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HomeMy WebLinkAboutIS003_CORONA DEL MAR OFFICE BUILDING 15003 Planning Commission Meeting January 18, 1979 Agenda Item No., 2 CITY OF NEWPORT BEACH January 10 , 1979 TO: Planning Commission FROM: Department of Community Development SUBJECT: Request to consider a Traffic Study for a two-story, 30,000 sq . ft. + office-retail building w1th related subterranean parkingspaces in Corona del Mar. Continued Public Hearin LOCATION : Lot 1 , Block L, Tract No . 323, and Lots 16 , 18 , 20, and 22 , Block 732 , Corona del Mar, located at 2600 East Coast Highway, on the southeasterly corner of East Coast Highway and Dahlia Avenue in Corona del Mar. ZONE : C-1 -Z APPLICANT: Ernest George , Corona del Mar OWNER: Same as Applicant Background The applicant requests the approval of a Traffic Study prepared in accordance with the Traffic Phasing Ordinance (Chapter 15 .40 of the Newport Beach Municipal Code) , and requests that the Planning Commission make its findings as required by the Ordinance in order to allow the issuance of building permits for the proposed 30 ,000 + square foot office-retail building. The project is to be located at 2600 East Coast Highway in Corona del Mar. The project consists of a two-story office-retail building with subterranean parking . Details of the proposed project are set forth in the staff report on Use Permit No . 1894 which is Item N6 . 3 on the Planning Commission Agenda . Staff Analysis The Traffic Study was prepared for the City by Robert Crommelin and Associates in conformance with the administrative guidelines that were in effect at the time the study was initiated . A copy of the consultants report dated October 6 , 1978 is attached. The Phase I analysis indicated that traffic generated by this project would be greater than lq of existing peak 2 1 /2 hour traffic volume at: 1 ) Coast Highway/Jamboree Road; 2) MacArthur Boulevard/San Joaquin Hills Road ; and 3) Coast Highway/MacArthur Boulevard. Inter- section capacity analysis was required on the aforementioned inter- sections . - 1 - c ; TO: Planning Commission - 2 . The Phase II analysis indicated that although there will be incremental increases in peak hour volume/capacity ratios at all three intersections , in no case will existing plus project traffic ICU ' s equal or exceed 0 . 90. The existing plus project ICU ' s for the three intersections are as follows : ICU ICU-* 1 . MacArthur/San Joaquin . 73 . 7253 2 . Coast Highway/Jamboree . 83 . 8267 3. MacArthur/Coast Highway . 77 . 7714 * Four-digit developed by staff. Recommendation Hold •hearing, close hearing, if desired , accept the Traffic Report and make the following finding : r "The proposed project will neither cause nor make worse an unsatisfactory level of traffic service on any "major" , "primary-modified"-,. or "primary street. " Respectfully, DEPARTMENT OF COMMUNITY DEVELOPMENT R. V. HOGAN, DIRECTOR By ti Fred Ta arico Environmental Coordinator FT/dt Attachment: Traffic Study dated 10/6/78 3 I40BERT CROMMELIN AND ASSOCIATES, INC. � TRANSPORTATION AND TRAFFIC ENGINEERS 17071 VENTURA BOULEVARD ENCINO. CA. S1316 TELEPHONE 12131 766-6570 Co r ai October 6, 1978 9✓ ��'4Sy Ms. Beverly D. Wood QQ�G�01�PG�` it Community Development Department G i NQ G City of Newport Beach 3300 Newport Boulevard �v Newport Beach, CA 92663 N Dear Ms. Wood: As requested by the City Traffic Engineer on this date, we have revised our second phase analysis of the potential traffic impacts of the proposed commercial office building to be located at 2600 East Coast Highway to incorporate it into our first phase report sent to you on August 25, 1978. Attached are two copies of the full study for your review and information. If you have any questions, please contact us. Very truly yours, ROBERT CROM MLIN AND ASSOCIATES, INC. Robert W. Crommelin, P.E. President RWC:ln #18490 d , y PHASE I One Percent Traffic Volume Analysis 2600 East Coast Highway Building tion Project Description . i P The proposed project is a two-story commercial building to be located at 2600 East Coast Highway, Corona del Mar, California. The site currently is occupied by some shops and a real estate office. The proposed project has frontage on three streets: East Coast Highway, Dahlia Avenue, and 5th Avenue. Future access will be via 5th Avenue. The ground' floor, consisting of 13,620 square feet, will have a retail use assumed to include a savings and loan branch and general retail stores. The second floor will contain offices and will have a gross floor area of 16,383 square feet. Parking for 120 cars will be in a subterranean garage. Site Traffic Generation Using information obtained from the City Traffic Engineer's Office and research studies by Cal-trans, ourselves, and others, estimates were made of the daily and 2.5-hour peak period traffic associated with the future development as well as the present development. It is estimated that the proposed project will generate 950 daily trips and 208 trips during the 2.5-hour period, of which 88 would be inbound and 120 outbound. It is estimated that the present land use generates 80 daily trips with 8 trips inbound and 12 trips outbound during the 2.5-hour period. This yields a net change in traffic of an added 870 daily vehicles and 188 2.5 hour peak period vehicles, of which 80 will be inbound and 108 outbound. The following table summarizes how these values were obtained. -1- 1 5 , Table 1 SITE TRAFFIC GENERATION 2600 East Coast Highway Traffic Study GROSS GENERATION FACTOR PERCENT TOTAL FLOOR (Tri s/1000 sq ft) OUTBOUND TRAFFIC VOLUME AREA 2-Way 2'k 2'k 211, Hour LAND USE (Msf) Daily Hour Hour Daily In Out Proposed l; Office 16.4 13.0 4.6 .74% 210 15 45 Savings & Loan 5.6 75.0 15.0 51 4Y0' 41 43 General Retail .0 40.0 8.0 51 320 32 32 TOTAL DEVELOPMENT 30.0 31.7 1 6.9 58% 950 88 120 Estimated for Current Use 80 8 12 (Office/Stores) Difference 870 80 108 (Added Traffic) Directional Distribution of Traffic The directional distribution of traffic assumed for the project was based upon studies of the Newport Center area conducted in 1976. (1) By adjusting the geographical trip distribution for office and retail land uses to fit this project under study, it has been estimated that 35 per- cent of the site traffic will be oriented to the north on MacArthur Boulevard, 20 percent to the north on Jamboree Road, 20 percent to the west on Coast Highway, and 15 percent to the east on Coast Highway. An additional 5 percent is estimated to be oriented on local streets to the northeast and 5 percent on local sheets to the southwest. This traffic distribution is shown on the attached figure. Also shown on that figure are the key intersections to be studied for the one percent traffic volume test as well as our estimates of inbound and outbound site traffic during the 2.5-hour analysis period. (1)Newport Center Traffic Study, Crommelin-Pringle and Associates, Inc., June 21, 1976. -2- > ' ' ,��- "``. -•- +- ' " .,;S:j.1%•:i, JN• is �'��,1 [�'''�� J --�•i<Y .ai'�.1L:�f.•= �� �. 1Vr'r,•',� �'.o�l' I . ��� i� \ .'✓fir ; -••'.v.��J!:^`♦ t 9 16) ITE (28 LL7 I ' •a x� t —',� (t�.' •,� '� IANO_�.y' ` � 1 h`��{I7 ,�_ 11���R 1 :�a� �p� • yFe . \ `+\� � �Cl'ddQ7+b ��4)� a ��uC�C�C � + , ' ` ♦ Mt ry(����C�Ca lop�V\4 � r \� LdEd���Jt{16`iE lL7r�CJ15 V _.♦ �� i `x cHAN Z . -,`•.t• _ ,,,_r,,..'a,.• •' �%��,�/J '•.. .f N'•. \ . nor ecwaau- '\ Awf RE LEGEND 2k HOUR SITE VOLUME Q CRITICAL INTERSECTION IN ; • 80 VEHICLES O9 PERCENT OF TOTAL SITE TRAFFIC OUT: 108 VEHICLES 2# HOUR SITE VOLUME '(ADDITIONAL) LOCATION MAP 1 y Critical Intersection Analysis The City Traffic Engineer indicated that there were four intersections to be studied as part of the test concerning whether the project would add one percent or more traffic on any approach to those intersections. The four are Coast Highway/Jamboree, Coast Highway/MacArthur, Coast Highway/Marguerite, and MacArthur/San Joaquin Hills. The worksheets for each of these intersections are attached. As shown in Table 2, the westbound approach of the Coast Highway/Jamboree intersection has project 2.5-hour volumes which exceed one percent of the existing 2.5- hour volumes. Similarly, at Coast Highway/MacArthur, the southbound and westbound approaches have that condition, as does the northbound approach at MacArthur/San Joaquin Hills Road. Under the Newport Beach policy, each of these three intersections will require further analysis using the Intersection Capacity Utilizatfon (ICU) technique. The Coast Highway/Marguerite intersection will not have project volumes which exceed one percent of the existing 2.5-hour volume, so further analysis will not be required for that intersection as its existing ICU is quite low (0.68) . Table 2 INTERSECTION 1% VOLUME ANALYSIS SUMMARY 2600 East Coast Highway Traffic Study APPROACH EXCEEDING PEAK 2'k HOUR VOLUME 1% OF PRESENT 1% of INTERSECTION 2k HOUR VOLUME Project Existing Coast Highway/ westbound 43 32 Jamboree Coast Highway/ southbound 28 23 MacArthur westbound 81 34 MacArthur/ northbound 38 15 San Joaquin Hills -3- 8 PHASE II Intersection Capacity Utilization The Phase I analysis determined that three of the four intersections studied required that an additional Intersection Capacity Utilization (ICU) analysis be made. The locations are Coast Highway/Jamboree Road, Coast Highway/MacArthur Boulevard, and MacArthur Boulevard/San Joaquin Hills Road. Shown on the attached Forms IIA, IIB,. and IIC are the completed ICU analyses for these intersections. In preparing them, it was estimated the project peak-hour traffic would be 50 percent of the project peak 2.5-hour volume. In no case will the existing plus project traffic have an ICU equal to or greater than 0.90. Therefore, the additional traffic that will be generated by the development will not significantly impact the street system in the vicinity of the site and is acceptable to City Ordinance requirements. -4- 9 1% Traffic Volume Analysis Intersectionjr,�a�+ bwav/tambor P Rn� ad (Existing Traffic Volumes based on Average Winter/Spring 1978) • .s Existing 1% of Existing Project Approach Peak 22 Hour Peak 22 Hour Peak 22 Hour Direction Traffic Volume Traffic Volume Traffic Volunw Northbound i no outhbound 6 Eastbound 6 Westbound 4.3 Project Traffic is estimated to be less than 1% of Existing Peak 22 Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Existing © Peak 22 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. r INTERSECTION Coast Highway/Jamboree Road FORM I PROJECT: 1b 1% Traffic Volume Analysis Intersection (Existing Traffic'Volumes based on Average Winter prrng 1978) Existing 1% of Existing Project Approach Peak 2h Hour Peak 2k Hour Peak 211 Hour Direction Traffic Volume Traffic Volume Traffic Vol uax Northbound outhbound 2258 23Z Eastbound 3204 32 3 2 Westbound 3432 34 8, Project Traffic is estimated to be less than 1% of Existing Peak 2h Hour Traffic Volume ® Project Traffic is estimated to be greater than 1% of Existing Peak 2k Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. INTERSECTION Coast Highway/MacArthur Boulevard FORM I PROJECT: 1% Traffic Volume Analysis Intersection MacArthur Boulevard/San Joaquin Hills Road (Existing Traffic Volumes based on Average Winter/Spring 1978).: s Existing 1% of Existing Project Approach Peak 2h Hour Peak 2h Hour Peak 211 Hour Direction Traffic Volume Traffic Volume Traffic Volunx Northbound— 1484 15 3 Z outhbound 3065 31 Z 8 astbound 3140 31 estbound 1451 15 Project Traffic is estimated to be less than 1% of Existing Peak 23,, Hour Traffic Volume ® Project Traffic is estimated to be greater than 1% of Existing Peak 23� Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. ` INTERSECTION MacArthur Boulevard/San Joaquin Hills Road -- FORM I PROJECT: 1% Traffic Volume Analysis Intersection (Existing Traffic Volumes based on ve age Winter/Spring 197E) Existing 1% of Existing Project Approach Peak 211 Hour Peak 2h Hour Peak 2h Hour Direction Traffic Volume Traffic Volume Traffic Vol unm Northbound 613 outhbound Eastbound 141 /6 estbound 2401 24 12 Project Traffic is estimated to be less than 1% of Existing Peak 2k Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Existing Peak 2;1 Hour.Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. _INTERSECTION Coast Highway/Marguerite Avenue FORM I PROJECT: 1 �3 INTERSECTION CAPACITY UTILIZATION ANALYSIS Intersection MacArthur Boulevard/San Joa uin Hills Road (Existing Traffic Volumes Based on Average Winter Spring 1978) Rove- Lanes Capa- Existing Project Existing Exist. Project ment city Peak Hr Peak Hr Plus Project V/C V/C Volume Volume Peak Hr Volume Ratio Ratio NL 1 1600 63 - 63 .04s ?x NT 2 3200 361 19 380 .15* -16* ''" NR 129 - 129 SL 2 3200 412 - 412 .13* .13* ST 2 3200 746 14 760 .23 .24 SR N.S. I - 250 - 250 - - EL 2 3200 772 - 772 ,24* .24* ET 13 4800 648 - 648 15 .15 ER 80 - 80 WL 1 1600 70 - 70 .04 WT 3 4800 285 - 285 3 .10* .10* WR 178 - 178 Yellow Time ,10 .10* Existing Intersection Capacity Utilization I.C.U. .72 Existing Plus Project Intersection Capacity Utilization (I.C.U.) •73 ICU is sum critical movements, denoted by asterisk (*) N=Northbound, S=Southbound, E=Eastbound, W=Westbound, T=Through, R=Right, L=Left Q Existing Plus Project Traffic I.C.U. will be less than or equal to 0.90 Existing Plus Project Traffic I.C.U. will be less than or equal to Existing Conditions I.C.U. Existing Plus Project Traffic I.C.U. will be greater than 0.90 Existing Plus Project Traffic I.C.U. will be greater than existing I.C.U. that is currently greater than 0.90 ElFurther analysis required to determine applicable mitigation measures INTERSECTION MacArthur Boulevard/San Joaquin Hills Road -- FORM II-i PROJECT: ' 2600 East Coast Highway Buildin B 9 B � INTERSECTION CAPACITY UTILIZATION ANALYSIS �y Intersection Coast Highway/Jamboree Road (Existing Traffic Volumes Based on Average Winter/Spring 1978) Move- Lanes Capa- Existing Project Existing Exist. Project ment city Peak Hr Peak Hr Plus Project V/C VC Volume Volume Peak Hr Volume Ratio Ratio NL 1 1600 40 - 40 .03 NT 2 3200 333 - 333 ,14* .14* NR 103 - 103 - SL 1 1600 114 8 122 .07* .08* ST 1 2 1 3200 545 - 545 -17 SR i l , 1600 530 I - 530 .33 ! EL 12 3200 603 I - 603 .19 + UT M 2 3299 113E I 8 1146 .36* -36* EP. J 56 - 56 WL 1 1600 240 - 240 .15* .15* WT 2 3200 905 11 916 .28 WR N.S. - 88 11 99 - Yellow Time .10 .10* Existing Intersection Capacity Utilization I.C.U. .82 -Existing Plus Project Intersection Capacity Utilization I.C.U. •83 ICU is sum critical movements, denoted by asterisk (*) N=Northbound, S=Southbound, E=Eastbound, W=Westbound, T=Through, R=Right, L=left n% Existing Plus Project Traffic I.C.U. will be less than or equal to 0.90 aExisting Plus Project Traffic I.C.U. will be less than or equal to Existing Conditions I.C.U. Existing Plus Project Traffic I.C.U. will be greater than 0.90 Existing Plus Project Traffic I.C.U. will be greater than existing I.C.U. that is currently greater than 0.90 Further analysis required to determine applicable mitigation measures INTERSECTION Coast Highway/Jamboree Road FORM II- �5 INTERSECTION CAPACITY UTILIZATION ANALYSIS Intersection Coast Highway/MacArthur Boulevard (Existing Traffic Volumes Based on Average Winter Spring 197 8) Move- Lanes Capa- Existing Project Existing Exist. Project ment city Peak Hr Peak Hr Plus Project V/C V/C Volume Volume Peak Hr Volume Ratio Ratio NL NT NR - - - .2b* 26* SL 2 3200 828 14 842 ST - - � SR 1 1600 197 - I 197 .12 .12 223 -14 •14 I EL 1 1600 223 l c i j 2 3200 1322 16 1338 .41* .42* .' i ER _ WL - - - _ _ WT 2 3200 839 22 $61 .26 .27 WR N.S. - 360 19 379 Yellow Time 77 i Existing Intersection Capacity Utilization I.C.U. .78 -Existing Plus Project Intersection Capacity Utilization (I.C.U. ICU is sum critical movements, denoted by asterisk (*) N=Northbound, S=Southbound, E=Eastbound, W=Westbound, T=Through, R=Right, L=Left nx Existing Plus Project Traffic I.C.U. will be less than or equal to 0.90 Existing Plus Project Traffic I.C.U. will be less than or equal to Existing Conditions I.C.U. EJ Existing Plus Project Traffic I.C.U. will be greater than 0.90 Existing Plus Project Traffic I.C.U. will be greater than existing I.C.U. that is currently greater than 0.90 Further analysis required to determine applicable mitigation measures INTERSECTION Coast Highway/MacArthur Boulevard FORM I n�nn n--♦ n......♦ Ai nh...ev RnilAina ' A t 1M ROBERT CROMMELIN AND ASSOCIATES, INC. TRANSPORTATION AND TRAFFIC ENGINEERS 17071 VENTURA BOULEVARD ENCINO, CA. 91516 TELEPHONE 12131 768-8570 September 18, 1978 Ms. Beverly D. Wood Community Development Department City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92663 %�ii T-rwj Dear Ms. Wood: Attached for'your review and comment are two copies of our second phase analysis of the potential traffic impacts of the traffic that would be generated by the proposed commercial building to be located at 2600 East Coast Highway. Although there will be incremental increases in peak hour volume/capacity ratios at all three intersections analyzed, in-no case will the existing plus project traffic ICU's equal or exceed 0.90. It has been a pleasure to serve you again on this project. If you have any questions or require any further information, please contact us. Very truly yours, OFESSID . CROP !F� ROBERT CROM ELIN AND ASSOCIATES, INC. ti ?jam n iw N0. 9667 z ,z C/O. Robert W. 'Crommelin, P.E. qTf OF CAUFO� • - President Registered Professional Engineer State of California RWC:ln Civil C9667; Traffic TR488 #18490 f i• PHASE II t12 Intersection Capacity-Utilization Analysis,' OG 2600 East Coast Highway Building ICU Introduction As requested, we have conducted the second phase of the traffic analysis of the proposed commercial building to be located at 2600 East Coast Highway in Corona Del Mar. Our first phase analysis indicated that the additional traffic generated by this development Would exceed the'present traffic volumes by more .than one percent at three of the four intersections selected for study during the peak 2.5-hour period. City policy dictates that an Intersection Capacity Utilization (ICU) analysis be performed at these three locations (Coast Highway/Jamboree Road, Coast Highway/MacArthur Boulevard, and MacArthur Boulevard/San Joaquin Hills Road) . This report contains .the findings and conclusions of our second phase analysis. ICU Analysis The capability of a roadway to move traffic volume is referred to as capacity. Capacity is nearly always greater between intersections and more restricted at intersections. This is true because the roadway normally flows continuously between intersections and flows only during a green phase at signalized intersections. Signals are generally warranted and installed before capacity is reached for non-signalized intersections. One seldom encounters non-signalized intersections pperating at capacity. Analytical techniques have been developed which allow the calculation of the capacity of an intersection approach based upgn its various geometric, demographic, and traffic flow characteristics,. It is important to note that traffic volumes may be counted or estimated, whereas capacity is a calculated value. Usually, volumes are rounded off to the nearest 5 vehicles per hour (vph) and capacities to the nearest 10 vehicles per hour of green time (vphG) per lane. The capacity ' -1- calculation methods are outlined in the Highway Capacity Manual.(1) Sometimes, a single value of 1500 to 1700 vphG is used. Research in the Los Angeles metropolitan area has found an average value of 1700 vphG per lane to apply to both through and left-turn lanes for the value of roadway capacity. Use of a value such as this greatly simplifies the calculation. The term Level of Service is used to describe quality of traffic flow. Levels of Service A to C operate quite well. Level C normally is taken as a design level in urban areas outside a regional core. Level D typically is the level for which a metropolitan area street system is designed. Level E represents volumes at or near .the capacity of the highway which will result in possible stoppages of momentary duration and fairly unstable flow. Level F occurs when a facility is overloaded and is characterized by stop-and-go traffic with stoppages of long duration. The technique utilized to compare volume and capacity (v/c) ratios with level of service is calle'd Intersection Capacity Utilization (ICU) . (2) ICU represents the proportion of the total hour required to accommodate intersection traffic volumes if all approaches are operating at capacity (Level of Service E) . This does not mean that Level E is appropriate for urban design, but the evaluation of present and future operating conditions in relationship to total capacity is more easily understood. In other words, operating at 85 percent of capacity is easier to comprehend than operating at Level of Service -D. The following relationships between level of service (LOS) and ICU are used: LOS A, 0.68 ICU or less; LOS B, 0,69 to 0.71 ICU, LOS C, 0.72 to 0.79 ICU; LOS D, 0.80 to 0.89 ICU; LOS E, 0.90 to 1.00 ICU; and LOS F, over 1.00 ICU. (1)Hi hwa Capacity Manual, 1976; Highway Research Board Special g Y P Y Report No. 87; Washington D.C. (2)Robert W. Crommelin, 'Use of Intersection Capacity Utilization Values to Estimate Overall Level of Service," Traffic Engineering, July 1974. -2- To determine the current and future operational efficiency of the street system in the study area, a v/c analysis is made at selected important intersections. The method used at each location is to determine the proportion of total signal time needed in one hour for each conflicting movement and to compare it with the total time available (100 percent of the hour) . For example, a movement of 3,000 vph would require 33 percent of the total available signal time, The capacities used are for Level of Service E, as defined'in the Highway Capacity Manual. Continuing this procedure for critical approach signal phases will yield the total amount of time required to meet traffic volume demands. The critical approach phases are those which control the timing of the overall cycle of a traffic-actuated controller. With multi-phase controllers, the critical movements on one of the streets usually are heavy left-turn movements and their opposing through movements. An allowance for yellow clearance times is added with the total representing the ICU. The ICU calculations assume that signals are properly timed. At poorly timed locations, it is possible to have an ICU of well below 1.00, yet severe traffic congestion occurs on one approach or more because a movement is not getting enough time to satisfy its demand with excess time being wasted. This is an operational problem which should be remedied. The ICU technique also can be used to test the impact of adding lanes and revising signal phasing and to determine future operating conditions with or without a proposed new development. Thus with actual present hourly volumes or estimated future volumes, different intersection configurations can be tested to determine which would optimize future traffic operating conditions. 3bva+aat 9olura G ae1 V C lac3o lvph ND� Northbound 1300 7400 0.74 SANPLY Southbound 1650 3400 0.49a .... CALCUTATION Laatbouod 300 3700 0.19 Aaatbwod 42S 1700 0.25A 7allw 0.086 IC0 0.52 Los ^n" • 3odicataa Critical anvarot included In the ;CO. -3- a d n discussions held with the staff of the City of Newport Based o i Beach Traffic Engineering Department, it was estimated that the amount of new traffic generated by the project during the peak-hour period would be 50 percent of that amount generated during the peak 2.5-hour period previously derived in the Phase I portion of the' study or 40 vehicles per hour (vph) inbound and 54 vph outbound. The directional I distribution of site traffic estimated in Phase I was also utilized to obtain site approach traffic volumes at the three study intersections for the peak-hour period. Shown on the attached ICU Forms II are the resultant volume-capacity relationships at these locations for the peak-hour period. I The intersection of MacArthur Boulevard and San Juaquin Hills Road (Form II-A) is now operating at Level of Service (LOS) C and will continue to do so with the additional traffic generated by the study site. Coast Highway and Jamboree Road (Form II-B) is now operating at or near its design capacity (LOS D) and will remain at this condition with the additional site traffic. Only 0.8 percent of the total traffic traversing this intersection would be attributable to the proposed development. Coast Highway and MacArthur Boulevard (Form II-C) is now operating at LOS C and would continue to do so with the additional traffic generated by the project. Conclusions All three intersections analyzed in Phase II are now operating at acceptable levels of service (LOS D or better) , and traffic operational characteristics at these locations will not change significantly with the inclusion of site-generated traffic. - #18490 -4- INTERSECTION CAPACITY UTILIZATION ANALYSIS Intersection MacArthur Boulevard San Joa uin Hills Road (Existing Traffic Volumqs 'Based on Average inter/Spring 1978) Move- Lanes Capa- Existing Project Existing Exist. Project ment city Peak Hr Peak Hr Plus Project V/C V/C ' Volume Volume Peak Hr Volume Ratio Ratio NL 1 i600 63 - 63 .04 NT 3 2 3200 361 19 380 1 .15* .16* NR 129 - 129 SL 2 3200 412 - 412 .13* .13* ST 2 3200 746 14 760 .23 .24 SR N.S. - 250 - 250 - EL 2 3200 772 - 772 .24* .24* ET 1 3 4800 1 648 - 648 .15 .15 ER 80 - 80 WL 1 1600 70 - 70 .04 WT 3 4800 285 - 285 .10* .10* WR 178 - 178 Yellow Time .10 ..10* Existing Intersection Capacity Utilization I.C.U. 72 Existinq Plus Project Intersection Capacity Utilization I.C.U. -73 ICU is sum critical movements, denoted by asterisk N N=Northbound, 5=Southbound, E=Eastbound, W=Westbound, T=Through, R=Rights L=Left ID Existing Plus Project Traffic I.C.U. will be less than. or equal to 0.90 Existing Plus Project Traffic I .C.U. will be less than or equal to Existing Conditions I.C.U. Existing Plus Project Traffic I.G.U. will be greater than 0.90 Existing Plus Project Traffic I.C.U. will be greater than existing • w_ I.C.U. that is currently greater than 0.90 Further analysis required to determine applicable mitigation measures INTERSECTION MacArthur Boulevard/San Joaquin Hills Road .. ..,"..« _ ._ FORM II INTERSECTION CAPACITY UTILIZATION ANALYSIS Intersection Coast Highway/Jamboree Road (Existing Traffic Volumes Based on Average Winter/Spring 1978) Move- 7Capa- Existing Project Existing Exist. Project mentcity Peak Hr Peak Hr Plus Project V/C V/C Volume Volume Peak Hr Volume Ratio Ratio NL 1 1600 40 - 40 .03 NT 2 3200 1 333 - 1 333 ,14* ,14* NR - 103 - 103 _ SL 1 1600 114 8 122 .07* .os* ST 2 3200 545 - 545 .17 SR 1 1600 530 - 530 .33 EL ( 2 3200 603 - 603 .19 ET 1.2 3299 1138 8 1146 ,36* .36* ER 56 - 56 WL 1 1600 240 - 240 .15* .15* WT 2 3200 905 11 916 .28 WR N.S. - 88 11 99 - Yellow Time .10 .10* Existin2 Intersection Capacity Utilization I.C.U. .82 Existing Plus Project Intersection Capacity Utilization I.C.U. •83 ICU is sum critical movements, denoted by asterisk (*) N=Northbound, S=Southbound, E=Eastbound, W=Westbound, T=Through, R=Right, - L;:Left ❑x Existing Plus Project Traffic I.C.U: will be less than or equal to 0.90 ❑ Existing Plus Project Traffic I.C.U. will be less than or equal to Existing Conditions I.C.U. ❑ Existing Plus Project Traffic I.C.U. will be greater than 0.90 ❑ Existing Plus Project Traffic I.C.U. will be greater than existing I.C.U. that is currently greater than 0..90 ❑ Further analysis required to determine applicable mitigation measures INTERSECTION Coast Highway/Jamboree Road FORM II-( INTERSECTION CAPACITY UTILIZATION ANALYSIS Intersection Coast Highway/MacArthur- Boulevard (Existing Traffic Volumes Based on Average Winter Spring 197 9 Move- Lanes Capa- Existing Project Existing Exist. ' Project ment city Peak Hr Peak Hr Plus Project V/C V/C Volume Volume Peak Hr Volume Ratio Ratio NL - - - NT - - - - - - NR - - - - - SL 2 3200 828 14 842 .26* .26* ST - - - - - - SR 1 1600 197 - 197 .12 .12 EL 1 1600 223 - 223 .14* .14* SET 2 3200 1322 1 16 1338 :41 .42 t EP. LJ WT 2 3200 839 22 861 .26* .27* WR N.S. - 360 19 379 - - Yellow Time .10 .10* Existing Intersection Ca acit Utilization I.C.U. .77 Existing Plus Project Intersection Capacity Utilization I .C.U. .77 ICU is sum critical movements, denoted by asterisk (*) N=Northbound, S=Southbound, E=Eastbound, W=Westbound, T=Through, R=Right, L=Left nX Existing Plus Project Traffic I.C.U. will be less than or equal to 0.90 (� Existing Plus Project Traffic I.C.U. will be less than or equal to —1 Existing Conditions I.C.U. Existing Plus Project Traffic I.C.U. will be greater than 0.90 Existing Plus Project Traffic I.C.U. will be greater than existing T.C.U. that is currently greater than 0.90 Further analysis required to determine applicable mitigation measures INTERSECTION - Coast Highway/MacArthur Boulevard FORM I I , INTERSECTION CAPACITY UTILIZATION ANALYSIS r( Intersection MacArthur Boulevard/San Joaquin Hills Road (Existing Traffic Volumes Based on Average Winter/Spring 1978) Move- Lanes Capa- Existing Project Existing Exist. Project ment city Peak Hr Peak Hr Plus Project V/C V/G Volume Volume Peak Hr Volume Ratio Ratio NL 1 1600 63 - 63 .04 NT 2 3200 361 19 380 .15* .16* NR 129 - 129 SL 2 3200 412 - 412 .13* .13* ST 2 3200 746 14 760 .23 .24 SR N.S. 250 250 EL Z 3200 772 - 772 .24* 24* ET 123_ 4800 648 - 048 .15 .15 ER 80 - 80 WL 1 1600 70 - 70 .04 WT 3 4800 285 - 285 .10* .10* WR 178 - 178 Yellow Time .10 .10* 4 Existing Intersection Ca acit Utilization I.C.U. •72 Existinq Plus Project Intersection Capacity Utilization I.C.U. .73 ICU is sum critical movements, denoted by asterisk (*) N=Northbound, S=Southbound, E=Eastbound, W=Westbound, T=Through, R=Right. L=Left Existing Plus Project Traffic I.C.U. will be less than or equal to 0.90 Existing Plus Project Traffic I.C.U. will be less than or equal to Existing Conditions I.C.U. Existing Plus Project Traffic I.C.U. will be greater than 0.90 Existing Plus Project Traffic I.C.U. will be greater than existing I.C.U, that is currently greater than 0.90 Further analysis required to determine applicable mitigation measures INTERSECTION MacArthur Boulevard/San Joaquin Hills Road FORM PROJECT: 2600 East Coast Highway Building CITY OF NEWPORT BEAC RECEIPT 4 Z m NEWPORT BEACH,CALIFORNIA 92663 No. 83003 " �'1IFOPM�1' / 19 GATE i RECEIVED FROM„ FOR: E 1 6 1 ACC-._'sw AMA4JyT 4 YV l DEPARTMENT ' BY y�� 1 -78 d 8J_ o— b7 - -_---- -- Asa, = ----- - -- - --- - -- - ----- --------- - - -ww_.._._. _ _ __ _ _wwww . _ _w _wwwwwwwww __ _ __.._w._.www CITY OF NEWPORT BEACH RECEIPT d�s/f li�m� NEWPORT BEACH,CALIFORNIA 92863 No. 82764 �+uronxx 19 DATE ` RECEIVED FROM an/VN ' --t A� , $ "` _ _ j FOR: J ACCOUNT NO AMOUNT n-2^ /O DEPARTMENT BY— wwwwwwwwwwwwwwwwwww,.ww----ww Do u D ERNEST GEORGE PRESIDENT REALTORS,ESTABLISHED 1907 W M. E. D O U D & Co ., Inc. 716 Dahlia Avenue, Newport Beach. California 92625 Off Mac Arthur Blvd.&E.Coast Hwy. (714) 769.0422 August 22, 1978 14s. Beverly Wood Community Development City of Newport Beach Newport Beach, California Dear 11s. Wood: I herewith hand you a check for $320. 00 which will accom- pany the two sets of preliminary plans that you have for the building I intend to construct at 2600 E. Coast Highway, Corona Del Mar, California. The intended use of the building is for retail commercial on the ground floor and offices on the second floor. Would you be so kind as to start whatever traffic studies are necessary and respond to me as to what the necessary steps I need to do in processing my building. Sincerely, Ernest George EG: sj Enclosure R0IC3PRT--CR0IV1 ei.1EILI(f01- AND ,ASSQCI.E*TC»,..+S,, NP'?,; TRANSPORTATION . AND TRAFFIC ENC31NEERS 17071 YEr1TURA POUL9VARD €NCINO, CA., 91316 -'TELEPNGNE !21�3) 76Q 8570 August 25' 1978gQ C �, 9 Rcon:n roy Ms, Beverly D. Wood' + Community Development Dt:partment for City of Newport Beachr�rWF�;�tp gCNr I� 3300 Newport Boulevard Newport Beach, CA 92663 ,. . , .,. , Ir• .n• •.. 1 !!! , «Dear Ms. Wood: '', i As requested, we have conducted the first phase 'of traffic analysis concerning a buildi�ig proposed to be constructed at '2660 Bast Coast Highway in Corona del Mar. Enclosed herewith is the detailed analysis concerning whether the project will add traffic during the peak 2.5, hour period which would exceed the present volume by more than one percent on any approach to ,the four inter sections designated by the { City .Traffic Engineer. It was found that this condition was exceeded at the Coast Highway/Jamboree, .Coast Highway/MacArthur, and MacArthpr/ San Joaquin ,Hill's intersectipns. . Under, the Cityrs traffic ordinance, •, .';•, Further ICp analysis will be necessary at these three intersections. It was. found that the one percent condition will not-be exceeded at the Coast Highway/Marguerite intersection. In order to complete Phase It,' the ICU investigation; for •these ' three intersections, it is' estimated that a., fee of $350.00 will be necessary, The objective of• that study would be to determine whether 'the existing' plug project traffic volumes will 'cause a significant' change in the ICU for the' three 'critical intersections to be studied, ' , f It has been a pleasure to conduct this first phase study. We Took forward to continuing work on investigation, of the traffic impact of this project. EESS/p , Very!truly yours, �� ��: C6'p� F? I 4 c :n +' ERx 'COI�rI RGLIN AND ASSOCIATES •INa, �- 9667 r m C1V1\ RQbgrt W Ciommelinr P.E. 9TFQf CAb (( President Registered Professional Engineer RWC,In ' State of California ; Civil C9667; Traffic TR488 #18490•14 ?a•' „ +v,..�,i..... ,.. ,.:,a:�,....,.,,r�:��.w...a-,.�. , ,r,r.•, .^.:r -e....•:;nir. - ' T,; -� �,: , r,•,;:.p._-e�,Gk.,:. ii j. r , , i ,".?.-• 'P_i.+f?i�„";4;k if,,n5+,z1.U. 7•�R' ' t PHASE I One Percent Traffic Volume Analysis , 2600 East Coast Highway Building . i Project Description The proposed project is a two-story commercial building to be located at 2600 East Coast Highway, Corona del Mar, California`:. The . site currently is occupied by some shops and a real estate office. The proposed project has frontage on three streets: East.Coast Highway, Dahlia Avenue, and 5th Avenue. Future access will be via'5th Avenue. The ground floor, consisting of 13,620 square feet, will have a retail use assumed to include a savings and loan branch and general retail stores. The second floor will contain offices and will have a gross floor area of 16,383 square feet. Parking for 120 cars will be in a subterranean garage. Site Traffic Generation Using information obtained from the City Traffic Engineer's Office and research studies by Caltrans, ourselves, and others, estimates were made of the daily and 2.5-hour peak period traffic associated with the , future development as well as the present development. It is estimated that the proposed project will 'generate 950 daily trips and 208 trips during the 2.5-hour period, of which 88 would be inbound and 120 outbound. It is estimated that the present land use generates 80 daily ' trips with 8 trips inbound and 12 trips outbound during the 2.5-hour period, This yields a net cbapge in traffic of an added 870 daily vehicles *nd 188 2,5-hour peak period vehicles, of which 80 will be inbound and 108 outbound. The following table summarizes how these values were obtained. -2- Table 1 SITE TRAFFIC GENERATION 2600 East Coast Highway Traffic Study GROSS GENERATION FACTOR PERCENT 'TOTAL FLOOR (Trips/1000 so ft) OUTBOUND TRAFFIC VOLUME ! aTa2..� 2'2 2 Hour LAND USEur Hour DailIn OutProposed Office .6 74% 210 15 45Savings & Loan0 51 420 41General Retail .0 51 320 32 32 TOTAL DEVELOPME9 58% 950 88 120 Estimated for Current Use 80 8 12 (Office/Stores) Difference (Added Traffic) 870 80 108 Directional Distribution of Traffic The directional distribution of traffic assumed for the project was based upon studies of the Newport Center area conducted in 1976. (1) By adjusting the geographical trip distribution for office and retail land uses to fit this project under study, it has been estimated that 35 per- cent of the site traffic will be oriented to the north on MacArthur Boulevard, 20 percent to the north on Jamboree Road, 20 percent to the west on Coast Highway, and 15 percent to the east on Coast Highway. ...An additional 5 percent is estimated to be •oriented on local streets to the northeast and 5 percent on local streets to the southwest. This traffic distribution is shown on the attached figure.-- Also shown on that figure are the key intersections to be studied for the one percent traffic volume test as well as our estimates of inbound and outbound site traffic during the 2.5-hour analysis period. (1)Newport Center Traffic Study, Crommelin=Pringle and Associates, Inc. , June 21, 1976. . -2- _ ' '�_..�" 4��;rt!.\� �'�•-„'•,�•�,'iw::r' ,lye;'/ n )�� �: ,t �t j ! '�� f�rl'•1r1••�••r- �� ,\ '-� ^�••� \y` l•� �; ::''z!;T;+,,.�: "/ � f� a Y �'t' �+,�;:�I •:.J" �: � (tea^•,- � r1 i-+tip" /�"� „"'ten -���1 � a_ �� pro, •�Y�J�r�'`� �. .•� i�\` czymf `J 16 (21) tl �/ y;; A : y � •`�r ��sil•a � � 4 covvrav ccaa = ; (; r1 S I TE (28� 13E) � t c_�• �/j."t°Ji / / rs ', ••• a .�.�\ �` rti�yc. '.i/o tj". r' s°'"'.,errril 4. �+ 43 y-'•,RRArE• ®/` (3-�.) "' /'�. 40/ " , (S,ry N/ " 7LA "� r'' r: .}�ii �+' c'S'q �;i i � ��\_W,,,�`c„ `'2=��r� '�(6)• G�i• �+f� ��k�C � �' P�����M•-• �- 7 ) _-"(..nt'j'���" A'\\��° � :i�✓ �\�� T�� Le�>�,�C��,1t�16 ' �- p '''` k �?�'.�i t �•• r6y'-""�•J''—��.,,�\�\ V7� C'�l� G^ r d(, �.).:.7 CNANNEI. __�.,.` 0:.� 1 �hUa�C,'7( • � ( C(',/e �a E� S iu �ciLr �• C.�, '�'�; ryy 1_`y„S' •--'•("r" •v_ al � a�� •�;-• �UC>@a E_o fi7y V-J�7r p oV �y S��,r Vtn"'r''=^s'., —7��1��j✓� ewe"-� �/� ��•`'�7�••. .• � t. •rrerr emai � . �/ i LE6END 22 HOUR SITE 1�OLUME CRITICAL LNTERSECTION IN : 8O O08 VEHICLES PERCENT' SITE TRAFFIC OUT: l80 VEHICLES I ) 2� HOUR SITE VOLUME (ADDITIONAL) LOCATION MAP 1 6ritical Intersection Analysis The City Traffic Engineer indicated that there were four intersections to be studied as part of the test concerning whether the project Would add one percent or more traffic on any approach to those intersections. The four are Coast Highway/Jamboree, Coast Highway/MacArthur, Coast Highway/Marguerite, and MacArthur/San Joaquin Hills. The worksheets for each of these intersections are attached. As shown in Table 2, the westbound approach of the Coast Highway/Jamboree intersection has project 2.5-hour volumes which exceed one percent of the existing 2.5- hour volumes. Similarly, at Coast Highway/MacArthur, the southbound and Westbound approaches have that condition, as does the northbound approach at MacArthur/San Joaquin Hills Road. Under the Newport Beach policy; _ each of these three intersections will require further analysis using ' the Intersection Capacity Utilization technique. The Coast Highway/ Marguerite intersection will not have. project volumes which exceed one percent of the existing 2.5-hour volume, so further analysis will not be Tcquircd for that intersection. Table 2 INTERSECTION 1% 'VOLUME ANALYSIS SUMMARY 2600 East Coast Highway Traffic Study APPROACH EXCEEDING PEAK-212 HOUR VOLUME 1% OF PRESENT h of INTERSECTION 2'z HOUR VOLUME Project Existin Coast Highway/Jamboree _westbound 43 32 Coast Highway/ southbound 28 23 MacArthur westbound 81 , 34 MacArthur/ northbound 38 15 San Joaquin Hills -3- • I 1% Traffic Volume Analysis Intersection Coast Highwav/,lamhorPP Road (Existing Traffic Volumes based on Average Winter/Spring 1978) Existing 1% of Existing Project Approach Peak 22 Hour . Peak 2z Hour Peak 2z Hour Direction Traffic Volume Traffic Volume Traffic Volum Northbound j r bound undund Project Traffic is- estimated to be less than 1% of Existing n• H •r rtr� Vol Peak cz nuu�' iraii i� Liuiiie Project Traffic is estimated to be greater than 1% of Existing Peak 22 Hour Traffic,Volume. Intersection Capacity Utilization (I .C.U. ) Analysis is required. r is , INTERSECTION Coast Highway/Jamboree Road FORM I PROJECT: ' 1% Traffic Volume Analysis Intersection Gast Higher/M (Existing Traffic Volumes based on Average Winter Sp ng 1978) Existing 1% of Existing Project' pproach Peak 2z Hour ,t, ;' Peak 2; Hour Peak 2Z Hour Direction Traffic Volume Traffic Volume Traffic Volum ' Northbound Southbound 2258 2a2 Eastbound 3204 32 3 2 estbound 3432 34 $( Project Traffic is estimated to be less than 1% of Existing Peak 2, Hour Traffic Volume ® Project Traffic is estimated to be greater" than 1% of Existing Peak 22 Hour Traffic Volume. Intersectioh Capacity Utilization (I.C.U. ) Analysis is required. INTERSECTION ' Coast Highway/MacArthur Boulevard FORM I • PROJECT: •_ •, .a . . .. ... ,, . . ., ., .._ . y 4 f 1% Traffic Volume Analysis Intersection MacArthur Boulevard•/San Joaquin Hills Road (Existing Traffic Volumes based on Average Winter/Spring 1978) Existing 1% of Existing Project [Direction proach Peak 22 Hour Peak 22 Hour Peak 22 Hour Traffic Volume Traffic Volume Traffic Volum rthbound 148415 38 uthbound 3065 31 Z 8 Eastbound 3140 31 estbound 1451 15 Project Traffic is estimated to be less than 1% of Existing Peak 22 Hour Traffic Volume Project Traffic is estimated to be greater "than 1% of Existing Peak 22 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. 7 INTERSECTION MacArthur Boulevard/San Joaquin Hills 'Road • + FORM I PROJECT: + , r t�R 1% Traffic Volume Analysis Intersection (Existing Traffic Volumes based on Ave age Winter/Spring 197g) Existing 1% of Existing Project •s;t1i Approach Peak 2; Hour Peak 22 Hour Peak 2k Hgpr„ Direction Traffic Volume Traffic Volume Traffic V01om Northbound �` Duthbound 430 Eastbound 31 6 Westbound 2401 24z Project Traffic is estimated to be less than 1% of Existing "—' Peak 2�, Hour Traff is Vo I uri—ie Project Traffic is estimated to be greater' than 1% of' Existing Peak 2z Hour .Traffrc Volume. Intersectioh Capacity Utilization (I.C.U. ) Analysis is required. i INTERSECTION Coast Highway/Marguerite Avenue •. ""••'— FORM I PROJECT: , . w ROBERT CROMMELIN AND ASSOCIATES, INC. TRANSPORTATION AND TRAFFIC ENGINEERS 17071 VENTURA SOULEVARO ENCINO. CA. 91316 TELEPHONE 1213) 766-6570 t` CD 9 0 RECEIVED Community August 25, 1978 91 Development 10 Dept, AUG29 19781,- G CITY OF Il NEWPORT BEACH, Ms. Beverly D. Wood CALIF. Community Development Department City of Newport Beach N 3300 Newport Boulevard Newport Beach, CA 92663 Reference: Professional Traffic Engineering Consulting Services for 2600 East Coast Highway — Phase 1. STATEMENT For completion of Phase I, per agreement, Amount Due: $200.00 RC&A #18490 In