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PLANNING COMMISSION RESOLUTION 1380
A RESOLUTION GRANTING CONDmONAL USE PERMIT 88-017
FOR A PROPOSED 18-UNIT RESIDENTIAL CONDOMINIUM
PROJECT TO BE WITHIN A GENERAL COMMERCIAL ZONE AT
748-756 NAOMI A VENUE.
WHEREAS, on June 7, 1988 an application was filed by Michael Pashaie for a
proposed 18-unit residential condominium project, Planning Department Case No.
Cu.P. 88-017, on property commonly known as 748-756 Naomi Avenue, more
particularly described as follows:
Part of Lot 5, Santa Anita Land Company's Tract, in the City of
Arcadia, County of Los Angeles, State of California, as per Map
recorded in Book 6, Page 157 of said Maps in the office of said
County Recorder.
WHEREAS, a public hearing was held on June 28,1988, at which time all
interested persons were given full opportunity to be heard and to present evidence;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ARCADIA HEREBY RESOLVES AS FOLLOWS:
Section 1. That the factual data submitted by the Planning Department in the
attached report is true and correct.
Section 2. This Commission finds:
1. That the granting of such Conditional Use Permit will not be
detrimental to the public health or welfare, or injurious to the property or
improvements in such zone or vicinity.
2. That the use applied for at the location indicated is proper use for
which a Conditional Use Permit is authorized.
3. That the site for the proposed use is adequate in size and shape to
accommodate said use. All yards, spaces, walls, fences, parking, loading, landscaping
and other features are adequate to adjust said use with the land and uses in the
neighborhood.
4. That the site abuts streets and highways adequate in width and
pavement type to carry the kind of traffic generated by the proposed use.
5. That the granting of such Conditional Use Permit will not adversely
affect the comprehensive General Plan.
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6. That the use applied for will not have a substantial adverse impact on
the environment.
Section 3. That for the foregoing reasons this Commission grants a
Conditional Use Permit for the proposed 18-unit residential condominium project
upon the following conditions:
1. That the following conditions as outlined in the report from the
Department of Public Works shall be complied with to the satisfaction of the
Director of Public Works:
A. Submit grading and drainage plan prepared by a civil engineer
subject to the approval of the Director of Public Works. Provide
Calculations for both the gravity drainage system and the pump
drainage system. Computations should show hydrology,
hydraulics, elevations, and all the details requested on the City's
"Pump Drainage" sheet.
B. Removal of all buildings, structures, and fences from the
property shall be arranged with the Director of Public Works to
his satisfaction.
C Dedicate five (5) feet on Naomi Avenue for street purposes.
D. Close existing driveways not to be used and reconstruct curb,
gutter and sidewalk to match existing.
E. Construct P.C.c. sidewalk, as per City Standard.
F. Construct P.c.c. driveway ramps per Arcadia Standard Drawing
No. 5-10.
G.
H.
I.
J.
K.
Remove and replace deficient or damaged curb, gutter or
sidewalk.
Construct P.c.c. driveway apron according to Arcadia Standard
Drawing No. 5-11.
Arrange for underground utility service and dedicate easements
to utility companies
All public works improvements shall be completed to the
satisfaction of the Director of Public Works prior to final
acceptance by Building and Safety Department and prior to
occupancy.
All survey monuments, center line ties and survey reference
points shall be protected in place or re-established where
1380
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disturbed. This work will be the responsibility of the permittee
and shall be at the permittee's expense.
2. That new water service shall conform to the Uniform Plumbing Code
and will be installed by the Arcadia Water Division upon the request and payment
of fees by the developer.
3. Water requirements for fire protection shall be determined by the
Arcadia Fire Department.
4. That fire protection shall be provided to the satisfaction of the Arcadia
Fire Department.
5. All perimeter / garden walls shall be of decorative block or finished
with stucco, subject to the review and approval of the Planning Department.
6. That a tree preservation plan identifying by size and type all trees with
a diameter in excess of 6" shall be presented to the Planning Department for its
review and approval prior to the issuance of a grading permit.
7. That the following modifications be granted for this project:
A. 756 parking spaces shall remain in lieu of 1,385 spaces required
for the Hinshaw's department store complex at 1201-1325 South
Baldwin Avenue (Sec. 9269.5.), provided that all of the basement
areas within said complex (excluding the retail area within the
Hinshaw's department store) remain for the sole purpose of
providing storage.
B. 10'-0" separation between several of the proposed buildings in
lieu of the 20'-0" building separation standard (Sec. 9255.2.14.).
8. That C.U.P.88-017 shall not take effect until the owner and applicant
have executed a form available at the Planning Department indicating awareness
and acceptance of the conditions of approval.
9. Noncompliance with the provisions and conditions of this
Conditional Use Permit shall constitute grounds for the immediate suspension or
revocation of said permit.
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Section 4. The decision, findings and conditions contained in this Resolution
reflect the Commission's action of June 28, 1988 and the following vote:
A YES: Commissioners Amato, Hedlund, Papay
NOES: None
ABSENT: Clark
ABSTAINED Szany
Section 5. The Secretary shall certify to the adoption of this Resolution
and shall cause a copy to be forwarded to the City Council of the City of
Arcadia.
I HEREBY CERTIFY that the foregoing Resolution was adopted at a
regular meeting of the Planning Commission held on the 12th day of July,
1988 by the following vote:
AYES:
NOES:
ABSENT:
None
Commissioners Amato, Clark,.Hedlund, Szany
Commissioner Papay
ATTEST:
Secretary, Planning Commission
City of Arcadia
_L
Chairman, Planning
City of Arcadia
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1380
June 28. 1988
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TO:
FROM:
CASE NO.:
SUMMARY
ARCADIA CITY PLANNING COMMISSION
PLANNING DEPARTMENT
CORKRAN W. NICHOLSON, ASSOCIATE PLANNER
CONDITIONAL USE PERMIT 88-017
This application was filed by Michael Pashaie for a proposed 18-unit residential
condominium project to be within a general commercial zone at 748-756 Naomi
Avenue.
The Planning Department is recommending approval subject to the conditions
outlined in this report.
GENERAL INFORMATION
o
APPLICANT:
LOCATION:
REQUEST:
LOT AREA:
FRONTAGE:
Michael Pashaie (owner/developer)
748-756 Naomi Avenue
A Conditional use Permit for a proposed 18-unit residential
condominium project to be within a general commercial zone.
58,930 square feet (1.4 acres)
124 feet on Naomi Avenue
EXISTING LAND USE & ZONING:
The subject site is developed with a single-family residence and Hinshaw's
warehouse building; zoned R-3 and C-2 respectively (see the attached Site
Vicinity Map).
SURROUNDING LAND USE & ZONING:
North:
South:
East:
West:
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Von's Pavilion, Hinshaw's department store and retail shops;
zoned C-2.
Mixed residential; zoned R-3
Sav-on Osco Drugs shopping center; zoned C-2
Multiple-family units; zoned R-3.
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GENERAL PLAN DESIGNATION:
Multiple Family (7+ dulac)
SPECI~L INFORMATION
On October 28, 1986, the Planning Commission approved Modification Application
No. M-86-134 for the remodeling/upgrading of the Hinshaw's department store
complex at 1201-1325 South Baldwin Avenue and its warehouse site at 748 Naomi
Avenue.
The granting of M-86-134 permitted a redesign of the Hinshaw's parking areas (B and
C in the attached traffic study) and integrated them with the parking lot for Von's
Pavilion. A total of 812 on-site parking spaces (56.6% of the required) were to be
provided for the Hinshaw's site in lieu of 1,435 (based on the requirement of 5 spaces
per 1,000 square feet of gross floor area including basements, storage, and
warehouse areas). This total included 56 parking spaces (to be designated for
employee parking) that would be provided on the Hinshaw's warehouse site at 748
Naomi Avenue, as illustrated by attached Exhibit "A". Conditions of approval for M-86-
134 included the requirement that all of the basement areas (excluding the retail area
within the Hinshaw's department store) and the warehouse building remain for the
sole purpose of providing storage and warehousing.
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The applicant has posted a cash bond to delay the site improvements on the above
mentioned warehouse site to consider the possibility of developing the site into a
multiple-family development. Currently there are 756 parking spaces on the
Hinshaw's site (areas Band C in the attached traffic study).
If this Conditional Use Permit is granted it would result in the removal of the existing
10,000 square foot warehouse building and the deletion of the additional parking lot
(56 spaces). This would result in a net parking space deficiency of 756 on site parking
spaces (54.6% of the required) in lieu of 1,385 required for the Hinshaw's site.
The attached Parking Demand Study was prepared by Associated Traffic Consultants
to determine the existing and anticipated parking demands for the Von's Pavilion
Shopping Center/Hinshaw's Department Store site with reference to the proposed
residential condominium project.
Table 1 through 3 of the above mentioned study indicates that the Hinshaw's site
(Areas B and C) has a peak parking demand of 451 parking spaces (count occurred at
12:00 P.M. on Saturday, May 21, 1988). Associated Traffic Consultants suggest an
additional 10% be added to this total to assure adequate circulation during the peak
hour parking demand, which brings the total number of parking spaces needed to 497.
As previously mentioned 756 parking spaces exist on the site, which is a surplus of
259 spaces.over what can be expected during the peak parking demand period.
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C.U.P. 88-017
June 28, 1988
Page 2
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Staff concurs with the findings in the parking study which concludes: 1) that the project
site is not needed for the additional parking (56 spaces); and 2) that the applicant's
request will not significantly impact the present vehicular parking/circulation for the
Hinshaw's department store complex.
PROPOSAL AND ANALYSIS
Residential uses are permitted in the C-2 zone with an approved conditional use
permit.
The applicant is proposing to develop the site with a residential condominium project
consisting of 18-units, as illustrated on the attached site plan. Each building/unit
would be two-stories with the building height at 30'-0";1: above the proposed on-grade
construction.
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The dwelling unit density for this project would be one unit for every 3,273.88 square
feet of lot area.
All of the proposed units (two units within each of the nine detached buildings) would
provide three bedrooms with the typical floor plan being approximately 1,800 square
feet (excluding the garage area).
The R-3 Development Standards require that 30% of the total lot area (17,679 square
feet) shall be in open space; whereas, approximately 35% of the site (20,600 square
feet which does not include the driveway and parking areas) will remain as open
space. Every unit will have landscaping within its front, side and private rear yard
area, as Illustrated on the attached site plan. The typical private yard area would be
approximately 440 square feet which exceeds, In this particular case, the private open
space requirement of 200 square feet per unit.
The applicant is seeking a modification to permit a 10'-0" separation between several
of the proposed buildings in lieu of a 20'-0" building separation standard. This
modification enables the buildings to be detached, thus providing additional interior
yard areas and increased privacy. The Fire Department has reviewed this request and
has no objections, provided that a full fire sprinkler system is provided throughout each
building.
Architectural Desion Review
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Concurrent with the consideration of this conditional use permit, the Planning
Commission may approve, conditionally approve or disapprove the applicant's design
concept plans.
Staff believes that the applicant's proposal meets the intent of the design criteria set
forth in the City's Architectural Design Review Regulations. The design elements of
the subject buildings, i.e. the offset exterior walls, projecting bay windows and
chimneys will provide the necessary visual break up of flat wall areas. Also, the
C.U.P. 88-017
June 28, 1988
Page 3
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architectural design of the structures and their materials would be visually harmonious
with the surrounding residential development (see the attached building elevations).
The proposed plans are attached.
Pursuant to the provisions of the California Environmental Quality Act, the Planning
Department has prepared an initial study for the proposed project. Said Initial study
did not disclose any substantial or potentially substantial adverse change in any of the
physical conditions within the area affected by the project including land, air, water,
minerals, flora, fauna, ambient noise, and objects of historical or aesthetic significance.
Therefore, a Negative Declaration has been prepared for the project.
RECOMMENDATION
The Planning Department recommends approval of C.U.P. 88-017 subject to the
following conditions:
1. Conditions as outlined in the attached report from the Department of Public
Works shall be complied with to the satisfaction of the Director of Public
Works.
.
2. That new water service shall conform to the Uniform Plumbing Code and
will be installed by the Arcadia Water Division upon the request and
payment of fees by the developer.
3. Water requirements for fire protection shall be determined by the Arcadia
Fire Department.
4. That fire protection shall be provided to the satisfaction of the Arcadia Fire
Department.
5. All perimeter/garden walls shall be of decorative block or finished with
stucco, subject to the review and approval of the Planning Department.
6. That a tree preservation plan identifying by size and type all trees with a
diameter in excess of 6" shall be presented to the Planning Department for
Its review and approval prior to the issuance of a grading permit.
7. That the following modifications be granted for this project:
a 756 parking spaces shall remain in lieu of 1,385 spaces required for
the Hinshaw's department store complex at 1201-1325 South Baldwin
Avenue (Sec. 9269.5.), provided that all of the basement areas within
said complex (excluding the retail area within the Hinshaw's
department store) remain for the sole purpose of providing storage.
.
C.U.P. 88-017
June 28, 1988
Page 4
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b. 10'-0" separation between several of the proposed buildings in lieu of
the 20'-0" building separation standard (Sec. 9255.2.14.).
8. Noncompliance with the provisions and conditions of this Conditional Use
Permit shall constitute grounds for the immediate suspension or revocation
of said permit.
9. That C.U.P.88-017 shall not take effect until the owner and applicant have
executed a form available at the Planning Department indicating
awareness and acceptance of the conditions of approval.
FINDINGS AND MOTIONS
Approval
If the Planning Commission intends to take action to approve this project, the
Commission should move to approve and file the Negative Declaration and find that
the project will not have a significant effect on the environment and find that the design
concept plans are in compliance with the ADR criteria and direct staff to prepare the
appropriate resolution incorporating the specific findings and conditions of approval
set forth in the staff report (or as modified by the Commission).
Denial
.
If the Planning Commission intends to take action to deny this project, the Commission
should move to deny and direct staff to prepare an appropriate resolution
Incorporating the Commission's decision and findings in support of that decision. The
Planning Commission may wish to consider the following findings in regard to
architectural design which must be expanded upon with specific reasons for denial:
D.l. Find that the location and configuration of the structures are not visually
harmonious with their sites and with surrounding sites and structures,
and that the structures dominate their surroundings to an extent
inappropriate to their use.
D.2. Find that the architectural design of the structures and their materials and
colors are not visually harmonious with surrounding development.
D.3.
Find that the plans for the landscaping of open spaces do not conform to
the requirements set forth in the code, and that they do not provide
visually pleasing settings for structures on the site and on adjoining and
nearby sites and conflict with the natural landscape.
Find that the design and location of signs and their materials and colors
are not consistent with the character and scale of the buildings to which
they are attached or which are located on the same site, and that the
signs are not visually harmonious with surrounding development.
D.4.
.
C.U.P. 88-017
June 28, 1988
Page 5
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D.5. And that the architectural design does not enhance the visual
environment of the city, preserve and protect property values and
mitigate against degradation and depreciation.
D.6. Find that the proposal does not promote and protect the health, safety,
comfort and general welfare of the community and does not promote the
standards of appearance in the community or encourages the
appropriate use of land within the City.
D.7. Find that the proposed expanses of flat building walls exceed 25 feet in
width without providing architectural indentations and/or projections so
as to provide opportunity for shade, shadow, and visual relief.
D.8. Find that long straight driveways and walkways are not mitigated through
curvalinear approaches, landscaping and changes in texture and/or
colors.
D.9. Find that the walkways have not been designed to minimize visual
intrusion into adjoining properties.
.
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C.U.P. 88-017
June 28, 1988
Page 6
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June 14, 1988
TO:
.PlANNING DEPARTMENT
FROM: PUBLIC WORKS DEPARTMENT
SUBJECT: CONDITIONAL USE PERMIT 88-017 AT 748-756 NAOMI AVENUE
(18 UNIT CONDOMINIUM)
.
In response to your memorandum, the item(s) which this department has concern
or special knowledge of are listed below:
1. The existing parkway width is five (5) feet on Naomi Avenue.
2. Traffic volume will be increased, but there will be no major impact.
3. The subject property is served by a sewer line that has the capacity to
transport sewage flows generated in accordance with land use reflected in
the City's current general plan to CSD's system.
This department has reviewed the subject CUP and recolllllends the following
conditions of approval:
1. Submit grading and drainage plan prepared by a registered civil engineer
subject to the approval of the Director of Public Works. Provide
calculations for both the gravity drainage system and the pump drainage
system. Computations should show hydro logy, hydrau lies, e levat ions, and
all the details requested on the City's "Pump Drainage" sheet.
2. Removal of buildings, structures, and fences from the property shall be
arranged with the Director of Public Works to his satisfaction.
3. Dedicate five (5) feet on Naomi Avenue for street purposes.
4. Close existing driveways not to be used and reconstruct curb, gutter and
sidewalk to match existing.
5. Construct P.C.C. sidewalk, as per City Standard.
6. Construct P.C.C. driveway ramps per Arcadia Standard Drawing No. S-10.
7. Remove and replace deficient or damaged curb, gutter or sidewalk.
8. Construct P.C.C. driveway apron according to Arcadia Standard Drawing No.
S-11.
9. Arrange for underground utility service and dedicate easements to utility
companies.
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10. All public works improvements shall be completed to the satisfaction of
Director of Public Works prior to final acceptance by Building and Safety
Department and prior to occupancy.
11. All survey monuments, centerline ties and survey reference points shall be
protected in place or re-established where disturbed. This work will be
the responsibility of the permittee and shall be at the permittee's
expense.
The above items are to be complied with to the satisfaction of the Director of
Public Works in accordance with the applicable provisions of the Arcadia
Municipal Code.
I"~ II ~~/f:/
CHESTER N. HOWARD
Director of Public Works
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File Ro. CUP 88-17
CALIFORNIA BHVIDOIEHTAL QUALITY ACT
NEGATIVE DECLARATION
CITY OF ARCADIA, CALIFORNIA
A. Descript:ion of project:: A conditional use permit for an 18-unit condominium.
B. Location of project: 748-756 Naomi
C. Hame of applicant or sponsor:
Mike Pashaie
D. Finding: This project will have no significant effect upon the
environment within the meaning of the California Environmental
Quality Act of 1970 for the reasons set forth in the attached
Ini tial Study.
B. Mitigation measures, if any, included in the project: to avoid
potentially significant effects:
Date I
6/7/88
&~ 1iJ. ()!uJ~
Signature
J.mOl; at +rllM 1tlQL
Title
Date Posted:
File No.~
.
ENVIRONMENTAL CHECKLIST FORM
A.
BACKGROUND
1.
Name of Proponent
Mike pashaie
2. Address and Phone Number of Proponent B500 Wilshire Blvd. .is:>l
Beverlv Hills. Ca
90211
B. ENVIRONMENTAL IHPAC'l'S
(ElQ?lanat1ons of all "yes. and "maybe" answers are required on attached sheets.)
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.. Poora.. or nattual ,.., X
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o. ..ta~' X.
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hIII.hb h.aarda'
Date
June 6, 1988
.
n. ~::.~~~~ ~; =:-~~..~t. ~ - .!!l.
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QI 1-...t.~ _u-o.Ul 9Mb1 t..
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61.-.ctl,. or lnd.1rlCttr'
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0. DlftllUlIMICIl
!to be c~1ated bf tbI LNcI Avlillcyl
011 UlIa .Y"la 0' t.h1. lDJ.tiA1 "aJ,uauoclI
Gr'f ~1A4 t.b.II pf'lloPOlld p.ro'IIIe:t. COUU) lCO'f tI.... . ai.,nitloanl::
.ft~ OlIo tII. ~y.l..--l::. aad . 1lBIOI."~YI mtI::1..UA.TtCll
wUl M Prlpan04.
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dp.1f1caat 'UIol# _ tJ1a _'ri..-a.~. thaA ..U1 not
" . ..l.p1Ucant. .fflet a thh oaa. ~._ thoI alt',.t.1_
_1IrM _.:rUled an all at.tacb*t ahiM.c ha... bIu. ~ 'to
t11111 projlClt. A QCATIVI DaCI.oalA'ftGII WlUo " 'UPAJI:It).
C I UCl4 t.Iw prapoMlt pnjlC1: w.u "'... . -,-"LUcI..t -rtecc
em t.hIII Iflri~t.. &n.cl UI IIIVtIClllCDll'AL IMPACt' U'OIl'1' 1.
requlnoll.
ctLw f}1~I~
(Signature)
-2-
.
ENVIRONMENTAL CHECKLIST FORM
C.U.P.88-017
3b. Will the proposal result in changes in absorption rates, drainage patterns, or the
rate and amount of surface water runoff?
The proposed development of a 10-unit residential condominium project on the
site may change the existing absorption rates and will change the existing
drainage patterns. The project will be designed to direct the new surface runoff
onto the street in accordance with the City's Code requirements, and to the
satisfaction of the Director of Public Works.
.
6a. Will the proposal result in increases in existing noise levels?
There will be a short term increase in noise levels due to construction on the
site. Once construction is completed, it is anticipated that although the noise
factor may increase with the net gain of seventeen dwelling units on the site,
this noise will be the type of noise associated with residential neighborhoods
and should not adversely impact any of the neighboring properties.
Will the proposal produce new light or glare?
7.
The proposed condominium project will produce new light in the area by providing
on-site exterior lighting for the common and private areas. However, this
residential lighting will be in accordance with the light standards set forth in the
Arcadia Municipal Code, and therefore should not significantly impact the
adjoining properties.
13a. Will the proposal result in a generation of substantial additional vehicular
movement?
The Public Works Department has reviewed this proposal and has
determined that although traffic volume will be increased, there will be no major
impact on the existing traffic circulation.
.
.
.
o
rile No. ~
ENVIRONMENTAL INFORMATION FORM
A.
Applicant's N_I 'PAVE: SZA,...)Y- ~ ASS'CG.
Address. '3/4 No F/t2-'5r AVE. Ap.....At/fA
Property Address (location): ...:zA 5' -It -; 0& HAt::) M /
('.4:-
B.
C. General Plan Desi91\ation.
D. ZOne Clll8s1tication:
i2.-.:?
E. Proposed Use (State exactly wbat use is intended for the property, i.e., type,.
activitiee, emplo~nt):
()se
p~p-e.~( y / 5 To
~7CJYl--y
B'6 A-
C~NDOM) N) (./fA
c~
Jv1f.JLTI - PAM I ,-y
2.
r. Square Footage of S1 te :
5?l, 930 r:;. p-
,
G. Square rootage of li:xisting Buildings:
1. To Relll&1n:
2, To Be Removed:
/ / 000 +
I
1",2.10 SF.
R. Square rootage of New BUildings:
[ . Squa.re rootage of luild1ngs to be Used for:
1. Commercial Aet1vities.
2. Industrial Act1vities.
3. Rasidential Activities.
I~, 2. 90
NUlllber of unita: /g
on a separate sheet, describe the followinq.
1. The environmental settinq of the project site as it exists,
2. The proposed alterations to the project site.
3. The use and de'llelopment of the surroundinq properties.
-1-
BIlv1~Dtal Information Form
. It. OIecJc the appropriate &nllVer8 to the following question..
1. Will the proposed project result in a substantial alteration
of ground contours and/or alteration of existing drainage
pattern?
2. Will the proposed project result in a change in groundwater
qual1ty and/or quantity?
Yes ~
V""
v'"
v
V'
~
3. Will the proposed project result in an increase in noise,
vibration. dust, dirt, smoke, fumes, odor or solid waste?
4. Will the proposed project result in the use or disposal of
potentially hazardous materials?
S. Will the proposed project result in a substantial increase
in demand for municipal services and/or energy consUDPtion.
~lain in detail any "YES" answers to the above questions on additional sheets.
L. Provide any additional information which would elaborate on the potential
environmental consequences resultant from the proposed project,
.
M, Certification. I hereby certify that the statements furnished above and in the
attached exhibits present the data and information required for this initial
evaluation to the best of my ability, and that the facts, statements and information
presented are true and correct to the best of my knowledge and bel1ef.
Date I
0,--J-)]8
{]'t (J.~"d
Signature of Appl1cant
...,
t.- .
App
ON
oet-l"lie...ON-HeNTAL -6E.IT/lJ& Noe:T1-f (<;CLlTIi, 0
A oEAS-r I S c::.c,.Af\,.ii2,~ci.r\L_
~ we<.;! I S ?f::.S~beNn L=.
'1 ,vua.i4 ~ <?OUTl1 1<; <?i NC.~L-t::. FAtv\It..'(' WE~T'5 MULTI I" rI..,,\, I-- 'l-
t-Au LO!1 FAf'-{i L->( b \.~I6.LLiNC:rS 2 'GOj?>~ \'
C~f..:.'\.P~
\0'
.:z;, "7~6
A Ai Sit.' 6iL* (
.
-2-
.
.
.
Qt~
TRAFFIC IMPACT STUDY
NAOMI CODOMINIUH DEVELOPMENT
Arcadia, California
PREPARED FOR
Golden West Properties
8500 Wilshire Boulevard, Suite 521
Beverly Hills, California 90211
PREPARED BY
PATRICK B. LANG, P.E.
ASSOCIATED TRAFFIC CONSULTANTS
1000 East Walnut Street
Suite 226
Pasadena, California 91106
(818)795-9353
1178
June 3, 1988
PBL/ads
ASSOCIAl'EO TRAFFIC CONSULTANTS 0 TranSOOr1aflOn, Planning & Enoineering
One Thou9sna East Walnul Sfreet. Suite 226 Pasadena. California 91106 e1Sn95.9353
TABLE OF CONTENTS
.
NUMBER TITLE
PAGE
1. INTRODUCTION..................................................... 1
2. PROJECT.......................................................... 1
3. SITE LOCATION AND ACCESS......................................... 2
4. EXISTING STREET AND FREEWAY SySTEM............................... 2
5. PARKING DEMAND ANALySIS.......................................... 3
6. RECENT AREA TItAFFIC COUNTS....................................... 7
7. PUBLIC TRANSPORTATION............................................ 7
8. TRAFFIC GENERATION AND DISTRIBUTION.............................. 9
9. OTHER KNOWN PItOJECTS............................................. 9
10. TRAFFIC ANALYSIS AND IMPACT..................................... .12
11. MITIGATION MEASURES............................................. .13
12. CONCLUSION...................................................... .15
TABLES
NUMBER TITLE
PAGE
.
1. PARKING SURVEY FRIDAY, MAY 20, 1988 8:00 PM-9:00 PM.............. 4
2. PARKING SURVEY SATURDAY, MAY 21, 1988 12:00 PM-2:00 PM........... 5
3. PARKING SURVEY SATURDAY, MAY 21, 1988 8:00 PM-9:00 PM............ 6
4. EXISTING TRAFFIC VOLUMES......................................... 8
5. TRAFFIC GENERATION.............................................. .10
6. TRAFFIC GENERATION OTHER KNOWN PROJECTS..........................10
7. SUMMARY OF INTERSECTION CAPACITY UTILIZATION.....................14
EXHIBITS
NUMBER TITLE
FOLLOWING PAGE
1. VICINITY MAP..................................................... 2
2. SITE PLAN........................................................ 2
3. PUBLIC TRANSPORTATION................... '. . . . . . . . . . . . . . . . . . . . . . . .. 8
4. REGIONAL DISTRIBUTION........................,.................. .10
5. PROJECT RELATED TRAFFIC......................................... .10
6. OTHER KNOWN PROJECTS............................................ .11
APPENDICES
8
Q'~
ASSOCIATED TRAFFIC CONSULTANTS 0 Tranaocrtallon, Planning & Engineering
One Thousand Eas1 Walnul Slree!. Suite 226 Pasadena, California 91106 818fl95--93$3 .
.
TRAFFIC IMPACT STUDY
NAOMI CONDOMINIUM DEVELOPMENT
Arcadia, California
INTRODUCTION
.
This traffic study has been prepared for Golden West
Properties, to determine the traffic impact on the local
roadway system from traffic generated by the proposed Naomi
Condominium Development located in the City of Arcadia,
California. The trips estimated to be generated by this
development have been added to the existing on-street traffic
volumes and their impact analyzed at two key intersections in
the vicinity of the site. A condition the site be used for
employee parking for the Von's pavillion was also analyzed.
The following material sets forth existing traffic counts,
estimated trip generation, distribution of project related
traffic and capacity analysis at the two key intersections:
The analyses reviews roadway conditions before and after the
proposed project during the PM peak hour.
PROJECT
The proposed project consists of removing approximatelY
10,000 square feet of warehousing uses, and constructing 18
single-family residential condominium units. On-site parking
will accommodate approximately fifty-six (56) vehicles.
.
CI'~
ASSOCIAreo TRAFFIC CONSULTANTS 0 Transportation. Planning & EngineerIng
One Thousand Easl Walnut Street, Suite 226 Pasadena. California 91106 8181795-9353
~ SITE LOCATION AND ACCESS
The proposed Naomi Condominium Development will be located in
the western section of the City of Arcadia. The site is
located on the south side of Naomi Avenue between Golden West
Avenue and Baldwin Avenue. Access will be from Naomi Avenue.
Exhibit 1 shows the site location and general vicinity.
Exhibit 2 shows the site and adjacent roadway system.
EXISTING STREET AND FREEWAY SYSTEM
Major north-south access to the site is provided by Baldwin
Avenue and Golden West Avenue. Major east-west access is
provided by Duarte Road and Naomi Avenue.
.
Baldwin Avenue is a major north-south arterial roadway with
an approximate width of 80 feet and is striped with two
travel lanes in each direction. plus left-turn lanes at major
intersections. The intersection of Baldwin Avenue and Naomi
Avenue is signalized. On-street parking is permitted along
both sides of the roadway.
Golden West Avenue is a north-south local roadway
approximately 42 feet in width with one travel lane in each
direction. The intersection of Golden West Avenue and Naomi
Avenue is controlled by stop signs on Naomi Avenue. On-
street parking is allowed along both sides of Golden West
Avenue.
Naomi Avenue is an east-west local roadway with a width of
approximately 40 feet. Naomi Avenue is striped with one
travel lane in each direction. Parking is permitted along
both sides of the roadway.
.
Cl1c
ASSOCIATED TAAFFtC CONSULTANTS 0 TranSOOt181ion. Planning & Engineering
One Thousand Eas1 Walnul Street. Suite 226 Pasadena. Calilornla 91106 8181795.93S3
2
.
.
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NOT TO SCALE
ASSOCIATED TRAFFIC CONSULTANTS
VICINITY MAP
NAOMI CONDOMINIUM DEVELOPMENT
.
. .
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NOT TO SCALE
ASSOCIATED TRAFFIC CONSULTANTS
SITE PLAN
NAOMI CONDOMINIUM DEVELDPMENT
.
PARKING DEMAND ANALYSIS
In order to determine the parking demand associated with the
Von's pavillion Shopping Center/Hinshaw's Department Store,
parking lot counts ft~re conducted during high parking demand
periods. The counts were conducted on a typical Friday and
Saturday (Friday, May 20, 1988 between 8:00 PM and ~:OO PM
and on Saturday, May 21, between 12:00 PM and 2:00 PM and
between 8:00 PM and 9:00 PM). The counts were conducted by
Associated Traffic Consultants.
Tables 1 through 3 show the parking demands for the Von's
pavillion Shopping Center/Hinshaw's Department Store during
specified hours on the above noted dates. Based on the count
data during these hours, the peak parking demand was found to
occur at 12:00 PM on Saturday, May 21, 1988. The associated
peak hour parking demand is 733 parking spaces.
.
Associated Traffic Consultants suggests an additional ten
(10%) percent safety factor to be added to the 733 spaces to
assure adequate circulati'on during this peak hour parking
demand. This will bring' the total number of parking spaces
needed to 806. The shopping center currently has a total of
1,187 parking spaces. This is a surplus of approximately 381
spaces or forty-seven (47%) percent more than what can be
expected during the mentioned peak parking demand period.
This represents a "worst case" condition since the report
submitted to the City of Arcadia which was based on the
parking lot count taken on a typical weekday between 10:00 AM
and 6:00 PM related to a surplus of approximately fifty-six
(56%) percent.
Therefore,
Condominium
parking
it is concluded the site for the proposed Naomi
Development previously assigned as the employee
area for the Von's Pavillion Shopping
.
ale
ASSOCIATED TRAFFIC CONSULTANTS 0 Tranaportat1on, Planning & Engineering
One Thousand East Walnut Slre8!, SUIte 226 Pasac:tena. Californ.a 91106 S18n95.9353
3
.
.
.
at:
TIME
8:00 PM
9:00 PM
AREA A
PARKING
DEMAND
196
175
TABLE 1
PARKING SURVEY
FRIDAY, MAY 20, 1988
8:00 PM - 9:00 PH
AREA B
PARKING
DEMAND
AREA C
PARKING
DEMAND
TOTAL
PARKING
DEMAND
87
57
340
37
24
236
ASSOClATEO TRAFFIC CONSULTANTS 0 TranaponlflOn, Planning & Engineermg
One Thousand East Walnut Street. Suite 226 Pasadena. California 9'r06 818/795-9353
TOTAL
VACANT
SPACES
847
951
PERCENT
VACANT
71
80
4
.
.
~
TABLE 2
PARKING SURVEY
SATURDAY, MAY 21, 1988
12:00 PM - 2:00 PM
AREA A AREA B AREA C
TIME PARKING PARKING PARKING
DEMAND DEMAND DEMAND
12:00 PM 282 218 233
1:00 PM 291 230 198
2:00 PM 267 206 195
.
ale
TOTAL
PARKING
DEMAND
733
719
668
ASSOCIATED TRAFFIC CONSULTANTS 0 Tranaportation, Planning & E_ring
One Thousand East Walnul Street. Suite 226 PaUdena. California 91106 8'181195-9353
TOTAL
VACANT
SPACES
454
468
519
PERCENT
VACANT
38
39
44
5
.
.
.
c.'~
TIME
8:00 PM
9:00 PM
AREA A
PARKING
DEMAND
182
148
TABLE 3
PARKING SURVEY
SATURDAY, MAY 21, 1988
8:00 PM - 9:00 PM
AREA B
PARKING
DEMAND
AREA C
PARKING
DEMAND
TOTAL
PARKING
DEMAND
67
10
259
21
1
170
ASSOCIATED TRAFFIC CONSULTANTS a Trenagortation, Pl8""ing & Engineering
One Thousand EIS1 Walnut Street. Suite 226 PasaDena. Californ18 91106 818/795-9353
TOTAL
VACANT
SPACES
928
1,017
PERCENT
VACANT
78
86
6
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Center/Hinshaw's Department Store is no longer needed.
RECENT AREA TRAFFIC COUNTS
Traffic volu~es
throughfares in the
with major street
Arcadia.
on Baldwin Avenue and other major
area show typical peak periods associated
in the commercial area of the City of
.
The volumes show a peak during the morning commuter period,
another peak during the noon four then peaks again during the
evening commuter period. The evening commuter peak usually
has the largest volume of the three peak periods. Table 4
shows a summary of recent traffic counts taken in the area.
The counts were taken under the supervision of Associated
Traffic Consultants (A.T.C.). Manual counts of turning
movements, used in study, were taken by A.T.C. The average
PM peak hour of these counts was found to be from 4:30 PM to
5:30 PM. (See Appendix A for details of machine counts and
Appendix B for manual count data).
PUBLIC TRANSPORTATION
The Southern California Rapid Transit District (SCRTD)
presently operates bus service along Baldwin Avenue and
Duarte Road. Line 436 presently provides service along
Baldwin Avenue and Line 434 along Duarte Road. Most lines
operate with approximately 20 minute headways throughout the
day. Exhibit '3 shows a map of the bus lines currently
providing service to the Arcadia area. This map is a
reproduction of the "RTD Bus System Map and Guide" prepared
by the SCRTD, effective date 1986.
.
Qt~
ASSOCIATED TRAFFIC CONSULTANTS 0 TransportatlDn. Planning & EngineennQ
One Tnousand East Walnut Street, SUite 226 Pasadena. California 91106 818/795-9353
7
TABLE 4
.
EXISTING TRAFFIC VOLUMES
24-Hll. AM PEAK HR. PH PEAK HR.
STREET LOCATION DATE DIR. VOLUME BEGAN VOL BEGAN VOL
Baldwin Ave. NIO 8-20-86 NB 13,429 11:45 870 6:15 992
Duarte Rd. SB 12,260 11:00 774 6:00 926
TOTAL 25,689
Duarte Rd. E/O 8-20-86 EB 8,204 9:30 550 3:45 1,074
Golden West Ave. WB 8,632 7:30 600 4:30 709
TOTAL 16,836
Golden West Ave. NIO 8-20-86 NB 3,048 10:30 269 5:00 263
Duarte Rd. SB 2,825 10:45 215 5:00 288
TOTAL 5,873
Naomi Ave. EIO 8-20-86 EB 2.547 11:00 175 5:00 269
Golden West Ave. WB 2,627 11:30 235 4:00 263
TOTAL 5,174
Baldwin Ave. . 5-12-88 NB MANUAL COUNT 4:45 852
.aomi Ave. SB 4:45 903
Naomi Ave. . 5-12-88 EB MANUAL COUNT 4:45 347
Baldwin Ave. WB 4:45 208
Golden West Ave. . 5-12-88 NB MANUAL COUNT 4:45 169
Naomi Ave. SB 4:45 329
Naomi Ave. . 5-12-88 EB MANUAL COUNT 4:45 80
Golden West Ave. WB 4:45 353
Traffic counts taken by Associated Traffic Consultants.
.
ale
ASSOCIATED TRAFFIC CONSULTANTS 0 Tranapon8hon. Planning & Engineering
One Thousand Eas1 Walnut Street. SUIte 226 PaaaOen8. California 91106 8\8179S-S353
8
.
.
.
. .,,:~~_.._....:,:... -I' - -,' -~"""'-""""''''":'3- ~ ... -." .
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:. . ~ ..J. Washlnglon .. 48 - ~
! :;;t .: .. .-.: ..:."t...... '--'-.81'd. "1.gtl.7:r~ jm ::~ ~Monro.\a
N ... . 'oot t co In
: ~. <Ii ~ .~ 481 ..... Siena Madr. 0 .;
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00 -co oo.coc,," Olano.. ~'66. c ~ oC( !
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. .e : ~ .3: :t . .' .: . :2 493" ~ C)
: ...0< . Pa de Foolhlll/. , a; 117 Foolhill Blvd. .. t;i ~ c
'A.' . I_ ...,.. .- .. ~ x Duarte ..
v.'~~~.256: 188:- 111 I .."'_~_.__.- t '~_"'-.. .V1
'~.'.lm..'..'....' .........,..............., a-'~ Ch 1 117 Roy.IOaks 280~
...~ It)"' f( . JOI l Coloraclo ~IVd' . I '. '.. IS nul
"., ~ A ..rf...... . .,... == I Huntington Or 494 '1: Hunllnglon I I
.& ~ ';.'~OeIMaf. I( )261 ~ ::10 _ Ar ada,-:~ ......__.L_...........,...._..........O,. Azusa III r.
CJ ......=_: .... N ~ ~ .. .&.19 : Foothdl I ~ '.~ -g
r-;;- 0~' 117 .Calilornla ~..... :-. 79 JJ .. . 379 . ..- -. .-...~WY. ... 'j- 494 :t
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o .:.. San Marino ..- o' 319 - ~. .!!,Q, 188 '. . - ~ t:::;:"
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:. 'd~ ..-::. .,('10.- "t@(asTunas.utcl.;J . Irwlndale 118 ",;
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.... com':;,,!,"""!! S g 6+.~ :~'l'}IO'16 .'~ Sl ,..z..\l~, Los Angelel. ,,6elf'la1dlflO 0(
,of' .: . C N ERose ead: 11D lltl Jdt; .' . l \ Baldwin Park sa ..~ I Badillo 51 ~
I :: ~ '" c2 J8g... II.d.. "" ~.H '''k : s -' 274 I
1 0( N Valle". ......: . . .. ., ft \~U.________ ~ ~,e : Rowland ...
..' Blvd. 1110: 489 .Ma'5~fil <D~.-. EIMonle: (j \8 ....~.<;. ~.;)e - ...........~i
. 491 r" I Ii) . ...... d "'.... tfI q . on . I
. 8"~' 1!1 ':\6481 ;;!3.:QO . ~ O. ...... aO\I. "C': I~"'C' .~.
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06,50 ..' 110. IHellman ',T6r16' CI'. '" .. ....... .. S n a: 8efnafd:.n~.~.~... ...~., .. RR . -196 0
.., ,.. r- . ..... >... .. a . ... , , lb ..' ... 10
..!-....~ _ 70 _. -10<11(_ ..,186'..........~48 ~..wco...'r. N
~,'.' "-'" %G''''y Av.. ;;l" Isoulh se;7;ibrle' "g:L"I:t'if8 - 496 , ~., ".:.., :~, '..~...
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" q""" ot ~ c!: d"!! . Ru.h 51. .. ... ~ Ih '0" ~ "'.. -9. ' .. ~ "'..... . W..' vlna
" u.l' 0 C ;CJ " 110 'NEIM 8 "/'X( ~ ..16'......00-:10
to,e :.: .~ ..... r- It ._ . \ .Ie 81.'" '~6",.f CO " .'..(" <0( r-
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~
3
NOT TO SCALE
ASSOCIATED TRAFFIC CONSULTANTS
PUBLIC TRANSPORT/ON
NAOMI CONDOMINIUM DEVELOPMENT
.
TRAFFIC GENERATION AND DISTRIBUTION
The daily traffic volumes estimated to be generated by the
proposed Naomi Condominium Development were based on data
from the Institute of Transportation Engineers, Trip
Generation, An Informational Report", published in September
1987. It is estimated that this project will generate a
total of about 160 trip ends per day 180 trips inbound and 80
outbound) .
Table 5 shows the daily and peak hour generation factors and
resulting trip ends for the proposed project. The estimated
PM peak hour volumes are used for this study, since the
heaviest on-street volumes occur during that time of day. As
shown in Table 5, the Naomi Condominium Development will
generate approximately 10 inbound trip ends and 5 outbound
trip ends during the PM peak hour.
.
The expected project related traffic volumes were distributed
onto the local roadway system based on manual count data,
observations of peak hour traffic movements, the
characteristics of the nearby roadway system and the
population distribution of the region. Exhibit 4 shows the
percentage distribution on a regional scale. Exhibit 5 shows
the project related traffic distributed on the local roadway
system for the PM peak hour.
OTHER KNOWN PROJECTS
Other known projects in the general vicinity of the proposed
project are shown in Table 6. The daily traffic volumes
estimated to be generated by the other known projects were
also based on information data from the Institute of
Transportation Engineers "Trip Generation".
shows the generation factors and resulting
other known projects. Exhibit 6 shows
Table 6 also
volumes for these
the approximate
.
at:
ASSOCIATED TRAFFIC CONSULTANTS 0 TranlOOrtalion. Planning & Engineering
One Thousand EaS1 Walnul Street. SUite 226 Pasadena, Cahlarnla 91106 818n95-93~
9
.
USE
Condo-
minium
.
.
Clle
TABLE 5
TRAFFIC GENERATION
DAILY
TRIP ENDS
AM PEAK
1
FACTOR
IN OUT
HOUR
PM PEAK
1
FACTOR
IN OUT
2
VOLUME
IN OUT
DWELLING
UNITS
FACTOR VOLUME
18
8.48
155
0.12 0.63 NOM
10 0.55 0.27 10
5
Source: Generation Factors from ITE "Trip Generation, An
Informational Report", September, 1987.
1. Factor is a trip end per dwelling unit.
2. Trip ends are one-way traffic movements entering or
leaving.
3. All numbers are rounded to nearest 5.
4. Trip ends represent a "worst case" condition since
10,000 square feet of warehousing uses will be
removed.
ASSOCIATED TRAFFIC CONSULTANTS 0 TrllnlOOrtahon. Planning & Engineering
One Thousand East Walnut 5tr881, Suite 226 Paaadena. California 9t106 818n9s.9353
HOUR
2
VOLUME
IN OUT
10
.
.
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4
NOT TO SCALE
ASSOCIATED TRAFFIC CONSULTANTS
REGIONAL DISTRIBUTION
NAOMI CONDOMINIUM DEVELOPMENT
.
.
w
w >
~ <l
~ 7
(/) l J
w 1
~ r-I
NAOMI AVE.
.
r 2 ---1 l
l-r
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0
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0
(!) <l
m
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5
NOT TO SCALE
ASSOCIATED TRAFFIC CONSULTANTS
PROJECT RELATED TRAFFIC
PM PEAK HOUR
NAOMI CONDOMINIUM DEVELOPMENT
~
TABLE 6
.
TRAFFIC GENERATION
OTHER KNOWN PROJECTS
DAILY
TRIP ENDS
AM PEAK
1
FACTOR
IN OUT
HOUR
FACTOR VOLUME
2
VOLUME
IN OUT
PH PEAK
1
FACTOR
IN OUT
HOUR
USE
UNITS
2
VOLUMB
IN OUT
Single
Family 8 DU 11. 88 95 0.27 0.74 NOH 5 0.80 0.74 S 5
Apart-
ment 7 DU 13.21 90 0.19 0.88 NOH 5 0.84 0.39 5 5
Of fice 16,000 SF 21.7 345 2.25 0.34 35 5 0.43 2.26 5 3S
Apart-
ment 16 DU 9.11 145 0.14 0.62 NOH 10 0.52 0.24 10 5
Apart-
Wt 10 DU 11. 02 110 0.16 0.74 NOH 5 0.67 0.31 5 5
TOTAL 785 35 30 30 55
Source: Generation Factors from ITE "Trip Generation, An
Informational Report", September, 1987.
1. Factor is a trip end per unit.
2. Trip ends are one-way traffic movements entering or
leaving.
All numbers are rounded to nearest 5.
.
ale
ASSOCIATEO TRAFFIC CONSULTANTS a Transportation. Planning & Engineenng
One ThousanCI East Walnut Street, Suite 226 Paaadena. Calltornl8 91106 8181795~9353
11
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FAMILY
APARTMENT
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APARTMENT
6
NOT TO SCALE
ASSOCIATED TRAFFIC CONSULTANTS
OTHER KNOWN PROJECTS
NAOMI CONDOMINIUM DEVELOPMENT
~ location of the other known projects. As shown in the
Table, these projects are expected to generate approximately
790 additional trip ends daily to the existing roadway system
(395 inbound and 395 outbound). The PM peak hour volumes
show a total of 30 inbound trip ends and 55 outbound trip
ends during this hour.
TRAFFIC ANALYSIS AND IMPACT
The year 1990 was selected for analysis purposes.
assumptions include the following:
Analysis
1. The proposed
completed by
established.
Arcadia Condominium Development
that time with traffic
will be
patterns
2. All existing structures will be removed from the site.
.
3. Based on the Parking and Circulation Study conducted
for the Von's pavillion project, this site will not be
needed for employee parking.
4. That access to and from the site will be from Naomi
Avenue.
5. That the 4:30 PM to 5:30 PM peak hour traffic volumes
are appropriate for this analysis.
6. The ambient on-street traffic volumes will increase by
approximately two percent (2%) per year.
The intersection analysis was based on information obtained
from 24-hour machine counts and manual counts of turning
movements at the two key intersections. These intersections
are:
.
CI'~
ASSOCIATED TRAFFIC CONSULTANTS 0 TransportatIOn. Planning & Engineenng
One Thousand East Walnut srreet. Suite 226 Pasadena. California 91106 818f795-9353
1~
.
1 - Baldwin Avenue and Naomi Avenue
2 - Golden West Avenue and Naomi Avenue
These intersections were analyzed for conditions before and
after the project using the Intersection Capacity Utilization
(ICU) method. Table 7 presents a summary of results of the
ICU calculations and Levels of Service (LOS) for the
projected 1990 PM peak hour volumes at the two key
intersections (See Appendix C for a discussion and Appendix D
for details of the ICU calculations).
The following paragraphs list the ICU's and the Levels of
Service (LOS) for the projected 1990 traffic volumes for
future conditions with other known projects in the area, and
for future conditions with the addition of the proposed
development during the PM peak hour.
.
Baldwin Avenue and Naomi Avenue. This intersection has an
ambient 1990 PM peak hour ICU of 0.52 (includes traffie from
other known projects in the area) which relates to LOS A.
When the traffic expected from the proposed development is
added to the projected 1990 ambient on-street traffic
volumes, the ICU remains at 0.52 with no change in the LOS.
Golden West Avenue and Naomi Avenue. This intersection has
an ambient 1990 PM peak hour ICU of 0.45 (includes traffic
from other known projects in the area) which relates to LOS
A. When the traffic expected to be generated from the
proposed development is added to the 1990 ambient on-street
traffic volumes, the ICU stays at 0.45 and the LOS remains at
A.
MITIGATION
Because of the acceptable levels of service projected for
.
c.1c
ASSOClATEO TRAFFIC CONSULTANTS 0 Transportalion, Planning & Engineering
One Thousand East Walnut Street. Suite 226 PeNdena. Calitorn18 91106 818n95-93~
13
TABLB 7
.
SUMMARY OF INTBRSBCTION
CAPACITY UTILIZATION
AND LEVBLS OF SERVICE
(PM PEAK HOUR)
INTBR.SBCTION
AMBIENT 1990
ICU LOS
WITH OTHER
PROJECTS
ICU LOS
WITH THIS
PROJECT
ICU LOS
Ba1wind Ave.
Naomi Ave.
II
0.51
A
0.52
A
0.52
A
Golden West Ave. II
Naomi Ave.
0.44
A
0.45
A
0.45
A
.
.
CI'~
ASSOCIATED TRAFFIC CONSULTANTS 0 Tran_l18lion. Planning 6 Engineering
One Thousand East Walnut Street, Suite 226 Pasadena. California 91106 818/195-9353
14
.
.
.
1990 and the lack of serious deterioration in the levels,
after adding the traffic expected from the Naomi Condominium
Development and other known projects, no mitigation measures
are deemed necessary.
CONCLUSION
The overall traffic associated with the proposed Naomi
Condominium Development is not unduly large and the projected
levels of service at the two key intersections do not change
as a result of this project.
Based on the results of this study and other studies for the
Von's Pavi1lion, this project site which is across from the
proposed Von's Pavil1ion on Naomi Avenue and designated as
additional employee's parking, is not needed for that use any
longer.
ale
ASSOCIATED TRAFFIC CONSULTANTS a Transportation. Planning &. Engineering
One Thousand East Walnu1 Street, SUite 226 Pasadena. California 91106 818n95~9353
15