees, bonds or other security required for public improvements, transient occupancy taxes, sales taxes, property taxes, sewer lateral connection fees, water service connection fees, new water meter fees, and the Property Development Tax payable under Section 3.12 of Newport Beach Municipal Code. 4.3.5 Overriding Federal and State Laws and Regulations. Federal and state laws and regulations that override Developer’s vested rights set forth in this Agreement shall apply to the Property, together with any City ordinances, resolutions, regulations, and official policies that are necessary to enable City to comply with the provisions of any such overriding federal or state laws and regulations, provided that (i) Developer does not waive its right to challenge or contest the validity of any such purportedly overriding federal, state, or City law or regulation; and (ii) upon the discovery of any such overriding federal, state, or City law or regulation that prevents or precludes compliance with any provision of this Agreement, City or Developer shall provide to the other Party a written notice identifying the federal, state, or City law or regulation, together with a copy of the law or regulation and a brief written statement of the conflict(s) between that law or regulation and the provisions of this Agreement. Promptly thereafter, City and Developer shall meet and confer in good faith in a reasonable attempt to determine whether a modification or suspension of this Agreement, in whole or in part, is necessary to comply with such overriding federal, state, or City law or regulation. In such negotiations, City and Developer agree to preserve the terms of this Agreement and the rights of Developer as derived from this Agreement to the maximum feasible extent while resolving the conflict. City agrees to cooperate with Developer at no cost to City in resolving the conflict in a manner which minimizes any financial impact of the conflict upon Developer. City also agrees to process in a prompt manner Developer’s proposed changes to the Project and any of the Development Regulations as may be necessary to comply with such overriding federal, state, or 13 City law or regulation; provided, however, that the approval of such changes by City shall be subject to the discretion of City, consistent with this Agreement. 4.3.6 Public Health and Safety. Any City ordinance, resolution, rule, regulation, program, or official policy that is necessary to protect persons on the Property or in the immediate vicinity from conditions dangerous to their health or safety, as reasonably determined by City, shall apply to the Property, even though the application of the ordinance, resolution, rule regulation, program, or official policy would result in the impairment of Developer’s vested rights under this Agreement. 4.3.7 Uniform Building Standards. Existing and future building and building- related standards set forth in the building standard codes adopted and amended by City from time-to-time, including building, plumbing, mechanical, electrical, housing, swimming pool, and fire codes, and any modifications and amendments thereof shall all apply to the Project and the Property to the same extent that the same would apply in the absence of this Agreement. 4.3.8 Public Works Improvements. To the extent Developer constructs or installs any public improvements, works, or facilities, the City standards in effect for such public improvements, works, or facilities at the time of City’s issuance of a permit, license, or other authorization for construction or installation of same shall apply. 4.3.9 No Guarantee or Reservation of Utility Capacity. Notwithstanding any other provision set forth in this Agreement to the contrary, nothing in this Agreement is intended or shall be interpreted to require City to guarantee or reserve to or for the benefit of Developer or the Property any utility capacity, service, or facilities that may be needed to serve the Project, whether domestic or reclaimed water service, sanitary sewer transmission or wastewater treatment capacity, downstream drainage capacity, or otherwise, and City shall have the right to limit or restrict Development of the Project if and to the extent that City reasonably determines that inadequate utility capacity exists to adequately serve the Project at the time Development is scheduled to commence. Notwithstanding the foregoing, City covenants to provide utility services to the Project on a non-discriminatory basis (i.e., on the same terms and conditions that City undertakes to provide such services to other similarly situated new developments in the City of Newport Beach as and when service connections are provided and service commences). 3.4 Tentative Subdivision Maps. City agrees that Developer may file and process new and existing vesting tentative maps for the Property consistent with California Government Code sections 66498.1-66498.9 and City of Newport Beach Municipal Code Chapter 19.20 (Vesting Tentative Maps). Developer agrees that filing and issuance of a new subdivision map may trigger additional development impact fees. Pursuant to the applicable provision of the California Subdivision Map Act (California Government Code section 66452.6(a)), the life of any tentative subdivision map approved for the Property, whether designated a “vesting tentative map” or otherwise, shall be extended for the Term of this Agreement. 5. Amendment or Cancellation of Agreement. This Agreement may be amended or canceled in whole or in part only by mutual written and executed consent of the Parties in compliance with California Government Code Section 14 65868 and Newport Beach Municipal Code Section 15.45.070 or by unilateral termination by City in the event of an uncured default of Developer. 5.1 Extension. The City Council may approve further extensions beyond the term upon written request from the Developer. 6. Enforcement. Unless amended or canceled pursuant to California Government Code Section 65868, Newport Beach Municipal Code Section 15.45.070, or modified or suspended pursuant to Newport Beach Municipal Code Chapter 15.45 or California Government Code Section 65869.5, and except as otherwise provided in subdivision (b) of Section 65865.3, this Agreement shall be enforceable by either Party despite any change in any applicable general or specific plan, zoning, subdivision, or building regulation or other applicable ordinance or regulation adopted by City (including by City’s electorate) that purports to apply to any or all of the Property. 7. Annual Review of Developer’s Compliance With Agreement. 7.1 General. City shall review this Agreement once during every twelve (12) month period following the Effective Date for compliance with the terms of this Agreement as provided in Government Code section 65865.1. Developer (including any successor to the owner executing this Agreement on or before the date of the Adopting Ordinance) shall pay City a reasonable fee in an amount City may reasonably establish from time-to-time to cover the actual and necessary costs for the annual review. City’s failure to timely provide or conduct an annual review shall not constitute a Default hereunder by City. 7.2 Developer Obligation to Demonstrate Good Faith Compliance. During each annual review by City, Developer is required to demonstrate good faith compliance with the terms of the Agreement. Developer agrees to furnish such evidence of good faith compliance as City, in the reasonable exercise of its discretion, may require, thirty (30) calendar days prior to each anniversary of the Effective Date during the Term. 7.3 Procedure. The Zoning Administrator shall conduct a duly noticed hearing and shall determine, on the basis of substantial evidence, whether or not Developer has, for the period under review, complied with the terms of this Agreement. If the Zonin g Administrator finds that Developer has so complied, the annual review shall be concluded. If the Zoning Administrator finds, on the basis of substantial evidence, that Developer has not so complied, written notice shall be sent to Developer by first class mail of the Zoning Administrator’s finding of non-compliance, and Developer shall be given at least ten (10) calendar days to cure any noncompliance that relates to the payment of money and thirty (30) calendar days to cure any other type of noncompliance. If a cure not relating to the payment of money cannot be completed within thirty (30) calendar days for reasons which are beyond the control of Developer, Developer must commence the cure 15 within such thirty (30) calendar days and diligently pursue such cure to completion. If Developer fails to cure such noncompliance within the time(s) set forth above, such failure shall be considered to be a Default and City shall be entitled to exercise the remedies set forth in Article 8 below. 7.4 Annual Review a Non-Exclusive Means for Determining and Requiring Cure of Developer’s Default. The annual review procedures set forth in this Article 7 shall not be the exclusive means for City to identify a Default by Developer or limit City’s rights or remedies for any such Default. 8. Events of Default. 8.1 General Provisions. In the event of any material default, breach, or violation of the terms of this Agreement (“Default”), the Party alleging a Default shall deliver a written notice (each, a “Notice of Default”) to the defaulting Party. The Notice of Default shall specify the nature of the alleged Default and a reasonable manner and sufficient period of time (twenty (20) calendar days if the Default relates to the failure to timely make a monetary payment due hereunder and no t less than thirty (30) calendar days in the event of non-monetary Defaults) in which the Default must be cured (“Cure Period”). During the Cure Period, the Party charged shall not be considered in Default for the purposes of termination of this Agreement or institution of legal proceedings. If the alleged Default is cured within the Cure Period, then the Default thereafter shall be deemed not to exist. If a non-monetary Default cannot be cured during the Cure Period with the exercise of commercially reasonable diligence, the defaulting Party must promptly commence to cure as quickly as possible, and in no event later than thirty (30) calendar days after it receives the Notice of Default, and thereafter diligently pursue said cure to completion. Notwithstanding the foregoing, the City is not required to give Developer notice of default and may immediately pursue remedies for a Developer Default that result in an immediate threat to public health, safety or welfare. 8.2 Default by Developer. If Developer is alleged to have committed Default and it disputes the claimed Default, it may make a written request for an appeal hearing before the City Council within ten (10) calendar days of receiving the Notice of Default, and a public hearing shall be scheduled at the next available City Council meeting to consider Developer’s appeal of the Notice of Default. Failure to appeal a Notice of Default to the City Council within the ten (10) calendar day period shall waive any right to a hearing on the claimed Default. If Developer’s appeal of the Notice of Default is timely and in good faith but after a public hearing of Developer’s appeal the City Council concludes that Developer is in Default as alleged in the Notice of Default, the accrual date for commencement of the thirty (30) calendar day Cure Period provided in Section 8.1 shall be extended until the City Council’s denial of Developer’s appeal is communicated to Developer in writing. 8.3 City’s Option to Terminate Agreement. 16 In the event of an alleged Developer Default, City may not terminate this Agreement without first delivering a written Notice of Default and providing Developer with the opportunity to cure the Default within the Cure Period, as provided in Section 8.1, and complying with Section 8.2 if Developer timely appeals any Notice of Default. A termination of this Agreement by City shall be valid only if good cause exists and is supported by evidence presented to the City Council at or in connection with a duly noticed public hearing to establish the existen ce of a Default. The validity of any termination may be judicially challenged by Developer. Any such judicial challenge must be brought within sixty (60) calendar days of service on Developer, by first class mail, postage prepaid, of written notice of termination by City or a written notice of City’s determination of an appeal of the Notice of Default as provided in Section 8.2. 8.4 Default by City. If Developer alleges a City Default and alleges that the City has not cured the Default within the Cure Period, Developer may pursue any legal or equitable remedy available to it, including, without limitation, an action for a writ of mandamus, injunctive relief, or specific performance of City’s obligations set forth in this Agreement. Upon a City Default, any resulting delays in Developer’s performance hereunder shall neither be a Developer Default nor constitute grounds for termination or cancellation of this Agreement by City and shall, at Developer’s option (and provided Developer delivers written notice to City within thirty (30) calendar days of the commencement of the alleged City Default), extend the Term for a period equal to the length of the delay. 8.5 Waiver. Failure or delay by any Party in delivering a Notice of Default shall not waive that Party’s right to deliver a future Notice of Default of the same or any other Default. 8.6 Specific Performance Remedy. Due to the size, nature, and scope of the Project, it will not be practical or possible to restore the Property to its pre-existing condition once implementation of this Agreement has begun. After such implementation, both Developer and City may be foreclosed from other choices they may have had to plan for the development of the Property, to utilize the Property or provide for other benefits and alternatives. Developer and City have invested significant time and resources and performed extensive planning and processing of the Project in agreeing to the terms of this Agreement and will be investing even more significant time and resources in implementing the Project in reliance upon the terms of this Agreement. It is not possible to determine the sum of money which would adequately compensate Developer or City for such efforts. For the above reasons, except as set forth in Section 8.7, City and Developer agree that damages would not be an adequate remedy if either City or Developer fails to carry out its obligations under this Agreement. Therefore, except as set forth in Section 8.7, specific performance of this Agreement is necessary to compensate Developer if City fails to carry out its obligations under this Agreement or to compensate City if Developer falls to carry out its obligations under this Agreement. 8.7 Monetary Damages. 17 The Parties agree that monetary damages shall not be an available remedy for any Party for a Default hereunder by the other Party; provided, however, that (i) nothing in this Section 8.7 is intended or shall be interpreted to limit or restrict City’s right to recover the Public Benefit Fees due from Developer as set forth herein; and (ii) nothing in this Section 8.7 is intended or shall be interpreted to limit or restrict Developer’s indemnity obligations set forth in Article 10 or the right of the prevailing Party in any Action to recover its litigation expenses, as set forth in Section 8.10. In no event shall damages be awarded against the City upon an event of default or upon termination of this Agreement. Developer expressly agrees that the City, any City agencies and their respective elected and appointed councils, boards, commissions, officers, agents, employees, volunteers and representatives (collectively, for purposes of this Section 8.7, “City”) shall not be liable for any monetary damage for a Default by the City or any claims against Cit y arising out of this Agreement. Developer hereby expressly waives any such monetary damages against the City. The sole and exclusive judicial remedy for Developer in the event of a Default by the City shall be an action in mandamus, specific performance, or other injunctive or declaratory relief. 8.8 Additional City Remedy for Developer’s Default. In the event of any Default by Developer, in addition to any other remedies which may be available to City, whether legal or equitable, City shall be entitled to receive and retain any Development Exactions applicable to the Project or the Property, including any fees, grants, dedications, or improvements to public property which it may have received prior to Developer’s Default without recourse from Developer or its successors or assigns. 8.9 No Personal Liability of City Officials, Employees, or Agents. No City official, employee, or agent shall have any personal liability hereunder for a Default by City of any of its obligations set forth in this Agreement. 8.10 No Recovery of Legal Expenses by Prevailing Party in Any Action. In any judicial proceeding, arbitration, or mediation (collectively, an “Action”) between the Parties that seeks to enforce the provisions of this Agreement or arises out of this Agreement, the prevailing Party shall not recover any of its costs and expenses, regardless of whether they would be recoverable under California Code of Civil Procedure section 1033.5 or California Civil Code section 1717 in the absence of this Agreement. These costs and expenses include, but are not limited to, court costs, expert witness fees, attorneys’ fees, City staff costs (including overhead), and costs of investigation and preparation before initiation of the Action. 9. Force Majeure. No Party shall be deemed to be in Default where failure or delay in performance of any of its obligations under this Agreement is caused, through no fault of the Party whose performance is prevented or delayed, by floods, earthquakes, other acts of God, fires, wars, riots or similar hostilities, strikes or other labor difficulties, state or federal regulations, or court actions. Except as specified above, nonperformance shall not be excused because of the act or omission of a third person. In no event shall the occurrence of an event of force majeure operate to extend the Term of this Agreement. In addition, in no event shall the time for performance of 18 a monetary obligation, including without limitation Developer’s obligation to pay Public Benefit Fees, be extended pursuant to this Section. 10. Indemnity Obligations of Developer. 10.1 Indemnity Arising From Acts or Omissions of Developer. Except to the extent caused by the intentional misconduct or gross negligent acts, errors or omissions of City or one (1) or more of City’s officials, employees, agents, attorneys, and contractors (collectively, the “City’s Affiliated Parties”), Developer shall indemnify, defend, and hold harmless City and City’s Affiliated Parties from and against all suits, claims, liabilities, losses, damages, penalties, obligations, and expenses (including but not limited to reasonable attorneys’ fees and costs) (collectively, a “Claim”) that may arise, directly or indirectly, from the acts, omissions, or operations of Developer or Developer’s agents, contractors, subcontractors, agents, or employees in the course of Development of the Project or any other activities of Developer relating to the Property or Project, or pursuant to this Agreement. City shall be entitled to retain separate counsel to represent City against the Claim and the City’s reasonable defense costs for its separate counsel shall be included in Developer’s indemnity obligation, provided that such counsel shall reasonably cooperate with Developer in an effort to minimize the total litigation expenses incurred by Developer. In the event either City or Developer recovers any attorney’s fees, expert witness fees, costs, interest, or other amounts from the party or parties asserting the Claim, Developer shall be entitled to retain the same (provided it has fully performed its indemnity obligations hereunder). The indemnity provisions in this Section 10.1 shall commence on the Agreement Date, regardless of whether the Effective Date occurs, and shall survive the Termination Date. 10.2 Third Party Litigation. In addition to its indemnity obligations set forth in Section 10.1, Developer shall indemnify, defend, and hold harmless City and City’s Affiliated Parties from and against any Claim against City or City’s Affiliated Parties seeking to attack, set aside, void, or annul the approval of this Agreement, the Adopting Ordinance, any of the Development Regulations for the Project (including without limitation any actions taken pursuant to CEQA with respect thereto), any Subsequent Development Approval, or the approval of any permit granted pursuant to this Agreement (including without limitation any actions taken pursuant to CEQA with respect thereto). Said indemnity obligation shall include payment of reasonable attorney’s fees, expert witness fees, City staff costs (including overhead), and court costs. City shall promptly notify Developer of any such Claim and City shall cooperate with Developer in the defense of such Claim. Developer shall not be responsible to indemnify, defend, and hold City harmless from such Claim until Developer is so notified and if City fails to cooperate in the defense of a Claim Developer shall not be responsible to defend, indemnify, and hold harmless City during the period that City so fails to cooperate or for any losses attributable thereto. City shall be entitled to retain separate counsel to represent City against the Claim and the City’s reasonable defense costs for its separate counsel shall be included in Developer’s indemnity obligation, provided that such counsel shall reasonably cooperate with Developer in an effort to minimize the total litigation expenses incurred by Developer. In the event either City or Developer recovers any attorney’s fees, expert witness fees, costs, interest, or other amounts from the party or parties asserting the Claim, Developer shall be entitled to retain the same (provided it has fully 19 performed its indemnity obligations hereunder). No settlement of any Claim against City or City’s Affiliated Parties shall be executed without the written consent of both the City and Developer. The indemnity provisions in this Section 10.2 shall commence on the Agreement Date, regardless of whether the Effective Date occurs, and shall survive the Termination Date. 10.3 Environmental Indemnity. In addition to its indemnity obligations set forth in Section 10.1, from and after the Effective Date Developer shall indemnify, defend, and hold harmless City and City’s Affiliated Parties from and against any and all Claims for personal injury or death, property damage, economic loss, statutory penalties or fines, and damages of any kind or nature whatsoever, including without limitation reasonable attorney’s fees, expert witness fees, and costs, based upon or arising from any of the following: (i) the actual or alleged presence of any Hazardous Substance on or under any of the Property in violation of any applicable Environmental Law; (ii) the actual or alleged migration of any Hazardous Substance from the Property through the soils or groundwater to a location or locations off of the Property; and (iii) the storage, handling, transport, or disposal of any Hazardous Substance on, to, or from the Property and any other area disturbed, graded, or developed by Developer in connection with Developer’s Development of the Project. The indemnity provisions in this Section 10.3 shall commence on the Effective Date occurs, and shall survive the Termination Date. 11. Assignment. Owner and Developer shall have the right to sell, transfer, or assign (hereinafter, collectively, a “Transfer”) Developer’s interest in or fee title to the Property, in whole or in part, to a “Permitted Transferee” (which successor, as of the effective date of the Transfer, shall become the “Developer” under this Agreement) at any time from the Agreement Date until the Termination Date; provided, however, that no such Transfer shall violate the provisions of the Subdivision Map Act (Government Code Section 66410 et seq.) or City’s local subdivision ordinance and any such transfer shall include the assignment and assumption of Developer’s rights, duties, and obligations set forth in or arising under this Agreement as to the Property or the portion thereof so Transferred and shall be made in strict compliance with the following conditions precedent: (i) no transfer or assignment of any of Developer’s rights or interest under this Agreement shall be made unless made together with the Transfer of all or a part of Developer’s interest in the Property; and (ii) prior to the effective date of any proposed Transfer, Developer (as transferor) shall notify City, in writing, of such proposed Transfer and deliver to City a written assignment and assumption, executed in recordable form by the transferring and successor Developer and in a form subject to the reasonable approval of the City Attorney of City (or designee), pursuant to which the transferring Developer assigns to the successor Developer and the successor Developer assumes from the transferring Developer all of the rights and obligations of the transferring Developer with respect to the Property and this Agreement, or interest in the Property, or portion thereof to be so Transferred, including in the case of a partial Transfer the obligation to perform such obligations that must be performed outside of the Property so Transferred that are a condition precedent to the successor Developer’s right to develop the portion of the Property so Transferred. Any Permitted Transferee shall have all of the same rights, benefits, duties, obligations, and liabilities of Developer under this Agreement with respect to the portion of, or interest in, the Property sold, transferred, and assigned to such Permitted Transferee; provided, however, that in the event of a Transfer of less than all of the 20 Property, or interest in the Property, no such Permitted Transferee shall have the right to enter into an amendment of this Agreement that jeopardizes or impairs the rights or increases the obligations of the Developer with respect to the balance of the Property, without Developer’s written consent. Notwithstanding any Transfer, the transferring Developer shall continue to be jointly and severally liable to City, together with the successor Developer, to perform all of the transferred obligations set forth in or arising under this Agreement unless there is full satisfaction of all of the following conditions, in which event the transferring Developer shall be automatically released from any and all obligations with respect to the portion of the Property so Transferred: (i) the transferring Developer no longer has a legal or equitable interest in the portion of the Property so Transferred other than as a beneficiary under a deed of trust; (ii) the transferring Developer is not then in Default under this Agreement and no condition exists that with the passage of time or the giving of notice, or both, would constitute a Default hereunder; (iii) the transferring Developer has provided City with the notice and the fully executed written and recordable assignment and assumption agreement required as set forth in the first paragraph of this Section 11; and (iv) the successor Developer either (A) provides City with substitute security equivalent to any security previously provided by the transferring Developer to City to secure performance of the successor Developer’s obligations hereunder with respect to the Property, or interest in the Property, or the portion of the Property so Transferred, as determined in the City’s sole discretion, or (B) if the transferred obligation in question is not a secured obligation, the successor Developer either provides security reasonably satisfactory to City or otherwise demonstrates to City’s reasonable satisfaction, as determined in the City’s sole discretion, that the successor Developer has the financial resources or commitments available to perform the transferred obligation at the time and in the manner required under this Agreement and the Development Regulations for the Project. Any determination by the City in regards to the second paragraph of Section 11, subpart (iv) (A), (B), shall be documented in writing. 12. Mortgagee Rights. 12.1 Encumbrances on Property. The Parties agree that this Agreement shall not prevent or limit Developer in any manner from encumbering the Property, any part of the Property, or any improvements on the Property with any Mortgage securing financing with respect to the construction, development, use, or operation of the Project. 12.2 Mortgagee Protection. This Agreement shall be superior and senior to the lien of any Mortgage. Nevertheless, no breach of this Agreement shall defeat, render invalid, diminish, or impair the lien of any Mortgage made in good faith and for value. Any acquisition or acceptance of title or any right or interest in the Property or part of the Property by a Mortgagee (whether due to foreclosure, trustee’s sale, deed in lieu of foreclosure, lease termination, or otherwise) shall be subject to all of the terms and conditions of this Agreement. Any Mortgagee who takes title to the Property or any part of the Property shall be entitled to the benefits arising under this Agreement. 12.3 Mortgagee Not Obligated. 21 Notwithstanding the provisions of this Section 12.3, a Mortgagee will not have any obligation or duty under the terms of this Agreement to perform the obligations of Developer or other affirmative covenants of Developer, or to guarantee this performance except that: (i) the Mortgagee shall have no right to develop the Project under the Development Regulations without fully complying with the terms of this Agreement; and (ii) to the extent that any covenant to be performed by Developer is a condition to the performance of a covenant by City, that performance shall continue to be a condition precedent to City’s performance. 12.4 Notice of Default to Mortgagee; Right of Mortgagee to Cure. Each Mortgagee shall, upon written request to City, be entitled to receive written notice from City of: (i) the results of the periodic review of compliance specified in Article 7 of this Agreement, and (ii) any default by Developer of its obligations set forth in this Agreement. Each Mortgagee shall have a further right, but not an obligation, to cure the Default within thirty (30) calendar days after receiving a Notice of Default with respect to a monetary Default and within sixty (60) calendar days after receiving a Notice of Default with respect to a non-monetary Default. If the Mortgagee can only remedy or cure a non-monetary Default by obtaining possession of the Property, then the Mortgagee shall have the right to seek to obtain possession with diligence and continuity through a receiver or otherwise, and to remedy or cure the non-monetary Default within sixty (60) calendar days after obtaining possession and, except in case of emergency or to protect the public health or safety, City may not exercise any of its judicial remedies set forth in this Agreement to terminate or substantially alter the rights of the Mortgagee until expiration of the sixty (60) calendar day period. In the case of a non-monetary Default that cannot with diligence be remedied or cured within sixty (60) calendar days, the Mortgagee shall have additional time as is reasonably necessary to remedy or cure the Default, provided the Mortgagee promptly commences to cure the non-monetary Default within sixty (60) calendar days and diligently prosecutes the cure to completion. 13. Bankruptcy. The obligations of this Agreement shall not be dischargeable in bankruptcy. 14. Miscellaneous Terms. 14.1 Reserved 14.2 Notices. Any notice or demand that shall be required or permitted by law or any provision of this Agreement shall be in writing. If the notice or demand will be served upon a Party, it either shall be personally delivered to the Party; deposited in the United States mail, certified, return receipt requested, and postage prepaid; or delivered by a reliable courier service that provides a receipt showing date and time of delivery with courier charges prepaid. The notice or demand shall be addressed as follows: TO CITY: City of Newport Beach 100 Civic Center Drive Newport Beach, California 92660 Attn: City Manager 22 With a copy to: City Attorney City of Newport Beach 100 Civic Center Drive Newport Beach, California 92660 TO DEVELOPER: Derek Picerne TPG (KCN) Acquisition, LLC 5000 Birch Street, Ste. 600 Newport Beach, CA 92660 With a copy to: Sean Matsler, Esq. Cox, Castle & Nicholson LLP 3121 Michelson Drive, Ste. 200 Irvine, CA 92612 Any Party may change the address stated in this Section 14.2 by delivering notice to the other Parties in the manner provided in this Section 14.2, and thereafter notices to such Party or Parties shall be addressed and submitted to the new address. Notices delivered in accordance with this Agreement shall be deemed to be delivered upon the earlier of: (i) the date received, or (ii) three (3) business days after deposit in the mail as provided above. 14.3 Project as Private Undertaking. The Development of the Project is a private undertaking. Neither the Developer nor the City is acting as the agent of the other in any respect, and each is an independent contracting entity with respect to the terms, covenants, and conditions set forth in this Agreement. This Agreement forms no partnership, joint venture, or other association of any kind. The only relationship between the Parties is that of a government entity regulating the Development of private property by the owner of the property. 14.4 Cooperation. Each Party shall cooperate with and provide reasonable assistance to the other Party to the extent consistent with and necessary to implement this Agreement. Upon the request of a Party at any time, the other Party shall promptly execute, with acknowledgement or affidavit if reasonably required, and file or record the required instruments and writings and take any actions as may be reasonably necessary to implement this Agreement or to evidence or consummate t he transactions contemplated by this Agreement. 14.5 Estoppel Certificates. At any time, any Party may deliver written notice to the other Party requesting that Party certify in writing that, to the best of its knowledge: (i) this Agreement is in full force and effect and is binding on the Party; (ii) this Agreement has not been amended or modified either orally or in writing or, if this Agreement has been amended, the Party providing the certification shall identify the amendments or modifications; and (iii) the requesting Party is not in Default in the performance of its obligations under this Agreement and no event or situation has occurred that with the passage of time or the giving of Notice or both would constitute a Default or, if such is 23 not the case, then the other Party shall describe the nature and amount of the actual or prospective Default. Such estoppel certificates may be relied upon only by the Parties, their respective successors and assigns, and, in the event of an estoppel certificate issued by City, a Mortgagee of Developer, including a Permitted Transferee, and its actual or prospective Mortgagee. City shall be entitled to payment/reimbursement for its actual and reasonable costs of investigation and preparation of an estoppel certificate prior to issuing the same. The Party requested to furnish an estoppel certificate shall execute and return the certificate within thirty (30) calendar days following receipt (assuming, in the case of an estoppel certificate to be issued by City, Developer has paid City the cost thereof, as provided above). 14.6 Rules of Construction. The singular includes the plural; the masculine and neuter include the feminine; “shall” is mandatory; and “may” is permissive. 14.7 Time Is of the Essence. Time is of the essence regarding each provision of this Agreement as to which time is an element. 14.8 Waiver. The failure by a Party to insist upon the strict performance of any of the provisions of this Agreement by the other Party, and failure by a Party to exercise its rights upon a Default by the other Party, shall not constitute a waiver of that Party’s right to demand strict compliance by the other Party in the future. 14.9 Counterparts. This Agreement may be executed in two (2) or more counterparts, each of which shall be identical and may be introduced in evidence or used for any other purpose without any other counterpart, but all of which shall together constitute one (1) and the same agreement. 14.10 Entire Agreement. This Agreement constitutes the entire agreement between the Parties and supersedes all prior agreements and understandings, both written and oral, between the Parties with respect to the subject matter addressed in this Agreement. 14.11 Severability. The Parties intend that each and every obligation of the Parties is interdependent and interrelated with the other, and if any provision of this Agreement or the application of the provision to any Party or circumstances shall be held invalid or unenforceable to any extent, it is the intention of the Parties that the remainder of this Agreement or the application of the provision to persons or circumstances shall be rendered invalid or unenforceable. The Parties intend that no Party shall receive any of the benefits of the Agreement without the full performance by such Party of all of its obligations provided for under this Agreement. Without 24 limiting the generality of the foregoing, the Parties intend that Developer shall not receive any of the benefits of this Agreement if any of Developer’s obligations are rendered void or unenforceable as the result of any third party litigation, and City shall be free to exercise its legislative discretion to amend or repeal the Development Regulations applicable to the Property and Developer shall cooperate as required, despite this Agreement, should third party litigation result in the nonperformance of Developer’s obligations under this Agreement. The provisions of this Section 14.11 shall apply regardless of whether the Effective Date occurs and after the Termination Date. 14.12 Construction. This Agreement has been drafted after extensive negotiation and revision. Both City and Developer are sophisticated parties who were represented by independent counsel throughout the negotiations or City and Developer had the opportunity to be so represented and voluntarily chose to not be so represented. City and Developer each agree and acknowledge that the terms of this Agreement are fair and reasonable, taking into account their respective purposes, terms, and conditions. This Agreement shall therefore be construed as a whole consistent with its fair meaning, and no principle or presumption of contract construction or interpretation shall be used to construe the whole or any part of this Agreement in favor of or against any Party. 14.13 Successors and Assigns; Constructive Notice and Acceptance. The burdens of this Agreement shall be binding upon, and the benefits of this Agreement shall inure to, all successors in interest to the Parties to this Agreement. Except for those provisions relating to indemnity in Section 10, all other provisions of this Agreement shall, from and after the Effective Date hereof, be enforceable as equitable servitudes and constitute covenants running with the land. Subject to occurrence of the Effective Date, each covenant to do or refrain from doing some act hereunder with regard to Development of the Property: (i) is for the benefit of and is a burden upon every portion of the Property; (ii) runs with the Property and each portion thereof; and (iii) is binding upon each Party and each successor in interest during its ownership of the Property or any portion thereof. Every person or entity who now or later owns or acquires any right, title, or interest in any part of the Project or the Property is and shall be conclusively deemed to have consented and agreed to every provision of this Agreement. This Section 14.13 applies regardless of whether the instrument by which such person or entity acquires the interest refers to or acknowledges this Agreement and regardless of whether such person or entity has expressly entered into an assignment and assumption agreement as provided for in Article 11. 14.14 No Third Party Beneficiaries. The only Parties to this Agreement are City and Developer. This Agreement does not involve any third party beneficiaries, and it is not intended and shall not be construed to benefit or be enforceable by any other person or entity. 14.15 Applicable Law and Venue. This Agreement shall be construed and enforced consistent with the laws of the State of California, without regard to conflicts of law principles. Any action at law or in equity arising under this Agreement or brought by any Party for the purpose of enforcing, construing, or 25 determining the validity of any provision of this Agreement shall be filed and tried in the Superior Court of the County of Orange, State of California, or the United States District Court for the Central District of California. The Parties waive all provisions of law providing for the removal or change of venue to any other court. 14.16 Section Headings. All section headings and subheadings are inserted for convenience only and shall not affect construction or interpretation of this Agreement. 14.17 Incorporation of Recitals and Exhibits. All of the Recitals are incorporated into this Agreement by this reference. Exhibits A through B are attached to this Agreement and incorporated by this reference as follows: EXHIBIT DESIGNATION DESCRIPTION A Legal Description of Property B Site Map 14.18 Recordation. The City Clerk of City shall record this Agreement and any amendment, modification, or cancellation of this Agreement in the Office of the County Recorder of the County of Orange within the period required by California Government Code section 65868.5 and City of Newport Beach Municipal Code section 15.45.090. The date of recordation of this Agreement shall not modify or amend the Effective Date or the Termination Date. [SIGNATURE PAGE FOLLOWS] 26 SIGNATURE PAGE TO DEVELOPMENT AGREEMENT “DEVELOPER” TPG (KCN) Acquisition, LLC, a California limited liability company By: ____________________________ Name: ____________________________ Title: ____________________________ By: ____________________________ Name: ____________________________ Title: ____________________________ “CITY” CITY OF NEWPORT BEACH, a municipal corporation and charter city Will O’Neill, Mayor ATTEST: Leilani I. Brown, City Clerk APPROVED AS TO FORM: Aaron C. Harp, City Attorney Sean Matsler, Attorney for Developer -27- ACKNOWLEDGEMENTS A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. STATE OF CALIFORNIA COUNTY OF On , , before me, (here insert name and title of the officer) personally appeared , who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature (Seal) A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. STATE OF CALIFORNIA COUNTY OF On , , before me, (here insert name and title of the officer) personally appeared , who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature (Seal) EXHIBIT A LEGAL DESCRIPTION OF PROPERTY EXHIBIT B SITE MAP Planning Commission Resolution No. PC2020-040 Page 31 of 43 EXHIBIT “G” CONDITIONS OF APPROVAL (Project-specific conditions are in italics) Planning Division 1. The development shall be in substantial conformance with the approved site plan, floor plans, landscape plans, and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. The Project is subject to compliance with all applicable submittals approved by the City of Newport Beach (“City”) and all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. Site Development Review No. SD2020-006, Lot Line Adjustment No. LA2020-002, Affordable Housing Implementation Plan No. AH2020-003, and Traffic Study No. TS2020-001 shall expire unless exercised within twenty four (24) months from the date of approval as specified in Section 20.54.060 of the Newport Beach Municipal Code (“NBMC”), unless an extension is otherwise granted by the City for a period of time provided for in the Development Agreement pursuant to the provisions of California Government Code Section 66452.6(a). 4. The proposed residential development shall consist of 312 apartment units, inclusive of 260 base units and 52 density bonus units. 5. A minimum of 420 on-site parking spaces shall be provided for residents and guest parking to be located within the residential parking structure and in designated parking areas in front the residential building. 6. Parking for office uses within Professional and Business Office Site B shall be provided in accordance with the Koll Center Newport Planned Community Development Regulations. All parking spaces displaced by the Project shall be replaced and accommodated within the proposed residential building, existing and reconfigured surface parking lots, and within the proposed free-standing parking structure. Approximately 635 spaces may be removed and replaced as follows: approximately 284 to be located within the new free-standing parking structure, approximately 276 spaces will be located within the residential parking structure, and the remaining 75 spaces (approximate) will be located within the nearby surface parking lots as illustrated on the approved site plan. 7. A minimum of 13 apartment units shall be made affordable to very-low income households consistent with the approved Residences at 4400 Von Karman Affordable Housing Implementation Plan (AH2020-003) dated October 2020. Planning Commission Resolution No. PC2020-040 Page 32 of 43 8. Prior to the issuance of a building permit for the residential structure, an affordable housing agreement shall be executed in a recordable form as required by the City Attorney’s Office. 9. On-site recreational amenities: private balconies, a clubroom, a fitness center, podium courtyards, a roof terrace, a dog wash, and a bike shop/storage as illustrated on the approved plans shall be provided and maintained for the duration of the Project. 10. Prior to the issuance of a building permit, the Applicant shall enter into an agreement with the City for park improvements, use, and on-going maintenance, subject to the review and approval of the Community Development Department, Recreation and Senior Services Department, and City Attorney’s Office. 11. Prior to the issuance of a building permit, a tentative parcel map for the creation of one- acre park shall be submitted, processed and recorded to the satisfaction of the Community Development Department, Recreation and Senior Services Department, and City Attorney’s Office. 12. Signage shall be installed and maintained within the park clearly indicating the park is for general public uses. The design and location of the park signage shall be reviewed and approved by the City Recreation and Senior Services Department and Community Development Department prior to fabrication and installation. 13. Prior to the issuance of Final Certificate of Occupancy for the residential structure, the improvements to the one-acre park shall be completed by Applicant and the park parcel shall be deeded to the City. 14. Maximum height of the residential structure shall be 75 feet. No building or any portion of structure, architectural feature or mechanical equipment shall exceed 75 feet. 15. Maximum height of the free-standing structure shall be 40 feet. No building or any portion of structure, mechanical equipment or elevator shafts shall exceed 40 feet. 16. The residential/office parking garage and free-standing parking structures shall have the following features: a. A safe, secure and well lighted and signed pedestrian paths for all users. b. Adequate and uniform lighting throughout each parking level. c. Panic alarms and two-way communication systems in prominent locations on each parking level. 17. In addition to the required design features stated in the previous condition, the free- standing parking structure shall have the following features: Planning Commission Resolution No. PC2020-040 Page 33 of 43 a. A wall system that would partially obscure vehicle lights and reduce noise from within the structure. b. The lighting for upper (roof) level shall be limited parking lot lighting standards not in excess of 25 feet above the driving surface. 18. At least three pedestrian connections, as shown on the approved plans, shall be provided and maintained by the property owner or its assignee. The connections shall be improved with sidewalks and canopy trees and may include enhanced pavement, seating areas or other amenities to create a convenient, safe and pleasant walkway subject to the review and approval of the Community Development Director. All pedestrian connections shall be improved, completed, and inspected by the Community Development Department, prior to the issuance of Final Certificate of Occupancy for the residential building. 19. Prior to the issuance of a building permit for the residential structure, an acoustical analysis report, prepared by an acoustical engineer, shall be submitted to the Planning Division describing the acoustical design features of the residential structure that will satisfy the exterior and interior noise standards. The Project shall be attenuated in compliance with the report. 20. Prior to the issuance of a building permit, Lot Line Adjustment No. LA2020-002 shall be recorded. 21. The Applicant shall comply with all applicable provisions of NBMC Chapter 15.38, Fair Share Traffic Contribution Ordinance, and Chapter 15.42, Major Thoroughfare and Bridge Fee Program. Prior to the issuance of a building permit, Fair Share and Transportation Corridor Agency fees shall be paid. 22. Prior to the issuance of a building permit for the residential structure, the Applicant shall pay applicable school fees. 23. Prior to the issuance of a building permit, Applicant shall pay applicable property development tax as required pursuant to NBMC Chapter 3.12 (Property Development Tax). 24. The property management company shall distribute a written disclosure statement prior to lease or rental of any residential unit. The disclosure statement shall indicate that the occupants will be living in an urban type of environment and that the noise, odor, and outdoor activity levels may be higher than a typical suburban residential area. In addition, potential annoyances or inconveniences associated with residing in proximity to airport operations such as noise, vibration, and odor may occur. The disclosure statement shall include a written description of the potential impacts to residents of both the existing environment and potential impacts based upon the allowed uses in the zoning district and proximity to airport. Each and every lessee or renter shall sign the statement acknowledging that they have received, read, and understand the disclosure statement. The Applicant shall covenant to include within all deeds, leases or contracts Planning Commission Resolution No. PC2020-040 Page 34 of 43 conveying any interest in the Project: (1) the disclosure and notification requirement stated herein; (2) an acknowledgment by all grantees or lessees that the property is located within an urban type of environment and that the noise, odor, and outdoor activity levels may be higher than a typical suburban residential area; and (3) acknowledgment that the covenant is binding for the benefit and in favor of the City of Newport Beach. 25. Prior to the issuance of Final Certificate of Occupancy, signage shall be installed within the one-acre park informing the public of the presence of operating aircraft at the John Wayne Airport. The final design and location of the signage shall be reviewed and approved by the City prior to installation. 26. Any substantial modification to the approved Site Development Review plans, as determined by the Community Development Director, shall require an amendment to this Site Development Review application or the processing of a new application. 27. A copy of the Resolution, including conditions of approval Exhibit “G” shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 28. Prior to the issuance of a building permit, Applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Site Development Review file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Site Development Review and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 29. Prior to the issuance of a building permit, Applicant shall submit a detailed landscape and irrigation plan prepared by a licensed landscape architect for the one-acre park, all open space areas, private courtyards, and three pedestrian connections to Uptown Newport project. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the Community Development Department and Fire Department. 30. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 31. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the Director of Community Development, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Director may order Planning Commission Resolution No. PC2020-040 Page 35 of 43 the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 32. Prior to the issuance of a building permit, the Applicant shall prepare photometric study for the residential building and free-standing parking structure in conjunction with a final lighting plan for approval by the Planning Division. All outdoor lighting fixtures shall be designed, shielded, aimed, located, and maintained to shield adjacent properties and to not produce glare onto adjacent properties or roadways. Parking lot light fixtures and light fixtures on buildings shall be full cut-off fixtures. 33. Prior to the issuance of Final Certificate of Occupancy for each individual building (residential building and free-standing garage), the Applicant shall schedule an evening inspection by the Code and Water Quality Enforcement Division to confirm control of light and glare specified in conditions of approval. 34. Prior to the issuance of a building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 35. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified time periods unless the ambient noise level is higher: Between the hours of 7:00AM and 10:00PM Between the hours of 10:00PM and 7:00AM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA Mixed Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 36. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 37. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday, and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are not allowed on Sundays or Holidays. 38. Refuse collection shall comply with the Waste Management Plan included in the approved plans. The Applicant’s property management company shall contract with a franchised hauler on the City list of authorized companies. Planning Commission Resolution No. PC2020-040 Page 36 of 43 39. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self-latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. 40. The Applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of NBMC Title 14 (Water and Sewers), including all future amendments (including Water Quality related requirements). 41. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of Residences at 4400 Von Karman including, but not limited to, Planned Community Development Plan Amendment No. PD2020-001, Site Development Review No. SD2020-006, Lot Line Adjustment No. LA2020-002, Affordable Housing Implementation Plan No. AH2020-003, Traffic Study No. TS2020-001, Development Agreement No. DA2020-002, and Addendum to the 2006 General Plan Update Program Environmental Impact Reports No. ER2020-003 (PA2020-061). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by Applicant, City, and/or the parties initiating or bringing such proceeding. The Applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The Applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Fire Department 42. The drive aisle adjacent to the free-standing parking structure shall be a 20-foot minimum drive aisle with proper turning radius to be used for fire access only. Final design of the drive aisle shall be approved by the Fire Marshall and the City Traffic Engineer. 43. A fire apparatus access road shall be provided as per Newport Beach Fire Department Guideline C.01. The fire apparatus road shall extend to within 150 feet of all the facility and all portions of the exterior walls of the residential building’s first story unless alternatives are approved by the Fire Marshal. 44. A fire apparatus access drive shall be placed in between the two existing buildings to provide access to the rear of the proposed apartment building. The access way shall be designed to the requirements of the Fire Marshal. Planning Commission Resolution No. PC2020-040 Page 37 of 43 45. A fire hydrant shall be installed within 400 feet of the fire department access way serving the rear of the proposed apartment building. The precise location of the proposed fire hydrant will be approved by the Fire Marshal. 46. Wall mounted standpipe connections shall be installed adjacent to Stair Well #2 and #3 to provide water for fire operations to the rear of proposed apartment building. 47. Standpipes shall be provided on the roof of the proposed apartment building near the termination of Stair Well #2 and #3 to support fire operations on the roof of the structure. 48. Standpipes shall be provided at the rear of the proposed apartment building when combustible construction begins at grade level. Temporary water lines, as approved by the Fire Marshal, may be used to supply these stand pipes until permanent fire water lines are established. 49. A fire flow shall be required per Newport Beach Fire Department (NBFD) Guideline B.01 “Determination of Required Fire Flow.” The fire flow shall also determine the number of fire hydrants requirement for the Project. 50. Emergency responder radio coverage shall be required to comply with NBFD Guideline D.05 “Public Safety Radio Coverage” and CFC Section 510. 51. Emergency power and Standby Power System shall be required as per CFC Section 604.2.14. 52. An automatic sprinkler system shall be installed in accordance with CFC Section 903.2 amendment shall be provided throughout all buildings. 53. A standpipe system shall be required and installed as per CFC Section 905.3.1. 54. Fire Alarm system shall be provided as per CFC Section 907.2.9. 55. Emergency Power Outlets shall be required (120-volt Duplex) and shall be connected to the emergency generator circuitry/system when a generator is required by Section 604.2 of the CFC in every fire control room and in other areas as may be designated by the Fire Code office, per CFC Section 604.2.15.2.2 Amendment. The electrical outlets shall be provided in the following locations: a. In the main exit corridor of each floor, adjacent to each exit enclosure; b. In each elevator lobby; c. On every level in every stairwell; d. In public assembly areas larger than 1,500 square feet; e. In every fire control room; and f. f. In such other areas as may be designed by the fire code official. 56. Elevators shall be gurney sized and equipped as a medical emergency elevator as CBC Section 3002. Planning Commission Resolution No. PC2020-040 Page 38 of 43 57. Fire Department Connections shall be located on the address side of the building and a minimum of 30 feet from beginning of the radius for the driveway approach; arranged so they are located immediately adjacent to the approved Fire Department’s access road so that hose lines can be readily and conveniently attached to the inlets without interference from nearby objects including building, fence, posts, or other fire department connections per NBFD Guideline F.04. 58. The FDCs shall be located no more than 100’ from a public hydrant. The FDCs may be located within 100’ of a private hydrant if the FDC is connected to the fire sprinkler system by a dedicated pipe that connects on the system side of the sprinkler system check valve per NBFD Guideline F.04. 59. The landscape plans shall be reviewed by the Fire department prior to installation of trees that may interfere with potential fire ladder operations at the rear of the proposed apartment building. Building Division 60. The Applicant is required to obtain all applicable permits from the City’s Building Division and Fire Department. The construction plans must comply with the most recent, City- adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. 61. The Applicant shall employ the following best available control measures (“BACMs”) to reduce construction-related air quality impacts: Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two feet of freeboard. • Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty material. • Suspend all operations on any unpaved surface if winds exceed 25 mph. Emissions • Require 90-day low-NOx tune-ups for off road equipment. • Limit allowable idling to 30 minutes for trucks and heavy equipment Off-Site Impacts • Encourage carpooling for construction workers. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt hauled off-site. • Sweep access points daily. • Encourage receipt of materials during non-peak traffic hours. • Sandbag construction sites for erosion control. Planning Commission Resolution No. PC2020-040 Page 39 of 43 Fill Placement • The number and type of equipment for dirt pushing will be limited on any day to ensure that SCAQMD significance thresholds are not exceeded. • Maintain and utilize a continuous water application system during earth placement and compaction to achieve a 10 percent soil moisture content in the top six-inch surface layer, subject to review/discretion of the geotechnical engineer. 62. Prior to the issuance of a grading permit, a Storm Water Pollution Prevention Plan (SWPPP) and Notice of Intent (NOI) to comply with the General Permit for Construction Activities shall be prepared, submitted to the State Water Quality Control Board for approval and made part of the construction program. The Applicant will provide the City with a copy of the NOI and their application check as proof of filing with the State Water Quality Control Board. This plan will detail measures and practices that will be in effect during construction to minimize the project’s impact on water quality. 63. Prior to the issuance of a grading permit, the Applicant shall prepare and submit a Final Water Quality Management Plan (WQMP) for the Project, subject to the approval of the Building Division and Code and Water Quality Enforcement Division. The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur. 64. A list of “good housekeeping” practices will be incorporated into the long-term post- construction operation of the site to minimize the likelihood that pollutants will be used, stored or spilled on the site that could impair water quality. These may include frequent parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful fertilizers or pesticides, and the diversion of storm water away from potential sources of pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list and describe all structural and non-structural BMPs. In addition, the WQMP must also identify the entity responsible for the long-term inspection, maintenance, and funding for all structural (and if applicable Treatment Control) BMPs. Residential Structure and Parking Garage 65. Prior to the issuance of a grading permit, grading bonds shall be required to be submitted and reviewed by Building Division staff and approved by the City Attorney. 66. The required wall and opening protection requirements for the existing building adjacent to proposed building shall be maintained. (503.1.2, Table 508.4, Table 705.8 and 705.3). 67. Story/rooms/spaces with a common path of egress travel exceeding 125 feet for R2 Occupancy shall have two separate and distinct means of egress. (1006.2.1). 68. Openings in interior exist stairways shall be limited to those necessary for exit access to the enclosure from normally occupied spaces and for egress from the enclosure. Planning Commission Resolution No. PC2020-040 Page 40 of 43 69. Exits shall be separated by one-third the diagonal dimension of the building or area served when the building is equipped with fire sprinklers throughout in accordance with NFPA 13. (1007.1.1). 70. Exterior balconies, stairways and ramps shall be located at least 10 feet (3048 mm) from adjacent lot lines and from other buildings on the same lot unless the adjacent building exterior walls and openings are protected in accordance with Section 705 based on fire separation distance. (1027.3). 71. Horizontal exit shall not serve as the only exit from a portion of a building, and where two or more exits are required, not more than one-half of the total number of exits shall be horizontal exits. (1026.1). 72. Exit discharge shall not cross interior property lines; must be located within its own property. 73. Emergency egress for sleeping rooms below the fourth story above grade plan in accordance with Section 1030.1 shall be provided. 74. The required low-emitting, fuel-efficient, electrical, and carpool/van pool vehicle(s) per CALGreen shall not occupy the same space as for the required accessible stall(s). 75. Elevators shall be protected with lobbies or acceptable alternative per CBC. 76. The residential dwelling units and their common use areas shall comply with Housing Accessibility per Chapter 11A. 77. The nonresidential portion of the development shall comply with the public accommodation requirements per Chapter 11B. Free-standing Parking Structure 78. The free-standing parking structure shall be equipped with NFPA 13 sprinklers. 79. Exterior walls fire rated construction and allowable openings of the free-standing parking structure shall comply with Sections 601, 602, & 705.8. 80. Accessible path of travel from the free-standing parking structure connecting to other building served shall be provided. 81. The free-standing parking structure’s elevators shall be required for accessible path of travel. 82. Two-way communication system complying with Section 1009.8 shall be provided at the free-standing parking structure’s elevator landings on floors that is one or more stories above or below the level of exit discharge when vehicular ramps do not comply with Section 1012. Planning Commission Resolution No. PC2020-040 Page 41 of 43 83. Standard and Van accessible parking stalls shall be provided within the free-standing parking structure, in accordance with Section 11B-208.2. 84. Clean Air Vehicles shall be provided within the free-standing parking structure, in accordance with Section 5.106.5.2 of CalGreen. These stalls shall not be counted as providing required accessible stalls. Public Works Department 85. All improvements shall be constructed as required by Ordinance and the Public Works Department. 86. All existing broken and/or otherwise damaged curb, gutter and sidewalk along the Von Karman Avenue and Birch Street Project frontages shall be reconstructed. 87. The Von Karman Avenue sidewalk along the Project frontage is designated for bicycle riding per Resolution 82-148. A bicycle sidewalk along Von Karman Avenue, from the main Project entry to the intersection of Birch Street and Von Karman Avenue, shall be constructed. The final design of the sidewalk, including the sidewalk width, shall be reviewed and approved by City Traffic Engineer. 88. At the west entrance to the free-standing parking structure, a turn-around space shall be provided, or signage indicating the height restrictions for the first level of the structure shall be installed, as approved by the City Traffic Engineer. 89. The Project's driveway approaches per City Standard 161-L (Commercial Driveway Approach Type II) shall be reconstructed. The Project’s driveways shall accommodate one inbound lane and two outbound lanes (one left-turn only and one right turn only lane). 90. The internal roadway shall comply with City Council Policy L-4 with a minimum curb to curb width of 32-feet wide, with parking on one side or no parking. 91. The Applicant shall provide water and sewer demand studies for review. Water demand study shall be reviewed and approved by Irvine Ranch Water District. All required improvements shall be the sole responsibility of the development. 92. All water improvements shall be reviewed and approved by the Irvine Ranch Water District. 93. All unused sewer laterals to be abandoned shall be capped at the Project’s property line. If the sewer lateral to be abandoned has an existing cleanout, abandonment shall include removal of the cleanout riser, the 4TT box and the wye. Sewer lateral shall then be capped where the wye used to be. Planning Commission Resolution No. PC2020-040 Page 42 of 43 94. All improvements shall comply with the City's sight distance requirement per City Standard 110-L and Municipal Code 20.30.130. 95. In case of damage done to public improvements surrounding the development site by the private construction, additional reconstruction within the public right- of-way shall be required at the discretion of the Public Works Inspector. 96. All on-site Project drainage shall comply with the latest City Water Quality requirements. 97. The Project's parking lot and parking structures shall be per City Standards 805-L- A and 805-L-B. All dead-end drive aisles shall provide a dedicated turn-around area and 5-foot minimum drive aisle extension. 98. A new sewer cleanout shall be added to all existing sewer laterals servicing the Project site. A sewer manhole shall be placed on public side of the property line within the Von Karman Avenue driveway. 99. A sewer system management plan shall submit for review and approval by the Utilities Department. Plan shall be approved prior to the issuance of building permit. 100. All gated entries for the parking structures and surface lots shall provide a minimum three (3) vehicle stacking area prior to the gate. The vehicle stacking shall not impact or block the sidewalks or street area. All gated entries shall provide a turn-around area prior to the gate, or provide other means that allow drivers to exit that is acceptable to the City Traffic Engineer. 101. The final Project parking layout and on-site circulation shall be reviewed and approved by City Traffic Engineer prior to the issuance of building permit. The Project parking lots and parking structures shall be per City Standards STD-805-L-A and STD-805-L-B. All dead-end drive aisles shall provide a dedicated turn-around area and 5-foot minimum drive aisle extension. 102. The gate adjacent to the ramp on Basement Level B1 shall be relocated to eliminate conflict and queuing on the ramp. 103. The City recommends that the free-standing parking structure to be relocated to another area of the Project or relocated the existing City’s storm drain line and associated easement to an area outside of the free-standing parking structure. If the developer and/or property owner wishes to build the stand-alone parking structure over the existing storm drain, the City requires the following items to be reviewed and approved prior to the issuance of building permit for the free-standing parking garage: a. Execution of an agreement to transfer the risk and liability away from the City and to the developer and property owners; b. Provide a detailed inspection and conditions assessment of the existing storm drain line and repairs; Planning Commission Resolution No. PC2020-040 Page 43 of 43 c. Reconstruction of the storm drain line under the proposed new parking structure to provide a new service life that matches the proposed new parking structure; d. Add additional inspection manholes on both sides of the proposed parking structure; e. Hydraulic analysis of the storm drain system and pipe; f. Hydrology analysis of the area; and g. Review other potential engineering solutions. 104. Prior to the issuance of building permit, the Applicant shall submit a parking management plan for the Project, including a narrative of the entry gate operations, queuing, internal gates, users, grace period, assigned parking, etc. Parking Management Plan shall be reviewed and approved by the City Traffic Engineer. 105. Prior to the issuance of building permit, the Applicant shall submit a construction management and delivery plan to be reviewed and approved by the Community Development, Fire and Public Works Departments. Upon approval of the plan, the Applicant shall be responsible for implementing and complying with the stipulations set forth in the approved plan. The plan shall include the followings: a. Discussion of Project phasing; b. Staging areas for construction trailer(s) and materials and equipment; c. Parking arrangements for construction workers for both sites during each phase of the construction; d. Anticipated haul routes for all construction phases; e. Emergency vehicle access and staging area(s) during all construction phases; f. Wayfinding signage to assist office users to the available parking locations for each phase of construction; and g. Pedestrian access plan to demonstrate safe and walkable pedestrian paths during each phase of construction.