HomeMy WebLinkAboutCORRESPONDENCE - 75ACity Council Meeting Correspondence
Item 75A CONTINUED PUBLIC HEARING -APPEAL NO. 2017-05 SITE PLAN REVIEW NO. 2016-03 AND
No. VARIANCE NOS. 2017-05 AND 2017-06 TO ALLOW THE CONSTRUCTION OF A SEVEN -STORY
260 -UNIT MIXED-USE BUILDING "THE MADISON' AT 200 NORTH CABRILLO PARK DRIVE -
CABRILLO COMMUNITY PARTNERS, LLC, APPLICANT
Date of Name Representative of In Favor of In opposition
Correspondence RA*. of RA*.
1 4/2/2018 Tim Paone (From 4/3/18 Cox, Castle & Nicholson LLP
CCM)
2 4/17/2018 David Waite Cox, Castle &Nicholson LLP
*RA- Recommended Action
Tuesday, April 17, 2018 Page 1 of 1
Orozco, Norma
From:
Paone, Tim
Sent:
Monday, April 02, 2018 2:43 PM
To:
Arabs, Jill; eComment
Cc:
Robert Bisno
Subject:
The Madison - Objections to Approval
Attachments:
#9562561 v2_Letter to City Council re The Madison 040218.DOCX
Follow Up Flag: Follow up
Flag Status: Flagged
Please see the attached comments of the owner of the Xerox Building which is adjacent to the proposed The Madison
development. We would like to be sure that these comments reach the City Council, Thank you.
Tim paone
ItlNICHOLSON
Cox, Castle & Nicholson LLP
Pit Selected as 2018 "Law Firm of the Year" in Land Use and Zoning Law
'glgy by U.S. News & World Report- Best Lawyers" "Rest Law Firms"
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111
April 2, 2018
Via E-mail (jarabe@santa-ana.org; eComment a@santa-ana.org)
Mayor Pulido and Members of the City Council
City of Santa Ana
20 Civic Center Plaza
Santa Ana, CA 92701
Dear Mayor Pulido and Members of the City Council:
078850
This letter is written on behalf of the owner of the Xerox office building at 1851 East First Street
(the "Xerox Building") with respect to the application for approval of The Madison, Last
November, we presented our concerns to the Planning Commission. Since that time, our
concerns have grown, as set forth below.
Initially, we would like to emphasize that the owner of the Xerox Building does not object to the
uses proposed by the project. To the contrary, we welcome them. Our principal concerns relate
to internal circulation resulting in morning peak hour cross traffic impacts that have not been
evaluated (including their potential impacts on queuing on Cabrillo Park Drive), the requested
parking variance, the location of the loading zone, and the absence of a designated move -in /
move -out loading area. These issues need not stand in the way of the project, but should be
addressed before the project is approved.
Before addressing the CEQA issue, a solution which we proposed to Mr. Bisno and which Mr.
Bisno appeared to embrace is to have the Madison parking structure entrance off of Xerox
Centre, with the exit on State Fund Drive. By doing so, significant cross -traffic conflicts could be
avoided on Xerox Centre Drive and not created on State Fund Drive because (i) the peak hour
for Madison entries would coincide with departures from the Xerox building and (ii) the peak
hour for Madison departures would coincide with arrivals at the State Fund building.
Discussions were initiated with the firm that manages the State Fund building to obtain
permission to use State Fund for exiting from the Madison parking structure. Those discussions,
however, were not completed and additional time is required for negotiations. It is not our
intent to stand in the way of the project, but our concerns need to be addressed. For that
www.coxcastle.com Los Angeles I Orange County I San Francisco
Mayor Pulido and Members of the City Council
April 2, 2018
Page 2
reason, we are requesting a one-month delay to (i) allow Mr. Bisno, the Xerox Building owner,
and State Fund the opportunity to reach agreement on the use of State Fund Drive as the exit
path for the new parking structure and (ii) provide time for design modifications to provide for
an appropriate primary loading zone and the addition of a moue-in/move-out loading area for
the tenants of the proposed residences.
Our specific objections are as follows:
s The Morning Peak Hour Cross -Traffic. This project impact was not addressed in the traffic
study, which focused on Cabrillo Park Drive at Xerox Centre, but not upon the proposed
project's interface with the existing circulation on Xerox Centre Drive, In fact, the traffic
study does not even state how many cars will be entering or exiting the Xerox Building
parking structure at peak hours or, for that matter, at any time. As of now, the City, the
public, and the owner and tenants of the Xerox Building have no idea to what degree this
conflict will impact tenants and visitors to the Xerox Building or traffic on Cabrillo Park
Drive.
Curiously, Table 5-1 of the traffic study cites the number of cars that would enter and exit
the Madison parking structure if the Madison site was built out as a 210,000 square foot
office tower, (Note that the project site is the Phase II of the Xerox Centre identified by
Table 5-1, whereas the existing Xerox building is Phase 1 and has a square footage of
321,833.) This is curious because CECA is not concerned with comparing a proposed project
to what theoretically could have been built under existing or prior zoning, but rather what
the potential impacts of the proposed project are when compared to existing conditions.
Here, it is indisputable that existing conditions do not include cross -traffic from a second
parking structure. It is equally indisputable that the project will result in traffic leaving the
new parking structure and crossing the incoming traffic lane for the existing Xerox Building
parking structure, The potential conflicts must be analyzed. Instead, the traffic study
concludes on Page 14 that "the traffic impact potential associated with the proposed
Project would likely be less than that of the entitled land use." That may be interesting
information, but it is not a CECA analysis.
Even if the correct square footage is applied to the analysis and the number of morning
peak hour entry trips are extracted from the ITE manual, the ITE manual is not intended to
and cannot judge the potential morning peak hour conflicts on Xerox Centre Drive because
those potential conflicts are uniquely defined by existing characteristics and conditions.
Mayor Pulido and Members of the City Council
April 2, 2018
Page 3
Those existing conditions include the distance of the driveway from Cabrillo Park Drive to
the entrance to •the Xerox Building parking structure, the length of time it.takes for the gate
arm to rise to allow a car to enter, the number of cars that can enter in a given period of
time, and the actual number of cars that, under existing conditions, queue on Xerox Centre
Drive while awaiting entrance to the parking structure at peak times of the morning.
That information must then be supplemented with estimates of the number of cars that
would be leaving the new parking structure at the same time, how long the wait would be
for each car to have the gate rise, and how deep the backup would be within the new
structure. The purpose would be not to evaluate the impacts of the existing traffic
conditions on residents of the new projects (which is not a CEQA task), but to determine
potential impacts, if any, arising from the addition of cross -traffic to the existing conditions.
Questions to be addressed would include whether the cross -traffic would unacceptably
slow down entrance to the Xerox parking structure, whether a slow -down would add to
unacceptable queuing on Cabrillo Park Drive, and whether delays in exiting the new
structure would be long enough to cause impatient drivers to take unsafe risks to cross the
incoming cars.
The fact that the traffic modeling does not address on-site traffic implications that could
impact persons on private property does not excuse the EIR from evaluating these
inevitable traffic conflicts any more than it would excuse the evaluation of a project's noise
impacts on neighboring residents. The point here is that the project's injection of cross -
traffic into an existing congested condition must be evaluated. Simply saying "it won't
happen" does not comply with CEQA. Because the project will create for the first time traffic
that must cross through existing traffic at the morning peak hour, there most certainly is a
"fair argument" that the potential for an impact should be evaluated. Absent that analysis,
the project's EIR is not adequate. This analysis must be prepared and circulated for public
review so that the public, including the owner and tenants of the Xerox Building, has the
opportunity to review and comment upon the analysis.
Alternatively, the City Council could add a condition that the project's parking structure
would be entered only from Xerox Centre Drive and exited only by way of State Fund Drive.
This would avoid the potential for morning peak hour cross -traffic, avoid evening peak hour
cross -traffic on State Fund Drive, and eliminate the need for a revision of the project's EIR
to address the cross -traffic conflicts.
Mayor Pulido and Members of the City Council
April 2, 2018
Page 4
• Move-In/Move-Out Loading Area. The project proposes 260 residential rental units, As
with any large multi -family project, there will be a consistent turnover of units with a need
for loading and unloading of furniture, appliances, and other personal belongings, Whether
these move -ins will be handled by personal vehicles or moving vans, a designated area
inside the parking structure is needed to avoid delays which will impact visitors to and
tenants of the Xerox Building. The project's plans have no such designated area, leaving the
assumption that move -ins and move -outs will share the loading area for the retail projects
and for residential UPS, FedEx, and other deliveries which abuts Xerox Centre Drive. (This
location will be addressed in the next bullet item.) Again, there is a "fair argument" that the
absence of a designated move-in/move-out loading area within the project's parking
structure will result in adverse traffic impacts.
* Loading Area. The location of the loading area immediately adjacent to Xerox Centre Drive
has the potential to impact traffic on Xerox Centre Drive and, consequently, on Cabrillo Park
Drive, As noted above, by placing the loading area next to Xerox Centre Drive, the potential
for multiple and inevitably overlapping uses of the designated loading area has been
created. This potentially could impact both Xerox Building visitors and tenants and, if
backups and delays occur, traffic on Cabrillo Park Drive. The size and location of the loading
area appears geared to the retail operations, but presents potential stacking and double-
parking Issues (and the resulting potential for impacts to Cabrillo Park Drive traffic) not just
for retail deliveries, but also for the many daily FedEx, UPS, and Amazon deliveries to the
residents of the 260 units. It appears that the location of the loading area simply has not
taken into account its potential impacts on adjacent property. Typically, a project's loading
area would be designed and located where the burden of overlapping uses would affect
only the project itself and not its neighbors. That is not the case here and, as a result,
creates a "fair argument" that an impact could arise, thus necessitating additional analysis
in the project's EIR.
• Parking Variance. We addressed issues related to the parking variance at the Planning
Commission and were pleased that the Planning Commission rejected the variance. We are
also pleased to see that the Staff Report does not recommend approval of the parking
variance. In short, the proposed variance does not meet the requirements of your City code
for the issuance of a variance. There are no "special circumstances" or other conditions
specified in your Zoning Ordinance that would allow the granting of a parking variance.
Beyond the fact that a parking variance would not be legally valid under your zoning
ordinance, given the proximity of the Xerox Building parking structure to the proposed
Mayor Pulido and Members of the City Council
April 2, 2018
Page 5
Madison parking structure and the inevitability of overflow parking migrating to the Xerox
Building parking structure, the effects of a parking variance on the users of the Xerox
Building parking structure have not been evaluated or taken into consideration. We urge
the Council to follow the recommendations of both Staff and the Planning Commission and
not grant the variance.
• Number of Units. As a point of information for the City, the project site is subject to CC&Rs
which presently limit the number of residential units to 250. While this may be considered
by the City to be a private matter, we simply want to make the City aware of this limitation
and that, absent a resolution of issues which impact the Xerox Building and its tenants and
visitors, the owner of the Xerox Building is not likely to consider agreeing to increasing the
allowable number of units to the 260 units requested by the project applicant.
Except as noted above, the owner of the Xerox Building supports the proposed project. These
issues which impact the Xerox Building, however, need to be addressed before the project is
approved• We ask the Council to continue the hearing for 30 days to allow Mr• Bisno to resolve
these issues.
Sincerely,
Tim Paone
Orozco, Norma
From: Hayton, Linda <
Sent: Tuesday, April 17, 2018 2:27 PM
To: Arabe, Jill; eComment
Cc: Waite, David P.
Subject: The Madison Mixed -Use Development Traffic Impact Analysis
Attachments: #9632737_v1 -Letter to Mayor Pulido and City Council re_ The Madison Mixed -Use
Development Traffic Impact Analysis.PDF
Honorable Mayor Pulido and Members of the City Council,
On behalf of David Waite, please find the attached correspondence.
Sincerely,
Linda Hayton
Assistant to David Waite I Andrew Fogg 1 Kurt Whitman
1COX CASTLE �; x
11 hBICHCJLSON A
Cox, Castle & Nicholson LLP
This communication Is intended only for the exclusive use of the addressee and may contain Information that Is privileged or confide ntla I. If you are not the addressee, or
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a
0 COX CASTLE
N ICHOLSON
April 17, 2018
Cox, Castle & Nicholson LLP
VIA E-MAIL (JARABE@SANTA-ANA.ORG; ECOMMENT@SANTA-ANA.ORG)
Honorable Mayor Pulido and Members of the City Council
City of Santa Ana
20 Civic Center Plaza
Santa Ana, CA 92701
Re: The Madison Mixed -Use Development Traffic Impact Analysis
Dear Honorable Mayor Pulido and Members of the City Council:
This letter is written on behalf of our client, the owner of the Xerox office building at
1851 East First Street (the "Xerox Building") with respect to the application for approval of The
Madison. This correspondence follows up on our letter to you of April 2, 2018 articulating
various traffic -related concerns, which were first presented to the Planning Commission in
November 2017 and which remain unresolved since that time.
To provide the City with additional information regarding the nature and extent of our
client's concerns, we commissioned LSA to peer review The Madison Mixed -Use Development
Revised Traffic Impact Analysis Report (report, Linscott, Law & Greenspan, Engineers, August
4, 2017) (the "Traffic Report") from a technical standpoint, particularly as relates to the
assessment of driveway and access operations off of Xerox Centre Drive. We respectfully
submit a report memorializing LSA's review and findings (the "LSA Peer Review"), which is
enclosed with this letter for the City's review.
As discussed in greater detail in the LSA Peer Review, LSA identified significant
deficiencies in the Traffic Report's queuing and site access analysis. Queues shown in the
Traffic Report do not reflect existing observed conditions at the intersection of Cabrillo Park
Drive and Xerox Centre Drive, resulting in unaddressed site access impacts, and impacts
associated with the size and configuration of the loading zone are similarly unaddressed. Given
this evidence of potential significant traffic impacts, the determination that the project is
categorically exempt from CEQA is unsupported by substantial evidence, and CEQA review of
the project is warranted. The Peer Review's findings and analysis also amply support a "fair
argument" that new unexamined impacts, which were never analyzed in the MEMU Overlay
District EIR, could arise, potentially requiring additional analysis and circulation of a
supplemental EIR to satisfy the requirements of CEQA.
www.c0xca9de.conr Los Angeles I Orange County ( San Francisco
Honorable Mayor Pulido and Members of the City Council
April 17, 2018
Page 2
As we expressed in our April 2 correspondence, the owner of the Xerox Building does
not object to the uses proposed by the project, and welcomes development of The Madison in a
manner that appropriately manages traffic -related concerns. However, these issues remain
unaddressed, and must be resolved before the project is approved. We accordingly respectfully
request that the City Council continue the hearing on The Madison's approval for no less than a
period of thirty (30) days to allow the applicant to address and resolve these issues.
We thank you for your attention to this matter.
Vcr . dy yours,
David P. Waite
Encl.
cc: Robert Bisno
0788SM96299180
LSA has reviewed The Madison Mixed -Use Development Revised Traffic Impact Analysis Report (report,
Unscott, Law & Greenspan, Engineers, August 4, 2017) from a technical standpoint for quality and
accuracy, particularly as it relates to Its assessment of driveway and access operations off of Xerox Centre
Drive. The Madison proposes to build up to 260 multifamily residential units and 6,561 square feet of
retail/commercial space on the northwest corner of Cabrillo Park Drive and Xerox Centre Drive in Santa
Ana and, as currently proposed, would provide one access point off the western terminus of Xerox
Centre Drive. The report states that the project will generate 134 a.m, peak -hour trips (i.e., 30 inbound
and 104 outbound) and 184 p.m. peak -hour trips (i.e., 115 inbound and 69 outbound).
LSA except as provided herein, finds that the report is consistent with applicable City of Santa Ana traffic
study guidelines and generally accepted traffic engineering assumptions and procedures for the
assessment of off-site intersection impacts. The process by which the report was prepared and the
findings as presented for intersection Impacts are mathematically sound. However, as discussed below,
LSA finds the access portion of the report to be inaccurate, as it significantly understates the potential
project impacts to site -adjacent traffic operations.
11RRT¢?<rl'@►_«'AYF"kY1Itit IT, ft1 YI
Section 10.0, Site Access Evaluation and Queuing Analysis, of the report identifies the following process
used to calculate queues at the intersection of Cabrillo Park Drive and Xerox Centre Drive:
The queuing evaluation was conducted based on projected Buildout plus Project
peak hour traffic volumes and the Average Queue methodology, which calculates
the average queue value in terms of number of vehicles per lane. At signalized
intersections, the storage length for left -turn and right -turn lanes may be based
on one and one-half (1'/ ) to two (2) times the average queue length per signal
cycle. For the purposes of this traffic analysis, the minimum storage requirement
for left -turn lanes and right -turn lanes was calculated by taking 1'/: times the
average queue length (Minimum required storage =Q,,x 1.5).
The resulting calculated queue storage lengths are illustrated on figures 10-1 and 10-2 of the report
(provided as Attachment A to this letter for reference). Specifically, Figures 10-1 and 10-2 show the
calculated inbound queue in the northbound left -turn lane and the outbound queues in the eastbound
left and right -turn lanes. Based solely upon these mathematical calculations, the queues shown for both
a.m. and p.m. peak hours are within their respective storage lanes and do not appear to interfere with
any conflicting traffic.
20 Executive Park, Suite 200, Irvine, California 92614 949,553.0666 www.Isa.net
BERKELEY
LSA
CARLSBAD
FRESNO
IRVINE
LOSANGELES
PALM SPRINGS
POINT RICHMOND
April 16, 2018
RIVERSIDE
ROSEVILLE
David P. Waite
SAN LUIS OBISPO
Cox, Castle & Nicholson LLP
Subject: The Madison Mixed -Use Development Revised Traffic
Impact Analysis Report Peer Review
Dear Mr. Waite:
LSA has reviewed The Madison Mixed -Use Development Revised Traffic Impact Analysis Report (report,
Unscott, Law & Greenspan, Engineers, August 4, 2017) from a technical standpoint for quality and
accuracy, particularly as it relates to Its assessment of driveway and access operations off of Xerox Centre
Drive. The Madison proposes to build up to 260 multifamily residential units and 6,561 square feet of
retail/commercial space on the northwest corner of Cabrillo Park Drive and Xerox Centre Drive in Santa
Ana and, as currently proposed, would provide one access point off the western terminus of Xerox
Centre Drive. The report states that the project will generate 134 a.m, peak -hour trips (i.e., 30 inbound
and 104 outbound) and 184 p.m. peak -hour trips (i.e., 115 inbound and 69 outbound).
LSA except as provided herein, finds that the report is consistent with applicable City of Santa Ana traffic
study guidelines and generally accepted traffic engineering assumptions and procedures for the
assessment of off-site intersection impacts. The process by which the report was prepared and the
findings as presented for intersection Impacts are mathematically sound. However, as discussed below,
LSA finds the access portion of the report to be inaccurate, as it significantly understates the potential
project impacts to site -adjacent traffic operations.
11RRT¢?<rl'@►_«'AYF"kY1Itit IT, ft1 YI
Section 10.0, Site Access Evaluation and Queuing Analysis, of the report identifies the following process
used to calculate queues at the intersection of Cabrillo Park Drive and Xerox Centre Drive:
The queuing evaluation was conducted based on projected Buildout plus Project
peak hour traffic volumes and the Average Queue methodology, which calculates
the average queue value in terms of number of vehicles per lane. At signalized
intersections, the storage length for left -turn and right -turn lanes may be based
on one and one-half (1'/ ) to two (2) times the average queue length per signal
cycle. For the purposes of this traffic analysis, the minimum storage requirement
for left -turn lanes and right -turn lanes was calculated by taking 1'/: times the
average queue length (Minimum required storage =Q,,x 1.5).
The resulting calculated queue storage lengths are illustrated on figures 10-1 and 10-2 of the report
(provided as Attachment A to this letter for reference). Specifically, Figures 10-1 and 10-2 show the
calculated inbound queue in the northbound left -turn lane and the outbound queues in the eastbound
left and right -turn lanes. Based solely upon these mathematical calculations, the queues shown for both
a.m. and p.m. peak hours are within their respective storage lanes and do not appear to interfere with
any conflicting traffic.
20 Executive Park, Suite 200, Irvine, California 92614 949,553.0666 www.Isa.net
Im
Unfortunately these findings are inaccurate and do not reflect existing conditions as can be, and have
been, observed at the intersection of Cabrillo Park Drive and Xerox Centre Drive. The actual existing
observed conditions, not the mathematical assumptions, show a regular condition of morning and
evening queues filling the driveway. Adding any additional traffic to these existing movements will create
additional conditions affecting flow Into the Xerox Centre parking structure and potentially impact
Cabrillo Park Drive.
Furthermore, the traffic operations of the turn -around area where The Madison proposes to place its
sole access point and the conflicting interactions between existing vehicles associated with the Xerox
Centre building and the proposed vehicles associated with The Madison, have not been analyzed in the
report.
SITE PLAN REVIEW
LSA also reviewed the site plan and its proposed circulation accommodations for any potential concerns
that have not been addressed in the report. The site plan from the report, Figure 2-2, is provided In
Attachment A for reference. As shown on Figure 2-2, the loading zone Is proposed to be placed along the
inbound drive aisle on Xerox Centre Drive between The Madison's parking garage entrance and Cabrillo
Park Drive. This loading zone is approximately SO feet long and appears to serve large vehicles (e.g.,
delivery and moving trucks) for both the retail and residential uses adjacent to the only inbound lane that
provides access to both the Xerox Centre building and The Madison.
The report does not address the operations of the proposed loading zone and its facilitation of large
moving and delivery vehicles. LSA finds this to be a potential issue because there is no viable alternative
provided on the existing site plan for parking large moving and delivery vehicles. The proposed parking
garage does not facilitate an internal turnaround area, and use of the proposed fire lane would hamper
emergency access. Emergency access needs aside, the proposed fire lane does not provide a viable
turnaround for large vehicles.
Due to the lack of analysis of potential inbound conflicts on Xerox Centre Drive between the actual
project driveway and Cabrillo Park Drive and placement of this loading zone, there are concerns about
how the introduction of project residents and large vehicle traffic would interact with existing traffic
associated with the Xerox Centre building.
LSA staff assessed the accuracy of the report's access analysis of buildout conditions by visiting the
intersection of Cabrillo Park Drive and Xerox Centre Drive during both the weekday morning and evening
peak periods and conducting a survey of actual traffic conditions.
Morning Peak Period
LSA staff visited the site on Monday, December 4, 2017, between the hours of 7:30 a.m. and 8:30 a.m.
and made the following observations:
+ Morning traffic patterns in the vicinity of Cabrillo Park Drive and the Xerox Centre building are
primarily inbound movements onto Xerox Centre Drive.
4/].1)18 OP;\PMR1701\doe\S , Aa tett A=v
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• Inbound traffic is a mix of office workers and visitors to the Social Security Administration office.
These visitors tend to take more time at the parking garage entry gate to pay for entry and create
intermittent queues of inbound vehicles that stretch back to the middle of Xerox Centre Drive.
• The majority of inbound vehicles originate from north of Cabrillo Park Drive and are most likely from
the Interstate 5 (1-5) ramps along 4th Street.
• Heavy inbound traffic occurs between 8:00 a.m. and 8:15 a.m. During this period, Xerox Centre
parking garage staff physically operates the parking garage gate in order to minimize inbound vehicle
queues. These existing queues reach the midpoint of Xerox Centre Drive between the parking garage
and Cabrillo Park Drive during this period and completely block the area in front of The Madison's
sole proposed driveway.
Evening Peak Period
ISA also visited the site on Friday, December 1, 2017, between the hours of 4:30 p.m. and 6:00 p.m. and
made the following observations:
• The traffic pattern along Cabrillo Park Drive is heavily directional with evening rush hour traffic
concentrated on the northbound side of the street (the 1-5 on-ramp being a likely destination). This
period of heavy traffic creates situations where the northbound lanes of Cabrillo Park Drive are
completely congested between 4th Street and 1st Street, frequently resulting in vehicles waiting in
the middle of the intersection.
• The congestion along Cabrillo Park Drive results in backup on Xerox Centre Drive from outbound
vehicles that are attempting to make left -turns onto Cabrillo Park Drive but are unable to do so due
to vehicles stopped in the intersection. This exacerbates the queues to where they stretch unbroken
from the stop bar at Cabrillo Park Drive back well into the parking structure during the most
congested portions of the evening.
These observations are in stark contrast to the report's limited mathematical calculations of queues
along Xerox Centre Drive. These calculations neither represent the actual existing traffic conditions as
they relate to outbound queues nor do they address the Inbound queues at the existing Xerox Centre
parking structure. Sample photographs of existing queues during both visits are provided in Attachment
B.
Both the observed morning inbound and evening outbound queues extend past the area where The
Madison proposes to place its sole access point and will likely affect the ability of vehicles to enter and
exit The Madison's proposed driveway. Because these queues were observed to be managed through an
existing parking garage gate attendant, it is likely these existing queues are minimized to their fullest
extent and would not benefit from additional traffic management staff at either the existing Xerox Centre
driveway or The Madison's proposed driveway,
REPORT RECOMMENDATION REVIEW
The report recommends the placement of a Keep Clear intersection marking in the turn -around area
directly in front of The Madison's proposed driveway to maintain acceptable access Into and out of Xerox
4/171] vP,\PMH17D1\dac\Summary4 dardxxv
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Centre Drive. This recommendation is based on the assumption that the calculated outbound queue
length under buildout conditions Is shorter than the evening queues that were observed. In addition, the
Keep Clear recommendation assumes the existing inbound queues onto Xerox Centre Drive are negligible
to the point that the presence of a Keep Clear area would both be obeyed by existing inbound vehicles
and would not result In inbound queues reaching back to Cabrillo Park Drive.
An unintended consequence of this Keep Clear treatment is the extension, rather than the remedlation,
of the existing morning inbound queue. Keeping The Madison access area on Xerox Centre Drive clear of
vehicles would necessitate existing vehicles currently queued in this access area to start queuing farther
away from the Xerox Centre parking garage entrance and closer to Cabrillo Park Drive. This increases the
potential for Inbound queues to interfere with traffic on Cabrillo Park Drive.
Based on LSA's on-site field observations, a Keep Clear sign will not solve the problem with the evening
outbound queue that stretches back from Cabrillo Park Drive into the existing parking structure and that
would likely block any outbound Madison -related vehicle from entering the eastbound queue. The effect
of the Keep Clear sign on existing inbound queues that already reach to the midpoint of Xerox Centre
Drive has not been assessed and may result in Inbound queues extending to Cabrillo Park Drive.
LSA agrees with the report's note of the complimentary travel patterns between The Madison and the
Xerox Centre building, with future residents leaving while existing workers enter in the morning and vice
versa in the evening. However, the proposed complimentary travel patterns do not help mitigate how
the existing observed queues would block any number of vehicles, however few, from effectively exiting
The Madison.
Further review of the site plan finds that there is a more effective access treatment that can mitigate the
issues raised in this review while also reducing northbound traffic on Cabrillo Park Drive in the evening
through the elimination of the only vehicle conflict point between The Madison and existing Xerox
Centre Drive traffic. This conflict point is illustrated below in Exhibit 1.
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Exhibit 1: Madison and Xerox Centre Vehicular Conflict Point
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SITE PLAN IMPROVEMENT
Vehicle conflict points arise when vehicles have to yield to each other in order to make their intended
movements. An opportunity exists for The Madison to eliminate one of these conflict points through the
provision of an outbound -only access onto State Fund, which is a signalized street currently used solely
for traffic associated with 1750 East 4th Street and the northern border of The Madison site. This will
provide a clockwise travel pattern through The Madison's parking garage that will eliminate the new
conflict point and provide a more viable exit path for large moving and delivery vehicles.
The recommended site plan improvement will cut down on the number of signalized intersections for
northbound traffic leaving The Madison through bypassing the signal at Cabrillo Park Drive and Xerox
Centre Drive. This also has the added benefit of removing The Madison traffic on the more congested
northbound segment of Cabrillo Park Drive between State Fund and Xerox Centre Drive.
This plan improvement will not introduce a new conflict point at State Fund because traffic exiting The
Madison will not have to cross a potentially congested lane of traffic as is currently planned. It is
recommended that this streamlining of the proposed access configuration be pursued with the owners of
1750 East 4th Street due to Its ability to mitigate any potential access issues and overall mobility
Improvement.
If you have any questions about any of these responses, please do not hesitate to contact me at (949)
553-0666.
Sincerely,
LSA Associates, Inc.
"Anthonytros
Principal
Attachments: A— Figures from The Madison Mixed -Use Development Revised Traffic Impact Analysis
Report (August 4, 2017, Linscott, Law & Greenspan)
9— Photographs of Existing Queues
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TRAOFIC IMPACT ANALYSIS REPORT PEER REVIEW CRT MADISON MIXEO-USC DEVEIOOMENT ��
APRIL, 2016 SANTA ANA, CALIFORNIA
ATTACHMENT A
FIGURES FROM THE MADISON MIXED-USE DEVELOPMENT REVISED TRAFFIC
IMPACT ANALYSIS REPORT (AUGUST 4, 2017, LINSCOTT, LAW & GREENSPAN)
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TRAFFIC IMPACT ANALYSIS REPORT VEER REVIEW THE MADISON MIXEN'USE DEVELOPMENT
APRIL 20E9 SANTA ANA, CALIFORNIA J
ATTACHMENT B
PHOTOGRAPHS OF EXISTING QUEUES
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