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Home My WebLink AboutCDM Traffic report after Tont Brian comments Evaluation LtrOfc: 1001 Dove St. Suite 260 Newport Beach, CA 92660 Main: 260 E. Baker St. Suite 200 Costa Mesa, CA 92626 urbanxroads.com 12730‐02 ‐ TG Evaluation Ltr.docx October 22, 2019 Mr. Hamid Kianipur UNOCAL‐CDM 2201 East Coast Hwy. Corona Del Mar, CA 92625 SUBJECT: 2201 E. COAST HIGHWAY TRIP GENERATION ASSESSMENT Dear Mr. Hamid Kianipur: The firm of Urban Crossroads, Inc. is pleased to submit this Trip Generation Assessment for the gasoline/service station located at 2201 E. Coast Highway in the City of Newport Beach (see Exhibit 1). PROJECT DESCRIPTION It is our understanding that existing vehicle repair facilities on‐site will be reconstructed to accommodate 2,240 square feet (sf) of convenience market, while the existing eight vehicle fueling positions (vfp) will remain. Access to the project site is provided via two existing right‐in and right‐out (RIRO) driveways at East Coast Highway and one existing RIRO driveway at Avocado Avenue. These three existing access points to the project are not anticipated to change with the proposed Project modifications. ALTERNATIVE TRIP GENERATION DESCRIPTORS Trip generation represents the amount of traffic which is both attracted to and produced by a development. Determining trip generation for a specific project is based upon estimates of the amount of traffic that is expected to be both attracted to and produced by the specific on‐site land uses. For this assessment, trip generation rates are based upon data collected by the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition, 2017. The Project will retain the existing vehicle fueling positions, and the existing service building will be reconstructed to provide a convenience market/storage/office building. The following ITE Land Use (LU) Codes and land use descriptions associated with gas station uses have been considered to identify the appropriate ITE description for the existing facility and the modified project: 1. ITE Land Use Code: 944 ‐ Gasoline/Service Station This land use includes gasoline/service stations where the primary business is the fueling of motor vehicles. The sites included generally have a small building (less than 2,000 gross sf) that houses a cashier and limited space for motor vehicle maintenance supplies and general convenience products, as well as ancillary facilities for servicing and repairing motor vehicles. Mr. Hamid Kianipur UNOCAL‐CDM October 22, 2019 12730‐02 ‐ TG Evaluation Ltr.docx 2. ITE Land Use Code: 945 ‐ Gasoline/Service Station with Convenience Market This land use includes gasoline/service stations with convenience markets where the primary business is still the fueling of motor vehicles. Some commonly sold convenience items are newspapers, coffee or other beverages, and snack items that are usually consumed in the car. The gross floor area of the convenience market is between 2,000 and 3,000 gross sf for sites included in this land use category. 3. ITE Land Use Code : 960 ‐ Super Convenience Market/Gas Station This land use includes gasoline/service stations with convenience markets where there is significant business related to the sale of convenience items and the fueling of motor vehicles. The gross floor area of the convenience market is at least 3,000 gross sf for sites included in this land use category. For the existing facility, ITE LU Code 944 (Gasoline/Service Station) is the appropriate land use since the existing building is 1,700 sf and ITE LU Code 944 are based on a building facility less than 2,000 sf. Similar to ITE LU Code 944, the existing building offers a limited space for motor vehicle maintenance/general convenience products and provides an ancillary facility for servicing and repairing motor vehicles. For the modified Project, total square footage for the proposed building expansion is 2,240 sf with 350 square feet of office for a total of 2,590 square feet. ITE LU Code 945 (Gasoline/Service Station with Convenience Market) is based on convenience markets between 2,000 sf and 3,000 sf. ITE LU Code 960 (Super Convenience Market/Gas Station) are based on a higher square footage (at least 3,000 sf convenience market). In our previous transmittal dated July 12, 2019, our trip generation calculations focused on ITE LU Code 945. Based upon feedback from City staff and due to the increased building size, the comparison below now focuses on ITE Code 960. NEW TRAFFIC IN COMPARISON TO PASS‐BY ACTIVITY Pass‐by trips are defined as intermediate stops on the way from an origin to a primary trip destination without a route diversion. Pass‐by trips are attracted from traffic passing the site on an adjacent street or roadway that offers direct access to the generator. These types of trips are typically associated with retail uses such as fast‐food restaurants, gas station, and banks with drive‐through windows, etc. As the existing and modified Project includes a gas station, pass‐by percentages have been obtained from the ITE Trip Generation Handbook, 3rd Edition, September 2017 for the applicable land uses. The ITE AM and PM peak hour pass by percentages for each land use are provided below:  ITE LU Code 944 (Gasoline/Service Station): AM = 58% & PM = 42%  ITE LU Code 945 (Gasoline/Service Station with Convenience Market): AM = 62% & PM = 56% Daily pass by percentages are not provided by ITE. The ITE LU Code 960 (Super Convenience Market / Gas Station) does not include published pass by rates, but the pass by percentages for ITE Code 945 are assumed to be similar. For the purpose of this trip generation assessment, the lowest pass‐by Mr. Hamid Kianipur UNOCAL‐CDM October 22, 2019 12730‐02 ‐ TG Evaluation Ltr.docx percentage of 42% is utilized provide a conservatively high primary trip estimate. Primary trips are associated with the specific purpose of visiting the Project site. PROPOSED PROJECT TRIP GENERATION CHARACTERISTICS As mentioned previously, the trips generated by the Project’s change in land use have been estimated based on trip generation rates from the Institute of Transportation Engineers (ITE) publication Trip Generation (10th Edition, 2017). The trip generation rates used to estimate the existing and modified Project traffic are shown in Table 1. TABLE 1: TRIP GENERATION RATES1 Land Use ITE LU Code AM Peak Hour PM Peak Hour Daily Units2 In Out Total In Out Total Gasoline/Service Station 944 VFP 5.14 5.14 10.28 7.02 7.01 14.03 172.01 Super Convenience Market/Gas Station 960 VFP 14.04 14.04 28.08 11.48 11.48 22.96 230.52 1 Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, 10th Edition (2017). 2 VFP = Vehicle Fueling Positions Based on these trip rates, the existing facility generates 48 primary trips in the AM peak hour, 66 primary trips in the PM peak hour, and 798 primary daily trips as shown on Table 2. TABLE 2: EXISTING FACILITY TRIP GENERATION Land Use ITE LU Code Quantity1 AM Peak Hour PM Peak Hour Daily In Out Total In Out Total Gasoline/Service Station 944 8 VFP 41 41 82 56 56 112 1,376 Pass‐By (42%)2 (17) (17) (34) (23) (23) (46) (578) Existing Facility Total Primary Trips 24 24 48 33 33 66 798 1 VFP = Vehicle Fueling Positions 2 Pass‐By Source: ITE Trip Generation Handbook, 3rd Edition (2017). ITE LU Code 944 PM Pass‐By of 42% has been utilized to provide a conservative estimate. Table 3 shows the proposed Project trip generation, which consist of 130 primary trips in the AM peak hour, 107 primary trips in the PM peak hour, and 1,070 primary daily trips. TABLE 3: PROPOSED PROJECT TRIP GENERATION Land Use ITE LU Code Quantity1 AM Peak Hour PM Peak Hour Daily In Out Total In Out Total Super Convenience Market/Gas Station 960 8 VFP 112 112 244 92 92 184 1,844 Pass‐By (42%)2 (47) (47) (94) (39) (38) (77) (774) Super Convenience Market/Gas Station Total Primary Trips 65 65 130 53 54 107 1,070 1 VFP = Vehicle Fueling Positions 2 Pass‐By Source: ITE Trip Generation Handbook, 3rd Edition (2017). ITE LU Code 944 PM Pass‐By of 42% has been utilized to provide a conservative estimate. Mr. Hamid Kianipur UNOCAL‐CDM October 22, 2019 12730‐02 ‐ TG Evaluation Ltr.docx Table 4 depicts the net change in trips generated by the Project. If pass‐by adjustments are not considered, the proposed Project results in 162 added trips in the AM peak hour, 72 added trip in the PM peak hour, and 468 added daily trips. If pass‐by adjustments are considered, the proposed Project results in 82 added primary trips in the AM peak hour, 41 added primary trip in the PM peak hour, and 272 added primary daily trips. TABLE 4: PROJECT NET CHANGE IN TRIP GENERATION AM Peak Hour PM Peak Hour Daily In Out Total In Out Total WITHOUT PASS‐BY ADJUSTMENT Existing Facility Trips 41 41 82 56 56 112 1,376 Proposed Project Trips 112 112 244 92 92 184 1,844 Net Change in Trips 71 71 162 36 36 72 468 (Proposed Project ‐ Existing Facility) WITH PASS‐BY ADJUSTMENT (PRIMARY TRIPS) Existing Facility Trips 24 24 48 33 33 66 798 Proposed Project Trips 65 65 130 53 54 107 1,070 Net Change in Trips 41 41 82 20 21 41 272 (Proposed Project ‐ Existing Facility) CITY TRAFFIC PHASING ORDINANCE CRITERIA Per the City of Newport Beach Traffic Phasing Ordinance (TPO), Chapter 15.40.30 – Standards for Approval‐Findings‐Exemptions, one of the exemptions for requiring a TPO analysis is if the project generates no more than three hundred (300) average daily trips. Since the modified project is estimated to add less than 300 new trips associated with the project building expansion (with pass‐by adjustment), a TPO analysis for the Project is not anticipated to be required. CONCLUSIONS Based on this assessment, the 2201 E. Coast Highway modified Project generates moderate changes in daily and peak hour trips , in comparison to the existing land use. The increase in primary trip generation is less than 300 daily trips, once pass by activity is considered. If you have any questions, please contact John Kain at (949) 336‐5990 or Marlie Whiteman (949) 336‐ 5991. Respectfully submitted, URBAN CROSSROADS, INC. John Kain, AICP Marlie Whiteman, PE Principal Senior Associate 12730‐02 ‐ TG Evaluation Ltr.docx ATTACHMENT 1 ITE SOURCE DOCUMENTATION 1-1 1-2 1-3 1-4 1-5 1-6 1-7 1-8 1-9 1-10 1-11 1-12 1-13 1-14 1-15