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Home My WebLink AboutTPO006_RUDY BARON (GREER & CO.) II�IIII IIII III III �IIIII IIIII �IIII NII III Ilp TP0006 TRAFFIC PHASING REPORT FOR RUDY BARON'S RETAIL/OFFICE PROJECT 2244 WEST COAST HIGHWAY. MARINERS' MILE PREPARED FOR THE CITY OF NEWPORT BEACH CALIFORNIA BY GREER & CO, . ENGINEERS AND PLANNERS LAKEVIEW PLAZA 430-B LAKEVIEW AVENUE ANAHEIM. ,.CALIFORNIA 92807 714-998-8301 c; MAY 1 n�1980� �o tac�arc, . 0 r Lakeview Plaza,430-B Lakeview Avenue Anaheim,California 92807 O.. (714)998.8301 ENGINEERS & PLANNERS May 13, 1980 Mr. Fred Talarico Environmental Coordinator City of Newport Beach Planning Department 3300 Newport Boulevard Newport Beach, CA 92663 RE: Traffic Phasing Report -- Rudy Baron Project at 2244 West Coast Highway, Mariners' Mile :Dear Fred: We have completed the 1% analysis for the four intersections specified based on trip generation rates approved by your office. We assigned traffic based on trip distribution patterns contained in the Mariners' Mile DEIR. Briefly, the conclusions of the analyses indicate that the estimated project traffic will not increase the projected traffic for the 2.5 hour peak period by one percent or more on any approach of the four intersections studied. The section of Coast Highway fronting the project site provides for full access via a two-way left-turn lane. The 1% analysis for this project as- sumes full access rights will also be afforded this project. However, as future development continues, it may become necessary to review access pat- terns and controls along this segment of Coast Highway. If there are any questions, please give me a call . Sincerely, GREER & CO. ery . Greer, P.E. Principal LEG:vp I TABLE OF CONTENTS PAGE PROJECT DESCRIPTION 1 TRAFFIC GENERATION 1 TRAFFIC DISTRIBUTION 4 CRITICAL INTERSECTIONS ANALYZED 4 CONCLUSION 6 1% WORKSHEETS 7 APPROVED PROJECTS 12 . TRAFFIC STUDY APPLICATION 16 LIST OF FIGURES FIGURE 1 - VICINITY MAP 2 FIGURE 2 - SITE PLAN 3 FIGURE 3 - OVERALL DISTRIBUTION TO/FROM THE SITE 5 LIST OF TABLES TABLE 1 . TRIP GENERATION RATES_ 1 TABLE 2. TRIP GENERATION SUMMARY 4 TABLE 3. 1% ANALYSIS SUMMARY- 6 TRAFFIC PHASING REPORT •RUDY BARON'S RETAIL/OFFICE BUILDING 2244 WEST COAST HIGHWAY. MARINERS' MILE PROJECT DESCRIPTION The proposed office building is to be located on the north side of Pacific Coast Highway east of Tustin Avenue, as generally shown in Figure 1 . The building design is two stories with retail sales, yacht brokers and marine insurance brokers on the ground floor, and general professional offices on the second floor. A total of 16,000 square feet of floor space is proposed including 7,500 square feet of ground floor retail space and 8,500 square feet of second floor office space. A total of 64 parking spaces is. proposed as surface parking with all traffic access taken directly from Pacific Coast Highway. The project is contemplated for completion in 1981 . A site plan provided by the applicant is shown in Figure 2. TRAFFIC GENERATION Daily and p.m. peak hour trip generation rates used for this project analy- sis are identified in Table 1.- These rates are identical to those used in the City of Newport Beach Mariners' Mile Specific Plan.1 The p.m. peak hour and peak 2.5 hour calculation for retail uses were derived from the Mariners' Mile plan. The City of Newport Beach Traffic Engineering Department sup- plied the peak hour rates for office use. TABLE 1 . TRIP GENERATION RATES P.M. TRIPS/1,000 S.F. PROPOSED DAILY TRIPS PEAK HOUR PEW TTMJF USE . 1,000 S.F. Retail 30 1 .24 2.48 2.48 4.96 Office 13 0.60 1 .70 1 .20 3.40 Draft Environmental Impact Report, City of Newport Beach Mariners' Mile Specific Report, prepared by Owen enar an ssociates. 1 export L V '-�Y/'�� r � 'AL lK� d, �a�`�� I •A •`~ j • — 44 - i` � i t`i�t o , l mil:•` { s „"i°.bR'�`� �i' I I I 'L,ri3, __"� ' i ( ) ;'�-T� it =� ,•�,fZ " , _. 1 �� ;fir .� 71� � i I I � 'c. I l•• f � L1 ✓ Iv w+" CLLAJ Dunw:a gym. _—"us structures 1 J affected (Q� D ro w exe n „•t_�. north side of , pacific cc--..,., lI WIMAINARD —� id tASS00ASIS 0. •FIGURE �1 MAP ENGINEERS&PLANNERS VICINITY MAf 6J��II.kfi AgP7.e, ':5p : UA4 W C406T44VO. NCWFCyr OCOAN, fur DINC> wfh=F TtO141 f. PA=NC+: uuJv cJ�ies 5PHG1P{G vs/-rd 9061uIec9C/zFo) zx do%4G. xrw--OO eerAA. • _ PFOmDeG at G4 Flcro WNW Z IANO�rfw4f�INb1 GY�iUPLKKiyf 15.2 R'Q111fLF:✓7 = 2�ro0 5¢ GG>`f9r' I.K�I'1LlJ% 'sr NOW M47v.D _ PCOND2D a�ilZy 4P DUIWINa =PI61 197G 6r3G aiA:.DWy P52A: I`d Ft,Gf9Z 7,1a05.4� 'rP ^l°P.40a 0juO.vo 4P "rbTAl. ea O.39 SP zyGU ss'.r• • m:e• '1t lw� f • 3 g _ 1 1 1 i � �• 1 1 I r��.•.r na.K.•.o. II I:ER�IIT DOI2ILiS FAIR MAZINEfz•S OFFICE PLAZA ARO Irra:'r,3•�'�5S(X:II I I S rz wPawr vao a+r , cn�+Fox,.rla, IIII,V1,..1. ,,1, 1.,�14,..lNl ,l,l, t',,.t„]:�:M�.,i�.illl FIGURE 2 ° SITE PLAN The total area of 16,000 square feet produced a total of 335 daily trips. A total of 95 (29 in and 66 out) movements for the p.m. peak 2.5 hour period was generated. TABLE 2. ' TRIP GENERATION SUMMARY ESTIMATED NUMBER OF TRIPS PROPOSED TOTAL TOTAL P.M. PEAK HOUR P.M. PEAK 2.5 HOUR USE G.F.A. DAILY --TN---GUT IN Oul Retail 7,500 225 9 19 19 37 Office 8,500 110 5 15 10 29 Total 16,000 335 14 34 29 66 TRAFFIC DISTRIBUTION All generated trips from this project will be distributed directly onto Pacific Coast Highway. The west leg of Pacific Coast Highway will carry approximately 62 percent of the assigned traffic with the east leg carrying the remaining 38 percent. The area trip distribution is shown in Figure 3. Mariners' Mile Specific Plan was used as the basis for the distribution pattern. The splits of traffic at Newport Boulevard, Dover Drive and Orange Street were determined based upon a review of existing traffic volumes on these streets. CRITICAL INTERSECTIONS ANALYZED The City of Newport Beach Traffic Engineer designated four .intersections for the one percent analysis for this project: 1. Coast Highway at Riverside Avenue 2. Coast Highway at Dover Drive 3. Coast Highway at Orange Street 4. Newport Boulevard at Hospital Road The results of each one percent analysis are summarized in Table 3. 4 i `46vaf r} 7' tv ti70'� 00 wo Itil r J iv¢4< b O O 0U ° IlkIV S n' 1a 0 ��. 70 yC3 f'tZ.o J�GT� stTlf� FIGURE 3 4 Overall Distribution to/from the Site P • TABLE 3. 1% ANALYSIS SUMMARY PROJECT PEAK 2.5 HOUR VOLUME LESS THAN 1% OF INTERSECTION NB SB EB Wb 1982 PEAK 2.5 HOUR Coast Hwy./Riverside 0 4 32 16 YES Coast Hwy./Dover Nom. 2 24 9 YES Coast Hwy./Orange Nom. Nom. 7 17 YES Newport/Hospital 10 4 Nom. Nom. YES The projected growth in regional traffic assumed for the one percent tests are based upon an annual growth rate of 2.4 percent for the years 1980, 1981 and 1982. The proportion of traffic assigned to the "regional" category was 12 percent for Coast Highway and five percent for Newport Boulevard. CONCLUSION The traffic projected one year after project completion will be increased by less than one percent as a result of traffic generated from the project during the 2.5 hour period on each leg of all the intersections studied. Therefore,no additional traffic analyses were conducted. 6 1% WORKSHEETS 8 Analysis i% Traffic Volume Anal y Intersection Coast Highway/Riverside Avenue (Existing Traffic Volumes based on Average Winter/Spring 1979) Approach Existing Peak 2y Hour Approved Projected 1% of Projected Project Direction ( Peak 2k Hour Regional Projects Peak 2� Hour Peak 2h Hour Peak 2k Hour' I Volume Growth Peak 2y Hour Volume Volume Volume Volume Volume t Northbound 17 0 0 17 NOM. 0 isouthbound 1 ,094 0 0 1 ,094 11 2 4 'Eastbound 4,121 36 23 4,180 42 14 estbound 4,367 . 39 .210 4,616 46 36 ® Project Traffic is estimated to be less than 1% of Projected Peak 22 Hour Traffic Volume ❑ •Project Traffic is estimated to be greater than. 1% of Projected Peak 22 Hour* Traffic Volumes . • Intersection Capacity Utilization (I.C.U.) Analysis is required.. NOM =. Nominal , less than 0.50. DATE: 5/9/80 I PROJECT: MARINERS' MILE, 2244 WEST COAST HIGHWAY (RUDY BARON PROJECT) CORM Z 9 1% Traffic Volume Analysis Intersection Coast Highway/Dover Drive - Bayshore Drive (Existing Traffic Volumes based on Average Winter/Spring 1979) Approach Existing Peak 2y Hour Approved Projected 1% of Projected Project Direction Peak 2h Hour Regional Projects Peak 2k Hour Peak 211 Hour Peak 211 Hour. I Volume Growth Peak 2y Hour Volume Volume Volume I Volume Volume ' Northbound 181 0 14 195 2 NOM I iSouthbound j 2,379 0 15 2,394 24 1 2 Eastbound 3,695 33 72 3,800 38 24 estbound 6,003 53 .388 6,444 64 9 ® Project Traffic is estimated to be less than 1% of Projected Peak 22 Hour Traffic Volume ❑ Project Traffic is estimated to be greater than. l% of Projected Peak 22 Hour Traffic Volumes. ' Intersection Capacity Utilization (I.C.U.) Analysis is required. NOM = Nominal , less than 0.50. DATE: 5/9/80 PROJECT: MARINERS' MILE, 2244 WEST COAST HIGHWAY (RUDY BARON PROJECT) FORM Z ' • • 10 1% Traffic Volume Analysis Intersection Coast Highway/Orange Street (Existing Traffic Volumes based on Average Winter/Spring 1979) Approach Existing Peak 2y Hour Approved Projected 1% of Projected Project Direction Peak 2h Hour Regional Projects Peak 2y Hour Peak 21s Hour Peak 2)S Hourl I Volume Growth Peak 26 Hour Volume Volume Volume Volume Volume ' (Northbound 191 0 0 191 2 NOM i isouthbound j 153 0 0 153 2 NOM ,eastbound 2 890 26 23 2,939 29 7 (Westbound 4 791 42 .201 5,034 50 17 i Project Traffic is estimated to be less than 1% of Projected ' Peak 22 Hour Traffic Volume ❑ Project Traffic is estimated to be greater than. 1% of Projected Peak 22 Hour Traffic Volumes. ' Intersection Capacity Utilization (I.C.U. ) Analysis is required. , NOM = Nominal , less than 0.50. DATE: 5/9/80 PROJECT: MARINERS' MILE, 2244 WEST COAST HIGHWAY (RUDY BARON PROJECT) FORM I • . • 11 1% Traffic Volume Analysis Intersection Newport Boulevard/Hospital Road (Existing Traffic Volumes based on Average Winter/Spring 1979) Approach Existing Peak 21s Hour Approved Projected 1% of Projected Project i Direction Peak 21s Hour Regional Projects Peak 2h Hour Peak 2k Hour Peak 2k Hourl I Volume Growth Peak 2y Hour Volume Volume Volume Volume Volume i Northbound 3,937 15 0 3,952 40 10 I i5outhbound j 3,611 13 0 3,624 36 4 ,Eastbound 12597 0 0 12597 16 NOM Westbound 1 ,406 0 0 1 ,406 14 NOM ' x❑ Project Traffic is estimated to be less than 1% of Projected Peak 22 Hour Traffic Volume ❑ Project Traffic is estimated to be greater than 1% of Projected Peak 23-. Hour Traffic Volumes. ' Intersection Capacity Utilization (I.C.U.) Analysis is required., NOM = Nominal , less than 0.50. f ' t DATE: 5/9/80 PROJECT: MARINERS' MILE, 2244 WEST COAST HIGHWAY (RUDY BARON PROJECT) FORM APPROVED PROJECTS 12 • PROJECT: 2244 WEST COAST AHWAY (RUDY BARON PRO ) ACCUM. TO INTERSECTION: _ COAST HIGHWAY/RIVERSIDE AVENUE PATE: MAY 12, 1980 MOVEMENT 1979 1980 1981 1982 1983 1984 NL NT NR SL ST SR EL ET 23 ER WL 1 WT 157 23 28 WR 1 PROPOSED SYSTEM -IMPROVEMENTS YEAR 13 • PROJECT: 2244 WEST COASTSGHWAY (RUDY BARON PROMM ACCUM.TO INTERSECTION:_COAST HIGHWAY/DOVER DRIVE DATE: MAY 12. 1980 MOVEMENT 1979 1980 1981 1982 1983 1984 NL 13 NT NR 1 SL 4 11 ST SR EL ET 42 30 ER WL WT 190 39 101 WR 33 25 PROPOSED SYSTEM IMPROVEMENTS YEAR 14 { • PROJECT: 2244 WEST COAST HWAY RUDY BARON PRO ) ACCUM. TO INTERSECTION: _COAST HIGHWAY/ORANGE AVENUE _ DATE: MAY 12, 1980 MOVEMENT 1979 1980 1981 1982 1983 1984 NL NT NR SL ST SR EL ET 23 ER WL 1• WT 148 23 28 WR 1 PROPOSED SYSTEM IMPROVEMENTS YEAR 15 TRAFFIC STUDY APPLICATION 16 . 17 1 .. TRAFFIC STUDY APPLICATION CITY OF NEWPORT BEACH DEPARTMENT OF COMMUNITY DEVELOPMENT APPLICANT Rudy Baron PHONE 640-4770 MAILING ADDRESS 660 Newport Center Drive, Suite 750, Newport Beach, CA. PROPERTY OWNER Richardson Trust PHONE 835-1418 MAILING ADDRESS 888 No. Main, Suite 1005, Santa Ana, CA 92701 ADDRESS OR LOCATION OF PROJECT Mariner's Mile 2244 West Coast Highway a 10ao 1s•a,- r,s S h• btu-zz.o DESCRIPTION OF PROJECT: 2-story Office Building, •g -,6m sq.ft. /, .fd. a.cCir�afi 1st Floor - Retail Sales, Yacht Brokers Marine Insurance Brokers 2nd Floor - Offices for Personal and Professional Services for the General Public DEVELOPMENT PHASING: October 1980 Julv 1981 August 1981 September 1981 -Beginning Construction Completion Project Initial Occupancy Total Occupancy Month/Year Month/Year Month/Year Month/Year MITIGATION MEASURES: Do Not Complete Application Below This Line Date Filed Fee Paid Receipt No. City Traffic Engineer'Approval Date 'Planning Commission Action Date City Council Action Date r � • CITY OF NEWPORT BEACH Public Works Department REPORT OF FINDINGS Project Name: Rudy Baron's .Retail/Office Project Project Location: 2244 West Coast Highway The analysis of this project was performed in accordance with Ordinance 1787 and City Council Policy S-1 with the following findings: FINDINGS Phase I: Project traffic is estimated to generate less than 1% of the estimated future peak 2h hour traffic volume for all critical intersections. Richard M. Edmonsto Traffic Engineer June 3, 1980 s Fri:< 84.a e !r N a 1 AGREEMENT THIS AGREEMENT is made and entered into on this 2nd day of May, 1980, by and between the CITY OF NEWPORT BEACH , a Municipal Corporation , hereinafter referred to as "CITY" , and GREER AND COMPANY , hereinafter referred to as "CONSULTANT" W I T N E S S E T H WHEREAS , the CITY has determined that a Phase I Traffic Report is necessary in conjunction with a proposed development of Rudy Baron in the Mariner ' s Mile Area of the City of Newport Beach , County of Orange , State of California ; and WHEREAS , CONSULTANT has agreed to prepare said Traffic Report in accordance with the requirements of the CITY and the City ' s Traffic Engineer; and WHEREAS, CITY desires to have said Traffic Report prepared. NOW, THEREFORE , in consideration of the foregoing, the parties hereto agree as follows : 1 . GENERAL CONSULTANT agrees to prepare the subject Traffic Report in accordance with the requirements set forth in Paragraph 2 of this Agreement. CITY agrees to remit to CONSULTANT the amounts set forth in Paragraph 3 of this Agreement in accordance with the terms and conditions set forth in this document. 2. SCOPE OF WORK • The subject Traffic Report will be prepared in accordance with the Traffic Phasing Ordinance and City Policy S-1 , the Administrative Guidelines for Implementing the Traffic Phasing Ordinance . - 1 - 1 y 3. BILLING AND PAYMENT CONSULTANT shall be paid under this Agreement on a time and material basis . In no event shall the maximum amount of this Agreement exceed Six Hundred and Fifty Dollars ($650 .00) . Partial payments shall be made by CITY to CONSULTANT upon CONSULTANT' s presentation of statements verifying the time and material costs incurred by it in connection with this Agreement . 4. FAITHFUL PERFORMANCE CONSULTANT shall use diligent efforts to complete this contract in a reasonable period of time . The subject Traffic Report must meet the approval of the Planning Director and the City Traffic Engineer. 5 . TERMINATION This Agreement is subject to termination by the CITY at any time upon serving written notice to CONSULTANT . The CITY shall be thereafter liable to CONSULTANT only for fees and costs incurred as of the date CONSULTANT receives such notice of termina- tion . IN WITNESS WHEREOF, the parties hereto have entered into this Agreement as of the date and year first above written . APPROVED AS TO FORM CITY OF NEWPORT BEACH Assistant City Attorney Dir ctor Pla ning Department GREER AND COMPANY Consult t - 2 - TRAFFIC STUDY APPLICATION CITY OF NEWPORT BEACH DEPARTMENT OF COMMUNITY DEVELOPMENT APPLICANT Rudy Baron PHONE 640-4770 MAILING ADDRESS 660 Newport Center Drive, Suite 750, Newport Beach, CA. PROPERTY OWNER Richardson Trust PHONE 835-1418 MAILING ADDRESS 888 No. Main, Suite 1005, Santa Ana, CA 92701 ADDRESS OR LOCATION OF PROJECT Mariner' s Mile 2244 West Coast Highway DESCRIPTION OF PROJECT: 2-story Office Building, 18,500 sq. ft. 1st Floor - Retail Sales, Yacht Brokers Marine Insurance Brokers 2nd Floor - Offices for Personal and Professional Services for the General Public DEVELOPMENT PHASING: October 1980 July 1981 August 1981 September 1981 Beginning Construction Completion Project Initial Occupancy Total Occupancy Month/Year Month/Year Month/Year Month/Year MITIGATION MEASURES: Do Not Complete Application Below This Line Date Filed Fee Paid Receipt No. City Traffic Engineer Approval Date 'Planning Commission Action Date City Council Action Date