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Home My WebLink AboutCity Council Item No. 15 AttatchmentFOCUSED TRAFFIC IMPAC1 ALRERHILL RANCH CONDITIONS OF APPROVAL EVALUATION Lake Elsinore, California March 1, 2011 (Update of December 7, 2010 Report) Prepared for: Castle & Cooke 4113 Pearl Street Lake Elsinore, CA 92530 LLG Ref. 2- 10- 3160 -1 5p/r��,`` n� No. rn252,, N9� �AFF1 OP r At YTF Prepared by. Under the Supervision of.. Zawwar Saiyed, P.E. Keil D. Maberry, P.E. Transportation Engineer III Principal Unseen, Law & Greenspan, Engineers 1580 Corporate Drive Suite 122 Costa Mesa, CA 92626 714.6411587 r 714.641.0139 r www.ligengineers.com 9.0 SUMMARY OF FINDINGS AND CONCLUSIONS Based on this Focused Traffic Impact Analysis Conditions of Approval Evaluation for the existing Alberhill Ranch development, the following summarizes the recommended status of the current COA, accordingly: Phase 1 Improvements: • Lake Street and the north/southbound ramps, the improvements shall be completed by the 240th C of O or at a later date as determined by the City Engineer and approved by CALTRANS. (Northbound Ramps) - Install a traffic signal and design for three-phase operation with protected northbound left -turns on Lake Street. Widen and /or re- stripe bake Street to provide an exclusive northbound left -turn lane. Widen and /or re- stripe the I -15 Northbound Off - Ramp to provide an exclusive westbound left -turn lane with 464th C of O. (Southbound Ramps) - Install a traffic signal and design for three-phase operation with protected southbound left -turns on Lake Street. Widen and /or re- stripe Lake Street to provide an exclusive southbound left -turn lane with 464th C of O. Widen and /or re- stripe Lake Street to provide an exclusive northbound right -turn lane and modem the traffic signal with 1, 191St DU. • Lake Street and Temescal Canyon Road, interim signalization and intersection improvements shall be completed by the 240th C of O (completed), and the ultimate intersection improvements by the 650th C of O. The ultimate intersection improvements part of the condition is no longer needed for the Alberhill Ranch development, since Lake Street can operate adequately as a two lane roadway through buildout of the Project because the study intersections along Lake Street are forecast to operate at acceptable LOS with one through lane in each direction through buildout of the Project (1, 612th C of O). Phase 2 Improvements: • Lake Street curves, north of the curve improved in Phase 1, shall be realigned and improved to a design speed of 55 mph minimum and 1,750 foot minimum radius by the 464th C of O of Phase 2. This condition may no longer be needed for the Alberhill Ranch development, since Lake Street can operate adequately as a two lane roadway through buildout of the Project because the study intersections along Lake Street are forecast to operate at acceptable LOS with one through lane in each direction through buildout of the Project (1, 612th C of O). • Lake Street from Nichols Road to Mountain Street, the improvements shall be completed by the 464th C of O of Phase 2. The curves shall be realigned and improved to a design speed of 55 mph minimum and 1,750 foot minimum radius. This condition may no longer be needed for the Alberhill Ranch development, since Lake Street will operate adequately as a two lane roadway through buildout of the Project because the study intersections along Lake Street are forecast to operate at acceptable LOS with one through lane in each direction through buildout of the Project (1, 612th C of O). • Nichols Road from Lake Street to Terra Cotta, construct at ultimate half section by the 46e C of O of Phase 2. Construction of ultimate half section width on Nichols Road from Lake Street to LINSCOTT, LAW & GREENSPAN, engineers 23 Alb LLG Ref. 2 -10- 3160 -1 Alberhill Ranch Development, Lake Elsinore 'e 3 I <) I�.i,6U- 1 10, ., 1 I i k:nu t , U" 1 q,ni_ s 1 , i .'I" l_;" n i.,, ,uI„ , 1 [', rtilL k:run 11 "m I ol1 ne L<k; I I� �,C I =in,i 11 ",u - Oi I Ldtx' CASTLE & COOKE ALBERHILL RANCH, LL C OFFS /TE FAC /L /TY - EST /MA TED COST TO COMPLETE EXHIBIT DECEMBER 2010 REVISED COA 90 & 102 464TH CofO - EST. 02/2013 LAKE STREET & 1 -15 FWY / CALTRANS SIGNALS, STRIPING, WIDENING $1,061,561 --... f 5 pRTNBpp� ND pUTNe ND D1C "m 1200TH CofO - EST. 04/2016 (� LAKE STREET - 6500' SOUTH OF I -15 FREEWAY (MINOR IMPROVEMI ALBERH /LL MLAGES EST. COMPLETION - 08/2014 (SEE NOTE 5) 1601 BOOSTER STATION 1200TH CofO -EST. 04/2016 LAKE STREET - ALBERHILL RANCH RD TO NICHOLS RD 650TH CofO -EST. 01/2014 $3,143,293 NICHOLS ROAD IMPROVEMENTS REOU /RED WITH DEVELOPMENT OF ADJACENT PHASED TRACTS ALBERHILL RANCH ROAD WES75 /0E PKWY AND MEDIAN IMPROVEMENTS TO BE CONSTRUCTED WMH PHASE 5 ALBERH/([ RANCH ROAD EAS7S 159E PKWY IMPROVEMENTS TO BE CONSTRUCTED WITH PHASES 9, 11, AND 13 qG ALSERH /LL RIDGE EST. COMPLETION - 08/2014 NICHOLS ROAD - LAKE STREET TO ALBERHILL RANCH ROAD ULTIMATE SOUTH SIDE $2,317,539 a- Nhvlm CITY SIGNALS" $235,189 EST. COMPLETION - 02/2012 ALBERHILL RANCH ROAD -109 O $261,058 (SEE NOTE 3) EST. COMPLETION - 04 ALBERHILL RANCH ROAC $114.272 (SEE NOTE 3 1200TH CofO -EST. 04/2016 LAKE STREET - MOUNTAIN ST TO ALBERHILL RANCH RD $2.703.413 /\% S i REOU /RED EI/MWD FAC/L/T /ES $5 m LAKE STREET 8E7WEEN THE (PROJECTED COMPLETION.• 1212073) FREEWAY RAMPS (PHASE I) ALBERH /LL MLAGES EST. COMPLETION - 08/2014 (SEE NOTE 5) 1601 BOOSTER STATION 1200TH CofO -EST. 04/2016 LAKE STREET - ALBERHILL RANCH RD TO NICHOLS RD 650TH CofO -EST. 01/2014 $3,143,293 NICHOLS ROAD IMPROVEMENTS REOU /RED WITH DEVELOPMENT OF ADJACENT PHASED TRACTS ALBERHILL RANCH ROAD WES75 /0E PKWY AND MEDIAN IMPROVEMENTS TO BE CONSTRUCTED WMH PHASE 5 ALBERH/([ RANCH ROAD EAS7S 159E PKWY IMPROVEMENTS TO BE CONSTRUCTED WITH PHASES 9, 11, AND 13 qG ALSERH /LL RIDGE EST. COMPLETION - 08/2014 NICHOLS ROAD - LAKE STREET TO ALBERHILL RANCH ROAD ULTIMATE SOUTH SIDE $2,317,539 a- Nhvlm CITY SIGNALS" $235,189 EST. COMPLETION - 02/2012 ALBERHILL RANCH ROAD -109 O $261,058 (SEE NOTE 3) EST. COMPLETION - 04 ALBERHILL RANCH ROAC $114.272 (SEE NOTE 3 1200TH CofO -EST. 04/2016 LAKE STREET - MOUNTAIN ST TO ALBERHILL RANCH RD $2.703.413 /\% S i REOU /RED EI/MWD FAC/L/T /ES PROJECTED COMPLETION.' FEB. 2019 7601 BOOSTER STATION LAKE STREET 8E7WEEN THE (PROJECTED COMPLETION.• 1212073) FREEWAY RAMPS (PHASE I) 1801 BOOSTER STATION / -15 RAMP WIDEN & R£S7RIPE AT (PROJECTED COMPLETION, 1212013) LAKE STREET / NB & SB OFFRAMPS NICHOLS ROAD PHASE 1 AND ULTIMATE NICHOLS "LOOP" ROAD - SEWER LIFT STATION R4 1SE EX1577NG ROADWAY (PR6VE07ED COMPLERON.- 712014) Y2 FEET FOR Y400 LF. TEMPORARY FORCE MAIN FOR NICHOLS RD NICHOLS ROAD FAST PL OF L 1f7 STATION TRACT 30636 TO COLLIER AVE (PRO✓ECTEO COMPLETION' 612011) AS A 2 -LANE ROAD ULTIMATE FORCE MAIN FOR NICHOLS ROAD NICHOLS ROAD -LAKE STREET TO EAST LIFT STATION PL OF TRACT 30836, AS A 7WO -LANE (PROJECTED COMPLETION.- 112014) 11j,' EST. COMPLETION - 08/2014 NICHOLS ROAD - ALBERHILL RANCH ROAD TO TERRA COTTA ROAD ULTIMATE SOUTH SITE $1,581,486 IMPROVEMENTS FOR 650th C. OF 0. PROJECTED COMPLETION- IAN. 2014 LAKE STREET AND / -15 FREEWAY SOUTHBOUND RAMP RICHT TURN LANE EST. COMPLETION - 09/2015 NICHOLS ROAD - TERRA COTTA ROAD TO TRACT BOUNDARY ULTIMATE NORTH SIDE $620,844 2012 �p -C &C a "j7Q CASTL & COOKE ACRE � \ " EST. COMPLETION - 09/2015 TERRA COTTA - NICHOLS TO BOUNDARY TRACT / 28214 $900,626 �7 VV 114 L3ERH /LL RANCH ll��l EST. COMPLETION - 01/2015 (SEE NOTE 4) EST. COMPLETION - 08/2014 1801 BOOSTER STATION ALBERHILL RANCH RD - EAST $1,837,481 11 $256,365 (SEE NOTE 3) Im ao ate. CASTLE & ALBERH ILL RANCH ROAD AND NICHOLS ROAD - 7RAFF /C SIGNAL LEGEND• / MPROVEME/TS FOR 464th C. OF O. PROJECTED COMPLETION.' FEB. 2019 ME w LAKE STREET 8E7WEEN THE $ 0 FREEWAY RAMPS (PHASE I) 4 / -15 RAMP WIDEN & R£S7RIPE AT >'+ - LAKE STREET / NB & SB OFFRAMPS $ 0 NICHOLS "LOOP" ROAD - RYLANL7 R4 1SE EX1577NG ROADWAY ' Y2 FEET FOR Y400 LF. ,w NICHOLS ROAD FAST PL OF RYLANO.; TRACT 30636 TO COLLIER AVE 14 -INCH SEWER FORCE MAIN AS A 2 -LANE ROAD $5,773,553 NICHOLS ROAD -LAKE STREET TO EAST RLAA `+ PL OF TRACT 30836, AS A 7WO -LANE ROADWAY. (x%%77771 NICHOLS ROAD / COLLIER AVENUE [(�� RYLANO u1✓ 1N7ER5ECA0N RE57RIPE CITY SIGNAL / -15 / LAKE STREET $235,189 TRAFFIC SIGNALS (J- PHH45E OPERATION) IMPROVEMENTS FOR 12001h C. OF O. PROJECTED COMPLETION.• APRIL 2016 LAKE S7REET BETWEEN THE _ EST. COMPLETION - 09/2015 FREEWAY RAMPS (PHHISE 2) NICHOLS AT TERRA COTTA W /DEN AND RESTR/PE CITY SIGNAL LAKE STREET IMPROVEMENTS / -15 RAMP /MPROtEMEN75 AT NICHOLS ROAD / -15 /LAKE STREET SB OFF /ON RAMP S/ONAL MOD / -15 / NICHOLS ROAD TRAFFIC SIGNAL (3 -PHASE OPERA)70N) NICHOLS ROAD / COLLIER AVE. TRAFFIC SIGNAL (3 -PH4SE OPERATION) EST. COMPLETION - 04/2016 NICHOLS ROAD - TRACT BOUNDARY TO EAST SIDE TRACT 30836 ULTIMATE NORTH SIDE $2,688,522 y�, 1200TH CofO - EST. 04/2016 REMARKS NICHOLS ROAD & 1 -15 FWY /COLLIER $ 0 CALTRANS & CITY SIGNALS, WIDENING Q2 $728,587 yr, 60Gr �OR $ 0 00H0 6004"0 Q4 NICHOLS ROAD / 7E924 COTTA ROAD EST. COMPLETION - 01/2014 TRAFFIC SIGNAL (3 -P845E OPERATION) NICHOLS ROAD ULTIMATE .J TO 3RD STREET ' SEWER LIFT STATION & OFFSITE $ 0 14 -INCH SEWER FORCE MAIN NOTE $5,773,553 1. PROJECTED COMPLETION DATES SHOWN HEREON ARE BASED ON Q4 CASTLE & COOKE PRODUCT /ON SCHEDULE DATED 01- 04 -11. 2 SCHEDULE & ES77MA7ED C0575 84SE0 ON UNAPPROVED REVSED" EST. COMPLETION - 04 201 6 / CONDITIONS COA 90/102. NICHOLS ROAD (TR. 30836) J ES77M47E0 ALBERHILL RANCH ROAD CDSTS BASED ON 109 LOT CITY SIGNAL BUYER PURCHASE COST EST /MATE DA7ED 02- 15 -I1. $235,189 4. LSAMATEO COMPLETION PATE OF PERMANENT 1801 80057ER 04 STARONBASED ON ABILITY TO UDL /ZED TEMPORARY 1801 BOOSTER SYSTEM AND EVMMD'S AVAILABLE WA7FR SYSTEM CAPAC 17Y. _ EST. COMPLETION - 09/2015 5. ESOMATEO COMPLERON DATE OF PERMANENT 7601 BOOSTER STA77ON NICHOLS AT TERRA COTTA BASED ON AB/L/TY TO UnL /ZED IEMPORARY 1601 BOOSTER SYSTEM AND EVMWOS AVAILABLE WATER SYSTEM CAPA017Y. PROJEVE"O PATE CITY SIGNAL OF FIRST CofO WITHIN PHASE 9 $235,189 6 E577MATED COSTS SHOWN HEREON DO NOT INCLUDE PHASES 1, 2, - Q4 AND $• C &C 2010 BUDGET ALLOC477ON' AND RYLAND OFFSME AGREEMENT FACILITY IMPROVEMENT COSIS $ 6,008,742 7. ESTIMATED COSTS SHOWN HEREON INCLUDES DRY UTILITY 0067S 02 845E0 ON SCE B% ITCC CHARGES AND ALL POTENTIAL DRY UTILITY REIMBURSEMENTS: IMPROVEMENTS REOU /RED FOR 1st C. OF 0. OF AD ✓0 1N1NG MAP REMARKS NICHOLS ROAD -LAKE STREET TO EAST $ 0 PL OF 7R4 CT 30936, III T /MATE Q2 HALF- MOTH. yr, TERRA C07TA ROAD FROM NICHOLS ROAD $ 0 TO SOUTH PROJECT BOUNDARY (LOT 966) Q4 NICHOLS ROAD / 7E924 COTTA ROAD TRAFFIC SIGNAL (3 -P845E OPERATION) IMPROVEMENTS REQUIRED FOR 1001h C. OF O. OF TRACTS 30836 & 35773 NICHOLS ROAD / STREET A" TR. 30836 TRAFFIC SIGNAL (3 -PHASE OPERATION) IMPROVEMENTS REQUIRED FOR BUILD OUT OF TRACT 28214 - LOT 966 (MF S/Tf OmNICHOLS ROAD FULL WIDTH FROM PROJECT X4_74 WEST BOUNDARY TO TAZ4 EAST BOUNDARY DATES ESTIMATED COSTS ($) REMARKS 2010 Q1 $ 0 Q2 $ 0 Q3 $ 0 Q4 $ 0 ill 01 . $ 0 Q2 $ 0 03 $ 0 Q4 $ 0 2012 Q1 $ 261,058 Q2 $ 114,272 Q3 $ 0 04 $. 0 2013 Q1 $ 1,061,561 464TH Q2 $ 0 Q3 $ 0 - Q4 $ 0 2014 Q1 $ 6,008,742 650TH 02 $ 0 Q3 $ 6,268,768 Q4 $ 0 2015 Q1 $ 1,837,481 02 $ 0 Q3 $ 0 Q4 $ 1,756,659 1ST CofO -LOT 966 2016 Q1 $ 0 02 $ 10035,781 1200TH Q3 $ 0 04 $ 0 TOTAL: $ 27,344,322