Appendix M.2 - Vehicle Miles Traveled (VMT) EvaluationAppendix M.2
Vehicle Miles Traveled
(VMT) Evaluation
Urban Crossroads, 2021
Travertine SPA
Draft EIR
SCH# 201811023
Technical Appendices
October 2023
LII J
URBAN
CROSSROADS
September 27, 2021
Lisa Hofmann Morgan
Hofmann Land Development Company
1380 Galaxy Wy., Suite B
Concord, CA 94520
SUBJECT: TRAVERTINE SPECIFIC PLAN VEHICLE MILES TRAVELED (VMT) ANALYSIS
Dear Lisa Hofmann Morgan:
The following vehicle miles traveled (VMT) analysis has been prepared for the proposed Travertine
Specific Plan (Project) in the City of La Quinta. For VMT analysis purposes, the proposed mixed use
Project consists of approximately 758 single family detached residential homes, 442 duplex residential
units, a 100 -room resort hotel, and the planning area 11 resort/golf (46.2 acres). The planning area 11
resort/golf land use include the following:
• Golf Practice (4 -Holes) & Driving Range: 23.9 Acres
• Golf Academy: 4.7 Acres
• Banquet Facility & Restaurant: 4.6 Acres
• Slopes: 13.0 Acres
Project phasing and long range future traffic conditions with Project land use changes are evaluated in
the Travertine Specific Plan Traffic Impact Analysis (November 4, 2020).
BACKGROUND
Changes to California Environmental Quality Act (CEQA) Guidelines were adopted in December 2018,
which require all lead agencies to adopt VMT as a replacement for automobile delay -based level of
service (LOS) as the new measure for identifying transportation impacts for land use projects. This
statewide mandate was implemented on July 1, 2020. To aid in this transition, the Governor's Office of
Planning and Research (OPR) released a Technical Advisory on Evaluating Transportation Impacts in
CEQA (December of 2018) (Technical Advisory). (1)
Based on OPR's Technical Advisory, the City of La Quinta has prepared their Vehicle Miles Traveled
Analysis Policy (City Guidelines). (2) This analysis has been prepared based on the adopted City
Guidelines.
VMT ANALYSIS METHODOLOGY
The Vehicle Miles Traveled Analysis Policy (June 2020) (La Quinta Guidelines) are consistent with the
VMT analysis methodology recommended by OPR. As outlined in the La Quinta Guidelines, a Mixed -Use
project such as Travertine Specific Plan, which includes both residential and non-residential uses has
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September 27, 2021
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each type of uses analyzed independently, applying the following significance thresholds for each land
use component:
• For Residential Uses, VMT per resident exceeding a level of (1) 15 percent below the Citywide per resident
VMT OR (2) 15 percent below regional VMT per resident, whichever is more stringent
• For Retail Uses (Includes Hotels), a net increase in the total existing VMT for the region.
PROJECT SCREENING
The La Quinta Guidelines provide details on appropriate "screening thresholds" that can be used to
identify when a proposed land use project is anticipated to result in a less -than -significant impact
without conducting a more detailed analysis. Screening thresholds are broken into three types:
• Transit Priority Area (TPA) Screening
• Low VMT Area Screening
• Project Type Screening
A land use project need only to meet one of the above screening thresholds to result in a less -than -
significant impact.
For the purposes of this analysis, the initial VMT screening process has been conducted using the
Riverside County Transportation Analysis Model (RIVTAM).
TPA SCREENING
Consistent with guidance identified in the Technical Advisory, projects located within a Transit Priority
Area (TPA) may be presumed to have a less than significant impact absent substantial evidence to the
contrary. A TPA is defined as within % mile of:
1) an existing "major transit stop" (containing a rail transit station served by either bus services or
rail transit service, or the intersection of two or more major bus routes with a frequency of service
interval of 15 minutes or less during the morning and afternoon peak commute periods) or
2) an existing stop along a "high-quality transit corridor" (a corridor with fixed route bus service
with service intervals no longer than 15 minutes during peak commute hours)
However, the presumption may not be appropriate if a project:
• Has a Floor Area Ratio (FAR) of less than 0.75;
• Includes more parking for use by residents, customers, or employees of the project than required by the
jurisdiction (if the jurisdiction requires the project to supply parking);
• Is inconsistent with the applicable Sustainable Communities Strategy (as determined by the lead agency,
with input from the Metropolitan Planning Organization); or
• Replaces affordable residential units with a smaller number of moderate- or high-income residential units.
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September 27, 2021
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The Project site is not located within 1/2 mile of an existing major transit stop, or along a high-quality
transit corridor.
The TPA screening threshold is not met.
Low VMT AREA SCREENING
The La Quinta Guidelines also states that, "residential and office projects located within a low VMT-
generating area may be presumed to have a less than significant impact absent substantial evidence to
the contrary. In addition, other employment-related and mixed-use land use projects may qualify for the
use of screening if the project can reasonably be expected to generate VMT per resident, per worker, or
per service population that is similar to the existing land uses in the low VMT area." The sub -regional
Riverside County Transportation Analysis Model (RIVTAM) is used to measure VMT performance within
individual traffic analysis zones (TAZs). An estimate of the VMT in the Project's physical location was
calculated to determine the relevant TAZ's VMT, which is not lower than the jurisdictional average (see
Attachment A). The Project is located in TAZ 4743, which is not a low VMT generating TAZ.
The Low VMT Area screening threshold is not met.
PROJECT TYPE SCREENING
The La Quinta Guidelines specify that projects that are local serving by nature, or that generate fewer
than 110 daily vehicle trips can be presumed to have a less -than -significant impact on VMT. Based on
the Project's resort hotel trip generation (see Attachment B), the Project would not be eligible to be
screened out based on the amount of trips generated.
The La Quinta Guidelines allow small local -serving hotel (non -destination hotel) projects to be screened
out. Based on the anticipated resort characteristics of the Project, it would not be eligible to screen out
based on project type screening.
The Project Type screening threshold is not met.
Since none of the project level screening criteria were met, a project level VMT analysis has been
prepared.
PROJECT VMT ASSESSMENT
The VMT projections are based upon an updated version of the Riverside County Transportation Analysis
Model (RIVTAM) which became available in the CVAG region during 2016. RIVTAM is consistent with the
SCAG draft 2016 RTP for the CVAG Transportation Project Prioritization Study (TPPS) 2040 project.
Travel Demand Models such as RIVTAM are broadly considered to be amongst the most accurate of
available tools to assess regional and sub -area VMT. While the Southern California Association of
Governments (SCAG) maintains the regional travel demand model as a part of the Regional
Transportation Plan/Sustainable Communities Strategy program (RTP/SCS), Riverside County maintains
RIVTAM as a focused version of the regional model in support of travel forecasting needs of the various
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Hofmann Land Development Company
September 27, 2021
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agencies and jurisdictions within the County. The latest available version of RIVTAM has been
determined to be the best fit for developing the VMT thresholds as it has the most up to date land use
information for the County, as well as refined zonal structure within the County.
The 2040 Future Year model scenario is used for the cumulative conditions in the County. The five other
counties included in the model (Ventura County, Los Angeles County, Orange County, San Bernardino
County, and Imperial County) are contributors to the trips to/from Riverside County during a typical
weekday.
Socioeconomic data (SED) and other model inputs are associated with each TAZ. Out of several different
variables in the model SED, the VMT analysis mainly focused on population, households and employment
that are used in the trip generation component. The model runs a series of complex steps to estimate
daily trip productions and attractions by various trip purposes for each TAZ. The trip purposes are listed
below.
1. Home -Based Work Direct (HBWD)
2. Home -Based Work Strategic (HBWS)
3. Home -Based School (HBSC)
4. Home -Based College and University (HBCU)
5. Home -Based Shopping (HBSH)
6. Home -Based Serving -Passenger (HBSP)
7. Home -Based Other (HBO)
8. Work -Based Other (WBO)
9. Other -Based Other (OBO)
Productions and attractions are computed by RIVTAM for each trip purpose, and trip lengths are derived
for each zone pair from the respective skim matrices in the model to compute the production and
attraction VMT by purpose.
RIVTAM is therefore a useful tool to estimate VMT as it considers interaction between different land
uses based on socio-economic data such as population, households, income, and employment. The La
Quinta Guidelines identifies RIVTAM as the appropriate tool for conducting VMT analysis for land use
projects in Riverside County.
Project VMT has been calculated using the most current version of RIVTAM. Adjustments in socio-
economic data (SED) (i.e., population and employment) have been made to a separate TAZ within the
RIVTAM model to reflect the Project's proposed population and employment uses. Separate TAZs are
used to isolate the Project's VMT.
Table 1 summarizes the service population estimates (population, hotel guests and employment) for the
Project. It should be noted that the employment estimates have been developed from land use to
employment generation factors from the Riverside County General Plan but modified for the specific
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Hofmann Land Development Company
September 27, 2021
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Project characteristics and then confirmed with the Client. Although the Project employment is a mix of
employment types, the City of La Quinta guidelines are explicit indicating that the hotel land uses are
categorized as retail uses for the purposes of VMT analysis. Consistent with historic modeling of
Travertine project, 2.8 persons per household were used for single family detached homes and 2.6
persons per household were used for duplex residential units. This results in an overall project average
of 2.71 persons per household, which is higher than the SCAG RTP estimates for the City of La Quinta
(2.57 persons per household in 2012 and 2.50 persons per household in 2040), resulting in a conservative
analysis.
TABLE 1: POPULATION AND EMPLOYMENT ESTIMATES
Land Use
Estimated Service Population
Residential
3,250 Residents
100 -Room Hotel/Resort
170 Employees
100 -Room Hotel/Resort
200 Occupants
PA 11 Resort/Golf
• Golf Practice (4 -Holes) & Driving Range
• Golf Academy
• Banquet Facility & Restaurant
15 Employees
30 Employees
35 Employees
Total Service Population:
3,700 Service Population
Adjustments to population and employment factors for the Project TAZ were made to the RIVTAM base
year model (2012) and the cumulative year model (2040). Each model was then run with the updated
SED factors included for the Project TAZ.
PROJECT RESIDENTIAL VMT CALCULATION
Consistent with recommendations contained in the La Quinta Guidelines, the residential calculation of
VMT is based upon the home-based project -generated VMT per population. This calculation focuses on
the occupants of dwelling units within the Project, whereas hotel occupants and employees are
evaluated separately using the boundary method discussed below. Table 2 shows the home-based VMT
associated with the Project for both baseline and cumulative conditions. VMT estimates are provided
for both the base year model (2012) and cumulative year model (2040), and linear interpolation was
used to determine the Project's home-based baseline (2020) VMT.
TABLE 2: BASELINE AND CUMULATIVE PROJECT RESIDENTIAL HOME-BASED VMT
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Project 2012
Project 2040
Project 2020
(interpolated)
Residents
3,250
3,250
3,250
VMT
47,140
51,926
48,508
VMT / Resident
14.50
15.98
14.93
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Hofmann Land Development Company
September 27, 2021
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For baseline (2020) conditions, the residential portion of the Project generates 48,508 Home -Based VMT.
There are an estimated 3,250 Project residents. The result is approximately 14.93 home-based VMT /
Capita for the 2020 Baseline with Project conditions.
For comparison purposes, Citywide home-based VMT estimates have been also developed from the
RIVTAM model run for baseline conditions. Once total home-based VMT for the area is calculated, total
area VMT is then normalized by dividing by the population as shown on Table 3.
TABLE 3: BASE YEAR CITYWIDE HOME-BASED VMT
Category
City of La Quinta
VMT
544,993
Population
42,000
VMT / Resident
12.98
The estimates of baseline residential home-based Project VMT / Capita are compared to the City of La
Quinta VMT of 12.98 home-based VMT/ Capita. The City of La Quinta guidelines indicate that residential
VMT exceeding the threshold of 15 percent below the Citywide VMT per resident (11.03 VMT / capita)
represents a Project impact. The Project home-based VMT / Capita of 14.93 is greater than the City VMT
/ Capita threshold, and a potentially significant VMT impact is indicated.
PROJECT EMPLOYMENT IMPACT ON VMT
As noted above, the VMT analysis methodology for retail uses (including hotels) focuses on the net
increase in the total existing VMT for the region. The project consists of approximately 250 employees,
including retail employees, service employees, and other employees.
Travel activity associated with total link -level VMT was extracted from the "without Project" and "with
non-residential Project" RIVTAM model run for 2012 and 2040 conditions, then interpolated for baseline
(2020) conditions. This methodology is commonly referred to as "boundary method" and includes the
total VMT for all vehicle trips with one or both trip ends within a specific geographic area. The "boundary
method" VMT per service population for the CVAG subregion is utilized to normalize VMT into a standard
unit for comparison purposes, focusing on the total population and employment in the Coachella
Valley. Once total VMT for the area is calculated, total area VMT is then normalized by dividing by the
respective service population (i.e., population and employment of the Coachella Valley) as shown on
Table 4.
TABLE 4: BASE YEAR SUB -REGIONAL LINK -LEVEL VMT
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Without Project
Employment
With Project
Employment
VMT Interacting with CVAG Area
15,173,739
15,172,507
CVAG Area Population
510,550
510,550
CVAG Area Employment
193,090
193,340
VMT / Service Population
21.56
21.56
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Hofmann Land Development Company
September 27, 2021
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To determine whether or not there is a significant impact using the boundary method, CVAG area VMT
with the project employment is compared to without project conditions. The CVAG subregion VMT / SP
without Project employment and with Project employment are both estimated at 21.56. However, the
total VMT slightly decreases from 15,173,739 to 15,172,507 with the addition of the Project. The
project's effect on VMT (for non-residential uses) is not considered significant because it does not result
in a cumulative link -level boundary CVAG VMT per service population increase under the plus project
condition compared to the no project condition. It should be noted that when a project provides a mix
of uses that provides additional opportunities for nearby (and Project) residents to work, recreate, etc.,
the non-residential VMT for an area can decrease. Essentially, residents do not need to travel as far to
accomplish their goals so the regional VMT can decrease.
PROJECT DESIGN FEATURES FOR VMT REDUCTION
Transportation demand management (TDM) strategies have been evaluated for the purpose of reducing
VMT impacts determined to be potentially significant. Quantifying Greenhouse Gas Mitigation
Measures, (California Air Pollution Control Officers Association - CAPCOA) 2010 provides information on
individual understand potential reduction in VMT. Of the 50 transportation measures presented by
CAPCOA, approximately 41 are applicable at a building and site level. The remaining 9 measures are
functions of, or depend on, site location and/or actions by local and regional agencies or funders.
On page 58 of the CAPCOA 2010 document, ten percent is referenced as the maximum reduction when
combining multiple mitigation strategies for the suburban place type (characterized by dispersed, low-
density, single -use, automobile dependent land use patterns) and requires a project to contain a diverse
land use mix, workforce housing, and project -specific transit. The maximum percent reductions were
derived from a limited comparison of aggregate citywide VMT performance rather than based on data
comparing the actual performance of VMT reduction strategies in the place type.
Even under the most favorable circumstances, projects located within a suburban context, such as the
proposed Project evaluated here, can realize a maximum 10 percent reduction in VMT through
implementation of feasible TDM measures. The Project incorporates design features and attributes
promoting trip reduction. Because these features/attributes are integral to the Project, and/or are
regulatory requirements, they are not considered to be mitigation measures. However, the RIVTAM
does not incorporate modeling of these features, so they are considered after the VMT data is extracted
from the traffic model.
Project vehicle miles traveled (VMT) are reduced by the following Project design features/attributes,
which are anticipated to collectively reduce Project home-based VMT by approximately 3%:
• Having different types of land uses near one another can decrease VMT since trips between
land use types are shorter and may be accommodated by non -auto modes of transport. For
example, when residential areas are in the same neighborhood as resort land uses, a resident
does not need to travel outside of the neighborhood to meet his/her recreational needs. The
project will implement marketing strategies to optimize interaction between on-site resort
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Hofmann Land Development Company
September 27, 2021
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and residential uses. Information sharing and marketing are important components to
successful trip reduction strategies. Marketing strategies may include:
o Resident member benefits that include use of the resort amenities
o Event promotions
o Publications
The Project's mix of resort and residential uses could provide for a potential reduction in
Project residential VMT of 2%. As mentioned previously, when a project provides a mix of
uses that provides additional opportunities for nearby (and Project) residents to work,
recreate, etc., the non-residential VMT for an area can decrease. Essentially, residents do not
need to travel as far to accomplish their goals so the regional VMT can decrease
• The Project includes sidewalk connections and would minimize barriers to pedestrian access
and interconnectivity. The Project's implementation of this measure could provide for a
potential reduction in Project residential VMT of 1%.
In summary, travel demand modeling of VMT for the Project based upon City of La Quinta guidelines
indicates a potential impact for residential uses while also indicating the Project's non-residential uses
do not exceed VMT thresholds. Project design features taken into account after the modeling process
reduce home-based VMT from 12.98 VMT / resident to 12.59 home-based VMT per resident, which is
more than the City's VMT residential threshold of 11.03 VMT per resident and a VMT impact.
If you have any questions, please contact us at (949) 375-2435 for John or (714) 585-0574 for Marlie.
Respectfully submitted,
URBAN CROSSROADS, INC.
John Kain, AICP
Principal
k•g„z.. 117a4-6-€
Marlie Whiteman, PE
Senior Associate
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Hofmann Land Development Company
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REFERENCES
1. Office of Planning and Research. Technical Advisory on Evaluating Transportation Impacts in CEQA.
State of California : s.n., December 2018.
2. City of La Quinta. Vehicle Miles Traveled Aanlysis Policy. June 23, 2020.
3. County of Riverside. Appendix E: Socioeconomic Build -Out Assumptions and Methodology. County of
Riverside : s.n., April 2017.
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This Page Intentionally Left Blank
ATTACHMENT A
LOW VMT AREA SCREENING CALCULATIONS
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RivTAM TAZ 4743
Vehicle Flow OD Method'
Base Year (2012)
Base Year (2012)
TAZ 4743
TAZ 4743
Vehicle Flow OD Total
12,375 2
Automobiles
12,304
Trucks
71
OD Method Vehicle Miles Traveled'
Base Year (2012)
Base Year (2012)
TAZ 4743
TAZ 4743
VMT OD Total
165,063 6
VMT OD Automobiles
162,802
VMT OD Trucks
2,261
Trip Length
Base Year (2012)
Base Year (2012)
TAZ 4743
TAZ 4743
Trip Length Total
13.34'
Automobiles
13.23
Trucks
31.87
Vehicle Flow PA Method'
Base Year (2012)
Base Year (2012)
TAZ 4743
TAZ 4743
HB5
540 6
PA Method Vehicle Miles Traveled°
Base Year (2012)
Base Year (2012)
TAZ 4743
TAZ 4743
VMT HB
9,078 T
Trip Length
Base Year (2012)
Base Year (2012)
TAZ 4743
TAZ 4743
Trip Length Total
16.80 0
SED9
SUMMARY
TAZ 4743 - No Project 2012
OD VMT/SP1°
303.43
PA HB VMT/POP"
21.26
47
0
0,
h22
TH AV
j Q.4its-......
4
ir 4)413
4738
.471;47 4
*rni
_AIPIORT 131.111.1
-4+19— —Napo—
•
4734•.-•
TH Sj
6MNn &VE
Z i
Tl I AVF
4&,_
OD = Origin -Destination
2 Vehicle Flow OD = Automobiles + Trucks
3Trip Length = VMT OD Total/Vehicle Flow OD Total
° PA = Production -Attraction
HB = Home -Based
62012 home-based vehicle trips generated by TAZ 4742 based upon RIVTAM
72012 home-based vehicle miles traveled generated by TAZ 4742 based upon RIVTAM
6 Trip Length = VMT PA Total/Vehicle Flow PA Total
9 SED = Socio -Economic Data
10 OD VMT/SP = Total Origin -destination vehicle miles traveled per service population
00 PA HB VMT/POP = Total production -attraction vehicle miles traveled per resident
F:1 UXRjobsL12100-115001121841 Exce11j12184 VMT Matrix Method Summary.x1sx14743 H8 VMT
Base Year (2012)
TAZ 4743
Pop
427
Emp
117
SP
544
SUMMARY
TAZ 4743 - No Project 2012
OD VMT/SP1°
303.43
PA HB VMT/POP"
21.26
47
0
0,
h22
TH AV
j Q.4its-......
4
ir 4)413
4738
.471;47 4
*rni
_AIPIORT 131.111.1
-4+19— —Napo—
•
4734•.-•
TH Sj
6MNn &VE
Z i
Tl I AVF
4&,_
OD = Origin -Destination
2 Vehicle Flow OD = Automobiles + Trucks
3Trip Length = VMT OD Total/Vehicle Flow OD Total
° PA = Production -Attraction
HB = Home -Based
62012 home-based vehicle trips generated by TAZ 4742 based upon RIVTAM
72012 home-based vehicle miles traveled generated by TAZ 4742 based upon RIVTAM
6 Trip Length = VMT PA Total/Vehicle Flow PA Total
9 SED = Socio -Economic Data
10 OD VMT/SP = Total Origin -destination vehicle miles traveled per service population
00 PA HB VMT/POP = Total production -attraction vehicle miles traveled per resident
F:1 UXRjobsL12100-115001121841 Exce11j12184 VMT Matrix Method Summary.x1sx14743 H8 VMT
ATTACHMENT B
PROJECT TRIP GENERATION
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Travertine 5pecrf rc PGan Trnffc Pheising Anerfysis
TABLE 5-1: PROJECT PHASE 3 (2O311 TRIP G ENERATIONN SUMMARY
Trip Generation Rates'
Land Use
ITE LU
(Want -tie
AM Peak Hour
PM Peak Har
Daily
Land Use
Code
Quantity2
En
Out
Total
In
Out
-WA
May
Sing :e ; 3mily Detached
210
756 ]J
019
0.55
0.74
0.62
0.37
039
9.44
MuEtifa m ily Housing {Low- Risel
22.8
442 DU
011
0.35
0.45
035
0.21
C156
732
Hotel
310
100 RM
036
0.26
0.62
036
0.37
0173
12.23
Golf Course
430
12 HOLES
139
1137
1.76
154
1.37
2.91
30.38
Trip Generation Result
Land Use
ITE LU
Code
(Want -tie
AM Peak Hour
PM Pea k Hour
Daily
En
Out
Total
tri
Out
Total
Single Family Detached
212
758 DU
144
417
561
470
289
750
7,156
Mu€tifam ily Housing {Low -Rise)
220
442 DU
49
155
204
155
93
248
3,235
Internal m Hotel f Gay
; 4'
(12)
(18)
(12)
(12)
(24)
(256)
Residential External Trips
_v7
560
747
613
26_
974
10,135
Hotel
310
100 P.F.'
a6
"6
62
36
--
73
1223
Internal to Residential f Goff
(5!
;4)
(9)
i5:
:'6)
(11)
1256)
Hotel External Trips
DI
22
52
31
31
62
967
Golf Course
430
12 HOLES
17
4
21
18
16
34
365
fntemal to J7eardentraJ f Resort
(7)
(2)
(9)
(7)
(6)
(13)
(146)
Golf Course External Trips
10
2
12
11
til
21
219
Project Subtotal
246
602
842
676
426
1105
11,979
Internal Capture Subraror
(18)
(18)
(36)
(24)
(24)
(43)
(653)
Phase 3 12031) Project Total External Trips
228
5B+1
B12
635
402
1,057
11,321
Trip Generation Souris: Institu r aF Fra:opor`,Jbon Fn6ire,ers {ITE). Trip Generation M14nrr+, 10:h Edition (2017).
0U= [kari:nR Unit; RM = Goo_pied Roorti
R}tu7W.43210942507IL7]314...1rJ2IM-TpmLd P3
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