HomeMy WebLinkAbout47 - NB-3 - Attachment 6 - 6/17/2014June 10, 2014
Mr. Donald D. Lamm
Diamond Star Associates, Inc.
4100 MacArthur Boulevard, Suite 310
Newport Beach, California 92660
Subject:
ATTACHMENT 6
LLG Reference: 2.14,3478.1
Trip Generation Assessment for Westside Gateway
Costa Mesa, California
Dear Mr. Lamm:
Linscott, Law & Greenspan, Engineers (LLG) is pleased to submit this Trip Generation
Assessment for the Westside Gateway residential project located at 671 W. 17' Street
in the City of Costa Mesa (ArgoTech property). The 9.01 -acre (or 392,475 -SF) project
site is proposed to be developed with a total of 176 residential units, consisting of 41
detached live -work units, 89 attached live -work units, and 46 attached lofts. The total
gross floor area for the project is 331,611 SF.
This letter summarizes the trip generation forecast for the proposed project, and
compares the project's tripmaking potential against the current zoning/General Plan
designation for the site (light industrial at 0.35 FAR).
Traffic generation is expressed in vehicle trip ends, defined as a one-way vehicular
movement, either entering or exiting the generating land use. Generation equations
and/or rates used in the traffic forecasting procedure are found in Trip Generation,
Ninth Edition, published by the Institute of Transportation Engineers (ITE)
[Washington, D.C., 2012].
Table I presents the results of the trip generation assessment. The traffic forecast for
the project was calculated by first applying the ITE trip generation factors to the 176
residential units, then applying the General Office ITE trip rates to the office
component of the live -work units (totaling 39,640 SF). A trip reduction factor of
10% was applied to the office -generated trips to account for the internal trips/synergy
attributable to the mixed-use nature of the project. As highlighted in yellow on Table
1, the project is expected to generate 1,557 daily trips on a typical weekday, 146 AM
peak hour trips, and 164 PM peak hour trips.
The ITE trip rates for General Light Industrial were applied to forecast future trips
based on the current zoning and General Plan designation for the project site.
Applying the 0.35 FAR to the property size of 9.01 acres (392,476 SF) results in
137,367 SF, which was used as basis for the calculation. The row highlighted in blue
Engineers & Planners
Traffic
Transportation
Parking
Linscon, Law &
Greenspan, Engineers
2Executive Circle
Suite 250
Irvine, CA 92614
945.825.6175 T
9d9825.5173 F
vmw ilgengineers,com
Pasadena
Irvine
Sail Diego
Woodland Hills
Philip Limcan,PErrgta-mi
Jack M. $teenspa n, PElecri
WelIiamA, Law, PE;a"..)
Paul W. Wilkinson, PE
John Keating, PE
David 5. Shender, PE
Jahn A Boarman, PE
Clare M. Look -Jaeger, PE
Richard E. Barrette, PE
Keil O. Me berry, PE
An i0 2M Company Fwnded IHS
Mr. Don Lamm
June 10, 2014
Page 2
on Fable 1 indicates that the General Plan Buildout allocation for the site (as light
industrial) would generate 957 daily trips on a typical weekday, 126 AM peak hour
trips, and 133 PM peak hour trips.
Comparing the project's traffic generation against the General Plan's trip
budget/allocation for the site indicates that the proposed project would result in an
increase of 610 daily trips, 20 AM peak hour trips, and 31 PM peak hour trips.
While the proposed project is forecast to generate more traffic than what has been
designated in the General Plan, the number of trips are nominal when distributed over
the entire weekday and peak hour; therefore, the proposed project is not expected to
significantly impact any intersections or roadways in the area, and no further traffic
impact analyses are necessary consistent with City of Costa Mesa traffic impact analysis
guidelines.
We appreciate the opportunity to provide this traffic analysis letter. Should you have
any questions, please call me at 949.825.6175.
Sincerely,
Linscvtt, Law & Greenspan, Engineers
Trissa (de Jesus) Allen, P.E.
Senior Transportation Engineer
Attachment
TABLE 1
PROJECT TRAFFIC GENERATION RATES AND FORECAST
Westside Gateway (ArgoTecil Site), Costa Mesa
xotes:
Il] Snume: Trip (knamiiw+, 9th F'rfrirr n, htr+i+r.7e of Trr .wit Nrmi la}Gineers (771), Waehwgfor, AC (1012). Avaap rates used.
TF.: Trip Ends
➢U Dwelling Unit
SF ..: Square Feet
- K3
Daily
AM Peak Hour
PM
Peak Hour
Enter
Exit
Total
Enter
Exit
'Total
Project Description
2 -Way
Trip Generation Factors 111:
■ ITE 210: Single -Family Detached Ilousing (TWDU)
9.52
0.19
0.56
0.75
0.63
0.37
1.04
■ ITE 230: Residential Condo/Townhouse (TEIDU)
5.81
0.07
0.37
0.44
0.35
4.17
0.52
■ ITF. 710: General Office Building (TE/t,000 SF)
11.03
1.37
0.19
1.56
0.25
1.24
1.49
■ ITE 110: General Light Industrial (TE11,000 SF)
6.97
0.81
0.11
0.92
0.12
0.85
0.97
Proposed Project (331,611 SF):
■ Detached Live -Work (41 DU)
390
8
23
31
26
15
41
■ Attached Live -Work (89 DU)
517
6
33
39
31
17
46
■ Attached Lofts (46 DiJ)
267
3
17
20
16
8
24
■ Office Portion of Live -Work Units (39,640 SI~)
437
54
8
62
10
49
59
I0% Mixed -Use "Trip Reduction Applied to Office:
s I I 'i
1 1
{ 0 }
1 :
]h!
Total Project Trip Generation:
1,567
66
80
146
82
82
164
General Plan Des' nation for 9.01 -acre Pro"ectSite:
957
111
15
126
15
117
133
■ Light Industrial at 0.35 FAR (137,367 SF)
957
1 l 1
15
126
16
117
133
General Plan Trip Allocation/Budget.
Proposed Project Minus General Plan:
610
0 , �
65
20
66
?5 i
31
xotes:
Il] Snume: Trip (knamiiw+, 9th F'rfrirr n, htr+i+r.7e of Trr .wit Nrmi la}Gineers (771), Waehwgfor, AC (1012). Avaap rates used.
TF.: Trip Ends
➢U Dwelling Unit
SF ..: Square Feet
- K3