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HomeMy WebLinkAboutIS033_AVON ST PROPERTIES (2) 13033 J C 00 9 PHIWPS BRANDT REDDICK ,Q td�'�p1.�f• 1 January 10, 1984 N City of Newport Beach Planning Department 3300 Newport Boulevard Newport Beach, CA 92663 Attention: Mr. Fred Talarico Dear Fred: Enclosed are the Avon Street Model photos forwarded on January 9 by Pulaski and Arita Architects. In addition to the photos not being suitable for reproduction in the Final Initial Study, the Model does not show the re- lationship between the project site and the adjacent commercial properties on Coast Highway. This is contrary to explicit instructions given to Rolly's office repeatedly over a six-week period. In light of the diffi- culty in obtaining these photos, we respectfully request that the Final Initial Study be prepared without the Model photos. Also, we had requested a copy of the Mariners' Mile Specific Area Plan from Rolly's office, at which we received (with the photos) a copy of the Mariners' Mile Zoning Ordinance. We request that City staff provide assis- tance in obtaining a copy of the Mariners ' Mile Specific Area Plan. As you are aware, we have already exceeded our budget for the Avon Street project. The reoccurring starts and stops in processing (i .e. , revised traffic study) and difficulties in obtaining materials from the client and consultants throughout the history of the project have resulted in ex- tra costs which we could not have foreseen in preparing our original con- tract bid. We would greatly appreciate any assistance you could provide in completing the Final Initial Study in the most expeditious and cost- effective manner possible. Respectfully, PHILLIPS BRANDT REDDICK Anthony SRidmore Assistant Project Manager Enclosure 62-013 PLANNING • ARCHITECTURE • LANDSCAPE ARCHITECTURE • ENVIRONMENTAL RESEARCH 18012 SKY PARK CIRCLE•IRVINE,CA 92714. (714) 261-8820 CALIFORNIA COLORADO HAWAII CITY OF NEWPORT BEACH PLANNING DEPARTMENT v�� 3 DATE: November 22, 1983 TO: Environmental Affairs Committee Ol Don Webb, Public Works N Rich Edmonston, Traffic 0Cq��F EACy, S Ron Whitely, PB&R Tony Melum, Marine Cb 6 Bob Lenard, Planning v Chris Gustin, Planning FROM: Fred Talarico, Environmental Coordinator SUBJECT: Initial Study "Avon Street" Draft EIR "Corona del Mar School Site" The above subject reports are attached for your review and consideration. The EAC Will be having separate meetings on the two reports as noted below: tt ` AVON STREET: ` Date: i� November 28, 1985 Time: 10:00 am Place: Planning Dept. Conference Rm. CORONA DEL MAR SCHOOL SITE: Date: November 29, 1983 Time: 1:30 pm Place: Planning Dept. Conference Rm. If you have any problems or conflicts, please contact me at ext. 197. Fred Talarico �`2 /_// FT:to CITY OF NEWPORT BEACH PLANNING DEPARTMENT October 13, 1983 TO: Fred Talarico, Environmental Coordinator FROM: Sandy Genis, Associate Planner SUBJECT: Mariner's Mile/Avon Street Traffic Data The traffic model land use data for the small sub-zones in the Mariner's Mile/ Avon Street study area was completed this morning (October 13) , at which time I called Kathy Devine and let her know it was available. We received the map showing the sub-zones for the area last Thursday (October 6) . Just wanted to let you know where things stood so you can plan your schedule based on reasonable progress on this project by our consultants. SANDY GENIS SG:nma PHIWPS BRANDT REDDICK June 28, 1983 Mr. Fred Talarico Environmental Coordinator City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92663-3884 Subject: Proposal to Prepare Expanded Initial Study - Avon Street Properties Dear Mr. Talarico: Phillips Brandt Reddick (PBR), in association with Basmaciyan-Darnell , Inc. (BDI), is pleased to submit this proposal for preparation of an ini- tial study for the Avon Street Properties. In developing this proposal , we have discussed various aspects of the proposed project with City staff and visited the subject site. Given the constraints involved with poten- tial development of this property, the initial study must carefully ad- dress land use, circulation and design characteristics of the proposal as well as other topics mandated by the CEQA Guidelines and City Policy K-3. We believe that the combination of PBR's environmental analysts, landscape architects and grading engineers and BDI's intimate knowledge of traffic and circulation issues in this area will provide the City with a thorough analysis of the potential impacts of the project. Mitigation measures will be recommended to address these potential impacts. In addition, members of the study team will be available to provide continued support to City staff as the project moves to the Coastal Commission for consideration. The following proposal outlines a scope of work and budget through com- pletion of a final draft initial study. Continued consulting services through City or Coastal Commission hearings could be provided on a time and materials basis in accordance with the attached fee schedules. SCOPE OF WORK/SCHEDULE The following tasks will be completed within thirty (30) days after re- ceipt of all necessary plans, background studies, and other information from the applicant and/or City staff. The following minimum information would be required to begin work: PLANNING • ARCHITECTURE • LANDSCAPE ARCHITECTURE • ENVIRONMENTAL RESEARCH 18012 SKY PARK CIRCLE • IRVINE, CA 92714 • (714) 641.8820 CALIFORNIA COLORADO HAWAII e Mr. Fred Talarico June 28, 1983 Page Two • Mariner's Mile Specific Plan and any amendments thereto; • City Zoning Ordinance for the above plan area; • Map of all ownerships within the subject site including all easements and rights-of-way for public streets; • Plot plans indicating proposed resubdivision of the property including ownerships, easements, etc. ; • Conceptual grading plans for lots proposed for eventual residential use indicating finished grades and standards for structure height and lot coverage; and • Preliminary geotechnical evaluation of the property for the proposed use. Other information needs may be identified by the consultant team or City staff prior to initiation of the study. Task 1: Review Background Information and Proposed Project PBR and BDI staff will assemble and review all pertinent back- ground information including the above list of material to be pro- vided by the applicant or City staff. After an initial review, the study team will meet with City staff and the applicant to finalize the details of the project description and scope of the expanded initial study. Task 2: Prepare Screencheck Initial Study PBR/BDI will prepare a complete initial study document including all sections required by the CEQA Guidelines and City Policy K-3. The following annotated outline describes the approach, content and level of detail of the study elements: 1.0 Introduction/Summar of Im acts - A brief introduction of the proposed project will be followed by a summary of the project's impacts, applicable city policies/requirements and/or feasible mitigation measures. 2.0 Project Description - The project's location, objectives and key characteristics will be described. Particularly impor- tant in this section will be a discussion of the local and regional land uses and land use plans related to this area. Per the RFP, these plans will include the General Plan, Local Coastal Plan, Mariner's Mile Specific Plan and all regulations/ordinances related thereto, and existing, plan- ned or committed land uses and infrastructure improvements in the site vicinity. As part of this section, PBR will out- Mr. Fred Talarico June 28, 1983 Page Three line all discretionary permits required for project implemen- tation. The implications of the issuance of these permits (i .e. , project approval ) will be described in the following section. 3.0 Existing Environmental Conditions, Im acts, and Mitigation Measures - For each environmenta factor, the baseline coon, project impacts, and City policies/requirements and/or mitigation measures will be noted as follows: 3.1 Landform/Geolo - Review of proposed grading concept in term—a dform impacts, slope stability, seismi- city, and groundwater movement based on applicant provided geotechnical study. 3.2 H d�rologgy/Drainage - Analysis of changes in quantity and qual-ityt surface runoff. 3.3 Biological Resources - Review of existing literature and cursory field walkover to identify potential for presence of sensitive flora/fauna. 3.4 Cultural Resources - Records check of potential pres- ence of arc aeo ogical , paleontological or historic resources. 3.5 Land Use Compatibility - The compatibility of the pro- posed project with surrounding uses will be carefully addressed. Particular attention will be placed on the interface between the proposed project and the rear yards of commercial uses immediately south of the site. 3.6 Traffic/Circulation - BDI will prepare a detailed study as outlined in the attached scope of work. This report will be summarized for this section and included in full as part of the appendix. 3.7 Air Quality - PBR will briefly evaluate air quality impacts re ated to construction phase and long-term stationary and mobile source emissions created by the project. 3.8 Acoustic Environment - Based on projected CNEL contours for Coast Highway and Newport Boulevard, PBR will iden- tify potential noise impacts on the proposed residen- tial areas. The need for more detailed noise studies will also be addressed. Mr. Fred Talarico June 28, 1983 Page Four 3.9 Aesthetics - Based on grading and landscape plans and propose 7uilding heights, PBR will evaluate line-of-sight impacts on existing residential units to the north and west. In support of the land use compatibility section, the impact of commercial storage and loading areas in views from the new residences will be analyzed. Task 3: Revise Screencheck Draft/Prepare Final Initial Study The screencheck initial study will be reviewed at a meeting with the City's Environmental Review Committee. Based on comments and changes conveyed at the ERC meeting, PBR will revise the screen- check and prepare a final draft initial study. Up to 25 copies of the final document will be submitted within one week of the ERC meeting. ESTIMATED BUDGET It is estimated that the above scope of work could be completed for the fallowing not-to-exceed labor and materials budget. Task 1: Data Collection/Review $ 600 Task 2: Screencheck Initial Study 3,400 Task 3: Final Draft Initial Study 500 PBR Labor $TI-00- Traffic Consultant $3,500 Materials Expenses (Graphs, Reproduction, etc. ) $ 250 TOTAL NOT TO EXCEED BUDGET $8,250 Attendance at two meetings with staff and/or the applicant is included in PBR's scope of work. Attendance at additional meetings/hearings would be provided on a time and materials basis in accordance with the attached rate scedule. SCOPE OF WORK MODIFICATIONS In the event the scope of work should change to a degree that would alter this estimate, PBR will contact you in writing and a revised fee will be established. Requests for additional work will be documented and a completion time and estimated fee will be submitted for your approval . BILLING Client billing will be on a monthly basis predicated upon the percentage of work completed during that billing period in accordance with the at- 1 Mr. Fred Talarico June 28, 1983 Page Five tached fee schedule. Invoices are due and payable within 30 days of mailing and are considered delinquent thereafter. Delinquent invoices are charged interest at a rate of 1.5 percent per month, or 18 percent per annum. STAFFING Mr. Mitchell Brown will be responsible for the screencheck and final draft documents and attendance at client meetings. To the extent required, Mr. Brown will solicit technical input from other PBR staff to review the proposed project. We Took forward to working with you on this project and responding to the needs of the City and applicant in a timely and cost-effective manner. Should you have any questions regarding this proposal , please contact the undersigned. Your signature below will indicate approval of this proposal , which will thus serve as a binding contract. Respectfully submitted, PHILLIPSS ,BRRANDT REDDICK AV�f le Mitchell K. Brown APPROVED: Director of Environmental Planning Fred Ta arico Environmental Coordinator MKB:cr 62-510 36E City of Newport Beach Attachments DATE: 0 0 OT /, o� PHIWPS BRANDT REDDICK RATE SCHEDULE Effective February 1 , 1981I Office Per Hour President $95 Principals $70 Associates/Directors $52-$62 Project Managers/Project Planners/Project Designers $38-$46 Assistant Managers/Planners/Designers $30-$36 Graphic Designers/Research Analysts $24-$30 Graphic Production/Administrative Assistants/ Word Processing $20-$24 Clerical $18 Note: 1 . Travel , reproduction, materials and other non-wage costs at cost plus 12% administrative charge.2 2. Rates for consultants in connection with appearance before courts and/or commissions and councils or litigation will be $100.00 per hour (four hour minimum). 3. Invoices are payable within thirty days of receipt. Payments not received within thirty days will be charged interest at the rate of 1 .5 percent per month for an effective annual rate of 18 percent. IThese rates apply to all contracts signed after this date. PLAN NINGhM6IqCW1R0VAg6A6% ARCNf? 4i& EAI7d MT0 ESEARCH 18012 SKY PARK CIRCLE - IRVINE, CA 92714 - (714) 641.8820 CALIFORNIA COLORADO HAWAII 8\D1 EAMACIYAWDARNELL, INC. _ ENGINEERING AND PLANNING Transportation, Traffic, Municipal, Transit 4262 Campus Drive, Suite B•1 Newport Beach,California 92660 (714)549.9940 June 28 , 1983 Mr. Mitch Brown PBR 18012 Sky Park Circle Irvine, CA 92714 Subject: Proposal to provide Traffic Engineering Services - Avon Street Properties Dear Mr. Brown: Basmaciyan-Darnell, Inc. is pleased to present this proposal to assist PBR in preparing the Expanded Initial Study for Avon Street Properties. We have contacted the City Traffic Engineer and discussed the project requirements. Based on these discussions and our understanding of the area, we have prepared the following Scope of Work? Project Budget and Project Schedule. Scope of Work 1. Project Initiation - Meet with City staff to discuss the project objectives and study parameters. 2. Assemble previous studies and reports for the area. 3. Establish with City staff the land use parameters to be analyzed for the area bounded by Coast Highway, Avon Street? Riverside Avenue and Newport Boulevard. For this work task, existing land use conditions and future land use conditions will be summarized for analysis purposes. 4. Utilizinct the land use data generated in Task 3 estimates of traffic generation to/from the area will be estimated and distributed to the adjacent street system. The traffic assignments will be made for the following conditions with and without Avon Street ex- tended to Santa Ana Avenue. a. Raised Median constructed on Coast Highway restricting access to right in/out. Mr. Mitch Brown PBR June 28, 1983 Page Two b. Parking on Coast Highway removed and 6-lanes marked. c. Future development restricted to access via Avon Street with no access- to Coast Highway. d. One other condition as deemed appropriate. 5. The previous studies and Specific Plan for the area will be reviewed to estimate traffic that would use Avon Street to access the Newport Heights area. 6. Traffic generation to/from the proposed residential develop- ment will be estimated and added to the surrounding street system. 7 . The data generated in Tasks 1-6 will be assembled and analyzed to provide a discussion on the implications of the proposed Avon Street cul de sac as well as the various access alternatives identified in Task 4 . B. A report will be prepared in appropriate format to provide a summary of the analyses performed and their implications. The report will generally include: Existing Conditions Land Use Traffic Future Conditions Land Use Traffic Specific Plan Characteristics Traffic Impact Analyses Comparison and Changes in Traffic Conditions resulting from the access• scenarios identified in Task 4. Impacts Traffic Volumes Commercial Uses on Coast Highway: �I Mr. Mitch Brown PBR June 28, 1983 Page Three Access Via -Avon Street Access Drives on Coast Highway Coast Highway Widening Project Adequacy of Avon Street Emergency Access Pedestrian Access Local Circulation (ie connection to Newport Heights) Implications on Residential Uses Project Budget Basmaciyan-Darnell, Inc. proposes to perform the services out- lined on a time and materials basis with a not-to-exceed maximum of $3,500. Project Schedule The completion of the work will take five weeks from notice to proceed. Assuming authorization to proceed is given the week of July 4, the draft report can be completed and submitted on or before August 8, 1983. Please call me if you have any questions or need additional infor- mation. Sincerely, BAASSMA`C, y IeYAN-DARN L, INC. O Bill E. Darnell, P.E. BE/ss \ M 44 ..A lm � J 1 t. _--. �r..�.�- ��--1 PROPOSAL TO PREPARE. EXPANDED INITIAL STUDY -- A VON STREET PROPERTIES NEWPORT BEACH, CA • • PREPARED FOR : PLANNING DEPARTMENT -- CITY OF NEWPORT BEACH e PREPARED BY: e TDC PLANNING 770 SO. BREA BLVD, e SUITE 204 BREA, CA 92621 • JUNE 1983 PLANNING 27 June 1983 Mr. Fred Talarico, Environmental Coordinator Planning Department CITY OF NEWPORT BEACH 3300 West Newport Boulevard P.O. Box 1768 Newport Beach, California 92663-3884 RE: EXPANDED INITIAL STUDY -- AVON STREET PROPERTIES Dear Mr. Talarico: Enclosed is our proposal to complete the above referenced Expanded Initial Study. We welcome this opportunity to submit a proposal for your consideration. Briefly, our proposal is presented in the follow- ing terms: ! • Introduction • Areas of Analysis (Scope-of-Work) • Estimated Fee • Schedule of Submittals • Participating Staff We appreciate your comments on the proposal and any questions you may have on the Scope-of-Work. Please feel free to call me at your convenience. Very truly yours, Ralph Castaneda, Jr. Principal TDC PLANNING RC:kh Enclosure r II, 770 SOUTH BREA BOULEVARD • SUITE 204 BREA. CALIFORNIA 92621 • 714 / 990.2175 PROPOSAL TO PREPARE t EXPANDED INITIAL STUDY AVON STREET PROPERTIES CITY OF NEWPORT BEACH PREPARED FOR: PLANNING DEPARTMENT CITY OF EACH 300 WEST NNEWPORT EWPORT BBLVD. P.O. BOX 1768 NEWPORT BEACH, CA 92663-3884 1 PREPARED BY : TDC PLANNING 770 SOUTH BREA BLVD. , SUITE 204 BREA, CA 92621 • CONTACT PERSON : RALPH CASTANEDA, JR. (714) 990-2175 27 JUNE 1983 f INTRODUCTION Several discretionary approvals are being requested from the City for purposes of abandoning Avon Street and thereby facilitating the con- struction of single-family homes. The nature of these discretionary approvals encompass the following: • Amendment of the Mariners Mile Specific Plan. • Amendment of the City Zoning Ordinance. • Abandonment/road vacation of a public street . (Avon Street) . • Resubdivision of property to establish lots for single-family residences and public streets. • Buiding permits and grading permits. Located near Pacific Coast Highway and Newport Boulevard, the pro- ject area is bounded by Avon Street on the south, Santa Ana Avenue on the west, Cliff Drive on the north, and the edge of pavement of existing Avon Street on the east. The project site is vacant and undeveloped. • 0 • s a AREAS OF ANALYSIS Based on the RFP, general background information, a site visit, and interviews with City staff, the following areas of analysis will be in- cluded in the Expanded Initial Study: • Land Use and Plans • Traffic and Circulation • Aesthetics * • Noise • Other Environmental Factors The Scope-of-Work for each of these areas is described in the follow- ing pages. LAND USE AND PLANS If Avon Street is abandoned, the project applicant (Mr. Pulaski) in- tends to eventually construct single-family homes. Avon Street runs parallel to Pacific Coast Highway. The Mariners Mile Specific Plan indicates rear-loading for businesses that front on Pacific Coast High- way in order to eliminate driveways on PCH. The project proposal will impact this plan as the applicant proposes residences with a cul- de-sac street for access. As a result, implementation of the Specific . Plan (i.e. , extension of Avon Street) will be impacted. We will evaluate the proposed project, as described in the foregoing paragraphs, in relationship to its impact on implementation of the following land use policy and development guidelines. 0 • General Plan • Local Coastal Plan • Specific Area Plan • Specific Plan District From a review of the documents, the following will be prepared: • Inventory of present policies, guidelines, standards affecting the future use or development of the Avon Street properties. • Summary matrix describing the above. • Relationship of the proposed project to the inventory., r Field surveys will be performed to identify the nature, location, and intensity of existing land uses surrounding or impacted by the pro- posed project. A map of existing land uses will be prepared. Re- connaissance surveys indicate a variety of uses along Pacific Coast Highway, such as a bank, auto dealership, and motel, and single- family homes along Santa Ana Avenue. The proposal will be thoroughly evaluated with respect to compati- bility with existing land uses and uses proposed in the various planning documents. The evaluation and impact analysis will be considered in light of the research findings of the traffic and noise consultants. g TRAFFIC AND CIRCULATION This area of analysis, to be completed by Weston Pringle and Asso- ciates, would consist of examining traffic factors related to the proposed closure of Avon Street between Santa Ana Avenue and Riverside Avenue in the Mariners Mile area of Newport Beach. The study would consider the impacts upon traffic circulation in the area that could result from closure of Avon Street, Proposed plans for the improvement of Pacific Coast Highway also would be included in the study. A report would be prepared summarizing findings and recommendations related to traffic and circulation. Three tasks are included in the Scope-of-Work, as follows: Data Collection Weston Pringle and Associates would assemble all available data per- tinent to the study. This would include closure plans, related de- velopment plans, Coast Highway plans, existing traffic volumes and similar data. A meeting would be held with City staff to review the project and obtain data and specific concerns. A field review would be conducted to gain familiarity with existing conditions. (The field data necessary for the entire study will be collected as part of the Land Use Analysis.) Analysis The analysis would be directed toward identifying potential impacts upon the circulation system due to the proposed closure. Specific concerns include impact on delivery service to commercial facilities on Pacific Coast Highway and the length of the proposed cul-de-sac. Potential diversion of existing traffic to other streets would also be considered along with other potential impacts upon the circulation system of the area. Problems would be identified and mitigation measures recommended, as may be required. • • e Report and Meeting A report would be prepared summarizing findings and recommendations. The report would contain the required supportive data and be suitable for Incluslon in the overall Initial Study report. A meeting would be held with the City staff and othres as may be required during the course of the study. (Attendance at public hearings is not included t as a part of this proposal.) AESTHETICS This area of analysis includes, pursuant to the RFP, the following: • Impacts on adjacent views. • Compatibility of future residences with adjacent com- mercial storage and loading areas. ! • Alteration of natural land forms. • Landscape plans review. During the land use surveys, photographs will be taken (for inclu- sion in the study) of existing conditions. These photographs will 40 include the project site from different locations; adjacent commercial storage/loading areas; existing residences along Santa Ana Avenue and Cliff Drive; existing views from the areas affected by the pro- posed project; and others as appropriate. Analysis of aesthetic impacts will be accomplished in light of the following: • Design/visual/aesthetic policies and guidelines found in the various planning documents. • Existing conditions as defined through land use surveys, photography, and supporting research materials. • Review and evbluation of the •project site, plan, zoning standards, and landscape plans to ade- quately pinpoint potential impacts. NOISE This area of analysis, in summary, includes: • Determination of probable noise impacts to the proposed residential development of the property located at the previously planned intersection of Avon Street and Santa Ana Boulevard. • Prescription of generic noise control measures which would be typically required for development in the level of impacts determined. Mr. Otto Bixier will be in charge of the noise analysis. • To complete this assignment, the property of concern will be visited and noise measurements will be made for both first and second floor elevations. Second floor measurements will be made by extension of the monitoring device to second floor heights abovegrade so that second floor shielding may be examined (since frequently second floors have views over walls and buildings to receive higher impacts than first floors). Simultaneously, traffic counts of Pacific Coast Highway will be made to provide a traffic flow noise calibration. Based on existing ADT's and future ADT's and traffic percentage classifications obtained from the traffic consultant and/or CALTRANS, both existing and future • years' 24-hour noise impacts will be calculated and corrected as necessary by the on-site measurements performed. Using these data, based on typical residential construction techniques indiginous to the area, the type of noise mitigation measures that would be required to obtain both indoor and outdoor noise/use com- patibility will be described. Although specific building plans are not going to be reviewed or mitigated by engineering design, the City will be provided with sufficient information to assist the considera- tion and guidance of development of this parcel. OTHER ENVIRONMENTAL FACTORS This area of analysis will include all other environmental factors re- lated to Initial Studies as identified in CEQA guidelines. The analy- sis will be incorporated and documented in the Expanded Initial Study docyment. �I • • ESTIMATED FEE FOR SCOPE-OF-WORK DESCRIPTION ESTIMATED FEE Project Management $ 840.00 t Land Use s Plans 960.00 Traffic E Circulation 1,850.00 Aesthetics 700.00 Noise 525.00 Other Environmental Factors 150.00 Typing 150.00 A Graphics 100.00 Reproduction/Binding* 150.00 Miscellaneous Expenses 125.00 TOTAL $5,550.00 • • f L • *Seven (7) Draft; 15 Final copies. FEE SCHEDULE This Expanded Initial Study is to be completed on a time and materials basis with a not-to-exceed figure. The amount of $5,550.00 is the not-to-exceed figure for the proposed project. The fee schedule for the personnel to be involved in the project is as follows: TDC PLANNING • Ralph Castaneda, Jr. $45/hr. • Linda Brown Brayton $25/hr. WESTON PRINGLE E ASSOCIATES • • Firm Principal $65/hr. 9 Senior Engineer $50/hr. Associate Engineer $30/hr. • • Assistant Engineer $25/hr. • Engineering Draftsman $25/hr. • Field Supervisor $15/hr. • Secretary $10/hr. • • Clerical, field enumerator $10/hr. OTTO BIXLER $60/hr. • 1 • • SCHEDULE OF SUBMITTALS TDC Planning will submit to the City of Newport Beach seven (7) copies of the Draft Expanded Initial Study no later than 30 days from the project go-ahead authorization. Upon staff review and approval of the Planning Director, 15 copies of the Final Report will be delivered to the City. PARTICIPATING STAFF • Ralph Castaneda, Jr. TDC Planning, Project Management and Initial Study Preparation . • Linda Brown Brayton . TDC Planning, Project Analysis and Initial Study Preparation • Weston Pringle and Associates Traffic and Circulation Analysis * • Otto Bixier Noise Impact Analysis Resumes of these individuals are included in the following pages. • • • • • • TDC PLANNING HOUSING AND URBAN PLANNERS 770 SO. BREA BLVD. SUITE 204 • BREA, CA 92621 (714) 990-2175 3� RALPH CASTANEDA, JR. SPECIALIZATIONS PRINCIPAL Housing Planning Environmental Analysis Housing and City Planner General Plan Preparation ocal Coastal Planning unity Participation • r EDUCATION Master of City Planning • University of Research Assistant University of California, Berkeley California, Berkeley New Towns 1970 Department of Project Bachelor of Arts City Planning 1969 Political Science a County of Ventura Planner II California State University, Fullerton Planning Planning Department 1967 Department Liaison to Local Agency Formation Agency 1967-1968 PROFESSIONAL EXPERIENCE Planning Consultant • TOO Planning Principal Teaching Experience 1980-1982 , University of Guest Lecturer, . Castaneda-Berg Principal California Extension, "Social Elements & Associates 1978-1980 Irvine, 1976 of the General Plan" • Haworth & Principal Planner • University of Instructor, Anderson, Ina 1976-1978 California Extension "Planning the • Owen Menard Project Planner Irvine, 1972 Physical Environment" & Associates 1975 • University of Assistant Coordinator, • Haworth/Anderson/ Project Planner California Extension, "Urban Hous- Lafer 1972-1974 Irvine, 1972 ing Workshops" • Eugene Wheeler Project Planner • American Planning Moderator. & Associates 1970 Association, Cal- "Housing Element Chapter, 1982 Revisited" MEMBERSHIPS Public Planning National Association of Housing • County of Orange Senior Program and Redevelopment Officials County Administrative Planning Social Programs Advisory Committee Office Analyst County of Orange Forecast & Analysis 1975-1976 1978-1980 Center • County of Orange Planner Ill Orange County Fair Housing Council Planning Housing Element (former member) (� Department Project Director Housing Coalition of Orange County 1970-1972 (former member) • RALPH CASTANEDA, JR. SPECIALIZATIONS PRINCIPAL Housing Planning Environmental Analysts Housing and City Planner General Plan Preparation Community Participation Local Coastal Planning • HOUSING PLANNING HOUSING ELEMENTS HOUSING PROGRAM DEVELOPMENT • City of Alhambra — 1981 • Hermosa Beach, California—Senior Citizens • City of Anaheim — 1980 Housing Program, City of Hermosa Beach • City of Barstow — 1977 • La Mirada, California—Senior Citizens Hous- • • City of Brea— 1979 and 1982 ing Program, City of La Mirada • City of Burbank— 1979 • Orange County, California— Housing Alloca- lion Model Strategy Plan,Orange County Plan- e City of Fullerton — 1973 ning Department • City of Hermosa Beach — 1982 • Orange County,California—Housing Authority • City of La Habra— 1981 Administrative and Implementation Proce- • City of Lakewood — 1976 dures, Orange County Planning Department • City of La Mesa— 1981 • Orange County, California — Housing Cost • City of Montclair— 1972 Reduction Study and Program,Orange County Environmental Management Agency • City of National City— 1980 • Orange County, California — Housing Cost • • City of Orange— 1974 Reduction Zone,Orange County Environmen- • City of San Juan Capistrano—1977 and 1981 tal Management Agency • City of Santee— 1982 • Orange County,California—Housing Program • City of Whittier— 1982 Development Strategy for the Southeast • City of Orange 1 1971 Orange County Housing Task Force, Orange County 9 County Environmental Management Agency • Orange County, California — Evaluation of HOUSING ASSISTANCE PLANS State/Federal Programs and Formulation of a • Colton Housing Program Plan,Mission Viejo Company • Fontana • San Juan Capistrano, California — Housing • Lakewood Opportunities Program:Alternative Strategies, Programs, and Schedule, City of San Juan • Santa Fe Springs Capistrano • Westminster HOUSING MARKET STUDIES HOUSING NEEDS ASSESSMENTS • Brea,California—Apartment and Mobile Home • City of Hermosa Beach (senior citizens) Markets, City of Brea • City of La Mirada (senior citizens) • Orange County,California—Assisted Housing • City of Montebello Feasibility Analysis, Cortez Development • City of Simi Valley Company • Southeast Orange County Housing Task Force • Orange County, California — South Coast • Mission Viejo Company Housing and Commercial Market Study, Or- pan y ange County Environmental Management Agency HOUSING CONDITION SURVEYS • San Diego, California — Regional Housing • City of Alhambra Market Analysis: 1980 Short Term Projections, • City of Anaheim Comprehensive Planning Organization of the • City of Brea San Diego Region • City of La Habra • City of Santee • • COMMUNITY PARTICIPATION ADDITIONAL STUDIES/RESEARCH ADVISORY COMMITTEES • Alhambra, California — Community Urban • City of Anaheim — Housing Element Blight Analysis, City of Alhambra • City of Brea— Housing Element • Laguna Beach,California—Housing Element • City of Brea— Open Space Element Review, Rutlin &Tucker • City of La Mesa — Housing Element • Montclair, California — Impact of Subsidized • City of Lakewood— Housing Element Housing on Property Values,City of Montclair • City of Orange — Housing Element • Orange County, California— Impact Analysis of Section 236 Housing Developments, Or- • City of National City— Housing Element • ange County Planning Department • County of Orange— Dana Point Specific Plan • Ventura County, California — Mobile Home • County of Orange—Southeast Orange County Park Development: Issues and Opportunities, Housing Task Force Ventura County Planning Department • County of Ventura — Ventura Avenue Land Use Study/Neighborhood Plan WORKSHOPS GENERAL PLAN PREPARATION • City of La Habra— Housing Element GENERAL PLAN ELEMENTS • City of Hermosa Beach—Senior Citizen Hous- ing Program • Brea,California—Open Space Element of the • City of Hermosa Beach — Local Coastal Pro- General Plan, City of Brea gram/Phase III • Orange County,California—Dana PointSpeci- • City of a Mirada — Senior Citizen Housing fic Plan, Orange County Environmental Man- Program agement Agency • Stanton,California—Land Use Element of the PARTICIPATING MEMBER General Plan, City of Stanton • Upland, California — Consolidated General • City of Yorba Linda — Capital Improvements Plan, City of Upland Committee • County of Orange—Social Programs Advisory ADDITIONAL STUDIES/RESEARCH Committee • Fort Yuma,California— Fort Yuma West Land • Housing Coalition of Greater San Diego Use Plan, Ouechan Tribal Council • Orange County Fair Housing Council • Orange County,California—Capistrano Beach • Orange County Housing Coalition Reconnaisance Study,Orange County Environ- • Orange County Housing Opportunity, Inc. mental Management Agency • Orange County, California — Tustin Islands • State of California, Attorney General's Office Neighborhood Strategy Area Study, Orange — Subcommittee on Housing of the Environ- County Environmental Agency mental Task Force • San Juan Capistrano,California—Initial Plan- ning Data System, City of San Juan Capis- trano • Santa Ana, California — Logan Barrio Land Use Plan, City of Santa Ana • Seal Beach, California — Population, Demo- graphic and Housing Analyses for Land Use Plan, City of Seal Beach • Ventura County, California—Ventura Avenue Land Use Study/Neighborhood Plan,Ventura County Planning Department • • ENVIRONMENTAL IMPACT REPORTS GENERAL PLAN ELEMENTS INITIAL STUDIES • Brea, California — Housing Element of the • Brea, California — Carden Day Care Facility, General Plan, City of Brea City of Brea • Brea,California—Open Space Element of the • Brea, California — Church of the Nazarene General Plan, City of Brea Day Care Center, City of Brea • Dana Point,California—SpecificPlan,Orange • Brea, California — Christ Lutheran School County Environmental Management Agency Expansion, City of Brea • Anaheim,California—Housing Element of the • Brea, California— Circulation Element of the General Plan, City of Anaheim General Plan, City of Brea • La Habra,California—Housing Element of the • Brea,California—SurplusPropertiesDisposi- General Plan, City of La Habra tion, City of Brea • La Mesa,California—Housing Element of the • Upland, California — General Plan Elements, General Plan, City of La Mesa City of Upland • National City,California—Housing Elementof / the General Plan, City of National City RESIDENTIAL PROJECTS LOCAL COASTAL PLANNING • Baldwin Park California — Section 8 Apart- ment Housing, City of Baldwin Park • Hermosa Beach, California — LCP Phase III: • Brea,California—Brea Hollow Condominiums, Implementing Actions,City of Hermosa Beach City of Brea • Imperial Beach,California—LCP Issue Identi- • Brea, California — Hong Enterprises Condo- fication, City of Imperial Beach miniums, City of Brea • Orange County,California—Dana Point Speci- • Brea,California— Laurel Townhouses,City of fic Plan:Issue Identification,Land Use Policies, • Brea Implementing Actions, Orange County Envi- • Montclair, California — Montclair Gardens ronmental Management Agency Section 236 Apartment Development, City of Montclair OTHER PLANNING PROJECTS • Simi Valley,California—Tentative Tract3177, City of Simi Valley • Orange Cuonty,California—Land Use Regula- ADDITIONAL PROJECTS tions:Dana Point Specific Plan,Orange County • Brea, California — Apollo/Tamarack Office- Environmental Management Agency Industrial Condominiums, City of Brea • Orange County, California— Paratransit Ser- • Brea,California— Brea Business Park,City of vice&Financial Study,Orange County Transit Brea District • Brea,California—Brea-OlindaFriends Church, City of Brea • Brea, California— Econ-O-Lube'N Tune, City of Brea • Brea, California — Founders National Bank, City of Brea • Brea,California—Off ice Condominium,Lot17 of Tract 10129, City of Brea • Brea, California — Palm Commerce Centre, City of Brea • Brea, California — Redevelopment Agency Area A-2, City of Brea • Brea,California—Union'76 Research Center, City of Brea LINDA BROWN BRAYTON SPECIALIZATIONS ASSOCIATE Environmental Analysis Site Plan Review Environmental Planner General Plan Preparation Ordinance Preparation EDUCATION PROFESSIONAL EXPERIENCE Master of Arts Planning Consultant Social Sciences California State University, Fullerton a TOO Planning Associate 1977 1982-present Secondary Teaching Credential a Chambers Consultants Environmental California State University, Fullerton 8 Planners Planner 1974 1978-1980 Bachelor of Arts Public Planning Sociology a City of Brea Junior Planner California State University, Fullerton 1977.1978 1973 — - MEMBERSHIPS American Planning Association Association of Environmental Professionals >1 D - LINDA BROWN BRAYTON SPECIALIZATIONS ASSOCIATE Environmental Analysts Site Plan Aeview Environmental Planner General Plan Preparation ordinance Preparation ENVIRONMENTAL IMPACT REPORTS GENERAL PLANS/SPECIFIC PLANS SPECIALIZED PROJECTS • Orange County, California — San Clemente/ • Huntington Beach, California — Focused EIR San Juan Capistrano Circulation Study, for Warner Avenue Relief Sewer,City of Hunt- Orange County Environmental Management ington Beach Agency • Brea, California — Residential Care Facility, • Pismo Beach, California — Seascape Village City of Brea Specific Plan, City of Pismo Beach • Santa Barbara California—LasPositasRegion- • San Juan Capistrano, California — Master al Park City of Santa Barbara Plan of Historic Downtown, City of San Juan Capistrano RESIDENTIAL PROJECTS ADDITIONAL PROJECTS • Brea, California — Cardinal Point Condomin- • Los Angeles,California—Co-author of Scope iums, City of Brea of Work Document for EIR/EIS for the 1984 • El Monte,California—Twin Lakes Condomin- Olympic Games, City of Los Angeles, Depart- turns,iums, City of El Monte ment of Parks and Recreation and U.S. Army • La Canada Flintridge, California — Focused Corps of Engineers EIR for a 17-Unit Residential Subdivision,City • San Clemente, California — Technical Spe- of La Canada Flintridge cialist for Feral Animal Removal Program:San • San Juan Capistrano, California — 77-Unit Clemente Island, U.S. Department of the Navy Planned Residential Development,City of San • Santa Barbara, California — Technical Spec- Juan Capistrano ialist for Environmental Assessment/Environ- • Santa Barbara, California— Focused EIR for mental Impact Report for Natural Gas Platform: Holmcrest Road Residential Subdivision, City Santa Barbara Channel,County of Santa Bar- of Santa Barbara bara COMMERCIAL PROJECTS ENVIRONMENTAL • Brea; California — Brea Imperial Shopping ASSESSMENTS * Center, City of Brea • Brea,California—Imperial Business Park,City • Downey,California— Bus Maintenance Facil- of Brea ity, Southern California Rapid Transit District • Brea, California—Old West Office Plaza, City • Oceanside,California— Expansion of Ocean- of Brea side Harbor, U.S. Corps of Engineers • • Brea, California—Tentative Tract No. 10798, • San Clemente, California — Technical Spe- City of Brea cialist for Environmental Assessment of Con- • San Juan Capistrano, California — Focused tinuing Naval Operations at San Clemente EIR for Ganado Office Complex, City of San Island, U.S. Department of the Navy Juan Capistrano • Technical Specialist for Marine Mammal Sur- INDUSTRIAL PROJECTS vey, Naval Ocean Systems Center • • Brea,California—BreaTowerslndustrialCom- • Technical Specialist for EIR/EIS for Explora- plex, City of Brea tory Drilling Operations, Lease PRC3314.1 (Pierpont) • Brea, California — Industrial Subdivision at Tamarck Avenue and Lambert Road, City of Brea • • Brea, California — Palm Commerce Center, City of Brea • URBAN PLANNING • Brea, California — Summary of Residential Development Standards: Housing Element Re- vision Program, City of area • Hermosa Beach,California—Apartment Suit- ability Evaluation and Design Standards Re- view: Senior Citizen Housing Study, City of Hermosa Beach • Buena Park, California — Permit Processing for a 28•Unit Condominium Project, Group Realty Services • • Hanford, California— Permit Processing for a Concrete Batch Plant,Hanford,Charles Oliver • la Mirada,California— Permit Processing for a Commercial Development, Shapell Indus- tries • • Stanton,California—Justification of Proposed Documents for Annexation 8o,City of Stanton • • • 0 WESTON STEWART PRINGLE Registered Professional Engineer: State of California • Fellow, Institute of Transportation Engineers; Member, American Society of Civil Engineers; President, Southern California Section, Institute of Trans- portation Engineers; Secretary-Treasurer, Western District,- Institute of Transportation Engineers; Delegate, Program Development Conference, Institute of Transportation Engineers; Member, Special Publications Committee, Institute of Transportation Engineers; Senior Editor, "Technical Notes", Institute of Transportation Engineers. •• Institute of Transportation Engineers Technical Committee Activities: Parking F Facilities for Industrial Plants; Traffic Improvement Data Collection Guidelines; z and Traffic Characteristics and Considerations for Tomorrow's•Airports. Mr. Pringle has had a varied experience in both the planning and operational fields of traffic engineering. Some of the projects with which he has been involved include: • Transportation Planning - circulation and transportation elements of general plans for cities; freeway location and impact studies; access, circulation and parking systems for industrial plants, airports, central business districts, colleges, shopping centers and other developments; traffic impact analysis for environmental impact reports. Traffic Operations - TOPICS areawide plan studies for eleven cities; traffic a signal and traffic signal system design; parking studies; street and parking lot lighting designs; school safety programs; access, circulation and parking studies for commercial, residential, and public developments. • In 1971 Mr. Pringle participated i,n the Institute of Transportation Engineer's Study Mission to Europe and Moscow. This included an opportunity to study t traffic and transportation in Munich, Berlin, Paris, Moscow and London, and provides a valuable addition to his experience. Educational Qualifications: California State University - Fresno, Bachelor of Science in Civil Engineering, 11960; Certificate, Municipal Public Works Admin- istration; Lecturer in Transportation and Traffic Engineering, California State Polytechnic University, Pomona. From 1960, Mr. Pringle has been Civil Engineering Assistant, City of West Covina; I� Assistant Traffic Engineer, Traffic Engineer and Associate Civil Engineer, City of Downey; Principal Engineer, Wilbur Smith and Associates, Consulting Engineers, Los Angeles; Vice President of Lampman and Associates, Consulting Engineers Pomona; and Vice President, Cromelin-Pringle and Associates, Inc., Placentia. { . 1 j , TRAFFIC STUDY FOR 1 ' 1 AVON STREET PROPERTIES 1 1 1 1 �1 iPrepared by : ' BASMACIYAN-DARNELL, INC. II � 1 1 I ' TRAFFIC STUDY FOR AVON STREET PROPERTIES Prepared for: PHILLIPS BRANDT REODICK, INC. ' 18012 Sky Park Circle Irvine, CA 92714 Prepared by: ' BASMACIYAN-DARNELL, INC. 4262 Campus Drive, Suite B-1 t Newport Beach, CA 92660 (714)549-9940 ' November 17 , 1983 ' TABLE OF CONTENTS PAGE ' INTRODUCTION. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1 Project Description: : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . 1 EXISTING CONDITIONS . . . . .1 ' Roadway Characteristics. . . . . . • • • . . . . . . . . . . . . . . . . . • • . • 4 Intersection Capacity Analysis. . . . . . 6 ' PROJECT-RELATED TRAFFIC. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6 Trip Generation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6 ' Trip Distribution. . . . . . . . . . . . . . . . TRAFFIC PHASING ORDINANCE. . , . . . . . . •7 ' FUTURE TRAFFIC CONDITIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7 Future Traffic •Volumes. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 ' Analysis of Avon Street Alternatives. . . . . . . . . . . . . . . . . 9 Summary of Evaluation of Avon Street Alternatives. . . 17 Capacity Analysis. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 ' AVON STREET DESIGN CONSIDERATIONS. . . . . .-. . . . . . . . . . . . . . . . . 21 Avon Street Properties Cul-de-Sac of Avon Street. . . .22 ' Avon Street Extension to Santa Ana Avenue. . . . . . . . . . . 22 SUMMARY OF FINDINGS AND CONCLUSIONS. . . . . . . . . . . . . . . . . . . . . .23 APPENDIX A APPENDIX B LIST OF TABLES ' Table No. Description Page No. 1 Existing ICU and Level of Service (Los) . . . . . 6 ' 2 Summary of Trip Generation Characteristics. . 6 3 Estimated Tripmaking to/from the Proposed Project. . . . . . . . . . . . . 7 . . . . . . . . . . . . . . . . . . . . . 4 Avon Street Alternatives Traffic Volume Summary. . . . . . . . . . . . . . . . . . . . 16 5 Summary of Daily Raodway CapacityAnalysis. . 18 6 Comparison of Coast Highway Traffic Volumes.21 LIST OF FIGURES Page No. Figure No. Description 1 Project Location. . . . . . . . . . . . . . . . . . . . . . . . . . 2 2 Project Vicinity. . . . . . . . . . . . . . . . . . . . . . . . . . 3 3 Existing Average Daily Traffic Volumes. . .5 4 Project-Related Traffic. . . . . . . . . . . . . . . . . . . 8 5 Base Condition. . . . . . . . . . . . . . . . . . . . . . . . . . . 10 6 Alternative A-1. . . . . . . . . . . . . . . . . . . . . . . . . . . 11 7 Alternative A-2. . . . . . . . . . . . . . . . . . . . . . . . . . . 12 8 Alternative B-1. . . . . . . . . . . . . . . . 13 9 Alternative B-2. . . . . . . . . . . . . . . . . . . . . . . . . . . 14 10 Proposed Avon Street Cul-de-Sac. . . . . . . . . . . 19 11 Location of Avon Street Exnteded Through Avon Street Properties Parcels. . . . . . . . . .20 TRAFFIC STUDY FOR AVON STREET PROPERTIES INTRODUCTION ' The purpose of this study is to examine the traffic related impacts associated with the development of seven (7) residential properties on Avon Street, Santa Ana Avenue and Cliff Drive. In ' conjunction with the project, it is proposed that Avon Street be extended west from Riverside Avenue to terminate in a cul-de-sac just east of Santa Ana Avenue. Because in earlier planning by ' the City Mariners' Mile Specific Plan) the connection of Avon Street to Santa Ana Avenue has been considered, the implications of the cul-de-sac on Avon Street must be addressed. ' In this report, the existing conditions for the area are discussed, including traffic volumes, roadway configurations and intersection capacity utilization ( ICU' s) . Also included is an ' analysis of future traffic conditions based on several scenarios involving the extension of Avon Street and improvements to Coast Highway. ' PROJECT DESCRIPTION The project site lies north of Coast Highway and is bounded by Newport Boulevard on the west, Cliff Drive to the north, Avon Street on the south side of the properties, and Riverside Avenue on the east. The project applicant proposes that Avon Street be extended west from Riverside Avenue as a cul-de-sac to provide access for five of seven residential dwelling units that are ' planned for the area. Two parcels would have access via Cliff Drive. ' Figure 1 is a map depicting the proposed project location from a regional perspective. Figure 2 is a vicinity map showing the project site, with the seven proposed single family residential sites identified, and the immediately surrounding area. ' EXISTING CONDITIONS The existing land uses in the area are commercial (various types, primarily marine-related commercial enterprises, restaurants, and other retail/commercial) along Coast Highway and single-family ' residential to the north of Avon Street and Cliff Drive in the Newport Heights area. Ths U.S. Post Office, at the corner of Riverside Avenue and Avon Street constitutes another major land use category. Access to the area is provided primarily by Coast Highway, Newport Boulevard, Riverside Avenue and Avon Street. Additional ' access will be provided via Cliff Drive and Santa Ana Avenue. The 1982 average daily traffic (ADT) volumes for the roadways in the ' 1 p0 ; 6 Ca us Drive O 9 0 of 61rch Street ; ��i OFF a pG C w A Q m ° `ep K � P Bristol Street � a • Del Mar Avenue universit 0 O99 9O°° F e Drive 6onits Can a �4t`y y ° Upper 19O New p COSTA MESA 22nd Street ort Bay Drive r• • N c Drive � • rd Roa NEW FIT loth Street. AC ° O o PROJECT : 0 Ban JoapuinHills Road s SITE 171111 street °00 r' m Street c < D trs c m 1ph 1 a CORONA n 9 e = �9`�• c u ° o o DEL MAR • tP ° ' .'• ° Bays s Avon• ° o > A ° COAST ` h��hiY i CL � PACIFIC Ay ac 0 ? • ° or Balboa Boulevlyd Pacific Ocean Avocado Avenue FIGURE 1 BASMACIYAN•bARNELI,INC. PROJECT LOCATION 43 1, H..r.l.F4J Yliw pl41q H9"yf"JY ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! N not to scale STREE7 w z w 4 2J� m 9 w PV ON w �2P � III 5� HIGHWAY ,GOPS� ® LOCATION OF PROPOSED DEVELOPMENT (Avon Street Properties) FIGURE 2 BASMAC4YAN DARNELL,INC. PROJECT VICINITY 1261 U.P.Om.,B ft B 1 Ne.pon Bean.W dwMa 92M 17111 549 040 I, vicinity of the project are presented in Figure 3. These traffic volumes represent average winter weekday volumes. Also presented on Figure 3 are the 1980 average summer weekday traffic volumes ' on Coast Highway and Newport Boulevard. It should be noted that the major roadways in the area experience a higher daily volume during the summer months. ' Roadway Characteristics ' The following is a description of existing roadway characteristics. Coast Highway (SR-1 ) is classified as a major arterial in the Master Plan Circulation Element for the City of Newport Beach. Between Newport Boulevard and Tustin Avenue there are three westbound and two eastbound travel lanes along Coast Highway. There is a two-way left-turn lane between Newport Boulevard and Riverside Avenue and a raised median between Riverside and Tustin Avenues. Left turn pockets are provided in the eastbound ' direction at Riverside and Tustin Avenues. Curbside parking is allowed except on the southside of Coast Highway between Newport Boulevard and Riverside Avenue. ' Newport Boulevard ( SR-55) northerly of Pacific Coast Highway is a six-lane divided facility with turning lanes at Hospital Road. It is grade separated at Coast Highway. ' Riverside Avenue is constructed as a 56-foot roadway from curb to curb and is striped to provide two through lanes plus a bike lane ' in each direction. Northerly of Avon Street the roadway is channelized to provide one through lane plus a bike lane in each direction. ' Tustin Avenue is constructed to provide one through lane in each direction with curbside parking allowed. ' Avon Street at the present time has a right-of-way of 40 feet and provides one travel lane in each direction. Presently the roadway is improved for a distance of about 400 west of Riverside ' Avenue. The remainder of the roadway is graded but unimproved. Avon Street between Riverside Avenue and Tustin Avenue provides one travel lane in each direction and parking on both sides of the roadway. Old Newport Boulevard is a north-south facility and provides one travel lane in each direction with curbside parking allowed on ' the easterly side. Santa Ana Avenue near Old Newport Boulevard is constructed at a ' 10% grade and provides one through lane in each direction. Cliff Drive is a residential street constructed to provide one ' travel lane in each direction and curbside parking. 4 0 a0c, a �r �o • o � a c e m e a a C e e w o s� m D m I�VOWN u � Street a m Z Pacific Coast ff/96W 53/39 47/45 no scale 47/45 N 52/48 LEGEND: 61/59' 33/28 XX/YY-DAILY TRAFFIC VOLUMES XX-VOLUMES REPRESENT AVERAGE SUMMER WEEKDAY VOLUMES (CITY OF NEWPORT BEACH TRAFFIC FLOW MAP 1986)(IN THOUSANDS) 2/51 YY-VOLUMES REPRESENT AVERAGE 44/37 WINTER WEEKDAY VOLUMES (CITY OF NEWPORT BEACH TRAFFIC FLOW MAP 1982)(IN THOUSANDS) FIGURE 3 "'"'""Y""°^""k" '"` EXISTING AVERAGE DAILY TRAFFIC VOLUMES 114t U WpN YI1•[.]uil[O 1 N[wpJll O[I\II•WMNN['J16f0 ', ' Intersection Capacity Analysis ' The intersections of Coast Highway at Riverside and Tustin Avenues are considered critical to traffic flow in the project area. Accordingly, the capacity for each was evaluated using the Intersection Capacity Utilization (ICU) method. ' Using the existing peak hourly turning movement counts and the existing geometrics for these two signalized intersections, the ' ICU for each intersection was calculated for the afternoon peak hour condition. The results of these calculations are summarized in Table 1 . Based on the ICU computation, both intersections ' operate at satisfactory levels of service under present conditions. The ICU value for an intersection is a measure of the portion of ' an intersection' s total capacity that is being, utilized by the traffic volumes. The resultant ICU can then be related to the level of service (LOS) to determine the quality of traffic flow ' through the intersection. The ICU calculations and a description of levels of service are in Appendix A. ' TABLE 1 EXISTING ICU AND LEVEL OF SERVICE (LOS ) Intersection PM Peak Hour ' ICU LOS Coast Highway at: ' Riverside Avenue 0.7731 C Tustin Avenue 0.6764 B PROJECT-RELATED TRAFFIC Trip Generation ' Trip generation to/from the project site is based on studies conducted for similar developments, tripmaking rates published by ' the Institute of Transportation Engineers and studies conducted by the City of Newport Beach. The trip generation- rates used in this study for the project site are presented in Table 2. t TABLE 2 SUMMARY OF TRIP GENERATION CHARACTERISTICS ' Trip Generation Rates per Dwelling Unit Land Use Daily AM Peak Hour PM Peak Hour ' IN OUT IN OUT Residential (Single ' Family detached Dwelling Units ) 12. 0 0 . 3 0. 6 0. 6 0. 4 6 ' Applying the trip generation rates presented in Table 2 to the residential land use proposed for the project site, tripmaking ' for the proposed project has been estimated. Table 3 is a summary of the total estimated tripmaking for the proposed project. ' TABLE 3 ESTIMATED TRIPMAKING TO/FROM THE PROPOSED PROJECT ' Estimated Trip Ends (a) Land Use Daily AM Peak Hour PM Peak Hour IN OUT IN OUT ' Seven ( 7) Single Family Detached Dwelling Units 84 2 4 4 3 ' (a) A trip end is a one way movement to/from a land use. ' Trip Distribution The trip distribution characteristics of the site have been developed taking into consideration the spatial orientation of ' possible attractors of tripmaking in the surrounding vicinity and the adjacent street system. Based on the trip distribution assumptions, trips estimated to be generated by the proposed project were then distributed to the roadway system for daily, morning peak hour and afternoon peak hour conditions. Figure 4 presents the project-generated traffic volumes on the surrounding ' streets. TRAFFIC PHASING ORDINANCE (TPO) ' The City of Newport Beach . Traffic Phasing Ordinance (TPO) requires the review of potential external traffic impacts on ' critical intersections for any office, industrial or. commercial development of 10 , 000 square feet or more and any residential development of 10 dwelling units or more. The proposed project ' consists of a total of seven (7) dwelling units, therefore is exempt from the Traffic Phasing Ordinance regulations. ' FUTURE TRAFFIC CONDITIONS A recent upate of the City of Newport Beach traffic circulation ' model, based on the City' s "Trend-Growth" scenario and the City' s Master Plan Circulation Element, was used as the data base for the future traffic conditions analysis. in order to examine the Mariners` Mile area in detail, a section of the City' s Model (Traffic Analysis Zone 43 ) was "windowed out" for analysis, and a subarea model was developed. The Mariners ' Mile area was subdivided into 20 analysis zones, based on access and land use ' considerations. Detailed land use estimates (based on "Trend 7 • � s c yCb C b � N C i y C PQO� [0 0�Q\�Q "o 12 ` T m 7 0 pvon _ 03 o �. ylb v Street \�•\ eol Z a Paclflc Coast ylDhway no scale 931313 2�/7/ 7 N LEGEND XX/YY/ZZ DAILY/AM/PM NOTE: Traffic to/from lots served by Cliff Drive not shown. NNK FIGURE 4 aa5"'"C'IYA"°a"""`•INC. PROJECT RELATED TRAFFIC Ne..Ym.wa.n,umwnl.'l:060 '. Itlq N9 Y9W Growth" ) for each zone was provided by the City of Newport Beach Planning Department. Cordon Stations around the Mariners' Mile area were designated to simulate the traffic flow through ' Mariners' Mile and the traffic that travels to/from Mariners" Mile and the remainder of the modelling area. Different circulation scenarios were then examined to assess the implications of such ' matters as constructing Avon Street and placing median barriers on Coast Highway. ' The subarea model was processed on a micro-computer to allow for the analysis of many different alternatives. The MINUTP computer software package was used. MINUTP is similar in nature and function to software packages used for large main-frame computers, such as UTPS, PLANPAC and TRANPLAN. Future Traffic Volumes ' Presented in Figure 5 are the future traffic volumes for the project area if Avon Street were extended to Santa Ana Avenue to ' form a "T" intersection, in accordance with the Mariners' Mile Specific Plan. Outside the Mariners' Mile area, the arterial streets included in the City' s Master Plan Circulation Element are assumed to be in place. Traffic estimates reflect the "Trend ' Growth" scenario. The future traffic volumes and street system depicted in Figure 5 are referred to as the base condition. ) Under this base condition, Avon Street would have traffic volumes ' of approximately 2500 vehicles per day. Analysis of Avon Street Alternatives ' Since the project applicant has proposed that Avon Street terminate at a cul-de-sac, a change to the Mariners' Mile Specific Plan would be required. To assess the implications of ' such a change, a series of four alternatives , with various assumptions for Avon Street and access to/from Coast Highway, were analyzed. These alternatives are described below and are ' presented graphically in Figures 6 through 9. Alternative A-1 : (Figure 6 ) Avon Street extended west from ' Riverside Avenue with a cul-de-sac just east of Santa Ana Avenue. Alternative A-2: (Figure 7) Same as Alternative A-1 except with a median on Coast Highway between Old Newport Boulevard and just ' east of Tustin Avenue. Alternative B-1 : (Figure 8) Avon Street extended from Riverside ' Avenue to Santa Ana Avenue (Base Condition) plus a median on Pacific Coast Highway between Old Newport Boulevard and just east of Tustin Avenue. Alternative B-2: (Figure 9 ) Same as Alternative B-1 plus Avon Street extended east from Tustin Avenue to approximately 900 to 1000 ft. , then to curve southerly and form a "T" intersection with Coast Highway. With this alternative it would be possible to travel on Avon Street between Coast Highway (from a point ' 9 • 83.8 0i n • � >o J "ram 6.1 O a0 6.4 C � � a 3.1 j 13.5 't Q 8.4 `a`QC a ( � 4.1 h 3.1 10.6 16.0 0 9.5 �0 O 2.0 mM V0p 2.6 9.4 1.0 15.9 1.3 1-' O / 'J 6 Street o G 3 1 17.5 •6 4.3 0 38.9 Z w ^r --30.2 —30.2 e a - p1 3 98.6 29.0 � 29.6 _ Coast H18hway ` 27.1 18.4 no SCflle 6 r .Ir N3.1 12.5 17 03 LEGEND /fig 0 ' '� XX.X DAILY. TRAFFIC IN THOUSANDS `L6'3 r J m W � h i co ti FIGURE 5 BASMACIY.1„1„NNEL ,INC. BASE CONDITION AVON STREET EXTENDED TO SANTA ANA AVENUE Ne.pun fiOJI•IaNIW N.Y16G° i pNl N9 y9JU ",. ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! a a c 83.8 a , � .c 5.1 m D 5.4 F a 3.1 a 2.8 3.1 e m C to 10.6 a 2,8 a a 0 a t4 0 a is Q. � .o m ai 2,0 mN M V oi\ 1.3 9.4 1.0 � a .4 14.3 1.23ff@@t.6 3a 17,8 4,4 Z a 39.6 — 30.2 —30.2 oast m 3.1 Ffj m al N 17.4 f AA 6 38.4 28.7 29.8 9hw 27.1 no scale , 9 A-0 5.0 3.8 .y1 28.0 — N 1y 6 929 14.8 13.1 LEGEND DAILY TRAFFIC IN THOUSANDS �0 6 v 3 7.1 m a t r• co `D\ FIGURE 6 BASMAI'IYAN U4NNk1 L,INC. ALTERNATIVE A-1 Rolumyut U.u.,5wN81 AVON STREET AS A CUL DE SAC Nenpon Y.wM1,u4twm.•J:EEO , OHI H9 Y9iY 0 aoc, a c o 83.6 a C `c6 6.1 C a 5.4 V F a q � 3.1 m op Q a C 12.6 ' 3.1 Q 19 m 8,4 .. oaa a a W 10.6 a 2.6 y 16.0 9.5 m 2.0 G Op 1.7 9.4 1.0 Cm16.0 .8 15.6 'L O Street-5 n� C , 3.1 N 18.1 M 44.1 30.2 4 31.2 i 16.B�A31 46.4 29.7130.7 Coast f!/gnK,By ` 27.1 6.0 6.6 no So81e � .y9 6 A2 6 2 N 6. 136 LEGEND DAILY TRAFFIC IN THOUSANDS 17.1 iy ,$6 7,1 26- CO t �a CO I \�\ FIGURE 7 ALTERNATIVE A-2 BA5A1ACYA"°A""°" INC. AVON STREET AS A CUL DE SAC 134$l•mym Ouw,Swu°1 li WITH A MEDIAN ON COAST HIGHWAY plq H9 f9N ��. 0 � a c F w` 5.4 ti 3.1 a 3.5 V 8.4 C 0�a 6 < 4.1 10.5 Q` a 18.0 9.6 ' C�Q``a� .0 C ,. p 3.1 9.4 1.0 to 1 �V0 1.3 0 16.7 3.3 Street 'e a It m p 2 9 17.8 4.3 4.3 Z co 42.8 —30.2 3Y.2 0 Coast 30.7 00 8C8I8 6.0 N 15. 2$6 39 9 26.6— .��6 LEGEND 14.6 12.3 DAILY TRAFFIC IN THOUSANDS 1a 6 7.1 26 3 f to i FIGURE 8 ALTERNATIVE B-1 BA'"'"""A""°"""`''"` AVON STREET EXTENDED TO SANTA ANA .AVENUE WITH A MEDIAN ON COAST HIGHWAY pNI HY YW° c o 83.6 a c �c0 C b 8.4 3.1 F 6,1 a q w o 3.6 e Q � w • a o, 3.1 16.0 10.5 a ro Q°Oa a j 4.1 .: 8.4 i 2.0 O m . 16.7 -9.4 1.0 Ly 1.8 F 6 3.3 /�yOfi 3.1 StfAAt.B 2.4 2,9 17.6 3.1 3.1 m Z a 4.3 r 42.8 -30.2 -30.4 COAat 0 0 �a 18.7 R26 39.9- 29.4 - 29.9 28 8 N19hWaY- 27.1 no Scale g 25.4 y 286 gg.N 6.0 6.1 26.6- -,3 3 14.8 cy 1$6 a \D\ FIGURE 9 Y ALTERNATIVE B-2 OASMACII DARNELL•INC AVON STREET EXTENDED WEST TO SANTA ANA AVENUE AND EXTENDED 1143 umpm Ulue.Su.i.B 1 EAST TO COAST HIGHWAY WITH A MEDIAN ON COAST HIGHWAY UHI p+v vsm i ' about 900 to 1000 ft. east of Tustin Avenue) and Santa Ana Avenue, but the discontinuity (jog) on the alignment of Avon Street at Riverside Avenue would remain. ' Collectively, the five alternatives present the information to assess the range of traffic implications associated with actions ' pertaining to Avon Street and Coast Highway. Presented in Table 4 is a comparison of the daily traffic volumes at several key locations for the five alternatives. ' As would be expected, Alternative A-1 (Avon Street as a cul-de- sac) would have the lowest traffic volumes on Avon Street. Installing a median barrier on Coast Highway (Alternative A-2 ) ' would increase the traffic volumes on Avon Street by approximately 400 vehicles per day. The reason for this is that without the median vehicles travelling easterly on Coast Highway ' wishing to access the development on the north side of the street would have to either make a U-Turn at Riverside Avenue or make a left turn and access the area from the Avon Street cul-de-sac. ' In addition, the installation of a median on Coast Highway would increase volumes on Coast Highway by about 1500 to 3000 vehicles between Newport Boulevard and Riverside Avenue. This is because vehicles are no longer given the option to make left or U-Turns ' at any point before Riverside Avenue. The two alternatives with Avon Street extended through to Santa ' Ana Avenue (the base condition and Alternative B-1 ) would have the largest volumes on Avon Street. Traffic volumes on Coast Highway would decrease slightly but not enough to have any significant effect on overall traffic conditions. Again, installing a median barrier on Coast Highway would increase traffic volumes by approximately 1000 to 3000 vehicles per day on Coast Highway between Newport Boulevard and Riverside Avenue. Likewise, the traffic volumes on Avon Street would increase slightly. ' The last Alternative (B-2 ) is illustrative of what would happen if, in addition to extending Avon Street from Riverside Avenue to Santa Ana Avenue, and installing a median on Coast Higway, Avon t Street were also extended east from Tustin Avenue to tie in with Coast Highway. (See Figure 9. ) The traffic volumes on Avon Street west of Riverside Avenue would not differ much from those in Alternative B-1 , nor would the 'volumes decrease substantially ' on Coast Highway. On the extended portion of Avon Street between Coast Highway and Tustin Avenue the traffic volumes would be in the range of 1300 to 3000 vehicles per day. It is con- cluded that, even if Avon Street were extended from Coast Highway (east of Tustin Avenue) to Santa Ana Avenue, Avon Street would not be sufficiently attractive to divert through traffic from ' Coast Highway. 15 TAME 4 AWl SfM AI.7FRRATIM YRAMC Wlt•E StINRY LWATIiJB Altermt9ve Avon Street Coast Hii¢ney Riverside Avenue 74stin Avenue e%Santa Am w/o Riverside e o Riverside e o HL Wrt Blvd. w/o Riverside Ave. e%o Tustin Ave, n/o Avm St. s/o Avon St, n/o Avon St. s/o Avm St. t-� rr Bise 2,600 2,508 1,300 BD,WD 75,4W 59,500 16,OW 17,500 2,000 4,3W A-1 - 1.300 1,200 82,600 78,000 59,800 16.000 17,800 2,OW 4,400 A-2 800 1,700 1,300 85,600 86,600 61,9W 16,WD 18,100 2,OW 4,400 B-1 2,9W 3,10D 1,30D 82,7W 82,700 61,900 16,000 17,800 2,OW 4,300 11-2 2,900 3,100 1,6W 82.701) 82,700 59,700 16,000 17,6W 2,000 3,100 ' Summary of Evaluation of Avon Street Alternatives Following is a summary of the major conclusions based on the ' evaluation of the alternatives for Avon Street. 1 . Avon Street west of Riverside Avenue would serve primarily as ' a street to serve abutting land uses whether or not it is connected to 'Santa Ana Avenue or is terminated in a cul-de- sac just east of Santa Ana Avenue. The amount of traffic on this portion of Avon Street, other than to/from adjacent properties, would be less than 1 ,000 vehicles per day (vpd) . 2 . Avon Street would not be sufficiently attractive to divert any through traffic off Coast Highway even if Avon Street were extended east of Tustin Avenue ( to tie in with Coast Highway) . Traffic on Avon Street would consist primarily of ' vehicles travelling to/from abutting properties. (The subarea model was run with the assumption that the discontinuity in alignment at Riverside Avenue would remain. ' But checks of travel time indicate that this conclusion would still be valid even if the discontinuity were eliminated. ) 3 . The extension of Avon Street east of Tustin Avenue would not ' have a significant effect on traffic volumes on Avon Street west of Riverside Avenue. 4. Depending on the alternative, traffic volumes on Coast Highway east of Newport Boulevard would be in the range of - - 80—,000 to 85,600 vpd. West of Riverside Avenue the range would be 75,400 to 86, 600 . Capacity Analysis The implementation of Avon Street extended to Santa Ana Avenue or cul-de-sac will impact future traffic conditions on Coast Highway. The effects of these changes were previously presented in Table 4. To identify the specific impacts on Coast Highway daily volume to capacity ratios were calculated for Coast Highway between Newport Boulevard and Riverside Avenue and for Avon ' Street. The results of these analyses are presented in Table 5. Review of Table 5 shows that the projected traffic volumes on ' Avon Street can be adequately accommodated for any of the alter- natives . This conclusion is based on the assumption that Avon Street would be fully improved to provide 32 feet between curbs and that parking would be prohibited to provide unobstructed traffic flow. This roadway width would be needed with or without the extension of Avon Street to Santa Ana Avenue because a 32- foot width is considered a minimum design criterion for this type ' of street. Further review of Table 5 shows that future traffic forecasts for the area would exceed the existing and future capacity of Coast Highway. Although the daily capacity would be ' exceeded in any event, a comparison of traffic volumes on Coast 17 TABLE 5 SUMMARY OF ' DAILY ROADWAY CAPACITY ANALYSIS ' Future Daily Capacity Daily Existing Future Exist. Future Volume Conditions Conditions V C LOS V C LOS Coast Highway West of Riverside Avenue ' Base Condition 41 , 100 54, 000 751400 • 1 .83 F 1 .39 F Alternative A-1 41 , 100 54,000 78,000 1 .90 F 1 .44 F ' Alternative A-2 41 , 100 - 54,000 86, 600 2 .11 F 1 . 60 F Alternative B-1 41 , 100 54,000 82,700 2.01 F 1 .53 F Alternative B-2 41 , 100 54, 000 82,800 2. 01 V 1 .53 F Avon Street West of Riverside Avenue Base Condition NA *8, 000 21500 - - 0. 31 A Alternative A-1 NA 81000 11300 - - 0.16 A 1 Alternative A-2 NA *8, 000 11700 _ _ 0.21 A Alternative B-1 NA *81000 31100 0.38 A Alternative B-2 NA *81000 3,100 - - 0. 39 A ' * Estimated by BDI based on 40 foot Avon Street right-of-way, improved to 32 foot between curbs and no parking. 1 ' 18 'SIIpTA AMA AVDff :�- a,r mar �,.�_.� _r�utrf� x:� •. 712 MM 4y ` 'L PARLE \ rARLEi \ \ s �✓'� lK e {... �`.�?}� \ � Mum O CITY OF NEWPORT BEACH AVON STREET 40' RADIUS CAL-DE-SAC PROPERTIES PROPOSED - CURB STANDARD 32' RADIUS CUL-DE-SAC CURB \D\ FIGURE 10 BASMAc)YNi NARNELL.INC. PROPOSED AVON STREET CUL-DE-SAC J242 umW.Ux...Sw,.6•) xe.yort i4q B•..h W$ 0 YSeGO Illq iiY Y i tip mom s1; SIIYfA �—� A.IMP W 1LZW ♦• {�� V � nlw `t\ \` mac. -•tr .,,.T ..�-r'_- Q r/� ' '• 90� ;AM 2 AVON STREET EXTENSION N \�\ FIGURE 11 BASMACIYAN-DANNtLI,INC. LOCATION OF AVON STREET EXTENDED „.:pow nGetwnb Yt66o THROUGH AVON STREET PROPERTIES PARCELS I7145 5499940 ' Highway and the resulting increase or decrease when compared to base conditions can be made. Table 6 presents these comparisons and the respective increase or ' decrease. TABLE 6 ' COMPARISON OF COAST HIGHWAY TRAFFIC VOLUMES ' Daily Decrease in Traffic Traffic when compared to Sase ' Alternative Forecast Condition Base Conditions 75, 400 NA ' A-1 (Avon Cul-de-Sac) 78, 000 2,600 A-2 (Avon Cul-de-Sac 86 , 600 11 ,200 Median on Coast Highway) B-1 (Avon Extended) 82, 700 7, 300 ' B-2 (Avon Extended-Santa Ana 82, 800 7, 400 to e/o Tustin/Coast and ' Median on Coast Highway) Review of Table 6 shows that each alternative, when compared to Base Conditions traffic forecasts, ,will result in increased traf- fic on Coast Highway west of Riverside Avenue. Review of the data shows that the proposed cul-de-sac alternative proposed by Avon Properties results in the least increase approximately 2, 600 ' daily vehicles. The greatest impact occurs with Alternative A-2 when a median is installed on Coast Highway and Avon is Cul-de- saced. This Alternative (A-1 ) represents a 11 ,200 vehicle increase above the base condition forecast. In summary it can be concluded that the Avon Street can ( if constructed as discussed in this report) accommodate the future ' traffic volumes presented for each alternative. Coast Highway on the other hand is expected to exceed its daily capacity in any event. ' AVON STREET DESIGN CONSIDERATIONS ' Construction of Avon Street will be restricted to the available 40 foot right-of-way due to the location of existing development and the steep terrain located to the north of Avon Street. This ' reduced right-of-way will permit the construction of a 32 foot wide roadway (providing 4 foot parkways on either side) . This roadway width is the maximum that could be constructed the entire ' length of Avon Street except for the improved section of Avon 21 ' Street immediately west of Riverside Avenue which is improved to provide two travel lanes and curbside parking. ' Implementation of Avon Street to serve the Avon Street Properties project or to extend to Santa Ana Avenue has the same design constraints of the 40 foot right-of-way and 32 foot curb to curb roadway width. The primary differences will be in the physical construction in the vicinity of Santa Ana Avenue. A discussion of these differences follows. ' Avon Street Properties Cul-de-Sac of Avon Street The Avon Street Properties project entails' the termination of ' Avon Street east of Santa Ana Avenue with a cul-de-sac serving three residential properties. The plans presented with the project show a cul-de-sac constructed with a 32-foot-radius curb ' for the cul-de-sac. Figure 10 presents the cul-de-sac. This cul-de-sac design does not conform to the City of Newport Beach adopted cul-de-sac design standards. The City' s adopted standards require a 40 foot curb radius. This design standard has been established by the City to provide adequate turnaround for large trucks and to specifically accommodate fire trucks. The required 40 foot radius is also depicted on Figure 10. ' An adequate cul-de-sac will be needed to assure that truck traffic entering and leaving the commercial properties along ' Coast Highway from Avon Street can turn around in the event they reach the cul-de-sac. Also an adequate turn around for fire vehicles is another important consideration. This is extremely ' important from the aspect of having Avon Street provide rear access to the Coast Highway commercial properties. A major difference between the Avon Street Properties cul-de-sac alternative and the future extension of Avon Street to Santa Ana is that the roadway can be constructed on approximately existing grades. This will permit access to be taken to Newport Imports. ' Access to the TNT restaurant parcel would require a change in grade or construction of a parking structure to gain access to the TNT parcel. ' Avon Street Extension to Santa Ana Avenue The extension of Avon Street to Santa Ana Avenue will require the raising of Avon Street at a 10% grade to reach Santa Ana Avenue. Also the roadway will have to be curved northerly to intersect Santa Ana Avenue. Figure 11 depicts the location of the proposed ' roadway through the Avon Street properties. This roadway extension will necessitate some retaining walls and restriction of access to the TNT Restaurant parcel. Also access to/from Newport Imports may not be feasible. In general, it should be pointed out that access to these parcels via Avon Street would necessitate modification of the existing parcels. ' Access to/from the TNT Restaurant parcel may be possible by constructing a parking structure. The desirability and safety 22 ' aspects of introducting an access on a 10% roadway grade is not recommended. ' The continuation of Avon Street through to Santa Ana Avenue will result in improved local circulation within the Mariners' Mile area. The improvement in local circulation will be a function of ' providing additional access to/from the Newport Heights area and the ability of vehicles leaving development between Coast Highway and Avon Street with a destination to the north on Newport Boulevard to use Avon Street, Santa Ana Avenue and Old Newport t Boulevard. Overall this access alternative is expected to reduce future traffic on Pacific Coast Highway by approximately 2500 daily vehicles. ' Additional benefits of the Avon Street extension would be the ability of truck traffic and delivery vehicles to use Avon Street ' rather than Coast Highway for access. This is especially significant when large trucks have to use Coast Highway for their loading and unloading operations (which results in potential blockage of through traffic) . SUMMARY OF FINDINGS AND CONCLUSIONS ' o The proposed seven (7) dwelling units are expected to generate approximately 84 daily vehicle trip ends. ' o Since the proposed project consists of less than 10 dwelling units, it is exempt from the Traffic Phasing Ordinance ' regulations. o Under the base condition (Avon Street extended to Santa Ana Avenue to form a "T" intersection) , Avon Street would have ' traffic volumes of approximately 2500 vehicles per day (Vpd) . Traffic volumes on Coast Highway between Old Newport Boulevard and Riverside Avenue would be approximately 75, 000 to 80, 000 ' vpd. o With Avon Street extended to form a cul-de-sac, the daily traffic would be approximately 1300 vehicles. Coast Highway (between Old Newport Boulevard and Riverside Avenue) would experience volumes of 78 , 000 to 82, 000 vehicles daily. ' o Avon Street west of Riverside Avenue would serve primarily the adjacent land uses only (•and not through traffic from Coast Highway) whether or not it• is connected to Santa Ana Avenue or ' is terminated in a cul-de-sac just east of Santa Ana Avenue. o Avon Street would not be sufficiently attractive to divert any ' through traffic off Coast Highway even if Avon Street were extended east of Tustin Avenue (to tie in with Coast Highway) . Traffic on Avon Street would consist primarily of vehicles travelling to/from abutting properties . 23 o One of the primary benefits of the Avon extension would be improvement of local circulation by providing an alternate route to gain access to the rear of the . Coast Highway ' properties. o Depending on the alternative, traffic volumes on Coast Highway east of Newport Boulevard would range from 80 ,000 to 85, 600 ' vehicles per. day. West of Riverside Avenue the range would be 75, 400 to 86 ,000 . ' o Projected traffic volumes on Avon Street can be adequately accommodated for any of the alternatives based on the assumption that Avon Street would be fully improved to provide ' 32 feet between curbs and parking would be prohibited. o Whether or not any changes to Avon Street are implemented, the daily capacity on Coast Highway will be exceeded. o Approval of the cul-de-sac alternative and development of the Avon Street residential parcels will require that Avon Street be fully improved along its unimproved section to the cul-de- sac. ' o The selection of the cul-de-sac alternative will also require a decision on the size of the cul-de-sac to be constructed. The project proponent proposes a 32 foot radius cul-de-sac whereas the City' s standard is a 40 foot radius.. 1 1 ' 24 ' Appendix A ' INTERSECTION CAPACITY UTILIZATION ANALYSIS Intersection Coast Hwy. / Riverside Av. ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 1983) EXISTING PROPOSED EXIST. EXIST. REGIONAL COHHITTEO PROJECTED Movement PK.HR. V/C GRO'.RH PROJECT V/C Ratio PROJECT PPOJECT Lanes Cap. Lanes Cap. Vol. Ratio Volume Volume Wo Project Volume V/C Ratio Volume NL 13 tNT 1600 1 .0113 NR 4 SL 103 ST 1600 2 .0656* ' SR 1600 418 .2613 EL 1600 1 337 .2106* ' ET 3200 1541 .4838 ER 7 ' WL 1600 52 .0325 WT • 4800 1905 .3969* ' WR 1600 75 .0469 YELLOWTIME ,1000* 1 i ' EXISTING INTERSECTION CAPACITY UTILIZATION .7731 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH W/PROPOSED INPROVEMENTS I.C.U. i . . .. . — .. . EXISTING PLUS COMMITTED ..PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. ' ❑ Projected plus project traffic I.C.U. will be less than or equal to 0.90 ' ❑ Projected plus project traffic I.C.U. w4ll be greater than 0.90 ' ❑ Projected plus project traffic I.C.U. with systems improvement will be ' less_than or_equal_to0.90_ ' Description of system improvement: 1 tDATE: PROJECT FORM II INTERSECTION CAPACITY UTILIZATION ANALYSIS Intersection Coast Hwy. / Tustin Ave. 1 ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 19 83) 1 EXISTING PROPOSED EXIST. EXIST. REGIONAL COMIITTEO PROJECTED Mordnent PK.NR. V/C GROWTH PROJECT V/C Ratio PROJECT PPOJECT Lanes Cap. lanes Cap. Vol. Ratio Volwe Volume w/o Project Volume V/C Ratio Volume NL 1 ' NT 1600 3 .0038 NR 2 ' SL 60 ST 1600 5 .0644* 1 SR 38 EL 1600 81 .0506* ET 3200 1566 .4922 ER 9 1 WL WT 4800 2215 .4614 1 WR 1600 90 .0563 YELLOWTIME .1000* TER E i 1 EXISTING INSECTION CAPACITY UTILIZATION .67fi4 EXISTING PLUS C"ITTED PLUS REGIONAL GROWTH W/PROPOSED IMPROVEMENTS I.C.U. i EXISTING PLUS COl iTTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. 1 . 1 ❑ Projected plus project traffic I.C.U. will be less than or equal to 0.90 1 ❑ Projected plus project traffic I.C.U. will be greater than 0.90 1 ❑ Projected plus project traffic I.C.U. with systems improvement will be ' less_than or_equal_to0.90 ' Description of system improvement: 1 1 1 DATE: PROJECT FORM II LEVEL OF SERVICE DESCRIPTIONS Nominal Range Level of' Service Traffic Quality of ICU (a) A Low volumes; high speeds; speed not restricted 0.00 - 0.60 by other vehicles; all signal cycles clear with no vehicles waiting through more than one signal cycle. ' B Operating speeds beginning to be affected by other traffic; between one and ten percent of 0.61 - 0.70 ' the signal cycles have one or more vehicles which wait through more than one signal cycle during peak traffic periods. C operating speeds and maneuverability closely controlled by other traffic; between 11 and 30 percent of the signal cycles have one or more 0.71 - 0.80 ' vehicles which wait through more than one signal cycle during peak traffic periods; recommended ideal design standard. _ • ' D Tolerable operating speeds; 31 to 70 percent of — the signal cycles have one or more vehicles which wait through more than one signal cycle 0.81 - 0.90 ' during peak traffic periods; often used as design standard in urban areas. ' E Capacity; the maximum traffic volume an inter- section can accommodate; restricted speeds; 71 to 100 percent of the signal cycles have one or 0.91 - 1.00 more vehicles which wait through more than one ' signal cycle during peak traffic periods. F Long queues of traffic] unstable flow; stoppages ' of long duration; traffic volume and traffic speed can drop to zero; traffic volume will be Not Meaningful less than the volume which occurs at Level of Service E. ' (a) Although the Highway Capacity Manual recommends the above relationship ' between level of service and volume/capacity ratios, field observation shows that a more appropriate relationship would be as follows: ' A, 0.00 to 0.80; B, 0.81 to 0.85; C, 0.86 to 0.90; D, 0.91 to 0.95; and E, 0.96 to 1.00. Source: Hiahway Capacity Manual._ Highway Research Board Special Report 87, ' National Academy of Sciences, Washington D.C., 1965, page 320. 1 1 . 1 1 1 1 1 1 1 1 I'i i 1 1 1 1 Appendix B 1 1 1 1 1 ' MARINERS' MILE TREND GROWTH LAND USE FORECASTS ' Traffic Analysis ' Zone Sand Use Description 11 Restaurant 22 , 340 SF* Office 44, 680 SF Commercial 22 ,340 SF 12 Restaurant 18, 330 SF Office 36, 660 SF ' Commercial 18 ,330 SF 13 Restaurant 33 , 870 SF Office 67,740 SF Commercial 33, 870 SF ' 14 Restaurant 2, 120 SF Office 4 ,240 SF Commercial 2 , 120 SF ' 15 Single Family Attached 23 dwelling units 16 Restaurant 10 , 370 SF Office 20,750 SF ' Commercial 10 , 370 SF 17 Restaurant 22,610 SF Office 45 ,220 SF Commercial 22, 610 SF ' l8 Restaurant 19,570 SF Office 39, 130 SF Commercial 19,570 SF ' 19 Restaurant 12,410 SF Office 24 ,820 SF Commercial 12 , 410 SF ' 20 Restaurant 18 , 830 SF Office 37, 660 SF Commercial 18, 830 SF ' 21 Restaurant 36,600 SF Office 73, 200 SF Commercial 36 , 600 SF 22 Single Family Attached 17 dwelling units ' 23 Restaurant 11,260 SF Office 22,510 SF Commercial 11,260 SF ' 24 - 25 Single Family Attached 9 dwelling units 26 Restaurant 25,570 SF ' Office 51, 140 SF Commercial 51, 140 SF Boat Slips 35 slips 27 Restaurant 24, 330 SF ' Office 48 , 660 SF Commercial 24, 330 SF Boat Slips 35 slips ' Traffic Analysis Zone Land Use Description ' 28 Restaurant 20 , 930 SF Office 41, 850 SF ' Commercial 20, 930 SF Boat Slips 35 slips Office 15 , 830 SF Boat Slips 35 slips 29 Restaurant 21,550 SF Office 43,100 SF Commercial 21,550 SF ' Boat Slips 35 slips Restaurant 10, 800 SF Office 61990 SF Commercial 6, 270 SF Boat Slips 35 slips 30 Restaurant 5 , 150 SF ' Office 10,290 SF Commercial 5,150 SF Boat Slips 35 slips Commercial 1,420 SF ' Restaurant 71400 SF Boat Slips 35 slips 31 Restaurant 34 ,380 SF ' Office 68,760 SF Commercial 34, 380 SF Boat Slips 39 slips t Restaurant 10, 390 SF Office 4, 320 SF Boat Slips 39 slips ' TOTALS BY LAND USE: ' RESTAURANT 368 ,810 SF OFFICE 707,550 SF COMMERCIAL 373,480 SF ' SINGLE FAMILY ATTACHED 49 Dwelling Units BOAT SLIPS 358 Slips ' Source; City of Newport Beach Planning Department ' * Square Feet 1 0 0 o o � m o O C O O 58 0 o Hospital Road 59 r` 84 co 83 85 0 8 57 60 1\ 86 87 QI4 —Q 25 101 61 102 Cllll Drive 0 7 77 16 24 112 22 8P III 'C 6 yea to 13d_ 79 �2 113 21 64 Avon . 2 I ��, 89 8 19 Q2 Z0 /104 7 5 3 7 g0 0 92103 95 197 100 56 ,/i1 69 7 98 10 Pacific Coast ii1s; a L1 91 93 1 8 III 99 6 72 `74 81 / 55 6 69 70 Q27 �28 29 A30 A/ 52 0 66 )26 31 5 5 51 LEGEND: • NODE 1❑ 54 TRAFFIC ANALYSIS ZONES 110 a \D- ' E 9ASMACIYAN DARNEL.INC. MARINERS MILE NETWORK AND TRAFFIC ANALYSIS ZONES u6: all oma wn 9ei Ne.yau Br41 "40 Y266o 11161 ii999i�u