Intersection may be roadblock for Dunes project

Noaki Schwartz

NEWPORT BEACH -- The congested intersection of Marguerite Avenue

and East Coast Highway would be pushed past acceptable traffic levels if

the proposed Newport Dunes Hotel is built, according to an environmental

report. And that’s a cause for concern for planning officials, who say

they will examine the issue very closely.

Planning commissioners reviewed the environmental impact report for the

Dunes proposal at a study session Thursday. The document deals mostly

with traffic, views, water quality and local wildlife.

Following the Planning Commission’s review, a public comment period and a

final report, the proposed project will require approval from the City

Council and the California Coastal Commission in order to proceed.

The Newport Dunes Resort proposes to build a 400-room hotel and 100-unit

time-share resort on a 30-acre portion of the existing recreational

vehicle resort. It is estimated that the project will cost $100 million.

The environmental report found that the intersection in the Corona del

Mar business district would operate at an unacceptable level of service

if the hotel is completed, said Patrick Alford, senior planner.

However, he added that this would occur in the long term, when all

development approved for the area is completed.

Although the problem could be relieved by adding more lanes to streets,

there is very little room because of the commercial buildings surrounding

the intersection. And Alford said city leaders have no interest in

attempting to displace the businesses in favor of a widened road.

The issue will be the city’s first test of its newly revised and highly

controversial Traffic Phasing Ordinance, which gives the city council

authority to “exempt” intersections from traffic flow improvements when

those improvements are unacceptable to the community.

But Tim Quinn, Dunes project manager, pointed out that the study

estimates only 5% of the traffic generated by the hotel would use the

intersection of East Coast Highway and Marguerite.

“In the worst case scenario, it would only add 40 trips per day,” he

said. “Unfortunately, it’s our project that trips it from acceptable to

unacceptable.”