Action Update #8

Much of the Board’s focus last year was consumed by the urgency to repair Big Canyon Drive and capture $250k “free money” in landscaping rebates.  Thanks to the Special Assessment vote, these large capital expenditures are on track. To what shortcomings should the Association’s attention now be directed? 
 
Situational Analysis
If you have visited neighboring upscale communities, you have probably concluded that the appearance of our entrances is disappointing.  What makes the entry experience even worse are the traffic bottlenecks and flipper malfunctions which occur with increasing regularity - particularly at the East Gate.  Identifying solutions to these challenges begins by examining the last 50 years.    
 
Increased resident-related traffic is part of the problem. There are more cars per household today.  Remodeling projects require trucks, supplies and construction crews.   Larger homes and aging populations require more staff.  UPS, Amazon, FedEx, grocery and other home deliveries – some of which did not even exist a few years ago - are continuously rising. However, no analysis of the changing East Gate traffic challenges can be complete without examining the growth of Big Canyon Country Club.
 
The Irvine Company planners of the 60’s would marvel at the evolution of their “golf club”.  The Club has progressed from an 18-hole course with restaurant and pro shop into one of the most prestigious Country Clubs and special events destinations in Orange County, offering swimming, tennis, fitness and other activities.  Its magnificently redeveloped facilities make it ideal for hosting business meetings, family celebrations, banquets, holiday parties and more.  Increased delivery vehicle traffic is needed to support this successful growth.     
 
Well over half of all Neighborhood traffic and 100% of all Club entries pass by the East Guard House and through the flipper gates. The current and predicted future inbound East Gate traffic cannot be accommodated by our existing traffic patterns and Guard House location. 
 
Operational Challenges
The existing street design requires all Club, Apartment and Neighborhood traffic to pass through one of our two flipper-restricted Guardhouse gates. The legal relationship between the Big Canyon HOA and the Club is specified in documents prepared by the Irvine Company over half a century ago. Drivers of vehicles intending to enter the neighborhood are vetted to confirm that proper authorization for restricted entry has been received whereas drivers stating “Club” as a destination are permitted to proceed immediately to the Club lane.  To be clear, there is no requirement that Club traffic be screened by our Guards, yet all Club traffic must pass through the two-lane bottleneck.  Perhaps fifty years ago this design glitch was tolerable.  Now, however, the daily volume of vehicle traffic is choking our East entry. This January nearly 25 thousand vehicles entered through our East Gate left lane, and HALF of that traffic was destination “Club”.  Traffic backs up onto San Joaquin Hills Drive 8-12 times/day, creating safety hazards and causing driver frustration.  Unfortunately, this frustration is often vented at the guards, who strive to remain courteous under difficult situations.
 
Possible Solutions

• The Board has engaged civil engineering and traffic planning professionals to provide guidance. Creation of a third lane which would allow Club traffic to bypass the Guard House has been explored. This option, which would require an inbound lane to the left of the Guard House, has been rejected by the City of Newport Beach.

• Further technology investments are being explored. For example, if scanners were installed on the resident/transponder-equipped lanes at the East and West Gates and positioned so that a visitor holding a previously issued, non-expired pass could manually scan that pass, that visitor could avoid the left lane congestion and proceed through the resident/transponder gate upon entering.

• Additional East Gate staff during peak hours is an alternative although existing Guardhouse size and design would negatively impact effectiveness. In addition, increasing staff at peak traffic times would require technology investments such as portable iPads, license plate readers, etc. Besides the obvious drawback of increased operational expense, Guard safety while walking among impatient drivers is also a consideration.

• Relocating the East Gate to the bottom of the hill is the preliminary “best solution” offered by our consultants. Doing so would eliminate the third (top of the hill) flipper gate and the stubby stucco wall currently separating Club and neighborhood traffic. It would also streamline traffic flows, allow pedestrian monitoring and reduce San Joaquin Hills intersection safety issues. While such a change would permit creation of meaningful aesthetic improvements, significant road work and landscaping would be required.

What Will it Cost?
We do not have cost estimates. Equally important: who will pay for it? Creation of a world class “first impression” benefits both the Homeowners and the Club. Consequently, the costs to recreate our entrance should be shared in some fashion. The Club recognizes that entry enhancement would be desirable, and they understand that their financial participation will be necessary to bring about the “Next 50 Years” solution. The Association and the Club will be collaborating.

Action Plan & Next Steps
There is a long and growing checklist. Issues must be analyzed, professional engaged and solutions explored. We will provide Action Updates to keep you informed.

Your Board of Directors,

Michael Brewer, Marilyn French, Gerald Giannini, Howard Lang, Michael Roney, J. Peter Scherer, Leonard Simon, Lillian Singelyn, Bill Taormina