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HomeMy WebLinkAboutTPO026_NEWPORT PLACE (UNIVERSITY ASS.) I I�IIIII IIII III IIIII IIVIII IIIII IIIIII IIII III IAI TP0026 COMMISSIONERS . �i MINUTES September S, 1983 " x fV 5 m a a m City of Newport Beach ROLL CALL INDEX, Findings: 1. That a Traffic Study has been prepared which analyzes the impact of the proposed project on the circulation system in accordance with Chapter 15.40 of the Newport Beach Municipal Code and City Policy S-1. 2. hat the Traffic Study indicates that the p ject-generated traffic will be greater than one per ent of the existing traffic during the 2.5 hour peak period on any leg of the critical inters tions, and will add to an unsatisfactory level of traffic service at critical intersection which wi have an Intersection . Capacity Utilization greater than .90. 3. That the Traff Studies suggest a circulation system improvemen which will improve the level of traffic service to an acceptable level at all critical intersection 4. That the proposed proje , including circulation system improvements will ither cause nor make worse an unsatisfactory level of traffic service on any "major," "primary-modif d" or "primary" street. i Condition: 1. That prior to ' the occupancy of th proposed project, the Circulation System Im ovement described in the Revised Traffic Study sha have been substantially completed to the satisfact n of the Public Works Department (unless subse nt project approval require modifications thereto The improvements shall be subject to the approval of the City's Traffic Engineer. Request to approve Amendment No. 4 to the Newport Place Its 4 Traffic Phasing Plan so as to allow a 516t sq.ft. conference room addition to the University Athletic TRAFFIC Club. STUDY PLAN LOCATION: Parcel No. 1 of Parcel Map No. 75-39 (Resubdivision No. 500) located at 1701 Quail Street, on the southwesterly side of Quail Street between Birch Street and Spruce Street in the Newport Place Planned Community. 31 COMMISSIONERS . MINUTES September 8, 1983 ZE r a m G of Newplort Beach ROLL CALL INDEX ZONE: P-C APPLICANT: University Athletic Club, Newport Beach OWNER: University Associates, Ltd., Newport Beach The public hearing opened in connection with this item APPROVED and Mr. Ken Trolen, representing the Athletic Club, CONDI- appeared before the Commission. Mr. Trolen stated that TIONALLY he sees no problem with the Findings and Condition in Exhibit "A". Motion There being no discussion on this item, motion was made All Ayes X X X X K for the approval of Traffic Phasing Plan for University Athletic Club, which MOTION CARRIED. Traffic Phasing Plan Findings: 1. The project will not have any significant environmental impact. 2. That the Phasing Plan is consistent with the Newport Beach General Plan and the Planned Community Development Plan for Newport Place. 3. That based on the Phasing Plan and supporting information submitted- therewith, there is a reasonable correlation between projected traffic at the time of completion and the capacity of affected intersections. 4. That the applicants have taken into consideration in the preparation of the plan characteristics in the design of the development which either reduce traffic generation or guide traffic onto less impact arterials or through intersections in the least congested direction. Condition: 1. That a maximum of 516 sq.ft, of development be permitted on this site by this approval. and that any additional development be subject to further Phasing Plan Amendments. 32 i Planning Commission Meeting September 8, 1983 Agenda Item No. 14 CITY OF NEWPORT BEACH TO: Planning Commission FROM: Planning Department SUBJECT: Traffic Phasing Plan (Discussion) LOCATION: Parcel No. 1 of Parcel Map No. 75-39 (Resubdivision No. 500) located at 1701 Quail Street, on the southwesterly side of Quail Street between Birch Street and Spruce Street in the Newport Place Planned Community. ZONE: P-C APPLICANT: University Athletic Club, Newport Beach OWNER: University Associates, Ltd. , Newport Beach Application Kent G. Trollen and Associates, representing the University Athletic Club, has requested the approval of an Amendment to a Phasing Plan to comply with Resolution No. 9472 of the Newport Beach City Council Amendment-No. 514 as it pertains to the Planned Community Development Plan for Newport Place and City Council actions in approving the Newport Place Traffic Phasing Plan, General Plan The proposed project is consistent with the various elements of the Newport Beach General Plan. Environmental Significance This project has been reviewed, and it has been determined that it is categorically exempt under Class 1 (Existing Facilities) from the requirements of the California Environmental Quality Act. Proposed Project The applicants propose to construct a conference room with storage at one end and seating for up to 20 people onto the existing University Athletic Club. The applicants have indicated that the additional space is needed for members to assemble to organize tournaments, for award ceremonies, and similar activities. TO: PLWNG DEPARTMENT - 2 • ` Phasing Plan The applicants have indicated that should the Planning Commission approve the Traffic Phasing Plan Amendment, it is their intention to start construction immediately and occupy the addition in 1983. Resolution No. 9472 Attached for the Planning Commissionts consideration is a copy of the Traffic Study which responses to the Planning Commission guidelines for reviewing the Phasing Plan, as modified by the City Council. Traffic Report A traffic report was prepared for the applicant by Kunzman Associates which analyzed the nine critical intersections identified for analysis by the City Traffic Engineer. THe findings of the Traffic Report indicate that the project will not increase traffic volumes on any said intersections by 2.0%. Analysis The applicants propose to construct a 516 square foot conference room as an addition to the existing University Athletic Club. The Traffic Phasing Plan for Newport Place was adopted by the City Council and has been amended as indicated in the table below. Future development in the Newport Place P-C District is established by the District Regulations and the Traffic Phasing Plan (TPP) requirements. The TPP and District Regulations establish limits on the development of uses (office, industrial and retail) and allow other uses subject to the approval of a Use Permit (hotels, *athletic clubs, auto sales etc.) . There are no limits in' the District Regulations on the future development of uses subject to a Use Permit. Staff has determined that an amendment to the project's Use Permit No. 1771 is not required. However, an amendment to the TPP needs to be made to allow construction. TO: PLANNING DEPARTMENT - 3 DEVELOPMENT PHASING REMAINING FOR FOR FOR FOR FOR FOR ALLOWED OCCUPANCY OCCUPANCY OCCUPANCY OCCUPANCY OCCUPANCY OCCUPANCY OWNER SQ.FT. 1979-SQ.PT. 1980-SQ.FT. 1981-SQ.FT. 1982-SQ.FT. 1983-SQ.FT. 1985-SQ.FT. Undeveloped Parcels: • Emkay 292,388 -0= 206,269 66,442 -0- -0- -0- Bear Brand Ranch 61,000 61,000 -0- -0- -0- -0- _0- Air California 40,951 -0- 40,951 -0- Ketchum 87,019 87,019 -0- -0- -0 -0 -0 -0- -0- -0- Boyle Engineering (Amend. No. 1) 12,060 -0- -0- 12,000 -0- -0- -0- Lucas Development Co. (Amend. No. 2) 17,000 -0- -0- 17,000 -0- -0- -0- Far West S & L (Amend. No. 3) 17,000 -0- -0- -0- 17,000 -0- -0- University Athletic Club (Amend. No. 4) 5161 -0- -0- -0- -0- 516 -0- Sheraton Hotel Expansion (Amend. No. 5) 119 (Rooms)2 -0- -0- -0- -O- -0- 119 (Rooms) 1 proposed conference room sq.ft. 2 proposed hotel • Recommended Action Staff recommends that the Planning Commission approve the project with the findings and subject to the condition indicated in Exhibit "A". PLANNING DEPARTMENT JAMES D. HEWICKER, Director Bv� X/2f Fre Talarico Environmental Coordinator FT:imp Attachments: Exhibit "A" 1. Traffic Study - Kunzman Associates, July 22, 1983 TO: WANNING DEPARTMENT - 5 • EXHIBIT "A" , FINDINGS AND CONDITIONS OF APPROVAL AS RECOMMENDED TO THE PLANNING COMMISSION AMENDMENT NO. 4 TO THE NEWPORT PLACE TRAFFIC PHASING PLAN September 8, 1983 r Traffic Phasing Plan Findings: 1. The project will not have any significant environmental impact. 2. That the Phasing Plan is consistent with the Newport Beach General Plan and the Planned Community Development Plan for Newport Place. 3. That based on the Phasing 'Plan and supporting information submitted therewith, there is a reasonable correlation between projected traffic at the time of completion and the capacity of affected intersections. 4. That the applicants have taken into consideration in the preparation of the plan characteristics in the design of the development which either reduce traffic generation or guide traffic onto less impact arterials or through intersections in the least congested direction. Conditions: 1, That a maximum of 516 sq.ft. of development be permitted on this site by this approval and that any additional be subject to further Phasing Plan Amendments. • � �'n'p(l,,wr1 ( i o j< u ►npatn v4ssociates Transportation Planning r Traffic Engineering July 22, 1983 Mr . Kent Trollen University Athletic Club 1701 Quail Street Newport Beach, CA 92663 Dear Mr . Trollen: We are pleased to present this traffic impact analysis for the addition of .a conference room to the University Athletic Club. The analysis is in accordance with the requirements of the City of Newport Beach Traffic Phasing ordinance for exempted projects and incorporates the latest City of Newport Beach traffic volumes. This report contains the Two Percent Traffic Volumes Analysis and responses to the Test of Reasonableness questions as required. We trust that the findings will be of immediate as well as continuing value to you ,and the City of Newport Beach. Should you have any questions, or if we can be of further assistance, please do not hesitate to call. Sincerely, KUNZMAN ASSOCIATES William Kunzman, P.E. 4664 Barranpe Parkway r Irvine, CA 92714 r (7143 559-4231 I;���F�T�i�f•(yf'�•''fri�{��,t�f J�i�,r f,�rf�,�t��r �4�'�J�yY�?�f ,?�' �A��f��`�� fl'/�j� j�r i'/♦s Qjh,'�i.�•�t( +; rr,•'?l (�,�/ 7+!•`/1� � f�{'n�fj�} (,�}� `t'• ir C� �' E�• ' �i! << U'ti 7y rp�i 15,js1'SPf Y�f tS1 J� r ) Y ;F �+I tS•+r`.� �f�A�l�J' �/�nJ�i• � J�� +/l�•'1'✓�!'�."• 1�•`� /jC�V fi.,ti #,� ��(`,J, 3r%C'/( .;Fr JZi'�Y111, .J// �tl+V 9 .5;� } �.t C[MiJ ' l!f ��I '•rfY� !i �(.) r�fC>�jj�.1�`y. „` /!nr). !�• �• r�T./� 7 .l�r r � � Fjr,,1. [tif //:ff+' .!/ �3`?"} ✓,lr}J(',�� �)�ff 1'l�l ,'/FJ��! �� /{!' '}�7 4? ' %� f J•I'I �J• , !�1 /( 1 �'i �� f /`7' Cyr. /�)j i.J 1'�' 1 fC �`. .1 r .�{.(�'�(.+; ;�,p��:�+•ti.rt;:/t�.' f!�,r�y'�S.f' f+�G`��:t4:rr%',� .J'�!'iti E�!'��''�; ���-;']{�}>.�(r','cit���J��1I.J�•',sJ?f��/.`�7; �Y•"r�''f�����`:/ ~J�1` y''��' t,r1< 1 rj�r•��'�f'/'�f(+'11" �T�`sf�xil'^±'� l�/�;�C;!//'1>;�.0 �''�`J "iq{I�•��: r `.r' •Jr. 1r`/.'` :" ,rlc i � J u +ti r. University Athletic Club Expansion Traffic Study fSJ+ , J �r''�'t�`rC I�r,�r {•r:1,!. y ,, .•f,/Ii• J/� f �r;�,,j•� '�,Tr i �, lfv� %•�• �r/yf' C ��rl , '!f +, �•%S� j• 'y� f ;;�]'v�'Jtl��r��� �!f �fr ~' :f�'fpr/'•/ jJiT ���` •C`'+ t/�1��'f^,'fit Y�r/)tt�����"iJ�N.Y,� �, , tjlf r �?i}•��"�,�,j, ,�'lj`'` fir !r •7 .11(i', '�'� �'i�✓J���ft j�S�•Y;� f�JJI� ' �}Jr;�.��,E f) 1.(,rffJ,4•�l; � y � . • ttt•L f�,�;y+. �,;f�i•:/J'/ /1i��+1�5�%/'j�� •rt}h��'�, J�i ��:�'•�'J,•�la. ;(fl, ' r � �t�/ r:% �y'r �'1 +,.• �f; I�I,J'�v�Jl��:(',�• r'j1;I}��1 r I i•,('� ,tf1. 1 ��uN V�1QN c}�SSOCiQfES ±" �i'��,YJ Transportation Planning*Traffic Engineering , • t"' `7,'r" �` i�:.-•alr�� y��'i�S.f,"'�.1�,'k,ll���'`��,f/�1;yJt��'���+�i;�,j�t fi.�f j;fG jJ„.��,(�'�/ �r � ,,rb�,,r� • Y'J J!;ij'r ,�f•,<,J�.�i.� , ,, .•M.� •t'`.j�,�;,) �+'1 J ,K 7 TABLE OF CONTENTS Section Page No. 1. Project Description . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 2: Project traffic Generation . . . . . . . . . . . . . . . . . . . . : . . . . . . . .2 3. Project Traffic Distribution and Assignment . . . . . : : . . . . . 4 4. TWO Percent Intersection Analysis . . . . 0 . . . . . . . . . . . . . . . . 05 5. University Athletic Club Expansion - Traffic Phasing Plan Test of Reasonableness . . . . . . . . . . . . . . . . . . . . . . . . . . . 09 g i� LIST OF FIGURES Following Figure No. Title Page No. 1 Vicinity Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 2 Project Traffic Distribution and Assignment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4 1 1. PROJECT DESCRIPTION This traffic analysis discusses the traffic impact of adding a 516 square foot conference room onto the existing, University Athletic Club. The ,conference room will have storage at one end and seating for up to 20 people. The conference room is, needed for members to assemble to organize tournaments, for award ceremonies, and so forth. The University Athletic Club is an existing 'business located on Quail Street in the City of Newport Beach. The University Athletic Club is located in the Newport Place Planned Community which is identified as an exempted Planned Community in the City of Newport Beach Traffic Phasing Ordinance. This traffic analysis examines the traffic impact of adding the 516 square foot conference room to the University Athletic Club. The analysis is in accordance with the City of Newport Beach Traffic Phasing Ordinance. Figure 1 provides a project location map. } 1 10 Figure 1 VICINITY MAP . - "i 4iL Y v�d/yy+• •.;"' ij'.a I•i F ._III �..• k4--- i - - ., is �� Y��t;;�sy,��y t �� r'•1 � {, Y+` E `_ � ti. '..i 7 •:-{.1•'i�.lLtl' a, F,+' 1��' 1 1 _ �•cif //// , ^jS ylS r. � , �~ ���`r` •�:�•:• Jim?Yrt;_'+..��xwa�•^'�'e,'r'y./., / v"3�{Y�' ��8l�`�)�Uh.w .;,./fJ,• F y's.Y" jIll, �;{I�w 5.7,r �i- •4f 1>' 4R'fwT�r 1��! sK1/{,w�`. ... •�•�`r['i:..r.��' Y"f•{ r •/%/! ry�`'G�w'Nk`(•'i vv'�'.I a'�•! 'iFF yY •'e' � � Yak- N'•�Y.•• \!(t' ,♦ ' .+�J`,'�` ,+�. sF :,iz,= :.1 A� `_ ' :� � , •'�*�t:. ,a. ,Wit':L\4 k fe.tit •�rt�.'.. 1' . .. ♦ ' 'TMn y ,,Y y P { •�'• i ♦ girl •.. • i `. •i` r_ �•i Jt � i�, fit. 1 rL" � ''.'�ti• .r I �.�i 11L. 1 3�L� � 1 1 4tr1 `•S/• \ `ti "/-,1`•YL yr 4F—'i :rr4t �; fto *Project Site o s 'Ibieciam 9oe3mne and -Aomai" • 2. PROJECT TRAFFIC GENERATION The traffic generated by a site is determined by multiplying an appropriate trip generation rate by the quantity of land use. Trip generation rates are expressed in terms of trip ends per person, trip ends per employee, trip ends per acre, trip end per dwelling, or trip ends per thousand square feet of floor space. For this study, trip generation rates were agreed upon by the City of Newport Beach. The daily traffic generation for the expansion has been based on a standard health club trip generation rate as the conference room would be incorporated into other athletic club uses on the site. To provide for a worst case analysis, all of the daily trip generation has been assigned to occur in the peak hour. This would rbflect the use of the conference room for a conference or an exercise class scheduled during the peak hour. Table 1 exhibits the traffic generation rates and the trips which would be generated by the project. 2 Table 1 UNIVERSITY ATHLETIC CLUB CONFERENCE ROOM TRAFFIC GENERATION Time Period Trips Generated Trips Generated per 1000 square feet by 516 square foot expansion PM Peak Hour* Inbound 20 11 Outbound 20 11 Total 40 22 2.5 Hour PM Peak Hour* Inbound 20 11 Outbound 20 11 Total 40 22 Daily 40 22 *Assumes, all conference room generated traffic will occur in the PM peak hour. 3 3. PROJECT TRAFFIC DISTRIBUTION AND ASSIGNMENT Traffic distribution and assignment is based on the directional orientation of traffic based upon residential , business, recreational, and employment opportunities. Traffic assignment is the determination of which specific route project traffic will use once a generalized distribution is determined. Figure 2 displays this traffic distribution and, assignment. li t I 4 • Figure 2 Project Traffic Distribution And Assignment 20% 15 5% p, 20 ao J t� yam` 5 5 30% �� 0 1510% 25 a J� d n , 30 1�0yQ�m°e o c 5% 15% p�enue �.' m•, Sfo, Site 15 y 30 15 10 Legend •30-Percent of Project Traffic 5% i15-Percent of Project Traffic for 10 Direction Shown 10% 06111311100 Anociates �5 4. TWO PERCENT INTERSECTION ANALYSIS Nine critical intersections were analyzed as identified by City Staff. Table 2 lists the nine intersections, and provides a summary of the Two Percent Traffic Volume Analysis. Appendix A contains the Two Percent Traffic Volume Analysis work sheets. As i shown in Table 2, the University Athletic Club Expansion will not exceed two percent for any of the intersections analyzed and thus no additional analysis is required. The purpose of the Two Percent Traffic Volume Analysis is to establish whether the project adds a volume that is greater than two percent of a critical intersection' s 2.5 hour peak period approach volume. If two percent or less is added to all approaches of a critical intersection, then no further analysis is necessary as specified in the Traffic Phasing Ordinance. As an exempted project in the Newport Place Planned Community, two percent is used for this analysis instead of one percent which is used 'for other proposed projects as required by the Traffic Phasing Ordinance. As part of the two percent analysis, regional growth traffic and committed project traffic are included. Volume projections are made to a point in time one year after the project completion. This project' s completion date is 1983 and traffic volumes are projected to 1984. Regional traffic has been forecasted in accordance with City procedures, and committed project traffic includes those projects listed in Table 3. 5 Table 2 TWO PERCENT ANALYSIS SUMMARY Intersections 2% of Projected Projectes 2.5 Over Analyzed 2.5 Hr . Peak Vol. Hour Peak Vol. 2% Bristol Street at Irvine/Campus Drive Northbound 46 2 Southbound 68 2 No Eastbound 220 3 Westbound - - Bristol Street at Birch Street Northbound 8 0 Southbound 22 2 No Eastbound 149 3 Westbound - - Bristol Street at Jamboree Road Northbound 144 1 Southbound 45 0 No Eastbound 130 2 Westbound - - Bristol Street North at Campus Drive Northbound 60 2 Southbound 94 2 No Eastbound - - Westbound 253 3 Bristol Street North at Birch Street Northbound 24 3 Southbound 57 5 No Eastbound - - Westbound 185 0 Bristol Street North at Jamboree Road Northbound 160 1 Southbound - 2 No Eastbound 71 - Westbound 45 1 6 17 Table 2 (Continued) TWO PERCENT ANALYSIS SUMMARY Intersections 2% of Projected Pro'ject' s 2.5 Over Analyzed 2.5 Hr. Peak Vol. Hour Peak Vol. 2% Jamboree Road at Campus Drive Northbound 99 0 Southbound 63 1 No Eastbound 46 2 Westbound 45 1 Jamboree Road at MacArthur Boulevard* Northbound 41 0 Southbound 65 2 No Eastbound 56 0 Westbound 62 0 MacArthur Boulevard at Campus Drive Northbound 85 2 Southbound 66 2 No Eastbound 37 2 Westbound 51 0 7 �g Table 3 COMMITTED PROJECTS Hughes Aircraft •(industrial) Hoag Hospital (community facility) Far West Savings and Loan (office) Pacesetter Homes (office) Aeronutronic Ford (residential) Back Bay Office (office) Boyle Engineering (office) Cal Canadian Bank (office) Civic Plaza (office) Civic Plaza (office) Corporate Plaza (office) Koll Center Newport (office, industrial) Campus/MacArthur (office) National Education Office (office) North Ford (industrial) Orchard Office (office) Pacific Mutual Plaza (office) 3701 Birch Office (office) Newport Place (office) Shokrian (office) Bank of Newport (office) Bayside Square (office) Sea Island (residential) Baywood Apartments (residential) Harbor Point Homes (residential) Roger' s Gardens (commercial) Seaview Lutheran Plaza (residential) Rudy Baron (office) Quail Business Center (office) 441 Newport Boulevard (office) Martha' s Vineyard (restaurant) Valdez - 3101 W. Coast Highway (office) Coast Business Center (office) Koll Center Newport No. 1 TPP (office) Ford Aeronutronics TPP Ross Mollard (medical office) Banning/Newport Ranch (office, industrial , residential) Park Lido (medical office) Heritage Bank (bank office, medical office) Flagship Hospital Big Canyon 10 (residential) Fun Zone (commercial) Marriott Expansion (commercial) St. Andrews Church YMCA Expansion Allred Condominiums Seashore Condominiums 8 Iq 5. UNIVERSITY ATHLETIC CLUB EXPANSION - TRAFFIC PHASING PLAN TEST OF REASONABLENESS (a) Each project subject to the phasing requirement of Council Resolution No. 9472 shall be examined as to the extent of existing development and the amount of development remaining to be completed. The existing site is fully improved. The site is currently developed with a 16,716 square foot athletic club. The existing structure is a two story building and includes 12047 square feet on the first floor, and 41642 square feet on the second story. All of the existing uses on the site are related to equipment and exercise facilities for the athletic club. The project as proposed would include the construction of a 516 square foot conference room on the site. The conference room is needed for use by athletic club members to assemble and organize tournaments, for award ceremonies, and so forth. The proposed project will bring the total square footage of the site up to 17,232 square feet. Although there is additional remaining allowable development in the Newport Place Planned Community, no additional square footage is provided for on the project site. (b) Information shall be submitted indicating the amount of traffic being generated by existing developmeht� that projected for remaining development, and traffic that will exist after completion of the project. This traffic study was prepared by Kunzman Associates to evaluate the circulation improvement phasing of the site. Based on standard daily traffic generation rates for athletic club land use, daily traffic generation from the existing site; the proposed additional development; and the future ultimate generation after project completion; are summarized as follows: Average Daily Site Development Two-Way Trips Existing 16,716 square foot University Athletic Club 668 Proposed 516 square foot Conference Room 22 Total University Athletic Club Site with Proposed Expansion 690 9 ao The proposed conference room represents a three percent increase in the daily traffic generation of the site. (c) An examination shall be made of the circulation system in the vicinity of the project to determine what improvements remain to be completed, with particular consideration being given to those improvements which will directly aid in moving traffic generated by the project. The area to be examined shall extend to those intersections where traffic generated from the project increases the traffic for any leg of the intersection during the peak two and one-half hour period by two percent or more. The site is located on Quail Street at the terminus of Westerly Place in the Newport Place Planned Community. All roadways adjacent to the site and within the Newport Place Planned Community have previously been fully improved. Nine critical intersections in the vicinity of the site were examined .for analysis under the Traffic Phasing Ordinance. As shown in Table 2 of this traffic analysis, with the two percent critical analysis worksheets included in Appendix A, the proposed University Athletic Club conference room expansion project will contribute less than two percent to traffic at all of the surrounding critical intersections. (d) Existing traffic at those intersections shall be shown prior to making any projections. Existing traffic volumes for all critical intersections are shown on the Two Percent Analysis Worksheets which are included in Appendix A of this Traffic Study. (e) The developer may include in his proposed traffic phasing plan completion of or contribution to completion of needed improvements consistent with the level of traffic generation and a reasonable proportion of the cost of these improvements. The proposed University Athletic Club conference room expansion will contribute a negligible amount of additional traffic to the surrounding roadway system and will not significantly impact the circulation system. The proposed expansion represents a three percent increase in the amount of traffic that will be generated by the site. (f) The developer is also to take into consideration in the preparation of this plan characteristics in the . design of his development which either reduce traffic generation or guide traffic onto less impacted arterials or through intersections in the least congested direction. 10 a/ The location of University Athletic Club on Quail Street at the end of Westerly Place encourages site access from the collector roadways internal to the Newport Place development. Travel through the area on the internal collectors- encourages drivers to use less congested intersections and roadways in the vicinity of the site. The University Athletic Club provides athletic club uses for residents and employees in the vicinity of the site. The athletic club encourages its members to use its facilities after work by providing an after work location to exercise. The athletic club potentially provides for a reduction in peak hour traffic on major roadways leaving the are while members exercise, and allows them to travel later, after peak hour traffic volumes have reduced. The location of the conference room on the University Athletic site, also eliminates the need for travel to other surrounding facilities. By using the conference room on the site, club members would not be required to drive to other surrounding establishments for award presentations or ceremonies, and thus this need for additional travel in the area would be eliminated. (g) Upon receipt of the plan and information, the Commission will determine whether there is a reasonable correlation between projected traffic at time of project completion and capacity of affected intersections in considering the project for approval. The necessary information for the Commission to determine that upon approval of the proposed athletic club expansion, there will be a negligible impact on surrounding traffic has been provided in this traffic analysis. (h) Mitigation proposed needs to indicate degree of permanence in order to meet the test. The project traffic impacts are so minimal that no project site traffic mitigation measures are required for the project. 11 a� APPENDICES Appendix A - Two Percent Traffic Volume Analysis Work Sheets a3 . y l 2% Traffic Volume s Anal ,is Y Intersection BRISTOL STREET & IRVINE AVENUE (Existing Traffic Volumes based on Average Winter/Spring 1 _ Peak 2k Hour Approved Approach Existing Regional Projects Projected 2% of Projected Project Dif-- Peak 2y Hour Growth Peak 2h Hour Peak 2�i Hour Peak 211 Hour Peak 2y Hour Volume Volume Volume Volume Volume Volume Northbound 1 2072 34 210 2316 46 2 Southbound 3218 52 146 3416 68 2 Eastbound 9464 79 1442 10,985 220 3 westbound Project Traffic is estimated to be less than 2% of Projected Peak 2z Hour Traffic Volume ❑ Project Traffic is estimated to be greater than 1% of Projected Peak 2h Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. University Athletic Club Expansion DATE: 7-83 PROJECT: ��/ FORM I 2% Traffic Volume Analysis Intersection BRISTOL STREET & BIRCH STREET (Existing Traffic Volumes based on Average Winter/Spring 198_ Peak 2y Hour Approved Approach Existing Regional Projects Projected 2% of Projected Project Direction Peak 2� Hour I Growth Peak 2)1 Hour Peak 2� Hour Peak 21, Hour Peak, 2;, Hour J I Volume Volume Volume Volume Volume Volume ti Northbound 332 _ 62 394 8 0 northbound 1066 - 58 1124 22 2 �I Eastbound 6276 I 53 1132 7461 1 149 3 is Westbound I a Project Traffic is estimated to be less than 2% of Projected Peak 22 Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected [] Peak 22 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. University Athletic Club Expansion DATE: 7-83 PROJECT: ��' FORM I � a 2% Traffic Volume Analysis Intersection BRISTOL STREET & JAMBOREE ROAD (Existing Traffic Volumes based on Average Winter/Spring 19 82 Peak 2k Hour Approved Approach Existing Regional Projects Projected 2% of Projected Project Direction Peak 2h Hour I Growth Peak 2k Hour Peak 2h Hour Peak 2 Peak. 2� Hour Volume Volume Volume Volume Volume -j— Volume i Northbound 5201 12 2000 7213 144 I 1 ! Southbound 1799 4 426 2229 45 i 0 IIf Eastbound 5454 1 46 1008 6508 130 2 Westbound ❑ Project Traffic is estimated to be less than 2% of Projected Peak 2k Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected ❑ Peak 2 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. University Athletic Club Expansion DATE- 1-83 PROJECT: o?ti FORM I 2% Traffic Volume Analysis Intersection BRISTOL STREET NORTH & CAMPUS DRIVE (Existing Traffic Volumes based on Average inter pring 19 82) _ Peak 2y Hou�proved li Approach Existing Regional Projects Projected 2% of Projected Project Direction Peak 2� Hour Growth Peak 2� Hour Peak 2� Hour Peak 212 Hour Peak 2h Hour iVolume Volume Volume Volume Volume Volume 1 Northbound I .2427 40 520 2987 60 _ 2 I Southbound 3718 61 896 4675 94 2 II Eastbound = I I westoound 10,075 84 2466 12,625 253 3 Q Project Traffic is estimated to be less than 2% of Projected Peak 22 Hour Traffic Volume D Project Traffic is estimated to be greater than 1% of Projected Peak 2; Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. University Athletic Club Expansion DATE: 7-83 PROJECT: J FORM I • � Y Y 2% Traffic Volume Analysis Intersection BRISTOL STREET NORTH & BIRCH STREET (Existing Traffic Volumes based on Average Winter/Spring 82 Ir—Tf Peak 2ti Hour Approved � Approach I Existing Regional Projects Projected 2% of Projected Project Direction Peak 2; Hour Growth Peak 2� Hour Peak 2y Hour Peak 2-, hour Peak 2� Hour Volume Volume Volume Volume Volume Volume Northbound 1037 186 1223 24 3 out bound ( 2465 406 2871 57 5 1 EI astbound li Westbound 7263 61 1932 9256 185 0 a Project Traffic is estimated to be less than 2% of Projected Peak 2z Hour Traffic Volume ❑ Project Traffic is estimated to be greater than 1% of Projected Peak 23-, Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. University Athletic Club Expansion DATE: 7-83 PROJECT: II' FORM I i 2% Traffic Volume Analysis Intersection BRISTOL STREET NORTH & JAMBOREE ROAD (Existing Traffic Volumes based on Average Winter/Spring 19 _ — Peak 2� Hour Approved —� Approach Existing Regional Projects Projected 2% of Projected Project Direction Peak 2, Hour I Growth Peak 2> Hour Peak 2�- Hour Peak 2), Hour Peak 2k Hour ' Volume Volume Volume Volume Volume Volume ' Northbound 5743 13 2254 8010 160 1 I� 5o uthbound 2922 7 632 3561 1 71 2 Eastbound ———— Westbound 1752 15 458 2225 45 1 O Project Traffic is estimated to be less than 2% of Projected Peak 2z Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected ❑ Peak 2z Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. University Athletic Club Expansion DATE: 7-83 PROJECT: o�`� FORM I • . 2% Traffic Volume Analysis Intersection JAMBOREE ROAD & CAMPUS DRIVE (Existing Traffic Volumes based on Average Winter/Spring 19 82 our Approved Approacn Existing Regional Projects Projected 21i of Projected Project Ii Direction i Peak 2, Hour Growth Peak 2y Hour Peak 2., Hour Peak 21, Hour Peak 2� Hour Peak 2+s H (I Volume I Volume Volume Volume Volume Volume Northbound E 3725 9 1196 4930 99 0 ' 5outhbound 2551 6 596 3153 63 1 Eastbound 1981 I 32 300 2313 46 2 stbound ' 2100 34 94 2228 45 1 O Project Traffic is estimated to be less than 2% of Projected Peak 2h Hour Traffic Volume ❑ Project Traffic is estimated to be greater than 1% of Projected Peak 2-1. Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. University Athletic Club Expansion DATE: 7-83 PROJECT: FORM I • 2% Traffic Volume Analysis Intersection JAMBOREE ROAD & MACARTHUR BOULEVARD* (Existing Traffic Volumes based on Average Winter/Spring 19 82 iiPeak 2� Hour Approved Approach Existing Regional Projects Projected 2% of Projected Project Direction Peak 21, Hour Growth Peak 2k Hour Peak 2+ Hour Peak 21, Hour Peak 2h Hour Volume I Volume Volume Volume Volume Volume Northbound 1 1284 1 754 I 2039 41 0 Southbound 2564 2 666 I 3232 65 2 Eastbound I 2125 5 676 2806 j 56 0 Westbound 2537 6 570 3113 62 0 0 Project Traffic is estimated to be less than 2% of Projected Peak 22 Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected [] Peak 2; Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. *MacArthur Boulevard is designated as the north-south roadway. University Athletic Club Expansion DATE: 7-83 PROJECT: 3� FORM I • 0 . . . , 2% Traffic Volume Analysis Intersection MACARTHUR BOULEVARD & CAMPUS DRIVE (Existing Traffic Volumes based on Average inter Spring 19 _ I-- � Peak 2t Hour A roved PP � — Approach i Existing Regional Projects � Projected 2% of Projected Project Direction Peak 2}, Hour Growth Peak 2h, Hour { Peak'2h Hour Peak 21, Hour Peak 2', Hour Volume Volume Volume I Volume Volume Volume ii Northbound j 2736 3 1488 4227 85 2 Southbound j 2615 2 696 3313 66 2 Eastbound ! 1710 28 1130 1868 37 2 I. Westbound ' 2269 37 248 2554 51, 0 ED Project Traffic is estimated to be less than 2% of Projected Peak 22 Hour Traffic Volume ❑ Project Traffic is estimated t0 be greater than 1% of Projected Peak 22 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. University Athletic Club Expansion DATE: 7-83 PROJECT: FORM I CITY OF NEWPORT BEACH • (\� • PLANNING DEPARTMENT PLAN REVIEW REQUEST Date August 19// �.0 ,`` 198nn3 _ADVANCE PLANNING DIVISION �Q �7-p -Qq'� X PUBLIC WORKS DEPARTMENT X PLANS TTACHED (PLEASE RETURN) X TRAFFIC ENGINEER FIRE DEPARTMENT _PLANS ON FILE IN PLANNING DEPT. _PLAN REVIEW DIVISION _PARKS & RECREATION _POLICE DEPARTMENT _MARINE SAFETY GRADING APPLICATION OF University Athletic Club FOR Amendment No. 4 to the Newport Place Traffic Phasing Plan Request to approve Amendment No. 4 to the Newport Place Traffic Phasing Plan so as to allow a 516* sq.ft, conference room addition to the University Athletic Club. LOCATED AT: 1701 Quail Street; Parcel 1 of Parcel Map 75-39 (Resubdivision No. 500) REPORT REQUESTED BY: August 25, 1983 A COMMISSION REVIEW: September 8, 1983 COMMENTS: G361� 4 i �n r 1 Signature Date CITY OF NEWPORT BEACH • • PLANNING DEPARTMENT PLAN REVIEW REQUEST Date August 19, 1983 _ADVANCE PLANNING DIVISION T PUBLIC WORKS DEPARTMENT X PLANS ATTACHED (PLEASE RETURN) T TRAFFIC ENGINEER FIRE DEPARTMENT _PLANS ON FILE IN PLANNING DEPT. _PLAN REVIEW DIVISION _PARKS & RECREATION _POLICE DEPARTMENT- MARINE SAFETY GRADING APPLICATION OF University Athletic Club FOR Amendment No. 4 to the Newport Place Traffic Phasing Plan Request to approve Amendment No. 4 to the Newport Place Traffic Phasing Plan so as to allow a 516± sq.ft. conference room . addition to the University Athletic Club. LOCATED AT: 1701 Quail Street; Parcel 1 of Parcel Map 75-39 (Resubdivision No. 500) REPORT REQUESTED BY: August 25, 1983 COMMISSION REVIEW: September 8, 1983 COMMENTS: Alone, Signature au :m_ d U l+ti_. 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J• `f�1t/1J�p/ 'K'li .�l, isi� 'lrt)Y fr' i lj;�+l ,I'1�(I +��•�((`+i ,)';`,/'���,i , '} �''/,� I �, ,�r)� x.(j / { , r1.�r�A ,��a)// ,.j:(r�r ,� �,/' f•rf'(J7 t) t 5 !' • ', �`:"•Fj'.•J . PIS tf!•.`�.^Y, ,�r'r,;���r't'�;1f�!(% ,'.•',),:/, :7A(•rf' �� ,(1,•Y'1;:�,� , �(�r,� 1•';J% rti J)h 7� 1 University Athletic Club Expansion Traffic Study /V ,n/( {`�'`rJ'•r �}r r;�y ' �' s:�r!'/�rr',a1 ��{ t.. .s1 •f. ./yl. f7�'�,. ,, r / ✓f i //a rit• � % •r• , ✓(Ij^r �l.f/+/ �///I`r�ryfC �{"/,,J•�I`' '�''��Il Virfy ll:j�r'(f/•ftll�j�,'(1• )1 `�t' , �'t(dry/ �4Y•r�'Sr'�r A�71,�f�r'4'��1Y/.�•(Mj.7`�'l�`,/. �Sr �r1J����+•� r•r'}'S'�J�~{JyJ' t�1��l���(' �j7t1 ' ,�`Y,�j�����r��4/n� rn � �5��1�r: r.y< <)%t/�y''>1�t i1�t;..•+ ,;';. r�•!/fy:� h CC,,,�n "i+ r/;�r�IY ��. ,� (�.�, r�r-•,� �n�i Y1,�!>`!'r� It�: � , .F•'��f X!�c'r �,/j/itlf!`�'� tr`� rrr• ,,�!/) 0 r Transportation Planning*Traffi Engineering r t •t!/:!'��r"' 'im7•�������iji�,,�,+.'Y",%t}r�•?S(.'.��l+,ft.�rrr �r��i,/W�%l�'Y•�/:n :l}`ly e}?f S�� r r � � ?rt�j r '( i"•Yj t.>hVt� r+rltia�f •f�����,�P.�j!('�•:r�.� I.l' ��k�•. �: 1 Jew 1 � u �n u� a �n v4ssoe � ates 1 � Transportation Planning *Traffic Engineering 1 1 July 22, 1963 1 Mr. Kent Trollen University Athletic Club 1701 Quail Street Newport Beach, CA 92663 Dear Mr . Trollen: We are pleased to present this traffic impact analysis for the addition of a conference room to the University ' Athletic Club. The analysis is in accordance with the requirements of the City of Newport Beach Traffic Phasing Ordinance for exempted projects and incorporates the latest City of Newport Beach traffic volumes. This report 1 contains the Two Percent Traffic Volumes Analysis and responses to the Test of Reasonableness questions as required. We trust that the findings will be of immediate ' as well as continuing value to you and the City of Newport Beach. Should you have any questions, or if we can be of further ' assistance, please do not hesitate to call. Sincerely, 1 KUNZMAN ASSOCIATES William Kunzman, P.E. 1 1 1 4664 Barrenca Parkway * Irvine, CA 92714 * (714) 559-4231 1 4 ' Stjy✓��/'� �rj�,/:�flri�`j'ili,�, Frf;}'�v�y . 34�5�!•� � n � 7�, � �[�'yI"'f/JY�•+ .I� Or � r?{� %f•;�i'! �! �fr�.''Y• ,• +r.`r •:f�1 4+ �y��'.7/f , ,( *J:f'�'`!�; C .•��trfLlf�,YI�/a���llYCr��,C(• r(,�r�tj• �}J+�+r����'ftff� Gr' y�1J�1'7V•.�J, ' �G)(j1� I];/{•+ �� rt{ty'Y•fl s };y�1./r./�ti�1y{i•1tr�' VJ�..r ' �(qr� Y 1���r�" yI 'f r�,'r'� ��' •V'' {\/��j��}t lr(�rtJ��' 1Y1�;.��•1,1?fIV n, S� ��.� ,�, �?� JcC.�';r•K'�,�r{`y�%;��� ,�r+�r:;'9t��►�r�'.f,���[y/�1�•4•.Y�'.rJ . tt,/� �r Y J �t + t '1�. ,�, '�': � r•J•. � ,!✓ (;,(`j ,(,J�,ft•.l j ! JCY, y �•j^ �K� y /Y} * Jj SY' , I�1��3:. ,.r , y. ./ i' V.� � t.,i t}�f: �,t✓�j X %f ? w 9� l �(;1)• �))� ✓�)�/ff�f�...J t•r<1•ti: ,�.' I(r� rr• ;r•, � i i fs, r,( �'�r S• ,• 1 t 1"•✓i> ti, t �.! (.i•i? iy Sli',^'S r• ,r'•, I^ �i��{•r. , ,t S•; ri', .fI'" E .�''i '% ; 'r F 1�!!{r„r"�, 'Ij,�yrr�l�� • �ti ��: • r • r/,��Y ^. + ' � •'Sl��}j1.1�v!:�''i!f!,✓!r�.�:'r� /�+1�,�ff){, �j li4f r1��. �'ir�. '��l't T7,K� �ft,'�',na f r•Yi!7•'J�j/) �'V 'i� rya{/�!x Y"I / �r r�I j ��}�.'•�S • r r'>Y ��:)�fr'tt j'!�}�1{ �l,F•� .%I�j�•�f;'f,t•1�ry'y�j''!�'C 4�'��1� .1 �'�'� ;�.�•.if�)1�,;)5�rrr..'Sv��'�;�„ti�;�`r.;,� �,irJlJ:�` y� �, ���f j� :�l JF University Athletic Club Expansion Traffic Study {'r r /v, , w. re-:Jf t?Iwm �.��✓l y '�?� ��%tfI `�� r{`f' .,✓(�l,Ff1 ,f//f/ ,r .`//j)'.ljn,'�'r�r//<���1tii����•. rl � itC.:y���yr/f��•,`.1#•;' r `�C��' � r rr�i {//y(��j�f''�'(j;�i �`�`,�i'fY�%' � �'l ����ry�!•!{�l(!5/if: :��)1�tijAF�'f'f��; �=� � .2�7�=� ' r:���1 t;r•{t��131����.1���i jS "••:a�Yf✓��.�f(jT'j(A.��"q r• ��ti /� �t�l;? t: }��j,�)i �Fi ,t,r af'ir •?li:�(/��, CI J'. J ,y,,k}! Y ���rNy�•rFr�/�+r+���NYr�J(!, • ��T•�Yt�,!• x;� /r`I�• J,j� l: ,:f�i�, J't �� °af,1f�%J,r' ..Cf.r�r .��•��",,r'�P.� -. ,(� ;•y��i`(' �uu�� �naN r.�ssociates � Transportation Planning *Traffic Engineering , �1`•' Yl,)��> f,,/��r�c,�,.���.�t.�'r';+;•" .,�i�}�,.i{r�Kffr 'o�fj :Y ?,//r ��� �j�'A r'�,�r�r����f��i��`�`��i%1, fF"!/��'� �u• Syr J !��;, ����/�(��J�lf�Gr,i�j•�1.�%;�/ i li^r'' +'!Ir'f4t���}�•I(',�I•fr' � 'J,Y'+�•f• f .r .�x {"/�h fyl��r yl,{:J�f�f': ,,'a"7 •6�`j�rrt+'�'.(r' �..r) �I11'��^�;1;��� 4 ' J r.,. r 1 4 ' TABLE OF CONTENTS Section Page No . ' 1. Project Description . . . . . . • . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 ' 2. Project Traffic Generation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 3. Project Traffic Distribution and Assignment . . . . . . . . . . . . 4 ' 4. Two Percent Intersection Analysis . . . . . . . . . . . . . . . . . . . . . . 5 5. University Athletic Club Expansion - Traffic Phasing Plan Test of Reasonableness 0 . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 ' LIST OF TABLES ' Table No. Title Page No. ' 1 University Athletic Club Conference Room ' Traffic Generation . . . . . . . . . . . . . . . . . . . . . . . . . .3 2 Two Percent Analysis Summary . . . . . . . . . . . . . . . .6 ' 3 Committed Projects • . . . . . . . . . . . . . . . . . . . . . . . . . 8 1 1 1 I I C ' LIST OF FIGURES Following Figure No. Title page No. 1 Vicinity Map . . . . . . . . . . . . . . . . . . . . . . . 0 . . . . . . . . . 1 ' 2 project Traffic Distribution and Assignment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4 i L Y ' 1. PROJECT DESCRIPTION 1 This traffic analysis discusses the traffic impact of adding a ' 516 square foot conference room onto the existing University Athletic Club. The conference room will have storage at one end and seating for up to 20 people. The conference room is needed ' for members to assemble to organize tournaments, for award ceremonies, and so forth. ' The University Athletic Club is an existing business located on Quail Street in the City of Newport Beach. The University Athletic Club is located in the Newport Place Planned Community which is identified as an exempted Planned Community in the City ' of Newport Beach Traffic Phasing ordinance . This traffic analysis examines the traffic impact of adding the ' 516 square foot conference room to the University Athletic Club. The analysis is in accordance with the City of Newport Beach Traffic Phasing Ordinance. Figure 1 provides a project location ' map. 1 1 1 ' ' 1 1 e Figure 1 ' VICINITY MAP oil d i nv- �� ^j�. ' i � .✓•€. ,!t e� s tit,, /yam l �, '.�-��^'" �, • � �' � -C_ �+ \4+��'� �RR" ' ��4f" • •ltJ I' Y.S. �� , • F �`• � l•,S �S�,i�•o-` e t,3; ."ri ��,. '`'(.L`r^ .�=.vat •. �• �rY'"�`Jf� i;.;' ram;• '�" r. "vl',•cyc, O '{, u •. rw,;,,.£., a px5" ,. �r I� � �';;;:,• .a. .1 4J, %.' *Project Site (WQpiaM CYunaninn and :�lssormtea 2. PROJECT TRAFFIC GENERATION ' The traffic generated by a site is determined by multiplying an appropriate trip generation rate by the quantity of land use. Trip generation rates are expressed in terms of trip ends per person, trip ends per employee, trip ends per acre, trip end per ' dwelling, or trip ends per thousand square feet of floor space. For this study, trip generation rates were agreed upon by the ' City of Newport Beach. The daily traffic generation for the expansion has been based on a standard health club trip generation rate as the conference room would be incorporated into other athletic club uses on the site. To provide for a worst ' case analysis, all of the daily trip generation has been assigned to occur in the peak hour. This would reflect the use of the conference room for a conference or an exercise class scheduled ' during the peak hour. Table 1 exhibits the traffic generation rates and the trips which would be generated by the project. 1 t 2 I Table 1 ' UNIVERSITY ATHLETIC CLUB CONFERENCE ROOM TRAFFIC GENERATION ' Time Period Trips Generated Trips Generated per 1000 square feet by 516 square foot expansion ' PM Peak Hour* Inbound 20 11 Outbound 20 11 ' Total 40 22 ' 2.5 Hour PM Peak Hour* Inbound 20 11 Outbound 20 11 ' Total 40 22 Daily 40 22 *Assumes all conference room generated traffic will occur in the ' PM peak hour. ' 3 1 ' L 3. PROJECT TRAFFIC DISTRIBUTION AND ASSIGNMENT ' Traffic distribution and assignment is based on the directional orientation of traffic based upon residential , business , recreational, and employment opportunities. Traffic assignment is the determination of which specific route project traffic will ' use once a generalized distribution is determined. Figure 2 displays this traffic distribution and assignment. 1 t 1 4 i 1 1 Figure 2 project Traffic Distribution And Assignment 1 1 20% o 15 5% p, 20 ac w 30% 5 5 ' oy c 15 101 aF o 25 3 J i 1 30 �ey�;aae o 5% 15% Q `° ,Venue o° 30 6�i ear s+o, Site �, 15 M, yo 30 �f I 15 10 Legend •30-percent of Project Traffic 5% i75•Percent of Project Traffic for 10 Direction Shown 10% 1 �u►13unah v4ssociaEes 1 j ' 4. TWO PERCENT INTERSECTION ANALYSIS ' Nine critical intersections were analyzed as identified by City Staff. Table 2 lists the nine intersections, and provides a summary of the Two Percent Traffic Volume Analysis. Appendix A ' contains the Two Percent Traffic Volume Analysis work sheets. As shown in Table 21 the University Athletic Club Expansion will not exceed two percent for any of the intersections analyzed and thus no additional analysis is required. The purpose of the Two Percent Traffic Volume Analysis is to ' establish whether the project adds a volume that is greater than two percent of a critical intersection' s 2.5 hour peak period approach volume. If two percent or less is added to all approaches of a critical intersection, then no further analysis ' is necessary as specified in the Traffic Phasing Ordinance. As an exempted project in the Newport Place Planned Community, two percent is used for this analysis instead of one percent which is ' used for other proposed projects as required by the Traffic Phasing Ordinance. As part of the two percent analysis, regional growth traffic and ' committed project traffic are included. Volume projections are made to a point in time one year after the project completion. This project' s completion date is 1983 and traffic volumes are ' projected to 1984. Regional traffic has been forecasted in accordance with City procedures, and committed project traffic includes those projects listed in Table 3. . 1 ' S 4 1 Table 2 tTWO PERCENT ANALYSIS SUMMARY Intersections 2% of Projected Projectes 2.5 Over Analyzed 2.5 Hr. Peak Vol. Hour Peak Vol. 2% Bristol Street at ' Irvine/Campus Drive Northbound 46 2 Southbound 68 2 No Eastbound 220 3 ' Westbound - - Bristol Street at ' Birch Street Northbound 8 0 Southbound 22 2 No Eastbound 149 3 Westbound Bristol Street at ' Jamboree Road Northbound 144 1 Southbound 45 0 No ' Eastbound 130 2 Westbound Bristol Street North at Campus Drive Northbound 60 2 Southbound 94 2 No ' Eastbound - - Westbound 253 3 ' Bristol Street North at Birch Street Northbound 24 3 Southbound 57 5 No t Eastbound - - Westbound 185 0 ' Bristol Street North at Jamboree Road Northbound 160 1 ' Southbound - 2 No Eastbound 71 Westbound 45 1 6 ' 4 ' Table 2 (Continued) TWO PERCENT ANALYSIS SUMMARY ' Intersections 2% of Projected Projectes 2. 5 Over ' Analyzed 2.5 Hr. Peak Vol. Hour Peak Vol. 20 ' Jamboree Road at Campus Drive Northbound 99 0 Southbound 63 1 No t Eastbound 46 2 Westbound 45 1 ' Jamboree Road at MacArthur Boulevard* Northbound 41 0 Southbound 65 2 No ' Eastbound 56 0 Westbound 62 0 ' MacArthur Boulevard at Campus Drive Northbound 85 2 Southbound 66 2 No Eastbound 37 2 Westbound 51 0 7 { ' Table 3 ' COMMITTED PROJECTS Hughes Aircraft (industrial) Hoag Hospital (community facility) Far West Savings and Loan (office) ' Pacesetter Homes (office) Aeronutronic Ford (residential) Back Bay Office (office) ' Boyle Engineering (office) Cal Canadian Bank (office) Civic Plaza (office) Civic Plaza (office) ' Corporate Plaza (office) Koll Center Newport (office, industrial) Campus/MacArthur (office) ' National Education Office (office) North Ford (industrial) Orchard Office (office) Pacific Mutual Plaza (office) ' 3701 Birch Office (office) Newport Place (office) Shokrian (office) ' Bank of Newport (office) Bayside Square (office) Sea Island (residential) Baywood Apartments (residential) Harbor Point Homes (residential) Roger' s Gardens (commercial) Seaview Lutheran Plaza (residential) ' Rudy Baron (office) Quail Business Center (office) 441 Newport Boulevard (office) ' Martha' s Vineyard (restaurant) Valdez - 3101 W. Coast Highway (office) Coast Business Center (office) Koll Center Newport No. 1 TPP (office) Ford Aeronutronics TPP Ross Mollard (medical office) Banning/Newport Ranch (office, industrial, residential) Park Lido (medical office) Heritage Bank (bank office, medical office) Flagship Hospital ' Big Canyon 10 (residential) Fun Zone (commercial) Marriott Expansion (commercial) St. Andrews Church ' YMCA Expansion Allred Condominiums Seashore Condominiums 8 t UNIVERSITY ATHLETIC CLUB EXPANSION - TRAFFIC PHASING PLAN TEST OF REASONABLENESS ' (a) Each project subject to the phasing requirement of Council Resolution No. 9472 shall be examined as to the extent of existing development and the amount of development remaining ' to be completed. The existing site is fully improved. The site is currently developed with a 16,716 square foot athletic club. The ' existing structure is a two story building and includes 12,047 square feet on the first floor, and 4,642 square feet on the second story. All of the existing uses on the site ' are related to equipment and exercise facilities for the athletic club. The project as proposed would include the construction of a 516 square foot conference room on the site. The conference room is needed for use by athletic t club members to assemble and organize tournaments, for award ceremonies, and so forth. The proposed project will bring the total square footage of the site up to 17,232 square feet. Although there is additional remaining allowable development in the Newport Place Planned Community, no additional square footage is provided for on the project site. ' (b) Information shall be submitted indicating the amount of traffic being generated by existing development, that ' projected for remaining development, and traffic that will exist after completion of the project. This traffic study was prepared by Kunzman Associates to evaluate the circulation improvement phasing of the site. Based on standard daily traffic generation rates for athletic club land use, daily traffic generation from the ' existing site; the proposed additional development; and the future ultimate generation after project completion; are summarized as follows: ' Average Daily Site Development Two-Way Trips ' Existing 16,716 square foot University Athletic Club 668 O 100,) Proposed 516 square foot Conference Room 22 ' Total University Athletic Club Site with Proposed Expansion 690 ' 9 A 1 ' The proposed conference room represents a three percent increase in the daily traffic generation of the site. ' (c) An examination shall be made of the circulation system in the vicinity of the project to determine what improvements remain to be completed, with particular consideration being ' given to those improvements which will directly aid in moving traffic generated by the project. The area to be examined shall extend to those intersections where traffic generated from the project increases the traffic for any leg ' of the intersection during the peak two and one-half hour period by two percent or more. ' The site is located on Quail Street at the terminus of Westerly Place in the Newport Place Planned Community. All roadways adjacent to the site and within the Newport Place ' Planned Community have previously been fully improved . Nine critical intersections in the vicinity of the site were examined for analysis under the Traffic Phasing Ordinance. ' As shown in Table 2 of this traffic analysis, with the two percent critical analysis worksheets included in Appendix A, the proposed University Athletic Club conference room ' expansion project will contribute less than two percent to traffic at all of the surrounding critical intersections. (d) Existing traffic at those intersections shall be shown prior to making any projections. Existing traffic volumes for all critical intersections are shown on the Two Percent Analysis Worksheets which are included in Appendix A of this Traffic Study. ' (e) The developer may include in his proposed traffic phasing plan completion of or contribution to completion of needed improvements consistent with the level of traffic generation and a reasonable proportion of the cost of these ' improvements. The proposed University Athletic Club conference room ' expansion will contribute a negligible amount of additional traffic to the surrounding roadway system and will not significantly impact the circulation system. The proposed ' expansion represents a three percent increase in the amount of traffic that will be generated by the site. (f) The developer is also to take into consideration in the preparation of this plan characteristics in the design of ' his development which either reduce traffic generation or guide traffic onto less impacted arterials or through ' intersections in the least congested direction. ' 10 ' The location of University Athletic Club on Quail Street at the end of Westerly Place encourages site access from the collector roadways internal to the Newport Place ' development. Travel through the area on the internal collectors encourages drivers to use less congested intersections and roadways in the vicinity of the site. The University Athletic Club provides athletic club uses for residents and employees in the vicinity of the site. The ' athletic club encourages its members to use its facilities after work by providing an after work location to exercise. The athletic club potentially provides for a reduction in peak hour traffic on major roadways leaving the are while members exercise, and allows them to travel later, after peak hour traffic volumes have reduced . ' The location of the conference room on the University Athletic site, also eliminates the need for travel to other surrounding facilities. By using the conference room on the ' site, club members would not be required to drive to other surrounding establishments for award presentations or ceremonies, and thus this need for additional travel in the area would be eliminated. (g) Upon receipt of the plan and information, the Commission will determine whether there is a reasonable correlation ' between projected traffic at time of project completion and capacity of affected intersections in considering the project for approval. ' The necessary information for the Commission to determine that upon approval of the proposed athletic club expansion, there will be a negligible impact on surrounding traffic ' has been provided in this traffic analysis. (h) Mitigation proposed needs to indicate degree of permanence in order to meet the test. The project traffic impacts are so minimal that no project site traffic mitigation measures are required for the ' project. ' 11 ' APPENDICES ' Appendix A - Two Percent Traffic Volume Analysis Work Sheets 1 ' 2% Traffic Volume Analysis Intersection BRISTOL STREET & IRVINE AVENUE (Existing Traffic Volumes ase on Average Winter Spring 19 82) _ Peak 2; Hour Approved ' Approach Existing Regional Projects Projected 2% of Projected Project Direction Peak 2k Hour Growth Peak 2� Hour Peak 23; Hour Peak 211 Hour Peak 2k Hour Volume Volume Volume Volume Volume Volume Northbound 1 2072 34 210 2316 46 2 Southbound I 3218 52 146 3416 68 2 Eastbound 9464 1 79 1442 10,985 1 220 3 ' Westbound ---- a Project Traffic is estimated to be less than 2% of Projected ' Peak 22 Hour Traffic Volume ' ❑ Project Traffic is estimated to be greater than 1% of Projected Peak 23i Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. 1 University Athletic Club Expansion DATE: 7-83 PROJECT: FORM I ' 2% Traffic Volume Analysis Intersection BRISTOL STREET & BIRCH STREET ' (Existing Traffic Volumes based on Average Winter Spring 1982 1r- Peak 21, Hour Approved ' Approach Existing Regional Projects Projected 2% of Projected Project Direction Peak 2h Hour Growth Peak 2, Hour Peak 2, Hour Peak 21, Hour Peak 2: Hour Volume Volume Volume Volume Volume Volume ' I, Northbound 332 - 62 394 8 0 Southbound 1066 - 58 1124 22 2 ' Eastbound 6276 1 53 1132 7461 1 149 3 i Westbound ---- ' 0 Project Traffic is estimated to be less than 2% of Projected Peak 22 Hour Traffic Volume ' Project Traffic is estimated to be greater than 1% of Projected ❑ Peak 22 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. 1 ' University Athletic Club Expansion DATE: 7-83 ' PROJECT: FORM I ' 2% Traffic Volume Analysis Intersection BRISTOL STREET & JAMBOREE ROAD ' (Existing Traffic Volumes based on Average inter Spring 19 82 Peak 2� Hour Approved ' I Approach Existing Regional Projects Projected 2% of Projected Project Direction Peak 2h Hour Growth Peak 2� Hour Peak 2h Hour Peak 211 Hour Peak 2� Hour Volume Volume Volume Volume Volume Volume ' ij Northbound 5201 12 2000 7213 144 1 South bound 1799 4 426 2229 45 0 Eastbound 5454 46 1008 6508 1 130 2 Westbound ' O Project Traffic is estimated to be less than 2% of Projected Peak 22 Hour Traffic Volume ❑ Project Traffic is estimated to be greater than 1% of Projected Peak 22 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. ' University Athletic Club Expansion DATE: 7-83 PROJECT: FORM I 2% Traffic Volume Analysis Intersection BRISTOL STREET NORTH & CAMPUS DRIVE ' (Existing Traffic Volumes based on Average Winter/Spring 19 82) _ ' Peak 2� Hour Approved Approach Existing Regional Projects Projected 20/9 of Projected Project Direction Peak 2; Hour Growth Peak 2h Hour Peak 2� Hour Peak 21, Hour Peak 2� Hour Volume Volume Volume Volume Volume Volume ' Northbound 2427 40 520 2987 60 2 northbound 3718 61 896 4675 94 2 ' Eastbound ____ Westbound 10,075 84 2466 12,625 253 3 ' 0 Project Traffic is estimated to be less than 2% of Projected Peak 22 Hour Traffic Volume ❑ Project Traffic is estimated to be greater than 1% of Projected Peak 22 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. University Athletic Club Expansion DATE: 7-83 ' PROJECT: FORM I ' 2% Traffic Volume Analysis Intersection BRISTOL STREET NORTH & BIRCH STREET ' (Existing Traffic Volumes based on Average Winter/Spring 19 82 ' Peak 2u Hour Approved Approach Existing Regional Projects Projected 2% of Projected Project Direction Peak. 21, Hour Growth Peak 2� Hour Peak 2+ Hour Peak 2y Hour Peak 2k Hour Volume Volume Volume Volume Volume Volume ' Northbound 1 1037 186 1223 24 3 southbound 2465 406 2871 57 5 Eastbound Westbound 7263 61 1932 9256 185 0 ' a Project Traffic is estimated to be less than 2% of Projected Peak 2z Hour Traffic Volume ' Project Traffic is estimated to be greater than 1% of Projected Peak 22 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. University Athletic Club Expansion DATE: 7-83 PROJECT: FORM I ' 2% Traffic Volume Analysis Intersection BRISTOL STREET NORTH & JAMBOREE ROAD (Existing Traffic Volumes based on Average Winter/Spring 19 _ ' Peak 2k Hour Approved III Approach Existing Regional Projects Projected 20NO of Projected Project ' Direction Peak 21, Hour I Growth Peak 2k Hour Peak 2t, Hour Peak 21i Hour Peak 2� Hour Volume Volume Volume Volume Volume Volume ' Northbound 5743 13 2254 8010 160 1 ' southbound 2922 7 632 3561 71 2 ' Eastbound ____ I I I Westbound 1752 15 458 2225 45 1 Q Project Traffic is estimated to be less than 2% of Projected ' Peak 2z Hour Traffic Volume O Project Traffic is estimated to be greater than 1% of 'Projected ' Peak 2z Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. 1 ' University Athletic Club Expansion DATE: 7-83 ' PROJECT: FORM I Y ' 2% Traffic Volume Analysis Intersection JAMBOREE ROAD & CAMPUS DRIVE ' (Existing Traffic Volumes based on Average Winter Spring 19 82 Peak 2h Hour Approved ' Approach Existing Regional Projects Projected 25. of Projected Project Direction Peak 2; Hour Growth Peak 2h Hour Peak 2, Hour T Peak 21; Hour Peak 2� Hour Volume Volume Volume Volume Volume Volume ' Northbound 3725 9 1196 4930 99 0 Southbound 2551 6 596 1 3153 63 1 ' Eastbound 1981 32 300 2313 46 2 Westbound 2100 34 94 2228 45 1 ' O Project Traffic is estimated to be less than 2% of Projected Peak 2z Hour Traffic Volume ' ❑ Project Traffic is estimated to be greater than 1% of Projected Peak 2; Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. 1 ' University Athletic Club Expansion DATE: 7-83 ' PROJECT: FORM I ' 2% Traffic Volume Analysis Intersection JAMBOREE ROAD & MACARTHUR BOULEVARD* ' (Existing Traffic Volumes based on Average Winter Spring 19 82 Peak 2$ Hour Approved Approach Existing Regional Projects Projected 2% of Projected Project Direction I Peak 2+ Hour Growth Peak 2� Hour Peak 2; Hour Peak 212 Hour Peak 2� Hour Volume Volume Volume Volume Volume Volume I� Northbound 1284 1 754 2039 41 0 ' South bound 2564 2 666 3232 65 2 Eastbound 2125 5 676 2806 56 0 Westbound 2537 6• 570 3113 62 0 O Project Traffic is estimated to be less than 2% of Projected ' Peak 22 Hour Traffic Volume , D Project Traffic is estimated to be greater than 1% of Projected ' Peak 22 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. ' *MacArthur Boulevard is designated as the north-south roadway. 1 1 University Athletic Club Expansion DATE: 7-83 ' PROJECT: FORM I ' 2% Traffic Volume Analysis Intersection MACARTHUR BOULEVARD & CAMPUS DRIVE ' (Existing Traffic Volumes based on Average inter Spring 19 _ Peak 2h, Hour Approved Approach Existing Regional Projects Projected 2% of Projected Project Direction Peak 2; Hour Growth Peak 2, Hour Peak 2, Hour Peak 21, Hour Peak 23, Hour Volume Volume Volume Volume Volume Volume Northbound P736 3 1488 4227 85 2 Southbound 2615 2 696 3313 66 2 ' Eastbound 1710 1 28 130 1868 37 2 i westbound 1 37 248 2554 51 0 2P69 ' o Project Traffic is estimated to be less than 2% of Projected Peak 21-2 Hour Traffic Volume ❑ Project Traffic is estimated to be greater than 1% of Projected Peak 23-, Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. t ' University Athletic Club Expansion DATE: 7-83 ' PROJECT: FORM I 1. PRIOR TO STARTING KORK YNE CONIMMOR SHALL VERIFY ALL EXISTING edW W 21�•Gol rFwrF r LIHE CONDITIONS AND NOTIFY THE DES IGMER OF ANY 01SCRUANCIO. •• 2. ALL VORK SHALL COMPLY TO WOE IU.B.C. A LOCAL) IN CASE OF CONFLICT �91MRLIff-pFn�l - 12 U71-0 KIND DRAWINGS ME MORE SMINGEBT SHALL PREVAIL. J. ALL WORK TO BE FIRST CUSS K'OAVMAHSHIP. A. PATCH AND REPAIR AS REQUIRED TO MATCH NEW MATERIALS RIM EXISTING. 5. PAINT OR STAIN NO INTERIM TRIM TO MATCH EXISTING AS REQUIRED. I 6. CARPET N.I.C. I p T. ALL FIKTURER TO BE APPROVED By ORNEII PRIOR TO PIA4CHASE. ,i R, ALL NEW WALLS TO RECEIVE I COAT OF SEALER AND 2 COATS OF PAINT - COLD^ TO BE SELECTED BY OVNER. OO O .g 9. ALL EXTERIOR TRIM. FACIAS, POSTS. GLASS STOPS. AND SIDING TO BE N RTAINEO TO MATCH EXISTING BUILDING,VIM TWO COATS. to Q N 0 10, 1NRUUTION IN RAFTERS TO BE RTO KRAFT BARN"6• M INS S. -- •, I� O (, INRUUTION 1N EXTERIOR WALLS TO BE R-11 KMFT BALKED GATT INS. _ O w P In 3 IH9UU.T IOn III ft¢F UG+YTTa Ce�f-N HFx Cwcfav c•E Trllr• ll. 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