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arch 27, 2023
M
r. Tim O’Brien
Legacy Partners
5141 California Avenue, Suite 100
Irvine, CA. 92617
L
LG Reference: 2.22.4668.1
S
ubject: Traffic Circulation Assessment for the Proposed Hive Apartments Project
Costa Mesa, California
D
ear Mr. O’Brien:
L
inscott, Law & Greenspan, Engineers (LLG) is pleased to submit the following Traffic Impact A ssessment for the proposed Hive Apartments to replace the existing and entitle d office development on west side of Susan Street between Sunflower Avenue and South Coast Drive in the City of Costa Mesa, California.
This analysis evaluates the potential traffic circulation impacts associated with the proposed multifamily residential replacement Project consistent with City of Costa Mesa requirements based on the City of Costa Mesa Transportation Impact Analysis Guidelines, (October 2020).
PROJECT LOCATION AND DESCRIPTION
The existing development on the site consists of 172,176 (SF) office development within three (3) buildings and the entitled development consists of 80,000 SF of office use on the portion of the Project site currently occupied with a professional football training field. Figure 1 presents existing site aerial, which shows the existing development on the site. The proposed Project will consist of demolishing the existing office buildings and football training field to construct 1,050 multifamily dwelling units within three (3) five-story apartments buildings. Figure 2 presents the proposed site plan for the Project , prepared by Architect s Orange, which shows the proposed apartment development . Site a ccess for the proposed apartments will continue to be provided via the two (2) existing driveways along Susan Street.
ATTACHMENT 3
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Mr. Tim O’Brien
March 27, 2023
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PROJECT TRAFFIC CHARACTERISTICS
Trip Generation Forecast Comparison
Traffic generation is expressed in vehicle trip ends, defined as one -way vehicular movements, either entering or exiting the generating land use. Generation equations and/or rates used in the traffic forecasting procedure are found in the Eleventh Edition of Trip Generation, published by the Institute of Transportation Engineers (ITE) [Washington D.C., 2021].
Table 1, attached, summarizes the trip generation rates used in forecasting the vehicular trips generated for the proposed Project and existing/ entitled land use and also presents the proposed Project’s net forecast peak hour and daily traffic volumes.
As shown in the upper portion of Table 1 , the trip generation potential of the proposed Project was estimated using the using ITE Land Use 221: Multifamily Housing (Mid-Rise) Not Close to Rail Transit trip rates whereas the existing/ entitled uses were estimated using the using ITE Land Use 710: General Office Building.
Review of the middle of Table 1 indicates that the proposed apartment Project is forecast to generate 4,858 daily trips, with 396 trips ( 91 inbound, 305 outbound) produced in the AM peak hour and 417 trips (254 inbound, 163 outbound) produced in the PM peak hour on a “typical” weekday.
Next, review of the following section of Table 1 indicates that the existing/ entitled 252,176 SF office use is forecast to generate 2,733 daily trips, with 384 trips (338 inbound, 46 outbound) produced in the AM peak hour and 363 trips (62 inbound, 301 outbound) produced in the PM peak hour on a “typical” weekday.
As shown on the last row of Table 1, the net trip generation potential of the proposed Project compared to the trip generation of the existing/ entitled office use is 2,034 net greater daily trips, with 5 net greater trips (-249 inbound, +254 outbound) produced in the AM peak hour and 47 net greater trips (+188 inbound, -141 outbound) produced in the PM peak hour on a “typical” weekday.
As a result , based on the net trip generation forecast for the proposed Project compared to the existing/ entitled uses for the Project site (< 50 peak hour trips) as well as the directionality of the net positive peak hour trips , which is generally opposite the peak directionality of traffic flow in the area, the proposed Project will not significantly impact the surrounding transportation system and does not require the preparation of a traffic impact study including level of service.
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Mr. Tim O’Brien
March 27, 2023
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CONCLUSION
Based on the results of the aforementioned net project trip generation forecast for the proposed Hive Apartments Project, which is 2,034 net greater daily trips, with 5 net greater trips (-249 inbound, +254 outbound) produced in the AM peak hour and 47 net greater trips (+188 inbound, -141 outbound) produced in the PM peak hour on a “typical” weekday, we conclude that the proposed Project’s traffic circulation impact is considered “insignificant” based on the City’s “50-trip threshold” and directionality of the net positive peak hour trips. Therefore, the P roject would not require any specific traffic analysis that includes level of service.
We appreciate the opportunity to provide this Traffic Impact Assessment. Should you need further assistance, or have any questions regarding this analysis, please call us at (949) 825-6175.
Very truly yours,
Linscott, Law & Greenspan, Engineers
Keil D. Maberry, P.E.
Principal
Attachments
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TABLE 1
PROJECT TRAFFIC GENERATION RATES AND FORECAST1
HIVE APARTMENTS, COSTA MESA
ITE Land Use Code /
Project Description
Daily
2-Way
AM Peak Hour PM Peak Hour
Enter Exit Total Enter Exit Total
Trip Generation Rates:
221: Multifamily Housing (Mid-Rise) Not Close to Rail Transit (TE/DU) 4.54 23% 77% 0.37 61% 39% 0.39
710: General Office Building (TE/TSF) 10.84 88% 12% 1.52 17% 83% 1.44 Proposed Project Trip Generation Forecast:
Hive Apartments (1,050 DU) 4,767 89 300 389 250 160 410 Total Proposed Project Trip Generation 4,767 89 300 389 250 160 410 Existing and Entitled Trip Generation Forecast:
Existing Office Buildings (172,176 SF) 1,866 231 31 262 42 206 248 Entitled Office Buildings (80,000 SF) 2 1,075 107 15 122 20 95 115 Total Existing/Entitled Trip Generation 2,733 338 46 384 62 301 363 Net Project Trip Generation Forecast
(Proposed Project vs. Entitled) 2,034 (249) 254 5 188 (141) 47 Notes:
TE/DU = trip end per dwelling unit
TE/TSF = trip ends per 1,000 square feet
1 Source: Trip Generation, 11th Edition, Institute of Transportation Engineers (ITE), Washington, D.C. (2021). 2 Source: North Costa Mesa Specific Plan.
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