TECHNICAL MEMORANDUM
20341 SW Birch Street | Suite 230 | Newport Beach, CA 92660 | (949) 660-1994 | urbanxroads.com DATE: April 14, 2025
TO: Johanna Crooker, MLC Holdings, Inc.
FROM: Charlene So, Urban Crossroads, Inc.
JOB NO: 15843-05 FTA Memo
SUBJECT: TENTATIVE TRACT MAP NO. 19334 FOCUSED TRAFFIC
ASSESSMENT
Urban Crossroads, Inc. has prepared the following Focused Traffic Assessment for Tentative Tract Map No. 19334 (Project), which is located at 3150 Bear Street in the City of Costa Mesa. This letter describes the proposed Project trip generation and determines whether any additional traffic operations analysis is required based on the City’s Transportation Impact Analysis (TIA) Guidelines (October 2020, City Guidelines). In addition, this assessment evaluates the segment of Bear Street along the Project’s frontage.
EXISTING USE & PROPOSED PROJECT
The site is 6. 12-acre and is currently developed with the former 65,652 square foot Trinity Broadcasting Network (TBN) building along with a 1,000 square foot maintenance building which is n o w o c c u p i e d b y T h e P a l a z z o b y K o s h b i n w h i c h i s a E u r o p e a n-style event venue. The Project proposes to develop a new residential infill community consisting of a total of 142 for-sale townhomes within eight separate buildings (of which seven units or five percent of the total units will be designated very -low affordable un its). The townhomes would range in size from approximately 1,060 to 2,218 square feet with 2-story detached homes and 4-story attached homes.
A preliminary site plan for the proposed Project is shown on Exhibit 1. As indicated on Exhibit 1, access to the site is accommodated via a single driveway on Bear Street (where the existing site access is located) and an emergency vehicle access (EVA) to the north east of the site via Olympic Avenue.
ATTACHMENT 9
15843-05 FTA Memo 2 Tentative Tract Map No. 19334
EXHIBIT 1: PRELIMINARY SITE PLAN
BEAR STREET
OLYMPIC
AVE
EXISTING SINGLE FAMILY
PRIVATE DRIVE B
PRIVATE DRIVE C
PRIVATE DRIVE D
PRIVATE DRIVE E
PRIVATE DRIVE F
PRIVATE DRIVE A
405 FREEWAY
BLDG 8
BLDG 2
BLDG 1
BLDG 3
BLDG 6
BLDG 7
BLDG 4
BLDG 5
04.09.25 COSTA MESA, CA
L-1
3150 BEAR STREET -
Collaborative
CONCEPTUAL LANDSCAPE PLAN
0 15’ 30’ 60’
Scale: 1”= 30’-0”
15843-05 FTA Memo 3 Tentative Tract Map No. 19334
TRIP GENERATION
Trip generation represents the amount of traffic which is both attracted to and produced by a development. Determining traffic generation for a specific project is therefore based upon forecasting the amount of traffic that is expected to be both attracted to and produced by the specific land uses being proposed for a given development.
EXISTING USE: FORMER TBN BUILDING
In an effort to understand the traffic associated with the prior use, trip-generation statistics published in the latest Institute of Transportation Engineers (ITE ) Trip Generation Manual ( 11th Edition, 2021) has been used for the Corporate Headquarters land use category (ITE Land Use Code 714. The site is currently occupied by the former 65,652 square foot TBN building along with a 1,000 square foot maintenance building. Table 1 presents the trip generation rates and summarizes the trip generation for the former use . The former office use was anticipated to generate a total of 530 two-way trips per day with 97 AM peak hour trips and 87 PM peak hour trips as shown in Table 1.
TABLE 1: EXISTING TRIP GENERATION
Land Use1 Units2 ITE LU
Code
AM Peak Hour PM Peak Hour
Daily In
Out Total In
Out Total
Corporate Headquarters TSF 714 1.35 0.10 1.45 0.12 1.18 1.30 7.95 1 Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, 11th Edition (2021). 2 TSF = thousand square feet
Land Use Quantity Units1 AM Peak Hour PM Peak Hour Daily In Out Total In Out Total
Former Use: TBN Building 66.652 TSF 90 7 97 8 79 87 530 1 TSF = thousand square feet
PROPOSED PROJECT
The Project proposes to develop a new residential infill community consisting of a total of 142 for- sale townhomes within eight separate buildings (of which seven units or five percent of the total units will be designated very-low affordable units). In order to develop the traffic characteristics for the Project, trip-generation statistics published in the latest ITE Trip Generation Manual (11th Edition, 2021) has been used based on the Single Family Detached (ITE Land Use Code 210), Multifamily (Low-Rise) Residential (ITE Land Use Code 220), and Affordable Housing (ITE Land Use Code 223) land use categories. Table 2 presents the trip generation rates and summarizes the proposed Project trip generation. The proposed Project is anticipated to generate a total of 1,000 two-way trips per day with 63 AM peak hour trips and 81 PM peak hour trips as shown in Table 2.
15843-05 FTA Memo 4 Tentative Tract Map No. 19334
TABLE 2: PROJECT TRIP GENERATION
Land Use1 Units2 ITE LU
Code
AM Peak Hour PM Peak Hour
Daily
In Out
Total In Out
Total
Single Family Detached DU 210 0.18 0.52 0.70 0.59 0.35 0.94 9.43 Multifamily (Low-Rise) Residential DU 220 0.10 0.30 0.40 0.32 0.19 0.51 6.74 Affordable Housing DU 223 0.10 0.26 0.36 0.27 0.19 0.46 4.81 1 Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, Eleventh Edition (2021). 2 DU = Dwelling Units
Land Use Quantity Units1
AM Peak Hour PM Peak Hour
Daily
In Out Total In Out Total
Detached Two-Story Townhomes 20 DU 4 10 14 12 7 19 190 Attached Townhomes 115 DU 11 35 46 37 22 59 776
Affordable Housing 7 DU 1 2 3 2 1 3 34
Total Trips 142 DU 16 47 63 51 30 81 1,000
1 DU = Dwelling Units
TRIP GENERATION COMPARISON
Table 3 shows the trip generation comparison between the proposed Project uses and the prior office land use. The resulting net change in vehicle trips is identified in Table 3. As shown, the proposed Project is anticipated to generate a net increase of 470 two-way trips per day but a net reduction of 34 AM peak hour trips and 6 fewer PM peak hour trips as compared to the prior office use.
TABLE 3: TRIP GENERATION COMPARISON
AM Peak Hour PM Peak Hour
Daily
In Out Total In Out Total
Former Use: TBN Building 90 7 97 8 79 87 530
Proposed Use: Townhomes 16 47 63 51 30 81 1,000
Net Change in Trips -74 40 -34 43 -49 -6 470
Note: Negative value represents a reduction in comparison to the former use.
15843-05 FTA Memo 5 Tentative Tract Map No. 19334
TRIP DISTRIBUTION
The Project trip distribution represents the directional orientation of traffic to and from the Project site. Trip distribution is the process of identifying the probable destinations, directions or traffic routes that will be utilized by Project traffic. The potential interaction between the planned land uses and surrounding regional access routes are considered, to identify the route where the Project traffic would distribute. Based on the existing travel patterns along Bear Street, it is anticipated 53% of the Project’s traffic will head northbound on Bear Street while the remaining 47% would head southbound on Bear Street.
TRAFFIC FORECASTS
In an effort to generate forecasts to be utilized in other technical studies to support the Project, an existing 24-hour roadway count was collected along Bear Street just north of Shiffer Park along the Project’s future western frontage (see Appendix 1). The existing traffic count was collected when local schools were in session and operating on normal bell schedules. Project traffic was then added to the applicable segments on either side of the Project driveway along Bear Street based on the Project’s trip distribution patterns and the trip generation presented in Table 2. Table 4 summarizes the Existing and Existing plus Project average daily traffic forecasts. Bear Street is designated as a Major Arterial (100 -foot right -of-way, six -lanes with raised median) on the City’s General Plan Circulation Element. Based on the City’s Master Plan of Streets and Highways, a Major Arterial has a daily volume capacity of 56,000 -68,000 vehicles per day which is well below the existing and anticipated E+P traffic forecasts shown in Table 4.
TABLE 4: ROADWAY SEGMENT FORECAST
Roadway Segment Existing ADT Project ADT E+P ADT
Bear Street, north of Project Driveway 25,475 530 26,005 Bear Street, south of Project Driveway 25,475 470 25,945 ADT = Average Daily Traffic (Two-Way Traffic)
If you have any questions, please contact me directly at [email protected].
15843-05 FTA Memo 6 Tentative Tract Map No. 19334
APPENDIX 1:
EXISTING (2025) TRAFFIC COUNTS
A31224
DATE: CITY: Costa Mesa
JOB #: SC5131 LOCATION: CLASS1 Bear St north of Shiffer Park AM PM
T I M E 123456 T O T A L T i m e 123456 T O T A L
0:00 2 600000 26 12:00 2 5 980000 267
0:15 1 500000 15 12:15 2 4 480000 252
0:30 1 300000 13 12:30 2 2 1 1 20000 233
0:45 900000 9 12:45 2 2 930100 233
1:00 1 400000 14 13:00 2 2 0 1 11001 233
1:15 1 200000 12 13:15 2 3 390101 244
1:30 1 100000 11 13:30 1 8 930000 192
1:45 900000 9 13:45 2 1 051000 216
2:00 810000 9 14:00 2 3 140000 235
2:15 300000 3 14:15 2 2 250000 227
2:30 800000 8 14:30 2 6 2 1 10100 274
2:45 600000 6 14:45 2 8 9 1 02100 302
3:00 400000 4 15:00 2 9 3 1 30000 306
3:15 400000 4 15:15 2 8 690100 296
3:30 600000 6 15:30 2 8 0 1 20000 292
3:45 700100 8 15:45 29080001 299
4:00 1100000 11 16:
00 333 1 60001 350
4:15 700000 7 16:15 32181000 330
4:30 1301000 14 16:30 350 1 10000 361
4:45 1420000 16 16:45 35690000 365
5:00 1000000 10 17:00 36570100 373
5:15 1620000 18 17:15 36230100 366
5:30 1300000 13 17:30 33290000 341
5:45 3200000 32 17:45 33650100 342
6:00 2500000 25 18:00 29650001 302
6:15 2330001 27 18:15 31070000 317
6:30 2630000 29 18:30 20030000 203
6:45 4400000 44 18:45 20720000 209
7:00 5530000 58 19:00 16500000 165
7:15 7300000 73 19:15 15510000 156
7:30 7620000 78 19:30 13620000 138
7:45 14240000 146 19:45 12400000 124
8:00 14320000 145 20:00 12420000 126
8:
15 17720002 181 20:15 9010000 91
8:30 13540000 139 20:30 9620000 98
8:45 12170000 128 20:45 7200000 72
9:00 13371000 141 21:00 10720101 111
9:15 13322000 137 21:15 9810000 99
9:30 17390000 182 21:30 7530000 78
9:45 18860100 195 21:45 6910000 70
10:00 14390100 153 22:00 7500000 75
10:15 17970000 186 22:15 8500100 86
10:30 19140201 198 22:30 6300000 63
10:45 18891100 199 22:45 5100000 51
11:00 20380000 211 23:00 3320000 35
11:15 20071000 208 23:15 3920000 41
11:30 24040000 244 23:30 3300000 33
11:45 27030000 273 23:45 3000000 30
TOTAL 3,552 1 106604 3 ,678 TOTAL 9,446 235 5 10 0 6 9,702 AM PEAK HOUR 11:00 AM AM PEAK HOUR 4:30 PM
AM PEAK VOLUME 936 AM PEAK VOLUME 1,465
CLASS 1 PASSENGER VEHICLES TOTAL: AM+PM 12,998 345 11 16 0 10 13,380 CLASS 2 2-AXLE TRUCKS % OF TOTAL 97.1% 2.6% 0.1% 0.1% 0.0% 0.1% 100.0% CLASS 3 3-AXLE TRUCKS
CLASS 4 4 OR MORE AXLE TRUCKS
CLASS 5 RV TOTAL: ALL 24,800 601 26 33 0 15 25,475
CLASS 6 Buses % OF TOTAL 97.4% 2.4% 0.1% 0.1% 0.0% 0.1% 100.0%
24-HOUR ROADWAY SEGMENT COUNTS (WITH CLASSIFICATION)
Prepared by AimTD LLC tel. 714 253 7888 [email protected]
Wednesday, January 15, 2025
NORTHBOUND NORTHBOUND
A31224
DATE: CITY: Costa Mesa
JOB #: SC5131 LOCATION: CLASS1 Bear St north of Shiffer Park AM PM
T I M E 123456 T O T A L T i m e 123456 T O T A L
0:00 1 310000 14 12:00 1 7 460000 180
0:15 900000 9 12:15 2 1 221001 216
0:30 910000 10 12:30 2 0 551000 211
0:45 700000 7 12:45 2 2 950000 234
1:00 400000 4 13:00 2 0 230000 205
1:15 300000 3 13:15 1 9 260000 198
1:30 300000 3 13:30 1 8 741100 193
1:45 520000 7 13:45 2 2 780000 235
2:00 400000 4 14:00 1 8 320000 185
2:15 300000 3 14:15 2 3 930001 243
2:30 600000 6 14:30 2 1 350000 218
2:45 200000 2 14:45 2 3 030000 233
3:00 410000 5 15:00 2 3 150000 236
3:15 400000 4 15:15 2 2 850000 233
3:30 900000 9 15:30 2 1 360000 219
3:45 1200000 12 15:45 23661201 246
4:00 1100000 11 16:
00 20510000 206
4:15 900000 9 16:15 21920000 221
4:30 2410000 25 16:30 22410100 226
4:45 2701000 28 16:45 19720000 199
5:00 1600000 16 17:00 27060000 276
5:15 3100101 33 17:15 24910000 250
5:30 2610000 27 17:30 22610000 227
5:45 6520000 67 17:45 22510000 226
6:00 6320000 65 18:00 20320000 205
6:15 9460000 100 18:15 18540000 189
6:30 9530000 98 18:30 19210000 193
6:45 12420300 129 18:45 20030100 204
7:00 11351001 120 19:00 19020000 192
7:15 15980100 168 19:15 17110000 172
7:30 27440100 279 19:30 17730000 180
7:45 26341000 268 19:45 16500000 165
8:00 257 130000 270 20: 00 19520100 198
8:15 205 1 00000 215 20:15 15400000 154
8:30 22990000 238 20:30 12410000 125
8:45 20460000 210 20:45 11101000 112
9:00 13640000 140 21:00 11321000 116
9:15 11062000 118 21:15 7210000 73
9:30 11772000 126 21:30 7400000 74
9:45 12360100 130 21:45 5500000 55
10:00 10111100 104 22:00 5600000 56
10:15 9790000 106 22:15 3600000 36
10:30 13640000 140 22:30 2400000 24
10:45 13380000 141 22:45 2800000 28
11:00 14630200 151 23:00 1800000 18
11:15 16210100 164 23:15 1500000 15
11:30 17370000 180 23:30 1110000 12
11:45 19061000 197 23:45 710000 8
TOTAL 4,010 143 9 11 0 2 4,175 TOTAL 7,792 1 136603 7 ,920 AM PEAK HOUR 7:30 AM AM PE AK HOUR 5:00 PM
AM PEAK VOLUME 1,032 AM PEAK VOLUME 979
CLASS 1 PASSENGER VEHICLES TOTAL: AM+PM 11,802 256 15 17 0 5 12,095 CLASS 2 2-AXLE TRUCKS % OF TOTAL 97.6% 2.1% 0.1% 0.1% 0.0% 0.0% 100.0% CLASS 3 3-AXLE TRUCKS
CLASS 4 4 OR MORE AXLE TRUCKS
CLASS 5 RV
CLASS 6 BUS
24-HOUR ROADWAY SEGMENT COUNTS (WITH CLASSIFICATION)
Prepared by AimTD LLC tel. 714 253 7888 [email protected]
Wednesday, January 15, 2025
SOUTHBOUND SOUTHBOUND
A31224
DATE: CITY: Costa Mesa
JOB #: SC5131 LOCATION: CLASS1 Bear St north of Shiffer Park AM PM
T I M E 123456 T O T A L T i m e 123456 T O T A L
0:00 3 910000 40 12:00 4 3 3 1 40000 447
0:15 2 400000 24 12:15 4 5 6 1 01001 468
0:30 2 210000 23 12:30 4 2 6 1 71000 444
0:45 1 600000 16 12:45 4 5 880100 467
1:00 1 800000 18 13:00 4 2 2 1 41001 438
1:15 1 500000 15 13:15 4 2 5 1 50101 442
1:30 1 400000 14 13:30 3 7 671100 385
1:45 1 420000 16 13:45 4 3 7 1 31000 451
2:00 1 210000 13 14:00 4 1 460000 420
2:15 600000 6 14:15 4 6 180001 470
2:30 1 400000 14 14:30 4 7 5 1 60100 492
2:45 800000 8 14:45 5 1 9 1 32100 535
3:00 810000 9 15:00 5 2 4 1 80000 542
3:15 800000 8 15:15 5 1 4 1 40100 529
3:30 1 500000 15 15:30 4 9 3 1 80000 511
3:45 1900100 20 15: 45 526 1 41202 545
4:00 2200000 22 16:00 538 1 70001 556
4:15 1600000 16 16:15 540 1 01000 551
4:30 3711000 39 16:30 574 1 20100 587
4:45 4121000 44 16:45 553 1 10000 564
5:00 2600000 26 17:00 635 1 30100 649
5:15 4720101 51 17:15 61140100 616
5:30 3910000 40 17:30 558 1 00000 568
5:45 9720000 99 17:45 56160100 568
6:00 8820000 90 18:00 49970001 507
6:15 11790001 127 18:15 495 1 10000 506
6:30 12160000 127 18:30 39240000 396
6:45 16820300 173 18:45 40750100 413
7:00 16881001 178 19:00 35520000 357
7:15 23280100 241 19:15 32620000 328
7:30 35060100 357 19:30 31350000 318
7:45 40581000 414 19:45 28900000 289
8:00 4 00 1 50000 415 20:00 31940100 324
8:15 382 1 20002 396 20:15 24410000 245
8:30 364 1 30000 377 20:30 22030000 223
8:45 325 1 30000 338 20:45 18301000 184
9:00 269 1 11000 281 21:00 22041101 227
9:15 24384000 255 21:15 17020000 172
9:30 290 1 62000 308 21:30 14930000 152
9:45 311 1 20200 325 21:45 12410000 125
10:00 244 1 01200 257 22:00 13100000 131
10:15 276 1 60000 292 22:15 12100100 122
10:30 32780201 338 22:30 8700000 87
10:45 321 1 71100 340 22:45 7900000 79
11:00 349 1 10200 362 23:00 5120000 53
11:15 36281100 372 23:15 5420000 56
11:30 413 1 10000 424 23:30 4410000 45
11:45 46091000 470 23:45 3710000 38
TOTAL 7,562 253 15 17 0 6 7,853 TOTAL 17,238 348 11 16 0 9 17,622 AM PEAK HOUR 11:00 AM AM P EAK HOUR 4:30 PM
AM PEAK VOLUME 1,628 AM PEAK VOLUME 2,416
CLASS 1 PASSENGER VEHICLES TOTAL: AM+PM 24,800 601 26 33 0 15 25,475 CLASS 2 2-AXLE TRUCKS % OF TOTAL 97.4% 2.4% 0.1% 0.1% 0.0% 0.1% 100.0% CLASS 3 3-AXLE TRUCKS
CLASS 4 4 OR MORE AXLE TRUCKS
CLASS 5 RV
CLASS 6 Buses
24-HOUR ROADWAY SEGMENT COUNTS (WITH CLASSIFICATION)
Prepared by AimTD LLC tel. 714 253 7888 [email protected]
Wednesday, January 15, 2025
COMBINED COMBINED