Riverside City Council
July 14, 2026

Tra!c Engineering # Transporta%on Planning # Parking # Noise & Vibra%on Air Quality # Global Climate Change # Health Risk Assessment

IRON LOFTS MULTIFAMILY RESIDENTIAL

TRAFFIC IMPACT ANALYSIS
City of Riverside
May 30, 2025
(Rev. November 19, 2025)

prepared by

Perrie Ilercil, PE (AZ)
Giancarlo Ganddini, PE, PTP

GANDDINI GROUP, INC.
555 Parkcenter Drive, Suite 225
Santa Ana, California 92705
(714) 795-3100 | ganddini.com Project No. 19630

IRON LOFTS MULTIFAMILY RESIDENTIAL

TRAFFIC IMPACT ANALYSIS
City of Riverside
May 30, 2025
(Rev. November 19, 2025)
Iron Lofts Multifamily Residential
Traffic Impact Analysis
i 19630

TABLE OF CONTENTS

EXECUTIVE SUMMARY .................................................................................................................................................. V

1. INTRODUCTION .................................................................................................................................................... 1 Purpose and Objectives ................................................................................................................................................. 1 Project Description .......................................................................................................................................................... 1 Scope of Analysis ............................................................................................................................................................. 1 Study Area ............................................................................................................................................................. 1 Analysis Scenarios ................................................................................................................................................ 2

2. METHODOLOGY ................................................................................................................................................... 7 Level of Service/Operational Analysis Methodology ............................................................................................ 7 Intersections: Highway Capacity Manual Delay Methodology ................................................................ 7 Roadway Segment Analysis Methodology .................................................................................................... 7 Performance Standards .................................................................................................................................................. 8 Substantial Operational Deficiency Criteria .................................................................................................. 8

3. EXISTING CONDITIONS .................................................................................................................................... 10 Existing Roadway System ........................................................................................................................................... 10 Pedestrian Facilities ...................................................................................................................................................... 11 Transit Facilities ............................................................................................................................................................. 11 General Plan Context .................................................................................................................................................. 11 Bicycle Facilities Master Plan .................................................................................................................................... 11 Designated Truck Routes ........................................................................................................................................... 11 Existing Roadway Volumes ........................................................................................................................................ 11 Existing Intersection Level of Service...................................................................................................................... 12 Existing Roadway Segment Level of Service ......................................................................................................... 12

4. PROJECT TRIP FORECASTS ............................................................................................................................. 24 Project Trip Generation .............................................................................................................................................. 24 Project Trip Distribution & Assignment .................................................................................................................. 24

5. FUTURE VOLUME FORECASTS ...................................................................................................................... 31 Method of Projection .................................................................................................................................................. 31 Ambient Growth ................................................................................................................................................ 31 Other Developments ....................................................................................................................................... 31 Regional Travel Demand Model Growth .................................................................................................... 31 6th Street Vacation .......................................................................................................................................... 32 Commerce Street Realignment ..................................................................................................................... 32 Analysis Scenario Volumes ......................................................................................................................................... 32 Existing Plus Project ......................................................................................................................................... 32 Opening Year (2026) Without Project ........................................................................................................ 32 Opening Year (2026) With Project............................................................................................................... 32 Buildout Year 2045 Without Project ........................................................................................................... 32 Buildout Year 2045 With Project ................................................................................................................. 32

6. FUTURE LEVELS OF SERVICE ANALYSIS ..................................................................................................... 54 Current Commerce Street Alignment (Without Planned 3rd Street Grade Separation Project) ............. 54 Existing Plus Project ......................................................................................................................................... 54 Opening Year (2026) Without Project ........................................................................................................ 54 Opening Year (2026) With Project............................................................................................................... 54 Buildout Year 2045 Without Project ........................................................................................................... 54 Iron Lofts Multifamily Residential
Traffic Impact Analysis
ii 19630
Buildout Year 2045 With Project ................................................................................................................. 54 Planned Commerce Street Re-alignment (With 3rd Street Grade Separation Project) ............................. 55 Existing Plus Project ......................................................................................................................................... 55 Opening Year (2026) Without Project ........................................................................................................ 55 Opening Year (2026) With Project............................................................................................................... 55 Buildout Year 2045 Without Project ........................................................................................................... 55 Buildout Year 2045 With Project ................................................................................................................. 55 Roadway Segment Level of Service ......................................................................................................................... 56 Traffic Signal Warrant Analysis ................................................................................................................................. 56 Railroad Crossing On Mission Inn Avenue West of Commerce Street .......................................................... 56

7. SITE ACCESS & ON-SITE CIRCULATION ....................................................................................................... 64 Project Design Features .............................................................................................................................................. 64 Site Access Queuing Analysis .................................................................................................................................... 65 Traffic Signal Warrant Analysis ................................................................................................................................. 65 Pedestrian, Bicycle and Transit Facility Access To and From Project ............................................................ 65 Pedestrian Crossing at Mission Inn Avenue And Commerce Street ............................................................... 66

8. SUMMARY OF IMPROVEMENTS ................................................................................................................... 70 Off-Site Improvements ............................................................................................................................................... 70 Development Impact Fee ........................................................................................................................................... 70

9. CONCLUSIONS .................................................................................................................................................... 71 Project Trip Generation .............................................................................................................................................. 71 Level of Service Analysis ............................................................................................................................................ 71 Summary of Improvements ........................................................................................................................................ 71

APPENDICES
Appendix A Glossary
Appendix B Scoping Agreement
Appendix C Traffic Count Data
Appendix D Intersection Level of Service Worksheets
Appendix E Travel Demand Model Plots
Appendix F Travel Demand Post Processing Worksheets
Appendix G 3rd Street Grade Separation Project Preliminary Layout Plan Appendix H Traffic Signal Warrant Worksheet
Appendix I Roadway Concept Plan
Appendix J California MUTCD 3B.18
Appendix K Roadway Concept Plan (Project Vicinity)

Iron Lofts Multifamily Residential
Traffic Impact Analysis
iii 19630

LIST OF TABLES
Table 1. Existing Intersection Levels of Service ........................................................................................................ 13 Table 2. Existing Roadway Segment Levels of Service ........................................................................................... 14 Table 3. Project Trip Generation ................................................................................................................................... 25 Table 4. Other Development Trip Generation .......................................................................................................... 34 Table 5. Existing Plus Project Intersection Levels of Service & Project-Related Effect ................................. 57 Table 6. Opening Year (2026) Intersection Levels of Service & Project-Related Effect ................................ 58 Table 7. Buildout Year 2045 Intersection Levels of Service & Project-Related Effect .................................. 59 Table 8. Existing Plus Project Intersection Levels of Service & Project-Related Effect With 3rd Street Grade Separation Project ................................................................................................................. 60 Table 9. Opening Year (2026) Intersection Levels of Service & Project-Related Effect With 3rd Street Grade Separation Project ................................................................................................................. 61 Table 10. Buildout Year 2045 Intersection Levels of Service & Project-Related Effect With 3rd Street Grade Separation Project ................................................................................................................. 62 Table 11. Roadway Segment Levels of Service ........................................................................................................... 63 Table 12. Site Access Queuing Analysis ........................................................................................................................ 68

LIST OF FIGURES
Figure 1. Regional Location Map ....................................................................................................................................... 3 Figure 2. Project Location Map .......................................................................................................................................... 4 Figure 3. Site Plan .................................................................................................................................................................. 5 Figure 4. Study Area ............................................................................................................................................................. 6 Figure 5. Existing Lane Geometry and Intersection Traffic Controls .................................................................... 15 Figure 6. Existing Pedestrian Facilities .......................................................................................................................... 16 Figure 7. Existing Transit Routes .................................................................................................................................... 17 Figure 8. City of Riverside Master Plan of Roadways ............................................................................................... 18 Figure 9. City of Riverside General Plan Roadway Cross-Sections ....................................................................... 19 Figure 10. City of Riverside Master Plan of Trails and Bikeways ............................................................................. 20 Figure 11. Existing Average Daily Traffic Volumes ...................................................................................................... 21 Figure 12. Existing AM Peak Hour Intersection Turning Movement Volumes ..................................................... 22 Figure 13. Existing PM Peak Hour Intersection Turning Movement Volumes ..................................................... 23 Figure 14. Project Trip Distribution (Outbound) ........................................................................................................... 26 Figure 15. Project Trip Distribution (Inbound) ............................................................................................................... 27 Figure 16. Project Average Daily Traffic Volumes ....................................................................................................... 28 Figure 17. Project AM Peak Hour Intersection Turning Movement Volumes ...................................................... 29 Figure 18. Project PM Peak Hour Intersection Turning Movement Volumes ...................................................... 30 Figure 19. Other Development Location Map .............................................................................................................. 35 Figure 20. Other Development Average Daily Traffic Volumes ............................................................................... 36 Figure 21. Other Development AM Peak Hour Intersection Turning Movement Volumes ............................. 37 Figure 22. Other Development PM Peak Hour Intersection Turning Movement Volumes .............................. 38 Figure 23. Existing Plus Project Average Daily Traffic Volumes ............................................................................... 39 Figure 24. Existing Plus Project AM Peak Hour Intersection Turning Movement Volumes ............................. 40 Iron Lofts Multifamily Residential
Traffic Impact Analysis
iv 19630
Figure 25. Existing Plus Project PM Peak Hour Intersection Turning Movement Volumes.............................. 41 Figure 26. Opening Year (2026) Without Project Average Daily Traffic Volumes .............................................. 42 Figure 27. Opening Year (2026) Without Project AM Peak Hour Intersection Turning Movement Volumes ............................................................................................................................................................. 43 Figure 28. Opening Year (2026) Without Project PM Peak Hour Intersection Turning Movement Volumes ............................................................................................................................................................. 44 Figure 29. Opening Year (2026) With Project Average Daily Traffic Volumes .................................................... 45 Figure 30. Opening Year (2026) With Project AM Peak Hour Intersection Turning Movement Volumes ............................................................................................................................................................. 46 Figure 31. Opening Year (2026) With Project PM Peak Hour Intersection Turning Movement Volumes ............................................................................................................................................................. 47 Figure 32. Buildout Year 2045 Without Project Average Daily Traffic Volumes ................................................ 48 Figure 33. Buildout Year 2045 Without Project AM Peak Hour Intersection Turning Movement Volumes ............................................................................................................................................................. 49 Figure 34. Buildout Year 2045 Without Project PM Peak Hour Intersection Turning Movement Volumes ............................................................................................................................................................. 50 Figure 35. Buildout Year 2045 With Project Average Daily Traffic Volumes ....................................................... 51 Figure 36. Buildout Year 2045 With Project AM Peak Hour Intersection Turning Movement Volumes ............................................................................................................................................................. 52 Figure 37. Buildout Year 2045 With Project PM Peak Hour Intersection Turning Movement Volumes ............................................................................................................................................................. 53 Figure 38. Project Train Station Access .......................................................................................................................... 69 Figure 39. Recommended Lane Geometry and Intersection Traffic Controls ...................................................... 72 Iron Lofts Multifamily Residential
Traffic Impact Analysis
v 19630

EXECUTIVE SUMMARY

This section summarizes the proposed project, operational findings, and identifies recommendations (if any) as specified in this study.

Project Description

The 6.97-acre project site is located east of Commerce Street between 5th Street and Mission Inn Avenue in the City of Riverside, California. The project site is currently partially developed with commercial/industrial buildings and zoned as Business & Manufacturing Park Zone (BMP).

The proposed project (TTM 38624) involves removal of the existing buildings and construction of 295 mid- rise multifamily dwelling units and 5 low-rise multifamily dwelling units within a residential complex. Vehicular access for the project site is proposed via two driveways with one on 5th Street and one on Mission Inn Avenue.

The project site requires a General Plan Amendment and Zoning Amendment to rezone the site from Business & Manufacturing Park Zone (BMP) to Mixed-use Urban (MU-U) to accommodate the residential development and a Specific Plan Amendment to amend the Riverside Marketplace Specific Plan to expand the mixed-used Marketplace Sub-area. The proposed plan also includes a street vacation of 6th Street from Commerce Street to the east side of the project.

Project Trip Generation

The proposed project is forecast to generate a total of approximately 1,213 net new daily trips, including 90 net new trips during the AM peak hour and 72 net new trips during the PM peak hour.

Level of Service Analysis

The study intersections currently operate within acceptable Levels of Service (D or better) during the peak hours for the Existing conditions.

The study intersections are forecast to continue operating within acceptable Levels of Service (D or better) during the peak hours for Opening Year (2026) conditions.

The study intersections are forecast to operate within acceptable Levels of Service (D or better) during the peak hours for Buildout Year (2045) conditions, except for the following intersection that is forecast to operate at an unacceptable Levels of Service E during the PM peak hour:

4. Vine Street (NS) and Mission Inn Avenue (EW)

To address this, the Proposed Project will implement the City-directed improvements summarized below.

Summary of Improvements

Project design features, necessary to provide project access, are outlined in the Site Access & On-Site Circulation (Section 7).

The following improvement is recommended and will be installed by the project to ensure westbound queues at the rail crossing on Mission Inn Avenue do not block turning or north-south through movements at Commerce Street for all scenarios:

Iron Lofts Multifamily Residential
Traffic Impact Analysis
vi 19630

5. Commerce Street (NS) at Mission Inn Avenue (EW)
□ Install "KEEP CLEAR" markings in the intersection for westbound lanes on Mission Inn Avenue.

The Proposed Project will implement the following City-directed improvements:

 Project will install total of four stop signs equipped with solar powered flashing LEDs at all approaches.  Project shall upgrade the existing crosswalks to the high visibility crosswalks at all approaches.

Iron Lofts Multifamily Residential
Traffic Impact Analysis
1 19630

1. INTRODUCTION

This section provides an overview of the proposed project and the general scope of the analysis.

PURPOSE AND OBJECTIVES

The purpose of this study is to evaluate the potential for transportation impacts resulting from the development of the proposed project in the context of the City of Riverside’s discretionary authority for conformance with locally established operational standards. Although this is a technical report, effort has been made to prepare the report clearly and concisely. A glossary is provided in Appendix A to assist the reader with technical terms.

This study was prepared in consultation with the City of Riverside staff following the procedures and methodologies for assessing transportation impacts established by the City of Riverside. To assess the project’s conformance with local operational standards, this study evaluates the project’s effect on traffic operations and, if necessary, identifies recommended improvements or corrective measures to alleviate operational deficiencies substantially caused or worsened by the proposed project.

For compliance with California Environmental Quality Act (CEQA) requirements, a vehicle miles traveled (VMT) assessment is documented separately in the Iron Lofts Multifamily Residential Vehicle Miles Traveled Assessment (Ganddini Group, Inc., December 27, 2024).

PROJECT DESCRIPTION

The 6.97-acre project site is located east of Commerce Street between 5th Street and Mission Inn Avenue in the City of Riverside, California. The project site is currently partially developed with commercial/industrial buildings and zoned as Business & Manufacturing Park Zone (BMP). Figure 1 and Figure 2 show the regional and project location maps.

The proposed project (TTM 38624) involves removal of the existing buildings and construction of 295 mid- rise multifamily dwelling units and 5 low-rise multifamily dwelling units within a residential complex. Vehicular access for the project site is proposed via two driveways with one on 5th Street and one on Mission Inn Avenue. Figure 3 illustrates the project site plan.

The project site requires a General Plan Amendment and Zoning Amendment to rezone the site from Business & Manufacturing Park Zone (BMP) to Mixed-use Urban (MU-U) to accommodate the residential development and a Specific Plan Amendment to amend the Riverside Marketplace Specific Plan to expand the mixed-used Marketplace Sub-area. The proposed plan also includes a street vacation of 6th Street from Commerce Street to the east side of the project.

SCOPE OF ANALYSIS

The scope of this analysis was determined in consultation with the City of Riverside as documented in the City-approved scoping agreement provided in Appendix B.

Study Area

Figure 4 illustrates the study area. In accordance with the City of Riverside requirements, the study area was determined in consultation with the City of Riverside engineering staff and consists of classified roadway intersections to which the project is forecast to contribute 50 or more peak hour trips. Based on the project trip generation and distribution forecasts presented later in this report, the study area consists of the following study intersections:
1 Iron Lofts Multifamily Residential
Traffic Impact Analysis
2 19630

Intersections

1. Lime Street (NS) and Mission Inn Avenue (EW) 1

2. SR-91 Off-ramp (NS) and Mission Inn Avenue (EW)

3. Mulberry Street (NS) and Mission Inn Avenue (EW)

4. Vine Street (NS) and Mission Inn Avenue (EW)

5. Commerce Street (NS) and Mission Inn Avenue (EW)

6. Commerce Street (NS) and 6th Street (EW)

7. Commerce Street (NS) and 5th Street (EW)

8. Commerce Street (NS) and 3rd Street (EW)

9. Park Avenue (NS) and Mission Inn Avenue (EW)

10. Project Driveway (NS) and Mission Inn Avenue (EW)

11. Project Driveway (NS) and 5th Street (EW)

12. Commerce Street (NS) and 5th Street (EW) (future re-alignment)

13. Commerce Street (NS) and 3rd Street (EW) (future re-alignment)

Roadway Segments

1. Commerce Street between Mission Inn Avenue and 3rd Street

2. 5th Street between Commerce Street and Park Avenue

3. 6th Street between Commerce Street and Park Avenue

Analysis Scenarios

This study includes an evaluation of the following analysis scenarios for weekday AM and PM peak hour conditions:

Current Commerce Street Alignment (Without Planned 3rd Street Grade Separation Project)

 Existing
 Existing Plus Project
 Opening Year (2026) Without Project
 Opening Year (2026) With Project
 Buildout Year 2045 Without Project
 Buildout Year 2045 With Project

Planned Commerce Street Re-alignment (With 3rd Street Grade Separation Project)

 Existing
 Existing Plus Project
 Opening Year (2026) Without Project
 Opening Year (2026) With Project
 Buildout Year 2045 Without Project
 Buildout Year 2045 With Project

1 (NS) = north-south roadway; (EW) = east-west roadway. 2 PROJECT SITE
N
Figure 1
Regional Locaon Map
Iron Los Mul
family Residen
al
Traffic Impact Analysis
19630
3 Figure 2
Project Location Map
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
N
91 Site

COMMERCE ST
4TH ST
5TH ST
6TH ST

MISSION

INN AVE VINE ST

MULBERRY ST

LIME ST
3RD ST

PARK AVE
Legend
Planned Commerce Street Realignment (City Project)
Planned Commerce Street Vacation (City Project)
Planned 3rd Street Grade Separation Project (City Project) Proposed 6th Street Vacation (Project)
4 Figure 3
Site Plan
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
N
Planned Commerce Street Realignment (City Project)
Planned Commerce Street Vacation (City Project)

MISSION INN AVENUE

COMMERCE STREET
5TH STREET
6TH STREET
370.17'
387.75'
727.25'
376.75'

91.25'
201.33'

LOADING

LOADING
378 SURFACE

PARKING SPACES
24'-0" 24'-0" 24'-0" 24'-0" 24'-0"
24'-0"24'-0"
24'-0"24'-0"
27'-2"
18'-0"
TYP.
9'-0"
TYP.
15'-5"
6'-3"
12'-11"
11'-9"
12'-11"
14'-9"
126'-0"
88'-1"
70'-2"
21'-3" 23'-11"
35'-0"
49'-6"

CL TO R/W
33'-0"

CL TO R/W
33'-0"

CL TO R/W
14'-11"
7'-9"
24'-0"
112'-10"

BUILDING FRONTAGE
141'-10"

BUILDING FRONTAGE
112'-10"

COMMERCIAL FRONTAGE
93'-9"

COMMERCIAL FRONTAGE
15'-0"
18'-4"
24'-0"
Proposed 6th Street
Vacation (Project)
5 Figure 4
Study Area
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
N
91 Site

COMMERCE ST
4TH ST
5TH ST
6TH ST

MISSION

INN AVE VINE ST

MULBERRY ST

LIME ST
3RD ST

PARK AVE
1 2
3 4
5 6
8 9
Study Intersection
Legend
#
Project Driveway#
11 10
Planned Commerce Street Realignment (City Project)
Planned Commerce Street Vacation (City Project)
7 Study Intersection after#
12 13
Street Realignment
Planned 3rd Street Grade Separation Project (City Project) Proposed 6th Street Vacation (Project)
Railway Line
6 Iron Lofts Multifamily Residential
Traffic Impact Analysis
7 19630

2. METHODOLOGY

This section discusses the analysis methodologies used to assess transportation facility performance as adopted by the respective jurisdictional agencies. This traffic impact analysis is based on the City of Riverside Traffic Impact Analysis Guidelines for Vehicle Miles Traveled (VMT) and Level of Service (LOS) Assessment, July 2020 [“City TIA Guidelines”].

LEVEL OF SERVICE/OPERATIONAL ANALYSIS METHODOLOGY

Level of Service (LOS) analysis is performed to assess conformance with General Plan and operational standards established by the applicable agencies.

Intersections: Highway Capacity Manual Delay Methodology

The methodology used to assess the performance of intersections in the City of Riverside is known as the intersection delay methodology based on procedures contained in the Highway Capacity Manual (HCM) (Transportation Research Board, 7th Edition). The methodology considers the traffic volume and distribution of movements, traffic composition, geometric characteristics, and signalization details to calculate the average control delay per vehicle and corresponding Level of Service. Control delay is defined as the portion of delay attributed to the intersection traffic control (such as a traffic signal or stop sign) and includes initial deceleration, queue move-up time, stopped delay, and final acceleration delay. Intersection delay analysis was performed with default capacity values and adjustment factors recommended in the HCM. The intersection Level of Service is based on the thresholds contained within the HCM.

Level of
Service
Intersection Control Delay (Seconds / Vehicle)
Unsignalized Intersection Unsignalized Intersection
A ≤ 10.0 ≤ 10.0
B > 10.0 to ≤ 20.0 > 10.0 to ≤ 15.0
C > 20.0 to ≤ 35.0 > 15.0 to ≤ 25.0
D > 35.0 to ≤ 55.0 > 25.0 to ≤ 35.0
E > 55.0 to ≤ 80.0 > 35.0 to ≤ 50.0
F > 80.0 > 50.0
Source: Highway Capacity Manual (Transportation Research Board, 7th Edition).

Level of Service is used to qualitatively describe the performance of a roadway facility, ranging from Level of Service A (free-flow conditions) to Level of Service F (extreme congestion and system failure). At intersections with traffic signal or all way stop control, Level of Service is determined by the average control delay for the overall intersection. At intersections with cross street stop control (i.e., one- or two-way stop control), Level of Service is determined by the average control delay for the worst minor street approach or major street left- turn movement. The Level of Service analysis was performed in accordance with parameters specified in the City TIA Guidelines. Intersection analysis was performed using the Vistro software.

Roadway Segment Analysis Methodology

The methodology used to assess roadway segment operations is known as the daily volume-to-capacity method. The methodology compares the average daily traffic (ADT) volume using the roadway segment to the capacity of the roadway segment to calculate the volume-to-capacity (V/C) ratio, which is then correlated to Level of Service based on the following thresholds:

7 Iron Lofts Multifamily Residential
Traffic Impact Analysis
8 19630
Level of Service Volume / Capacity
A 0.000 - 0.600
B 0.601 - 0.700
C 0.701 - 0.800
D 0.801 - 0.900
E 0.901 - 1.000
F > 1.0
Source: Transportation Research Board Highway Capacity Manual (7th Edition).

The roadway segment daily capacity analysis is intended to be used as a high-level planning guide to estimate anticipated roadway segment operations based on theoretical maximum two-way average daily traffic (ADT) volumes that a given roadway segment can accommodate within one day given typical peak hour characteristics. The actual capacity of a roadway is influenced by several factors, including street width, alignment, number of travel lanes, number of intersections and driveways, presence of on-street parking, and traffic signal cycle length. The number of turn lanes and intersection controls should be determined based on a more-detailed peak hour intersection analysis at the critical ends. Therefore, roadway segment widening is typically only recommended if the peak hour intersection analysis indicates the need for additional through lanes.

Roadway Classification
Number
of Lanes
Maximum Two-way Daily Traffic Volume (ADT)
Level of Service
C D Capacity E
Local 2 2,500 – 2,799 2,800 – 3,099 3,100+
Collector (60’ to 80’) 2 9,900 – 11,199 11,200 – 12,499 12,500+ Arterial 2 14,400 – 16,199 16,200 – 17,999 18,000+
Arterial (88’) 4 16,800 – 19,399 19,400 – 21,199 22,000+ Arterial (100’) 4 26,200 – 29,599 29,600 – 32,999 33,000+ Arterial (120’) 6 38,700 – 44,099 44,100 – 49,499 49,500+ Arterial (144’) 8 50,600 – 57,799 57,800 – 64,999 65,000+ Source: Traffic Impact Analysis Guidelines for Vehicle Miles Traveled and Level of Service Assessment (City of Riverside, July 2020).

PERFORMANCE STANDARDS

The City of Riverside has established a minimum acceptable Level of Service C for peak hour intersection operations; except for intersections of Collector or higher classification which should maintain Level of Service (D or better) at peak hours. In accordance with CCM-2.3, freeway interchanges may maintain Level of Service E at peak hours as the acceptable standard on a case-by-case basis.

Substantial Operational Deficiency Criteria

Intersections

In the City of Riverside, a project is considered to result in a substantial operational deficiency at a study intersection if one or more of the following conditions are satisfied:

A signalized intersection substantial transportation effect is defined to occur if the project causes intersection operations to degrade from an acceptable Level of Service (D or better) to an unacceptable Level of Service (E or F) or the project-related increase in delay is equal to or greater than the delay listed below and propose land uses or intensities above that contained in the General Plan. 8 Iron Lofts Multifamily Residential
Traffic Impact Analysis
9 19630

LOS A/B 10 seconds
LOS C 8 seconds
LOS D 5 seconds
LOS E 2 seconds
LOS F 1 second.

An unsignalized intersection substantial transportation effect is defined to occur if one or more of the following conditions are met:

 The addition of project trips to a study intersection causes intersection operations to degrade from an acceptable Level of Service (D or better) to an unacceptable Level of Service (E or F). or

 The project-related increase in delay is equal to or greater than the delay listed above at an intersection that is already operating at an unacceptable Level of Service without the Project; and

 The intersection meets peak hour signal warrants either caused by project volumes or project volumes are added at an intersection that meets peak hour signal warrants in the baseline scenario(s). Peak hour signal warrants should be determined based on the latest California Manual on Uniform Traffic Control Devices (CA MUTCD).

Where improvements are identified to address cumulative Level of Service deficiencies, a project fair share cost estimate is provided based on the volume of project traffic using the impacted facility divided by the total “new” traffic (i.e., ambient growth and other developments). The City of Riverside does not have a “Fair Share Program”; however, the fair share estimate is to facilitate discussion with the City and will be used by the City for consideration purposes only.

Roadway Segments

Based on the City-established performance standards, roadway segment improvements should be considered if the project exceeds the following operational goals:

 Any study roadway segment operating at an acceptable Level of Service (D or better) without project traffic in which the addition of project traffic causes the segment to degrade to an unacceptable Level of Service (E or F) should identify improvements to maintain acceptable Level of Service.

 Any roadway segment that operates at an unacceptable Level of Service in the no project scenario where the project increases traffic in excess of five percent (5%) of the roadway capacity should identify improvements to improve operations.

9 Iron Lofts Multifamily Residential
Traffic Impact Analysis
10 19630

3. EXISTING CONDITIONS

This section describes the existing transportation setting of the project study area.

EXISTING ROADWAY SYSTEM

Figure 5 shows the lane geometry and intersection traffic controls for existing conditions based on a field survey of the study area. Regional access to the project site is provided by State Route 91 approximately 0.2 miles to the northwest and State Route 60 approximately 1.3 miles to the northeast of the project site. Local north-south circulation is provided by Commerce Street, Park Avenue, Vine Street, Mulberry Street, and Lime Street; and east-west circulation is provided by Mission Inn Avenue, 5th Street and 3rd Street.

Commerce Street: This two-lane undivided roadway trends in a northeast-southwest direction and is unclassified in the City of Riverside General Plan Community Mobility Element in the study area. On-street parking is not restricted in the study area. Currently, there are no designated bicycle facilities or sidewalks in the study area.

Park Avenue: This two-lane undivided roadway trends in a northeast-southwest direction and is classified as a 66-foot Collector (two-lane) in the City of Riverside General Plan Community Mobility Element in the study area. On-street parking is not permitted on the west side of the street at any time and is not permitted on Tuesdays on the east side of the street in the study area. Currently, there are no designated bicycle facilities in the study area. Sidewalks are provided on both sides of the roadway in the study area.

Vine Street: This two-lane undivided roadway trends in a northeast-southwest direction and is unclassified in the City of Riverside General Plan Community Mobility Element in the study area. On-street parking is permitted on one side of the street northeast Mission Inn Avenue and is restricted on both sides of the street southwest of Mission Inn Avenue. Currently, there are sharrow bicycle markings southwest of Mission Inn Avenue in the study area. Sidewalks are generally provided on both sides of the roadway in the study area.

Mulberry Street: This two to three-lane undivided one-way roadway trends in a northeast-southwest direction and is unclassified in the City of Riverside General Plan Community Mobility Element in the study area. On-street parking and sidewalks are provided on the side of the street southwest of Mission Inn Avenue.

Currently, there are no bicycle facilities in the project.

Lime Street: This four-lane divided (two-way turn lane) roadway trends in a northeast-southwest direction and is classified as an 88-foot Arterial (four-lane) in the City of Riverside General Plan Community Mobility Element in the study area. On-street parking is restricted in the study area. Currently, there are no designated bicycle facilities in the study area; however, marked Class II bike lanes are proposed for this roadway on the master plan. Sidewalks are provided on both sides of the roadway. The posted speed in the study area is 35 miles per hour.

Mission Inn Avenue: This two-lane undivided to four-lane divided roadway trends in a southeast-northwest direction and is classified as a 100-foot Arterial (four-lane) in the City of Riverside General Plan Community Mobility Element in the study area. On-street parking appears to be permitted on both sides of the roadway southeast of Commerce Street and on one side of the street southeast of Vine Street; however, parking is not permitted on Tuesdays. Currently, there are sharrow bicycle markings northwest of Vine Street in the study area. Sidewalks are generally provided on both sides of the roadway, except for undeveloped property frontage. The posted speed in the study area is 25 to 35 miles per hour.

6th Street: This two-lane undivided roadway trends in a southeast-northwest direction and is unclassified in the City of Riverside General Plan Community Mobility Element in the study area. On-street parking is not 10 Iron Lofts Multifamily Residential
Traffic Impact Analysis
11 19630
permitted on Tuesdays in the study area. Currently, there are no designated bicycle facilities or sidewalks in the study area.

5th Street: This two-lane undivided roadway trends in a southeast-northwest direction and is unclassified in the City of Riverside General Plan Community Mobility Element in the study area. On-street parking is not permitted on Tuesdays in the study area. Currently, there are no designated bicycle facilities or sidewalks in the study area.

3rd Street: This three-lane divided to four-lane undivided roadway trends in a southeast-northwest direction and is classified as an 88-foot Arterial (four-lane) in the City of Riverside General Plan Community Mobility Element in the study area. On-street parking is not restricted in the study area. Bike lanes and sidewalks are provided on both sides of the roadway. The posted speed in the study area is 30 to 40 miles per hour.

PEDESTRIAN FACILITIES

Existing pedestrian facilities in the project vicinity are shown in Figure 6. As shown in Figure 6, sidewalks are not provided along the project site frontage.

TRANSIT FACILITIES

Figure 7 shows the existing Riverside Transit Agency (RTA) system map in the project vicinity. Route 10 runs along Mission Inn Avenue. The closest bus stop to the project is at the southeast corner of Mission Inn Avenue and Park Avenue. The Metrolink train station is southwest of Mission Inn Avenue between Vine Street and Commerce Street, within one-half mile of the project site. There is a pedestrian bridge over the train tracks to allow access between the southbound track adjacent to Vine Street and the northbound track adjacent to Commerce Street.

GENERAL PLAN CONTEXT

Figure 8 shows the City of Riverside Master Plan of Roadways. This figure shows the nature and extent of arterial and collector highways that are needed to adequately serve the ultimate development depicted by the Land Use Element of the General Plan. The City of Riverside standard roadway cross-sections are illustrated in Figure 9.

BICYCLE FACILITIES MASTER PLAN

The City of Riverside Master Plan of Trails and Bikeways is shown in Figure 10. As shown in Figure 10, there are proposed bike facilities on Lime Street and existing bike sharrow lanes on Mission Inn Avenue and Vine Street.

DESIGNATED TRUCK ROUTES

In the City of Riverside, trucks are generally not restricted to specific roadways. On certain roads, trucks weighing over a specified weight limit are prohibited, except when making deliveries. The restricted streets are prescribed by City Code 10.56.010 for vehicles over 6,000 pounds and 10.56.020 for vehicles over 10,000 pounds. Trucks over 6,000 pounds are generally not permitted on Fourth, Fifth and Sixth Streets.

EXISTING ROADWAY VOLUMES

Figure 11 shows the existing average daily traffic volumes. The existing average daily traffic volumes have been factored from peak hour intersection turning movement volumes at locations using the following formula for each intersection leg:

11 Iron Lofts Multifamily Residential
Traffic Impact Analysis
12 19630
PM Peak Hour (Approach Volume + Exit Volume) x 12.1 = Leg Volume 2

Figure 12 and Figure 13 show the existing AM and PM peak hour intersection turning movement volumes.

Existing peak hour intersection turning movement volumes are based upon AM peak period and PM peak period intersection turning movement counts obtained in November 2024 during typical weekday conditions.

The weekday AM peak period was counted between 7:00 AM and 9:00 AM and the weekday PM peak period was counted between 4:00 PM and 6:00 PM; these periods capture the peak times for commuter traffic when the roadway system is typically experiencing peak demand. The actual peak hour within each two-hour count period is determined based on the sum of the four consecutive 15-minute periods with the highest total volume entering the intersection. Thus, the weekday PM peak hour at one intersection may be 4:45 PM to 5:45 PM and may vary at other intersections depending on the four consecutive 15-minute periods that have the highest total volume. Intersection turning movement count worksheets are provided in Appendix C.

EXISTING INTERSECTION LEVEL OF SERVICE

The study intersection Levels of Service for Existing conditions are shown in Table 1. Detailed Level of Service worksheets are provided in Appendix D.

As shown in Table 1, the study intersections currently operate within acceptable Levels of Service (D or better) during peak hours.

EXISTING ROADWAY SEGMENT LEVEL OF SERVICE

The roadway segment capacity analysis for Existing conditions is shown Table 2. As Shown in Table 2, the study roadway segments currently operate within acceptable Levels of Service (D or better).

2 Average PM peak hour K factor (ADT/PM peak hour volume) based on 24-hour on Commerce Street north of Mission Inn Avenue.
12 Delay2 LOS3 Delay2 LOS

1. Lime Street at Mission Inn Avenue TS 34.9 C 26.7 C

2. SR-91 Off Ramp at Mission Inn Avenue TS 25.7 C 24.6 C

3. Mulberry Street at Mission Inn Avenue TS 31.9 C 36.6 D

4. Vine Street at Mission Inn Avenue AWS 9.4 A 14.4 B

5. Commerce Street at Mission Inn Ave CSS 10.9 B 13.3 B

6. Park Avenue at Mission Inn Ave AWS 8.5 A 9.8 A

7. Commerce Street at 3rd Street CSS 12.2 B 28.8 D

8. Commerce Street at 5th Street CSS 8.7 A 8.8 A

9. Commerce Street at 6th Street CSS 8.9 A 8.9 A

10. Project Driveway at Mission Inn Ave CSS 9.4 A 10.9 B Notes:

1. TS = Traffic Signal; AWS = All Way Stop; CSS = Cross Street Stop.

2. 3. LOS = Level of Service
Delay is shown in seconds per vehicle. For intersections with traffic signal or all way stop control, overall average intersection delay and LOS are shown. For intersections with cross street stop control, LOS is based on average delay of the worst minor street approach or major street left turn movement.

Study Intersection
Traffic
Control1
Table 1
Existing Intersection Levels of Service
AM
Peak Hour
PM
Peak Hour
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
13 ID Roadway From To Classification Lanes Capacity ADT2 V/C2 LOS2

1. Commerce St Mission Inn Ave 3rd Street Local 2 2,500 1,010 0.40 A

2. 5th Street Commerce Street Park Avenue Local 2 2,500 90 0.04 A

3. 6th Street Commerce Street Park Avenue Local 2 2,500 120 0.05 A Notes:

1. 2. ADT = Average Daily Traffic; V/C = Volume to Capacity Ratio; LOS = Level of Service Roadway classifications from the City of Riverside General Plan Circultation Element, and the corresponding roadway capacity from the Traffic Impact Analysis Guidelines for Vehicle Miles Traveled and Level of Service Assessment, July 2020.

Table 2
Existing Roadway Segment Levels of Service
Segment Existing
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
14 Figure 5
Existing Lane Geometry
and Intersection Traffic Controls
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
91 Site

COMMERCE ST

MISSION

INN AVE VINE ST

MULBERRY ST

LIME ST
3RD ST
1 2
3 4
5 6
8 9
Study Intersection#
Project Driveway#
11 10
Planned Commerce Street Realignment (City Project)
Planned Commerce Street Vacation (City Project)
7 Study Intersection after#
12 13
Street Realignment
Planned 3rd Street Grade Separation Project (City Project) N
4TH ST
5TH ST
6TH ST

PARK AVE
Existing Commerce St Intersections
(No 3rd St Realignment Project)
1 Lime St (NS)/
Mission Inn Ave (EW)
2 SR-91 SB Ramp (NS)/
Mission Inn Ave (EW)
3 SR-91 NB Ramp (NS)/
Mission Inn Ave (EW)
4 Vine St (NS)/
Mission Inn Ave (EW)
5 Commerce St (NS)/
Mission Inn Ave (EW)
6 Park Ave (NS)/
Mission Inn Ave (EW)
9 Commerce St (NS)/
6th St (EW)
10 Project Dwy (NS)/
Mission Inn Ave (EW)
11 Project Dwy (NS)/
5th St (EW)
7 Commerce St (NS)/
3rd St (EW)
8 Commerce St (NS)/
5th St(EW)
AWS
STOP
STOP
AWS
STOP
STOP
STOP
STOP
STOP
AWS
#U
#D
Legend
Project Driveway
Existing Lane
#-Lane Undivided Roadway
#-Lane Divided Roadway
Stop Sign
All Way Stop
Traffic Signal
3U
3U
4U
4D
4D
4D
3D
3D2D
2D
2D
1 2U
2U
2U
2U
2U
2U
2U
2U
2U
3D
3D
Proposed 6th Street Vacation (Project)
Two-Way Left-Turn LaneTWLTL
New Commerce St Intersections
(With 3rd St Realignment Project)
12 New Commerce St (NS)/
5th St (EW)
13 New Commerce St (NS)/
3rd St (EW)
STOP
STOP
TWLTL
15 Figure 6
Existing Pedestrian Facilities
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
N
Site
COMME
RCE ST
4TH ST
5TH ST
6TH ST

MISSION INN AVE

VINE ST
91 Sidewalk
Legend
Cross Walk
16 Figure 7
Existing Transit Routes
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
N
Site
Source: Riverside Transit Agency
17 Figure 8
City of Riverside Master Plan of Roadways
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
Source: City of Riverside
N
Site
18 Figure 9
City of Riverside General Plan Roadway Cross-Sections
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
Source: City of Riverside
19 Figure 10
City of Riverside Master Plan of Trails and Bikeways
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
N
Source: City of Riverside
Site
20 Planned Commerce Street Realignment (City Project)
Planned Commerce Street Vacation (City Project)Figure 11 Existing Average Daily Traffic Volumes
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
N
91 Site

COMMERCE ST
4TH ST
5TH ST
6TH ST

MISSION

INN AVE VINE ST

MULBERRY ST

LIME ST
3RD ST

PARK AVE
Planned 3rd Street Grade Separation Project (City Project) Vehicles Per Day (1,000's)
Legend
##

2.8 4.8

9.8 11.2

8.9 2.0

4.4 2.4

1.0 5.5

9.8 7.9

14.0 8.1

6.0 4.6

4.3 2.7

18.7 18.3

1.0 0.1

0.2 1.0

0.1 Proposed 6th Street Vacation (Project)
21 Figure 12
Existing AM Peak Hour Intersection Turning Movement Volumes Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
91 Site

COMMERCE ST

MISSION

INN AVE VINE ST

MULBERRY ST

LIME ST
3RD ST
1 2
3 4
5 6
8 9
Study Intersection
Legend
#
Project Driveway#
11 10
Planned Commerce Street Realignment (City Project)
Planned Commerce Street Vacation (City Project)
7 Study Intersection after#
12 13
Street Realignment
Planned 3rd Street Grade Separation Project (City Project) N
4TH ST
5TH ST
6TH ST

PARK AVE
Existing Commerce St Intersections
(No 3rd St Realignment Project)
New Commerce St Intersections
(With 3rd St Realignment Project)
1 Lime St (NS)/
Mission Inn Ave (EW)
27 126
45 42
246
2 10
213
78 382
506
167
2 SR-91 SB Off-Ramp (NS)/
Mission Inn Ave (EW)
161
871
308
182
3 Mulberry St (NS)/
Mission Inn Ave (EW)
99 178
38 225
265
87 83
4 Vine St (NS)/
Mission Inn Ave (EW)
14 43
13 20
14 65
108
130
60 5
86 26
5 Commerce St (NS)/
Mission Inn Ave (EW)
31 9
8 9
20 5
6 112
20 13
79 4
6 Park Ave (NS)/
Mission Inn Ave (EW)
33 84
17 11
53 25
13 58
58 20
33 9
9 Commerce St (NS)/
6th St (EW)
15 0
1 35
4 0
10 Project Dwy (NS)/
Mission Inn Ave (EW)
6 0
6 0
0 0
0 121
8 3
90 0
11 Project Dwy (NS)/
5th St (EW)
0 0 2
0 0
3 7
Commerce St (NS)/
3rd St (EW)
7 9 371
17 12
377
8 Commerce St (NS)/
5th St (EW)
13 2
0 34
2 1
Commerce St (NS)/
5th St (EW)
14 36
12 New Commerce St (NS)/
5th St (EW)
0 35
13 2
2 1
13 New Commerce St (NS)/
3rd St (EW)
7 9 371
17 12
377
1 1
0 0
8 Proposed 6th Street Vacation (Project)
22 Figure 13
Existing PM Peak Hour Intersection Turning Movement Volumes Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
91 Site

COMMERCE ST

MISSION

INN AVE VINE ST

MULBERRY ST

LIME ST
3RD ST
1 2
3 4
5 6
8 9
Study Intersection
Legend
#
Project Driveway#
11 10
7 Study Intersection after#
12 13
Street Realignment
N
4TH ST
5TH ST
6TH ST

PARK AVE
Existing Commerce St Intersections
(No 3rd St Realignment Project)
New Commerce St Intersections
(With 3rd St Realignment Project)
1 Lime St (NS)/
Mission Inn Ave (EW)
22 244
116
51 257
26 13
336
99 190
313
148
2 SR-91 SB Off-Ramp (NS)/
Mission Inn Ave (EW)
190
459
505
179
3 Mulberry St (NS)/
Mission Inn Ave (EW)
76 333
47 325
366
101
151
4 Vine St (NS)/
Mission Inn Ave (EW)
50 70
26 56
33 100
100
259
49 7
94 41
5 Commerce St (NS)/
Mission Inn Ave (EW)
49 13
5 6
35 10
12 278
63 2
80 7
6 Park Ave (NS)/
Mission Inn Ave (EW)
44 71
30 9
82 13
16 130
119
15 30
7 9
Commerce St (NS)/
6th St (EW)
23 0
3 46
2 0
10 Project Dwy (NS)/
Mission Inn Ave (EW)
11 0
5 0
0 0
0 271
16 2
78 0
11 Project Dwy (NS)/
5th St (EW)
0 0 2
0 0
5 7
Commerce St (NS)/
3rd St (EW)
14 11 1068
42 12
421
8 Commerce St (NS)/
5th St (EW)
20 2
7 45
3 2
Commerce St (NS)/
5th St (EW)
20 48
12 New Commerce St (NS)/
5th St (EW)
7 48
20 2
3 2
13 New Commerce St (NS)/
3rd St (EW)
14 11 1068
42 12
421
2 2
0 0
8 Planned Commerce Street Realignment (City Project)
Planned Commerce Street Vacation (City Project)
Planned 3rd Street Grade Separation Project (City Project) Proposed 6th Street Vacation (Project)
23 Iron Lofts Multifamily Residential
Traffic Impact Analysis
24 19630

4. PROJECT TRIP FORECASTS

This section describes how project trip generation, trip distribution, and trip assignment forecasts were developed. The forecast project volumes are illustrated in the figures contained in this section.

PROJECT TRIP GENERATION

Table 3 shows the existing, proposed and net new project trip generation forecast is based on average rates obtained from the Institute of Transportation Engineers (ITE) Trip Generation Manual (11th Edition, 2021) for Land Use Codes 869 (Discount Home Furnishing Superstore), 221 (Multifamily Housing – Mid-rise, Close to transit) and 220 (Multifamily Housing – Low-rise, Close to transit).

As shown in Table 3, the proposed project is forecast to generate a total of approximately 1,213 net new daily trips, including 90 net new trips during the AM peak hour and 72 net new trips during the PM peak hour.

PROJECT TRIP DISTRIBUTION & ASSIGNMENT

Figure 14 and Figure 15 show the forecast outbound and inbound directional distribution patterns for the project generated trips, respectively. The project trip distribution patterns were developed using engineering judgment in consultation with the City engineering staff based on a review of existing traffic data, surrounding land uses, and the local and regional roadway facilities in the project vicinity.

Based on the identified project trip generation and distributions, The project-generated average daily traffic volumes are shown in Figure 16. The project-generated AM peak hour and PM peak hour intersection turning movement volumes are shown in Figure 17 and Figure 18.

24 Land Use Source1
% In % Out Rate % In % Out Rate
Discount Home Furnishing Superstore ITE 869 64% 36% 0.57 53% 47% 1.57 20.00 Multifamily Housing (Low-Rise, Close to Rail Transit) ITE 220 29% 71% 0.38 60% 40% 0.61 4.72 Multifamily Housing (Mid-Rise, Close to Rail Transit) ITE 221 36% 64% 0.32 65% 35% 0.29 4.75 Land Use Source In Out Total In Out Total
Existing to be removed
Discount Home Furnishing Superstore ITE 869 -10.620 TSF -4 -2 -6 -9 -8 -17 -212 Proposed development
Multifamily Housing (Mid-Rise, Close to Rail Transit) ITE 221 295 DU 34 60 94 56 30 86 1,401 Multifamily Housing (Low-Rise, Close to Rail Transit) ITE 220 5 DU 1 1 2 2 1 3 24

0.000 TSF 35 61 96 58 31 89 1,425
TOTAL NET NEW VEHICLE TRIPS GENERATED + 31 + 59 + 90 + 49 + 23 + 72 + 1,213 Notes:

1. 2. DU = Dwelling Unit; TSF = Thousand Square Feet.

ITE = Institute of Transportation Engineers Trip Generation Manual (11th Edition, 2021); ### = Land Use Code.

All rates based on General Urban/Suburban setting.

Trips Generated
Quantity
AM Peak Hour PM Peak Hour
Daily
TSF
DU
DU
Subtotal Proposed Development
Table 3
Project Trip Generation
Trip Generation Rates
Land Use
Variable2
AM Peak Hour PM Peak Hour Daily
Rate
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
25 Planned Commerce Street Realignment (By Others)
Planned Commerce Street Vacation (By Others)
Figure 14
Project Trip Distribution (Outbound)
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
N
91 Site

COMMERCE ST
4TH ST
5TH ST
6TH ST

MISSION

INN AVE VINE ST

MULBERRY ST

LIME ST
3RD ST

PARK AVE
5%
5%15%
60%
40%
15%
25%
20%
30%
10%
10%
10%
50% 40%
50%
40%
Percent From Project
Legend
10%
5%
5%
Movements north of the project will divert to the realigned Commerce Street when roadway construction is finished
Realigned 10%
Planned 3rd Street Grade Separation Project (By Others) 26 Figure 15
Project Trip Distribution (Inbound)
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
N
91 Site

COMMERCE ST
4TH ST
5TH ST
6TH ST

MISSION

INN AVE VINE ST

MULBERRY ST

LIME ST
3RD ST

PARK AVE
5%15%
60%
35%
15%
25%
20%
10%
10%
10%
60%
5%
Percent To Project
Legend
10%
5%
5%
70%
30%
20%
10%
Planned Commerce Street Realignment (By Others)
Planned Commerce Street Vacation (By Others)
Movements north of the project will divert to the realigned Commerce Street when roadway construction is finished Planned 3rd Street Grade Separation Project (By Others) Realigned 10%
27 Figure 16
Project Average Daily Traffic Volumes
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
N
91 Site

COMMERCE ST
4TH ST
5TH ST
6TH ST

MISSION

INN AVE VINE ST

MULBERRY ST

LIME ST
3RD ST

PARK AVE
Vehicles Per Day (1,000's)
Legend
##

0.12 0.15

0.06 0.00 (Less Than 50)

0.12 0.15

0.18 0.12

0.33 0.73

0.63 0.73

0.06 0.06

0.06 0.06

0.20 0.12

0.32 0.12

0.1 0.00 (Less Than 50)
Planned Commerce Street Realignment (City Project)
Planned Commerce Street Vacation (City Project)
Planned 3rd Street Grade Separation Project (City Project) 28 Figure 17
Project AM Peak Hour Intersection Turning Movement Volumes Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
91 Site

COMMERCE ST

MISSION

INN AVE VINE ST

MULBERRY ST

LIME ST
3RD ST
1 2
3 4
5 6
8 9
Study Intersection
Legend
#
Project Driveway#
11 10
7 Study Intersection after#
12 13
Street Realignment
N
4TH ST
5TH ST
6TH ST

PARK AVE
Existing Commerce St Intersections
(No 3rd St Realignment Project)
New Commerce St Intersections
(With 3rd St Realignment Project)
Planned Commerce Street Realignment (City Project)
Planned Commerce Street Vacation (City Project)
Planned 3rd Street Grade Separation Project (City Project) Proposed 6th Street Vacation (Project)
Vacated
8 Commerce St (NS)/
5th St (EW)
0 4
0 0
18 0
12 New Commerce St (NS)/
5th St (EW)
4 0
0 4
18 6
13 New Commerce St (NS)/
3rd St (EW)
3 3 0
2 2
0 7
Commerce St (NS)/
3rd St (EW)
3 3 0
2 2
0 8
Commerce St (NS)/
5th St (EW)
0 4
4 0
18 6
1 Lime St (NS)/
Mission Inn Ave (EW)
0 0
0 0
0 0
0 5
0 14
9 0
2 SR-91 SB Off-Ramp (NS)/
Mission Inn Ave (EW)
6 0
5 23
3 Mulberry St (NS)/
Mission Inn Ave (EW)
0 0
8 0
11 23
12 4
Vine St (NS)/
Mission Inn Ave (EW)
0 0
0 0
0 0
0 19
0 0
35 0
5 Commerce St (NS)/
Mission Inn Ave (EW)
0 2
0 3
3 12
0 19
0 0
23 2
6 Park Ave (NS)/
Mission Inn Ave (EW)
0 0
0 0
0 0
0 9
0 0
5 0
9 Commerce St (NS)/
6th St (EW)
4 0
-1
18 -4
0 10
Project Dwy (NS)/
Mission Inn Ave (EW)
0 0
0 6
0 23
19 3
0 0
2 3
11 Project Dwy (NS)/
5th St (EW)
24 6 0
8 3
0 29
Figure 18
Project PM Peak Hour Intersection Turning Movement Volumes Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
91 Site

COMMERCE ST

MISSION

INN AVE VINE ST

MULBERRY ST

LIME ST
3RD ST
1 2
3 4
5 6
8 9
Study Intersection
Legend
#
Project Driveway#
11 10
7 Study Intersection after#
12 13
Street Realignment
N
4TH ST
5TH ST
6TH ST

PARK AVE
Existing Commerce St Intersections
(No 3rd St Realignment Project)
New Commerce St Intersections
(With 3rd St Realignment Project)
1 Lime St (NS)/
Mission Inn Ave (EW)
0 0
0 0
0 0
0 7
0 7
3 0
2 SR-91 SB Off-Ramp (NS)/
Mission Inn Ave (EW)
10 0
7 10
3 Mulberry St (NS)/
Mission Inn Ave (EW)
0 0
12 0
17 10
5 4
Vine St (NS)/
Mission Inn Ave (EW)
0 0
0 0
0 0
0 29
0 0
15 0
5 Commerce St (NS)/
Mission Inn Ave (EW)
0 2
0 1
1 5
0 29
0 0
10 2
6 Park Ave (NS)/
Mission Inn Ave (EW)
0 0
0 0
0 0
0 3
0 0
7 0
Commerce St (NS)/
6th St (EW)
4 0
-3
7 -2
0 10
Project Dwy (NS)/
Mission Inn Ave (EW)
0 0
0 2
0 10
29 1
0 0
2 5
11 Project Dwy (NS)/
5th St (EW)
9 2 0
10 5
0 7
Commerce St (NS)/
3rd St (EW)
1 1 0
2 2
0 8
Commerce St (NS)/
5th St (EW)
0 4
4 0
7 2
8 Commerce St (NS)/
5th St (EW)
0 4
0 0
7 0
12 New Commerce St (NS)/
5th St (EW)
4 0
0 4
7 2
13 New Commerce St (NS)/
3rd St (EW)
1 1 0
2 2
0 Planned Commerce Street Realignment (City Project)
Planned Commerce Street Vacation (City Project)
Planned 3rd Street Grade Separation Project (City Project) Proposed 6th Street Vacation (Project)
Vacated
9 30
Iron Lofts Multifamily Residential
Traffic Impact Analysis
31 19630

5. FUTURE VOLUME FORECASTS

This section describes how future volume forecasts for each analysis scenario were developed. Forecast study area volumes are illustrated in the figures contained in this section.

METHOD OF PROJECTION

To assess future conditions, existing volumes were combined with project trips, ambient growth, and other development trips. The project completion date for analysis purposes in this report is 2026.

Ambient Growth

To account for ambient growth, Opening Year (2026) roadway volumes were developed by increasing existing (year 2024) volumes by a growth rate of two percent (2.0%) per year over a two (2) year period for a total growth factor of 1.04. The ambient growth was applied to all movements at the study intersections.

Other Developments

To account for growth associated with other development projects, trips generated by other pending or approved but unconstructed developments in the City of Riverside were reviewed and added to the study area as appropriate. The other development trip generation summary is shown in Table 4 The regional ambient growth is assumed to account for any additional trips generated by other developments not specifically listed in Table 4. Figure 19 shows the other development location map.

Average daily traffic volumes generated by other developments are shown in Figure 20. Figure 21 and Figure 22 show the forecast AM peak hour and PM peak hour intersection turning movement volumes for trips generated by other developments.

Regional Travel Demand Model Growth

The Buildout Year 2045 average daily traffic volumes were determined using the Riverside County Transportation Model (RIVCOM) base Year (2018) and future Year (2045) average daily travel demand model plots. The difference, between the base traffic volumes and the future traffic volumes, defines the incremental growth in the forecasted volumes over the 27-year period between 2018 and 2045. The incremental growth in average daily traffic volume has been factored to reflect the forecast growth between the current year (2024) and year 2045 based on the linear growth determined between the base year and future year forecast.

Since the increment between the current year and Year 2045 is 21 years of the 27-year time frame, a factor of 0.79 (i.e., 21/28) was used.

To derive Year 2045 AM and PM peak hour intersection turning movement volumes, the traffic volume growth forecasts from the base year and future year AM and PM travel demand model plots were further refined using a spreadsheet program developed by the Federal Highway Administration and consistent with traffic volume forecasting procedures outlined in the National Cooperative Highway Research Program Report 255.

The spreadsheet program uses a linear programming algorithm to calculate future turning movements based on the relationship of existing intersection turning movements and forecast model growth. The forecast turning movements developed by the spreadsheet program were reviewed for reasonableness and adjusted as necessary to ensure growth over near-term forecasts. The end results of the post-processing procedures are future intersection turning movement volumes suitable for analysis. Travel demand model plots are included in Appendix E and post-processing worksheets are provided in Appendix F.

31 Iron Lofts Multifamily Residential
Traffic Impact Analysis
32 19630
6th Street Vacation

The proposed plan also includes a street vacation of 6th Street from Commerce Street to the east side of the project. To account for the closure of 6th Street on the east side of the proposed project, the existing traffic has been redistributed to the adjacent streets and intersections.

Commerce Street Realignment

The 3rd Street Grade Separation project includes a bridge for the grade separation of train and vehicle traffic, roadway improvements on 3rd Street and the realignment of Commerce Street away from the bridge structure. The preliminary layout of the 3rd Street Grade Separation project is included in Appendix G.

For the 3rd Street Grade Separation project conditions, the Commerce Street traffic north of 5th Street is diverted to the new Commerce Street realignment.

ANALYSIS SCENARIO VOLUMES

The scenarios listed below are for the current Commerce Street alignment and for the planned Commerce Street realignment which is to occur with the 3rd Street Grade Separation project.

Existing Plus Project

The Existing Plus Project volume forecast was developed by adding project-generated trips and 6th Street vacation redistribution trips to the Existing volumes. Existing Plus Project average daily traffic volumes are shown in Figure 23. Existing Plus Project AM peak hour and PM peak hour intersection turning movement volumes are shown in Figure 24 and Figure 25.

Opening Year (2026) Without Project

The Opening Year (2026) Without Project volume forecast was developed by applying the ambient growth factor to existing volumes and adding trips generated by other developments. Opening Year (2026) Without Project average daily traffic volumes are shown in Figure 26. Opening Year (2026) Without Project AM peak hour and PM peak hour intersection turning movement volumes are shown in Figure 27 and Figure 28.

Opening Year (2026) With Project

The Opening Year (2026) With Project volume forecast was developed by adding project-generated trips and 6th Street vacation redistribution trips to the Opening Year (2026) Without Project volumes. Opening Year (2026) With Project average daily traffic volumes are shown in Figure 29. Opening Year (2026) With Project AM peak hour and PM peak hour intersection turning movement volumes are shown in Figure 30 and Figure

31. Buildout Year 2045 Without Project

The Buildout Year 2045 Without Project volume forecast was developed based on the regional travel demand model growth as described above. Buildout Year 2045Without Project average daily traffic volumes are shown in Figure 32. Buildout Year 2045 Without Project AM peak hour and PM peak hour intersection turning movement volumes are shown in Figure 33 and Figure 34.

Buildout Year 2045 With Project

The Buildout Year 2045 With Project volume forecast was developed by adding project-generated trips and 6th Street vacation redistribution trips to the Buildout Year 2045 Without Project volumes. Buildout Year 32 Iron Lofts Multifamily Residential
Traffic Impact Analysis
33 19630
2045 With Project average daily traffic volumes are shown in Figure 35. Buildout Year 2045 With Project AM peak hour and PM peak hour intersection turning movement volumes are shown in Figure 36 and Figure 37.

33 In Out Total In Out Total
ITE 110 26.076 TSF 17 2 19 2 15 17 127
ITE 150 199.850 TSF 26 8 34 10 26 36 342
ITE 220 33 DU 3 10 13 11 6 17 222
ITE 220 57 DU 5 18 23 18 11 29 384
ITE 590 15.000 TSF 11 4 15 59 63 122 1081
ITE 822 5.000 TSF 7 5 12 16 17 33 272
ITE 310 225 RM 58 46 104 68 65 133 1798
ITE 220 18 DU 2 5 7 6 3 9 121
ITE 822 1.477 TSF 2 1 3 5 5 10 80
Subtotal 4 6 10 11 8 19 201
ITE 930 1.006 TSF 1 0 1 7 6 13 98
ITE 220 257 DU 25 78 103 83 48 131 1732
ITE 822 4.431 TSF 6 4 10 15 14 29 241
Subtotal 31 82 113 98 62 160 1973
ITE 930 2.050 TSF 1 2 3 14 12 26 199
ITE 822 3.400 TSF 5 3 8 11 11 22 185
ITE 220 4 DU 0 2 2 1 1 2 27
ITE 220 85 DU 8 26 34 27 16 43 573
ITE 945 1.500 TSF 30 31 61 36 37 73 936
ITE 215 17 DU 2 6 8 6 4 10 122
ITE 223 38 DU 6 13 19 10 7 17 183
ITE 252 75 DU 5 10 15 11 8 19 243
ITE 712 4.000 TSF 5 2 7 3 6 9 58
ITE 822 2.000 TSF 3 2 5 7 6 13 109
DATA3 52 PRK 1 3 4 3 2 5 68
Subtotal 9 7 16 13 14 27 235
ITE 822 1.183 TSF 2 1 3 4 4 8 64
ITE 220 30 DU 3 9 12 10 5 15 202
ITE 610 374 BED 482 187 669 209 423 632 8348
ITE 720 18.000 TSF 39 9 48 13 38 51 573
ITE 943 4.500 TSF 6 3 9 4 5 9 75
Subtotal 45 12 57 17 43 60 648
Notes:

1. 2.

3. ITE = Institute of Transportation Engineers Trip Generation Manual (11th Edition, 2021); ### = Land Use Code.

All rates based on General Urban/Suburban setting.

DU = Dwelling Unit; TSF = Thousand Square Feet; RM = Hotel Rooms; BED = Hospital Beds, PRK = Truck-trailer parking spaces; LRNCT = Low-Rise Not Close to Transit.

DATA = Trip Generation from counts of truck-trailer yards. 22 3112 Kansas Ave Hospital
23 4414 Brockton Ave
Medical-Dental Office Building
(Within/Near Hospital Campus)
Automobile Parts and Service
Center
20 2790 Fourteenth St. Strip Retail Plaza (<40k)
21 4135 Market St Multifamily Housing (LRNCT)
19 2610 Durahart St.

Small Office Building
Strip Retail Plaza (<40k)
Truck-Trailer Storage Yard
17 3861 Third St Affordable Housing - Income Limits
18 2450 Market St. Senior Adult Housing - Multifamily
16 2941 Market St. Single-Family Attached Housing
14 3102 Main St. Multifamily Housing (LRNCT)
15 3102 Main St. Convenience Store Gas Station
13 3491 Market St. Multifamily Housing (LRNCT)
11 3521 Main St. Fast Casual Restaurant
12 3491 Market St. Strip Retail Plaza (<40k)
10 1575 University Ave
Multifamily Housing (LRNCT)
Strip Retail Plaza (<40k)
8 4088 Mission Inn Ave.

Multifamily Housing (LRNCT)
Strip Retail Plaza (<40k)
9 4088 Mission Inn Ave. Fast Casual Restaurant
6 2039 University Ave. Strip Retail Plaza (<40k)
7 3466 Mission Inn Ave. Hotel
5 2060 University Ave Library
4 1970 Patterson St. Multifamily Housing (LRNCT)
2 2069 Massachusetts Ave. Warehousing
3 Patterson St. and
Minnesota St.

Multifamily Housing (Low-Rise, Not
Close to Rail Transit)
1 2375 Third St. General Light Industrial
AM Peak Hour PM Peak Hour
Daily
Trips Generated
ID Name/Address Land Use Source Quantity
Table 4
Other Development Trip Generation
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
34 35
Figure 20
Other Development Average Daily Traffic Volumes
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
N
91 Site

COMMERCE ST
4TH ST
5TH ST
6TH ST

MISSION

INN AVE VINE ST

MULBERRY ST

LIME ST
3RD ST

PARK AVE
Vehicles Per Day (1,000's)
Legend
##

0.2 0.4

0.1 0.01

0.01 0.4

1.4 0.2

1.0 0.3

0.3 0.3

0.3 0.3

0.1 0.1
Planned Commerce Street Realignment (City Project)
Planned Commerce Street Vacation (City Project)
Planned 3rd Street Grade Separation Project (City Project) Proposed 6th Street Vacation (Project)
36 Figure 21
Other Development
AM Peak Hour Intersection Turning Movement Volumes
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
91 Site

COMMERCE ST

MISSION

INN AVE VINE ST

MULBERRY ST

LIME ST
3RD ST
1 2
3 4
5 6
8 9
Study Intersection
Legend
#
Project Driveway#
11 10
7 Study Intersection after#
12 13
Street Realignment
N
4TH ST
5TH ST
6TH ST

PARK AVE
Existing Commerce St Intersections
(No 3rd St Realignment Project)
New Commerce St Intersections
(With 3rd St Realignment Project)
Commerce St (NS)/
5th St (EW)
0 0
12 New Commerce St (NS)/
5th St (EW)
0 0
0 0
0 0
13 New Commerce St (NS)/
3rd St (EW)
0 0 4
0 0
5 7
Commerce St (NS)/
3rd St (EW)
0 0 4
0 0
5 8
Commerce St (NS)/
5th St (EW)
0 0
0 0
0 0
1 Lime St (NS)/
Mission Inn Ave (EW)
0 0
0 0
0 3
2 16
19 0
44 0
2 SR-91 SB Off-Ramp (NS)/
Mission Inn Ave (EW)
0 12
16 32
3 Mulberry St (NS)/
Mission Inn Ave (EW)
23 0
0 9
7 9
0 4
Vine St (NS)/
Mission Inn Ave (EW)
0 0
0 0
0 0
0 7
0 0
9 0
5 Commerce St (NS)/
Mission Inn Ave (EW)
0 0
0 0
0 0
0 7
0 0
9 0
6 Park Ave (NS)/
Mission Inn Ave (EW)
0 1
0 0
0 0
0 7
0 0
9 0
9 Commerce St (NS)/
6th St (EW)
0 0
0 0
0 0
10 Project Dwy (NS)/
Mission Inn Ave (EW)
0 0
0 0
0 0
0 7
0 0
9 0
11 Project Dwy (NS)/
5th St (EW)
0 0 0
0 0
0 1
1 0
0 8
Planned Commerce Street Realignment (City Project)
Planned Commerce Street Vacation (City Project)
Planned 3rd Street Grade Separation Project (City Project) Proposed 6th Street Vacation (Project)
37 Figure 22
Other Development
PM Peak Hour Intersection Turning Movement Volumes
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
91 Site

COMMERCE ST

MISSION

INN AVE VINE ST

MULBERRY ST

LIME ST
3RD ST
1 2
3 4
5 6
8 9
Study Intersection
Legend
#
Project Driveway#
11 10
7 Study Intersection after#
12 13
Street Realignment
N
4TH ST
5TH ST
6TH ST

PARK AVE
Existing Commerce St Intersections
(No 3rd St Realignment Project)
New Commerce St Intersections
(With 3rd St Realignment Project)
1 Lime St (NS)/
Mission Inn Ave (EW)
0 0
0 0
0 3
3 23
26 0
51 0
2 SR-91 SB Off-Ramp (NS)/
Mission Inn Ave (EW)
0 14
23 37
3 Mulberry St (NS)/
Mission Inn Ave (EW)
27 0
0 13
10 10
0 4
Vine St (NS)/
Mission Inn Ave (EW)
0 0
0 0
0 0
0 10
0 0
10 0
5 Commerce St (NS)/
Mission Inn Ave (EW)
0 0
0 0
0 0
0 10
0 0
10 0
6 Park Ave (NS)/
Mission Inn Ave (EW)
0 0
0 0
1 0
0 10
0 0
10 0
9 Commerce St (NS)/
6th St (EW)
0 0
0 0
0 0
10 Project Dwy (NS)/
Mission Inn Ave (EW)
0 0
0 0
0 0
0 10
0 0
10 0
11 Project Dwy (NS)/
5th St (EW)
0 0 0
0 0
0 7
Commerce St (NS)/
3rd St (EW)
0 0 6
0 0
6 8
Commerce St (NS)/
5th St (EW)
0 0
0 0
0 0
Commerce St (NS)/
5th St (EW)
0 0
12 New Commerce St (NS)/
5th St (EW)
0 0
0 0
0 0
13 New Commerce St (NS)/
3rd St (EW)
0 0 6
0 0
6 2
2 0
0 8
Planned Commerce Street Realignment (City Project)
Planned Commerce Street Vacation (City Project)
Planned 3rd Street Grade Separation Project (City Project) Proposed 6th Street Vacation (Project)
38 Figure 23
Existing Plus Project Project Average Daily Traffic Volumes Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
N
91 Site

COMMERCE ST
4TH ST
5TH ST
6TH ST

MISSION

INN AVE VINE ST

MULBERRY ST

LIME ST
3RD ST

PARK AVE
Vehicles Per Day (1,000's)
Legend
##

2.8 4.8

9.9 11.4

8.9 2.1

4.4 2.4

1.1 5.7

10.0 8.0

14.3 8.8

6.7 5.2

4.3 2.7

18.8 18.4

1.2 0.2

0.5 1.1

0.2 Planned Commerce Street Realignment (City Project)
Planned Commerce Street Vacation (City Project)
Planned 3rd Street Grade Separation Project (City Project) 39 Figure 24
Existing Plus Project
AM Peak Hour Intersection Turning Movement Volumes
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
91 Site

COMMERCE ST

MISSION

INN AVE VINE ST

MULBERRY ST

LIME ST
3RD ST
1 2
3 4
5 6
8 9
Study Intersection
Legend
#
Project Driveway#
11 10
7 Study Intersection after#
12 13
Street Realignment
N
4TH ST
5TH ST
6TH ST

PARK AVE
Existing Commerce St Intersections
(No 3rd St Realignment Project)
New Commerce St Intersections
(With 3rd St Realignment Project)
8 Commerce St (NS)/
5th St (EW)
1 18
0 1
54 0
12 New Commerce St (NS)/
5th St (EW)
5 35
13 6
20 7
13 New Commerce St (NS)/
3rd St (EW)
10 12 371
19 14
377
7 Commerce St (NS)/
3rd St (EW)
10 12 371
19 14
377
8 Commerce St (NS)/
5th St (EW)
13 6
4 34
20 7
1 Lime St (NS)/
Mission Inn Ave (EW)
27 126
45 42
246
2 10
218
78 396
515
167
2 SR-91 SB Off-Ramp (NS)/
Mission Inn Ave (EW)
167
871
313
205
3 Mulberry St (NS)/
Mission Inn Ave (EW)
99 178
46 225
276
110
95 4
Vine St (NS)/
Mission Inn Ave (EW)
14 43
13 20
14 65
108
149
60 5
121
26 5
Commerce St (NS)/
Mission Inn Ave (EW)
31 11
8 12
23 17
6 132
20 13
102
6 6
Park Ave (NS)/
Mission Inn Ave (EW)
33 84
17 11
53 29
13 67
58 20
38 9
Commerce St (NS)/
6th St (EW)
19 0
0 53
0 0
10 Project Dwy (NS)/
Mission Inn Ave (EW)
6 0
6 6
0 23
19 124
8 3
92 3
11 Project Dwy (NS)/
5th St (EW)
24 6 3
8 3
3 Planned Commerce Street Realignment (City Project)
Planned Commerce Street Vacation (City Project)
Planned 3rd Street Grade Separation Project (City Project) Proposed 6th Street Vacation (Project)
Vacated
9 40
Figure 25
Existing Plus Project
PM Peak Hour Intersection Turning Movement Volumes
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
91 Site

COMMERCE ST

MISSION

INN AVE VINE ST

MULBERRY ST

LIME ST
3RD ST
1 2
3 4
5 6
8 9
Study Intersection
Legend
#
Project Driveway#
11 10
7 Study Intersection after#
12 13
Street Realignment
N
4TH ST
5TH ST
6TH ST

PARK AVE
Existing Commerce St Intersections
(No 3rd St Realignment Project)
New Commerce St Intersections
(With 3rd St Realignment Project)
1 Lime St (NS)/
Mission Inn Ave (EW)
22 244
116
51 257
26 13
343
99 197
316
148
2 SR-91 SB Off-Ramp (NS)/
Mission Inn Ave (EW)
200
459
512
189
3 Mulberry St (NS)/
Mission Inn Ave (EW)
76 333
59 325
383
111
156
4 Vine St (NS)/
Mission Inn Ave (EW)
50 70
26 56
33 100
100
288
49 7
109
41 5
Commerce St (NS)/
Mission Inn Ave (EW)
49 15
5 7
36 15
12 310
63 2
90 9
6 Park Ave (NS)/
Mission Inn Ave (EW)
44 71
30 9
82 15
16 133
119
15 37
7 Commerce St (NS)/
6th St (EW)
27 0
0 53
0 0
10 Project Dwy (NS)/
Mission Inn Ave (EW)
11 0
5 2
0 10
29 272
16 2
80 5
11 Project Dwy (NS)/
5th St (EW)
9 2 5
10 5
5 7
Commerce St (NS)/
3rd St (EW)
15 12 1068
44 14
421
8 Commerce St (NS)/
5th St (EW)
20 6
11 45
10 4
8 Commerce St (NS)/
5th St (EW)
2 24
0 2
55 0
12 New Commerce St (NS)/
5th St (EW)
14 48
20 6
10 4
13 New Commerce St (NS)/
3rd St (EW)
15 12 1068
44 14
421
Planned Commerce Street Realignment (City Project)
Planned Commerce Street Vacation (City Project)
Planned 3rd Street Grade Separation Project (City Project) Proposed 6th Street Vacation (Project)
Vacated
9 41
Figure 26
Opening Year (2026) Without Project Average Daily Traffic Volumes Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
N
91 Site

COMMERCE ST
4TH ST
5TH ST
6TH ST

MISSION

INN AVE VINE ST

MULBERRY ST

LIME ST
3RD ST

PARK AVE
Vehicles Per Day (1,000's)
Legend
##

3.0 5.0

10.4 12.1

9.4 2.1

4.6 2.5

1.0 6.1

11.6 8.4

15.5 8.6

6.5 5.0

4.7 3.0

19.6 19.1

1.0 0.1

0.2 1.0
Planned Commerce Street Realignment (City Project)
Planned Commerce Street Vacation (City Project)
Planned 3rd Street Grade Separation Project (City Project) Proposed 6th Street Vacation (Project)
42 Figure 27
Opening Year (2026) Without Project
AM Peak Hour Intersection Turning Movement Volumes
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
91 Site

COMMERCE ST

MISSION

INN AVE VINE ST

MULBERRY ST

LIME ST
3RD ST
1 2
3 4
5 6
8 9
Study Intersection
Legend
#
Project Driveway#
11 10
7 Study Intersection after#
12 13
Street Realignment
N
4TH ST
5TH ST
6TH ST

PARK AVE
Existing Commerce St Intersections
(No 3rd St Realignment Project)
New Commerce St Intersections
(With 3rd St Realignment Project)
Commerce St (NS)/
5th St (EW)
15 37
12 New Commerce St (NS)/
5th St (EW)
0 36
14 2
2 1
13 New Commerce St (NS)/
3rd St (EW)
7 9 390
18 12
397
7 Commerce St (NS)/
3rd St (EW)
7 9 390
18 12
397
8 Commerce St (NS)/
5th St (EW)
14 2
0 35
2 1
1 Lime St (NS)/
Mission Inn Ave (EW)
28 131
47 44
256
5 12
238
100
397
570
174
2 SR-91 SB Off-Ramp (NS)/
Mission Inn Ave (EW)
167
918
336
221
3 Mulberry St (NS)/
Mission Inn Ave (EW)
126
185
40 243
283
99 86
4 Vine St (NS)/
Mission Inn Ave (EW)
15 45
14 21
15 68
112
142
62 5
98 27
5 Commerce St (NS)/
Mission Inn Ave (EW)
32 9
8 9
21 5
6 123
21 14
91 4
6 Park Ave (NS)/
Mission Inn Ave (EW)
34 88
18 11
55 26
14 67
60 21
43 9
9 Commerce St (NS)/
6th St (EW)
16 0
1 36
4 0
10 Project Dwy (NS)/
Mission Inn Ave (EW)
6 0
6 0
0 0
0 133
8 3
103
0 11
Project Dwy (NS)/
5th St (EW)
0 0 2
0 0
3 1
1 0
0 8
Planned Commerce Street Realignment (City Project)
Planned Commerce Street Vacation (City Project)
Planned 3rd Street Grade Separation Project (City Project) Proposed 6th Street Vacation (Project)
43 Figure 28
Opening Year (2026) Without Project
PM Peak Hour Intersection Turning Movement Volumes
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
91 Site

COMMERCE ST

MISSION

INN AVE VINE ST

MULBERRY ST

LIME ST
3RD ST
1 2
3 4
5 6
8 9
Study Intersection
Legend
#
Project Driveway#
11 10
7 Study Intersection after#
12 13
Street Realignment
N
4TH ST
5TH ST
6TH ST

PARK AVE
Existing Commerce St Intersections
(No 3rd St Realignment Project)
New Commerce St Intersections
(With 3rd St Realignment Project)
1 Lime St (NS)/
Mission Inn Ave (EW)
23 254
121
53 267
30 17
372
129
198
377
154
2 SR-91 SB Off-Ramp (NS)/
Mission Inn Ave (EW)
198
491
548
223
3 Mulberry St (NS)/
Mission Inn Ave (EW)
106
346
49 351
391
115
157
4 Vine St (NS)/
Mission Inn Ave (EW)
52 73
27 58
34 104
104
279
51 7
108
43 5
Commerce St (NS)/
Mission Inn Ave (EW)
51 14
5 6
36 10
12 299
66 2
93 7
6 Park Ave (NS)/
Mission Inn Ave (EW)
46 74
31 9
86 14
17 145
124
16 41
7 9
Commerce St (NS)/
6th St (EW)
24 0
3 48
2 0
10 Project Dwy (NS)/
Mission Inn Ave (EW)
11 0
5 0
0 0
0 292
17 2
91 0
11 Project Dwy (NS)/
5th St (EW)
0 0 2
0 0
5 7
Commerce St (NS)/
3rd St (EW)
15 11 1117
44 12
444
8 Commerce St (NS)/
5th St (EW)
21 2
7 47
3 2
Commerce St (NS)/
5th St (EW)
21 50
12 New Commerce St (NS)/
5th St (EW)
7 50
21 2
3 2
13 New Commerce St (NS)/
3rd St (EW)
15 11 1117
44 12
444
2 2
0 0
8 Planned Commerce Street Realignment (City Project)
Planned Commerce Street Vacation (City Project)
Planned 3rd Street Grade Separation Project (City Project) Proposed 6th Street Vacation (Project)
44 Figure 29
Opening Year (2026) With Project Average Daily Traffic Volumes Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
N
91 Site

COMMERCE ST
4TH ST
5TH ST
6TH ST

MISSION

INN AVE VINE ST

MULBERRY ST

LIME ST
3RD ST

PARK AVE
Vehicles Per Day (1,000's)
Legend
##

3.0 5.0

10.5 12.2

9.4 2.2

4.6 2.5

1.1 6.3

11.8 8.5

15.9 9.4

7.2 5.6

4.8 3.1

19.6 19.2

1.2 0.2

0.5 1.1

0.2 Planned Commerce Street Realignment (City Project)
Planned Commerce Street Vacation (City Project)
Planned 3rd Street Grade Separation Project (City Project) 45 Figure 30
Opening Year (2026) With Project
AM Peak Hour Intersection Turning Movement Volumes
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
91 Site

COMMERCE ST

MISSION

INN AVE VINE ST

MULBERRY ST

LIME ST
3RD ST
1 2
3 4
5 6
8 9
Study Intersection
Legend
#
Project Driveway#
11 10
7 Study Intersection after#
12 13
Street Realignment
N
4TH ST
5TH ST
6TH ST

PARK AVE
Existing Commerce St Intersections
(No 3rd St Realignment Project)
New Commerce St Intersections
(With 3rd St Realignment Project)
8 Commerce St (NS)/
5th St (EW)
1 19
0 1
55 0
12 New Commerce St (NS)/
5th St (EW)
5 36
14 6
20 7
13 New Commerce St (NS)/
3rd St (EW)
10 12 390
20 14
397
7 Commerce St (NS)/
3rd St (EW)
10 12 390
20 14
397
8 Commerce St (NS)/
5th St (EW)
14 4
4 35
17 7
1 Lime St (NS)/
Mission Inn Ave (EW)
28 131
47 44
256
5 12
243
100
411
579
174
2 SR-91 SB Off-Ramp (NS)/
Mission Inn Ave (EW)
173
918
341
244
3 Mulberry St (NS)/
Mission Inn Ave (EW)
126
185
48 243
294
122
98 4
Vine St (NS)/
Mission Inn Ave (EW)
15 45
14 21
15 68
112
161
62 5
133
27 5
Commerce St (NS)/
Mission Inn Ave (EW)
32 11
8 9
24 17
6 143
21 14
114
4 6
Park Ave (NS)/
Mission Inn Ave (EW)
34 88
18 11
55 30
14 67
60 21
43 9
Commerce St (NS)/
6th St (EW)
18 0
0 51
0 0
10 Project Dwy (NS)/
Mission Inn Ave (EW)
6 0
6 6
0 23
19 133
8 3
103
3 11
Project Dwy (NS)/
5th St (EW)
24 6 3
6 3
3 Planned Commerce Street Realignment (City Project)
Planned Commerce Street Vacation (City Project)
Planned 3rd Street Grade Separation Project (City Project) Proposed 6th Street Vacation (Project)
Vacated
9 46
Figure 31
Opening Year (2026) With Project
PM Peak Hour Intersection Turning Movement Volumes
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
91 Site

COMMERCE ST

MISSION

INN AVE VINE ST

MULBERRY ST

LIME ST
3RD ST
1 2
3 4
5 6
8 9
Study Intersection
Legend
#
Project Driveway#
11 10
7 Study Intersection after#
12 13
Street Realignment
N
4TH ST
5TH ST
6TH ST

PARK AVE
Existing Commerce St Intersections
(No 3rd St Realignment Project)
New Commerce St Intersections
(With 3rd St Realignment Project)
1 Lime St (NS)/
Mission Inn Ave (EW)
23 254
121
53 267
30 17
379
129
205
380
154
2 SR-91 SB Off-Ramp (NS)/
Mission Inn Ave (EW)
208
491
555
233
3 Mulberry St (NS)/
Mission Inn Ave (EW)
106
346
61 351
408
125
162
4 Vine St (NS)/
Mission Inn Ave (EW)
52 73
27 58
34 104
104
308
51 7
123
43 5
Commerce St (NS)/
Mission Inn Ave (EW)
51 16
5 7
37 15
12 328
66 2
103
9 6
Park Ave (NS)/
Mission Inn Ave (EW)
46 74
31 9
86 14
17 148
124
16 48
7 Commerce St (NS)/
6th St (EW)
28 0
0 55
0 0
10 Project Dwy (NS)/
Mission Inn Ave (EW)
11 0
5 2
0 10
29 293
17 2
93 5
11 Project Dwy (NS)/
5th St (EW)
9 2 2
8 5
5 7
Commerce St (NS)/
3rd St (EW)
16 12 1117
46 14
444
8 Commerce St (NS)/
5th St (EW)
21 6
11 47
10 4
8 Commerce St (NS)/
5th St (EW)
2 25
0 2
57 0
12 New Commerce St (NS)/
5th St (EW)
14 50
21 6
10 4
13 New Commerce St (NS)/
3rd St (EW)
16 12 1117
46 14
444
Planned Commerce Street Realignment (City Project)
Planned Commerce Street Vacation (City Project)
Planned 3rd Street Grade Separation Project (City Project) Proposed 6th Street Vacation (Project)
Vacated
9 47
Figure 32
Buildout Year 2045 Without Project Average Daily Traffic Volumes Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
N
91 Site

COMMERCE ST
4TH ST
5TH ST
6TH ST

MISSION

INN AVE VINE ST

MULBERRY ST

LIME ST
3RD ST

PARK AVE
Vehicles Per Day (1,000's)
Legend
##

3.6 6.3

14.1 13.1

10.3 2.3

4.9 2.8

1.0 12.6

14.1 13.5

18.3 22.6

16.0 16.0

12.6 12.3

21.3 20.8

1.1 0.1

0.2 1.0

0.1 Planned Commerce Street Realignment (City Project)
Planned Commerce Street Vacation (City Project)
Planned 3rd Street Grade Separation Project (City Project) Proposed 6th Street Vacation (Project)
48 Figure 33
Buildout Year 2045 Without Project
AM Peak Hour Intersection Turning Movement Volumes
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
91 Site

COMMERCE ST

MISSION

INN AVE VINE ST

MULBERRY ST

LIME ST
3RD ST
1 2
3 4
5 6
8 9
Study Intersection
Legend
#
Project Driveway#
11 10
7 Study Intersection after#
12 13
Street Realignment
N
4TH ST
5TH ST
6TH ST

PARK AVE
Existing Commerce St Intersections
(No 3rd St Realignment Project)
New Commerce St Intersections
(With 3rd St Realignment Project)
1 Lime St (NS)/
Mission Inn Ave (EW)
30 139
65 47
271
5 13
318
116
683
599
193
2 SR-91 SB Off-Ramp (NS)/
Mission Inn Ave (EW)
276
958
444
431
3 Mulberry St (NS)/
Mission Inn Ave (EW)
170
196
47 271
463
270
128
4 Vine St (NS)/
Mission Inn Ave (EW)
38 65
48 25
28 72
119
247
184
39 303
51 5
Commerce St (NS)/
Mission Inn Ave (EW)
37 10
9 10
22 8
7 183
22 20
295
8 6
Park Ave (NS)/
Mission Inn Ave (EW)
47 92
48 23
58 28
15 99
64 63
116
23 9
Commerce St (NS)/
6th St (EW)
17 0
1 38
4 0
10 Project Dwy (NS)/
Mission Inn Ave (EW)
7 0
7 0
0 0
0 195
9 4
315
0 11
Project Dwy (NS)/
5th St (EW)
0 0 2
0 0
3 7
Commerce St (NS)/
3rd St (EW)
7 9 410
19 13
417
8 Commerce St (NS)/
5th St (EW)
15 2
0 37
2 1
Commerce St (NS)/
5th St (EW)
15 39
12 New Commerce St (NS)/
5th St (EW)
0 38
15 2
2 1
13 New Commerce St (NS)/
3rd St (EW)
7 9 410
19 13
417
1 1
0 0
8 Planned Commerce Street Realignment (City Project)
Planned Commerce Street Vacation (City Project)
Planned 3rd Street Grade Separation Project (City Project) Proposed 6th Street Vacation (Project)
49 Figure 34
Buildout Year 2045 Without Project
PM Peak Hour Intersection Turning Movement Volumes
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
91 Site

COMMERCE ST

MISSION

INN AVE VINE ST

MULBERRY ST

LIME ST
3RD ST
1 2
3 4
5 6
8 9
Study Intersection
Legend
#
Project Driveway#
11 10
7 Study Intersection after#
12 13
Street Realignment
N
4TH ST
5TH ST
6TH ST

PARK AVE
Existing Commerce St Intersections
(No 3rd St Realignment Project)
New Commerce St Intersections
(With 3rd St Realignment Project)
Commerce St (NS)/
5th St (EW)
21 50
12 New Commerce St (NS)/
5th St (EW)
7 51
21 2
3 2
13 New Commerce St (NS)/
3rd St (EW)
15 11 1128
44 12
448
7 Commerce St (NS)/
3rd St (EW)
15 11 1128
44 12
448
8 Commerce St (NS)/
5th St (EW)
21 2
7 47
3 2
1 Lime St (NS)/
Mission Inn Ave (EW)
24 268
128
61 283
30 19
534
136
216
381
180
2 SR-91 SB Off-Ramp (NS)/
Mission Inn Ave (EW)
246
505
724
276
3 Mulberry St (NS)/
Mission Inn Ave (EW)
121
455
121
358
659
159
204
4 Vine St (NS)/
Mission Inn Ave (EW)
67 74
27 59
34 110
110
495
164
40 207
75 5
Commerce St (NS)/
Mission Inn Ave (EW)
54 14
7 11
39 14
13 503
69 3
192
10 6
Park Ave (NS)/
Mission Inn Ave (EW)
48 78
67 14
90 14
18 259
159
84 102
24 9
Commerce St (NS)/
6th St (EW)
24 0
3 48
2 0
10 Project Dwy (NS)/
Mission Inn Ave (EW)
14 0
6 0
0 0
0 504
18 3
196
0 11
Project Dwy (NS)/
5th St (EW)
0 0 2
0 0
5 2
2 0
0 8
Planned Commerce Street Realignment (City Project)
Planned Commerce Street Vacation (City Project)
Planned 3rd Street Grade Separation Project (City Project) Proposed 6th Street Vacation (Project)
50 Figure 35
Buildout Year 2045 With Project Average Daily Traffic Volumes Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
N
91 Site

COMMERCE ST
4TH ST
5TH ST
6TH ST

MISSION

INN AVE VINE ST

MULBERRY ST

LIME ST
3RD ST

PARK AVE
Vehicles Per Day (1,000's)
Legend
##

3.6 6.3

14.2 13.2

10.3 2.3

4.9 2.8

1.2 12.8

14.3 13.6

18.6 23.3

16.6 16.6

12.7 12.4

21.3 20.9

1.3 0.1

0.6 1.2

0.2 Planned Commerce Street Realignment (City Project)
Planned Commerce Street Vacation (City Project)
Planned 3rd Street Grade Separation Project (City Project) 51 Figure 36
Buildout Year 2045 With Project
AM Peak Hour Intersection Turning Movement Volumes
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
91 Site

COMMERCE ST

MISSION

INN AVE VINE ST

MULBERRY ST

LIME ST
3RD ST
1 2
3 4
5 6
8 9
Study Intersection
Legend
#
Project Driveway#
11 10
7 Study Intersection after#
12 13
Street Realignment
N
4TH ST
5TH ST
6TH ST

PARK AVE
Existing Commerce St Intersections
(No 3rd St Realignment Project)
New Commerce St Intersections
(With 3rd St Realignment Project)
8 Commerce St (NS)/
5th St (EW)
2 19
0 2
57 0
12 New Commerce St (NS)/
5th St (EW)
5 38
15 6
20 7
13 New Commerce St (NS)/
3rd St (EW)
10 12 410
21 15
417
7 Commerce St (NS)/
3rd St (EW)
10 12 410
21 15
417
8 Commerce St (NS)/
5th St (EW)
15 6
4 37
20 7
1 Lime St (NS)/
Mission Inn Ave (EW)
30 139
65 47
271
5 13
323
116
697
608
193
2 SR-91 SB Off-Ramp (NS)/
Mission Inn Ave (EW)
282
958
449
454
3 Mulberry St (NS)/
Mission Inn Ave (EW)
170
196
55 271
474
293
140
4 Vine St (NS)/
Mission Inn Ave (EW)
38 65
48 25
28 72
119
266
184
39 338
51 5
Commerce St (NS)/
Mission Inn Ave (EW)
37 12
9 13
25 20
7 203
22 20
318
10 6
Park Ave (NS)/
Mission Inn Ave (EW)
47 92
48 23
58 32
15 108
64 63
121
23 Commerce St (NS)/
6th St (EW)
21 0
0 56
0 0
10 Project Dwy (NS)/
Mission Inn Ave (EW)
7 0
7 6
0 23
19 198
9 4
317
3 11
Project Dwy (NS)/
5th St (EW)
24 6 3
8 3
3 Planned Commerce Street Realignment (City Project)
Planned Commerce Street Vacation (City Project)
Planned 3rd Street Grade Separation Project (City Project) Proposed 6th Street Vacation (Project)
Vacated
9 52
Figure 37
Buildout Year 2045 With Project
PM Peak Hour Intersection Turning Movement Volumes
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
91 Site

COMMERCE ST

MISSION

INN AVE VINE ST

MULBERRY ST

LIME ST
3RD ST
1 2
3 4
5 6
8 9
Study Intersection
Legend
#
Project Driveway#
11 10
7 Study Intersection after#
12 13
Street Realignment
N
4TH ST
5TH ST
6TH ST

PARK AVE
Existing Commerce St Intersections
(No 3rd St Realignment Project)
New Commerce St Intersections
(With 3rd St Realignment Project)
1 Lime St (NS)/
Mission Inn Ave (EW)
24 268
128
61 283
30 19
541
136
223
384
180
2 SR-91 SB Off-Ramp (NS)/
Mission Inn Ave (EW)
256
505
731
286
3 Mulberry St (NS)/
Mission Inn Ave (EW)
121
455
133
358
676
169
209
4 Vine St (NS)/
Mission Inn Ave (EW)
67 74
27 59
34 110
110
524
164
40 222
75 5
Commerce St (NS)/
Mission Inn Ave (EW)
54 16
7 12
40 19
13 535
69 3
202
12 6
Park Ave (NS)/
Mission Inn Ave (EW)
48 78
67 14
90 16
18 262
159
84 109
24 Commerce St (NS)/
6th St (EW)
28 0
0 55
0 0
10 Project Dwy (NS)/
Mission Inn Ave (EW)
14 0
6 2
0 10
29 505
18 3
198
5 11
Project Dwy (NS)/
5th St (EW)
9 2 5
10 5
5 7
Commerce St (NS)/
3rd St (EW)
16 12 1128
46 14
448
8 Commerce St (NS)/
5th St (EW)
21 6
11 47
10 4
8 Commerce St (NS)/
5th St (EW)
2 25
0 2
57 0
12 New Commerce St (NS)/
5th St (EW)
14 51
21 6
10 4
13 New Commerce St (NS)/
3rd St (EW)
16 12 1128
46 14
448
Planned Commerce Street Realignment (City Project)
Planned Commerce Street Vacation (City Project)
Planned 3rd Street Grade Separation Project (City Project) Proposed 6th Street Vacation (Project)
Vacated
9 53
Iron Lofts Multifamily Residential
Traffic Impact Analysis
54 19630

6. FUTURE LEVELS OF SERVICE ANALYSIS

Detailed intersection Level of Service calculation worksheets for each of the following analysis scenarios are provided in Appendix D.

Project design features, such as improvements necessary to provide project site access, and construction along the project site frontage, are assumed to be constructed by the proposed project and are described in further detail in the Site Access & Circulation section presented later in this report.

CURRENT COMMERCE STREET ALIGNMENT (WITHOUT PLANNED 3RD STREET GRADE SEPARATION PROJECT)

The following summarizes study area operations based on the existing roadway geometry and traffic controls without the planned 3rd Street Grade Separation project.

Existing Plus Project

The study intersection Levels of Service for Existing Plus Project conditions are shown in Table 5. As shown in Table 5, the study intersections are forecast to operate within acceptable Levels of Service (D or better) during the peak hours for Existing Plus Project conditions.

As shown in Table 5, the proposed project is forecast to result in no substantial transportation effects at the study intersections for Existing Plus Project conditions.

Opening Year (2026) Without Project

The study intersection Levels of Service for Opening Year (2026) Without Project conditions are shown in Table 6. As shown in Table 6, the study intersections are forecast to operate within acceptable Levels of Service (D or better) during the peak hours for Opening Year (2026) Without Project conditions.

Opening Year (2026) With Project

The study intersection Levels of Service for Opening Year (2026) With Project conditions are also shown in Table 6. As shown in Table 6, the study intersections are forecast to operate within acceptable Levels of Service (D or better) during the peak hours for Opening Year (2026) With Project conditions.

As shown in Table 6, the proposed project is forecast to result in no substantial transportation effects at the study intersections for Opening Year (2026) With Project conditions.

Buildout Year 2045 Without Project

The study intersection Levels of Service for Buildout Year 2045 Without Project conditions are shown in Table 7. As shown in Table 7, the study intersections are forecast to operate within acceptable Levels of Service (D or better) during the peak hours for Buildout Year 2045 Without Project conditions except for the following intersection that is forecast to operate at Level of Service E during the AM peak hour:

4. Vine Street (NS) and Mission Inn Avenue (EW)

Buildout Year 2045 With Project

The study intersection Levels of Service for Buildout Year 2045 With Project conditions are also shown in Table 7. As shown in Table 7, the study intersections are forecast to operate within acceptable Levels of 54 Iron Lofts Multifamily Residential
Traffic Impact Analysis
55 19630
Service (D or better) during the peak hours for Buildout Year 2045 With Project conditions except for the following intersection that is forecast to operate at Level of Service E during the AM peak hour:

4. Vine Street (NS) and Mission Inn Avenue (EW)

To address this, the Proposed Project will implement the following City-directed improvements:

 Project will install total of four stop signs equipped with solar powered flashing LEDs at all approaches.  Project shall upgrade the existing crosswalks to the high visibility crosswalks at all approaches.

PLANNED COMMERCE STREET RE-ALIGNMENT (WITH 3RD STREET GRADE SEPARATION PROJECT)

The following summarizes study intersection operations based on future roadway geometry and traffic controls upon completion of the planned 3rd Street Grade Separation project. Study intersections one through six, nine, and ten are unaffected by and would have the same volumes and Level of Service operations with or without the planned 3rd Street Grade Separation Project. Therefore, the unaffected study intersections (#1 to 6, 9, 10) are omitted from Tables 8 through 10.

Existing Plus Project

The study intersection Levels of Service for Existing Plus Project conditions are shown in Table 8. As shown in Table 8, the study intersections are forecast to operate within acceptable Levels of Service (D or better) during the peak hours for Existing Plus Project conditions.

As shown in Table 8, the proposed project is forecast to result in no substantial transportation effects at the study intersections for Existing Plus Project conditions.

Opening Year (2026) Without Project

The study intersection Levels of Service for Opening Year (2026) Without Project conditions are shown in Table 9. As shown in Table 9, the study intersections are forecast to operate within acceptable Levels of Service (D or better) during the peak hours for Opening Year (2026) Without Project conditions.

Opening Year (2026) With Project

The study intersection Levels of Service for Opening Year (2026) With Project conditions are also shown in Table 9. As shown in Table 9, the study intersections are forecast to operate within acceptable Levels of Service (D or better) during the peak hours for Opening Year (2026) With Project conditions.

As shown in Table 9, the proposed project is forecast to result in no substantial transportation effects at the study intersections for Opening Year (2026) With Project conditions.

Buildout Year 2045 Without Project

The study intersection Levels of Service for Buildout Year 2045 Without Project conditions are shown in Table 10. As shown in Table 10, the study intersections are forecast to operate within acceptable Levels of Service (D or better) during the peak hours for Buildout Year 2045 Without Project conditions.

Buildout Year 2045 With Project

The study intersection Levels of Service for Buildout Year 2045 With Project conditions are also shown in Table 10. As shown in Table 10, the study intersections are forecast to operate within acceptable Levels of Service (D or better) during the peak hours for Buildout Year 2045 With Project conditions. 55 Iron Lofts Multifamily Residential
Traffic Impact Analysis
56 19630

As shown in Table 10, the study intersections are forecast to operate within acceptable Levels of Service (D or better) during the peak hours with improvements.

ROADWAY SEGMENT LEVEL OF SERVICE

The roadway segment capacity analysis for all scenarios conditions is shown Table 11. As Shown in Table 11, the study roadway segments continue operating within acceptable Levels of Service (D or better).

TRAFFIC SIGNAL WARRANT ANALYSIS

The potential need for installation of a traffic signal at the unsignalized study intersections was evaluated based on the California Manual on Uniform Traffic Control Devices (“California MUTCD ,” November 2014), Section 4C-04, peak hour volume warrant (Warrant 3). The California MUTCD Section 4C-01 states “satisfaction of one or more traffic signal warrants shall not in itself require the installation of a traffic signal” as engineering judgement should be applied to the physical considerations of the location. Traffic signal warrant worksheets are provided in Appendix H.

Installation of a traffic signal is not warranted based on the peak hour volume warrant (Warrant 3) at the study area intersections. However, the peak hour warrant at Vine Street and Mission Inn Avenue is just below the traffic signal warrant threshold for the PM peak hour.

RAILROAD CROSSING ON MISSION INN AVENUE WEST OF COMMERCE STREET

There are existing train tracks crossing Mission Inn Avenue approximately 100 feet west of Commerce Street which provides approximately 74 feet of storage length between the railroad stop bar and the intersection corner for westbound vehicles during a train crossing. Based on standard vehicle length and the available storage length, there is storage for three (3) vehicles. The existing westbound Mission Inn Avenue AM peak hour volume is 115 vehicles per hour (2 vehicles per minute) and PM peak hour volume 139 vehicles per hour (2 vehicles per minute). Vehicle queue lengths at the railroad crossing are forecast to exceed the available storage lengths during the peak hours for the all scenario conditions for any train crossing which is longer than a one and one-half (1.5) minutes.

Based on the westbound traffic volume and storage length approaching the railroad crossing on Mission Inn Avenue west of Commerce Street, the following improvement is recommended and will be installed by the project to ensure westbound queues at the rail crossing on Mission Inn Avenue do not block turning or north- south through movements at Commerce Street for all scenarios:

5. Commerce Street (NS) at Mission Inn Avenue (EW)
□ Install "KEEP CLEAR" markings in the intersection for westbound lanes on Mission Inn Avenue.

A roadway concept plan for the above recommended improvement is included in Appendix I. 56 Delay2 LOS3 Delay2 LOS Delay2 LOS3 Delay2 LOS

1. Lime Street at Mission Inn Avenue TS 34.9 C 26.7 C 35.3 D 26.8 C +0.4 NO +0.1 NO

2. SR-91 Off Ramp at Mission Inn Avenue TS 25.7 C 24.6 C 26.7 C 24.6 C +1.0 NO +0.0 NO

3. Mulberry Street at Mission Inn Avenue TS 31.9 C 36.6 D 32.7 C 36.6 D +0.8 NO +0.0 NO

4. Vine Street at Mission Inn Avenue AWS 9.4 A 14.4 B 9.7 A 16.0 C +0.3 NO +1.6 NO

5. Commerce Street at Mission Inn Ave CSS 10.9 B 13.3 B 10.8 B 14.1 B -0.1 NO +0.8 NO

6. Park Avenue at Mission Inn Ave AWS 8.5 A 9.8 A 8.6 A 9.9 A +0.1 NO +0.1 NO

7. Commerce Street at 3rd Street CSS 12.2 B 28.8 D 12.6 B 29.3 D +0.4 NO +0.5 NO

8. Commerce Street at 5th Street CSS 8.7 A 8.8 A 8.9 A 8.9 A +0.2 NO +0.1 NO

9. Commerce Street at 6th Street CSS 8.9 A 8.9 A 9.0 A 9.0 A +0.1 NO +0.1 NO

10. Project Driveway at Mission Inn Ave CSS 9.4 A 10.9 B 9.7 A 11.6 B +0.3 NO +0.7 NO

11. Project Driveway at 5th Street CSS - - - - 8.7 A 8.6 A +8.7 NA +8.6 NA Notes:

1. TS = Traffic Signal; AWS = All Way Stop; CSS = Cross Street Stop.

2. 3. LOS = Level of Service
Delay is shown in seconds per vehicle. For intersections with traffic signal or all way stop control, overall average intersection delay and LOS are shown. For intersections with cross street stop control, LOS is based on average delay of the worst minor street approach or major street left turn movement.

Table 5
Traffic
Control1
AM
Peak Hour
PM
Peak Hour
AM
Peak Hour
PM
Peak Hour
Change
Substantial
Effect?
Existing Plus Project Intersection Levels of Service & Project-Related Effect Study Intersection
Existing Existing Plus Project
AM
Peak Hour
PM
Peak Hour
Change
Substantial
Effect?
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
57 Delay2 LOS3 Delay2 LOS3 Delay2 LOS3 Delay2 LOS3

1. Lime Street at Mission Inn Avenue TS 35.0 C 26.9 C 35.4 D 27.0 C +0.4 NO +0.1 NO

2. SR-91 Off Ramp at Mission Inn Avenue TS 25.1 C 24.0 C 26.1 C 25.0 C +1.0 NO +1.0 NO

3. Mulberry Street at Mission Inn Avenue TS 31.9 C 37.2 D 32.7 C 38.7 D +0.8 NO +1.5 NO

4. Vine Street at Mission Inn Avenue AWS 9.6 A 15.8 C 10.0 A 18.0 C +0.4 NO +2.2 NO

5. Commerce Street at Mission Inn Ave CSS 10.6 B 13.9 B 11.1 B 14.7 B +0.5 NO +0.8 NO

6. Park Avenue at Mission Inn Ave AWS 8.7 A 10.2 B 8.7 A 10.3 B +0.0 NO +0.1 NO

7. Commerce Street at 3rd Street CSS 12.5 B 32.4 D 12.9 B 32.9 D +0.4 NO +0.5 NO

8. Commerce Street at 5th Street CSS 8.7 A 8.9 A 8.9 A 9.0 A +0.2 NO +0.1 NO

9. Commerce Street at 6th Street CSS 8.9 A 8.9 A - - - - - NO - NO

10. Project Driveway at Mission Inn Ave CSS 9.5 A 11.2 B 9.8 A 11.9 B +0.3 NO +0.7 NO

11. Project Driveway at 5th Street CSS - - - - 8.7 A 8.6 A +8.7 NA +8.6 NA Notes:

1. TS = Traffic Signal; AWS = All Way Stop; CSS = Cross Street Stop.

2. 3. LOS = Level of Service
Study Intersection
Table 6
Opening Year (2026) Intersection Levels of Service & Project-Related Effect Opening Year (2026)
Without Project
Opening Year (2026)
With Project
Traffic
Control1
AM
Peak Hour
PM
Peak Hour
Change
Substantial
Effect?
Change
Substantial
Effect?
AM
Peak Hour
PM
Peak Hour
AM
Peak Hour
PM
Peak Hour
Delay is shown in seconds per vehicle. For intersections with traffic signal or all way stop control, overall average intersection delay and LOS are shown. For intersections with cross street stop control, LOS is based on average delay of the worst minor street approach or major street left turn movement.

Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
58 Delay2 LOS3 Delay2 LOS3 Delay2 LOS3 Delay2 LOS3

1. Lime Street at Mission Inn Avenue TS 40.1 D 27.3 C 41.7 D 27.5 C +1.6 NO +0.2 NO

2. SR-91 Off Ramp at Mission Inn Avenue TS 25.1 C 22.8 C 26.1 C 22.8 C +1.0 NO +0.0 NO

3. Mulberry Street at Mission Inn Avenue TS 28.6 C 39.3 D 29.4 C 39.7 D +0.8 NO +0.4 NO

4. Vine Street at Mission Inn Avenue AWS 12.8 B 35.4 E 13.5 B 43.7 E +0.7 NO +8.3 YES

5. Commerce Street at Mission Inn Ave CSS 13.0 B 20.2 C 13.8 B 22.0 C +0.8 NO +1.8 NO

6. Park Avenue at Mission Inn Ave AWS 9.7 A 14.8 B 9.8 A 15.1 C +0.1 NO +0.3 NO

7. Commerce Street at 3rd Street CSS 12.0 B 30.7 D 12.3 B 31.2 D +0.3 NO +0.5 NO

8. Commerce Street at 5th Street CSS 8.7 A 8.8 A 8.8 A 8.9 A +0.1 NO +0.1 NO

9. Commerce Street at 6th Street CSS 8.8 A 8.9 A - - - - - NO - NO

10. Project Driveway at Mission Inn Ave CSS 10.3 B 14.2 B 10.8 B 15.4 C +0.5 NO +1.2 NO

11. Project Driveway at 5th Street CSS - - - - 8.7 A 8.6 A +8.7 NA +8.6 NA Notes:

1. TS = Traffic Signal; AWS = All Way Stop; CSS = Cross Street Stop.

2. 3. LOS = Level of Service
Delay is shown in seconds per vehicle. For intersections with traffic signal or all way stop control, overall average intersection delay and LOS are shown. For intersections with cross street stop control, LOS is based on average delay of the worst minor street approach or major street left turn movement.

Change
Substantial
Effect?
Change
Substantial
Effect?
AM
Peak Hour
PM
Peak Hour
AM
Peak Hour
PM
Peak HourTraffic
Control1
Build-out Year 2045
Without Project
Build-out Year 2045
With Project
AM
Peak Hour
PM
Peak Hour
Table 7
Build-out Year 2045 Intersection Levels of Service & Project-Related Effect Study Intersection
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
59 Delay2 LOS3 Delay2 LOS Delay2 LOS3 Delay2 LOS

8. Commerce Street at 5th Street CSS 9.3 A 9.4 A 9.4 A 9.4 A +0.1 NO +0.0 NO

12. Realigned Commerce Street at 5th Street CSS 8.5 A 8.0 A 8.6 A 8.7 A +0.1 NO +0.7 NO

13. Realigned Commerce Street at 3rd Street CSS 12.0 B 27.6 D 12.4 B 28.0 D +0.4 NO +0.4 NO Notes:

1. CSS = Cross Street Stop. ; TS = Traffic Signal; AWS = All Way Stop;

2. 3. LOS = Level of Service

4. This analysis is provided for the intersections modified by the Commerce Street Realignment included in the 3rd Street Grade Separation Project.

Delay is shown in seconds per vehicle. For intersections with traffic signal or all way stop control, overall average intersection delay and LOS are shown. For intersections with cross street stop control, LOS is based on average delay of the worst minor street approach or major street left turn movement.

Traffic
Control1
AM
Peak Hour
PM
Peak Hour
AM
Peak Hour
PM
Peak Hour
Change
Substantial
Effect?
With 3rd Street Grade Separation Project
Table 8
Existing Plus Project Intersection Levels of Service & Project-Related Effect Study Intersection4
Existing Existing Plus Project
AM
Peak Hour
PM
Peak Hour
Change
Substantial
Effect?
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
60 Delay2 LOS3 Delay2 LOS3 Delay2 LOS3 Delay2 LOS3

8. Commerce Street at 5th Street CSS 9.3 A 9.3 A 9.4 A 9.4 A +0.1 NO +0.1 NO

12. Realigned Commerce Street at 5th Street CSS 8.5 A 8.6 A 8.6 A 8.7 A +0.1 NO +0.1 NO

13. Realigned Commerce Street at 3rd Street CSS 12.3 B 30.9 D 12.7 B 31.3 D +0.4 NO +0.4 NO Notes:

1. CSS = Cross Street Stop. ; TS = Traffic Signal; AWS = All Way Stop;

2. 3. LOS = Level of Service

4. Delay is shown in seconds per vehicle. For intersections with traffic signal or all way stop control, overall average intersection delay and LOS are shown. For intersections with cross street stop control, LOS is based on average delay of the worst minor street approach or major street left turn movement.

PM
Peak Hour
Change
Substantial
Effect?
Change
Substantial
Effect?
AM
Peak Hour
PM
Peak Hour
AM
Peak HourTraffic
Control1
AM
Peak Hour
Opening Year (2026)
Without Project
Opening Year (2026)
With Project
PM
Peak Hour
This analysis is provided for the intersections modified by the Commerce Street Realignment included in the 3rd Street Grade Separation Project.

With 3rd Street Grade Separation Project
Table 9
Opening Year (2026) Intersection Levels of Service & Project-Related Effect Study Intersection4
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
61 Delay2 LOS3 Delay2 LOS3 Delay2 LOS3 Delay2 LOS3

8. Commerce Street at 5th Street CSS 9.2 A 9.3 A 9.3 A 9.3 A +0.1 NO +0.0 NO

12. Realigned Commerce Street at 5th Street CSS 8.5 A 8.6 A 8.6 A 8.7 A +0.1 NO +0.1 NO

13. Realigned Commerce Street at 3rd Street CSS 11.9 B 29.4 D 12.1 B 29.8 D +0.2 NO +0.4 NO Notes:

1. CSS = Cross Street Stop. ; TS = Traffic Signal; AWS = All Way Stop;

2. 3. LOS = Level of Service

4. Delay is shown in seconds per vehicle. For intersections with traffic signal or all way stop control, overall average intersection delay and LOS are shown. For intersections with cross street stop control, LOS is based on average delay of the worst minor street approach or major street left turn movement.

AM
Peak Hour
PM
Peak Hour
Change
AM
Peak Hour
Substantial
Effect?
PM
Peak HourTraffic
Control1
Buildout Year 2045
Without Project
Buildout Year 2045
With Project
AM
Peak Hour
Change
Substantial
Effect?
PM
Peak Hour
With 3rd Street Grade Separation Project
This analysis is provided for the intersections modified by the Commerce Street Realignment included in the 3rd Street Grade Separation Project.

Table 10
Build-out Year 2045 Intersection Levels of Service & Project-Related Effect Study Intersection4
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
62 ID Roadway From To Classification Lanes Capacity ADT2 V/C2 LOS2 ADT3 V/C3 LOS3

1. Commerce St Mission Inn Ave 3rd Street Local 2 2,500 1,010 0.40 A 1,210 0.48 A 8.0% NO

2. 5th Street Commerce Street Park Avenue Local 2 2,500 90 0.04 A 410 0.16 A 12.8% NO

3. 6th Street Commerce Street Park Avenue Local 2 2,500 120 0.05 A 180 0.07 A 2.4% NO ID Roadway From To Classification Lanes Capacity ADT2 V/C2 LOS2 ADT2 V/C2 LOS2

1. Commerce St Mission Inn Ave 3rd Street Local 2 2,500 1,050 0.42 A 1,250 0.50 A 8.0% NO

2. 5th Street Commerce Street Park Avenue Local 2 2,500 96 0.04 A 420 0.17 A 12.8% NO

3. 6th Street Commerce Street Park Avenue Local 2 2,500 121 0.05 A 180 0.07 A 2.4% NO ID Roadway From To Classification Lanes Capacity ADT2 V/C2 LOS2 ADT2 V/C2 LOS2

1. Commerce St Mission Inn Ave 3rd Street Local 2 2,500 1,110 0.44 A 1,311 0.52 A 8.0% NO

2. 5th Street Commerce Street Park Avenue Local 2 2,500 100 0.04 A 421 0.17 A 12.8% NO

3. 6th Street Commerce Street Park Avenue Local 2 2,500 130 0.05 A 191 0.08 A 2.4% NO Notes:

1. 2. ADT = Average Daily Traffic; V/C = Volume to Capacity Ratio; LOS = Level of Service Roadway Capacity1
Segment Ultimate Existing/Proposed Without Project With Project Buildout Year 2045 Buildout Year 2045
Opening Year (2026)
Without Project
Opening Year (2026)
With ProjectSegment Ultimate Existing/Proposed
Ultimate Existing/Proposed
Roadway Capacity1
Table 11
Roadway Segment Level of Service
Change
Substantial
Effect?
Roadway classifications from the City of Riverside General Plan Circultation Element, and the corresponding roadway capacity from the Traffic Impact Analysis Guidelines for Vehicle Miles Traveled and Level of Service Assessment, July 2020.

Roadway Capacity1
Existing Exisfing Plus ProjectSegment
Change
Substantial
Effect?
Change
Substantial
Effect?
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
63 Iron Lofts Multifamily Residential
Traffic Impact Analysis
64 19630

7. SITE ACCESS & ON-SITE CIRCULATION

This section evaluates the project site access and on-site circulation. Vehicular access for the project site is proposed via two driveways with one on 5th Street and one on Mission Inn Avenue. Roadway concept plans for either roadway segment or intersection improvements not included in the 3rd Street Grade Separation project are provided in Appendix I.

PROJECT DESIGN FEATURES

This analysis assumes the following improvements will be constructed by the project to provide project site access:

Roadway Segments

Mission Inn Avenue
□ Construct ultimate half-section width (four-lane divided (two-way turn lane) Arterial roadway), including landscaping and parkway improvements along project boundary abutting Mission Inn Avenue (from Commerce Street to the east project boundary) in conjunction with the development.

5th Street
□ Construct ultimate half-section width (two-lane undivided roadway), including landscaping and parkway improvements along project boundary abutting 5th Street (from Commerce Street to the east project boundary) in conjunction with the development.
□ Coordinate with the planned 3rd Street Grade Separation project contractor for roadway construction.

Commerce Street
□ Construct ultimate half-section width (two-lane undivided roadway), including landscaping and parkway improvements along project boundary abutting Commerce Street (from 5th Street to Mission Inn Avenue) in conjunction with the development.
□ Coordinate with the planned 3rd Street Grade Separation project contractor for roadway construction.

Intersections

5. Commerce Street (NS) at Mission Inn Avenue (EW)
□ Install high-visibility pedestrian crosswalk on the east leg of the intersection including an overhead infrastructure with advanced pedestrian warning signs.

10. Project Driveway (NS) at Mission Inn Avenue (EW)
□ Construct the project driveway with one inbound lane and one outbound lane. □ Install southbound stop control at site egress.

11. Project Driveway (NS) at 5th Street (EW)
□ Construct the project driveway with one inbound lane and one outbound lane. □ Install northbound stop control at site egress.

This analysis also assumes the project shall comply with the following conditions as part of the City of Riverside standard development review process to ensure adequate geometric design and emergency access:

 Site-adjacent roadways shall be constructed or repaired at their ultimate half-section width, including landscaping and parkway improvements in conjunction with development, or as otherwise required by the City of Riverside.

64 Iron Lofts Multifamily Residential
Traffic Impact Analysis
65 19630
 All on-site and off-site roadway design, signing/striping, and traffic control improvements relating to the proposed project shall be submitted to the City for review and constructed following applicable State/Federal engineering standards to the satisfaction of the City of Riverside.

 The final grading, landscaping, and street improvement plans shall demonstrate that applicable sight distance requirements are met.

 Final project plans shall demonstrate adequate emergency vehicle access and circulation to the satisfaction of the City of Riverside Public Works and Fire Departments.

 A construction worksite traffic control plan shall comply with applicable engineering standards outlined in the California Manual of Uniform Traffic Control Devices and shall be submitted to the City for review and approval before the issuance of a grading permit or start of construction. The plan shall identify any roadway, sidewalk, bike route, or bus stop closures and detours as well as haul routes and hours of operation. All construction-related trips shall be restricted to off-peak hours to the extent possible.

 The final placement of the ADA compliant crosswalk ramp at the northwest corner of Mission Inn Avenue and Commerce Street will require coordination with California Public Utility Commission (CPUC) and Burlington Northern Santa Fe (BNSF) railroad due to the proximity to the railroad tracks. The placement of ADA crosswalk ramp on the northwest corner is shown as a feature of the Commerce Street improvements included in the 3rd Street Grade Separation project.

SITE ACCESS QUEUING ANALYSIS

Table 12 summarizes the results of the queue analysis to check for potential conflicts between the project driveways and the adjacent key intersections. The forecasted queue lengths shown in Table 12, are based on the HCM 95th-percentile back-of-queue methodology. Queuing calculations for the project driveways and the adjacent intersection are shown in the Level of Service worksheets provided in Appendix D.

As shown in Table 12 , vehicle queue lengths at for project driveways are forecast to operate within the available storage lengths during the peak hours for the Opening Year (2026) With Project conditions.

TRAFFIC SIGNAL WARRANT ANALYSIS

The potential need for installation of a traffic signal at the project driveways was evaluated based on the California Manual on Uniform Traffic Control Devices (“California MUTCD,” November 2014), Section 4C-04, peak hour volume warrant (Warrant 3). The California MUTCD Section 4C-01 states “satisfaction of one or more traffic signal warrants shall not in itself require the installation of a traffic signal” as engineering judgement should be applied to the physical considerations of the location. Traffic signal warrant worksheets are provided in Appendix H.

Installation of a traffic signal is not warranted at the project driveways based on the peak hour volume warrant (Warrant 3) for the analysis scenarios.

PEDESTRIAN, BICYCLE AND TRANSIT FACILITY ACCESS TO AND FROM PROJECT

The Metrolink train station is on Vine Street southwest of Mission Inn Avenue. Access to the east (northbound) tract is within a quarter mile of the project site. There is a pedestrian bridge over the train tracks to allow access to the southbound track adjacent to Vine Street or the northbound track adjacent to Commerce Street.

Figure 38 shows the pedestrian and bicycle path to and from the project to the train station.

65 Iron Lofts Multifamily Residential
Traffic Impact Analysis
66 19630

PEDESTRIAN CROSSING AT MISSION INN AVENUE AND COMMERCE STREET

The intersection approaches are stop-controlled on Commerce Street and uncontrolled on Mission Avenue Inn. Mission Inn Avenue currently provides two westbound lanes and one eastbound through lane with a raised median on the west leg and a painted two-way left-turn lane median on the east leg of the intersection.

The nearest marked pedestrian crossings for Mission Inn Avenue are located approximately 520 feet to the west at Vine Street and 860 feet to the east at Park Avenue. The crossing distance is approximately 84 feet from the existing northerly roadside edge to the pedestrian curb ramp on the south side of Mission Inn Avenue. There is one existing streetlight near the northwest corner of the intersection.

The existing average daily traffic (ADT) volume on Mission Inn Avenue is currently estimated at approximately 6,000 vehicles per day and is forecast to increase to approximately 7,200 vehicles per day for Opening Year With Project conditions. Mission Inn Avenue has a posted speed limit of 35 miles per hour east of the intersection.

Existing pedestrian volumes across Mission Inn Avenue at Commerce Street are relatively low at the intersection since the project site is currently underutilized; however, the proposed project is likely to increase pedestrian crossings of Mission Inn Avenue at Commerce Street associated with travel to/from the Metrolink Station. Per the ITE Trip Generation Manual, mid-rise multifamily housing near transit (Land Use Code 221) generates an average of 0.12 to 0.13 walk/bike/transit trips per dwelling unit during the AM and PM peak hours, respectively. Therefore, the project is forecast to generate up to 39 walk/bike/transit trip ends during the peak hours of adjacent street traffic. Additional pedestrian volumes across Mission Inn Avenue were observed at the nearby Mission Lofts Apartments driveway.

Based on the following considerations, installation of a marked pedestrian crosswalk is recommended on Mission Inn Avenue on the east leg of the intersection at Commerce Street:

 The crosswalk would consolidate crossing points from the proposed project and the adjacent Mission Lofts Apartments driveway.
 Future pedestrian crossing volume upon completion of the proposed project is expected to increase (>20 pedestrian crossings during peak hours).
 The nearest controlled crossing location is more than 300 feet.

Section 3B.18 of the CA MUTCD states the following with regard to crosswalk markings across uncontrolled roadways (see Appendix J):

09 New marked crosswalks across uncontrolled roadways should include other measures designed to reduce traffic speeds, shorten crossing distances, enhance driver awareness of the crossing, and/or provide active warning of pedestrian presence, where the speed limit exceeds 40 mph and either:

A. The roadway has four or more lanes of travel without a raised median or pedestrian refuge island and an ADT of 12,000 vehicles per day or greater; or
B. The roadway has four or more lanes of travel with a raised median or pedestrian refuge island and an ADT of 15,000 vehicles per day or greater.
09a If a marked crosswalk exists across an uncontrolled roadway where the speed limit exceeds 40 mph and the roadway has four or more lanes of travel and an ADT of 12,000 vehicles per day or greater, advanced yield lines with associated Yield Here to Pedestrians (R1-5, R1-5a) signs should be placed 20 to 50 ft in advance of the crosswalk, adequate visibility should be provided by parking prohibitions, pedestrian crossing (W11-2) warning signs with diagonal downward pointing arrow (W16-7p) plaques should be installed at the crosswalk, and a high-visibility crosswalk marking pattern should be used (See Figure 3B-17(CA)).

66 Iron Lofts Multifamily Residential
Traffic Impact Analysis
67 19630
Mission Inn Avenue has posted speed limits of less than 40 miles per hour and an ADT below 12,000; therefore, the other crossing measures are not required per CA MUTCD guidance. Nevertheless, the recommended crosswalk would cross multiple lanes on an uncontrolled roadway and pedestrian demand is forecast to exceed 20 crossings per hour. Therefore, it is recommended that the crosswalk be installed with high-visibility crosswalk marking pattern, advanced warning signs in both directions including solar powered rectangular rapid flashing beacon (RRFB), LED edge-lit advance warning signs, pedestrian crossing (W11-2) warning signs with diagonal downward pointing arrow (W16-7p) plaques and crosswalk push button controls, ADA compliant crosswalk ramps, improved crosswalk lighting, and on-street parking prohibition to provide adequate visibility. The use of advanced yield lines/signs may be considered optional but would further enhance crosswalk safety, in particular for the westbound approach.

A roadway concept plan for the above recommended improvement is included in Appendix I.

67 (Feet)2
AM PM
Northbound left 150 90 45 YES
Northbound Thru-Right 230 70 55 YES
Southbound Shared 135 80 135 YES
Eastbound Left 150 90 25 YES
Eastbound Thru 190 60 110 YES
Eastbound Right 190 45 30 YES
Westbound Left 85 30 <20 YES
Westbound Thru 175 55 25 YES
Westbound Thru-Right 175 55 25 YES
Northbound Shared 350 <20 30 YES
Southbound Shared 360 <20 <20 YES
Eastbound Left-Thru 90 <20 <20 YES
Eastbound Right 90 <20 <20 YES
Westbound Left 90 <20 <20 YES
Westbound Thru-Right 170 <20 <20 YES
Northbound Shared 75 <20 <20 YES
Southbound Shared 75 <20 <20 YES
Eastbound Left 50 <20 <20 YES
Westbound Thru-Right 215 <20 <20 YES
Northbound Shared 50 <20 <20 YES
Eastbound Shared 300 <20 <20 YES
Westbound Shared 95 <20 <20 YES
Notes:

1. The forecast 95th-percentile queue lengths shown in the delay calculation worksheets have been rounded up to nearest 5-foot increment.

2. Length of turning lane storage or distance to the adjacent driveway.

Peak Hour 95th-Percentile Queue
Length (Feet)1
Adequate Storage
Provided
Buildout Year 2045 With Project
Study Intersection

5. 11.

Commerce Street at Mission Inn Ave
Project Driveway at Mission Inn Ave
Project Driveway at 5th Street
Table 12
Site Access Queuing Analysis

10. Approach
Storage
Length
Lane
Vine Street at Mission Inn Avenue4.

Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
68 Figure 38
Project Train Station Access
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
N
91 Pedestrian Routes
Legend
Bicycle Routes
Bicycle Parking

MISSION IN AVE

COMMERCE ST
Site

VINE ST
Pedestrian Bridge Over Tracks
Unmarked, Uncontrolled Pedestrian Crossing
69 Iron Lofts Multifamily Residential
Traffic Impact Analysis
70 19630

8. SUMMARY OF IMPROVEMENTS

This section summarizes the recommended improvements identified in the previous sections of this report and the project’s fair share toward any improvements required for cumulative conditions. The City of Riverside does not have a “Fair Share Program”; however, the fair share estimate is provided to facilitate discussion with the City and that any improvements will be discussed and recommended at the discretion of the City.

Project design features (as detailed in the Site Access & On-Site Circulation Section 7) involve improvements necessary to provide project site, and the construction along the project site frontage.

OFF-SITE IMPROVEMENTS

The following improvement is recommended and will be installed by the project to ensure westbound queues at the rail crossing on Mission Inn Avenue do not block turning or north-south through movements at Commerce Street for all scenarios:

5. Commerce Street (NS) at Mission Inn Avenue (EW)
□ Install "KEEP CLEAR" markings in the intersection for westbound lanes on Mission Inn Avenue.

The Proposed Project will implement the following City-directed improvements:

 Project will install total of four stop signs equipped with solar powered flashing LEDs at all approaches.  Project shall upgrade the existing crosswalks to the high visibility crosswalks at all approaches.

In the event that this project’s completion proceeds the construction of the 3rd Street Grade Separation project roadway improvements, roadway concept plans for the following pavement marking improvements are shown in Appendix K.

Commerce Street (between 3rd Street and Mission Inn Avenue) □ Install Type III bike lane sharrow pavement markings

5th Street (between Commerce Street and Park Avenue)
□ Install Type III bike lane sharrow pavement markings

4th Street (between Commerce Street and Park Avenue)
□ Install Type III bike lane sharrow pavement markings

DEVELOPMENT IMPACT FEE

The proposed project shall contribute towards the City of Riverside Development Impact Fee program and the Western Riverside Council of Governments transportation uniform mitigation fee (TUMF). The Development Impact Fee provides a funding mechanism for arterial streets, traffic signals, interchange improvements as well as emergency services. The purpose of such fees is to minimize, to the greatest extent practicable, the impact that new development has on the City’s public services and public facilities. The City intends for new development project applicants to pay their fair share of the costs of providing such public services and public facilities. Unless otherwise approved by the City, all development projects are required to pay the Development Impact Fee as a condition of development.

70 Iron Lofts Multifamily Residential
Traffic Impact Analysis
71 19630

9. CONCLUSIONS

This section summarizes the proposed project, operational findings, and identifies recommendations (if any) as specified in previous sections of this study. Figure 39 summarizes the recommended improvements.

PROJECT TRIP GENERATION

The proposed project is forecast to generate a total of approximately 1,213 net new daily trips, including 90 net new trips during the AM peak hour and 72 net new trips during the PM peak hour

LEVEL OF SERVICE ANALYSIS

The study intersections currently operate within acceptable Levels of Service (D or better) during the peak hours for the Existing conditions.

The study intersections are forecast to continue operating within acceptable Levels of Service (D or better) during the peak hours for Opening Year (2026) conditions.

The study intersections are forecast to operate within acceptable Levels of Service (D or better) during the peak hours for Buildout Year (2045) conditions, except for the following intersection that is forecast to operate at an unacceptable Levels of Service E during the PM peak hour:

4. Vine Street (NS) and Mission Inn Avenue (EW)

To address this, the Proposed Project will implement the City-directed improvements summarized below.

SUMMARY OF IMPROVEMENTS

Project design features, necessary to provide project access, are outlined in the Site Access & On-Site Circulation (Section 7).

The following improvement is recommended and will be installed by the project to ensure westbound queues at the rail crossing on Mission Inn Avenue do not block turning or north-south through movements at Commerce Street for all scenarios:

5. Commerce Street (NS) at Mission Inn Avenue (EW)
□ Install "KEEP CLEAR" markings in the intersection for westbound lanes on Mission Inn Avenue.

The Proposed Project will implement the following City-directed improvements:

 Project will install total of four stop signs equipped with solar powered flashing LEDs at all approaches.  Project shall upgrade the existing crosswalks to the high visibility crosswalks at all approaches.

71 Figure 39
Recommended Lane Geometry
and Intersection Traffic Controls
Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630
91 Site

COMMERCE ST

MISSION

INN AVE VINE ST

MULBERRY ST

LIME ST
3RD ST
1 2
3 4
5 6
8 9
Study Intersection#
Project Driveway#
11 10
Planned Commerce Street Realignment (City Project)
Planned Commerce Street Vacation (City Project)
7 Study Intersection after#
12 13
Street Realignment
Planned 3rd Street Grade Separation Project (City Project) N
4TH ST
5TH ST
6TH ST

PARK AVE
Existing Commerce St Intersections
(No 3rd St Realignment Project)
1 Lime St (NS)/
Mission Inn Ave (EW)
2 SR-91 SB Ramp (NS)/
Mission Inn Ave (EW)
3 SR-91 NB Ramp (NS)/
Mission Inn Ave (EW)
4 Vine St (NS)/
Mission Inn Ave (EW)
5 Commerce St (NS)/
Mission Inn Ave (EW)
6 Park Ave (NS)/
Mission Inn Ave (EW)
9 Commerce St (NS)/
6th St (EW)
10 Project Dwy (NS)/
Mission Inn Ave (EW)
11 Project Dwy (NS)/
5th St (EW)
7 Commerce St (NS)/
3rd St (EW)
8 Commerce St (NS)/
5th St(EW)
STOP
STOP
AWS
STOP
STOP
STOP
STOP
STOP
AWS
#U
#D
Legend
Project Driveway
Existing Lane
#-Lane Undivided Roadway
#-Lane Divided Roadway
Stop Sign
All Way Stop
Traffic Signal
3U
3U
4U
4D
4D
4D
3D
3D2D
2D
2D
1 2U
2U
2U
2U
2U
2U
2U
2U
2U
3D
3D
New Commerce St Intersections
(With 3rd St Realignment Project)
Recommendations
Cumulative Improvements
Commerce St (NS)/
5th St (EW)
12 New Commerce St (NS)/
5th St (EW)
13 New Commerce St (NS)/
3rd St (EW)
STOP
STOP
4D
4D
8 STOP
Vacated
KEEP
CLEAR
Proposed 6th Street Vacation (Project)
TWLTL
TWLTL
Two-Way Left-Turn LaneTWLTL
72 Iron Lofts Multifamily Residential
Traffic Impact Analysis
19630

APPENDICES

Appendix A Glossary
Appendix B Scoping Agreement
Appendix C Traffic Count Data
Appendix D Intersection Level of Service Worksheets
Appendix E Travel Demand Model Plots
Appendix F Travel Demand Post Processing Worksheets
Appendix G 3rd Street Grade Separation Project Preliminary Layout Plan Appendix H Traffic Signal Warrant Worksheet
Appendix I Roadway Concept Plan
Appendix J California MUTCD 3B.18
Appendix K Roadway Concept Plan (Project Vicinity)
Apx-1

APPENDIX A

GLOSSARY
Apx-2

ACRONYMS

AC Acres
ADT Average Daily Traffic
Caltrans California Department of Transportation
DU Dwelling Unit
ICU Intersection Capacity Utilization
GFA Gross Floor Area
LOS Level of Service
PCE Passenger Car Equivalent
SF Square Foot
SP Service Population
TSF Thousand Square Feet
V/C Volume to Capacity Ratio
VMT Vehicle Miles Traveled

TERMS

ACTUATED SIGNAL CONTROL: A type of traffic signal control in which display of each phase depends on whether the corresponding phase detector has registered a service call or the phase is on recall.

ACTUATION: Detection of a roadway user that is forwarded to the signal controller.

AVERAGE DAILY TRAFFIC : The average 24-hour volume for a stated period is divided by the number of days in that period. For example, Annual Average Daily Traffic is the total volume during a year divided by 365 days.

BANDWIDTH: The number of seconds of green time available for through traffic in a signal progression.

BOTTLENECK: A point of constriction along a roadway that limits the amount of traffic that can proceed downstream from its location.

CALL: An indication within a signal controller that a particular phase is waiting for service, either through actuation from a roadway user or phase recall.

CAPACITY: The maximum number of vehicles that can be reasonably expected to pass through a roadway facility during a specified period.

CHANNELIZATION: The separation of conflicting traffic movements by use of pavement markings, raised curbs, or other suitable means to facilitate free flow movement.

CLEARANCE INTERVAL: Equal to the yellow plus all-red time, if any, when a traffic signal changes between phases (i.e., the amount of time between the end of a green light from one movement to the beginning of a green light for the next).

COORDINATED SIGNAL CONTROL : A type of traffic signal control in which non-coordinated phases associated with minor movements are constrained such that the coordinated phases are served at a specific time during the signal cycle, thus maintaining the efficient progression of traffic flow along the major roadway.

CONTROL DELAY: The portion of delay attributed to the intersection traffic control (such as a traffic signal or stop sign). It includes initial deceleration, queue move-up time, stopped delay, and final acceleration delay.

CORDON: An imaginary boundary line around or across a study area across which vehicles, persons, or other information can be collected for survey and analytical purposes.

Apx-3

CORNER SIGHT DISTANCE: The minimum sight distance required by the driver of a vehicle to cross or enter the lanes of the major roadway without requiring approaching traffic traveling at a given speed to radically alter their speed or trajectory.

CYCLE: A complete sequence of signal indications for all phases. Also known as a signal cycle.

CYCLE LENGTH: The total time for a traffic signal to complete one full cycle.

DAILY CAPACITY: A theoretical value representing the daily traffic volume that will typically result in a peak hour volume equal to the capacity of the roadway.

DELAY: The total additional travel time experienced by a roadway user (driver, passenger, bicyclist, or pedestrian) beyond that required to travel at a desired speed.

DENSITY: The number of vehicles occupying in a unit length of the through traffic lanes of a roadway at any given instant. Usually expressed in vehicles per mile.

DETECTOR: A device used to count or determine the presence of a roadway user.

DESIGN SPEED: A speed used for purposes of designing horizontal and vertical alignments of a highway.

DIRECTIONAL SPLIT: The percent of two-way traffic traveling in a specified direction.

DIVERSION: The rerouting of traffic from a normal path of travel between two points, such as to avoid congestion or perform a secondary trip.

FREE FLOW: Traffic flow that is unaffected by a traffic control and/or or upstream or downstream conditions.

GAP: Time or distance between two vehicles measured from rear bumper of the front vehicle to front bumper of the second vehicle.

GAP ACCEPTANCE: The method by which a driver accepts an available gap in traffic to enter or cross the road.

HEADWAY: Time or distance between two successive vehicles measured from same point on both vehicles (i.e., front bumper to front bumper). Also known as gap.

LEVEL OF SERVICE: A grading scale of quantitative performance measures representing the quality of service of a transportation facility or service from an average traveler’s perspective.

LOOP DETECTOR: A vehicle detector consisting of a loop of wire embedded in the roadway, energized by alternating current and producing an output circuit closure when passed over by a vehicle.

MULTI-MODAL: More than one mode, such as automobile, transit, bicycle, and pedestrian.

OFFSET: The time interval between the beginning of a traffic signal cycle at one intersection and the beginning of signal cycle an adjacent intersection.

PLATOON: A set of vehicles traveling at similar speed and moving as a general group with clear separation between other vehicles ahead and behind.

PASSENGER CAR EQUIVALENT : A metric used to assess the impact of larger vehicles, such as trucks, recreational vehicles, and buses, by converting the traffic volume of larger vehicles to an equivalent number of passenger cars.

Apx-4

PEDESTRIAN CLEARANCE INTERVAL: Also known as the “Flashing Don’t Walk” interval, it signals the end of pedestrian entry into the crosswalk following the “Walk” indication and provides time for pedestrians who have already entered the crosswalk to finishing crossing.

PEAK HOUR: The hour within a day in which the maximum volume occurs.

PEAK HOUR FACTOR: The peak hour volume divided by the four times the peak 15-minute flow rate.

PHASE: In traffic signals, the green, yellow, and red clearance intervals assigned to a specified traffic movement.

PRETIMED SIGNAL: A traffic signal operation in which the cycle length, phasing sequence, and phasing times are predetermined and fixed, regardless of actual demand for any given traffic movement. Also known as a fixed time signal.

PROGRESSION: The coordinated movement of vehicles through signalized intersections along a corridor.

QUEUE: The number of vehicles waiting at a service area such as a traffic signal, stop sign, or access gate.

QUEUE LENGTH: The length of vehicle queue, typically expressed in feet, waiting at a service area such as a traffic signal, stop sign, or access gate.

RECALL: A signal phasing operation in which a specified phase places a call to the signal controller each time a conflicting phase is served, thus ensuring the specified phase will be serviced again.

SEMI-ACTUATED CONTROL : A type of traffic signal control in which only the minor movements are provided detection.

SIGHT DISTANCE: The continuous length of roadway visible to a driver or roadway user.

STACKING DISTANCE: The length of area available behind a service area, such as a traffic signal or gate, for vehicle queuing to occur.

STOPPING SIGHT DISTANCE: The minimum distance required by the driver of a vehicle traveling at a given speed to bring the vehicle to a stop after an object on the road becomes visible, including reaction and response time.

TRAFFIC-ACTUATED SIGNAL: A type of traffic signal that directs traffic to stop and go in accordance with the demands of traffic, as registered by the actuation of detectors. Also known as a demand responsive signal.

TRIP OR TRIP END : The one-directional movement of a person or vehicle. Every trip has an origin and a destination at its respective ends (i.e., trip ends). In terms of site trip generation, the same vehicle entering and exiting a site generates two trips: one inbound trip and one outbound trip.

TRIP GENERATION RATE: The rate at which a land use generates trips per the specified land use variable, such per dwelling unit or per thousand square feet.

TURNING RADIUS: The circular arc formed by the smallest turning path radius of the front outside tire of a vehicle, such as that performed by a U-turn maneuver. This is based on the length and width of the wheelbase as well as the steering mechanism of the vehicle.

VEHICLE MILES TRAVELED : A measure of the amount and distance of automobile travel essentially calculated as the sum of each trip times the trip length.

Apx-5

APPENDIX B

SCOPING AGREEMENT

Apx-6
Apx-7
Apx-8
Apx-9
Apx-10
Apx-11
Apx-12