2020-01-30 thru 2020-02-04 Traffic Impact Analysis Updated Scope1
Nichole Romane
From:Steve Libring <SLibring@willdan.com>
Sent:Wednesday, April 29, 2020 11:42 AM
To:Nichole Romane
Subject:Fw: Updated Traffic Scope
EXTERNAL:This message originated outside of the City of La Quinta.Please use proper judgement and caution when opening
attachments,clicking links or responding to requests for information.
per your request emails
From:Cheri Flores clflores@laquintaca.gov>
Sent:Tuesday,February 4,2020 3:11 PM
To:Nicole Criste Contract Planner)ncriste@Terranovaplanning.com>;Bryan McKinney Bmckinney@laquintaca.gov>;
Steve Libring SLibring@willdan.com>;Nicole Criste Ncriste@laquintaca.gov>
Subject:RE:Updated Traffic Scope
Will do.
Cheri L. Flores | Planning Manager
City of La Quinta
78495 Calle Tampico La Quinta, CA 92253
Ph. 760-777-7067
www.laquintaca.gov
From:Nicole Criste ncriste@terranovaplanning.com>
Sent:Tuesday,February 4,2020 2:51 PM
To:Bryan McKinney Bmckinney@laquintaca.gov>;Steve Libring SLibring@willdan.com>;Nicole Criste
Ncriste@laquintaca.gov>;Cheri Flores clflores@laquintaca.gov>
Subject:Re:Updated Traffic Scope
EXTERNAL:This message originated outside of the City of La Quinta.Please use proper judgement and caution when opening
attachments,clicking links or responding to requests for information.
Thanks Bryan!
Cheri,when you come up for air tomorrow,please review and let me know!
Thanks!
Nicole
Nicole Sauviat Criste
Principal
2
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:Bryan McKinney Bmckinney@laquintaca.gov>
Date:Tuesday,February 4,2020 at 2:26 PM
To:Steve Libring SLibring@willdan.com>,Nicole Criste Ncriste@laquintaca.gov>,Cheri Flores
clflores@laquintaca.gov>
Subject:RE:Updated Traffic Scope
I’m good with these.
Bryan McKinney, P.E. | Public Works Director/City Engineer
City of La Quinta
78495 Calle Tampico La Quinta, CA 92253
760.777.7045
Email: bmckinney@laquintaca.gov
Website: www.la-quinta.org
From:Steve Libring SLibring@willdan.com>
Sent:Tuesday,February 4,2020 1:04 PM
To:Nicole Criste Ncriste@laquintaca.gov>;Cheri Flores clflores@laquintaca.gov>
Cc:Bryan McKinney Bmckinney@laquintaca.gov>
Subject:Re:Updated Traffic Scope
EXTERNAL:This message originated outside of the City of La Quinta.Please use proper judgement and caution when opening
attachments,clicking links or responding to requests for information.
Bryan,let us know if you concur
Maybe clarify mitigation/fair share requirements as example in the scope so that there are no surprises?Still
seems a little ambiguous and we'll argue with City later on these)
From:Nicole Criste Ncriste@laquintaca.gov>
Sent:Tuesday,February 4,2020 12:34 PM
To:Steve Libring SLibring@willdan.com>;Cheri Flores clflores@laquintaca.gov>
Subject:RE:Updated Traffic Scope
Steve and Cheri,
I have reviewed the scoping letter,and have the following comments:
1. The Specific Plan discusses pop up villages”but does not define them.They are not listed in the TIA land uses.
Because I don’t know what is meant,I cannot assess whether they should be included in the TIA somehow.I will
3
point that out,and ask them to coordinate with MSA to determine whether they need to add these to their
calculations,either in the long term analysis or in the special event analysis.
2. I asked for an analysis of whether the proposed project intersections meet City separation standards my
comment 4).They have not added it to the scoping letter.I will request that they do so.
3. I asked for an analysis of when each improvement is required end of my comment 8).They are not clear that
this will be provided.I will request they do so.
4. I asked for a centralized list of all improvements and when they must be implemented my comment 10).They
have not included that.I will ask that they do so.
5. In our meeting last week,Garrett Simon stated that special events would involve 7,000 guests.The scoping
letter cites 2,500 guests.I will point this out,and make it clear that this is a significant discrepancy,and if the TIA
stays at 2,500 guests,they will be conditioned to not exceed that number.If they were to,additional CEQA
review would be required as part of the Temporary Use Permit.
If these are acceptable to you,I will prepare an email,and include both of you in the chain.If you have additional
corrections,please provide ASAP.I would like to get them an answer by the end of the week they submitted on 1/30,so
that would be just over a week).
Thanks!
Nicole
From:Steve Libring SLibring@willdan.com>
Sent:Tuesday,February 04,2020 11:11 AM
To:Nicole Criste Ncriste@laquintaca.gov>;Cheri Flores clflores@laquintaca.gov>
Subject:Fw:Updated Traffic Scope
EXTERNAL:This message originated outside of the City of La Quinta.Please use proper judgement and caution when opening
attachments,clicking links or responding to requests for information.
Is this what you were expecting,do we need to discuss,or have they addressed city's concerns?
Let me know if you need anything from me
From:Nicole Criste ncriste@terranovaplanning.com>
Sent:Thursday,January 30,2020 1:03 PM
To:Garrett Simon gsimon@meriwetherco.com>
Cc:Cheri Flores clflores@laquintaca.gov>;Jon McMillen jmcmillen@laquintaca.gov>;Ihrke,Bill bihrke@rutan.com>;
dcastro@laquintaca.gov dcastro@laquintaca.gov>;John Kain jkain@urbanxroads.com>;Mike Rowe
mrowe@msaconsultinginc.com>;Paul Depalatis pdepalatis@msaconsultinginc.com>;Nicole Criste
Ncriste@laquintaca.gov>;Bryan McKinney Bmckinney@laquintaca.gov>;Steve Libring SLibring@willdan.com>
Subject:Re:Updated Traffic Scope
Thank Garrett,I have circulated to our Traffic Engineer and City Engineer,and we will be meeting next week to
review.We will provide comments as soon as possible.
As regards fair share calculations,they are usually tied to what triggers the impact.So,for example,if at the
opening of the hotel there is a need for a traffic signal,the fair share is based on the trips generated by the
hotel and any residences that are part of that phase),and the mitigation measure in the traffic study and EIR
requires payment or installation prior to the issuance of the certificate of occupancy for the hotel.Urban
4
Crossroads is quite familiar with this type of analysis,and should be able to help in crafting the language.If
you would like to discuss further,please feel free to give me a call.
Nicole
Nicole Sauviat Criste
Consulting Planner
City of La Quinta
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:Garrett Simon gsimon@meriwetherco.com>
Sent:Thursday,January 30,2020 12:37 PM
To:Nicole Criste ncriste@terranovaplanning.com>
Cc:Cheri Flores clflores@laquintaca.gov>;Jon McMillen jmcmillen@laquintaca.gov>;Ihrke,Bill bihrke@rutan.com>;
dcastro@laquintaca.gov dcastro@laquintaca.gov>;John Kain jkain@urbanxroads.com>;Mike Rowe
mrowe@msaconsultinginc.com>;Paul Depalatis pdepalatis@msaconsultinginc.com>
Subject:Updated Traffic Scope
Nicole and Team,
In follow up to our meeting last week and in response to the December 12,2019 comments/questions from Nicole
regarding the draft TIA,I asked John and Marlie at Urban Crossroads to prepare a revised scope see attached
pdf).Although the Project land uses,cumulative database,weekday trip generation estimates and trip distribution
patterns are not anticipated to change,the following revisions will be included in the updated TIA:
1. Clarification that the surf facility is a private facility,serving Project resort and residential land uses.
2. Analysis of special events at this location attendance of not to exceed 2,500 guests per day arriving or
departing on Saturdays,up to 4 events per year).As shown on Table 6 of the attached scope,the 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.
3. 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.
4. 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.
5. The revised TIA will include Project traffic share calculations for interim year scenarios as opposed to
cumulative long range conditions),based upon Nicole’s request.
I would appreciate a timely review of this revised scope.If technical concerns arise,please let me know so that a
conference call can be arranged.
I would also like to discuss how the share calculations at each phase may be applied.Obviously the project share at any
point in time will vary,depending upon the occupancy of cumulative projects over time.Isn’t it most appropriate to
determine the project fair share based upon future projections with buildout of the project and other cumulative
5
projects?I would like to get John moving forward ASAP and we can concurrently discuss our concerns of how the
calculations are applied to our project.
Please Add Good,
Garrett Simon
970-596-6642
www.meriwetherco.com
Ofc:1001 Dove St.Suite 260 Newport Beach,CA 92660
Main:260 E.Baker St.Suite 200 Costa Mesa,CA 92626
urbanxroads.com
12615 06 Revised Scope.docx
January 29,2020
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
January 29,2020
Page 2
12615 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
January 29,2020
Page 3
12615 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.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
Mr.Steve Libring
City of La Quinta
January 29,2020
Page 4
12615 06 Revised Scope.docx
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.
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
Mr.Steve Libring
City of La Quinta
January 29,2020
Page 5
12615 06 Revised Scope.docx
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
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.
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.
Mr.Steve Libring
City of La Quinta
January 29,2020
Page 6
12615 06 Revised Scope.docx
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.
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)
FutureLowDensityResidential (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
ofHousePop-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
IXTheBeach
ClubPop-UpVillage
3Pop-UpVillage
4Pop-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
GATI
O
NE
ASE
ME
N
T
IR
RI
G
ATI
O
NE
A
S
EM
E
N
TIRRIGATION
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
TheHotelPop-
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
OSOS
90The
Hotel
OS
OS
OS 10 Low Density
Residential (1)44.
09Ac.±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
marketdemand.
Density / AcrePlanningArea 7.77Ac.N/ANeighborhoodCommercialN/
APA VII Resort (3) -
The Farm Resort (
1) - Hotel 11.06 Ac. N/A
N/A
Resort Subtotal Low Density
Residential (
8
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 Quantity2
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).
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 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 Quantity2
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 210 496 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 Quantity2
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).
11
12
13
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
14
15
16
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
STJEFFERSONSTMADISONSTIND
I
O
BLVD
50TH
AVEWASHI
N
G
T O
NSTAVENUE 52
AIRPORT BLVD FRED
WARING DR
62ND
AVE HIGHWAY111
AVENUE 46
EISENHOWER DRAVENUE
48 60TH
AVE AVENUE
5052ND
AVE
54THAVEAVENIDABERMUDASWASHINGTONSTIN
D
IO
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
44DUNE
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 ER M
I
T
A
GE
MANDARINA C
A L
I
FOR N
IA
DRMI SSION
D R
WCLUBDRPARKAVEAVENUE
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 LNULR
IC
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 RUSTICC
A
N
Y O
N D
R L
O
M A
VIS VIA
PES
SAROBAFFINAV
E CALLE
TEMECULA GABLEDRVIA
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,
Page 1 of 2
Project/Location Land Use 1 Quantity Units2
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
18
Page 2 of 2
Project/Location Land Use 1 Quantity Units2
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
19
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 Units2
Saturday Mid Day Peak Hour
20
12615 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)
21