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Traffic Impact Analysis Response to Scoping Ltr 2020-03-05Tuesday, April 21, 2020 at 13:03:56 Pacific Daylight Time Page 1 of 2 Subject:Re: MP2019-0004 TIA Revised Scoping Le;er Comments Date:Thursday, March 5, 2020 at 4:02:41 PM Pacific Standard Time From:Nicole Criste To:Cheri Flores ADachments:image001.png, image002.png Cheri, Everyone (including you 😊 ) signed off on the revised scope with my comments added, and I gave Garre; the OK to proceed before I leU. Urban was doing counts and proceeding with revisions. Nicole Sauviat Criste Principal  TERRA NOVA PLANNING & RESEARCH, INC.® 42635 Melanie Place, Ste 101  PALM DESERT, CA 92211  (760) 341-4800  FAX#: 760-341-4455  E-Mail: ncriste@terranovaplanning.com From: Cheri Flores <clflores@laquintaca.gov> Date: Thursday, March 5, 2020 at 3:48 PM To: Nicole Criste <ncriste@terranovaplanning.com> Subject: FW: MP2019-0004 TIA Revised Scoping Le;er Comments Not sure but did we give comments on this? Cheri L. Flores | Planning Manager City of La Quinta 78495 Calle Tampico La Quinta, CA 92253 Ph. 760-777-7067 www.laquintaca.gov From: Garre; Simon <gsimon@meriwetherco.com> Sent: Thursday, February 13, 2020 1:25 PM To: Nicole Criste <Ncriste@laquintaca.gov> Cc: Steve Libring <SLibring@willdan.com>; Bryan McKinney <Bmckinney@laquintaca.gov>; Cheri Flores <clflores@laquintaca.gov>; John Kain <jkain@urbanxroads.com>; Mike Rowe <mrowe@msaconsulenginc.com>; Paul Depalaes <pdepalaes@msaconsulenginc.com> Subject: Re: MP2019-0004 TIA Revised Scoping Le;er Comments ** EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caueon when opening a;achments, clicking links or responding to requests for informaeon. ** Page 2 of 2 Nicole, A;ached please find responses to your comments. I believe tomorrow is you last day before your trip so it would be great to get confirmaeon on scope by tomorrow or have someone from the City approve early next week. Please Add Good, Garrett Simon 970-596-6642 www.meriwetherco.com On Feb 11, 2020, at 12:43 PM, Nicole Criste <Ncriste@laquintaca.gov> wrote: Good AUernoon Garre;, Please find our comment le;er a;ached. Feel free to contact me if you have any queseons. Nicole <image001.png> Nicole Sauviat Criste | Consulting Planner City of La Quinta 78495 Calle Tampico La Quinta, CA 92253 Ph. 760-777-7132 Website | Map hwy111LQ.com <image002.png><image003.png><image004.png><image005.png><image006.png> <MP2019-0004 TIA SCOPE LTR 2.11.20.pdf> Date: February 12, 2020 Subject: Responses to February 11, 2020 TRAFFIC IMPACT ANALYSIS REVISED SCOPE COMMENTS FOR GENERAL PLAN AMENDMENT 2019‐0002 ZONE CHANGE 2019‐0004 SPECIFIC PLAN 2019‐0003 (AMENDMENT 5 TO SP 03‐067) TENTATIVE TRACT MAP 2019‐0005 (TTM 37815) MASTER PROJECT 2019‐0004 The following responses are provided for the comments/questions from Nicole Sauviat Criste (City of La Quinta): Comments 1. The Specific Plan discusses “pop up villages” but does not define them. In comments provided to MSA Consultants, we have asked that they be defined and described. Because we are currently unaware of the intent of this use, they may impact the land use description and quantities provided in the Scoping Letter. Please coordinate with MSA to determine whether they need to be added to the land use and trip calculations, either in the long term analysis or in the special event analysis. UXR Response ‐ Specific Plan references to pop up villages will be removed from the draft SP. No changes in trip generation calculations. 2. We previously asked for an analysis of whether the proposed project intersections meet City separation standards (comment #4 in our letter of December 12, 2019). Please add this analysis to the Scoping Letter and TIA. UXR Response ‐ Both Avenue 58 and Madison Street are classified as Secondary Arterials adjacent to the site. The separation standards for a Secondary Arterial are 250 feet between driveways, and 600 feet between street intersections (based upon the City of La Quinta Public Works Department Development Engineering Handbook). ‐ The revised TIA scope now references these separation standards and adds the task of verifying that the Project commercial driveways meet the 250‐foot minimum standard, and that the Project main entry road intersection on Madison Street meets the 600‐foot minimum standard between street intersections. 3. We previously asked for an analysis of when each improvement is required (end of comment #8 in our letter of December 12, 2019). The Scoping Letter is not clear that this will be provided. Please clearly so state. UXR Response ‐ The revised TIA scope now indicates that the analysis of each Project phase, as listed below, will include the identification of improvements needed for cumulative conditions with and without the Project. o Project Phase 1 (2021) o Project Phase 2 (2023) o Project buildout (Phase 3, 2026) o Project buildout (Phase 3, 2026) – Special Event o General Plan buildout (2040) February 12, 2020 Page 2 12615 ‐ Response to comments (2020.02.12).docx 4. We previously asked for a centralized list of all improvements and when they must be implemented (comment #10 in our letter of December 12, 2019). Please add this to the Scoping Letter. UXR Response ‐ The revised TIA scope now indicates that a centralized list of improvements needed with and without the Project for all analysis phases will be compiled in the TIA report. 5. In our meeting on January 22, 2020, you stated that special events would involve 7,000 guests. The scoping letter cites 2,500 guests. This is a significant difference, and if the TIA analyzes 2,500 guests, the project will be conditioned to not exceed that number. If you were to propose an event that involved more than 2,500 guests, additional CEQA review would be required prior to the issuance of a Temporary Use Permit for such an event. UXR Response ‐ The applicant acknowledges that if they were to propose an event that involved more than 2,500 guests, additional CEQA review would be required prior to the issuance of a Temporary Use Permit for such an event. Ofc: 1001 Dove St. Suite 260 Newport Beach, CA 92660 Main: 260 E. Baker St. Suite 200 Costa Mesa, CA 92626 urbanxroads.com 12615‐08 Revised Scope.docx February 12, 2020 Mr. Steve Libring City of La Quinta 78‐405 Calle Tampico La Quinta, CA 92253 SUBJECT: REVISED SCOPING AGREEMENT FOR THE WAVE AT CORAL MOUNTAIN REVISED TRAFFIC IMPACT ANALYSIS Dear Mr. Steve Libring: The firm of Urban Crossroads, Inc. is pleased to submit this scoping agreement for The Wave at Coral Mountain (“Project”), which is located on the southwest corner of re‐aligned Madison Street at 58th Avenue, in the City of La Quinta. Proposed development activities within the Specific Plan (west of Madison Street) are based upon the following land use quantities: • Single Family Detached 496 DU • Multifamily Housing (Low‐Rise) 104 DU • Resort Hotel 150 RM • Shopping Center 60 TSF • Wave Pool Facility 12 AC The preliminary land use plan for the proposed Project is shown on Exhibit 1. The average number of attendees per day on a typical weekday as well as a special event day will be discussed in the revised TIA. Our goal is to obtain comments from City of La Quinta staff, to ensure that the traffic impact analysis (TIA) fully addresses the potential impacts of the proposed Project. The remainder of this letter describes the proposed analysis methodology, Project trip generation, and trip distribution on the surrounding roadway network. The following scoping assumptions have been prepared in accordance with the City of La Quinta Traffic Study Guidelines (Engineering Bulletin #06‐13, revised October 3, 2017). Exhibit 2 depicts the location of the proposed project in relation to the existing roadway network. Project access locations are listed below: • Madison Street / Main Access (full access) • South Access / Avenue 60 (full access) • Project Access 1 / Avenue 58 (full access) • Project Access 2 / Avenue 58 (right‐in/right‐out access) • Madison Street / Project Access 3 (right‐in/right‐out access) Mr. Steve Libring City of La Quinta February 12, 2020 Page 2 12615‐08 Revised Scope.docx TRIP GENERATION The Project is anticipated to be constructed in phases, with Phase 1 (2021) including resort (wave pool and hotel uses), 104 attached dwelling units, 26 detached dwelling units, and 10,000 square feet of retail. Project Phase 2 (2023) adds 22,500 square feet of retail. Project Phase 3 (2026) adds 470 detached dwelling units and 22,500 square feet of retail. In accordance with the City of La Quinta’s Engineering Bulletin #06‐13, the Project trip generation rates to be used for the traffic impact analysis will be based on the Institute of Transportation Engineers (ITE) Trip Generation manual, 10th Edition (2017). Trip generation estimates for the Project have been determined by utilizing the published rates for the peak hour of the generator rather than for the peak hour of adjacent street traffic, where possible. Trip generation rates are presented on Tables 1 through 3 for Phase 1 through Project buildout conditions, respectively. ITE trip generation rates for Single Family Detached Residential (Code 210), Multifamily Housing (Code 220), Resort Hotel (Code 330), and Shopping Center (Code 820) are used. The surf pool is a private facility. As indicated in the original approved TIA scope for this Project, trip generation rates for the Wave Pool Facility from the San Diego Association of Governments recreational park (developed) rates appropriately account for this private facility. The project area land uses include a unique mix of commercial retail, resort, recreation and residential uses, so reasonable assumptions regarding internal/pass‐by interactions between these uses are included in the trip generation calculations. The wave pool facility will be utilized by hotel guests, but outside trip generation is also included for things like off‐site lunch, wave pool employees, etc. Area residents and visitors will use the commercial retail area facilities (which typically include merchandise, service station and restaurant land uses). The total internal/pass‐by trip ends have been adjusted in a manner to ensure that no “double counting” occurs before assigning the project trips to the roadway network. As shown on Table 1, Phase 1 of the proposed Project is anticipated to generate a net total of 2,227 external trip‐ends per day on a typical weekday with 114 external vehicles per hour (VPH) during the weekday AM peak hour and 151 external VPH during the weekday PM peak hour. Table 2 shows trip generation for Phase 2 of the proposed Project, which is anticipated to generate a net total of 2,778 external trip‐ends per day on a typical weekday with 123 external vehicles per hour (VPH) during the weekday AM peak hour and 208 external VPH during the weekday PM peak hour. As shown on Table 3, at Project buildout, the site is anticipated to generate a net total of 6,994 external trip‐ends per day on a typical weekday with 447 external vehicles per hour (VPH) during the weekday AM peak hour and 638 external VPH during the weekday PM peak hour. TRIP DISTRIBUTION Trip distribution is the process of identifying the probable destinations, directions or traffic routes that will be utilized by Project traffic. The potential interaction between the planned land uses and surrounding regional access routes are considered to identify the routes where modified project traffic Mr. Steve Libring City of La Quinta February 12, 2020 Page 3 12615‐08 Revised Scope.docx would travel. The trip distribution pattern is heavily influenced by the geographical location of the site, the location of surrounding uses, and the proximity to the arterial and regional freeway system. The trip distribution patterns for the proposed Project residential and resort components are graphically depicted on Exhibit 3. Exhibit 4 shows the trip distribution patterns for the proposed Project shopping center components. The trip distributions have been developed based on RivTAM and local knowledge in the vicinity of the Project site and refined to reflect the roadway network and the surrounding uses in the vicinity of the proposed Project as they exist today and are planned for the future. STUDY AREA The traffic impact study area was defined in conformance with the requirements of Engineering Bulletin #06‐13. Based on this criterion, anticipated trip generation and trip distribution, the following intersections will be evaluated (see Exhibit 2): ID Intersection Location ID Intersection Location 1 Madison Street at Avenue 58 12 Monroe Street at Avenue 58 2 Madison Street at Avenue 56 13 Monroe Street at Airport Boulevard 3 Madison Street at Avenue 54 14 Monroe Street at Avenue 54 4 Madison Street at Avenue 52 15 Monroe Street at Avenue 52 5 Madison Street at Avenue 50 16 Monroe Street at 50th Avenue 6 Jefferson Street at Avenue 54 17 Jackson Street at 58th Avenue 7 Jefferson Street at Avenue 52 18 South Access at Avenue 60 ‐ (Future Intersection) 8 Jefferson Street at Pomelo 19 Madison Street at Main Access‐ (Future Intersection) 9 Jefferson Street at Avenue 50 20 Project Access 1 at Avenue 58‐ (Future Intersection) 10 Madison Street at Avenue 60 21 Project Access 2 at Avenue 58‐ (Future Intersection) 11 Monroe Street at Avenue 60 22 Madison Street at Project Access 3‐ (Future Intersection) In addition, the following roadway segments will be evaluated: Roadway Segment 1 Avenue 58, west of Madison Street 4 Madison Street, south of Airport Boulevard 2 Avenue 58, west of Monroe Street 5 Avenue 60, west of Monroe Street 3 Avenue 58, west of Jackson Street 6 Monroe Street, south of Airport Boulevard TRAFFIC COUNTS Traffic count data were previously taken on August 15th, 2017, April 9th, 2019, May 7th, 2019, and September 9th, 2019 during the AM peak period of 6:00 AM to 8:30 AM and PM peak period of 2:30 PM to 5:30 PM. A 20% increase is applied to counts taken in August, 5% increase is applied to counts taken in April, 10% increase is applied to counts taken in May, and 15% increase is applied to counts taken in September per City of La Quinta’s EB#06‐13. Mr. Steve Libring City of La Quinta February 12, 2020 Page 4 12615‐08 Revised Scope.docx Table 4 shows that the average AM/PM peak hour intersection growth between 2017 and 2019 counts data at selected study area and nearby intersections is approximately 2.66%. The additional 2.66% growth rate is applied to the study area intersections with 2017 counts to reflect 2019 conditions. Exhibits 5 and 6 identify the count data utilized for each study intersection and illustrate the resulting Existing (2019) morning and evening peak hour intersection volumes. ADT volumes are estimated using the formula below for each intersection leg (consistent with 2018 Travertine Specific Plan TIA, prepared by Urban Crossroads, Inc.) and compared to the 2017 ADT’s with 2.66% growth to reflect 2019 conditions, where 2019 counts are unavailable.  Weekday PM Peak Hour (Approach Volume + Exit Volume) x 12 = Leg Volume ANALYSIS SCENARIOS Consistent with Engineering Bulletin #06‐13, the following analysis scenarios are proposed for this traffic study:  Existing (2019)  Existing Plus Project (E+P)  Existing Plus Ambient Growth Plus Project (E+A+P)  Existing Plus Ambient Growth Plus Cumulative Projects, with and without Project for each of the following phases: o Project Phase 1 (2021) o Project Phase 2 (2023) o Project buildout (Phase 3, 2026) o Project buildout (Phase 3, 2026) – Special Event  General Plan buildout (2040) Without Project Conditions – establishes future year baseline to evaluate the proposed Project  General Plan buildout (2040) With Project Conditions – represents future year baseline traffic conditions with the proposed Project In accordance with Engineering Bulletin #06‐13, improvements fully funded by the City of La Quinta’s Capital Improvement Program (CIP) will be assumed to be in place for long range future conditions. Improvements fully funded by the City’s CIP, the Development Impact Fee Program (DIF) and the Transportation Uniform Mitigation Fee Program (TUMF) are assumed to be in place for Opening Year Cumulative conditions. The analysis of each Project phase, as listed above, will include the identification of improvements needed for cumulative conditions with and without the Project. A centralized list of improvements needed with and without the Project for all analysis phases will be compiled in the TIA report. Mr. Steve Libring City of La Quinta February 12, 2020 Page 5 12615‐08 Revised Scope.docx LEVEL OF SERVICE (LOS) CRITERIA Per Engineering Bulletin #06‐13, the following LOS criteria will be utilized for study area intersections: Intersection Type LOS Criteria Signalized Intersection LOS “D” or better All‐way Stop Controlled Intersection LOS “D” or better for all critical movements Cross‐Street Stop Controlled Intersection LOS “E” or better for the side street The City of La Quinta has established LOS “D” as the minimum level of service for its street segments. PREFERRED ANALYSIS METHODOLOGY The study area intersections will be analyzed using the Highway Capacity Manual (HCM) 6th Edition methodology. The parameters provided in Attachment 2 of Engineering Bulletin #06‐13 will be utilized for the purposes of this analysis, unless directed otherwise. CUMULATIVE DEVELOPMENT PROJECTS It is requested that the City of La Quinta Planning Department review the cumulative projects shown on Exhibit 7 and listed on Table 5. CUMULATIVE GROWTH VOLUMES The background (non project) Opening Year Cumulative traffic projections will be determined by interpolating between the existing traffic volumes and the year 2040 City and/or CVAG traffic projections. YEAR 2040 TRAFFIC FORECASTS The Year 2040 forecast volumes are based upon an updated version of the Riverside County Transportation Analysis Model (RivTAM) which became available in the CVAG region during 2016. It is consistent with the SCAG draft 2016 RTP for the Transportation Project Prioritization Study (TPPS) 2040 project. For 2040 conditions, RivTAM projections will be examined to determine additional growth beyond the 2035 peak hour intersection volumes identified in the 2012 traffic study prepared by Iteris for the La Quinta General Plan Update. Where necessary, the resulting 2040 volumes estimates will be adjusted to achieve flow conservation, reasonable growth, and reasonable diversion between parallel routes. SPECIAL ISSUES The following issues will also be addressed as part of the TIA:  Site Access Evaluation: Recommendations regarding site access and queuing analysis will be included in the traffic study. It is anticipated that the project will be required to widen Avenue Mr. Steve Libring City of La Quinta February 12, 2020 Page 6 12615‐08 Revised Scope.docx 58 frontage. Eastbound left turn capacity will be evaluated along Avenue 58 approaching Madison Street. Project fair share participation in signal improvements will also be determined. Both Avenue 58 and Madison Street are classified as Secondary Arterials adjacent to the site. The separation standards for a Secondary Arterial are 250 feet between driveways, and 600 feet between street intersections (based upon the City of La Quinta Public Works Department Development Engineering Handbook). The revised TIA will include verification that the Project commercial driveways meet the 250‐foot minimum standard, and that the Project main entry road intersection on Madison Street meets the 600‐foot minimum standard between street intersections.  Jefferson & Avenue 52 Improvements: The revised TIA will now include recommended improvements at Jefferson Street / Avenue 52 for relevant analysis scenarios, based upon discussion with City staff and their consultants.  Interim Year Project Share Estimates: The revised TIA will include fair share calculations for interim year scenarios (as opposed to cumulative long range conditions), based upon the City consultant request.  Vehicle miles traveled (VMT): Consistent with the Office of Planning and Research (OPR) updates to CEQA guidelines which are responding to Senate Bill 743 (SB 743), VMT estimates for the Project will be calculated. Potential mitigation measures and estimated effectiveness in reducing VMT in terms of percentage reduction of VMT for each measure will be identified in the traffic study.  Special Events: The applicant anticipates the potential occurrence of special events at this location involving attendance of not‐to‐exceed 2,500 guests per day arriving or departing on Saturdays (up to 4 events per year). In order to estimate background mid‐day Saturday peak hour volumes in the Project study area, weekday PM peak hour counts will be adjusted. The adjustments will be based upon a sampling of four Saturday intersection counts (between 10:00 AM and 2:00 PM) in the study area. Table 6 shows the Saturday Project trip generation during a special event based on 2,500 guests per day at the Wave Pool facility and approximately 25% of the guests arriving or departing during the arrival or departure peak hour. Weekend rates for other on‐site land uses represent typical Saturday rates. As shown on Table 6, the proposed Project is anticipated to generate a net total of 8,932 trip‐ends per day on a Saturday during a special event with 906 vehicles per hour (VPH) during the arrival peak hour and 884 vph during the departure peak hour. Traffic management plan features will be identified for the typical Project special event (2,500 guests). Exhibit 8 shows a high‐level event operations planning framework which will also be included in the revised TIA as part of the discussion of future traffic control plan refinements for special events. Mr. Steve Libring City of La Quinta February 12, 2020 Page 7 12615‐08 Revised Scope.docx If you have any questions, please contact John Kain at (949) 336‐5990 or Marlie Whiteman at (949) 336‐ 5991. Respectfully submitted, URBAN CROSSROADS, INC. John Kain, AICP Marlie Whiteman, PE Principal Senior Associate JN: 12615 The Wave at Coral Mountain Attachments xc: Mr. Bryan McKinney 58th Avenue Neighborhood Commercial Future Low Density Residential (3) Future Low Density Residential (2)FutureLow Density Residential (4) Low Density Residential (5)Madison Street60th Avenue 28.55 Ac. 46.61 Ac. The Farm 49.21 Ac. 54.50 Ac. 37.66 Ac. 7.77 Ac. ±118 Units ±122 Units ±136 Units ±94 Units Resort (5) Back ofHouse Pop-UpVillage 2 14.20 Ac.±41 Units The Hotel ±63 Units 2.53 Du/Ac. 2.50 Du/Ac. 2.50 Du/Ac. 2.48 Du/Ac. 2.21 Du/Ac. 2.89 Du/Ac Planning Area IX Resort (4) Resort (1) Future Planning Area VII Planning Area VIII Planning Area VIII Planning Area VIII Planning Area VIII PA IX Planning Area IX TheBeach Club Pop-UpVillage 3 Pop-UpVillage 4 Pop-UpVillage 5 The Farm Village 3.18 Ac. 15.38 Ac. 8.24 Ac. 11.32 Ac. 8.41 Ac.5.90 Ac. 4.24 Ac. 6.82 Ac. IRRI G A T I O N E A S E M E N T IR R I G A T I O N E A S EM E N T IRRIGATION EASEMENTIRRIGAT ION EASEMENT IRRIGATION EASEMENT PA X 53.56 Ac. Open Space Planning Area X 128 129 121 120 119 118 114 113 112 111 110 109101 100 99 98 97 96 95 93 117 89 88 87 86 75 76 77 78 79 80 81 82 83 84 85 62 61 60 59 58 57 56 43 42 41 40 39 38 44 45 46 47 4950 51 52 53 54 55 63 64 65 66 67 68 69 70 71 72 73 363534333231 7 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 4837 74 90 OS Resort (3) 11.06 Ac. Planning Area IX (Includes "The Farm" and "The Farm Village") Resort (2) 27.82 Ac. Planning Area IX The Wave (Includes "Resort Residential" (Lots 27-89) and "The Beach Club") (150 Keys)9.52 Ac. (Resort Residential (Lots 91-131) Open Space The Hotel Pop-UpVillage 1 3.40 Ac. 130 131 129 128 125 107106105104103102 124 123 116 115 108 94 92 91 1 2 3 4 5 6 8 9 142 135 140 146 145 144 147 139 132 133 134 136 137 138 143 148 149 122 OS OS OS OS OS OS 141 150 OS OSOS OS OS OS 90The Hotel OS OS OS 10 Low Density Residential (1) 44.09 Ac.±26 Units0.59 Du/Ac. Planning Area VIII 91.15 Ac. 9.52 Ac. 27.82 Ac. 53.56 Ac. 44.09 Ac. 46.61 Ac. 37.66 Ac. 104 Units (Attached Residential) 150 Hotel Keys N/A N/A 26 Units (Detached Residential) 118 Units (Detached Residential) 94 Units (Detached Residential) 384.55 Ac. 750 Units Resort (2) - The Wave Open Space (Recreation) Low Density Residential (2) Low Density Residential (3) Total 14.20 Ac.41 Units (Attached Residential)Resort (5) - Residential 54.50 Ac. 136 Units (Detached Residential) 49.21 Ac. 122 Units (Detached Residential) 28.55 Ac.63 Units (Attached Residential)Resort (4) - Residential Low Density Residential (4) Low Density Residential (5) N/A 15.76 Du/Ac. N/A N/A 0.59 Du/Ac. 2.53 Du/Ac. 2.50 Du/Ac. N/A 2.89 Du/Ac. 2.50 Du/Ac. 2.48 Du/Ac. 2.21 Du/Ac. 232.07 Ac.496 Units (Detached Residential)Low Density Residential Subtotal N/A PA VIII PA IX PA X LAND USE LEGEND Land Use Area Units Note:1.Planning Areas VII & IX will have a combined allowable retail area of 60,000 sf.2.All planning areas will distribute the overall total unit allowance based on market demand. Density / AcrePlanningArea 7.77 Ac.N/ANeighborhood Commercial N/APA VII Resort (3) - The Farm Resort (1) - Hotel 11.06 Ac. N/A N/A Resort Subtotal Low Density Residential (1) 8 9 In Out Total In Out Total Single Family Detached 210 26 DU 0.19 0.55 0.74 0.62 0.37 0.99 9.44 Multifamily Housing (Low‐Rise)220 104 DU 0.11 0.35 0.46 0.35 0.21 0.56 7.32 Resort Hotel 3305 150 RM 0.27 0.10 0.37 0.20 0.27 0.47 7.87 Shopping Center 820 10 TSF 0.58 0.36 0.94 1.83 1.98 3.81 37.75 Wave Pool Facility ‐4 12 AC 1.20 0.80 2.00 2.40 1.60 4.00 50.00 In Out Total In Out Total Single Family Detached 210 26DU5 1419161026245 Multifamily Housing (Low‐Rise)220 104 DU 11 36 47 36 22 58 761 Internal to Retail/Resort (2) (3) (5) (9) (7) (16) (141) 14 47 61 43 25 68 865 Shopping Center 820 10 TSF 6 4 10 18 20 38 378 Pass‐By (25%)3 (1) (1) (2) (5) (5) (10) (95) Internal to Residential/Resort (3) (3) (6) (4) (4) (8) (72) 20291120211 Resort Hotel 3305 150 RM 41 15 56 30 41 71 1,181 Internal to Residential/Retail (7) (8) (15) (11) (17) (28) (324) 34 7 41192443857 Wave Pool Facility ‐4 12 AC 14 10 24 29 19 48 600 Internal to Residential/Retail/Resort (8) (6) (14) (16) (12) (28) (306) 6 4 10 13 7 20 294 77 79 156 129 112 241 3,165 Internal Capture Subtotal (20) (20) (40) (40) (40) (80) (843) Pass‐By (Shopping Center) (1) (1) (2) (5) (5) (10) (95) 56 58 114 84 67 151 2,227 4 Since ITE does not have trip rates for a wave pool facility, similar use based on SANDAG's recreation park (developed) peak hour and daily rates are utilized. 5 Since ITE does not have daily rate for a ITE LU 330 (Resort Hotel), daily rate has been estimated based on ITE LU 210 (Hotel) peak to daily relationship. R:\UXRjobs\_12600‐13000\12615\Excel\[12615 ‐ Scope Rev.xlsx]Ph1 TABLE 1: PROJECT PHASE 1 (2021) TRIP GENERATION SUMMARY Trip Generation Rates1 Land Use ITE LU Code Quantity 2 AM Peak Hour PM Peak Hour Land Use ITE LU Code Quantity 2 AM Peak Hour PM Peak Hour Daily Daily Residential External Trips Trip Generation Results 2 DU = Dwelling Unit; RM = Occupied Room; TSF = Thousand Square Feet 3 Pass‐By Source: Shops at Coral Mountain TIA, prepared by Urban Crossroads, Inc. (November 2009). Shopping Center External Trips Resort Hotel External Trips Wave Pool Facility External Trips Project Subtotal Project Total External Trips 1 Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, 10th Edition (2017). 10 In Out Total In Out Total Single Family Detached 210 26 DU 0.19 0.55 0.74 0.62 0.37 0.99 9.44 Multifamily Housing (Low‐Rise)220 104 DU 0.11 0.35 0.46 0.35 0.21 0.56 7.32 Resort Hotel 3305 150 RM 0.27 0.10 0.37 0.20 0.27 0.47 7.87 Shopping Center 820 35 TSF 0.58 0.36 0.94 1.83 1.98 3.81 37.75 Wave Pool Facility ‐4 12 AC 1.20 0.80 2.00 2.40 1.60 4.00 50.00 In Out Total In Out Total Single Family Detached 210 26DU5 1419161026245 Multifamily Housing (Low‐Rise)220 104 DU 11 36 47 36 22 58 761 Internal to Retail/Resort (2) (5) (7) (10) (8) (18) (158) 14 45 59 42 24 66 848 Shopping Center 820 35 TSF 20 13 33 64 69 133 1,321 Pass‐By (25%)3 (4) (4) (8) (16) (16) (32) (330) Internal to Residential/Resort (5) (4) (9) (8) (8) (16) (144) 11 5 16404585847 Resort Hotel 3305 150 RM 41 15 56 30 41 71 1,181 Internal to Residential/Retail (8) (8) (16) (13) (19) (32) (370) 33 7 40172239811 Wave Pool Facility ‐4 12 AC 14 10 24 29 19 48 600 Internal to Residential/Retail/Resort (9) (7) (16) (17) (13) (30) (328) 5 3 8 12 6 18 272 91 88 179 175 161 336 4,108 Internal Capture Subtotal (24) (24) (48) (48) (48) (96) (1,000) Pass‐By (Shopping Center) (4) (4) (8) (16) (16) (32) (330) 63 60 123 111 97 208 2,778 4 Since ITE does not have trip rates for a wave pool facility, similar use based on SANDAG's recreation park (developed) peak hour and daily rates are utilized. 5 Since ITE does not have daily rate for a ITE LU 330 (Resort Hotel), daily rate has been estimated based on ITE LU 210 (Hotel) peak to daily relationship. R:\UXRjobs\_12600‐13000\12615\Excel\[12615 ‐ Scope Rev.xlsx]Ph2 TABLE 2: PROJECT PHASE 2 (2023) TRIP GENERATION SUMMARY Trip Generation Rates1 Land Use ITE LU Code Quantity 2 AM Peak Hour PM Peak Hour Land Use ITE LU Code Quantity 2 AM Peak Hour PM Peak Hour Daily Daily Residential External Trips Trip Generation Results 2 DU = Dwelling Unit; RM = Occupied Room; TSF = Thousand Square Feet 3 Pass‐By Source: Shops at Coral Mountain TIA, prepared by Urban Crossroads, Inc. (November 2009). Shopping Center External Trips Resort Hotel External Trips Wave Pool Facility External Trips Project Subtotal Project Total External Trips 1 Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, 10th Edition (2017). 11 In Out Total In Out Total Single Family Detached 210 496 DU 0.19 0.55 0.74 0.62 0.37 0.99 9.44 Multifamily Housing (Low‐Rise)220 104 DU 0.11 0.35 0.46 0.35 0.21 0.56 7.32 Resort Hotel 3305 150 RM 0.27 0.10 0.37 0.20 0.27 0.47 7.87 Shopping Center 820 60 TSF 0.58 0.36 0.94 1.83 1.98 3.81 37.75 Wave Pool Facility ‐4 12 AC 1.20 0.80 2.00 2.40 1.60 4.00 50.00 In Out Total In Out Total Single Family Detached 210 496 DU 94 273 367 308 184 492 4,682 Multifamily Housing (Low‐Rise)220 104 DU 11 36 47 36 22 58 761 Internal to Retail/Resort (10) (20) (30) (40) (29) (69) (595) 95 289 384 304 177 481 4,848 Shopping Center 820 60 TSF 35 22 57 110 119 229 2,265 Pass‐By (25%)3 (7) (7) (14) (28) (28) (56) (566) Internal to Residential/Resort (9) (7) (16) (21) (35) (56) (448) 19 8 27 61 56 117 1,251 Resort Hotel 3305 150 RM 41 15 56 30 41 71 1,181 Internal to Residential/Retail (14) (10) (24) (15) (21) (36) (416) 27 5 32152035765 Wave Pool Facility ‐4 12 AC 14 10 24 29 19 48 600 Internal to Residential/Retail/Resort (12) (8) (20) (26) (17) (43) (470) 224325130 195 356 551 513 385 898 9,489 Internal Capture Subtotal (45) (45) (90) (102) (102) (204) (1,929) Pass‐By (Shopping Center) (7) (7) (14) (28) (28) (56) (566) 143 304 447 383 255 638 6,994 4 Since ITE does not have trip rates for a wave pool facility, similar use based on SANDAG's recreation park (developed) peak hour and daily rates are utilized. 5 Since ITE does not have daily rate for a ITE LU 330 (Resort Hotel), daily rate has been estimated based on ITE LU 210 (Hotel) peak to daily relationship. R:\UXRjobs\_12600‐13000\12615\Excel\[12615 ‐ Scope Rev.xlsx]Ph3 TABLE 3: PROJECT BUILDOUT (2026) TRIP GENERATION SUMMARY Trip Generation Rates1 Land Use ITE LU Code Quantity 2 AM Peak Hour PM Peak Hour Daily Residential External Trips Resort Hotel External Trips Trip Generation Results Land Use ITE LU Code Quantity 2 AM Peak Hour PM Peak Hour Wave Pool Facility External Trips Shopping Center External Trips Project Subtotal Project Total External Trips 1 Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, 10th Edition (2017). 2 DU = Dwelling Unit; RM = Occupied Room; TSF = Thousand Square Feet Daily 3 Pass‐By Source: Shops at Coral Mountain TIA, prepared by Urban Crossroads, Inc. (November 2009). 12 13 14 AM PM TOTAL AM PM TOTAL 1 Madison St. / Avenue 58 410 540 950 433 601 1,034 5 Madison St. / Avenue 50 1,148 1,371 2,519 1,116 1,375 2,491 12 Monroe St. / Avenue 58 307 418 725 322 477 799 14 Monroe St. / Avenue 54 740 835 1,575 799 821 1,620 Monroe St. / Avenue 62 163 188 351 151 188 339 2,768 3,352 6,120 2,821 3,462 6,283 2.66% 1 Source: Travertine Specific Plan TIA, April 2018. Prepared by Urban Crossroads, Inc. 2 Existing count data were collected in April 9, 2019. In accordance with the City of La Quinta's traffic study guidelines, a 5% seasonal variation factor has been applied to the April 2019 traffic count data. R:\UXRjobs\_12600‐13000\12615\Excel\[12615 ‐ Scope Rev.xlsx]Summary_(Existing Comparison1) TOTAL AVERAGE AM/PM GROWTH (to be applied to the remaining study intersections with 2017 Counts to reflect 2019 conditions) TABLE 4: EXISTING 2017 & 2019 PEAK HOUR INTERSECTION VOLUMES COMPARISON SUMMARY ID Intersection Peak Hour Intersection Volumes Existing 20171 Existing 20192 15 16 17 LQ19 I3 I2 IW2 LQ29 I1 LQ28 IW1 LQ17 LQ6 LQ4 LQ7 LQ22 LQ13 LQ25 LQ11 LQ9 LQ31 LQ8 LQ15 LQ12 LQ18 LQ23 LQ27 LQ26 LQ32 LQ10 LQ24 LQ16 I4 LQ2 LQ14 I5 SITE RC1MONROE STJACKSON STJEFFERSON STMADISONSTIN D I O BLV D 50TH AVEWASHI N G T O NSTAVENUE 52 AIRPORT BLVD FRED WARING DR 62ND AVE HIGHWAY111 AVENUE 46 EISENHOWER DRAVENUE 48 60TH AVE AVENUE 50 52ND AVE 54TH AVEAVENIDA BERMUDASWASHINGTONSTIN D I O B L V D JEFFERSON STMILES AVE 58TH AVE 54TH AVE RI VI E R A 62ND AVE MADISON STADAMS ST61ST AVE 60TH AVE LIGA CLINTON STAVENUE 44 DUNE PALMS RDPGABLVD51ST AVE REQUA AVE AVENIDA RUBIO53RD AVE 55TH AVEWINGED FOOTHJORTH STWARNER TRLO DLUM D R IROQUOIS DR BURR STDARBY RD AVENUE 45 ME RION H E R M I T A G E MANDARINA C A L I FOR N IA DRMI SSION D R WCLUB DRPARKAVEAVENUE 53 VIA SAV O NAAVENUE 49 WEISKOPF ELLA AVE FAZIO LNN VILLA G E D R DO CTOR CARREON BLVD F A Z I O L N S CALHOUN STCREST AVE CO A CHEL L A D R JEREZA R A CENA NEW YOR K A V E KINGSTON DR YOUNGS LNUL R I C HDRA V EN ID A M O N T E Z U MA ALBION DRQUAILRUNL NAVENUE 43 FIRESTONECALLE QUITOVIAC A R M E L GRANT DR RUSTIC C A N Y O N D R L O M A VIS VIA PE S SARO BAFFINAV E CALLE TEMECULA GABLE DR VIA TESORO YAVAPA MUIRFIELD DR PLUM LN ALMONTEDESERT GROVE DRLAG O D R VECINO WAY PEARRY PL ADAM'S LNLA QUINTA INDIO INDIAN WELLS PALM DESERT I3 LQ34 IW2 LQ29 I1 LQ33 IW1 LQ17 LQ6 LQ4 LQ7 LQ22 LQ13 LQ25 LQ11 LQ1 LQ9 LQ31 LQ8 LQ15 LQ12 LQ23 LQ18 LQ27 LQ26 LQ20 LQ10 LQ24 LQ16 I4 LQ2 LQ14 LQ3LQ21 Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community The Wave - Coral Mountain EXHIBIT 7: CUMULATIVE DEVELOPMENT MAP _N 12615 - CD.mxd 18 Page 1 of 2 # Project/Location Land Use 1 Quantity Units 2 LQ1 Desert Club Apartments Apartments 16 DU LQ2 La Quinta Penthouses Condo/Townhouse 8 DU LQ3 Mountain Village Residences Apartments 6 DU Apartments 104.000 TSF Medical Office 130.450 TSF LQ6 Washington Apartments Apartments 26 DU Multifamily Housing (Low‐Rise) 66 DU Hotel 108 Rooms Shopping Center 305.000 TSF LQ8 Codorniz SFDR 142 DU LQ9 Estate Collection at Coral Mountain SFDR 57 DU LQ10 Villas at Indian Springs SFDR 15 DU LQ11 Bellesera SFDR 320 DU Luxury Hotel 140 Rooms Condo/Townhouse 29 DU Lifestyle Hotel 200 Rooms Condo/Townhouse 66 DU LQ14 American Tire Depot Automobile Parts 6.720 TSF LQ15 Estates at Griffin Lake SFDR 78 DU LQ16 Monterra SFDR 40 DU LQ17 Andalusia at Coral Mountain SFDR 39 DU LQ18 Floresta SFDR 82 DU LQ19 California Desert Museum of Art Museum 18 TSF LQ20 Walsh Urology Medical Office 1.09 AC LQ21 Crabpot Restaurant 1.800 TSF LQ22 Residence Club @ PGA West SFDR 11 DU LQ23 Signature at PGA West SFDR 230 DU LQ24 Casa Mendoza Expansion Restaurant 1.053 TSF LQ25 Pavilion Palms Shopping Center Shopping Center 125.000 TSF LQ26 Griffin Ranch Amendment SFDR 4 DU LQ27 Andalusia Village SFDR 71 DU SFDR 1,200 DU Hotel 100 Rooms SFDR 152 DU Hotel 125 Rooms LQ31 Silverrock Temporary Clubhouse Recreational Facility 3.886 TSF LQ32 Canyon Ridge SFDR 74 DU LQ33 Shops at Coral Mountain Shopping Center 40.7 TSF LQ34 Coral Canyon SFDR 219 DU LQ29 Centre at La Quinta TABLE 5: CUMULATIVE DEVELOPMENT LAND USE SUMMARY City of La Quinta LQ4 Mayer Villa Capri LQ7 The Dune Palms Specific Plan LQ12 SilverRock ‐ Phase I LQ13 SilverRock ‐ Phase II LQ28 Travertine 19 Page 2 of 2 # Project/Location Land Use 1 Quantity Units 2 TABLE 5: CUMULATIVE DEVELOPMENT LAND USE SUMMARY SFDR 230 DU Equestrian Way Station 1.4 AC IW1 TTM No. 37467 SFDR 18 DU Condo/Townhouse 70 DU Hotel 263 Rooms Quality Restaurant 5.500 TSF Health Club 38.000 TSF Shopping Center 15.000 TSF Restaurant 6.300 TSF Retail 350.000 TSF Office 200.000 TSF Hotel 370 Rooms Condo/Townhouse 516 DU I4 La‐Z‐Boy Gallery Retail 15.600 TSF I5 Polo Community Senior & SFDR 560 DU 1 SFDR = Single Family Detached Residential 2 AC = Acres; TSF = Thousand Square Feet; DU = Dwelling Unit R:\UXRjobs\_12600‐13000\12615\Excel\[12615 ‐ Scope Rev.xlsx]Cumulatives I3 Polo Square City of Indian Wells IW2 Hotel Development County of Riverside RC1 Vista Soleada City of Indio I1 Jefferson and Hwy. 111 20 In Out Total Single Family Detached 210 0.50 0.43 0.93 Multifamily Housing (Low‐Rise)2206 0.38 0.32 0.70 Resort Hotel 3105 0.40 0.32 0.72 Shopping Center 820 2.34 2.16 4.50 Wave Pool Facility ‐4 In Out Total In Out Total Single Family Detached 210 496 DU 248 213 461 248 213 461 4,732 Multifamily Housing (Low‐Rise) 220 104 DU 40 33 73 40 33 73 847 Internal to Retail/Resort (18) (40) (58) (53) (25) (78) (600) 270 206 476 235 221 456 4,979 Shopping Center 820 60 TSF 140 130 270 140 130 270 2,767 Pass‐By (26%) (35) (35) (70) (35) (35) (70) (719) Internal to Residential/Resort (25) (33) (58) (35) (26) (61) (498) 80 62 142 70 69 139 1,550 Resort Hotel 330 150 RM 60 48 108 60 48 108 1,229 Internal to Residential/Retail (20) (28) (48) (24) (19) (43) (430) 40 20 60 36 29 65 799 Wave Pool Facility ‐4 2,500 Guests 260 14 274 14 260 274 2,084 Internal to Residential/Retail/Resort (42) (4) (46) (4) (46) (50) (480) 218 10 228 10 214 224 1,604 748 438 1,186 502 684 1,186 11,659 Internal Capture Subtotal (105) (105) (210) (116) (116) (232) (2,008) Pass‐By (Shopping Center) (35) (35) (70) (35) (35) (70) (719) 608 298 906 351 533 884 8,932 4 Vehicle trips are calculated based on estimated number of guests during special events and vehicle occupancy of 2.4. 5 Saturday data for Hotel (ITE Land Use 310) has been utilized. 6 Since Saturday peak hour in/out ratio is not available for ITE Land Use 220, the in/out Saturday split for ITE LU 210 (Single Family Detached Residential) has been utilized. R:\UXRjobs\_12600‐13000\12615\Excel\[12615 ‐ Scope Rev.xlsx]Ph3‐SE 9.54 8.14 8.19 46.12 Weekend Daily Trip Generation Rates1 See Below DU DU RM TSF Guests Shopping Center External Trips Resort Hotel External Trips Wave Pool Facility External Trips 2 DU = Dwelling Unit; RM = Room; TSF = Thousand Square Feet 3 Source: Trip Generation Handbook, 3rd Edition (2017). Project Subtotal Project Total External Trips 1 Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, 10th Edition (2017). Weekend Daily Residential External Trips Trip Generation Results Land Use ITE LU Code Quantity 2 Arrival Peak Hour Departure Peak Hour TABLE 6: PROJECT BUILDOUT (2026) TRIP GENERATION SUMMARY ‐ WEEKEND SPECIAL EVENT Land Use ITE LU Code Units 2 Saturday Mid‐Day Peak Hour 21 12615‐08 Revised Scope.docx EXHIBIT 8: EVENT OPERATIONS PLANNING FRAMEWORK Source: Managing Travel for Planned Special Events Handbook: Executive Summary (June 2007) prepared by Federal Highway Administration (FHWA) 22 Ofc: 1001 Dove St. Suite 260 Newport Beach, CA 92660 Main: 260 E. Baker St. Suite 200 Costa Mesa, CA 92626 urbanxroads.com Flores 3.5.20 Attach 3.docx Deleted: 12615-08 Revised Scope12615-06 Revised Scope.docx February 12, 2020 Mr. Steve Libring City of La Quinta 78-405 Calle Tampico La Quinta, CA 92253 SUBJECT: REVISED SCOPING AGREEMENT FOR THE WAVE AT CORAL MOUNTAIN REVISED TRAFFIC IMPACT ANALYSIS Dear Mr. Steve Libring: The firm of Urban Crossroads, Inc. is pleased to submit this scoping agreement for The Wave at Coral Mountain (“Project”), which is located on the southwest corner of re-aligned Madison Street at 58th Avenue, in the City of La Quinta. Proposed development activities within the Specific Plan (west of Madison Street) are based upon the following land use quantities: • Single Family Detached 496 DU • Multifamily Housing (Low-Rise) 104 DU • Resort Hotel 150 RM • Shopping Center 60 TSF • Wave Pool Facility 12 AC The preliminary land use plan for the proposed Project is shown on Exhibit 1. The average number of attendees per day on a typical weekday as well as a special event day will be discussed in the revised TIA. Our goal is to obtain comments from City of La Quinta staff, to ensure that the traffic impact analysis (TIA) fully addresses the potential impacts of the proposed Project. The remainder of this letter describes the proposed analysis methodology, Project trip generation, and trip distribution on the surrounding roadway network. The following scoping assumptions have been prepared in accordance with the City of La Quinta Traffic Study Guidelines (Engineering Bulletin #06-13, revised October 3, 2017). Exhibit 2 depicts the location of the proposed project in relation to the existing roadway network. Project access locations are listed below: • Madison Street / Main Access (full access) • South Access / Avenue 60 (full access) • Project Access 1 / Avenue 58 (full access) • Project Access 2 / Avenue 58 (right-in/right-out access) • Madison Street / Project Access 3 (right-in/right-out access) Deleted: January 29 Mr. Steve Libring City of La Quinta February 12, 2020 Page 2 Flores 3.5.20 Attach 3.docx Deleted: January 29 Deleted: 12615-08 Revised Scope12615-06 Revised Scope.docx TRIP GENERATION The Project is anticipated to be constructed in phases, with Phase 1 (2021) including resort (wave pool and hotel uses), 104 attached dwelling units, 26 detached dwelling units, and 10,000 square feet of retail. Project Phase 2 (2023) adds 22,500 square feet of retail. Project Phase 3 (2026) adds 470 detached dwelling units and 22,500 square feet of retail. In accordance with the City of La Quinta’s Engineering Bulletin #06-13, the Project trip generation rates to be used for the traffic impact analysis will be based on the Institute of Transportation Engineers (ITE) Trip Generation manual, 10th Edition (2017). Trip generation estimates for the Project have been determined by utilizing the published rates for the peak hour of the generator rather than for the peak hour of adjacent street traffic, where possible. Trip generation rates are presented on Tables 1 through 3 for Phase 1 through Project buildout conditions, respectively. ITE trip generation rates for Single Family Detached Residential (Code 210), Multifamily Housing (Code 220), Resort Hotel (Code 330), and Shopping Center (Code 820) are used. The surf pool is a private facility. As indicated in the original approved TIA scope for this Project, trip generation rates for the Wave Pool Facility from the San Diego Association of Governments recreational park (developed) rates appropriately account for this private facility. The project area land uses include a unique mix of commercial retail, resort, recreation and residential uses, so reasonable assumptions regarding internal/pass-by interactions between these uses are included in the trip generation calculations. The wave pool facility will be utilized by hotel guests, but outside trip generation is also included for things like off-site lunch, wave pool employees, etc. Area residents and visitors will use the commercial retail area facilities (which typically include merchandise, service station and restaurant land uses). The total internal/pass-by trip ends have been adjusted in a manner to ensure that no “double counting” occurs before assigning the project trips to the roadway network. As shown on Table 1, Phase 1 of the proposed Project is anticipated to generate a net total of 2,227 external trip-ends per day on a typical weekday with 114 external vehicles per hour (VPH) during the weekday AM peak hour and 151 external VPH during the weekday PM peak hour. Table 2 shows trip generation for Phase 2 of the proposed Project, which is anticipated to generate a net total of 2,778 external trip-ends per day on a typical weekday with 123 external vehicles per hour (VPH) during the weekday AM peak hour and 208 external VPH during the weekday PM peak hour. As shown on Table 3, at Project buildout, the site is anticipated to generate a net total of 6,994 external trip-ends per day on a typical weekday with 447 external vehicles per hour (VPH) during the weekday AM peak hour and 638 external VPH during the weekday PM peak hour. TRIP DISTRIBUTION Trip distribution is the process of identifying the probable destinations, directions or traffic routes that will be utilized by Project traffic. The potential interaction between the planned land uses and surrounding regional access routes are considered to identify the routes where modified project traffic Mr. Steve Libring City of La Quinta February 12, 2020 Page 3 Flores 3.5.20 Attach 3.docx Deleted: January 29 Deleted: 12615-08 Revised Scope12615-06 Revised Scope.docx would travel. The trip distribution pattern is heavily influenced by the geographical location of the site, the location of surrounding uses, and the proximity to the arterial and regional freeway system. The trip distribution patterns for the proposed Project residential and resort components are graphically depicted on Exhibit 3. Exhibit 4 shows the trip distribution patterns for the proposed Project shopping center components. The trip distributions have been developed based on RivTAM and local knowledge in the vicinity of the Project site and refined to reflect the roadway network and the surrounding uses in the vicinity of the proposed Project as they exist today and are planned for the future. STUDY AREA The traffic impact study area was defined in conformance with the requirements of Engineering Bulletin #06-13. Based on this criterion, anticipated trip generation and trip distribution, the following intersections will be evaluated (see Exhibit 2): ID Intersection Location ID Intersection Location 1 Madison Street at Avenue 58 12 Monroe Street at Avenue 58 2 Madison Street at Avenue 56 13 Monroe Street at Airport Boulevard 3 Madison Street at Avenue 54 14 Monroe Street at Avenue 54 4 Madison Street at Avenue 52 15 Monroe Street at Avenue 52 5 Madison Street at Avenue 50 16 Monroe Street at 50th Avenue 6 Jefferson Street at Avenue 54 17 Jackson Street at 58th Avenue 7 Jefferson Street at Avenue 52 18 South Access at Avenue 60 - (Future Intersection) 8 Jefferson Street at Pomelo 19 Madison Street at Main Access- (Future Intersection) 9 Jefferson Street at Avenue 50 20 Project Access 1 at Avenue 58- (Future Intersection) 10 Madison Street at Avenue 60 21 Project Access 2 at Avenue 58- (Future Intersection) 11 Monroe Street at Avenue 60 22 Madison Street at Project Access 3- (Future Intersection) In addition, the following roadway segments will be evaluated: Roadway Segment 1 Avenue 58, west of Madison Street 4 Madison Street, south of Airport Boulevard 2 Avenue 58, west of Monroe Street 5 Avenue 60, west of Monroe Street 3 Avenue 58, west of Jackson Street 6 Monroe Street, south of Airport Boulevard TRAFFIC COUNTS Traffic count data were previously taken on August 15th, 2017, April 9th, 2019, May 7th, 2019, and September 9th, 2019 during the AM peak period of 6:00 AM to 8:30 AM and PM peak period of 2:30 PM to 5:30 PM. A 20% increase is applied to counts taken in August, 5% increase is applied to counts taken in April, 10% increase is applied to counts taken in May, and 15% increase is applied to counts taken in September per City of La Quinta’s EB#06-13. Formatted: Font: 12 pt Formatted: Space Before: 0 pt, After: 0 pt Mr. Steve Libring City of La Quinta February 12, 2020 Page 4 Flores 3.5.20 Attach 3.docx Deleted: January 29 Deleted: 12615-08 Revised Scope12615-06 Revised Scope.docx Table 4 shows that the average AM/PM peak hour intersection growth between 2017 and 2019 counts data at selected study area and nearby intersections is approximately 2.66%. The additional 2.66% growth rate is applied to the study area intersections with 2017 counts to reflect 2019 conditions. Exhibits 5 and 6 identify the count data utilized for each study intersection and illustrate the resulting Existing (2019) morning and evening peak hour intersection volumes. ADT volumes are estimated using the formula below for each intersection leg (consistent with 2018 Travertine Specific Plan TIA, prepared by Urban Crossroads, Inc.) and compared to the 2017 ADT’s with 2.66% growth to reflect 2019 conditions, where 2019 counts are unavailable. • Weekday PM Peak Hour (Approach Volume + Exit Volume) x 12 = Leg Volume ANALYSIS SCENARIOS Consistent with Engineering Bulletin #06-13, the following analysis scenarios are proposed for this traffic study: • Existing (2019) • Existing Plus Project (E+P) • Existing Plus Ambient Growth Plus Project (E+A+P) • Existing Plus Ambient Growth Plus Cumulative Projects, with and without Project for each of the following phases: o Project Phase 1 (2021) o Project Phase 2 (2023) o Project buildout (Phase 3, 2026) o Project buildout (Phase 3, 2026) – Special Event • General Plan buildout (2040) Without Project Conditions – establishes future year baseline to evaluate the proposed Project • General Plan buildout (2040) With Project Conditions – represents future year baseline traffic conditions with the proposed Project In accordance with Engineering Bulletin #06-13, improvements fully funded by the City of La Quinta’s Capital Improvement Program (CIP) will be assumed to be in place for long range future conditions. Improvements fully funded by the City’s CIP, the Development Impact Fee Program (DIF) and the Transportation Uniform Mitigation Fee Program (TUMF) are assumed to be in place for Opening Year Cumulative conditions. The analysis of each Project phase, as listed above, will include the identification of improvements needed for cumulative conditions with and without the Project. A centralized list of improvements needed with and without the Project for all analysis phases will be compiled in the TIA report. Deleted: Deleted: Formatted: Normal Formatted: Not Highlight Mr. Steve Libring City of La Quinta February 12, 2020 Page 5 Flores 3.5.20 Attach 3.docx Deleted: January 29 Deleted: 12615-08 Revised Scope12615-06 Revised Scope.docx LEVEL OF SERVICE (LOS) CRITERIA Per Engineering Bulletin #06-13, the following LOS criteria will be utilized for study area intersections: Intersection Type LOS Criteria Signalized Intersection LOS “D” or better All-way Stop Controlled Intersection LOS “D” or better for all critical movements Cross-Street Stop Controlled Intersection LOS “E” or better for the side street The City of La Quinta has established LOS “D” as the minimum level of service for its street segments. PREFERRED ANALYSIS METHODOLOGY The study area intersections will be analyzed using the Highway Capacity Manual (HCM) 6th Edition methodology. The parameters provided in Attachment 2 of Engineering Bulletin #06-13 will be utilized for the purposes of this analysis, unless directed otherwise. CUMULATIVE DEVELOPMENT PROJECTS It is requested that the City of La Quinta Planning Department review the cumulative projects shown on Exhibit 7 and listed on Table 5. CUMULATIVE GROWTH VOLUMES The background (non project) Opening Year Cumulative traffic projections will be determined by interpolating between the existing traffic volumes and the year 2040 City and/or CVAG traffic projections. YEAR 2040 TRAFFIC FORECASTS The Year 2040 forecast volumes are based upon an updated version of the Riverside County Transportation Analysis Model (RivTAM) which became available in the CVAG region during 2016. It is consistent with the SCAG draft 2016 RTP for the Transportation Project Prioritization Study (TPPS) 2040 project. For 2040 conditions, RivTAM projections will be examined to determine additional growth beyond the 2035 peak hour intersection volumes identified in the 2012 traffic study prepared by Iteris for the La Quinta General Plan Update. Where necessary, the resulting 2040 volumes estimates will be adjusted to achieve flow conservation, reasonable growth, and reasonable diversion between parallel routes. SPECIAL ISSUES The following issues will also be addressed as part of the TIA: • Site Access Evaluation: Recommendations regarding site access and queuing analysis will be included in the traffic study. It is anticipated that the project will be required to widen Avenue Formatted: Space Before: 8 pt, After: 8 pt Mr. Steve Libring City of La Quinta February 12, 2020 Page 6 Flores 3.5.20 Attach 3.docx Deleted: January 29 Deleted: 12615-08 Revised Scope12615-06 Revised Scope.docx 58 frontage. Eastbound left turn capacity will be evaluated along Avenue 58 approaching Madison Street. Project fair share participation in signal improvements will also be determined. Both Avenue 58 and Madison Street are classified as Secondary Arterials adjacent to the site. The separation standards for a Secondary Arterial are 250 feet between driveways, and 600 feet between street intersections (based upon the City of La Quinta Public Works Department Development Engineering Handbook). The revised TIA will include verification that the Project commercial driveways meet the 250-foot minimum standard, and that the Project main entry road intersection on Madison Street meets the 600-foot minimum standard between street intersections. • Jefferson & Avenue 52 Improvements: The revised TIA will now include recommended improvements at Jefferson Street / Avenue 52 for relevant analysis scenarios, based upon discussion with City staff and their consultants. • Interim Year Project Share Estimates: The revised TIA will include fair share calculations for interim year scenarios (as opposed to cumulative long range conditions), based upon the City consultant request. • Vehicle miles traveled (VMT): Consistent with the Office of Planning and Research (OPR) updates to CEQA guidelines which are responding to Senate Bill 743 (SB 743), VMT estimates for the Project will be calculated. Potential mitigation measures and estimated effectiveness in reducing VMT in terms of percentage reduction of VMT for each measure will be identified in the traffic study. • Special Events: The applicant anticipates the potential occurrence of special events at this location involving attendance of not-to-exceed 2,500 guests per day arriving or departing on Saturdays (up to 4 events per year). In order to estimate background mid-day Saturday peak hour volumes in the Project study area, weekday PM peak hour counts will be adjusted. The adjustments will be based upon a sampling of four Saturday intersection counts (between 10:00 AM and 2:00 PM) in the study area. Table 6 shows the Saturday Project trip generation during a special event based on 2,500 guests per day at the Wave Pool facility and approximately 25% of the guests arriving or departing during the arrival or departure peak hour. Weekend rates for other on-site land uses represent typical Saturday rates. As shown on Table 6, the proposed Project is anticipated to generate a net total of 8,932 trip-ends per day on a Saturday during a special event with 906 vehicles per hour (VPH) during the arrival peak hour and 884 vph during the departure peak hour. Traffic management plan features will be identified for the typical Project special event (2,500 guests). Exhibit 8 shows a high-level event operations planning framework which will also be included in the revised TIA as part of the discussion of future traffic control plan refinements for special events. Formatted: Indent: Left: 0.5", Space Before: 8 pt, After: 8 pt, No bullets or numbering Mr. Steve Libring City of La Quinta February 12, 2020 Page 7 Flores 3.5.20 Attach 3.docx Deleted: January 29 Deleted: 12615-08 Revised Scope12615-06 Revised Scope.docx If you have any questions, please contact John Kain at (949) 336-5990 or Marlie Whiteman at (949) 336- 5991. Respectfully submitted, URBAN CROSSROADS, INC. John Kain, AICP Marlie Whiteman, PE Principal Senior Associate JN: 12615 The Wave at Coral Mountain Attachments xc: Mr. Bryan McKinney Flores 3.5.20 Attach 3.docx Deleted: 12615-08 Revised Scope12615-06 Revised Scope.docx EXHIBIT 8: EVENT OPERATIONS PLANNING FRAMEWORK Source: Managing Travel for Planned Special Events Handbook: Executive Summary (June 2007) prepared by Federal Highway Administration (FHWA)