PC Resolution 2025-006 Highway 111/Adams Street Drive-Thru SP 2024-0005, CUP 2024-0007 & SDP 2024-0014PLANNING COMMISSION RESOLUTION 2025 — 006
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF LA QUINTA, CALIFORNIA, RECOMMENDING CITY COUNCIL
APPROVAL OF A SPECIFIC PLAN AMENDMENT, CONDITIONAL
USE PERMIT, AND SITE DEVELOPMENT PERMIT FOR
CONSTRUCTION OF AN APPROXIMATE 3,690 SQUARE -FOOT
DRIVE -THROUGH BUILDING LOCATED AT THE SOUTHWEST
CORNER OF ADAMS STREET AND CORPORATE CENTER DRIVE
WITHIN THE ONE -ELEVEN LA QUINTA SHOPPING CENTER, AND
FIND THAT THE PROJECT IS EXEMPT FROM ENVIRONMENTAL
REVIEW PURSUANT TO SECTION 15332 INFILL DEVELOPMENT
PROJECT
CASE NUMBERS:
SPECIFIC PLAN 2024-0005
(AMENDMENT NO 3 SP1989-014)
CONDITIONAL USE PERMIT 2024-0007
SITE DEVELOPMENT PERMIT 2024-0014
PROJECT: HIGHWAY 111/ADAMS STREET DRIVE -THROUGH
APPLICANT: PVG ARCHITECTS
WHEREAS, the Planning Commission of the City of La Quinta, California, did, on
June 10, 2025, hold a duly noticed Public Hearing to consider request by PVG Architects
for approval of a Specific Plan Amendment, a Conditional Use Permit, and a Site
Development Permit for the construction of an approximate 3,690 square foot drive -
through building on approximately 0.45 acres located at the southwest corner of Adams
Street and Corporate Center Drive within the One -Eleven La Quinta Shopping Center,
more particularly described as:
APN: 643-080-064
WHEREAS, the Design and Development Department published a public hearing
notice in The Desert Sun newspaper on May 30, 2025, as prescribed by the Municipal
Code. Public hearing notices were also mailed to all property owners within 500 feet of
the site and emailed or mailed to all interested parties who have requested notification
relating to the project; and
Specific Plan 2024-0005
(Amendment No 3 to SP1989-014)
WHEREAS, at said Public Hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be heard, the Planning
PLANNING COMMISSION RESOLUTION 2025-006
SPECIFIC PLAN 2024-0005
CONDITIONAL USE PERMIT 2024-0007
SITE DEVELOPMENT PERMIT 2024-0014
PROJECT: HIGHWAY 11 VADAMS STREET DRIVE -THROUGH
LOCATION: SOUTHWEST CORNER OF ADAMS STREET AND CORPORATE CENTER DRIVE
ADOPTED: JUNE 10, 2025
PAGE 20F5
Commission did make the following mandatory findings pursuant to Section 9.240.010 of
the Municipal Code to justify approval of said Specific Plan Amendment [Exhibit A]:
1. The proposed Specific Plan Amendment is consistent with the General Plan land
use designation of General Commercial. The City's General Plan policies relating
to the General Commercial designation encourage a full range of commercial uses,
including drive -through restaurants, coffee shops, or other drive -through uses.
2. Approval of the Specific Plan Amendment will not create conditions materially
detrimental to the public health, safety, and general welfare, as development
already occurs within this Specific Plan area, and further development of the area
will be consistent with the urbanized nature where the project is located.
3. The proposed Specific Plan Amendment is compatible with zoning on surrounding
properties, which allows and contains commercial retail and restaurant
development.
4. The proposed Specific Plan Amendment is suitable and appropriate for the subject
property, as the site is flat, already developed with parking areas and drive aisles,
and commercial development.
Conditional Use Permit 2024-0007
WHEREAS, at said Public Hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be heard, said Planning
Commission did make the following mandatory findings pursuant to Section 9.210.020 of
the Municipal Code to justify approval of said Conditional Use Permit:
1. The proposed development is consistent with the General Plan land use
designation of General Commercial. The City's General Plan policies relating
to the General Commercial designation encourage a full range of commercial
uses, including drive -through restaurants, coffee shops, or other drive -through
uses. The proposed project meets the Goals and Policies of the General Plan
as follows-
- Goals LU-6 and ED-1 as it will contribute to a balanced and varied economic
base which provides fiscal stability to the City, and a broad range of goods
and services to its residents and the region.
- The project's conceptual landscape design is consistent with Goal WR-1
and Policy UTL-1.2, as it will result in the efficient use and conservation of
the City's water resources.
PLANNING COMMISSION RESOLUTION 2025-006
SPECIFIC PLAN 2024-0005
CONDITIONAL USE PERMIT 2024-0007
SITE DEVELOPMENT PERMIT 2024-0014
PROJECT: HIGHWAY 11 VADAMS STREET DRIVE -THROUGH
LOCATION: SOUTHWEST CORNER OF ADAMS STREET AND CORPORATE CENTER DRIVE
ADOPTED: JUNE 10, 2025
PAGE 30F5
2. The proposed development, as conditioned, is consistent with the intent of the
Regional Commercial District as well as the development standards of the
City's Zoning Code. The project satisfies the District's intent to provide for
automobile -oriented sales and services for the regionally oriented commercial
area along Highway 111. The project is consistent with the non-residential
development standards.
3. The La Quinta Design and Development Department has determined that this
project is exempt from environmental review pursuant to Section 15332 (Class
32) of the California Environmental Quality Act for Infill Development as the
project consists of an approximate 3,690 square foot building and meets the
criteria for infill development since it is less than five acres and is located in an
urbanized and built -out area. The project site has no value as habitat for
endangered, rare, or threatened species. Approval of the project will not result
in any significant effects relating to traffic, noise, air quality, or water quality.
The site can be adequately served by all required utilities and public services
[Exhibit B].
4. Approval of the application will not create conditions materially detrimental to
the public health, safety, and general welfare or injurious to or incompatible
with other properties or land uses in the vicinity. The project consists of a local -
serving drive -through use.
Site Development Permit 2024-0014
WHEREAS, at said Public Hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be heard, said Planning
Commission did make the following mandatory findings pursuant to Section 9.210.010 of
the Municipal Code to justify approval of said Site Development Permit:
1. The proposed development is consistent with the General Plan land use
designation of General Commercial. The City's General Plan policies relating
to the General Commercial designation encourage a full range of commercial
uses, including drive -through restaurants, coffee shops, or other drive -through
uses. The proposed project meets the Goals and Policies of the General Plan
as follows:
- Goals LU-6 and ED-1 as it will contribute to a balanced and varied economic
base which provides fiscal stability to the City, and a broad range of goods
and services to its residents and the region.
PLANNING COMMISSION RESOLUTION 2025-006
SPECIFIC PLAN 2024-0005
CONDITIONAL USE PERMIT 2024-0007
SITE DEVELOPMENT PERMIT 2024-0014
PROJECT: HIGHWAY 11 VADAMS STREET DRIVE -THROUGH
LOCATION: SOUTHWEST CORNER OF ADAMS STREET AND CORPORATE CENTER DRIVE
ADOPTED: JUNE 10, 2025
PAGE 4OF5
- The project's conceptual landscape design is consistent with Goal WR-1
and Policy UTL-1.2, as it will result in the efficient use and conservation of
the City's water resources.
2. The proposed development, as conditioned, is consistent with the development
standards of the City's Zoning Code in terms of site plan and landscaping. The
Site Development Permit is compliant with the Zoning Code's development
standards, including standards for setbacks, heights, and parking.
3. The La Quinta Design and Development Department has determined that this
project is exempt from environmental review pursuant to Section 15332 (Class
32) of the California Environmental Quality Act for Infill Development as the
project consists of an approximate 3,690 square foot building and meets the
criteria for infill development since it is less than five acres and is located in an
urbanized and built -out area. The project site has no value as habitat for
endangered, rare, or threatened species. Approval of the project will not result
in any significant effects relating to traffic, noise, air quality, or water quality.
The site can be adequately served by all required utilities and public services
4. The architecture and layout of the project are compatible with, and not
detrimental to, the existing surrounding commercial land uses and are
consistent with the development standards in the Municipal Code.
5. The site design of the project is compatible with the surrounding development
and with the quality of design prevalent in the city. The proposed building is
compatible with the surrounding development within the shopping center.
6. The proposed project implements the standards for landscaping and aesthetics
established in the General Plan and Zoning Code. The landscape palette is
consistent with the City's drought -tolerant landscaping requirements.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
SECTION 1. That the above recitations are true and constitute the Findings of the
Planning Commission in this case.
SECTION 2. That the above project is exempt from environmental review pursuant to
Section 15332 (Class 32) Infill Development project for compliance with the requirements
of the California Environmental Quality Act (CEQA) in that the proposed project involves
PLANNING COMMISSION RESOLUTION 2025-006
SPECIFIC PLAN 2024-0005
CONDITIONAL USE PERMIT 2024-0007
SITE DEVELOPMENT PERMIT 2024-0014
PROJECT: HIGHWAY 111/ADAMS STREET DRIVE -THROUGH
LOCATION: SOUTHWEST CORNER OF ADAMS STREET AND CORPORATE CENTER DRIVE
ADOPTED: JUNE 10, 2025
PAGE 5 OF 5
construction of an approximate 3,690 square -foot, drive -through building on a lot less
than five acres that can be characterized as infill development [Exhibit B].
SECTION 3. That it does hereby recommend approval of Specific Plan 2024-0005,
Conditional Use Permit 2024-0007, and Site Development Permit 2024-0014 for the
reasons set forth in this Resolution and subject to the attached Conditions of Approval
[Exhibit C].
PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La
Quinta Planning Commission, held on June 10, 2025, by the following vote:
AYES: Commissioners Guerrero, Hundt, McCune, and Chairperson Hassett
NOES: None
ABSENT: Commissioners Hernandez and Nieto
ABSTAIN: None
VACANCY: One
DOUC- HA SETT, OtWirperson
City of La Quinta, California
ATTEST:
DANNY CASTRIJ, Design and Development Director
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 2025-006
EXHIBIT A
PREST VUKSIC GREENWOOD
A R C H I T E C T S- I N T E R I O R S
TO: City of La Quinta
CC:
FROM: Prest Vuksic Greenwood Architects
DATE: December 16, 2024
RE: Specific Plan Amendment
PROJECT: 1 1 1 La Quinta Drive-Thru Pad
Amendment to CC Resolution 1996-053:
71.+ Drive through facilities shall be developed as follows:
++ A. Not more than # v-& (six) drive through facilities shall be permitted within the
specific plan.
B. All drive through facilities shall be screened by a combination of berms,
walls and landscaping so that the cars using the drive through facilities will not be visible
by pedestrians and cars on the perimeter sidewalk and street in a manner satisfactory
to the Community Development Director.
C. Conditional Use Permit applications shall be processed for each drive
through facility.
44530 SAN PABLO AVE SUITE 200 PALM DESERT CA 92260 T . 760 779 5393 F . 760 779 5395
PLANNING COMMISSION RESOLUTION 2025-006
MSA CONSU LTI NG, INC.
Civil Engineering • Land Surveying - Landscape Architecture
Planning • Environmental Services • Dry Utility Coordination - GIS
June 2, 2025
Mr. Brian Tracy
Retain Net Lease Properties, Inc.
78206 Varner Road, Suite D 251
Palm Desert, CA 92211
Subject: California Environmental Quality Act (CEQA) Notice of Exemption (NOE)
Dear Mr. Tracy:
MSA Consulting, Inc. has reviewed the project site, which is an undeveloped, vacant commercial
pad. The property is approximately 0.45 acres of land (APNs 643-080-064, -060), located at
Corporate Centre Drive and Adams Street in the City of La Quinta. The site is located in an
existing and mostly developed shopping center. The project is surrounded by paved streets to the
north (Corporate Centre Drive) and east (Adams Street), and paved parking lots to the west and
south. Developed commercial businesses are located south (Jiffy Lube), east (various offices and
businesses), and approximately 250 feet to the north (Kohls). Similar to surrounding land uses,
the property has a General Plan Land Use designation of General Commercial (CG) and is zoned
Regional Commercial (CR) district. CR zones are intended to provide a broad range of goods and
services serving the entire region. Drive -through restaurants are permitted within CR districts.
CEQA provides several categorical exemptions which are applicable to categories of projects and
activities that the Lead Agency has determined generally do not pose a risk of significant impacts
on the environment. The project proposes a 3,800-square-foot coffee shop with drive -through,
and an approximately 600-square-foot outdoor seating area on a previously graded and vacant
site within a developed urban area in the City of La Quinta. Site access is proposed at the
southwestern corner of the proposed building. The project is exempt under Section 15332 of
the State CEQA Guidelines (Class 32 In -fill Development Projects). The project meets the
conditions for an infill exemption description as explained below:
➢ The project is consistent with the applicable General Plan designation, applicable
policies and applicable zoning designation and regulations: The project site is
designated as CG by the City's Land Use map and CR by the City's Zoning map. The
project's proposed commercial development will be developed in a manner that is
consistent with the City's CR development standards and applicable district standards, as
identified in Chapter 9.70, Section 9.70.030 and Chapter 9.90 of the City's Zoning Code.
The City will require design review to ensure the design and quality of the development is
consistent with City standards.
➢ The proposed development occurs within City limits on a project site of no more
than five acres substantially surrounded by urban uses: The proposed project occurs
within the City limits of La Quinta on approximately 0.45 acres and is less than the
maximum five acres. The site is surrounded by existing commercial uses.
34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com
California Environmental Quality Act (CEQA) Notice of Exemption (NOE)
111 & Adams Street — La Quinta, CA
Page 2
June 2, 2025
➢ The project site has no habitat for endangered, rare or threatened species: The site
has been completely disturbed and cleared of vegetation. The northeast and eastern side
of the project includes a paved sidewalk, and utilities (i.e., traffic lights, transmission and
distribution combination electrical poles, and utility boxes). The perimeter of the site is
delineated by curb and gutter improvements. The project site is located in an area of the
City with commercial and business park land uses. Due to the graded and cleared
condition of the project site, and the existing surrounding commercial uses, the project
property does not provide suitable or sensitive habitat for special status species and has
no value for endangered, rare or threatened species due to its disturbed condition and the
lack of habitat.
➢ Approval of the project would not result in significant effects relating to traffic,
noise, air quality, or water quality. The project is proposing a 3,800-square-foot drive -
through restaurant and 600-square-foot outdoor area. As discussed previously, the site
has been cleared of vegetation and graded and has remained vacant since 2015 (based
on historical imagery). The site was previously developed by 2002, however, in 2015, the
site was demolished and cleared and has remained undeveloped and vacant since. The
project is consistent with the City's existing CG Land Use designation for the site. The
proposed infill project would not result in impacts relating to traffic. A project -specific Traffic
Impact Analysis (TIA) was completed by TJW Engineering on January 30, 2025. The TIA
concluded that the project would provide adequate access to the site and the project would
be responsible for their fair share of improvement costs. See Attachment 1.
The proposed project is projected to generate 2,028 daily trips which includes 356 AM
peak hour trips and 148 PM peak hour trips. The TIA analyzed the impacts to one study
intersection in the vicinity of the project: Adams Street and Corporate Centre Drive
intersection. The City of La Quinta mandates that the City strive to maintain the minimum
level of service for its intersections at no worse than LOS D in the General Plan. The TIA
concluded that the study intersection is projected to operate at an acceptable LOS during
the AM and PM peak hours for the Existing, Opening Year (OY), and Opening Year Plus
Project (OYP) traffic conditions. Therefore, the project would not result in impacts to traffic.
As a land use, coffee shops and drive -through restaurants do not generate excessive
noise levels. This, combined with the location of the site in a commercial district
surrounded by commercial uses and adjacent to a major roadway (Adams Street
immediately east and Highway 111 approximately 500 feet south) presents no evidence
that noise impacts would reach substantial levels.
The project is located in a developed area of La Quinta. Currently, the areas east, west,
and south of the property are fully developed and operational. The vacant project site is
surrounded by existing curb and gutter improvements. All projects greater than 5,000
square feet are subject to preparation and implementation of a Local Air Quality
Management Plan for the City. This addresses physical improvements and Best
Management Practices (BMPs), during construction, that mitigate any offsite release of
surface pollutants from the property. This includes regular compliance reporting. The
project would comply with CVWD's storm -water requirements, which would prevent
34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com
California Environmental Quality Act (CEQA) Notice of Exemption (NOE)
111 & Adams Street — La Quinta, CA
Page 3
June 2, 2025
impacts to local receiving waters and avoid violations to the established water quality
standards and waste discharge requirements.
Moreover, because the project is consistent with the General Plan Land Use designation,
it is also considered consistent with the regional Air Quality Management Plan, and
therefore would not generate significant air quality emissions. Project -specific air quality
modeling was ran on January 31, 2025 to determine whether the project would exceed
applicable air quality and greenhouse gas (ghg) thresholds. Per the modeling, the project
would not exceed air quality or ghg thresholds established by the South Coast Air Quality
Management District (SCAQMD). See Attachment 2.
➢ The site can be adequately served by all required utilities and public services: The
City's General Plan EIR analyzed the provision of public services and utilities for all
properties within the City consistent with General Plan land uses and determined that
build -out would be adequately served without creating significant impacts. Moreover, the
site has been graded for a number of years and is currently vacant. It is located in an
urban area of the City that is fully served by existing utilities and public services. On -site
extension of the necessary utilities and provision for public services would be routine and
would not result in adverse impacts to the affected service providers.
Based upon the reasoning provided in this letter, no further CEQA analysis is required, unless the
proposed project plans undergo changes not described in this letter.
We would be glad to provide any other information if needed. We can be reached at 760-320-
9811.
Very truly yours,
Michelle Witherspoon
Director of Environmental Services
34200 Bob Hope Drive, Rancho Mirage, CA 92270 1 760.320.9811 1 msaconsultinginc.com
January 30, 2025 ,_
Prepared by:
TJW ENGINEERING, INC.
9841 Irvine Center Drive, Suite 200
Irvine, CA 92618
949.878.3509 1 www.tjwengineering.com
January 30, 2025
Mr. Michael J. Shovlin
ADAMS ONE ELEVEN LLC
900 Island Drive, Unit 312
Rancho Mirage, CA 92270
TJW ENGINEERING, INC.
TRAFFIC ENGINEERING &
TRANSPORTATION PLANNING
CONSULTANTS
Subject: Traffic Impact Analysis — Adams Street & Corporate Centre Drive, City of La Quinta, CA
Dear Mr. Shovlin:
TJW ENGINEERING, INC. (TJW) is pleased to present to you with this traffic impact analysis for the proposed
project located at the southwest corner of Adams Street and Corporate Centre Drive in the City of La Quinta,
California. The development is for the construction of a 3,800 square coffee shop with a drive -through
window. 119111"
This traffic study has been prepared to meet the traffic study requirements for the City of La Quinta and
assesses the forecast traffic operations associated with the proposed project and its impact on the local street
network. This report is being submitted to you for review and forwarding to the City of La Quinta.
Please contact us at (949) 878-3509 if you have any questions regarding this analysis.
Sincerely, .11111
111111
Thomas Wheat, PE, TE David Chew, PTP
President I Transportation Planner
Registered Civil Engineer #69467 ,
Registered Traffic Engineer #2565,
Daniel Flores, EIT
Project Engineer
Adams Street &Corporate Centre Drive
Traffic Impact Analysis
City of Lo Quinta, California
January 30, 2025
Prepared for: 11110',
Mr. Michael J. Shovlin
ADAMS ONE ELEVEN LLC
900 Island Drive, Unit 31
Rancho Mirage, CA 9227
Prepared by:
Thomas Wheat, PE, TE
David Chew, PTP
Daniel Flores, EIT
I
TJW ENGINEERING, INC.
9841 Irvine Center Drive, Suite 200
Irvine, CA 92618
949.878.3509 1 www.tjwengineering.com
Table of Contents
1.0
EXECUTIVE SUMMARY....................................................................................................................................6
1.1
SUMMARY OF LEVEL OF SERVICE ANALYSIS RESULTS..............................................................................6
1.2
ON -SITE ROADWAY AND SITE ACCESS IMPROVEMENTS..........................................................................7
2.0
INTRODUCTION..............................................................................................................................................8
2.1
PROJECT DESCRIPTION..............................................................................................................................8
2.2
STUDY AREA..............................................................................................................................................8
2.3
INTERSECTION ANALYSIS METHODOLOGY...............................................................................................9
2.4
CITY OF LA QUINTA PERFORMANCE CRITERIA.......................................................................................
10
3.0
EXISTING CONDITIONS................................................................................................................................
13
3.1
EXISTING CIRCULATION NETWORK/STUDY AREA CONDITIONS............................................................
13
3.2
EXISTING PUBLIC TRANSIT SERVICES
13
.......................................
3.3
PEDESTRIANS AND BICYCLES..................................................................................................................
13
3.4
EXISTING TRAFFIC VOLUMES.................................................................................................................
13
3.5
EXISTING CONDITIONS INTERSECTION LEVEL OF SERVICE ANALYSIS ....................................................
14
4.0
PROPOSED PROJECT....................................................................................................................................
17
4.1
PROJECT DESCRIPTION...........................................................................................................................
17
4.2
PROJECT TRIP GENERATION...................................................................................................................
17
4.3
PROJECT TRIP DISTRIBUTION.................................................................................................................
17
4.4
SIGHT DISTANCE ANALYSIS....................................................................................................................
18
4.5
ON -SITE CIRCULATION ANALYSIS...........................................................................................................
18
5.0
OPENING YEAR (OY) TRAFFIC CONDITIONS.................................................................................................
22
5.1
ROADWAY IMPROVEMENTS..................................................................................................................
22
5.2
CUMULATIVE PROJECTS TRAFFIC...........................................................................................................
22
5.3
OPENING YEAR TRAFFIC VOLUMES........................................................................................................
23
5.4
OPENING YEAR INTERSECTION LOS ANALYSIS.......................................................................................
24
6.0
OPENING YEAR PLUS PROJECT (OYP) TRAFFIC CONDITIONS.......................................................................
27
6.1
ROADWAY IMPROVEMENTS..................................................................................................................
27
6.2
OPENING YEAR PLUS PROJECT TRAFFIC VOLUMES................................................................................
27
6.3
OPENING YEAR PLUS PROJECT INTERSECTION LEVEL OF SERVICE ANALYSIS ........................................
27
6.4
ALTERNATIVE SCENARIOS OPENING YEAR PLUS PROJECT INTERSECTION LEVEL OF SERVICE ANALYSIS.....
28
7.0
DRIVE -THROUGH QUEUE ANALYSIS............................................................................................................31
7.1
Drive -Through Queue Analysis Methodology........................................................................................
31
7.2
Drive -Through Queue Observation Results...........................................................................................
31
MSA-24-001
4
List of Tables
Table 1: HCM — LOS & Delay Ranges — Signalized Intersections........................................................................9
Table 2: Roadway Characteristics within Study Area.......................................................................................13
Table 3: Intersection Analysis — Existing Conditions........................................................................................14
Table 4: Proposed Project Trip Generation......................................................................................................17
Table 5: Cumulative Projects List and Trip Generation....................................................................................23
Table 6: Intersection Analysis — Opening Year Conditions...............................................................................
24
Table 7: Intersection Analysis — Opening Year Plus Project Conditions...........................................................
27
Table 8: Intersection Analysis — Opening Year Plus Project Conditions...........................................................
28
Table 9: Summary of Drive -Through Queue Observations and Analysis.........................................................32
List of Exhibits II11110,
II�1.
Exhibit1: Project Location...............................................................................................................................11
Exhibit 2: Proposed Project Site Plan...............................................................................................................12
Exhibit 3: Lane Geometry and Intersection Controls.......................................................................................15
Exhibit 4: Existing AM and PM Peak Hour Volumes.........................................................................................16
Exhibit 5: Proposed Trip Distribution...............................................................................................................19
Exhibit 6: Sight Distance Analysis.....................................................................................................................20
Exhibit7: On -Site Circulation...........................................................................................................................21
Exhibit 8: Cumulative Project Locations...........................................................................................................
25
Exhibit 9: Opening Year AM and PM Peak Hour Volumes...............................................................................
26
Exhibit 10: Opening Year Plus Project AM and PM Peak Hour Volumes.........................................................
29
Exhibit 11: Lane Geometry and Intersection Controls for Alternative OYP Scenarios ....................................
30
Exhibit12: Proposed Queue.............................................................................................................................33
Exhibit 13: Comparable Site Locations.............................................................................................................34
111n
Appendices 'A
Appendix A: Glossary of Terminology
Appendix B: Scoping Agreement
Appendix C: Existing Traffic Counts
Appendix D: HCM Analysis Sheets
5
MSA-24-001
1.0 EXECUTIVE SUMMARY
This traffic impact analysis (TIA) analyzes the projected traffic operations associated with the proposed
land use project located at the southwest corner of Adams Street and Corporate Centre Drive in the City of
La Quinta, California. The purpose of this TIA is to evaluate potential circulation system deficiencies that may
result from the development of the proposed project, and to recommend improvements to achieve
acceptable operations, if applicable. This analysis has been prepared in coordination with the City of La
Quinta via a scoping agreement (See Appendix B) and follows the City of La Quinta 2035 General Plan (City
General Plan) (November 2013) and the City of La Quinta Traffic Impact Study Guidelines (City Guidelines)
(June 2012).
The proposed project is for the construction of a 3,800 square coffee shop with a drive -through window. The
proposed project will be accessible via the existing driveway west of the intersection of Adams Street and
Corporate Centre Drive. The project site is currently designated for General Commercial (CG) land use. The
site is zoned as Regional Commercial (CR). The project site is currently vacant.
The proposed project is anticipated to be built and generating trips in 2025. The proposed project is projected
to generate 2,028 new daily trips including 326 AM peak hour trips and 148 PM peak hour trips.
One (1) intersection in the vicinity of the proje -te have been included in the intersection level of service
(LOS) analysis: AJV'4q%
1. Adams Street/Corporate Centre Driv
The study intersection is analyzed for the following study scenarios:
• Existing Traffic Conditions;
• Opening Year (OY) Traffic Conditions;
• Opening Year Plus Project (OYP) Traffic Conditions.
1.1 SUMMARY OF LEVEL OF SERVICE ANALYSIS RESULTS
Table ES-1 summarizes the results of the intersection level of service analysis based on the City of La Quinta
thresholds of significance for analyzing transportation deficiencies.
MSA-24-001
Table ES-1
Summary of Transportation Deficiencies at the Study Intersection
Intersection
Existing
Opening Year
Opening Year
+Project
1
Adams Street
Corporate Centre Drive
-
-
-
Existing Traffic Conditions
The study intersection is projected to operate at an acceptable LOS during the AM and PM peak hours for
Existing traffic conditions.
Opening Year (OY) Traffic Conditions
The study intersection is projected to operate at an acceptable LOS during the AM and PM peak hours for
Opening Year traffic conditions. III
� IIIOpening Year Plus Protect (OYP) Traffic Conditions IIII`�1C
The study intersection is projected to operate at an acceptable LOS during the AM and PM peak hours for
Background traffic conditions.
1.2 ON -SITE ROADWAY AND SITE ACCESS IMPROVE NTS
Wherever necessary, roadways adjacent to the proposed project site and site access points will be
constructed in compliance with recommended roadway classifications and respective cross -sections in the
City General Plan or as directed by the City Engineer.
Sight distance at each project access point should be reviewed with respect to standard Caltrans and City
sight distance standards at the time of final grading, landscaping and street improvement plans.
Signing and stripping shall be implemented in conjunction with detailed construction plans for the project
site.
MSA-24-001
VA
2.0 INTRODUCTION
This traffic impact analysis (TIA) analyzes the projected traffic operations associated with the proposed
land use project located at the southwest corner of Adams Street and Corporate Centre Drive in the City of
La Quinta, California. The purpose of this TIA is to evaluate potential circulation system deficiencies that may
result from the development of the proposed project, and to recommend improvements to achieve
acceptable operations, if applicable. This analysis has been prepared in coordination with the City of La
Quinta via a scoping agreement (See Appendix B) and follows the City of La Quinta 2035 General Plan (City
General Plan) (November 2013) and the City of La Quinta Traffic Impact Study Guidelines (City Guidelines)
(June 2012).
2.1 PROJECT DESCRIPTION
The proposed project is for the construction of a 3,800 square coffee shop with a drive -through window. The
proposed project will be accessible via the existing driveway west of the intersection of Adams Street and
Corporate Centre Drive. The project site is currently designated for General Commercial (CG) land use. The
site is zoned as Regional Commercial (CR). The project site is currently vacant.
Exhibit 1 displays a map with the proposed project location. Exhibit 2 shows the project site plan.
2.2 STUDY AREA
One (1) intersection in the vicinity of the project site has been included in the intersection level of service
(LOS) analysis: M1%
1. Adams Street/Corporate Centre Drive
hk" IAL
The intersection is located within the City of La Quinta. The study intersection is analyzed for the following
study scenarios: 11111
• Existing Traffic Conditions;
• Opening Year (OY) Traffic Conditions;
• Opening Year Plus Project (OYP) Traffic Conditions.
Traffic operations are evaluated for the following time periods:
• Weekday AM Peak Hour occurring between 7:00 AM to 9:00 AM;
• Weekday PM Peak Hour occurring between 4:00 PM to 6:00 PM.
MSA-24-001
8
2.3 INTERSECTION ANALYSIS METHODOLOGY
Level of Service (LOS) is commonly used to describe the quality of flow on roadways and at intersections
using a range of LOS from LOS A (free flow with little congestion) to LOS F (severely congested conditions).
The definitions for LOS for interruption of traffic flow differ depending on the type of traffic control (traffic
signal, unsignalized intersection with side street stops, unsignalized intersection with all -way stops). The
Highway Capacity Manual 71h Edition (HCM) (Transportation Research Board, 2022) methodology expresses
the LOS of an intersection in terms of delay time for the intersection approaches. The HCM methodology
utilizes different procedures for different types of intersection controls.
City Guidelines allow signalized intersection operations to be analyzed utilizing the HCM methodology.
Intersection LOS for signalized intersections is based on the intersection's average control delay for all
movements at the intersection during the peak hour. Control delay includes initial deceleration delay, queue
move -up time, stopped delay, and final acceleration delay. The procedure for stop -control analysis
determines the average total delay, expressed in seconds of delay per vehicle, for left turns from the major
street and from the stop -controlled minor street traffic stream. Delay values are calculated based on the
relationship between traffic on the major street and the availability of acceptable "gaps" in this stream
through which conflicting traffic movements can be made.
Intersection operation for unsignalized intersections is based on the weighted average control delay
expressed in seconds per vehicle. At a two-way or side -street stop -controlled intersection, LOS is calculated
for each stop -controlled minor street movement, for the left -turn movement(s) from the major street, and
for the intersection as a whole. For approaches consisting of a single lane, the delay is calculated as the
average of all movements in that lane. For all -way stop -controlled intersection, LOS is computed for the
intersection as a whole.
Table 1 describes the general characteristics of traffic flow and accompanying delay ranges at signalized
intersections. ,11
I, Table 1:
HCM — LOS & Delav Ranees — Sienalized Intersections
Level of
Average Control Delay (Seconds/Vehicle)
Service
Signalized Intersections
Unsignalized Intersections
A
0 —10.00
0 —10.00
B
10.01-20.00
10.01-15.00
C
20.01-35.00
15.01-25.00
D
35.01— 55.00
25.01— 35.00
E
55.01— 80.00
35.01— 50.00
F
> 80.01
> 50.01
Source: Highway Capacity Manual, 7th Edition (Transportation Research Board, 2022).
MSA-24-001
we,
Collected peak hour traffic volumes have been adjusted using a peak hour factor (PHF) to reflect peak 15-
minute volumes. It is a common practice in LOS analysis to conservatively use a peak 15-minute flow rate
applied to the entire hour to derive flow rates in vehicles per hour that are used in the LOS analysis. The PHF
is the relationship between the peak 15-minute flow rate and the full hourly volume. PHF = [Hourly Volume]/
[4 * Peak 15-Minute Volume]. The use of a 15-minute PHF produces a more detailed and conservative
analysis compared to analyzing vehicles per hour. Existing PHFs, obtained from the existing traffic counts
have been used for all analysis scenarios in this study.
This analysis utilizes PTV Vistro, Version 2025 analysis software for all signalized intersections. Vistro is a
macroscopic traffic software program that is based on the signalized intersection capacity analysis specified
in Chapter 16 of the HCM. The level of service and capacity analysis performed within Vistro takes the
optimization and coordination of signalized intersections within a network into consideration.
2.4 CITY OF LA QUINTA PERFORMANCE CRITERIA
The City General Plan has established City of La Quinta mandates that the City strive to maintain the minimum
level of service for its intersections at no wore than LOS D.
P-A
10
MSA-24-001
®Exhibit 1: Project Location
Adam St and Corporate Centre Dr Queue Study
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MSA-24-001
Not to Scale
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®Exhibit 2: Proposed Site Plan
Adam St and Corporate Centre Dr Queue Study MSA-24-001
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3.0 EXISTING CONDITIONS
3.1 EXISTING CIRCULATION NETWORK/STUDY AREA CONDITIONS
The characteristics of the roadways in the study intersection are described in Table 2.
Table 2:
Roadway Characteristics within Study Area
Roadway
Classification1
Jurisdiction
Direction
Existing
Median
Speed
On -Street
Travel Lanes
Type 2
Limit (mph)
Parking
Adams Street
Secondary Arterial 4UD
La Quinta
North -South
4
RM
45
No
Corporate Centre Drive
Collector
La Quinta
East-West
2
NM
25
No
1: Source: City of La Quinta 2035 General Plan (November 2013).
2: RM= Raised Median, NM = No Median.
Exhibit 3 shows the Existing study area lane geometry and intersection controls.
3.2 EXISTING PUBLIC TRANSIT SERVICES
The City of La Quinta is served by the SunLine Transit Agency which provides bus service throughout the
Coachella Valley region. SunLine Route 7 travels between census -designated Bermuda Dunes and the City of
La Quinta and travels past the proposed project along Adams Street. It includes two (2) stops less than one-
third (1/3) of a mile from the site. Appendix B contains a map and schedule of SunLine Route 7.
The City General Plan indicates a Class III bicycle path is planned for Adams Street along the proposed project
frontage. There are pedestrian crosswalks at all four approaches of the study intersection. Sidewalks exist on
Adams Street and the westbound leg of Corporate Centre Drive. The proposed project includes the
construction of a sidewalk on the eastbound leg of Corporate Centre Drive along the project frontage.
3.4 EXISTING TRAFFIC VOLUMES
To determine the existing operation of the study intersection, AM and PM peak period traffic volumes were
collected on Tuesday, December 17, 2024. Detailed traffic count data is provided in Appendix C. The existing
AM and PM peak hour volumes at the study intersection is shown in Exhibit 4.
MSA-24-001
13
3.5 EXISTING CONDITIONS INTERSECTION LEVEL OF SERVICE ANALYSIS
The intersection analysis of the AM and PM peak hours for Existing traffic conditions is shown in Table 3.
Calculations are based on the Existing geonnetrics at the study area intersection as shown previously in
Exhibit 3. HCM analysis sheets are provided in Appendix D.
Table 3:
Intersection Analysis — Existing Conditions
Intersection
Control Type
Peak Hour
Existing Conditions
Delay'
LOS
1
Adams Street
Corporate Centre Drive
Signal
AM
18.2
B
PM
18.8
B
1: Delay shown in seconds per vehicle. Per the Highway Capacity Manual 7t1 Edition, overall average delay and LOS are shown for signalized and all -way stop -
controlled intersections. �II�I�''►
As shown in Table 3, the study intersection is currently operating at an acceptable LOS during the AM and
PM peak hours for Existing traffic conditions. `I
*%6,
MSA-24-001
14
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Corporate Centre Ddve�
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Exhibit 3: Lane Geometry and Intersection Controls
Adam St and Corporate Centre Dr Queue Study MSA-24-001 IQ
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AM Peak Hour Volumes
Adam Street/
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PM Peak Hour Volumes
Adam Street/
Corporate Centre Drive -Driveway
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OExhibit 4: Existing AM and PM Peak Hour Volumes
Adam St and Corporate Centre Dr Queue Study MSA-24-001 IQ
mrd0l�w>•G Not to Scale
4.0 PROPOSED PROJECT
The proposed project is for the construction of a 3,800 square foot coffee shop with a drive -through window.
The proposed project will be accessible via the existing driveway west of the intersection of Adams Street
and Corporate Centre Drive. The project site is currently designated for General Commercial (CG) land use.
The site is zoned as Regional Commercial (CR). The project site is currently vacant.
Exhibit 2 previously showed the proposed project site plan.
4.2 PROJECT TRIP GENERATION
Trip generation represents the amount of traffic, both inbound and outbound, produced by a development.
Determining trip generation for a proposed project is based on projecting the amount of traffic that the
specific land uses being proposed will produce. Industry standard Institute of Transportation Engineers (ITE)
Trip Generation Manual (11th Edition, 2021) trip generation rates were used to determine trip generation of
for the proposed project land uses. Xqq%�
Table 4 summarizes the projected AM peak hour, PM peak hour and daily trip generation of the proposed
project. The proposed project is projected to generate 2,028 new daily trips including 326 AM peak hour trips
and 148 PM peak hour trips.
41mb" Tabl
"Proposed Project Trip Generation
Daily
AM Peak Hour
PM Peak Hour
Proposed Land Use'
ITE Code
Qty
Unit
Rate
Volume
Rate
In:Out
Split
Volume
Rate
In:Out
Split
Volume
In
Out
Total
In
Out
Total
Coffee/Donut shop with
Drive -Through Window
937
3.80
TSF 533.57
2,028
85.88
51:49
166
160
326
38.99
50:50
74
74
148
1: Trip generation and pass -by rates from ITE Trip Generation Manual (11th Edition, 2021).
2: TSF = Thousand Square Feet.
4.3 PROJECT TRIP DISTRIBUTION
Projecting trip distribution involves the process of identifying probable destinations and traffic routes that
will be utilized by the proposed project's traffic. The potential interaction between the proposed land use
and surrounding regional access routes are considered to identify the probable routes onto which project
traffic would distribute. The projected trip distribution for the proposed project is based on anticipated travel
patterns to and from the project site. Exhibit 5 shows the project proposed trip distribution.
MSA-24-001
17
4.4 SIGHT DISTANCE ANALYSIS
Corner sight distance was reviewed at the proposed exiting drive -through. The parking lot of the shopping
center was assumed to be 15 miles per hour. As such, the recommended minimum stopping sight distance
would be 100 feet, the corner sight distance to the right 145 feet, and the corner sight distance to the left
165 feet. Currently there is more sight distance available than these minimum recommended values at the
proposed parking lot connection so long as the drive -through is designed with the appropriate sight lines.
Exhibit 6 displays the sight distance analysis template.
4.5 ON -SITE CIRCULATION ANALYSIS
A template displaying navigation of a passenger vehicle circulating in and out of the drive -through of the
proposed project was generated to demonstrate the sufficiency of space to maneuver through the project.
A standard passenger vehicle of 20-feet in length was used for the template. The template is provided in
Exhibit 7.
*1
18
MSA-24-001
Exhibit 5: Proposed Trip Distribution
Adam St and Corporate Centre Dr Queue Study
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r/.-zM Project Site
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(XX%) Percent Trip Distribution
MSA-24-001
Not to Scale
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P - Passenger Car
Overall Length
Overall Width
Overall Body Height
Min Body Ground Clearance
Track Width
Lock -to -lock time
Curb to Curb Turning Radius
19.000ft
7.000ft
5.101ft
1.116ft
6.000ft
4.00s
24.000ft
®Exhibit 7: On -Site Circulation
Adam St and Corporate Centre Dr Queue Study MSA-24-001
TIYIFMBII�wa Mc
5.0 OPENING YEAR (OY) TRAFFIC CONDITIONS
The Opening Year (OY) traffic conditions analysis is intended to analyze the traffic conditions projected for
the proposed project opening year. This study scenario includes analysis of traffic generated by nearby
cumulative projects. It does not include traffic generated by the proposed project.
5.1 ROADWAY IMPROVEMENTS
The lane configurations and traffic controls assumed to be in place for the OYtraffic conditions scenario are
consistent with those previously shown in Exhibit 3.
5.2 CUMULATIVE PROJECTS TRAFFIC
City Guidelines require that other reasonably foreseeable development projects which are either approved
or are currently being processed in the study area also be included as part of a cumulative analysis scenario.
A list of cumulative projects was developed for this analysis through consultation with City of La Quinta
staff, and obtainment of current development status reports. A summary of the cumulative projects
including their land uses and trip generation are shown in Table 5. The cumulative project locations are
shown on the map in Exhibit 8.
00)
.11
MSA-24-001
Table 5:
Cumulative Projects List and Trip Generation
Daily
AM Peak Hour
PM Peak Hour
Project
Land Use'
ITE
Qty
Unit3
In:Out
Volume
n:Out
Volume
Code
Rate
Volume
Rate
Rate
In
Out
Total
In
Out
Total
Split
Split
Flora at Jefferson
Multifamily Housing
1
220
88
DU
6.74
593
0.4
24:76
8
27
35
0.51
3:37
28
17
45
Square
(Low -Rise)
Jefferson Street
Multifamily Housing
2
220
42
DU
6.74
283
0.4
24:76
4
13
17
0.51
3:37
13
8
21
Apartments
(Low -Rise)
Coffee shop w/ Drive
33.0
934
4.76
TSF
467.48
2,226
4.61
51:49
108
104
212
2:48
82
75
157
Through Window
3
Pass By -Trips
(0.5 Daily, 0.5 AM, 0.55
-1,113
-54
-52
106
45
41
86
Dune Palm
Single -Tunnel Automated
3
1.0
Tunnel
1858
1,858
124
50:50
62
62
124
190
0:50
95
95
190
Mixed Use
Car Wash2
Pass By -Trips
-372
-12
-12
-25
-19
-19
-38
-372
(0.2 Daily, 0.2 AM, 0.2 PM)
Multifamily Housing
210
180
DU
6.74
1,213
0.4
24:76
17
55
72
0.51
3:37
58
34
92
(Low -Rise)
4
Hampton Inn
Hotel
310
125
RM
7.99
999
0.46
56:44
32
26
58
0.59
1:49
38
36
74
5
St. Francis
Church
560
22.50
TSF
7.6
171
0.32
62:38
4
3
7
0.49
4:56
5
6
11
Expansion
Multifamily Housing
220
178
DU
6.74
1,200
0.4
24:76
17
54
71
0.51
3:37
57
34
91
La Quinta Village
(Low -Rise)
6
Apartments
Affordable Housing
223
74
DU
4.81
356
0.36
29:71
8
19
27
0.46
9:41
20
14
34
Rancho La Quinta
7
General Office Building
710
2.92
TSF
10.84
32
1.52
88:12
4
0
4
1.44
17:83
1
3
4
Club Expansion
8
Rancho La Quinta
Health/Fitness Club
492
11.54
TSF
0
0
1.31
51:49
8
7
15
3.45
7:43
23
17
40
Fitness
AM
Results
DailyVolume
Peak In Out Total
PM
In Out Total
Peak Hour
Hour
Subtotal
8,93
272
370
642
420
339
759
Pass -By Trips
-1,485
-66
-64
-131
-64
-60
-124
Net Total
7,44
206
306
511
356
279
635
1: Trip generation and pass -by rates are from the ITE Trip Generation Manual (11th Edition, 2021) except where noted.
2: Trip generation and pass -by rates are derived from Fast5Xpress Glendora Traffic Impact Analysis FCW21002 (March 2022) prepared by TJW Engineering, Inc.
3: DU = Dwelling Units; TSF = Thousand Square Feet; RM = Room.
5.3 OPENING YEAR TRAFFIC VOLUMES
OY traffic volumes are volumes projected for the proposed project opening year, 2025, including volumes
from nearby cumulative projects. To project traffic volumes for 2025, an annual growth rate of 2% for one
year was applied to the Existing traffic volumes. The projected volumes are then added to the cumulative
project volumes. Exhibit 9 shows OYAM and PM peak hour volumes at the study intersection.
OY Volumes = (Existing (2024) Counts * 1.02) + Cumulative Projects
MSA-24-001
23
5.4 OPENING YEAR INTERSECTION LOS ANALYSIS
The intersection analysis for AM and PM peak hours under OY traffic conditions is shown in Table 6. HCM
worksheets are shown in Appendix D.
Table 6:
Intersection Analysis — Opening Year Conditions
Intersection
Control Type
Peak Hour
OY Conditions
Delay'
LOS
1
Adams Street
Corporate Centre Drive
Signal
AM
17.7
B
PM
18.3
B
Delay is shown in seconds per vehicle. Per the Highway Capacity Manual Th Edition, overall average delay and LOS are shown for signalized and all -way
stop -controlled intersections.
11116,
As shown in Table 6, the study intersection is projected to operate at an acceptable LOS during the AM and
PM peak f
*1
24
MSA-24-001
4J[
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s 4 ,
1-4
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�~ 6
Legend:
Project Site
O Approximate Cumulative Project Locations
Q
Exhibit 8: Cumulative Project Locations
Adam St and Corporate Centre Dr Queue Study MSA-24-001
rr r
• , � C C
1 a 3
R `
47D4
A
A
. r.
AM Peak Hour Volumes
Adam Street/
Corporate Centre Drive -Driveway
78 J37
24 —~ - gq
�mm
•
ii
PM Peak Hour Volumes
Adam Street/
Corporate Centre Drive -Driveway
0
0��
V-`
78
24
J37
—�
gq
��a
Legend:
�T17J� Project Site
® Study Intersection Location
Exhibit 9: Opening Year AM and PM Peak Hour Volumes
Adam St and Corporate Centre Dr Queue Study MSA-24-001 IQ
mrd0l�w>MG Not to Scale
6.0 OPENING YEAR PLUS PROJECT (OYP) TRAFFIC CONDITIONS
The Opening Year Plus Project (OYP) traffic conditions analysis is intended to analyze impact the proposed
project has on the traffic conditions projected for the proposed project opening year. This study scenario
includes analysis of traffic generated by nearby cumulative projects.
6.1 ROADWAY IMPROVEMENTS
The lane configurations and traffic controls assumed to be in place for the OYP traffic conditions scenario are
consistent with those previously shown in Exhibit 3.
6.2 OPENING YEAR PLUS PROJECTTRAFFIC VOLUMES
OYP traffic volumes are volumes projected for the proposed project opening year, 2025, including volumes
generated by the proposed project and nearby cumulative projects. To project traffic volumes for 2025, an
annual growth rate of 2%for one year was applied to the Existing traffic volumes. The projected volumes are
then added to the volumes of both the proposed project and cumulative projects. Exhibit 10 shows OYP AM
and PM peak hour volumes at the study intersection.
OYP Volumes = (Existing (2024) Counts * 1.02) + Proposed Project + Cumulative Projects
6.3 OPENING YEAR PLUS PROJECT INTERSECTION LEVEL OF SERVICE ANALYSIS
The OYP traffic conditions AM and PM peak hour intersection analysis is shown in Table 7. HCM analysis
sheets are provided in Appendix D.
Table 7:
Intersection Analysis — Opening Year Plus Project Conditions
Intersection
Control Type
Peak
Hour
E Conditions
OYP Conditions
Delay'
LOS
Delay'
LOS
1
Adams Street
Corporate Centre Drive
Signal
AM
18.2
B
25.2
B
PM
18.8
B
22.2
C
1: Delay is shown in seconds per vehicle. Per the Highway Capacity Manual Th Edition, overall average delay and LOS are shown for signalized and all -way
stop -controlled intersections.
As shown in Table 7, the study intersection is projected to operate at an acceptable LOS during the AM and
PM peak hours for OYP traffic conditions.
MSA-24-001
27
6.4 ALTERNATIVE SCENARIOS OPENING YEAR PLUS PROJECT INTERSECTION LEVEL OF SERVICE ANALYSIS
The City of La Quinta requested 3 different alternative scenarios to be analyzed at the study intersection of
Adams Street and Corporate Centre Drive.
• Alternative 1— Four (4) lane configuration at Corporate Centre Drive
• Alternative 2 — One (1) lane configuration along Adams Street (road diet)
• Alternative 3 — Roundabout
Exhibit 11 shows Alternative OYP lane geometry and intersection controls. The Alternative OYP traffic
conditions AM and PM peak hour intersection analysis is shown in Table 8. HCM analysis sheets are provided
in Appendix D.
.,,1111111,
Table 8:
Intersection Analvsis — ODeninR Year Plus Proiect Conditions
Intersection
Peak
Hour
OYP Conditions
Alternative #1
Alternative #2
Alternative #3
Delay'
LOS
Delay'
LOS
Delay'
LOS
Delay'
LOS
1
Adams Street
Corporate Centre Drive
AM
25.2
B
24.4
C
31.6
C
14.6
B
PM
22.2
C
22.0
C
24.6
C
14.0
B
1: Delay is shown in seconds per vehicle. Per the Highway Capacity Manual 7t' Edition, overall average delay and LOS are shown for signalized and all -way
stop -controlled intersections.
Vrl%
As shown in Table 8, the study intersection is projected to operate at an acceptable LOS during the AM and
PM peak hours for Alternative OYP traffic conditions. 1%
MSA-24-001
28
AM Peak Hour Volumes
Adam Street/
Corporate Centre Drive -Driveway
O mP�
N�
150 J
20 11
112 � � gq
�mm
Imo• ^ �•- �
Corporate Centre Ddve -
1•
8 _ -
highway � � �
PM Peak Hour Volumes
Adam Street/
Corporate Centre Drive -Driveway
Y
111 �} 37
20 • 11
65 �� - 84
v
®Exhibit 10: Opening Year Plus Project AM and PM Peak Hour Volumes
Adam St and Corporate Centre Dr Queue Study
T1NdBII�F6 MG
Legend:
�T17J� Project Site
® Study Intersection Location
MSA-24-001 IQ
Not to Scale
A
. r.
Alternative #1
Adam Street/
Corporate Centre Drive -Driveway
0
JL
' ks
Alternative #2
Adam Street/
Corporate Centre Drive -Driveway
ov�-
1
Alternative #3
Adam Street/
Corporate Centre Drive -Driveway
o
Legend:
�T17J� Project Site
® Study Intersection Location
®Exhibit 11: Lane Geometry and Intersection Controls for Alternative OYP Scenarios
Adam St and Corporate Centre Dr Queue Study MSA-24-001 IQ
DNFMOII�ws we Not to Scale
7.0 DRIVE -THROUGH QUEUE ANALYSIS
The project proposes a coffee shop drive -through window which would have a capacity of approximately 13
vehicles (280 feet) before a queue begins to form outside of the drive -through lane. Comparable sites for
drive -through queue analysis were determined based on discussions with the project applicant and City staff.
The two locations have similar adjacent major roadways. Drive -through queue were collected at the following
two existing comparable locations:
1) McDonald's: 78-962 CA-111, La Quinta, CA 92253;
2) Starbucks: 78752 CA-111, La Quinta, CA 92253.
Exhibit 12 demonstrates the proposed queue using a standard passenger vehicle and Exhibit 13 shows the
proposed comparable site locations.
7.1 Drive -Through Queue Analysis Methodology
Peak periods for coffee shops are typically weekdays in the morning, lunchtime, and in the evening.
Therefore, site queue observations were conducted on a typical weekday and Saturday from 7:00-9:00 AM,
11:00 AM-2:00 PM, and 4:00-7:00 PM. Data was collected in 10-minute increments on Saturday, December
14, 2025 and Tuesday, December 17, 2025.
mr__� X 'A�
The data collection resulted in a sample size of 102 data points on each day for a total of 208 data points.
The data collected can be used to determine the 851" percentile queue length, which is typically used to
determine the appropriate vehicle stacking needed for drive -through restaurants.
7.2 Drive -Through Queue Observation Results%7
Based on the collected data, Table 9 shows the number of times a certain queue length occurred and the
probability of that queue length not being exceeded. Complete observation data is provided in Appendix A.
MSA-24-001
31
Table 9:
Summary of Drive -Through Queue Observations and Analysis
Drive -Through Queue Analysis
Queue Length
(Vehicles)
Number of
Occurrences
Total Number of
Data Points
Probability of Exceeding
Queue Length
0
6
6
2.94%
1
19
25
12.25
2
21
46
22.55
3
24
70
34.31
4
22
92
45.10%
5
13
105
51.47
6
19
124
60.78%
7
17
141
69.12
8
13
154
75.49
9
16
170
83.33
10
10
180
88.24
11
5
185
90.69
12
7
192
94.12
13
3
195
95.59
14
6
201
98.53
15
2
203
99.51
16
1
204
100.00
85th Percentile Info
Queue Length: 10 Vehicles
Data Point: 174th
When determining the appropriate queue storage, a drive -through should typically be designed to
accommodate the 85th percentile queue length. Based on the data collected at the existing locations, the 85th
percentile queue length is 10 vehicles which occurred at the 88nd data point. The maximum observed queue
was 16 vehicles occurring one time.
In the event that the queue extends beyond 13 vehicles, coffee shop associates can direct traffic through the
drive aisles in the parking lot to stack south of the drive -through lane entrance. This will leave the coffee shop
drive -through entrance accessible and will only block off parking spaces near the coffee shop itself.
MSA-24-001
32
®Exhibit 12: Proposed Queue
Adam St and Corporate Centre Dr Queue Study
T1NdBII�F6 MG
Legend:
P - Passenger Car
Overall Length
19.00Oft
Overall Width
7.00Oft
Overall Body Height
5.101ft
Min Bod Ground Clearance
1.116ft
Track Width
6.00Oft
Lock -to -lock time
4.00s
Curb to Curb Turning Radius
24.00Oft
MSA-24-001
Not to Scale
R `= Starbucks
Cf�ii•�
j F ram%
Project Site-��
s
JA -
�•� � ; .ter `"• ... - -, � .�' �� '� T ". 'h
e
r-
Highway 111
Simon Drive '�•_ ..� .__
IF
(� Exhibit 13: Comparable Site Locations
La Quinta Center Drive
� f� �� ` �� 1•� wn i Y
IA-
Adam St and Corporate Centre Dr Queue Study
MSA-24-001
Not to Scale
APPENDIX
Appendix A: Glossary of Terminology
Appendix B: Scoping Agreement
Appendix C: Existing Traffic Counts
Appendix D: HCM Analysis Sheets
*1
MSA-24-001
Glossary of Terminology
arRnNVMC-
AC
Acres
ADT
Average Daily Traffic
Caltrans
California Department of Transportation
DU
Dwelling Unit
ICU
Intersection Capacity Utilization
LOS
Level of Service
TSF
Thousand Square Feet
V/C
Volume/Capacity 1111P
VMT
Vehicle Miles Traveled 411 111,
TERMS
`41111..111,
AVERAGE DAILY TRAFFIC — The average 24-hour volume for a stated period divided by the number of days in
that period. For example, Annual Average Daily Traffic is the total volume during a year divided by 365 days.
CAPACITY — The maximum number of vehicles that can be reasonably expected to pass over a given section
of a lane or a roadway in a given time period.
in, V
CYCLE LENGTH — The time period in seconds required for a traffic signal to complete one full cycle of
indications. "4%7
DAILY CAPACITY — A theoretical value representing the daily traffic volume that will typically result in a peak
hour volume equal to the capacity of the roadway.
11111
DELAY — The time consumed while traffic is impeded in its movement by some element over which it has no
control, usually expressed in seconds per vehicle.
DENSITY — The number of vehicles occupying in a unit length of the through traffic lanes of a roadway at any
given instant. Usually expressed in vehicles per mile.
DESIGN SPEED — A speed selected for purposes of design. Features of a highway, such as curvature,
superelevation, and sight distance (upon which the safe operation of vehicles is dependent) are correlated to
design speed.
DIRECTIONAL SPLIT — The percent of traffic in the peak direction at any point in time.
FREE FLOW — Volumes are well below capacity. Vehicles can maneuver freely and travel is unimpeded by other
traffic.
HEADWAY — Time or distance spacing between successive vehicles in a traffic stream, front bumper to front
bumper.
LEVEL OF SERVICE —A qualitative measure of a number of factors, which include speed and travel time, traffic
interruptions, freedom to maneuver, safety, driving comfort and convenience, and operating costs.
PASSENGER CAR EQUIVALENT (PCE) —A metric used to assess the impact of larger vehicles, such as trucks,
recreational vehicles, and buses, by converting the traffic volume of larger vehicles to an equivalent number
of passenger cars.
PEAK HOUR — The 60 consecutive minutes with the highest number of vehicles.
QUEUE LENGTH — The length of vehicle queue, typically expressed in feet, waiting at a service area such as a
Traffic signal, stop sign, or access gate.
`11111C,
SIGHT DISTANCE — The continuous length of roadway visible to a driver or roadway user.
SIGNAL CYCLE — The time period in seconds required for one complete sequence of signal indications.
SIGNAL PHASE — The part of the signal cycle allocated to one or more traffic movements.
4011",
STARTING DELAY — The delay experienced in initiating the movement of queued traffic from a stop to an
average running speed through an intersection.
TRAFFIC -ACTUATED SIGNAL —A type of traffic signal that directs traffic to stop and go in accordance with the
demands of traffic, as registered by the actuation of detectors.
TRIP — The movement of a person or vehicle from one location (origin) to another (destination). For example,
from home to store to home is two trips, not one.
TRIP GENERATION RATE — The quantity of trips produced and/or attracted by a specific land use stated in
terms of units such as per dwelling, per acre, and per 1,000 square feet of floor space.
VEHICLE MILES OF TRAVEL — A measure of the amount of usage of a section of highway, obtained by
multiplying the average daily traffic by length of facility in miles.
taQa fra
CALIFORNIA -
ATTACHMENT 4
CITY OF LA QUINTA
DATE 12/11 /24
TRAFFIC IMPACTS ANALYSIS SCOPE
Work to be done per Engineering Bulletin 06-13
Project Name: Adams St and Corporate Centre Dr Drive -Through Queue Study
Project Location: Adams St and Corporate Centre Dr
Project Description: 3,800 square foot drive -through facility
Developer
Traffic Engineer
Name
ADAMS ONE ELEVEN, LLC.
TJW Engineering, Inc.
Address
900 Island Drive Unit 312
9841 Irvine Center Drive, Suite 200.
Rancho Mirage, Ca 92270
Irvine, Ca 92618
Contact
Michael J. Shovlin
Daniel Flores
Phone
949 878-3509
Email
Daniel (@t6wenciineerinci.com
Study Intersection Study Segments
%dams St and Corporate Centre Dr N/A
ITE Land Use Code
ITE Trip
Gen. Rate
Unit of
Measure
Daily Trips
Pass by
%
Fast -Food Restaurant with
934
TSF
1,776
50% AM
Drive -Through Window
50% PM
55% Daily
Time periods to be analyzed:
Years to be analyzed:
0 AM 0 PM ❑ Sat
❑ Other
Existing, Opening Year (2025) without
Project and Opening Year (2025) with
Project scenarios
taQa fra
CALIFORNIA -
Special issues to be addressed: Collect drive -through queue data in 10-minute increments
at up to two (2) comparable sites during the peak periods. The peak period data collection will occur
on a typical weekday and a Saturday from 7:00-9:00 AM, 11:00 AM-2:00 PM, and 4:00-7:00 PM.
Attachments: 0 Site Plan m Study Intersections/Segments Map
City
n Map ❑ Cumulative Impacts
Approval Date 1/16/25
Additional Items to be address:
Provide a site distance exhibit for the
exiting drive -through driveway and
provide vehicle turning movements to
illustrate on -site circulation.
City of La Quinta to provide
cumulative projects for for
opening year scenario
Adams Street and Corpporate Centre Drive
Drive -Through Queue Study
Table 1
Project Trip Generation
Daily
AM Peak Hour
PM Peak Hour
Proposed Land Use'
ITE
Qty
Unit'
In:Out
Volume
In:Out
Volume
Code
Rate
Volume
Rate
Rate
In
Out
Total
In
I Out
Total
Split
Split
Fast -Food Restaurant with Drive -Through
934
3.80
TSF
467.48
1,776
44.61
51:49
87
83
170
33.03
52:48
66
60
126
Window
Pass -By Trips (0.5 Daily, 0.5 AM, 0.55 PM)
-888
-44
-42
-86
-36
-33
-69
Net Total
888
43
41
84
30
27
57
1: Trip generation and pass -by rates from ITE Trip Generation (11th Edition, 2021).
2: TSF = Thousand Square Feet.
MSA-24-001
111 LA QUINTA DRIVE-THRU PAD
HIGHWAY 111 - LA QUINTA, CA
NORTH
0' 5' 10' 20' 40'
ok
MN \
PREST I VUKSIC I GREENWOOD
A K �- H IT E C T S i T E K I U K S
44530 SAN PABLO AVE, STE 200 1 PALM DESERT, CA 92260
WWW.PVGARCHITECTS.COM
INFO@PVGARCHITECTS.COM 1760.779.5393T
KEYNOTES
NO.
DESCRIPTION
3'H 8" CMU WALL
100
101
3' H 8" CMU PLANTER WALL W/ STUCCO FINISH
102
PLANTER
103
NEW CONCRETE CURB, SEE CIVIL
104
EXISTING CONCRETE CURB, SEE CIVIL
105
EXISITNG CONCRETE CURB TO BE REMOVED, SEE
CIVIL
106
NEW ACCESSIBLE PARKING STALL
107
NEW CURB RAMP, SEE CIVIL
108
NEW TRASH ENCLOSURE TO MATCH EXISTING
109
EXISTING SITE WALL
110
EXISTING TRASH ENCLOSURE
111
TRUNCATED DOMES, MIN. 3'
112
NEW SIDEWALK PER CITY STANDARDS, SEE CIVIL
113
EXISTING SIDEWALK
114
EXISITNG CURB RAMP
115
NEW CONCRETE HARDSCAPE, SEE CIVIL AND
LANDSCAPE
116
NEW ACCESSIBLE PATH STRIPING
117
NEW ACCESSIBLE PARKING SIGN
118
1 NEW CONCRETE WHEEL STOP
119
JACCESSIBLE PATH
Scale:
Sheet:
SITE PLAN
N
O
N
N O
O
1 " = 10'-0" U) N
� N
A101Q
Trip Distribution
SL.UpR1g ,grCCrflCrlt i. �� � Fl{►e,{�+,
La C)uinta, California
a
r f
• rA
>N = Site rx
fj. , ®r,
lit v
lot M
�_ee44 j •� R f6' �il' •v . G •+
�,. '� I `w a•� f ;I?. .« �' art. _r a �
OP T p - A
�,� �•�.i 'ot � ."' �r "�`-c ♦ k �' Y +; A pr.''�'r' � a��c�l�:'�ct:Fi.-,�_, -
City of La Quinta
N/S: Adams Street
E/W: Corporate Centre Drive
Weather: Clear
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
(951)268-6268
Groups Printed- Total Volume
File Name
: LQA_Adams-CC AM
Site Code
: 241097
Start Date
: 12/17/2024
Page No
: 1
Adams
Street
Corporate
Centre
Drive
Adams
Street
Corporate
Centre
Drive
Southbound
Westbound
Northbound
Eastbound
Start Time
Left
Thru
Right
App. Total
Left
Thru
Right
App. Total
Left
Thru
Right
App. Total
Left
Thru
Right
App. Total
Int. Total
07:00 AM
11
28
9
48
6
3
1
10
1
21
9
31
3
3
3
9
98
07:15 AM
11
52
15
78
10
1
6
17
0
35
12
47
11
0
1
12
154
07:30 AM
16
47
11
74
7
2
2
11
2
32
20
54
5
2
3
10
149
07:45 AM
23
97
26
146
18
1
4
23
5
32
25
62
4
3
4
11
242
Total
61
224
61
346
41
7
13
61
8
120
66
194
23
8
11
42
643
08:00 AM
19
90
29
138
16
3
7
26
3
46
24
73
21
1
3
25
262
08:15 AM
19
102
25
146
22
3
11
36
5
64
21
90
12
6
8
26
298
08:30 AM
23
96
28
147
25
1
9
35
5
64
13
82
15
9
3
27
291
08:45 AM
18
98
23
139
19
4
9
32
6
100
29
135
28
4
10
42
348
Total
79
386
105
570
82
11
36
129
19
274
87
380
76
20
24
120
1199
Grand Total
140
610
166
916
123
18
49
190
27
394
153
574
99
28
35
162
1842
Apprch %
15.3
66.6
18.1
64.7
9.5
25.8
4.7
68.6
26.7
61.1
17.3
2'
Total %
7.6
33.1
9
49.7
6.7
1
2.7
10.3
1.5
21.4
8.3
31.2
5.4
1.5
Adams Street
Southbound
Corporate Centre Drive
Westbound
Adams Street
Northbound
Corporate Centre Drive
Eastbound
Start Time
Left Thru Right App. Total
Left Thru Right App Total
Left Thru Right App. Total
Left Thru Right I App. Total
Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1
Peak Hour for Entire Intersection Beqins at 08:00 AM
Int. Total
08:00 AM
19
90
29
138
16
3
7
26
3
46
24
73
21
1
3
25
262
08:15 AM
19
102
25
146
22
3
11
36
5
64
21
90
12
6
8
26
298
08:30 AM
23
96
28
147
25
1
9
35
5
64
13
82
15
9
3
27
291
08:45 AM
18
98
23
139
19
4
9
32
6
100
29
135
28
4
10
42
348
Total Volume
79
386
105
570
82
11
36
129
19
274
87
380
76
20
24
120
1199
% App. Total
1 13.9
67.7
18.4
1 63.6
8.5
27.9
1 5
72.1
22.9
63.3
16.7
20
PHF
.859
.946
.905
.969
.820
.688
.818
.896
.792
.685
.750
.704
.679
.556
.600
.714
.861
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
(951)268-6268
City of La Quinta
N/S: Adams Street
E/W: Corporate Centre Drive
Weather: Clear
File Name
: LQA_Adams_CC AM09
Site Code
: 2417
Start Date
: 12/17/2024
Page No
: 2
Adams Street
Out In Total
386 570 956
105 386 79
Right Thru Left
Peak Hour Data
ca
N O�Oi7
> F N CO V } W p
North °' 0
o @
a)c 04 CD
t� Peak Hour Begins at 08:00 All ��'r n
~ a i CD
o Lo N r Total Volume C
a�m CO
�<
VO ��N w° m
�m
Left Thru Ri ht
19 2741 87
49L--�872
Out In Total
Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1
Peak Hour for Each Approach Begins at:
07:45 AM
08:00 AM
08:00 AM
08:00 AM
+0 mins.
23
97
26
146
16
3
7
26
3
46
24
73
21
1
3
25
+15 mins.
19
90
29
138
22
3
11
36
5
64
21
90
12
6
8
26
+30 mins.
19
102
25
146
25
1
9
35
5
64
13
82
15
9
3
27
+45 mins.
23
84
96
385
28
108
147
577
19
4
9
32
6
100
29
135
28
4
10
42
Total Volume
82 11 36 129
19 274 87 380
76 20 24
120
% App. Total
14.6
66.7
18.7
63.6
8.5
27.9
5
72.1
22.9
63.3
16.7
20
PHF
.913
.944
.931
.981
.820
.688
.818
.896
.792
.685
.750
.704
.679
.556
.600
.714
City of La Quinta
N/S: Adams Street
E/W: Corporate Centre Drive
Weather: Clear
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
(951)268-6268
Groups Printed- Total Volume
File Name
: LQA_Adams-CC PM
Site Code
: 241097
Start Date
: 12/17/2024
Page No
: 1
Adams
Street
Corporate
Centre
Drive
Adams
Street
Corporate
Centre
Drive
Southbound
Westbound
Northbound
Eastbound
Start Time
Left
Thru
Right
App. Total
Left
Thru
Right
App. Total
Left
Thru
Right
App. Total
Left
Thru
Right
App. Total
Int. Total
04:00 PM
31
123
32
186
35
8
27
70
13
82
22
117
38
2
26
66
439
04:15 PM
30
103
31
164
30
6
27
63
6
94
18
118
32
6
18
56
401
04:30 PM
25
115
22
162
24
4
29
57
15
92
26
133
28
7
22
57
409
04:45 PM
25
85
31
141
32
3
20
55
18
105
25
148
41
2
21
64
408
Total
111
426
116
653
121
21
103
245
52
373
91
516
139
17
87
243
1657
05:00 PM
5
92
23
120
24
2
23
49
14
93
8
115
28
0
27
55
339
05:15 PM
6
107
27
140
21
1
11
33
13
108
6
127
22
1
26
49
349
05:30 PM
10
117
28
155
6
4
10
20
12
74
7
93
27
1
16
44
312
05:45 PM
7
82
25
114
12
1
9
22
9
75
7
91
19
0
7
26
253
Total
28
398
103
529
63
8
53
124
48
350
28
426
96
2
76
174
1253
Grand Total
139
824
219
1182
184
29
156
369
100
723
119
942I
235
19
163
417
2910
Apprch %
11.8
69.7
18.5
49.9
7.9
42.3
10.6
76.8
12.6
56.4
4.6
39.1
Total %
4.8
28.3
7.5
40.6
6.3
1
5.4
12.7
3.4
24.8
4.1
32.4
8.1
0.7
5.6
14.3
Adams Street
Southbound
Corporate Centre Drive
Westbound
Adams Street
Northbound
Corporate Centre Drive
Eastbound
Start Time
Left Thru Right App. Total
Left Thru Right App Total
Left Thru Right App. Total
Left Thru Right I App. Total
Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1
Peak Hour for Entire Intersection Beqins at 04:00 PM
Int. Total
04:00 PM
31
123
32
186
35
8
27
70
13
82
22
117
38
2
26
66
439
04:15 PM
30
103
31
164
30
6
27
63
6
94
18
118
32
6
18
56
401
04:30 PM
25
115
22
162
24
4
29
57
15
92
26
133
28
7
22
57
409
04:45 PM
25
85
31
141
32
3
20
55
18
105
25
148
41
2
21
64
408
Total Volume
111
426
116
653
121
21
103
245
52
373
91
516
139
17
87
243
1657
% App. Total
1 17
65.2
17.8
1 49.4
8.6
42
1 10.1
72.3
17.6
57.2
7
35.8
PHF
.895
.866
.906
.878
.864
.656
.888
.875
.722
.888
.875
.872
.848
.607
.837
.920
.944
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
(951)268-6268
City of La Quinta
N/S: Adams Street
E/W: Corporate Centre Drive
Weather: Clear
File Name
: LQA_Adams_CC PM09
Site Code
: 2417
Start Date
: 12/17/2024
Page No
: 2
Adams Street
Out In Total
615 653 1268
116 426 111
Right T1hru Left
Peak Hour Data
R M
7
M BO
n
�~ � ? .:1 O
North � w (0
M N
N C N r N
F� Peak Hour Begins at 04:00 P +—�
CD
o rn ro r Total Volume
O_�a�o m 0v
`op�o
U mvm
A
Left Thru Ri ht
52 3731 91
634 516 1150
Out In Total
Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1
Peak Hour for Each Approach Begins at:
04:00 PM
04:00 PM
04:30 PM
04:00 PM
+0 mins.
31
123
32
186
35
8
27
70
15
92
26
133
38
2
26
66
+15 mins.
30
103
31
164
30
6
27
63
18
105
25
148
32
6
18
56
+30 mins.
25
115
22
162
24
4
29
57
14
93
8
115
28
7
22
57
+45 mins.
25
85
31
141
32
3
20
55
13
108
6
127
41
139
2
17
21
87
64
243
Total Volume
111 426 116 653
121 21 103 245
60 398 65 523
% App. Total
17
65.2
17.8
49.4
8.6
42
11.5
76.1
12.4
57.2
7
35.8
PHF
.895
.866
.906
.878
.864
.656
.888
.875
.833
.921
.625
.883
.848
.607
.837
.920
DRIVE THRU SURVEY
LOCATION: McDonalds, 78-962 Highway 111 DAY: Tuesday
CITY: La Quinta DATE: 12/17/2024
TIME
Pick Up Window
to
Order Board
Order Board
to
Drive Thru Entrance
Drive Thru Entrance
Overflow
TOTAL
7:00
5
2
0
7
7:10
4
1
0
5
7:20
5
4
0
9
7:30
2
2
0
4
7:40
3
0
0
3
7:50
1
0
0
1
8:00
3
1
0
4
8:10
3
0
0
3
8:20
1
1
0
2
8:30
1
1
0
2
8:40
3
1
0
4
8:50
4
5
1
10
9:00
5
6
1
12
TIME
Pick Up Window
to
Order Board
Order Board
to
Drive Thru Entrance
Drive Thru Entrance
Overflow
TOTAL
11:00
0
4
0
4
11:10
6
7
1
14
11:20
2
6
2
10
11:30
5
5
0
10
11:40
2
5
0
7
11:50
5
5
0
10
12:00
1
1
0
2
12:10
4
5
0
9
12:20
4
6
1
11
12:30
0
7
3
10
12:40
4
5
3
12
12:50
3
5
1
9
13:00
5
7
4
16
13:10
3
5
0
8
13:20
3
6
1
10
13:30
4
4
0
8
13:40
5
4
0
9
13:50
1 3
1 3
1 0
1 6
14:00
1 4
1 2
1 0
1 6
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951-268-6268
DRIVE THRU SURVEY
LOCATION: McDonalds, 78-962 Highway 111 DAY: Tuesday
CITY: La Quinta DATE: 12/17/2024
TIME
Pick Up Window
to
Order Board
Order Board
to
Drive Thru Entrance
Drive Thru Entrance
Overflow
TOTAL
16:00
4
8
2
14
16:10
4
6
0
10
16:20
4
4
0
8
16:30
4
2
0
6
16:40
2
6
3
11
16:50
3
4
0
7
17:00
4
2
0
6
17:10
2
1
0
3
17:20
3
0
0
3
17:30
3
2
0
5
17:40
4
5
0
9
17:50
5
7
0
12
18:00
5
6
1
12
18:10
6
6
2
14
18:20
5
4
2
11
18:30
5
2
0
7
18:40
3
0
0
3
18:50
1 1
1 2
1 0
1 3
19:00
1 5
1 3
0
1 8
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951-268-6268
DRIVE THRU SURVEY
LOCATION: McDonalds, 78-962 Highway 111 DAY: Saturday
CITY: La Quinta DATE: 12/14/2024
TIME
Pick Up Window
to
Order Board
Order Board
to
Drive Thru Entrance
Drive Thru Entrance
Overflow
TOTAL
7:00
3
0
0
3
7:10
5
4
0
9
7:20
4
5
0
9
7:30
5
7
0
12
7:40
3
1
0
4
7:50
1
0
0
1
8:00
2
2
0
4
8:10
2
4
0
6
8:20
4
5
0
9
8:30
3
6
0
9
8:40
3
1
0
4
8:50
2
1
0
3
9:00
4
4
0
8
TIME
Pick Up Window
to
Order Board
Order Board
to
Drive Thru Entrance
Drive Thru Entrance
Overflow
TOTAL
11:00
2
2
0
4
11:10
2
2
0
4
11:20
0
2
0
2
11:30
1
0
0
1
11:40
4
3
0
7
11:50
4
1
0
5
12:00
2
1
0
3
12:10
4
2
0
6
12:20
5
5
0
10
12:30
3
4
1
8
12:40
3
5
1
9
12:50
3
3
0
6
13:00
5
7
2
14
13:10
5
6
0
11
13:20
3
7
5
15
13:30
4
7
3
14
13:40
5
6
3
14
13:50
1 5
1 7
1 1
1 13
14:00
1 3
1 3
1 0
1 6
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951-268-6268
DRIVE THRU SURVEY
LOCATION: McDonalds, 78-962 Highway 111 DAY: Saturday
CITY: La Quinta DATE: 12/14/2024
TIME
Pick Up Window
to
Order Board
Order Board
to
Drive Thru Entrance
Drive Thru Entrance
Overflow
TOTAL
16:00
5
7
1
13
16:10
5
7
1
13
16:20
3
5
0
8
16:30
3
5
0
8
16:40
3
0
0
3
16:50
4
2
0
6
17:00
4
4
0
8
17:10
5
4
0
9
17:20
3
1
0
4
17:30
4
5
0
9
17:40
4
3
0
7
17:50
2
6
0
8
18:00
4
6
5
is
18:10
4
5
3
12
18:20
4
7
1
12
18:30
3
6
1
10
18:40
6
3
0
9
18:50
4
3
0
7
19:00
1 1
1 1
1 0
1 2
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951-268-6268
DRIVE THRU SURVEY
LOCATION: Starbucks, 78752 Highway 111 DAY: Tuesday
CITY: La Quinta DATE: 12/17/2024
TIME
Pick Up Window
to
Order Board
Order Board
to
Drive Thru Entrance
Drive Thru Entrance
Overflow
TOTAL
7:00
1
0
0
1
7:10
0
0
0
0
7:20
0
1
0
1
7:30
0
0
0
0
7:40
2
1
0
3
7:50
2
2
0
4
8:00
1
0
0
1
8:10
3
3
1
7
8:20
2
3
3
8
8:30
2
3
2
7
8:40
3
3
1
7
8:50
3
0
0
3
9:00
3
3
0
6
TIME
Pick Up Window
to
Order Board
Order Board
to
Drive Thru Entrance
Drive Thru Entrance
Overflow
TOTAL
11:00
4
1
0
5
11:10
6
3
0
9
11:20
0
2
0
2
11:30
2
0
0
2
11:40
2
0
0
2
11:50
1
2
0
3
12:00
3
2
0
5
12:10
3
2
0
5
12:20
3
1
0
4
12:30
5
1
0
6
12:40
6
1
0
7
12:50
2
0
0
2
13:00
3
3
0
6
13:10
2
2
0
4
13:20
2
2
0
4
13:30
1
2
0
3
13:40
0
1
0
1
13:50
1 2
1 1
1 0
1 3
14:00
1 3
1 2
0
1 5
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951-268-6268
DRIVE THRU SURVEY
LOCATION: Starbucks, 78752 Highway 111 DAY: Tuesday
CITY: La Quinta DATE: 12/17/2024
TIME
Pick Up Window
to
Order Board
Order Board
to
Drive Thru Entrance
Drive Thru Entrance
Overflow
TOTAL
16:00
2
0
0
2
16:10
1
1
0
2
16:20
0
3
0
3
16:30
0
0
0
0
16:40
2
0
0
2
16:50
3
2
0
5
17:00
1
2
0
3
17:10
1
0
0
1
17:20
2
1
0
3
17:30
0
0
0
0
17:40
2
0
0
2
17:50
1
0
0
1
18:00
1
0
0
1
18:10
0
0
0
0
18:20
0
0
0
0
18:30
1
1
0
2
18:40
0
1
0
1
18:50
0
1
0
1
19:00
1
0
0
1
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951-268-6268
DRIVE THRU SURVEY
LOCATION: Starbucks, 78752 Highway 111 DAY: Saturday
CITY: La Quinta DATE: 12/14/2024
TIME
Pick Up Window
to
Order Board
Order Board
to
Drive Thru Entrance
Drive Thru Entrance
Overflow
TOTAL
7:00
2
1
0
3
7:10
1
0
0
1
7:20
1
0
0
1
7:30
3
0
0
3
7:40
4
2
0
6
7:50
2
0
0
2
8:00
2
0
0
2
8:10
5
2
0
7
8:20
5
0
0
5
8:30
0
3
1
4
8:40
5
1
0
6
8:50
2
2
0
4
9:00
1
2
0
3
TIME
Pick Up Window
to
Order Board
Order Board
to
Drive Thru Entrance
Drive Thru Entrance
Overflow
TOTAL
11:00
1
2
0
3
11:10
4
2
0
6
11:20
6
2
1
9
11:30
4
3
2
9
11:40
6
3
1
10
11:50
6
3
2
11
12:00
5
2
0
7
12:10
4
0
0
4
12:20
6
1
0
7
12:30
2
2
0
4
12:40
2
3
0
5
12:50
2
3
0
5
13:00
4
2
0
6
13:10
6
2
0
8
13:20
1
1
0
2
13:30
3
2
0
5
13:40
4
3
0
7
13:50
1 5
1 2
1 0
1 7
14:00
1 2
1 0
0
1 2
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951-268-6268
DRIVE THRU SURVEY
LOCATION: Starbucks, 78752 Highway 111 DAY: Saturday
CITY: La Quinta DATE: 12/14/2024
TIME
Pick Up Window
to
Order Board
Order Board
to
Drive Thru Entrance
Drive Thru Entrance
Overflow
TOTAL
16:00
2
2
0
4
16:10
1
1
0
2
16:20
1
0
0
1
16:30
5
1
0
6
16:40
5
2
0
7
16:50
5
3
0
8
17:00
2
1
0
3
17:10
4
0
0
4
17:20
3
1
0
4
17:30
1
0
0
1
17:40
3
3
0
6
17:50
0
1
0
1
18:00
1
1
0
2
18:10
2
3
1
6
18:20
4
1
0
5
18:30
0
1
0
1
18:40
2
0
0
2
18:50
3
0
0
3
19:00
1
3
0
4
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951-268-6268
Generated with
►•Z4Mcr>Fk1yA1F&1ya s
Control Type:
Analysis Method
Analysis Period:
Intersection Setup
Intersection Level Of Service Report
Intersection 1: Adams St / Corporate Center Dr
Signalized Delay (sec / veh):
HCM 7th Edition Level Of Service:
15 minutes Volume to Capacity (v/c)
Scenario 1: 1 E AM
18.2
B
0.318
Name
Adams Street
Adams Street
Corporate Center Drive
Corporate Center Drive
Approach
Northbound
Southbound
Eastbound
Westbound
Lane Configuration
-7 I F
i t F
i F
^ F
Turning Movement
Left
Thru
TRight
Left
Thru
Right
Left
Thru
Right
Left
Thru
Right
Lane Width [ft]
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
T12.070
No. of Lanes in Entry Pocket
1
0
1
0
1
0
1
0
Entry Pocket Length [ft]
85.00
320.00
110.00
110.00
No. of Lanes in Exit Pocket
0
0
0
0
0
0
0
0
Exit Pocket Length [ft]
Speed [mph]
45.00
45.00
25.00
25.00
Grade [%]
0.00
0.00
0.00
0.00
Curb Present
No
No
No
No
Crosswalk
Yes
Yes
Yes
Yes
0
1 1 /8/2025
Generated with ML
Version 2025 (SP 0-1) Scenario 1: 1 E AM
Volumes
Name
Adams Street
Adams Street
Corporate Center Drive
Corporate Center Drive
Base Volume Input [veh/h]
19
1 274
1 87
79
1 386
1 105
76
1 20
1 24
82
1 11
1 36
Base Volume Adjustment Factor
1.0000
1.0000
1.0000
1.0000
1. 0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
Heavy Vehicles Percentage [%]
2.00
2.00
1 2.00
2.00
1 2.00
1 2.00
2.00
1 2.00
1 2.00
2.00
1 2.00
2.00
Proportion of CAVs [%]
0.00
Growth Factor
1.0000
1.0000
1 1.0000
1.0000
1 1.0000
1.0000
1.0000
1 1.0000
1 1.0000
1.0000
1 1.0000
1.0000
In -Process Volume [veh/h]
0
0
1 0
0
1 0
0
0
1 0
0
0
1 0
0
Site -Generated Trips [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Diverted Trips [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Pass -by Trips [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Existing Site Adjustment Volume [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Other Volume [veh/h]
0
0
0
0
0
0
0
0
0
0
0
0
Right Turn on Red Volume [veh/h]
0
0
0
0
Total Hourly Volume [veh/h]
19
1 274
1 87
79
1 386
1 105
76
20
24
82
11
36
Peak Hour Factor
0.8610
1 0.8610
1 0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
1 0.8610
1 0.8610
Other Adjustment Factor
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
Total 15-Minute Volume [veh/h]
6
1 80
25
23
F12
30
22
6
7
24
3
10
Total Analysis Volume [veh/h]
22
318
101
92
448
122
88
23
28
95
13
42
Presence of On -Street Parking
No
No
No
No
No
No
No
No
On -Street Parking Maneuver Rate [/h]
Local Bus Stopping Rate [/h]
0
0
0
0
do, Outbound Pedestrian Volume crossing
0
0
0
0
v di, Inbound Pedestrian Volume crossing m
0
0
0
0
co, Outbound Pedestrian Volume crossing
0
0
0
0
ci, Inbound Pedestrian Volume crossing mi
0
0
0
0
v ab, Corner Pedestrian Volume [ped/h]
0
0
0
0
Bicycle Volume [bicycles/h]
0
0
0
0
0 2 1 /8/2025
Generated with mm,
Version 2025 (SP 0-1) Scenario 1: 1 E AM
Intersection Settings
Located in CBD
No
Signal Coordination Group
-
Cycle Length [s]
80
Active Pattern
Pattern 1
Coordination Type
Time of Day Pattern Coordinated
Actuation Type
Fully actuated
Offset [s]
0.0
Offset Reference
Lead Green - Beginning of First Green
Permissive Mode
SingleBand
Lost time [s]
16.00
Phasing & Timing (Basic)
Control Type
Protecte
Permiss
Permiss
Protecte
Permiss
Permiss
Protecte
Permiss
Permiss
Protecte
Permiss
Permiss
Signal Group
1
6
5
2
3
8
7
4
Auxiliary Signal Groups
Maximum Green [s]
Amber [s]
3.0
3.0
3.0
3.0
U.0
3.0
3.0
3.0
3.0
All red [s]
1.0
1.0
1.0
1.0
0.0
1.0
1.0
1.0
1.0
Walk [s]
5.0
5.0
C
5.0
5.0
Pedestrian Clearance [s]
10.0
10.0
0.0
17.0
17.0
Delayed Vehicle Green [s]
0.0
0.0
0.0
0.0
0.,
0.0
0.0
0.0
0.0
Rest In Walk
No
No
No
No
11, Start -Up Lost Time [s]
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
12, Clearance Lost Time [s]
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
Detector Location [ft]
0.0
0.0
0.0
0.0
Detector Length [ft]
0.0
0.0
0.0
0.0
Advanced Detector Location [ft]
0.0
0.0
0.0
0.0
Advanced Detector Length [ft]
I, Upstream Filtering Factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
Phasing & Timing: Pattern 1
Split [s]
13.0
21.0
16.0
24.0
17.0
1 26.0
17.0
26.0
Lead/Lag
Lead
Lead
Lead
Lead
Minimum Green [s]
5
10
5
10
5
10
5
10
Vehicle Extension [s]
3673.0
3.0
3.0
3.0
3.0
3.0
3.0
Minimum Recall
No
No
No
No
No
No
No
No
Maximum Recall
No
No
No
No
No
No
No
No
Pedestrian Recall
No
No
No
No
No
No
No
No
Exclusive Pedestrian Phase
Pedestrian Signal Group
0
Pedestrian Walk [s]
0
Pedestrian Clearance [s]
0
0 3 1 /8/2025
Generated with ML
Version 2025 (SIP 0-1) Scenario 1: 1 E AM
Lane Group Calculations
Lane Group
L
C
C
L
C
C
L
C
L
C
C, Calculated Cycle Length [s]
80
80
80
80
80
80
80
80
80
80
L, Total Lost Time per Cycle [s]
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
11p, Permitted Start -Up Lost Time [s]
12, Clearance Lost Time [s]
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
g_i, Effective Green Time [s]
1.9
46.2
46.2
5.4
49.7
49.7
5.1
6.8
5.5
7.2
g / C, Green / Cycle
0.02
0.58
0.58
0.07
0.62
0.62
0.06
0.09
0.07
0.09
(v / s)_i Volume / Saturation Flow Rate
0.01
0.12
0.12
0.05
0.16
0.16
0.05
0.03
0.05
0.03
s, saturation flow rate [veh/h]
1781
1870
1719
1781
1870
1734
1781
1705
1781
1648
c, Capacity [veh/h]
44
1079
992
121
1161
1077
115
146
123
149
d1, Uniform Delay [s]
38.54
8.08
8.11
36.63
6.83
6.84
36.84
34.48
36.61
34.24
k, delay calibration
0.11
0.50
0.50
0.11
0.50
0.50
0.11
0.11
0.11
0.11
1, Upstream Filtering Factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
d2, Incremental Delay [s]
8.71
0.42
0.47
9.31
0.53
0.57
10.25
1.43
9.69
1.52
d3, Initial Queue Delay [s]
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
Rp, platoon ratio
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
PF, progression factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
Lane Group Results
X, volume / capacity
0.50
0.20
0.20
0.76
0.25
0.26
0.77
0.35
0.77
0.37
d, Delay for Lane Group [s/veh]
47.25
8.50
8.57
45.95
7.36
7.41
47.10
35.91
46.29
35.76
Lane Group LOS
D
A
A
D
A
A
D
D
D
D
Critical Lane Group
Yes
No
No
No
No
1,
50th-Percentile Queue Length [veh/In]
0.51
1.54
1.47
1.98
1.87
1.76
2.01
0.99
2.14
1.06
50th-Percentile Queue Length [ft/In]
12.73
38.58
36.73
49.42
46.63
43.95
50.13
24.67
53.52
26.55
95th-Percentile Queue Length [veh/In]
0.92
2.78
2.64
3.56
3.36
3.16
3.61
1.78
3.85
1.91
95th-Percentile Queue Length [ft/In]
22.91
69.45
66.12
88.96
83.94
79.11
90.24
44.41
96.34
47.80
0
4 1 /8/2025
Generated with =' , ' •
Version 2025 (SP 0-1) Scenario 1: 1 E AM
Movement, Approach, & Intersection Results
d M, Delay for Movement [s/veh]
47.25
8.52
8.57
45.95
7.37
7.41
47.10
35.91
35.91
46.29
35.76
35.76
Movement LOS
D
A
A
D
A
A
D
D
D
D
D
D
d_A, Approach Delay [s/veh]
10.47
12.74
42.99
42.43
Approach LOS
B
B
D
D
d I, Intersection Delay [s/veh]
18.24
Intersection LOS
B
Intersection V/C
0.318
Emissions
Vehicle Miles Traveled [mph]
1.40
13.77
12.97
7.07
22.66
21.17
2.63
1.52
6.31
3.65
Stops [stops/h]
22.91
69.45
66.12
88.96
83.94
79.11
90.24
44.41
96.34
47.80
Fuel consumption [US gal/h]
0.54
1.71
1.62
2.21
2.26
2.12
1.31
0.61
1.55
0.75
CO [g/h]
38.06
119.43
113.33
154.39
158.07
148.51
91.41
42.75
108.21
52.27
NOx [g/h]
7.41
23.24
22.05
30.04
30.76
1 28.89
17.78
8.32
21.05
10.17
VOC [g/h]
8.82
27.68
26.27
35.78
36.63
34.42
21.19
9.91
25.08
12.11
Other Modes
g_Walk,mi, Effective Walk Time [s]
9.0
9.0
9.0
9.0
M corner, Corner Circulation Area [ft2/ped]
0.00
0.00
0.00
0.00
M CW, Crosswalk Circulation Area [ft2/ped]
0.00
0.00
0.00
0.00
d_p, Pedestrian Delay [s]
31.51
31.51
31.51
31.51
I_p,int, Pedestrian LOS Score for Intersectio
2.592
2.620
2.016
2.035
Crosswalk LOS
B
B
B
B
b, Saturation Flow Rate of the bicycle lane
2000
2000
2000
2000
c b, Capacity of the bicycle lane [bicycles/h]
425
500
550
550
d b, Bicycle Delay [s]
24.81
22.50
21.03
21.03
I b,int, Bicycle LOS Score for Intersection
1.923
2.106
1.789
1.807
Bicycle LOS
A
B
A
A
Sequence
Ring 1 1 2 3 4 - - - - - - - - - - - -
Ring 2 5 6 7 8 - - - - - - - - - - - -
Ring 3 - - - - - - - - - - - - - - - -
Ring 4 - - - - - - - - - - - - - - - -
not-&. �, ? 1. - Gs U&3 4 26 0s
■
15_Os
.0260s
_ 15.Os SG t 00 _
0 5 1 /8/2025
Generated with
►•Z4Mcr>Fk1yA1F&1ya s
Control Type:
Analysis Method
Analysis Period:
Intersection Setup
Intersection Level Of Service Report
Intersection 1: Adams St / Corporate Center Dr
Signalized Delay (sec / veh):
HCM 7th Edition Level Of Service:
15 minutes Volume to Capacity (v/c)
Scenario 2: 2 E PM
18.8
B
0.356
Name
Adams Street
Adams Street
Corporate Center Drive
Corporate Center Drive
Approach
Northbound
Southbound
Eastbound
Westbound
Lane Configuration
-7 I F
i t F
i F
^ F
Turning Movement
Left
Thru
TRight
Left
Thru
Right
Left
Thru
Right
Left
Thru
Right
Lane Width [ft]
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
T12.070
No. of Lanes in Entry Pocket
1
0
1
0
1
0
1
0
Entry Pocket Length [ft]
85.00
320.00
110.00
110.00
No. of Lanes in Exit Pocket
0
0
0
0
0
0
0
0
Exit Pocket Length [ft]
Speed [mph]
45.00
45.00
25.00
25.00
Grade [%]
0.00
0.00
0.00
0.00
Curb Present
No
No
No
No
Crosswalk
Yes
Yes
Yes
Yes
0
1 1 /8/2025
Generated with ML
Version 2025 (SP 0-1) Scenario 2: 2 E PM
Volumes
Name
Adams Street
Adams Street
Corporate Center Drive
Corporate Center Drive
Base Volume Input [veh/h]
52
1 373
1 91
79
1 386
1 105
76
1 20
1 24
82
1 11
1 36
Base Volume Adjustment Factor
1.0000
1.0000
1.0000
1.0000
1. 0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
Heavy Vehicles Percentage [%]
2.00
2.00
1 2.00
2.00
1 2.00
1 2.00
2.00
1 2.00
1 2.00
2.00
1 2.00
2.00
Proportion of CAVs [%]
0.00
Growth Factor
1.0000
1.0000
1 1.0000
1.0000
1 1.0000
1.0000
1.0000
1 1.0000
1 1.0000
1.0000
1 1.0000
1.0000
In -Process Volume [veh/h]
0
0
1 0
0
1 0
0
0
1 0
0
0
1 0
0
Site -Generated Trips [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Diverted Trips [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Pass -by Trips [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Existing Site Adjustment Volume [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Other Volume [veh/h]
0
0
0
0
0
0
0
0
0
0
0
0
Right Turn on Red Volume [veh/h]
0
0
0
0
Total Hourly Volume [veh/h]
52
1 373
1 91
79
1 386
1 105
76
20
24
1 82
11
36
Peak Hour Factor
0.8610
1 0.8610
1 0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
1 0.8610
1 0.8610
Other Adjustment Factor
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
Total 15-Minute Volume [veh/h]
15
1 108
26
23
112
30
22
6
7
24
3
10
Total Analysis Volume [veh/h]
60
433
106
92
448
122
88
23
28
95
13
42
Presence of On -Street Parking
No
No
No
No
No
No
No
No
On -Street Parking Maneuver Rate [/h]
Local Bus Stopping Rate [/h]
0
0
0
0
do, Outbound Pedestrian Volume crossing
0
0
0
0
v di, Inbound Pedestrian Volume crossing m
0
0
0
0
co, Outbound Pedestrian Volume crossing
0
0
0
0
ci, Inbound Pedestrian Volume crossing mi
0
0
0
0
v ab, Corner Pedestrian Volume [ped/h]
0
0
0
0
Bicycle Volume [bicycles/h]
0
0
0
0
0 2 1 /8/2025
Generated with mm,
Version 2025 (SP 0-1) Scenario 2: 2 E PM
Intersection Settings
Located in CBD
No
Signal Coordination Group
-
Cycle Length [s]
80
Active Pattern
Pattern 1
Coordination Type
Time of Day Pattern Coordinated
Actuation Type
Fully actuated
Offset [s]
0.0
Offset Reference
Lead Green - Beginning of First Green
Permissive Mode
SingleBand
Lost time [s]
16.00
Phasing & Timing (Basic)
Control Type
Protecte
Permiss
Permiss
Protecte
Permiss
Permiss
Protecte
Permiss
Permiss
Protecte
Permiss
Permiss
Signal Group
1
6
5
2
3
8
7
4
Auxiliary Signal Groups
Maximum Green [s]
Amber [s]
3.0
3.0
3.0
3.0
U.0
3.0
3.0
3.0
3.0
All red [s]
1.0
1.0
1.0
1.0
0.0
1.0
1.0
1.0
1.0
Walk [s]
5.0
5.0
C
5.0
5.0
Pedestrian Clearance [s]
10.0
10.0
0.0
17.0
17.0
Delayed Vehicle Green [s]
0.0
0.0
0.0
0.0
0.,
0.0
0.0
0.0
0.0
Rest In Walk
No
No
No
No
11, Start -Up Lost Time [s]
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
12, Clearance Lost Time [s]
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
Detector Location [ft]
0.0
0.0
0.0
0.0
Detector Length [ft]
0.0
0.0
0.0
0.0
Advanced Detector Location [ft]
0.0
0.0
0.0
0.0
Advanced Detector Length [ft]
I, Upstream Filtering Factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
Phasing & Timing: Pattern 1
Split [s]
14.0
23.0
15.0
24.0
16.0
1 26.0
16.0
26.0
Lead/Lag
Lead
Lead
Lead
Lead
Minimum Green [s]
5
10
5
10
5
10
5
10
Vehicle Extension [s]
3673.0
3.0
3.0
3.0
3.0
3.0
3.0
Minimum Recall
No
No
No
No
No
No
No
No
Maximum Recall
No
No
No
No
No
No
No
No
Pedestrian Recall
No
No
No
No
No
No
No
No
Exclusive Pedestrian Phase
Pedestrian Signal Group
0
Pedestrian Walk [s]
0
Pedestrian Clearance [s]
0
0 3 1 /8/2025
Generated with ML
Version 2025 (SIP 0-1) Scenario 2: 2 E PM
Lane Group Calculations
Lane Group
L
C
C
L
C
C
L
C
L
C
C, Calculated Cycle Length [s]
80
80
80
80
80
80
80
80
80
80
L, Total Lost Time per Cycle [s]
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
11p, Permitted Start -Up Lost Time [s]
12, Clearance Lost Time [s]
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
g_i, Effective Green Time [s]
3.7
46.2
46.2
5.4
48.0
48.0
5.1
6.8
5.5
7.2
g / C, Green / Cycle
0.05
0.58
0.58
0.07
0.60
0.60
0.06
0.09
0.07
0.09
(v / s)_i Volume / Saturation Flow Rate
0.03
0.15
0.15
0.05
0.16
0.16
0.05
0.03
0.05
0.03
s, saturation flow rate [veh/h]
1781
1870
1745
1781
1870
1734
1781
1705
1781
1648
c, Capacity [veh/h]
83
1080
1008
121
1120
1039
114
146
123
149
d1, Uniform Delay [s]
37.65
8.39
8.40
36.64
7.63
7.64
36.85
34.48
36.62
34.24
k, delay calibration
0.11
0.50
0.50
0.11
0.50
0.50
0.11
0.11
0.11
0.11
1, Upstream Filtering Factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
d2, Incremental Delay [s]
11.48
0.58
0.62
9.36
0.57
0.62
10.34
1.43
9.77
1.52
d3, Initial Queue Delay [s]
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
Rp, platoon ratio
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
PF, progression factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
Lane Group Results
X, volume / capacity
0.73
0.26
0.26
0.76
0.26
0.26
0.77
0.35
0.77
0.37
d, Delay for Lane Group [s/veh]
49.13
8.96
9.03
46.00
8.20
8.27
47.20
35.91
46.39
35.76
Lane Group LOS
D
A
A
D
A
A
D
D
D
D
Critical Lane Group
No
No
Yes
Yes
No
No
50th-Percentile Queue Length [veh/In]
1.36
2.07
1.96
1.98
2.04
1.92
2.01
0.99
2.14
1.06
50th-Percentile Queue Length [ft/In]
33.95
51.66
49.08
49.46
51.06
48.11
50.20
24.67
53.59
26.56
95th-Percentile Queue Length [veh/In]
2.44
3.72
3.53
3.56
3.68
3.46
3.61
1.78
3.86
1.91
95th-Percentile Queue Length [ft/In]
61.11
92.99
88.34
89.03
91.91
86.60
90.35
44.41
96.46
47.80
0
4 1 /8/2025
Generated with �N�
Version 2025 (SP 0-1) Scenario 2: 2 E PM
Movement, Approach, & Intersection Results
d M, Delay for Movement [s/veh]
49.13
8.99
9.03
46.00
8.23
8.27
47.20
35.91
35.91
46.39
35.76
35.76
Movement LOS
D
A
A
D
A
A
D
D
D
D
D
D
d_A, Approach Delay [s/veh]
13.01
13.48
43.06
42.49
Approach LOS
B
B
D
D
d I, Intersection Delay [s/veh]
18.76
Intersection LOS
B
Intersection V/C
0.356
Emissions
Vehicle Miles Traveled [mph]
3.83
17.70
16.69
7.07
22.66
21.17
2.63
1.52
6.31
3.65
Stops [stops/h]
61.11
92.99
88.34
89.03
91.91
86.60
90.35
44.41
96.46
47.80
Fuel consumption [US gal/h]
1.49
2.27
2.15
2.21
2.41
2.27
1.31
0.61
1.55
0.75
CO [g/h]
104.21
158.62
150.34
154.52
168.56
158.37
91.56
42.75
108.37
52.27
NOx [g/h]
20.28
30.86
29.25
30.06
32.80
1 30.81
17.82
8.32
21.09
10.17
VOC [g/h]
24.15
36.76
34.84
35.81
39.07
36.70
21.22
9.91
25.12
12.11
Other Modes
g_Walk,mi, Effective Walk Time [s]
9.0
9.0
9.0
9.0
M corner, Corner Circulation Area [ft2/ped]
0.00
0.00
0.00
0.00
M CW, Crosswalk Circulation Area [ft2/ped]
0.00
0.00
0.00
0.00
d_p, Pedestrian Delay [s]
31.51
31.51
31.51
31.51
I_p,int, Pedestrian LOS Score for Intersectio
2.638
2.654
2.026
2.036
Crosswalk LOS
B
B
B
B
b, Saturation Flow Rate of the bicycle lane
2000
2000
2000
2000
c b, Capacity of the bicycle lane [bicycles/h]
475
500
550
550
d b, Bicycle Delay [s]
23.26
22.50
21.03
21.03
I b,int, Bicycle LOS Score for Intersection
2.054
2.106
1.789
1.807
Bicycle LOS
B
B
A
A
Sequence
Ring 1 1 2 3 4 - - - - - - - - - - - -
Ring 2 5 6 7 8 - - - - - - - - - - - -
Ring 3 - - - - - - - - - - - - - - - -
Ring 4 - - - - - - - - - - - - - - - -
IS5 3 16 0s
_ 15 Os
1
1605
15.O5
0 5 1 /8/2025
Generated with
►•caM 511180yAIF1yal s
Control Type:
Analysis Method
Analysis Period:
Intersection Setup
Adams St and Corporate Centre Dr
TJW Enqineerinq, Inc.
Intersection Level Of Service Report
Intersection 1: Adams St / Corporate Center Dr
Signalized Delay (sec / veh):
HCM 7th Edition Level Of Service:
15 minutes Volume to Capacity (v/c)
Scenario 3: 3 EAC AM
17.7
B
0.344
Name
Adams Street
Adams Street
Corporate Center Drive
Corporate Center Drive
Approach
Northbound
Southbound
Eastbound
Westbound
Lane Configuration
-7 I F
i t F
i F
^ F
Turning Movement
Left
Thru
TRight
Left
Thru
Right
Left
Thru
Right
Left
Thru
Right
Lane Width [ft]
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
T12.070
No. of Lanes in Entry Pocket
1
0
1
0
1
0
1
0
Entry Pocket Length [ft]
85.00
320.00
110.00
110.00
No. of Lanes in Exit Pocket
0
0
0
0
0
0
0
0
Exit Pocket Length [ft]
Speed [mph]
45.00
45.00
25.00
25.00
Grade [%]
0.00
0.00
0.00
0.00
Curb Present
No
No
No
No
Crosswalk
Yes
Yes
Yes
Yes
0
1 1 /28/2025
Generated with MIL
Adams St and Corporate Centre Dr
Version 2025 (SP 0-1) TJW Enqineerinq, Inc. Scenario 3: 3 EAC AM
Volumes
Name
Adams Street
Adams Street
Corporate Center Drive
Corporate Center Drive
Base Volume Input [veh/h]
19
1 274
1 87
79
1 386
1 105
76
1 20
1 24
82
1 11
1 36
Base Volume Adjustment Factor
1.0000
1.0000
1.0000
1.0000
1. 0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
Heavy Vehicles Percentage [%]
2.00
2.00
1 2.00
2.00
1 2.00
1 2.00
2.00
1 2.00
1 2.00
2.00
1 2.00
2.00
Proportion of CAVs [%]
0.00
Growth Factor
1.0200
1.0200
1 1.0200
1.0200
1 1.0200
1.0200
1.0200
1 1.0200
1 1.0200
1.0200
1 1.0200
1.0200
In -Process Volume [veh/h]
0
0
1 0
0
1 0
0
0
1 0
0
0
1 0
0
Site -Generated Trips [veh/h]
0
55
1 0
0
1 47
1 0
0
1 0
1 0
0
1 0
0
Diverted Trips [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Pass -by Trips [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Existing Site Adjustment Volume [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Other Volume [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Right Turn on Red Volume [veh/h]
0
0
0
0
Total Hourly Volume [veh/h]
19
334
89
81
1 441
1 107
78
20
24
84
1 11
37
Peak Hour Factor
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
1 0.8610
Other Adjustment Factor
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
Total 15-Minute Volume [veh/h]
6
1 97
26
24
128
31
23
6
7
24
3
11
Total Analysis Volume [veh/h]
22
388
103
94
512
124
91
23
28
98
13
43
Presence of On -Street Parking
No
No
No
No
No
No
No
No
On -Street Parking Maneuver Rate [/h]
Local Bus Stopping Rate [/h]
0
0
0
0
do, Outbound Pedestrian Volume crossing
0
0
0
0
v di, Inbound Pedestrian Volume crossing m
0
0
0
0
co, Outbound Pedestrian Volume crossing
0
0
0
0
ci, Inbound Pedestrian Volume crossing mi
0
0
0
0
v ab, Corner Pedestrian Volume [ped/h]
0
0
0
0
Bicycle Volume [bicycles/h]
0
0
0
0
0 2 1 /28/2025
Generated with mm,
Version 2025 (SP 0-1)
Intersection Settings
TJW Enqineerinq, Inc.
Adams St and Corporate Centre Dr
Scenario 3: 3 EAC AM
Located in CBD
No
Signal Coordination Group
-
Cycle Length [s]
80
Active Pattern
Pattern 1
Coordination Type
Time of Day Pattern Coordinated
Actuation Type
Fully actuated
Offset [s]
0.0
Offset Reference
Lead Green - Beginning of First Green
Permissive Mode
SingleBand
Lost time [s]
16.00
Phasing & Timing (Basic)
Control Type
Protecte
Permiss
Permiss
Protecte
Permiss
Permiss
Protecte
Permiss
Permiss
Protecte
Permiss
Permiss
Signal Group
1
6
5
2
3
8
7
4
Auxiliary Signal Groups
Maximum Green [s]
Amber [s]
3.0
3.0
3.0
3.0
U.0
3.0
3.0
3.0
3.0
All red [s]
1.0
1.0
1.0
1.0
0.0
1.0
1.0
1.0
1.0
Walk [s]
5.0
5.0
C
5.0
5.0
Pedestrian Clearance [s]
10.0
10.0
0.0
17.0
17.0
Delayed Vehicle Green [s]
0.0
0.0
0.0
0.0
0.,
0.0
0.0
0.0
0.0
Rest In Walk
No
No
No
No
11, Start -Up Lost Time [s]
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
12, Clearance Lost Time [s]
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
Detector Location [ft]
0.0
0.0
0.0
0.0
Detector Length [ft]
0.0
0.0
0.0
0.0
Advanced Detector Location [ft]
0.0
0.0
0.0
0.0
Advanced Detector Length [ft]
I, Upstream Filtering Factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
Phasing & Timing: Pattern 1
Split [s]
13.0
1 22.0
16.0
25.0
16.0
26.0
16.0
26.0
Lead/Lag
Lead
Lead
Lead
Lead
Minimum Green [s]
5
10
5
10
5
10
5
10
Vehicle Extension [s]
3673.0
3.0
3.0
3.0
3.0
3.0
3.0
Minimum Recall
No
No
No
No
No
No
No
No
Maximum Recall
No
No
No
No
No
No
No
No
Pedestrian Recall
No
No
No
No
No
No
No
No
Exclusive Pedestrian Phase
Pedestrian Signal Group
0
Pedestrian Walk [s]
0
Pedestrian Clearance [s]
0
0
3 1 /28/2025
Generated with MIL
Adams St and Corporate Centre Dr
Version 2025 (SIP 0-1) TJW Enqineerinq, Inc. Scenario 3: 3 EAC AM
Lane Group Calculations
Lane Group
L
C
C
L
C
C
L
C
L
C
C, Calculated Cycle Length [s]
80
80
80
80
80
80
80
80
80
80
L, Total Lost Time per Cycle [s]
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
11p, Permitted Start -Up Lost Time [s]
12, Clearance Lost Time [s]
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
g_i, Effective Green Time [s]
1.9
46.0
46.0
5.5
49.6
49.6
5.3
6.8
5.7
7.2
g / C, Green / Cycle
0.02
0.57
0.57
0.07
0.62
0.62
0.07
0.09
0.07
0.09
(v / s)_i Volume / Saturation Flow Rate
0.01
0.14
0.14
0.05
0.18
0.18
0.05
0.03
0.06
0.03
s, saturation flow rate [veh/h]
1781
1870
1738
1781
1870
1746
1781
1705
1781
1647
c, Capacity [veh/h]
44
1073
997
124
1157
1080
118
146
127
149
d1, Uniform Delay [s]
38.54
8.40
8.42
36.57
7.05
7.06
36.75
34.48
36.52
34.26
k, delay calibration
0.11
0.50
0.50
0.11
0.50
0.50
0.11
0.11
0.11
0.11
1, Upstream Filtering Factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
d2, Incremental Delay [s]
8.71
0.52
0.57
9.17
0.61
0.66
10.08
1.43
9.57
1.57
d3, Initial Queue Delay [s]
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
Rp, platoon ratio
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
PF, progression factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
Lane Group Results
X, volume / capacity
0.50
0.24
0.24
0.76
0.28
0.28
0.77
0.35
0.77
0.38
d, Delay for Lane Group [s/veh]
47.25
8.91
8.98
45.74
7.66
7.72
46.83
35.91
46.09
35.83
Lane Group LOS
D
A
A
D
A
A
D
D
D
D
Critical Lane Group
No
No
Yes
Yes
No
No
No
50th-Percentile Queue Length [veh/In]
0.51
1.87
1.79
2.01
2.15
2.03
2.07
0.99
2.20
1.08
50th-Percentile Queue Length [ft/In]
12.73
46.85
44.63
50.34
53.63
50.65
51.65
24.67
55.05
27.08
95th-Percentile Queue Length [veh/In]
0.92
3.37
3.21
3.62
3.86
3.65
3.72
1.78
3.96
1.95
95th-Percentile Queue Length [ft/In]
22.91
84.32
80.33
90.62
96.53
91.17
92.97
44.41
99.09
48.74
0
4 1 /28/2025
Generated with =' , ' • Adams St and Corporate Centre Dr
Version 2025 (SP 0-1) TJW Engineering, Inc. Scenario 3: 3 EAC AM
Movement, Approach, & Intersection Results
d M, Delay for Movement [s/veh]
47.25
8.94
8.98
45.74
7.68
7.72
46.83
35.91
35.91
46.09
35.83
35.83
Movement LOS
D
A
A
D
A
A
D
D
D
D
D
D
d_A, Approach Delay [s/veh]
10.59
12.59
42.91
42.36
Approach LOS
B
B
D
D
d I, Intersection Delay [s/veh]
17.70
Intersection LOS
B
Intersection V/C
0.344
Emissions
Vehicle Miles Traveled [mph]
1.40
16.12
15.21
7.23
25.24
23.66
2.72
1.52
6.51
3.72
Stops [stops/h]
22.91
84.32
80.33
90.62
96.53
91.17
92.97
44.41
99.09
48.74
Fuel consumption [US gal/h]
0.54
2.06
1.96
2.25
2.58
2.43
1.35
0.61
1.59
0.76
CO [g/h]
38.06
143.92
136.75
157.23
180.15
169.72
94.09
42.75
111.26
53.29
NOx [g/h]
7.41
28.00
26.61
30.59
1 35.05
1 33.02
18.31
8.32
21.65
10.37
VOC [g/h]
8.82
33.36
31.69
36.44
1 41.75
39.33
21.81
9.91
25.79
12.35
Other Modes
g_Walk,mi, Effective Walk Time [s]
9.0
9.0
9.0
9.0
M corner, Corner Circulation Area [ft2/ped]
0.00
0.00
0.00
0.00
M CW, Crosswalk Circulation Area [ft2/ped]
0.00
0.00
0.00
0.00
d_p, Pedestrian Delay [s]
31.51
31.51
31.51
31.51
I_p,int, Pedestrian LOS Score for Intersectio
2.632
2.662
2.017
2.037
Crosswalk LOS
B
B
B
B
b, Saturation Flow Rate of the bicycle lane
2000
2000
2000
2000
c b, Capacity of the bicycle lane [bicycles/h]
450
525
550
550
d b, Bicycle Delay [s]
24.03
21.76
21.03
21.03
I b,int, Bicycle LOS Score for Intersection
1.983
2.162
1.794
1.814
Bicycle LOS
A
B
A
A
Sequence
Ring 1 1 2 3 4 - - - - - - - - - - - -
Ring 2 5 6 7 8 - - - - - - - - - - - -
Ring 3 - - - - - - - - - - - - - - - -
Ring 4 - - - - - - - - - - - - - - - -
15_Os
�A����
_ 15.Os
S5 3 16 Ds "426
16 05 56 8 26 0s
SG 100 _
0
5 1 /28/2025
Generated with
►•caM 511180yAIF1yal s
Control Type:
Analysis Method
Analysis Period:
Intersection Setup
Adams St and Corporate Centre Dr
TJW Enqineerinq, Inc.
Intersection Level Of Service Report
Intersection 1: Adams St / Corporate Center Dr
Signalized Delay (sec / veh):
HCM 7th Edition Level Of Service:
15 minutes Volume to Capacity (v/c)
Scenario 4: 4 EAC PM
18.3
B
0.385
Name
Adams Street
Adams Street
Corporate Center Drive
Corporate Center Drive
Approach
Northbound
Southbound
Eastbound
Westbound
Lane Configuration
-7 I F
i t F
i F
^ F
Turning Movement
Left
Thru
TRight
Left
Thru
Right
Left
Thru
Right
Left
Thru
Right
Lane Width [ft]
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
T12.070
No. of Lanes in Entry Pocket
1
0
1
0
1
0
1
0
Entry Pocket Length [ft]
85.00
320.00
110.00
110.00
No. of Lanes in Exit Pocket
0
0
0
0
0
0
0
0
Exit Pocket Length [ft]
Speed [mph]
45.00
45.00
25.00
25.00
Grade [%]
0.00
0.00
0.00
0.00
Curb Present
No
No
No
No
Crosswalk
Yes
Yes
Yes
Yes
0
1 1 /28/2025
Generated with MIL
Adams St and Corporate Centre Dr
Version 2025 (SP 0-1) TJW Enqineerinq, Inc. Scenario 4: 4 EAC PM
Volumes
Name
Adams Street
Adams Street
Corporate Center Drive
Corporate Center Drive
Base Volume Input [veh/h]
52
1 373
1 91
79
1 386
1 105
76
1 20
1 24
82
1 11
1 36
Base Volume Adjustment Factor
1.0000
1.0000
1.0000
1.0000
1. 0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
Heavy Vehicles Percentage [%]
2.00
2.00
1 2.00
2.00
1 2.00
1 2.00
2.00
1 2.00
1 2.00
2.00
1 2.00
2.00
Proportion of CAVs [%]
0.00
Growth Factor
1.0200
1.0200
1 1.0200
1.0200
1 1.0200
1.0200
1.0200
1 1.0200
1 1.0200
1.0200
1 1.0200
1.0200
In -Process Volume [veh/h]
0
0
1 0
0
1 0
0
0
1 0
0
0
1 0
0
Site -Generated Trips [veh/h]
0
57
1 0
0
1 67
1 0
0
1 0
1 0
0
1 0
0
Diverted Trips [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Pass -by Trips [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Existing Site Adjustment Volume [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Other Volume [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Right Turn on Red Volume [veh/h]
0
0
0
0
Total Hourly Volume [veh/h]
53
437
93
81
1 461
1 107
78
20
24
84
1 11
37
Peak Hour Factor
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
1 0.8610
Other Adjustment Factor
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
Total 15-Minute Volume [veh/h]
15
1 127
27
24
134
31
23
6
7
24
3
11
Total Analysis Volume [veh/h]
62
508
108
94
535
124
91
23
28
98
13
43
Presence of On -Street Parking
No
No
No
No
No
No
No
No
On -Street Parking Maneuver Rate [/h]
Local Bus Stopping Rate [/h]
0
0
0
0
do, Outbound Pedestrian Volume crossing
0
0
0
0
v di, Inbound Pedestrian Volume crossing m
0
0
0
0
co, Outbound Pedestrian Volume crossing
0
0
0
0
ci, Inbound Pedestrian Volume crossing mi
0
0
0
0
v ab, Corner Pedestrian Volume [ped/h]
0
0
0
0
Bicycle Volume [bicycles/h]
0
0
0
0
0 2 1 /28/2025
Generated with mm,
Adams St and Corporate Centre Dr
Version 2025 (SP 0-1) TJW Enqineerinq, Inc. Scenario 4: 4 EAC PM
Intersection Settings
Located in CBD
No
Signal Coordination Group
-
Cycle Length [s]
80
Active Pattern
Pattern 1
Coordination Type
Time of Day Pattern Coordinated
Actuation Type
Fully actuated
Offset [s]
0.0
Offset Reference
Lead Green - Beginning of First Green
Permissive Mode
SingleBand
Lost time [s]
16.00
Phasing & Timing (Basic)
Control Type
Protecte
Permiss
Permiss
Protecte
Permiss
Permiss
Protecte
Permiss
Permiss
Protecte
Permiss
Permiss
Signal Group
1
6
5
2
3
8
7
4
Auxiliary Signal Groups
Maximum Green [s]
Amber [s]
3.0
3.0
3.0
3.0
U.0
3.0
3.0
3.0
3.0
All red [s]
1.0
1.0
1.0
1.0
0.0
1.0
1.0
1.0
1.0
Walk [s]
5.0
5.0
C
5.0
5.0
Pedestrian Clearance [s]
10.0
10.0
0.0
17.0
17.0
Delayed Vehicle Green [s]
0.0
0.0
0.0
0.0
0.,
0.0
0.0
0.0
0.0
Rest In Walk
No
No
No
No
11, Start -Up Lost Time [s]
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
12, Clearance Lost Time [s]
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
Detector Location [ft]
0.0
0.0
0.0
0.0
Detector Length [ft]
0.0
0.0
0.0
0.0
Advanced Detector Location [ft]
0.0
0.0
0.0
0.0
Advanced Detector Length [ft]
I, Upstream Filtering Factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
Phasing & Timing: Pattern 1
Split [s]
14.0
1 23.0
15.0
24.0
16.0
26.0
16.0
26.0
Lead/Lag
Lead
Lead
Lead
Lead
Minimum Green [s]
5
10
5
10
5
10
5
10
Vehicle Extension [s]
3673.0
3.0
3.0
3.0
3.0
3.0
3.0
Minimum Recall
No
No
No
No
No
No
No
No
Maximum Recall
No
No
No
No
No
No
No
No
Pedestrian Recall
No
No
No
No
No
No
No
No
Exclusive Pedestrian Phase
Pedestrian Signal Group
0
Pedestrian Walk [s]
0
Pedestrian Clearance [s]
0
0
3 1 /28/2025
Generated with MIL
Adams St and Corporate Centre Dr
Version 2025 (SIP 0-1) TJW Enqineerinq, Inc. Scenario 4: 4 EAC PM
Lane Group Calculations
Lane Group
L
C
C
L
C
C
L
C
L
C
C, Calculated Cycle Length [s]
80
80
80
80
80
80
80
80
80
80
L, Total Lost Time per Cycle [s]
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
11p, Permitted Start -Up Lost Time [s]
12, Clearance Lost Time [s]
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
g_i, Effective Green Time [s]
3.8
46.0
46.0
5.5
47.8
47.8
5.3
6.8
5.7
7.2
g / C, Green / Cycle
0.05
0.57
0.57
0.07
0.60
0.60
0.07
0.09
0.07
0.09
(v / s)_i Volume / Saturation Flow Rate
0.03
0.17
0.17
0.05
0.18
0.18
0.05
0.03
0.06
0.03
s, saturation flow rate [veh/h]
1781
1870
1758
1781
1870
1750
1781
1705
1781
1647
c, Capacity [veh/h]
84
1073
1009
124
1115
1043
118
146
127
149
d1, Uniform Delay [s]
37.63
8.74
8.75
36.57
7.97
7.97
36.75
34.48
36.52
34.26
k, delay calibration
0.11
0.50
0.50
0.11
0.50
0.50
0.11
0.11
0.11
0.11
1, Upstream Filtering Factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
d2, Incremental Delay [s]
11.98
0.70
0.75
9.21
0.71
0.76
10.08
1.43
9.57
1.57
d3, Initial Queue Delay [s]
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
Rp, platoon ratio
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
PF, progression factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
Lane Group Results
X, volume / capacity
0.74
0.30
0.30
0.76
0.30
0.31
0.77
0.35
0.77
0.38
d, Delay for Lane Group [s/veh]
49.62
9.44
9.50
45.78
8.67
8.73
46.83
35.91
46.09
35.83
Lane Group LOS
D
A
A
D
A
A
D
D
D
D
Critical Lane Group
No
No
Yes
Yes
No
No
No
50th-Percentile Queue Length [veh/In]
1.41
2.45
2.34
2.01
2.46
2.32
2.07
0.99
2.20
1.08
50th-Percentile Queue Length [ft/In]
35.26
61.36
58.39
50.37
61.46
58.11
51.65
24.67
55.05
27.08
95th-Percentile Queue Length [veh/In]
2.54
4.42
4.20
3.63
4.43
4.18
3.72
1.78
3.96
1.95
95th-Percentile Queue Length [ft/In]
63.47
110.44
105.10
90.66
110.64
104.59
92.97
44.41
99.09
48.74
0
4 1 /28/2025
Generated with �N� Adams St and Corporate Centre Dr
Version 2025 (SP 0-1) TJW Engineering, Inc. Scenario 4: 4 EAC PM
Movement, Approach, & Intersection Results
d M, Delay for Movement [s/veh]
49.62
9.46
9.50
45.78
8.69
8.73
46.83
35.91
35.91
46.09
35.83
35.83
Movement LOS
D
A
A
D
A
A
D
D
D
D
D
D
d_A, Approach Delay [s/veh]
13.14
13.33
42.91
42.36
Approach LOS
B
B
D
D
d I, Intersection Delay [s/veh]
18.28
Intersection LOS
B
Intersection V/C
0.385
Emissions
Vehicle Miles Traveled [mph]
3.96
20.21
19.10
7.23
1 26.13
24.54
2.72
1.52
6.51
3.72
Stops [stops/h]
63.47
110.44
105.10
90.66
110.64
104.59
92.97
44.41
99.09
48.74
Fuel consumption [US gal/h]
1.55
2.67
2.54
2.25
1 2.87
2.71
1.35
0.61
1.59
0.76
CO [g/h]
108.39
186.93
177.57
157.32
200.70
189.33
94.09
42.75
111.26
53.29
NOx [g/h]
21.09
36.37
34.55
30.61
1 39.05
1 36.84
18.31
8.32
21.65
10.37
VOC [g/h]
25.12
43.32
41.15
36.46
1 46.52
43.88
21.81
9.91
25.79
12.35
Other Modes
g_Walk,mi, Effective Walk Time [s]
9.0
9.0
9.0
9.0
M corner, Corner Circulation Area [ft2/ped]
0.00
0.00
0.00
0.00
M CW, Crosswalk Circulation Area [ft2/ped]
0.00
0.00
0.00
0.00
d_p, Pedestrian Delay [s]
31.51
31.51
31.51
31.51
I_p,int, Pedestrian LOS Score for Intersectio
2.687
2.704
2.028
2.039
Crosswalk LOS
B
B
B
B
b, Saturation Flow Rate of the bicycle lane
2000
2000
2000
2000
c b, Capacity of the bicycle lane [bicycles/h]
475
500
550
550
d b, Bicycle Delay [s]
23.26
22.50
21.03
21.03
I b,int, Bicycle LOS Score for Intersection
2.119
2.181
1.794
1.814
Bicycle LOS
B
B
A
A
Sequence
Ring 1 1 2 3 4 - - - - - - - - - - - -
Ring 2 5 6 7 8 - - - - - - - - - - - -
Ring 3 - - - - - - - - - - - - - - - -
Ring 4 - - - - - - - - - - - - - - - -
IS5 3 16 Ds
_ 15 Os
1
1605
15.Os
0 5 1 /28/2025
Generated with
►•caM 511180yAIF1yal s
Control Type:
Analysis Method
Analysis Period:
Intersection Setup
Adams St and Corporate Centre Dr
TJW Enqineerinq, Inc.
Intersection Level Of Service Report
Intersection 1: Adams St / Corporate Center Dr
Signalized Delay (sec / veh):
HCM 7th Edition Level Of Service:
15 minutes Volume to Capacity (v/c)
Scenario 5: 5 EACP AM
25.2
C
0.516
Name
Adams Street
Adams Street
Corporate Center Drive
Corporate Center Drive
Approach
Northbound
Southbound
Eastbound
Westbound
Lane Configuration
-7 I F
i t F
i F
^ F
Turning Movement
Left
Thru
TRight
Left
Thru
Right
Left
Thru
Right
Left
Thru
Right
Lane Width [ft]
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
T12.070
No. of Lanes in Entry Pocket
1
0
1
0
1
0
1
0
Entry Pocket Length [ft]
85.00
320.00
110.00
110.00
No. of Lanes in Exit Pocket
0
0
0
0
0
0
0
0
Exit Pocket Length [ft]
Speed [mph]
45.00
45.00
25.00
25.00
Grade [%]
0.00
0.00
0.00
0.00
Curb Present
No
No
No
No
Crosswalk
Yes
Yes
Yes
Yes
0
1 1 /28/2025
Generated with MIL
Adams St and Corporate Centre Dr
Version 2025 (SP 0-1) TJW Enqineerinq, Inc. Scenario 5: 5 EACP AM
Volumes
Name
Adams Street
Adams Street
Corporate Center Drive
Corporate Center Drive
Base Volume Input [veh/h]
19
1 274
1 87
79
1 386
1 105
76
1 20
1 24
82
1 11
1 36
Base Volume Adjustment Factor
1.0000
1.0000
1.0000
1.0000
1. 0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
Heavy Vehicles Percentage [%]
2.00
2.00
1 2.00
2.00
1 2.00
1 2.00
2.00
1 2.00
1 2.00
2.00
1 2.00
2.00
Proportion of CAVs [%]
0.00
Growth Factor
1.0200
1.0200
1 1.0200
1.0200
1 1.0200
1.0200
1.0200
1 1.0200
1 1.0200
1.0200
1 1.0200
1.0200
In -Process Volume [veh/h]
0
0
1 0
0
1 0
0
0
1 0
0
0
1 0
0
Site -Generated Trips [veh/h]
91
55
1 0
0
1 47
75
72
1 0
88
0
1 0
0
Diverted Trips [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Pass -by Trips [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Existing Site Adjustment Volume [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Other Volume [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Right Turn on Red Volume [veh/h]
0
0
0
0
Total Hourly Volume [veh/h]
110
334
89
81
1 441
182
150
20
112
84
1 11
37
Peak Hour Factor
0.8610
1 0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
FO.8610
1 0.8610
Other Adjustment Factor
1.0000
1.0000
1.0000
1.0000
1.0 000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
Total 15-Minute Volume [veh/h]
32
97
26
24
128
53
44
6
33
24
3
1 11
Total Analysis Volume [veh/h]
128
388
103
94
1 512
211
174
23
130
98
13
1 43
Presence of On -Street Parking
No
No
No
No
No
No
No
No
On -Street Parking Maneuver Rate [/h]
Local Bus Stopping Rate [/h]
0
0
0
0
do, Outbound Pedestrian Volume crossing
0
0
0
0
v di, Inbound Pedestrian Volume crossing m
0
0
0
0
co, Outbound Pedestrian Volume crossing
0
0
0
0
ci, Inbound Pedestrian Volume crossing mi
0
0
0
0
v ab, Corner Pedestrian Volume [ped/h]
0
0
0
0
Bicycle Volume [bicycles/h]
0
0
0
0
0 2 1 /28/2025
Generated with mm,
Adams St and Corporate Centre Dr
Version 2025 (SP 0-1) TJW Enqineerinq, Inc. Scenario 5: 5 EACP AM
Intersection Settings
Located in CBD
No
Signal Coordination Group
-
Cycle Length [s]
90
Active Pattern
Pattern 1
Coordination Type
Time of Day Pattern Coordinated
Actuation Type
Fully actuated
Offset [s]
0.0
Offset Reference
Lead Green - Beginning of First Green
Permissive Mode
SingleBand
Lost time [s]
16.00
Phasing & Timing (Basic)
Control Type
Protecte
Permiss
Permiss
Protecte
Permiss
Permiss
Protecte
Permiss
Permiss
Protecte
Permiss
Permiss
Signal Group
1
6
5
2
3
8
7
4
Auxiliary Signal Groups
Maximum Green [s]
Amber [s]
3.0
3.0
3.0
3.0
U.0
3.0
3.0
3.0
3.0
All red [s]
1.0
1.0
1.0
1.0
0.0
1.0
1.0
1.0
1.0
Walk [s]
5.0
5.0
C
5.0
5.0
Pedestrian Clearance [s]
10.0
10.0
0.0
17.0
17.0
Delayed Vehicle Green [s]
0.0
0.0
0.0
0.0
0.,
0.0
0.0
0.0
0.0
Rest In Walk
No
No
No
No
11, Start -Up Lost Time [s]
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
12, Clearance Lost Time [s]
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
Detector Location [ft]
0.0
0.0
0.0
0.0
Detector Length [ft]
0.0
0.0
0.0
0.0
Advanced Detector Location [ft]
0.0
0.0
0.0
0.0
Advanced Detector Length [ft]
I, Upstream Filtering Factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
Phasing & Timing: Pattern 1
Split [s]
17.0
1 26.0
19.0
28.0
19.0
26.0
19.0
26.0
Lead/Lag
Lead
Lead
Lead
Lead
Minimum Green [s]
5
10
5
10
5
10
5
10
Vehicle Extension [s]
3673.0
3.0
3.0
3.0
3.0
3.0
3.0
Minimum Recall
No
No
No
No
No
No
No
No
Maximum Recall
No
No
No
No
No
No
No
No
Pedestrian Recall
No
No
No
No
No
No
No
No
Exclusive Pedestrian Phase
Pedestrian Signal Group
0
Pedestrian Walk [s]
0
Pedestrian Clearance [s]
0
0
3 1 /28/2025
Generated with MIL
Adams St and Corporate Centre Dr
Version 2025 (SIP 0-1) TJW Enqineerinq, Inc. Scenario 5: 5 EACP AM
Lane Group Calculations
Lane Group
L
C
C
L
C
C
L
C
L
C
C, Calculated Cycle Length [s]
90
90
90
90
90
90
90
90
90
90
L, Total Lost Time per Cycle [s]
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
11p, Permitted Start -Up Lost Time [s]
12, Clearance Lost Time [s]
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
g_i, Effective Green Time [s]
8.2
49.6
49.6
6.2
47.6
47.6
10.6
11.8
6.4
7.6
g / C, Green / Cycle
0.09
0.55
0.55
0.07
0.53
0.53
0.12
0.13
0.07
0.08
(v / s)_i Volume / Saturation Flow Rate
0.07
0.14
0.14
0.05
0.20
0.20
0.10
0.09
0.06
0.03
s, saturation flow rate [veh/h]
1781
1870
1737
1781
1870
1687
1781
1626
1781
1647
c, Capacity [veh/h]
163
1028
955
123
987
890
210
214
127
140
d1, Uniform Delay [s]
40.01
10.54
10.56
41.15
12.60
12.60
38.80
37.45
41.08
39.00
k, delay calibration
0.11
0.50
0.50
0.11
0.50
0.50
0.12
0.11
0.11
0.11
1, Upstream Filtering Factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
d2, Incremental Delay [s]
8.02
0.57
0.62
9.26
1.14
1.26
8.99
4.39
9.51
1.84
d3, Initial Queue Delay [s]
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
Rp, platoon ratio
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
PF, progression factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
Lane Group Results
X, volume / capacity
0.78
0.25
0.25
0.76
0.38
0.39
0.83
0.71
0.77
0.40
d, Delay for Lane Group [s/veh]
48.03
11.11
11.18
50.41
13.73
13.87
47.79
41.85
50.58
40.85
Lane Group LOS
D
B
B
D
B
B
D
D
D
D
Critical Lane Group
Yes
No
No
No
No
Yes
No
50th-Percentile Queue Length [veh/In]
3.00
2.41
2.27
2.27
4.23
3.86
4.26
3.48
2.47
1.24
50th-Percentile Queue Length [ft/In]
75.10
60.22
56.85
56.84
105.70
96.43
106.62
87.01
61.70
31.11
95th-Percentile Queue Length [veh/In]
5.41
4.34
4.09
4.09
1 7.60
6.94
7.65
6.27
4.44
2.24
95th-Percentile Queue Length [ft/In]
135.18
108.39
102.33
102.31
190.01
173.57
191.29
156.63
111.06
56.00
0 4 1 /28/2025
Generated with �N� Adams St and Corporate Centre Dr
Version 2025 (SP 0-1) TJW Engineering, Inc. Scenario 5: 5 EACP AM
Movement, Approach, & Intersection Results
d M, Delay for Movement [s/veh]
48.03
11.14
11.18
50.41
13.77
13.87
47.79
41.85
41.85
50.58
40.85
40.85
Movement LOS
D
B
B
D
B
B
D
D
D
D
D
D
d_A, Approach Delay [s/veh]
18.77
18.01
45.01
47.04
Approach LOS
B
B
D
D
d I, Intersection Delay [s/veh]
25.19
Intersection LOS
C
Intersection V/C
0.516
Emissions
Vehicle Miles Traveled [mph]
8.17
16.17
15.16
7.23
1 29.19
26.40
5.20
4.57
6.51
3.72
Stops [stops/h]
120.16
96.34
90.96
90.94
169.12
154.29
170.59
139.22
98.72
49.78
Fuel consumption [US gal/h]
3.02
2.33
2.19
2.34
1 4.16
3.79
2.58
2.04
1.68
0.82
CO [g/h]
211.44
162.53
153.18
163.76
291.09
265.09
180.35
142.77
117.43
57.57
NOx [g/h]
41.14
31.62
29.80
31.86
56.63
1 51.58
35.09
27.78
22.85
11.20
VOC [g/h]
49.00
37.67
35.50
37.95
67.46
61.44
41.80
33.09
27.22
13.34
Other Modes
g_Walk,mi, Effective Walk Time [s]
9.0
9.0
9.0
9.0
M corner, Corner Circulation Area [ft2/ped]
0.00
0.00
0.00
0.00
M CW, Crosswalk Circulation Area [ft2/ped]
0.00
0.00
0.00
0.00
d_p, Pedestrian Delay [s]
36.45
36.45
36.45
36.45
I_p,int, Pedestrian LOS Score for Intersectio
2.699
2.717
2.126
2.043
Crosswalk LOS
B
B
B
B
b, Saturation Flow Rate of the bicycle lane
2000
2000
2000
2000
c b, Capacity of the bicycle lane [bicycles/h]
489
533
489
489
d b, Bicycle Delay [s]
25.69
24.20
25.69
25.69
I b,int, Bicycle LOS Score for Intersection
2.070
2.234
2.099
1.814
Bicycle LOS
B
B
B
A
Sequence
Ring 1 1 2 3 4 - - - - - - - - - - - -
Ring 2 5 6 7 8 - - - - - - - - - - - -
Ring 3 - - - - - - - - - - - - - - - -
Ring 4 - - - - - - - - - - - - - - - -
ISG 3 19 Os
iL19 C5
15.0s
J CO Os
i
227
0
5 1 /28/2025
Generated with
►•caM 511180yAIF1yal s
Control Type:
Analysis Method
Analysis Period:
Intersection Setup
Adams St and Corporate Centre Dr
TJW Enqineerinq, Inc.
Intersection Level Of Service Report
Intersection 1: Adams St / Corporate Center Dr
Signalized Delay (sec / veh):
HCM 7th Edition Level Of Service:
15 minutes Volume to Capacity (v/c)
Scenario 6: 6 EACP PM
22.2
C
0.450
Name
Adams Street
Adams Street
Corporate Center Drive
Corporate Center Drive
Approach
Northbound
Southbound
Eastbound
Westbound
Lane Configuration
-7 I F
i t F
i F
^ F
Turning Movement
Left
Thru
TRight
Left
Thru
Right
Left
Thru
Right
Left
Thru
Right
Lane Width [ft]
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
T12.070
No. of Lanes in Entry Pocket
1
0
1
0
1
0
1
0
Entry Pocket Length [ft]
85.00
320.00
110.00
110.00
No. of Lanes in Exit Pocket
0
0
0
0
0
0
0
0
Exit Pocket Length [ft]
Speed [mph]
45.00
45.00
25.00
25.00
Grade [%]
0.00
0.00
0.00
0.00
Curb Present
No
No
No
No
Crosswalk
Yes
Yes
Yes
Yes
0
1 1 /28/2025
Generated with MIL
Adams St and Corporate Centre Dr
Version 2025 (SP 0-1) TJW Enqineerinq, Inc. Scenario 6: 6 EACP PM
Volumes
Name
Adams Street
Adams Street
Corporate Center Drive
Corporate Center Drive
Base Volume Input [veh/h]
52
1 373
1 91
79
1 386
1 105
76
1 20
1 24
82
1 11
1 36
Base Volume Adjustment Factor
1.0000
1.0000
1.0000
1.0000
1. 0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
Heavy Vehicles Percentage [%]
2.00
2.00
1 2.00
2.00
1 2.00
1 2.00
2.00
1 2.00
1 2.00
2.00
1 2.00
2.00
Proportion of CAVs [%]
0.00
Growth Factor
1.0200
1.0200
1 1.0200
1.0200
1 1.0200
1.0200
1.0200
1 1.0200
1 1.0200
1.0200
1 1.0200
1.0200
In -Process Volume [veh/h]
0
0
1 0
0
1 0
0
0
1 0
0
0
1 0
0
Site -Generated Trips [veh/h]
41
57
1 0
0
1 67
1 33
33
1 0
1 41
0
1 0
0
Diverted Trips [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Pass -by Trips [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Existing Site Adjustment Volume [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Other Volume [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Right Turn on Red Volume [veh/h]
0
0
0
0
Total Hourly Volume [veh/h]
94
437
93
81
1 461
140
111
20
65
84
1 11
37
Peak Hour Factor
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
1 0.8610
Other Adjustment Factor
1.0000
1.0000
1.0000
1.0000
1.0 000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
Total 15-Minute Volume [veh/h]
27
1 127
27
24
134
41
32
6
19
24
3
1 11
Total Analysis Volume [veh/h]
109
508
108
94
1 535
163
129
23
75
98
13
1 43
Presence of On -Street Parking
No
No
No
No
No
No
No
No
On -Street Parking Maneuver Rate [/h]
Local Bus Stopping Rate [/h]
0
0
0
0
do, Outbound Pedestrian Volume crossing
0
0
0
0
v di, Inbound Pedestrian Volume crossing m
0
0
0
0
co, Outbound Pedestrian Volume crossing
0
0
0
0
ci, Inbound Pedestrian Volume crossing mi
0
0
0
0
v ab, Corner Pedestrian Volume [ped/h]
0
0
0
0
Bicycle Volume [bicycles/h]
0
0
0
0
0 2 1 /28/2025
Generated with mm,
Version 2025 (SP 0-1)
Intersection Settings
TJW Enqineerinq, Inc.
Adams St and Corporate Centre Dr
Scenario 6: 6 EACP PM
Located in CBD
No
Signal Coordination Group
-
Cycle Length [s]
90
Active Pattern
Pattern 1
Coordination Type
Time of Day Pattern Coordinated
Actuation Type
Fully actuated
Offset [s]
0.0
Offset Reference
Lead Green - Beginning of First Green
Permissive Mode
SingleBand
Lost time [s]
16.00
Phasing & Timing (Basic)
Control Type
Protecte
Permiss
Permiss
Protecte
Permiss
Permiss
Protecte
Permiss
Permiss
Protecte
Permiss
Permiss
Signal Group
1
6
5
2
3
8
7
4
Auxiliary Signal Groups
Maximum Green [s]
Amber [s]
3.0
3.0
3.0
3.0
U.0
3.0
3.0
3.0
3.0
All red [s]
1.0
1.0
1.0
1.0
0.0
1.0
1.0
1.0
1.0
Walk [s]
5.0
5.0
C
5.0
5.0
Pedestrian Clearance [s]
10.0
10.0
0.0
17.0
17.0
Delayed Vehicle Green [s]
0.0
0.0
0.0
0.0
0.,
0.0
0.0
0.0
0.0
Rest In Walk
No
No
No
No
11, Start -Up Lost Time [s]
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
12, Clearance Lost Time [s]
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
Detector Location [ft]
0.0
0.0
0.0
0.0
Detector Length [ft]
0.0
0.0
0.0
0.0
Advanced Detector Location [ft]
0.0
0.0
0.0
0.0
Advanced Detector Length [ft]
I, Upstream Filtering Factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
Phasing & Timing: Pattern 1
Split [s]
18.0
1 28.0
18.0
28.0
18.0
26.0
18.0
26.0
Lead/Lag
Lead
Lead
Lead
Lead
Minimum Green [s]
5
10
5
10
5
10
5
10
Vehicle Extension [s]
3673.0
3.0
3.0
3.0
3.0
3.0
3.0
Minimum Recall
No
No
No
No
No
No
No
No
Maximum Recall
No
No
No
No
No
No
No
No
Pedestrian Recall
No
No
No
No
No
No
No
No
Exclusive Pedestrian Phase
Pedestrian Signal Group
0
Pedestrian Walk [s]
0
Pedestrian Clearance [s]
0
0
3 1 /28/2025
Generated with MIL
Adams St and Corporate Centre Dr
Version 2025 (SIP 0-1) TJW Enqineerinq, Inc. Scenario 6: 6 EACP PM
Lane Group Calculations
Lane Group
L
C
C
L
C
C
L
C
L
C
C, Calculated Cycle Length [s]
90
90
90
90
90
90
90
90
90
90
L, Total Lost Time per Cycle [s]
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
11p, Permitted Start -Up Lost Time [s]
12, Clearance Lost Time [s]
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
g_i, Effective Green Time [s]
7.1
52.0
52.0
6.2
51.1
51.1
8.2
9.4
6.4
7.6
g / C, Green / Cycle
0.08
0.58
0.58
0.07
0.57
0.57
0.09
0.10
0.07
0.08
(v / s)_i Volume / Saturation Flow Rate
0.06
0.17
0.17
0.05
0.19
0.19
0.07
0.06
0.06
0.03
s, saturation flow rate [veh/h]
1781
1870
1758
1781
1870
1722
1781
1647
1781
1647
c, Capacity [veh/h]
141
1079
1014
123
1060
976
162
173
127
140
d1, Uniform Delay [s]
40.62
9.70
9.70
41.16
10.48
10.48
40.09
38.34
41.09
39.00
k, delay calibration
0.11
0.50
0.50
0.11
0.50
0.50
0.11
0.11
0.11
0.11
1, Upstream Filtering Factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
d2, Incremental Delay [s]
8.55
0.69
0.74
9.30
0.88
0.96
8.56
2.91
9.60
1.84
d3, Initial Queue Delay [s]
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
Rp, platoon ratio
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
PF, progression factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
Lane Group Results
X, volume / capacity
0.77
0.29
0.29
0.76
0.34
0.34
0.80
0.57
0.77
0.40
d, Delay for Lane Group [s/veh]
49.17
10.39
10.44
50.45
11.36
11.44
48.64
41.24
50.69
40.85
Lane Group LOS
D
B
B
D
B
B
D
D
D
D
Critical Lane Group
Yes
No
No
No
No
Yes
No
50th-Percentile Queue Length [veh/In]
2.59
2.87
2.73
2.27
3.52
3.27
3.18
2.20
2.47
1.24
50th-Percentile Queue Length [ft/In]
64.86
71.82
68.15
56.86
87.98
81.82
79.42
54.89
61.77
31.11
95th-Percentile Queue Length [veh/In]
4.67
5.17
4.91
4.09
6.33
5.89
5.72
3.95
4.45
2.24
95th-Percentile Queue Length [ft/In]
116.75
129.27
122.66
102.35
158.36
147.27
142.95
98.81
111.19
56.00
0
4 1 /28/2025
Generated with �N� Adams St and Corporate Centre Dr
Version 2025 (SP 0-1) TJW Engineering, Inc. Scenario 6: 6 EACP PM
Movement, Approach, & Intersection Results
d M, Delay for Movement [s/veh]
49.17
10.41
10.44
50.45
11.38
11.44
48.64
41.24
41.24
50.69
40.85
40.85
Movement LOS
D
B
B
D
B
B
D
D
D
D
D
D
d_A, Approach Delay [s/veh]
16.24
16.03
45.45
47.11
Approach LOS
B
B
D
D
d I, Intersection Delay [s/veh]
22.15
Intersection LOS
C
Intersection V/C
0.450
Emissions
Vehicle Miles Traveled [mph]
6.96
20.22
19.08
7.23
1 27.90
25.77
3.85
2.93
6.51
3.72
Stops [stops/h]
103.78
114.91
109.04
90.98
140.76
130.90
127.06
87.83
98.84
49.78
Fuel consumption [US gal/h]
2.62
2.79
2.65
2.34
1 3.55
3.29
1.94
1.29
1.68
0.82
CO [g/h]
183.09
195.15
184.92
163.84
247.81
230.06
135.44
90.25
117.61
57.57
NOx [g/h]
35.62
37.97
35.98
31.88
48.22
1 44.76
26.35
17.56
22.88
11.20
VOC [g/h]
42.43
45.23
42.86
37.97
57.43
53.32
31.39
20.92
27.26
13.34
Other Modes
g_Walk,mi, Effective Walk Time [s]
9.0
9.0
9.0
9.0
M corner, Corner Circulation Area [ft2/ped]
0.00
0.00
0.00
0.00
M CW, Crosswalk Circulation Area [ft2/ped]
0.00
0.00
0.00
0.00
d_p, Pedestrian Delay [s]
36.45
36.45
36.45
36.45
I_p,int, Pedestrian LOS Score for Intersectio
2.721
2.732
2.080
2.044
Crosswalk LOS
B
B
B
B
b, Saturation Flow Rate of the bicycle lane
2000
2000
2000
2000
c b, Capacity of the bicycle lane [bicycles/h]
533
533
489
489
d b, Bicycle Delay [s]
24.20
24.20
25.69
25.69
I b,int, Bicycle LOS Score for Intersection
2.158
2.213
1.934
1.814
Bicycle LOS
B
B
A
A
Sequence
Ring 1 1 2 3 4 - - - - - - - - - - - -
Ring 2 5 6 7 8 - - - - - - - - - - - -
Ring 3 - - - - - - - - - - - - - - - -
Ring 4 - - - - - - - - - - - - - - - -
Nam= Su 3 18 cpsW21,
■tr�.� #�
15 Ce
6 28 05 I 543 - 18 Os I S6 3 26 Os
15.Os � 5u. 1G:
0
5 1 /28/2025
OPENING YEAI`
ALTERNATIVE 41
N**
Generated with
►•Z4Mcr>Fk1yA1F&1ya s
Control Type:
Analysis Method
Analysis Period:
Intersection Setup
TJW Enqineerinq, Inc.
Intersection Level Of Service Report
Intersection 1: Adams St / Corporate Center Dr
Adams St and Corporate Centre Dr
Scenario 11: 11 EACP Alt 1 AM
Signalized Delay (sec / veh): 24.4
HCM 7th Edition Level Of Service: C
15 minutes Volume to Capacity (v/c): 0.626
Name
Adams Street
Adams Street
Corporate Center Drive
Corporate Center Drive
Approach
Northbound
Southbound
Eastbound
Westbound
Lane Configuration
-7 I F
i t F
IF
^ F
Turning Movement
Left
Thru
TRight
Left
Thru
Right
Left
Thru
Right
Left
Thru
Right
Lane Width [ft]
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
T12.070
No. of Lanes in Entry Pocket
1
0
1
0
1
0
1
0
Entry Pocket Length [ft]
85.00
320.00
110.00
110.00
No. of Lanes in Exit Pocket
0
0
0
0
0
0
0
0
Exit Pocket Length [ft]
Speed [mph]
45.00
45.00
25.00
25.00
Grade [%]
0.00
0.00
0.00
0.00
Curb Present
No
No
No
No
Crosswalk
Yes
Yes
Yes
Yes
0
1 1 /28/2025
Generated with MIL
►•z4Mcr>Fz1yA1F&1ya s
Volumes
TJW Enqineerinq, Inc.
Adams St and Corporate Centre Dr
Scenario 11: 11 EACP Alt 1 AM
Name
Adams Street
Adams Street
Corporate Center Drive
Corporate Center Drive
Base Volume Input [veh/h]
19
1 274
1 87
79
1 386
1 105
76
1 20
1 24
82
1 11
1 36
Base Volume Adjustment Factor
1.0000
1.0000
1.0000
1.0000
1. 0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
Heavy Vehicles Percentage [%]
2.00
2.00
1 2.00
2.00
1 2.00
1 2.00
2.00
1 2.00
1 2.00
2.00
1 2.00
2.00
Proportion of CAVs [%]
0.00
Growth Factor
1.0200
1.0200
1 1.0200
1.0200
1 1.0200
1.0200
1.0200
1 1.0200
1 1.0200
1.0200
1 1.0200
1.0200
In -Process Volume [veh/h]
0
0
1 0
0
1 0
0
0
1 0
0
0
1 0
0
Site -Generated Trips [veh/h]
91
55
1 0
0
1 47
75
72
1 0
88
0
1 0
0
Diverted Trips [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Pass -by Trips [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Existing Site Adjustment Volume [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Other Volume [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Right Turn on Red Volume [veh/h]
0
0
0
0
Total Hourly Volume [veh/h]
110
334
89
81
1 441
182
150
20
112
84
1 11
37
Peak Hour Factor
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
1 0.8610
Other Adjustment Factor
1.0000
1.0000
1.0000
1.0000
1.0 000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
Total 15-Minute Volume [veh/h]
32
97
26
24
128
53
44
6
33
24
3
1 11
Total Analysis Volume [veh/h]
128
388
103
94
1 512
211
174
23
130
98
13
1 43
Presence of On -Street Parking
No
No
No
No
No
No
No
No
On -Street Parking Maneuver Rate [/h]
Local Bus Stopping Rate [/h]
0
0
0
0
do, Outbound Pedestrian Volume crossing
0
0
0
0
v di, Inbound Pedestrian Volume crossing m
0
0
0
0
co, Outbound Pedestrian Volume crossing
0
0
0
0
ci, Inbound Pedestrian Volume crossing mi
0
0
0
0
v ab, Corner Pedestrian Volume [ped/h]
0
0
0
0
Bicycle Volume [bicycles/h]
0
0
0
0
0 2 1 /28/2025
Generated with mm,
Version 2025 (SP 0-1)
Intersection Settings
TJW Enqineerinq, Inc.
Adams St and Corporate Centre Dr
Scenario 11: 11 EACP Alt 1 AM
Located in CBD
No
Signal Coordination Group
-
Cycle Length [s]
80
Active Pattern
Pattern 1
Coordination Type
Time of Day Pattern Coordinated
Actuation Type
Fully actuated
Offset [s]
0.0
Offset Reference
Lead Green - Beginning of First Green
Permissive Mode
SingleBand
Lost time [s]
16.00
Phasing & Timing (Basic)
Control Type
Protecte
Permiss
Permiss
Protecte
Permiss
Permiss
Permiss
Permiss
Permiss
Protecte
Permiss
Permiss
Signal Group
1
6
5
2
8
7
4
Auxiliary Signal Groups
Maximum Green [s]
Amber [s]
3.0
3.0
3.0
3.0
3.0
3.0
3.0
All red [s]
1.0
1.0
1.0
1.0
1.0
1.0
1.0
Walk [s]
5.0
5.0
5.0
5.0
Pedestrian Clearance [s]
14.0
14.0
17.0
17.0
Delayed Vehicle Green [s]
0.0
0.0
0.0
0.0
0.0
0.0
0.0
Rest In Walk
No
No
No
No
11, Start -Up Lost Time [s]
2.0
2.0
2.0
2.0
2.0
2.0
2.0
12, Clearance Lost Time [s]
2.0
2.0
2.0
2.0
2.0
2.0
2.0
Detector Location [ft]
0.0
0.0
0.0
0.0
Detector Length [ft]
0.0
0.0
0.0
0.0
Advanced Detector Location [ft]
0.0
0.0
0.0
0.0
Advanced Detector Length [ft]
I, Upstream Filtering Factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
Phasing & Timing: Pattern 1
Split [s]
15.0
23.0
17.0
25.0
26.0
14.0
40.0
Lead/Lag
Lead
Lead
Lead
Minimum Green [s]
5
10
5
10
10
5
10
Vehicle Extension [s]
3673.0
3.0
3.0
3.0
3.0
3.0
Minimum Recall
No
No
No
No
No
No
No
Maximum Recall
No
No
No
No
No
No
No
Pedestrian Recall
No
No
No
No
No
No
No
Exclusive Pedestrian Phase
Pedestrian Signal Group
0
Pedestrian Walk [s]
0
Pedestrian Clearance [s]
0
0 3 1 /28/2025
Generated with MIL
►•ca �c r> �z�y���y i�> s
Lane Group Calculations
TJW Enqineerinq, Inc.
Adams St and Corporate Centre Dr
Scenario 11: 11 EACP Alt 1 AM
Lane Group
L
C
C
L
C
C
C
C
L
C
C, Calculated Cycle Length [s]
80
80
80
80
80
80
80
80
80
80
L, Total Lost Time per Cycle [s]
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
11p, Permitted Start -Up Lost Time [s]
2.00
12, Clearance Lost Time [s]
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
g_i, Effective Green Time [s]
7.4
35.9
35.9
5.5
34.1
34.1
16.9
16.9
5.7
26.5
g / C, Green / Cycle
0.09
0.45
0.45
0.07
0.43
0.43
0.21
0.21
0.07
0.33
(v / s)_i Volume / Saturation Flow Rate
0.07
0.14
0.14
0.05
0.20
0.20
0.17
0.10
0.06
0.03
s, saturation flow rate [veh/h]
1781
1870
1737
1781
1870
1687
1020
1480
1781
1647
c, Capacity [veh/h]
164
839
780
123
796
719
306
313
126
547
d1, Uniform Delay [s]
35.53
14.05
14.07
36.60
16.54
16.55
32.41
27.75
36.55
18.47
k, delay calibration
0.11
0.50
0.50
0.11
0.50
0.50
0.11
0.11
0.11
0.11
1, Upstream Filtering Factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
d2, Incremental Delay [s]
7.83
0.92
1.01
9.44
2.04
2.27
1.67
1.19
9.81
0.08
d3, Initial Queue Delay [s]
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
Rp, platoon ratio
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
PF, progression factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
Lane Group Results
X, volume / capacity
0.78
0.30
0.30
0.76
0.48
0.48
0.57
0.49
0.78
0.10
d, Delay for Lane Group [s/veh]
43.36
14.98
15.08
46.04
18.58
18.82
34.08
28.94
46.36
18.56
Lane Group LOS
D
B
B
D
B
B
C
C
D
B
Critical Lane Group
Yes
No
No
No
No
Yes
No
50th-Percentile Queue Length [veh/In]
2.65
2.76
2.61
2.02
4.83
4.41
3.34
2.64
2.21
0.72
50th-Percentile Queue Length [ft/In]
66.20
68.93
65.14
50.55
T120.66
110.31
83.55
66.04
55.24
17.98
95th-Percentile Queue Length [veh/In]
4.77
4.96
4.69
3.64
1 8.43
7.86
6.02
4.75
3.98
1.29
95th-Percentile Queue Length [ft/In]
119.15
124.08
117.25
90.98
210.73
196.44
150.38
118.87
99.42
32.36
0
4 1 /28/2025
Generated with �N� Adams St and Corporate Centre Dr
Version 2025 (SP 0-1) TJW Engineering, Inc. Scenario 11: 11 EACP Alt 1 AM
Movement, Approach, & Intersection Results
d M, Delay for Movement [s/veh]
43.36
15.01
15.08
46.04
18.64
18.82
34.08
28.94
28.94
46.36
18.56
18.56
Movement LOS
D
B
B
D
B
B
C
C
C
D
B
B
d_A, Approach Delay [s/veh]
20.89
21.84
31.68
36.25
Approach LOS
C
C
C
D
d I, Intersection Delay [s/veh]
24.37
Intersection LOS
C
Intersection V/C
0.626
Emissions
Vehicle Miles Traveled [mph]
8.17
16.17
15.16
7.23
1 29.19
26.40
5.20
4.57
6.51
3.72
Stops [stops/h]
119.15
124.08
117.25
90.98
217.18
198.56
150.38
118.87
99.42
32.36
Fuel consumption [US gal/h]
2.89
2.87
2.71
2.26
1 5.14
4.69
2.02
1.56
1.60
0.50
CO [g/h]
202.08
200.55
189.20
157.95
359.04
327.76
141.02
109.22
111.73
35.14
NOx [g/h]
39.32
39.02
36.81
30.73
69.86
1 63.77
27.44
21.25
21.74
6.84
VOC [g/h]
46.83
46.48
43.85
36.61
83.21
75.96
32.68
25.31
25.89
8.15
Other Modes
g_Walk,mi, Effective Walk Time [s]
9.0
9.0
9.0
9.0
M corner, Corner Circulation Area [ft2/ped]
0.00
0.00
0.00
0.00
M CW, Crosswalk Circulation Area [ft2/ped]
0.00
0.00
0.00
0.00
d_p, Pedestrian Delay [s]
31.51
31.51
31.51
31.51
I_p,int, Pedestrian LOS Score for Intersectio
2.693
2.959
2.120
2.203
Crosswalk LOS
B
C
B
B
b, Saturation Flow Rate of the bicycle lane
2000
2000
2000
2000
c b, Capacity of the bicycle lane [bicycles/h]
475
525
550
900
d b, Bicycle Delay [s]
23.26
21.76
21.03
12.10
I b,int, Bicycle LOS Score for Intersection
2.070
2.234
1.829
1.814
Bicycle LOS
B
B
A
A
Sequence
Ring 1 1 2 - 4 - - - - - - - - - - - -
Ring 2 5 6 7 8 - - - - - - - - - - - -
Ring 3 - - - - - - - - - - - - - - - -
Ring 4 - - - - - - - - - - - - - - - -
SG 4 430 'Lis
19.08
KI4CN ISG s 260s
19.0s SG 1 0a _
0 5 1 /28/2025
Generated with
►•Z4Mcr>Fk1yA1F&1ya s
Control Type:
Analysis Method
Analysis Period:
Intersection Setup
TJW Enqineerinq, Inc.
Intersection Level Of Service Report
Intersection 1: Adams St / Corporate Center Dr
Adams St and Corporate Centre Dr
Scenario 12: 12 EACP Alt 1 PM
Signalized Delay (sec / veh): 22.0
HCM 7th Edition Level Of Service: C
15 minutes Volume to Capacity (v/c): 0.560
Name
Adams Street
Adams Street
Corporate Center Drive
Corporate Center Drive
Approach
Northbound
Southbound
Eastbound
Westbound
Lane Configuration
-7 I F
i t F
IF
^ F
Turning Movement
Left
Thru
TRight
Left
Thru
Right
Left
Thru
Right
Left
Thru
Right
Lane Width [ft]
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
T12.070
No. of Lanes in Entry Pocket
1
0
1
0
1
0
1
0
Entry Pocket Length [ft]
85.00
320.00
110.00
110.00
No. of Lanes in Exit Pocket
0
0
0
0
0
0
0
0
Exit Pocket Length [ft]
Speed [mph]
45.00
45.00
25.00
25.00
Grade [%]
0.00
0.00
0.00
0.00
Curb Present
No
No
No
No
Crosswalk
Yes
Yes
Yes
Yes
0
1 1 /28/2025
Generated with MIL
►•z4Mcr>Fz1yA1F&1ya s
Volumes
TJW Enqineerinq, Inc.
Adams St and Corporate Centre Dr
Scenario 12: 12 EACP Alt 1 PM
Name
Adams Street
Adams Street
Corporate Center Drive
Corporate Center Drive
Base Volume Input [veh/h]
52
1 373
1 91
79
1 386
1 105
76
1 20
1 24
82
1 11
1 36
Base Volume Adjustment Factor
1.0000
1.0000
1.0000
1.0000
1. 0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
Heavy Vehicles Percentage [%]
2.00
2.00
1 2.00
2.00
1 2.00
1 2.00
2.00
1 2.00
1 2.00
2.00
1 2.00
2.00
Proportion of CAVs [%]
0.00
Growth Factor
1.0200
1.0200
1 1.0200
1.0200
1 1.0200
1.0200
1.0200
1 1.0200
1 1.0200
1.0200
1 1.0200
1.0200
In -Process Volume [veh/h]
0
0
1 0
0
1 0
0
0
1 0
0
0
1 0
0
Site -Generated Trips [veh/h]
41
57
1 0
0
1 67
1 33
33
1 0
1 41
0
1 0
0
Diverted Trips [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Pass -by Trips [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Existing Site Adjustment Volume [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Other Volume [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Right Turn on Red Volume [veh/h]
0
0
0
0
Total Hourly Volume [veh/h]
94
437
93
81
1 461
140
111
20
65
84
1 11
37
Peak Hour Factor
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
1 0.8610
Other Adjustment Factor
1.0000
1.0000
1.0000
1.0000
1.0 000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
Total 15-Minute Volume [veh/h]
27
1 127
27
24
134
41
32
6
19
24
3
1 11
Total Analysis Volume [veh/h]
109
508
108
94
1 535
163
129
23
75
98
13
1 43
Presence of On -Street Parking
No
No
No
No
No
No
No
No
On -Street Parking Maneuver Rate [/h]
Local Bus Stopping Rate [/h]
0
0
0
0
do, Outbound Pedestrian Volume crossing
0
0
0
0
v di, Inbound Pedestrian Volume crossing m
0
0
0
0
co, Outbound Pedestrian Volume crossing
0
0
0
0
ci, Inbound Pedestrian Volume crossing mi
0
0
0
0
v ab, Corner Pedestrian Volume [ped/h]
0
0
0
0
Bicycle Volume [bicycles/h]
0
0
0
0
0 2 1 /28/2025
Generated with mm,
Version 2025 (SP 0-1)
Intersection Settings
TJW Enqineerinq, Inc.
Adams St and Corporate Centre Dr
Scenario 12: 12 EACP Alt 1 PM
Located in CBD
No
Signal Coordination Group
-
Cycle Length [s]
80
Active Pattern
Pattern 1
Coordination Type
Time of Day Pattern Coordinated
Actuation Type
Fully actuated
Offset [s]
0.0
Offset Reference
Lead Green - Beginning of First Green
Permissive Mode
SingleBand
Lost time [s]
16.00
Phasing & Timing (Basic)
Control Type
Protecte
Permiss
Permiss
Protecte
Permiss
Permiss
Permiss
Permiss
Permiss
Protecte
Permiss
Permiss
Signal Group
1
6
5
2
8
7
4
Auxiliary Signal Groups
Maximum Green [s]
Amber [s]
3.0
3.0
3.0
3.0
3.0
3.0
3.0
All red [s]
1.0
1.0
1.0
1.0
1.0
1.0
1.0
Walk [s]
5.0
5.0
5.0
5.0
Pedestrian Clearance [s]
14.0
10.0
17.0
17.0
Delayed Vehicle Green [s]
0.0
0.0
0.0
0.0
0.0
0.0
0.0
Rest In Walk
No
No
No
No
11, Start -Up Lost Time [s]
2.0
2.0
2.0
2.0
2.0
2.0
2.0
12, Clearance Lost Time [s]
2.0
2.0
2.0
2.0
2.0
2.0
2.0
Detector Location [ft]
0.0
0.0
0.0
0.0
Detector Length [ft]
0.0
0.0
0.0
0.0
Advanced Detector Location [ft]
0.0
0.0
0.0
0.0
Advanced Detector Length [ft]
I, Upstream Filtering Factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
Phasing & Timing: Pattern 1
Split [s]
15.0
24.0
16.0
25.0
26.0
14.0
40.0
Lead/Lag
Lead
Lead
Lead
Minimum Green [s]
5
10
5
10
10
5
10
Vehicle Extension [s]
3673.0
3.0
3.0
3.0
3.0
3.0
Minimum Recall
No
No
No
No
No
No
No
Maximum Recall
No
No
No
No
No
No
No
Pedestrian Recall
No
No
No
No
No
No
No
Exclusive Pedestrian Phase
Pedestrian Signal Group
0
Pedestrian Walk [s]
0
Pedestrian Clearance [s]
0
0 3 1 /28/2025
Generated with MIL
►MMr11180PAIM I s
Lane Group Calculations
TJW Enqineerinq, Inc.
Adams St and Corporate Centre Dr
Scenario 12: 12 EACP Alt 1 PM
Lane Group
L
C
C
L
C
C
C
C
L
C
C, Calculated Cycle Length [s]
80
80
80
80
80
80
80
80
80
80
L, Total Lost Time per Cycle [s]
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
11p, Permitted Start -Up Lost Time [s]
2.00
12, Clearance Lost Time [s]
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
g_i, Effective Green Time [s]
6.4
38.6
38.6
5.5
37.7
37.7
14.3
14.3
5.7
23.9
g / C, Green / Cycle
0.08
0.48
0.48
0.07
0.47
0.47
0.18
0.18
0.07
0.30
(v / s)_i Volume / Saturation Flow Rate
0.06
0.17
0.17
0.05
0.19
0.19
0.14
0.07
0.06
0.03
s, saturation flow rate [veh/h]
1781
1870
1758
1781
1870
1722
939
1499
1781
1647
c, Capacity [veh/h]
142
901
847
123
882
812
257
267
126
492
d1, Uniform Delay [s]
36.10
12.92
12.93
36.60
13.86
13.87
33.94
28.91
36.55
20.35
k, delay calibration
0.11
0.50
0.50
0.11
0.50
0.50
0.11
0.11
0.11
0.11
1, Upstream Filtering Factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
d2, Incremental Delay [s]
8.49
1.08
1.15
9.40
1.42
1.55
1.51
0.84
9.81
0.10
d3, Initial Queue Delay [s]
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
Rp, platoon ratio
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
PF, progression factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
Lane Group Results
X, volume / capacity
0.77
0.35
0.35
0.76
0.41
0.41
0.50
0.37
0.78
0.11
d, Delay for Lane Group [s/veh]
44.59
14.00
14.09
45.99
15.28
15.42
35.45
29.75
46.36
20.45
Lane Group LOS
D
B
B
D
B
B
D
C
D
C
Critical Lane Group
Yes
No
No
No
No
Yes
50th-Percentile Queue Length [veh/In]
2.30
3.30
3.14
2.02
4.03
3.75
2.51
1.70
2.21
0.76
50th-Percentile Queue Length [ft/In]
57.38
82.55
78.38
50.51
F100.74
93.79
62.63
42.46
55.24
19.07
95th-Percentile Queue Length [veh/In]
4.13
5.94
5.64
3.64
1 7.25
6.75
4.51
3.06
3.98
1.37
95th-Percentile Queue Length [ft/In]
103.28
148.59
141.09
90.92
181.33
168.82
112.74
76.44
99.42
34.33
0
4 1 /28/2025
Generated with �N� Adams St and Corporate Centre Dr
Version 2025 (SP 0-1) TJW Engineering, Inc. Scenario 12: 12 EACP Alt 1 PM
Movement, Approach, & Intersection Results
d M, Delay for Movement [s/veh]
44.59
14.03
14.09
45.99
15.32
15.42
35.45
29.75
29.75
46.36
20.45
20.45
Movement LOS
D
B
B
D
B
B
D
C
C
D
C
C
d_A, Approach Delay [s/veh]
18.64
18.98
32.99
36.94
Approach LOS
B
B
C
D
d I, Intersection Delay [s/veh]
21.98
Intersection LOS
C
Intersection V/C
0.560
Emissions
Vehicle Miles Traveled [mph]
6.96
20.22
19.08
7.23
1 27.90
25.77
3.85
2.93
6.51
3.72
Stops [stops/h]
103.28
148.59
141.09
90.92
T181.33
168.82
112.74
76.44
99.42
34.33
Fuel consumption [US gal/h]
2.51
3.44
3.27
2.26
1 4.34
4.03
1.54
1.02
1.60
0.53
CO [g/h]
175.56
240.71
228.29
157.84
303.32
281.95
107.38
71.17
111.73
37.18
NOx [g/h]
34.16
46.83
44.42
30.71
59.01
54.86
20.89
13.85
21.74
7.23
VOC [g/h]
40.69
55.79
52.91
36.58
70.30
65.34
24.89
16.49
25.89
8.62
Other Modes
g_Walk,mi, Effective Walk Time [s]
9.0
9.0
9.0
9.0
M corner, Corner Circulation Area [ft2/ped]
0.00
0.00
0.00
0.00
M CW, Crosswalk Circulation Area [ft2/ped]
0.00
0.00
0.00
0.00
d_p, Pedestrian Delay [s]
31.51
31.51
31.51
31.51
I_p,int, Pedestrian LOS Score for Intersectio
2.715
2.910
2.075
2.204
Crosswalk LOS
B
C
B
B
b, Saturation Flow Rate of the bicycle lane
2000
2000
2000
2000
c b, Capacity of the bicycle lane [bicycles/h]
500
525
550
900
d b, Bicycle Delay [s]
22.50
21.76
21.03
12.10
I b,int, Bicycle LOS Score for Intersection
2.158
2.213
1.747
1.814
Bicycle LOS
B
B
A
A
Sequence
Ring 1 1 2 - 4 - - - - - - - - - - - -
Ring 2 5 6 7 8 - - - - - - - - - - - -
Ring 3 - - - - - - - - - - - - - - - -
Ring 4 - - - - - - - - - - - - - - - -
_ 15 Os SG 104 . .
SG , 14 N I SG 8 26 0s '
19.05 SG 10o _
® 5 1 /28/2025
sm
OPENING YEAR
ALTERNATIVE #2
CONDITION
MEOW
Generated with
►•Z4Mcr>Fk1yA1F&1ya s
Control Type:
Analysis Method
Analysis Period:
Intersection Setup
TJW Enqineerinq, Inc.
Intersection Level Of Service Report
Intersection 1: Adams St / Corporate Center Dr
Adams St and Corporate Centre Dr
Scenario 7: 7 EACP Alt 2 AM
Signalized Delay (sec / veh): 31.6
HCM 7th Edition Level Of Service: C
15 minutes Volume to Capacity (v/c): 0.784
Name
Adams Street
Adams Street
Corporate Center Drive
Corporate Center Drive
Approach
Northbound
Southbound
Eastbound
Westbound
Lane Configuration
*
+
i F
-1 F
Turning Movement
Left
Thru
Right
Left
I Thru
Right
Left
Thru
Right
Left
Thru
Right
Lane Width [ft]
12.00
12.00
12.00
12.00
T12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
No. of Lanes in Entry Pocket
0
0
0
0
1
0
1
0
Entry Pocket Length [ft]
110.00
110.00
No. of Lanes in Exit Pocket
0
0
0
0
0
0
0
0
Exit Pocket Length [ft]
Speed [mph]
45.00
45.00
25.00
25.00
Grade [%]
0.00
0.00
0.00
0.00
Curb Present
No
No
No
No
Crosswalk
Yes
Yes
Yes
Yes
0
1 1 /28/2025
Generated with MIL
►•z4Mcr>Fz1yA1F&1ya s
Volumes
TJW Enqineerinq, Inc.
Adams St and Corporate Centre Dr
Scenario 7: 7 EACP Alt 2 AM
Name
Adams Street
Adams Street
Corporate Center Drive
Corporate Center Drive
Base Volume Input [veh/h]
19
1 274
1 87
79
1 386
1 105
76
1 20
1 24
82
1 11
1 36
Base Volume Adjustment Factor
1.0000
1.0000
1.0000
1.0000
1. 0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
Heavy Vehicles Percentage [%]
2.00
2.00
1 2.00
2.00
1 2.00
1 2.00
2.00
1 2.00
1 2.00
2.00
1 2.00
2.00
Proportion of CAVs [%]
0.00
Growth Factor
1.0200
1.0200
1 1.0200
1.0200
1 1.0200
1.0200
1.0200
1 1.0200
1 1.0200
1.0200
1 1.0200
1.0200
In -Process Volume [veh/h]
0
0
1 0
0
1 0
0
0
1 0
0
0
1 0
0
Site -Generated Trips [veh/h]
91
55
1 0
0
1 47
75
72
1 0
88
0
1 0
0
Diverted Trips [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Pass -by Trips [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Existing Site Adjustment Volume [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Other Volume [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Right Turn on Red Volume [veh/h]
0
0
0
0
Total Hourly Volume [veh/h]
110
334
89
81
1 441
182
150
20
112
84
1 11
37
Peak Hour Factor
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
1 0.8610
Other Adjustment Factor
1.0000
1.0000
1.0000
1.0000
1.0 000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
Total 15-Minute Volume [veh/h]
32
97
26
24
128
53
44
6
33
24
3
1 11
Total Analysis Volume [veh/h]
128
388
103
94
1 512
211
174
23
130
98
13
1 43
Presence of On -Street Parking
No
No
No
No
No
No
No
No
On -Street Parking Maneuver Rate [/h]
Local Bus Stopping Rate [/h]
0
0
0
0
do, Outbound Pedestrian Volume crossing
0
0
0
0
v di, Inbound Pedestrian Volume crossing m
0
0
0
0
co, Outbound Pedestrian Volume crossing
0
0
0
0
ci, Inbound Pedestrian Volume crossing mi
0
0
0
0
v ab, Corner Pedestrian Volume [ped/h]
0
0
0
0
Bicycle Volume [bicycles/h]
0
0
0
0
0 2 1 /28/2025
Generated with mm,
Version 2025 (SP 0-1)
Intersection Settings
TJW Enqineerinq, Inc.
Adams St and Corporate Centre Dr
Scenario 7: 7 EACP Alt 2 AM
Located in CBD
No
Signal Coordination Group
-
Cycle Length [s]
150
Active Pattern
Pattern 1
Coordination Type
Time of Day Pattern Coordinated
Actuation Type
Fully actuated
Offset [s]
0.0
Offset Reference
Lead Green - Beginning of First Green
Permissive Mode
SingleBand
Lost time [s]
16.00
Phasing & Timing (Basic)
Control Type
Permiss
Permiss
Permiss
Permiss
Permiss
Permiss
Protecte
Permiss
Permiss
Protecte
Permiss
Permiss
Signal Group
6
2
3
8
7
4
Auxiliary Signal Groups
Maximum Green [s]
Amber [s]
3.0
3.0
U.0
3.0
3.0
3.0
3.0
All red [s]
1.0
1.0
0.0
1.0
1.0
1.0
1.0
Walk [s]
5.0
5.0
C
5.0
5.0
Pedestrian Clearance [s]
10.0
10.0
0.0
17.0
17.0
Delayed Vehicle Green [s]
0.0
0.0
0.
0.0
0.0
0.0
0.0
Rest In Walk
No
No
No
No
11, Start -Up Lost Time [s]
2.0
2.0
2.0
2.0
2.0
2.0
12, Clearance Lost Time [s]
2.0
2.0
2.0
2.0
2.0
2.0
Detector Location [ft]
0.0
0.0
0.0
0.0
Detector Length [ft]
0.0
0.0
0.0
0.0
Advanced Detector Location [ft]
0.0
0.0
0.0
0.0
Advanced Detector Length [ft]
I, Upstream Filtering Factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
Phasing & Timing: Pattern 1
Split [s]
99.0
99.0
25.0
1 28.0
23.0
26.0
Lead / Lag
Lead
Lead
Minimum Green [s]
10
10
5
10
5
10
Vehicle Extension [s]
3.0
3.0
3.0
3.0
3.0
3.0
Minimum Recall
No
No
No
No
No
No
Maximum Recall
No
No
No
No
No
No
Pedestrian Recall
No
No
No
No
No
No
Exclusive Pedestrian Phase
Pedestrian Signal Group
0
Pedestrian Walk [s]
0
Pedestrian Clearance [s]
0
0 3 1 /28/2025
Generated with MIL
►•ca �r r> �z�y���y i��
Lane Group Calculations
TJW Enqineerinq, Inc.
Adams St and Corporate Centre Dr
Scenario 7: 7 EACP Alt 2 AM
Lane Group
C
C
L
C
L
C
C, Calculated Cycle Length [s]
150
150
150
150
150
150
L, Total Lost Time per Cycle [s]
4.00
4.00
4.00
4.00
4.00
4.00
11p, Permitted Start -Up Lost Time [s]
2.00
2.00
12, Clearance Lost Time [s]
2.00
2.00
2.00
2.00
2.00
2.00
g_i, Effective Green Time [s]
111.7
111.7
16.6
16.2
10.1
9.7
g / C, Green / Cycle
0.74
0.74
0.11
0.11
0.07
0.06
(v / s)_i Volume / Saturation Flow Rate
0.53
0.55
0.10
0.09
0.06
0.03
s, saturation flow rate [veh/h]
1178
1482
1781
1626
1781
1647
c, Capacity [veh/h]
905
1129
197
176
121
108
d1, Uniform Delay [s]
11.58
10.53
65.72
65.82
68.96
67.82
k, delay calibration
0.50
0.50
0.22
0.11
0.11
0.11
1, Upstream Filtering Factor
1.00
1.00
1.00
1.00
1.00
1.00
d2, Incremental Delay [s]
4.18
4.04
21.04
12.10
12.09
3.84
d3, Initial Queue Delay [s]
0.00
0.00
0.00
0.00
0.00
0.00
Rp, platoon ratio
1.00
1.00
1.00
1.00
1.00
1.00
PF, progression factor
1.00
1.00
1.00
1.00
1.00
1.00
Lane Group Results
X, volume / capacity
0.68
0.72
0.88
0.87
0.81
0.52
d, Delay for Lane Group [s/veh]
15.76
14.57
86.76
77.92
81.05
71.66
Lane Group LOS
B
B
F
E
F
E
Critical Lane Group
No
Yes
No
50th-Percentile Queue Length [veh/In]
12.13
13.84
7.79
6.42
4.16
2.22
50th-Percentile Queue Length [ft/In]
303.25
345.94
194.66
160.49
103.99
55.49
95th-Percentile Queue Length [veh/In]
17.84
19.94
12.36
10.57
7.49
3.99
95th-Percentile Queue Length [ft/In]
446.04
498.46
309.07
264.37
187.18
99.87
0
4 1 /28/2025
Generated with �N� Adams St and Corporate Centre Dr
Version 2025 (SP 0-1) TJW Engineering, Inc. Scenario 7: 7 EACP Alt 2 AM
Movement, Approach, & Intersection Results
d M, Delay for Movement [s/veh]
15.76
15.76
15.76
14.57
14.57
14.57
86.76
77.92
77.92
81.05
71.66
71.66
Movement LOS
B
B
B
B
B
B
F
E
E
F
E
E
d_A, Approach Delay [s/veh]
15.76
14.57
82.63
77.64
Approach LOS
B
B
F
E
d I, Intersection Delay [s/veh]
31.63
Intersection LOS
C
Intersection V/C
0.784
Emissions
Vehicle Miles Traveled [mph]
39.50
62.81
5.20
4.57
6.51
3.72
Stops [stops/h]
291.12
332.10
186.88
154.07
99.83
53.27
Fuel consumption [US gal/h]
6.96
8.70
4.02
3.22
2.29
1.19
CO [g/h]
486.44
608.44
281.17
225.25
160.19
83.04
NOx [g/h]
94.64
118.38
54.70
43.82
31.17
16.16
VOC [g/h]
112.74
141.01
65.16
52.20
37.12
19.25
Other Modes
g_Walk,mi, Effective Walk Time [s]
9.0
9.0
9.0
9.0
M corner, Corner Circulation Area [ft2/ped]
0.00
0.00
0.00
0.00
M CW, Crosswalk Circulation Area [ft2/ped]
0.00
0.00
0.00
0.00
d_p, Pedestrian Delay [s]
66.27
66.27
66.27
66.27
I_p,int, Pedestrian LOS Score for Intersectio
2.628
2.659
2.332
2.201
Crosswalk LOS
B
B
B
B
b, Saturation Flow Rate of the bicycle lane
2000
2000
2000
2000
c b, Capacity of the bicycle lane [bicycles/h]
1267
1267
320
293
d b, Bicycle Delay [s]
10.08
10.08
52.92
54.61
I b,int, Bicycle LOS Score for Intersection
2.581
2.908
2.099
1.814
Bicycle LOS
B
C
B
A
Sequence
Ring 1 - 2 3 4 - - - - - - - - - - - -
Ring 2 - 6 7 8 - - - - - - - - - - - -
Ring 3 - - - - - - - - - - - - - - - -
Ring 4 - - - - - - - - - - - - - - - -
0 5 1 /28/2025
Generated with
►•Z4Mcr>Fk1yA1F&1ya s
Control Type:
Analysis Method
Analysis Period:
Intersection Setup
TJW Enqineerinq, Inc.
Intersection Level Of Service Report
Intersection 1: Adams St / Corporate Center Dr
Adams St and Corporate Centre Dr
Scenario 8: 8 EACP Alt 2 PM
Signalized Delay (sec / veh): 24.6
HCM 7th Edition Level Of Service: C
15 minutes Volume to Capacity (v/c): 1.103
Name
Adams Street
Adams Street
Corporate Center Drive
Corporate Center Drive
Approach
Northbound
Southbound
Eastbound
Westbound
Lane Configuration
*
+
i F
-1 F
Turning Movement
Left
Thru
Right
Left
I Thru
Right
Left
Thru
Right
Left
Thru
Right
Lane Width [ft]
12.00
12.00
12.00
12.00
T12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
No. of Lanes in Entry Pocket
0
0
0
0
1
0
1
0
Entry Pocket Length [ft]
110.00
110.00
No. of Lanes in Exit Pocket
0
0
0
0
0
0
0
0
Exit Pocket Length [ft]
Speed [mph]
45.00
45.00
25.00
25.00
Grade [%]
0.00
0.00
0.00
0.00
Curb Present
No
No
No
No
Crosswalk
Yes
Yes
Yes
Yes
0
1 1 /28/2025
Generated with MIL
►•z4Mcr>Fz1yA1F&1ya s
Volumes
TJW Enqineerinq, Inc.
Adams St and Corporate Centre Dr
Scenario 8: 8 EACP Alt 2 PM
Name
Adams Street
Adams Street
Corporate Center Drive
Corporate Center Drive
Base Volume Input [veh/h]
52
1 373
1 91
79
1 386
1 105
76
1 20
1 24
82
1 11
1 36
Base Volume Adjustment Factor
1.0000
1.0000
1.0000
1.0000
1. 0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
Heavy Vehicles Percentage [%]
2.00
2.00
1 2.00
2.00
1 2.00
1 2.00
2.00
1 2.00
1 2.00
2.00
1 2.00
2.00
Proportion of CAVs [%]
0.00
Growth Factor
1.0200
1.0200
1 1.0200
1.0200
1 1.0200
1.0200
1.0200
1 1.0200
1 1.0200
1.0200
1 1.0200
1.0200
In -Process Volume [veh/h]
0
0
1 0
0
1 0
0
0
1 0
0
0
1 0
0
Site -Generated Trips [veh/h]
41
57
1 0
0
1 67
1 33
33
1 0
1 41
0
1 0
0
Diverted Trips [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Pass -by Trips [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Existing Site Adjustment Volume [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Other Volume [veh/h]
0
0
1 0
0
1 0
1 0
0
1 0
1 0
0
1 0
0
Right Turn on Red Volume [veh/h]
0
0
0
0
Total Hourly Volume [veh/h]
94
437
93
81
1 461
140
111
20
65
84
1 11
37
Peak Hour Factor
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
1 0.8610
Other Adjustment Factor
1.0000
1.0000
1.0000
1.0000
1.0 000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
Total 15-Minute Volume [veh/h]
27
1 127
27
24
134
41
32
6
19
24
3
1 11
Total Analysis Volume [veh/h]
109
508
108
94
1 535
163
129
23
75
98
13
1 43
Presence of On -Street Parking
No
No
No
No
No
No
No
No
On -Street Parking Maneuver Rate [/h]
Local Bus Stopping Rate [/h]
0
0
0
0
do, Outbound Pedestrian Volume crossing
0
0
0
0
v di, Inbound Pedestrian Volume crossing m
0
0
0
0
co, Outbound Pedestrian Volume crossing
0
0
0
0
ci, Inbound Pedestrian Volume crossing mi
0
0
0
0
v ab, Corner Pedestrian Volume [ped/h]
0
0
0
0
Bicycle Volume [bicycles/h]
0
0
0
0
0 2 1 /28/2025
Generated with mm,
Version 2025 (SP 0-1)
Intersection Settings
TJW Enqineerinq, Inc.
Adams St and Corporate Centre Dr
Scenario 8: 8 EACP Alt 2 PM
Located in CBD
No
Signal Coordination Group
-
Cycle Length [s]
120
Active Pattern
Pattern 1
Coordination Type
Time of Day Pattern Coordinated
Actuation Type
Fully actuated
Offset [s]
0.0
Offset Reference
Lead Green - Beginning of First Green
Permissive Mode
SingleBand
Lost time [s]
16.00
Phasing & Timing (Basic)
Control Type
ProtPer
Permiss
Permiss
ProtPer
Permiss
Permiss
Protecte
Permiss
Permiss
Protecte
Permiss
Permiss
Signal Group
1
6
5
2
3
8
7
4
Auxiliary Signal Groups
Maximum Green [s]
Amber [s]
3.0
3.0
3.0
3.0
U.0
3.0
3.0
3.0
3.0
All red [s]
1.0
1.0
1.0
1.0
0.0
1.0
1.0
1.0
1.0
Walk [s]
5.0
5.0
C
5.0
5.0
Pedestrian Clearance [s]
10.0
10.0
0.0
17.0
17.0
Delayed Vehicle Green [s]
0.0
0.0
0.0
0.0
0.,
0.0
0.0
0.0
0.0
Rest In Walk
No
No
No
No
11, Start -Up Lost Time [s]
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
12, Clearance Lost Time [s]
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
Detector Location [ft]
0.0
0.0
0.0
0.0
Detector Length [ft]
0.0
0.0
0.0
0.0
Advanced Detector Location [ft]
0.0
0.0
0.0
0.0
Advanced Detector Length [ft]
I, Upstream Filtering Factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
Phasing & Timing: Pattern 1
Split [s]
59.0
1 25.0
53.0
19.0
16.0
26.0
16.0
26.0
Lead/Lag
Lead
Lead
Lead
Lead
Minimum Green [s]
5
10
5
10
5
10
5
10
Vehicle Extension [s]
3.6
3.0
3.0
3.0
3.0
3.0
3.0
3.0
Minimum Recall
Yes
No
Yes
No
No
No
No
No
Maximum Recall
No
No
No
No
No
No
No
No
Pedestrian Recall
No
No
No
No
No
No
No
No
Exclusive Pedestrian Phase
Pedestrian Signal Group
0
Pedestrian Walk [s]
0
Pedestrian Clearance [s]
0
0
3 1 /28/2025
Generated with MIL
TJW Enqineerinq, Inc.
Lane Group Calculations
Adams St and Corporate Centre Dr
Scenario 8: 8 EACP Alt 2 PM
Lane Group
C
C
L
C
L
C
C, Calculated Cycle Length [s]
120
120
120
120
120
120
L, Total Lost Time per Cycle [s]
4.00
4.00
4.00
4.00
4.00
4.00
11p, Permitted Start -Up Lost Time [s]
2.00
2.00
12, Clearance Lost Time [s]
0.00
0.00
2.00
2.00
2.00
2.00
g_i, Effective Green Time [s]
89.1
89.1
10.4
10.7
8.2
8.5
g / C, Green / Cycle
0.74
0.74
0.09
0.09
0.07
0.07
(v / s)_i Volume / Saturation Flow Rate
0.61
0.59
0.07
0.06
0.06
0.03
s, saturation flow rate [veh/h]
1181
1336
1781
1647
1781
1647
c, Capacity [veh/h]
945
1058
155
147
122
117
d1, Uniform Delay [s]
9.60
8.77
53.91
52.91
55.07
53.62
k, delay calibration
0.50
0.50
0.20
0.11
0.11
0.11
1, Upstream Filtering Factor
1.00
1.00
1.00
1.00
1.00
1.00
d2, Incremental Delay [s]
5.93
4.85
18.68
5.10
11.38
3.03
d3, Initial Queue Delay [s]
0.00
0.00
0.00
0.00
0.00
0.00
Rp, platoon ratio
1.00
1.00
1.00
1.00
1.00
1.00
PF, progression factor
1.00
1.00
1.00
1.00
1.00
1.00
Lane Group Results
X, volume / capacity
0.77
0.75
0.83
0.67
0.80
0.48
d, Delay for Lane Group [s/veh]
15.53
13.62
72.59
58.01
66.45
56.65
Lane Group LOS
B
B
E
E
E
E
Critical Lane Group
Yes
Yes
50th-Percentile Queue Length [veh/In]
10.43
10.16
4.67
3.10
3.33
1.74
50th-Percentile Queue Length [ft/In]
260.67
253.95
116.68
77.38
83.26
43.50
95th-Percentile Queue Length [veh/In]
15.72
15.39
8.21
5.57
5.99
3.13
95th-Percentile Queue Length [ft/In]
393.06
384.63
205.26
139.29
149.87
78.30
0
4 1 /28/2025
Generated with �N� Adams St and Corporate Centre Dr
Version 2025 (SP 0-1) TJW Engineering, Inc. Scenario 8: 8 EACP Alt 2 PM
Movement, Approach, & Intersection Results
d M, Delay for Movement [s/veh]
15.53
15.53
15.53
13.62
13.62
13.62
72.59
58.01
58.01
66.45
56.65
56.65
Movement LOS
B
B
B
B
B
B
E
E
E
E
E
E
d_A, Approach Delay [s/veh]
15.53
13.62
66.30
62.89
Approach LOS
B
B
E
E
d I, Intersection Delay [s/veh]
24.65
Intersection LOS
C
Intersection V/C
1.103
Emissions
Vehicle Miles Traveled [mph]
46.26
60.89
3.85
2.93
6.51
3.72
Stops [stops/h]
312.80
304.75
140.02
92.86
99.91
52.20
Fuel consumption [US gal/h]
7.77
8.07
2.62
1.64
2.00
1.01
CO [g/h]
542.84
564.21
182.85
114.97
139.86
70.80
NOx [g/h]
105.62
109.78
35.58
22.37
27.21
13.78
VOC [g/h]
125.81
130.76
42.38
26.64
32.41
16.41
Other Modes
g_Walk,mi, Effective Walk Time [s]
9.0
9.0
9.0
9.0
M corner, Corner Circulation Area [ft2/ped]
0.00
0.00
0.00
0.00
M CW, Crosswalk Circulation Area [ft2/ped]
0.00
0.00
0.00
0.00
d_p, Pedestrian Delay [s]
51.34
51.34
51.34
51.34
I_p,int, Pedestrian LOS Score for Intersectio
2.654
2.673
3.125
3.185
Crosswalk LOS
B
B
C
C
b, Saturation Flow Rate of the bicycle lane
2000
2000
2000
2000
c b, Capacity of the bicycle lane [bicycles/h]
1233
1233
367
367
d b, Bicycle Delay [s]
8.82
8.82
40.02
40.02
I b,int, Bicycle LOS Score for Intersection
2.756
2.866
1.934
1.814
Bicycle LOS
C
C
A
A
Sequence
Ring 1 1 2 3 4 - - - - - - - - - - - -
Ring 2 5 6 7 8 - - - - - - - - - - - -
Ring 3 - - - - - - - - - - - - - - - -
Ring 4 - - - - - - - - - - - - - - - -
0
5 1 /28/2025
OPENING YEAI`
ALTERNATIVE 43
N**
Generated with
►f4mcr>vzlyAlFill
Control Type:
Analysis Method
Analysis Period:
Intersection Setup
TJW Enqineerinq, Inc.
Intersection Level Of Service Report
Intersection 1: Adams St / Corporate Center Dr
Roundabout Delay (sec / veh)
HCM 7th Edition Level Of Service:
15 minutes
Adams St and Corporate Centre Dr
Scenario 9: 9 EACP Alt 3 AM
14.6
B
Name
Adams Street
Adams Street
Corporate Center Drive
Corporate Center Drive
Approach
Northbound
Southbound
Eastbound
Westbound
Lane Configuration
*
+
+
+
Turning Movement
Left
Thru
Right
Left
Thru
Right
Left
Thru
Right
Left
Thru
Right
Lane Width [ft]
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
No. of Lanes in Entry Pocket
0
0
0
0
0
0
0
0
Entry Pocket Length [ft]
No. of Lanes in Exit Pocket
0
0
0
0
0
0
0
0
Exit Pocket Length [ft]
Speed [mph]
45.00
45.00
25.00
25.00
Grade [%]
0.00
0.00
0.00
0.00
Crosswalk
Yes
Yes
Yes
Yes
Volumes
Name
Adams Street
Adams Street
Corporate Center Drive
Corporate Center Drive
Base Volume Input [veh/h]
19
274
87
79
1 386
105
76
20
24
82
11
36
Base Volume Adjustment Factor
1.0000
1.0000
1.0000
1.0000
1. 0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
Heavy Vehicles Percentage [%]
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
Proportion of CAVs [%]
0.00
Growth Factor
1.0200
1.0200
1.0200
1.0200
1.0200
1.0200
1.0200
1.0200
1.0200
1.0200
1.0200
1.0200
In -Process Volume [veh/h]
0
0
0
0
0
0
0
0
0
0
0
0
Site -Generated Trips [veh/h]
91
55
0
0
47
75
72
0
88
0
0
0
Diverted Trips [veh/h]
0
0
0
0
0
0
0
0
0
0
0
0
Pass -by Trips [veh/h]
0
0
0
0
0
0
0
0
0
0
0
0
Existing Site Adjustment Volume [veh/h]
0
0
0
0
0
0
0
0
0
0
0
0
Other Volume [veh/h]
0
0
0
0
0
0
0
0
0
0
0
0
Total Hourly Volume [veh/h]
110
334
89
81
441
182
150
20
112
84
11
37
Peak Hour Factor
0.8610
0.8610
0.8610
0.8610
1 0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
Other Adjustment Factor
1.0000
1.0000
1.0000
1.0000
1. 0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
Total 15-Minute Volume [veh/h]
32
97
26
24
128
53
44
6
33
24
3
11
Total Analysis Volume [veh/h]
128
388
103
94
512
211
174
23
130
98
13
43
Pedestrian Volume [ped/h]
0
10
0
0
0 1 1 /28/2025
Generated with �Nw= Adams St and Corporate Centre Dr
Version 2025 (SP 0-1) TJW Enqineerinq, Inc. Scenario 9: 9 EACP Alt 3 AM
Intersection Settings
Number of Conflicting Circulating Lanes
1
1
1
1
Circulating Flow Rate [veh/h]
297
244
718
704
Exiting Flow Rate [veh/h]
755
617
359
224
Demand Flow Rate [veh/h]
110
334
89
81
441
182
150
20
112
84
11
37
Adjusted Demand Flow Rate [veh/h]
128
388
103
94
512
211
174
23
130
98
13
43
Lanes
Overwrite Calculated Critical Headway
No
No
No
No
User -Defined Critical Headway [s]
Overwrite Calculated Follow -Up Time
No
No
No
No
User -Defined Follow -Up Time [s]
A (intercept)
1380.00
1380.00
1380.00
1380.00
B (coefficient)
0.00102
0.00102
0.00102
0.00102
HV Adjustment Factor
0.98
0.98
0.98
0.98
Entry Flow Rate [veh/h]
632
834
334
158
Capacity of Entry and Bypass Lanes [veh/h]
1020
1077
664
674
Pedestrian Impedance
1.00
1.00
1.00
1.00
Capacity per Entry Lane [veh/h]
1000
1056
651
660
X, volume / capacity
0.62
0.77
0.50
0.23
Movement, Approach, & Intersection Results
Lane LOS
B
C
B
A
95th-Percentile Queue Length [veh]
4.46
8.09
2.83
0.90
95th-Percentile Queue Length [ft]
111.54
202.34
70.86
22.51
Approach Delay [s/veh]
12.37
17.89
13.51
8.27
Approach LOS
B
C
B
A
Intersection Delay [s/veh]
14.59
Intersection LOS
B
0 2 1 /28/2025
Generated with
►f4mcr>vzlyAlFill
Control Type:
Analysis Method
Analysis Period:
Intersection Setup
TJW Enqineerinq, Inc.
Intersection Level Of Service Report
Intersection 1: Adams St / Corporate Center Dr
Roundabout Delay (sec / veh)
HCM 7th Edition Level Of Service:
15 minutes
Adams St and Corporate Centre Dr
Scenario 10: 10 EACP Alt 3 PM
14.0
B
Name
Adams Street
Adams Street
Corporate Center Drive
Corporate Center Drive
Approach
Northbound
Southbound
Eastbound
Westbound
Lane Configuration
*
+
+
+
Turning Movement
Left
Thru
Right
Left
Thru
Right
Left
Thru
Right
Left
Thru
Right
Lane Width [ft]
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
12.00
No. of Lanes in Entry Pocket
0
0
0
0
0
0
0
0
Entry Pocket Length [ft]
No. of Lanes in Exit Pocket
0
0
0
0
0
0
0
0
Exit Pocket Length [ft]
Speed [mph]
45.00
45.00
25.00
25.00
Grade [%]
0.00
0.00
0.00
0.00
Crosswalk
Yes
Yes
Yes
Yes
Volumes
Name
Adams Street
Adams Street
Corporate Center Drive
Corporate Center Drive
Base Volume Input [veh/h]
52
373
91
79
1 386
105
76
20
24
82
11
36
Base Volume Adjustment Factor
1.0000
1.0000
1.0000
1.0000
1. 0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
Heavy Vehicles Percentage [%]
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
Proportion of CAVs [%]
0.00
Growth Factor
1.0200
1.0200
1.0200
1.0200
1.0200
1.0200
1.0200
1.0200
1.0200
1.0200
1.0200
1.0200
In -Process Volume [veh/h]
0
0
0
0
0
0
0
0
0
0
0
0
Site -Generated Trips [veh/h]
41
57
0
0
67
33
33
0
41
0
0
0
Diverted Trips [veh/h]
0
0
0
0
0
0
0
0
0
0
0
0
Pass -by Trips [veh/h]
0
0
0
0
0
0
0
0
0
0
0
0
Existing Site Adjustment Volume [veh/h]
0
0
0
0
0
0
0
0
0
0
0
0
Other Volume [veh/h]
0
0
0
0
0
0
0
0
0
0
0
0
Total Hourly Volume [veh/h]
94
437
93
81
461
140
111
20
65
84
11
37
Peak Hour Factor
0.8610
0.8610
0.8610
0.8610
1 0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
0.8610
Other Adjustment Factor
1.0000
1.0000
1.0000
1.0000
1. 0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
1.0000
Total 15-Minute Volume [veh/h]
27
127
27
24
134
41
32
6
19
24
3
11
Total Analysis Volume [veh/h]
109
508
108
94
535
163
129
23
75
98
13
43
Pedestrian Volume [ped/h]
0
10
0
0
0 1 1 /28/2025
Generated with �Nw= Adams St and Corporate Centre Dr
Version 2025 (SP 0-1) TJW Enqineerinq, Inc. Scenario 10: 10 EACP Alt 3 PM
Intersection Settings
Number of Conflicting Circulating Lanes
1
1
1
1
Circulating Flow Rate [veh/h]
251
224
742
761
Exiting Flow Rate [veh/h]
722
694
291
230
Demand Flow Rate [veh/h]
94
437
93
81
461
140
111
20
65
84
11
37
Adjusted Demand Flow Rate [veh/h]
109
508
108
94
535
163
129
23
75
98
13
43
Lanes
Overwrite Calculated Critical Headway
No
No
No
No
User -Defined Critical Headway [s]
Overwrite Calculated Follow -Up Time
No
No
No
No
User -Defined Follow -Up Time [s]
A (intercept)
1380.00
1380.00
1380.00
1380.00
B (coefficient)
0.00102
0.00102
0.00102
0.00102
HV Adjustment Factor
0.98
0.98
0.98
0.98
Entry Flow Rate [veh/h]
740
808
232
158
Capacity of Entry and Bypass Lanes [veh/h]
1069
1098
648
636
Pedestrian Impedance
1.00
1.00
1.00
1.00
Capacity per Entry Lane [veh/h]
1048
1077
636
623
X, volume / capacity
0.69
0.74
0.36
0.25
Movement, Approach, & Intersection Results
Lane LOS
B
C
B
A
95th-Percentile Queue Length [veh]
5.89
6.99
1.62
0.97
95th-Percentile Queue Length [ft]
147.15
174.68
40.44
24.25
Approach Delay [s/veh]
14.24
15.71
10.58
8.91
Approach LOS
B
C
B
A
Intersection Delay [s/veh]
13.98
Intersection LOS
B
0 2 1 /28/2025
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Adams Street and Corporate Centre Drive Project Detailed Report
Table of Contents
1. Basic Project Information
1.1. Basic Project Information
1.2. Land Use Types
1.3. User -Selected Emission Reduction Measures by Emissions Sector
2. Emissions Summary
2.1. Construction Emissions Compared Against Thresholds
2.2. Construction Emissions by Year, Unmitigated
2.4. Operations Emissions Compared Against Thresholds
2.5. Operations Emissions by Sector, Unmitigated
3. Construction Emissions Details
3.1. Demolition (2025) - Unmitigated
3.3. Site Preparation (2025) - Unmitigated
3.5. Grading (2025) - Unmitigated
3.7. Building Construction (2025) - Unmitigated
3.9. Paving (2025) - Unmitigated
1 / 47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
3.11. Architectural Coating (2025) - Unmitigated
4. Operations Emissions Details
4.1. Mobile Emissions by Land Use
4.1.1. Unmitigated
4.2. Energy
4.2.1. Electricity Emissions By Land Use - Unmitigated
4.2.3. Natural Gas Emissions By Land Use - Unmitigated
4.3. Area Emissions by Source
4.3.1. Unmitigated
4.4. Water Emissions by Land Use
4.4.1. Unmitigated
4.5. Waste Emissions by Land Use
4.5.1. Unmitigated
4.6. Refrigerant Emissions by Land Use
4.6.1. Unmitigated
4.7. Offroad Emissions By Equipment Type
4.7.1. Unmitigated
4.8. Stationary Emissions By Equipment Type
2/47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
4.8.1. Unmitigated
4.9. User Defined Emissions By Equipment Type
4.9.1. Unmitigated
4.10. Soil Carbon Accumulation By Vegetation Type
4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated
4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated
4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated
5. Activity Data
5.1. Construction Schedule
5.2. Off -Road Equipment
5.2.1. Unmitigated
5.3. Construction Vehicles
5.3.1. Unmitigated
5.4. Vehicles
5.4.1. Construction Vehicle Control Strategies
5.5. Architectural Coatings
5.6. Dust Mitigation
5.6.1. Construction Earthmoving Activities
3/47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
5.6.2. Construction Earthmoving Control Strategies
5.7. Construction Paving
5.8. Construction Electricity Consumption and Emissions Factors
5.9. Operational Mobile Sources
5.9.1. Unmitigated
5.10. Operational Area Sources
5.10.1. Hearths
5.10.1.1. Unmitigated
5.10.2. Architectural Coatings
5.10.3. Landscape Equipment
5.11. Operational Energy Consumption
5.11.1. Unmitigated
5.12. Operational Water and Wastewater Consumption
5.12.1. Unmitigated
5.13. Operational Waste Generation
5.13.1. Unmitigated
5.14. Operational Refrigeration and Air Conditioning Equipment
5.14.1. Unmitigated
4/47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
5.15. Operational Off -Road Equipment
5.15.1. Unmitigated
5.16. Stationary Sources
5.16.1. Emergency Generators and Fire Pumps
5.16.2. Process Boilers
5.17. User Defined
5.18. Vegetation
5.18.1. Land Use Change
5.18.1.1. Unmitigated
5.18.1. Biomass Cover Type
5.18.1.1. Unmitigated
5.18.2. Sequestration
5.18.2.1. Unmitigated
6. Climate Risk Detailed Report
6.1. Climate Risk Summary
6.2. Initial Climate Risk Scores
6.3. Adjusted Climate Risk Scores
6.4. Climate Risk Reduction Measures
5/47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
7. Health and Equity Details
7.1. CalEnviroScreen 4.0 Scores
7.2. Healthy Places Index Scores
7.3. Overall Health & Equity Scores
7.4. Health & Equity Measures
7.5. Evaluation Scorecard
7.6. Health & Equity Custom Measures
8. User Changes to Default Data
6/47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
1. Basic Project Information
1.1. Basic Project Information
Project Name
Construction Start Date
Operational Year
Lead Agency
Land Use Scale
Analysis Level for Defaults
Windspeed (m/s)
Precipitation (days)
Location
County
City
Air District
Air Basin
TAZ
EDFZ
Electric Utility
Gas Utility
App Version
1.2. Land Use Types
Adams Street and Corporate Centre Drive Project
4/ 1 /2025
2026
Project/site
County
3.00
0.80
33.710242118798206,-116.28655847069649
Riverside -Salton Sea
La Quinta
South Coast AQMD
Salton Sea
5656
19
Imperial Irrigation District
Southern California Gas
2022.1.1.29
7/47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Fast Food 3.80 1000sgft 0.09 3,800 0.00 -
- Building
Restaurant with
Drive Thru
Other Asphalt 15.8 1000sgft 0.36 0.00 9,481 -
- Hardscape and
Surfaces
Landscaping
1.3. User -Selected Emission Reduction Measures by Emissions Sector
No measures selected
2. Emissions Summary
2.1. Construction Emissions Compared Against Thresholds
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Daily, - - - - - - - - - - - - -
- - - - -
Summer
(Max)
Unmit. 8.08 8.06 10.1 10.6 0.02 0.46 2.14 2.60 0.43 1.02 1.44 - 1,791
1,791 0.07 0.02 0.62 1,798
Average - - - - - - - - - - - - -
- - - - -
Daily
(Max)
Unmit. 0.32 0.29 1.67 2.27 < 0.005 0.07 0.02 0.09 0.06 0.01 0.07 - 420
420 0.02 < 0.005 0.02 421
Annual
(Max)
Unmit. 0.06 0.05 0.31 0.41 < 0.005 0.01 < 0.005 0.02 0.01 < 0.005 0.01 - 69.5
69.5 < 0.005 < 0.005 < 0.005 69.8
2.2. Construction Emissions by Year, Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Daily - - - - - - - - - -
- - - - -
Summer
(Max)
8/47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
2025 8.08 8.06 10.1 10.6 0.02 0.46 2.14 2.60 0.43 1.02 1.44 - 1,791 1,791 0.07 0.02 0.62 1,798
Daily - - - - - - - - - - - - - - - - - - -
Winter
(Max)
Average - - - - - - - - -
Daily
2025 0.32 0.29 1.67 2.27 < 0.005 0.07 0.02 0.09 0.06 0.01 0.07 - 420 420 0.02 < 0.005 0.02 421
Annual
2025 0.06 0.05 0.31 0.41 < 0.005 0.01 < 0.005 0.02 0.01 < 0.005 0.01 - 69.5 69.5 < 0.005 < 0.005 < 0.005 69.8
2.4. Operations Emissions Compared Against Thresholds
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Daily, - - - - -
- -
-
-
-
-
-
-
-
-
-
-
-
Summer
(Max)
Unmit. 7.80 7.38 5.09 46.4 0.10
0.08 7.74
7.82
0.07
1.96
2.04
25.8
10,150
10,176
3.09
0.51
35.4
10,440
Daily, - - - - -
- -
-
-
-
-
-
-
-
-
-
-
-
Winter
(Max)
Unmit. 6.25 5.82 5.48 34.2 0.09
0.08 7.74
7.82
0.07
1.96
2.04
25.8
9,082
9,107
3.13
0.52
6.71
9,348
Average - - - - -
- -
-
-
-
-
-
-
-
-
-
-
-
Daily
(Max)
Unmit. 6.24 5.94 3.84 26.0 0.05
0.05 4.22
4.27
0.05
1.07
1.12
25.8
5,519
5,545
3.01
0.35
12.9
5,737
Annual - - - - -
- -
-
-
-
-
-
-
-
-
-
-
-
(Max)
Unmit. 1.14 1.08 0.70 4.74 0.01
0.01 0.77
0.78
0.01
0.20
0.20
4.27
914
918
0.50
0.06
2.13
950
2.5. Operations Emissions by Sector,
Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for
annual) and GHGs (lb/day for daily, MT/yr for annual)
9/47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Sector TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.51D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R C(
Summer
o ie
7. 7
7. 5
7 7.74
7.
7
-
, 6,j I
Y
.41
U.5 .5
021
Area
0.12
0.12
< 0.005
0.17
< 0.005
< 0.005 -
< 0.005
< 0.005 -
< 0.005 -
0.68
0.68
< 0.005
< 0.005 -
0.68
Energy
0.01
0.01
0.11
0.09
< 0.005
0.01 -
0.01
0.01 -
0.01 -
314
314
0.03
< 0.005 -
316
Water
-
-
-
-
-
- -
-
- -
- 2.21
4.34
6.55
0.23
0.01 -
13.9
Waste
-
-
-
-
-
- -
-
- -
- 23.6
0.00
23.6
2.36
0.00 -
82.5
Refrig.
-
-
-
-
-
- -
-
- -
- -
-
-
-
- 5.94
5.94
Total
7.80
7.38
5.09
46.4
0.10
0.08 7.74
7.82
0.07 1.96
2.04 25.8
10,150
10,176
3.09
0.51 35.4
10,440
Daily
-
-
-
-
-
- -
-
- -
- -
-
-
-
- -
-
Winter
(Max)
Mobile
6.15
5.72 5.37 34.1 0.09 0.07
7.74 7.81 0.07 1.96 2.03 - 8,763
8,763
0.51
0.51 0.76
8,930
Area
0.09
0.09 - - - -
- - - - - - -
-
-
- -
-
Energy
0.01
0.01 0.11 0.09 < 0.005 0.01
- 0.01 0.01 - 0.01 - 314
314
0.03
< 0.005 -
316
Water
-
- - - - -
- - - - - 2.21 4.34
6.55
0.23
0.01 -
13.9
Waste
-
- - - - -
- - - - - 23.6 0.00
23.6
2.36
0.00 -
82.5
Refrig.
-
- - - - -
- - - - - - -
-
-
- 5.94
5.94
Total
6.25
5.82 5.48 34.2 0.09 0.08
7.74 7.82 0.07 1.96 2.04 25.8 9,082
9,107
3.13
0.52 6.71
9,348
Avera e
-
- - - - -
- - - - - - -
-
-
- -
-
g
Daily
Mobile
6.12
5.83
3.73
25.8
0.05
0.04 4.22
4.26
0.04 1.07
Area
0.11
0.11
< 0.005
0.08
< 0.005
< 0.005 -
< 0.005
< 0.005 -
Energy
0.01
0.01
0.11
0.09
< 0.005
0.01 -
0.01
0.01 -
Water
-
-
-
-
-
- -
-
- -
Waste
-
-
-
-
-
- -
-
- -
Refrig.
-
-
-
-
-
- -
-
- -
Total
6.24
5.94
3.84
26.0
0.05
0.05 4.22
4.27
0.05 1.07
10/47
1.11 -
5,200
5,200
0.39
0.34 6.94
5,318
< 0.005 -
0.34
0.34
< 0.005
< 0.005 -
0.34
0.01 -
314
314
0.03
< 0.005 -
316
- 2.21
4.34
6.55
0.23
0.01 -
13.9
- 23.6
0.00
23.6
2.36
0.00 -
82.5
- -
-
-
-
- 5.94
5.94
1.12 25.8
5,519
5,545
3.01
0.35 12.9
5,737
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Annual
Mobile
1.12
1.06
0.68
4.70
0.01
0.01 0.77
0.78
0.01 0.20
0.20 -
861
861
0.06
0.06 1.15
881
Area
0.02
0.02
< 0.005
0.01
< 0.005
< 0.005 -
< 0.005
< 0.005 -
< 0.005 -
0.06
0.06
< 0.005
< 0.005 -
0.06
Energy
< 0.005
< 0.005
0.02
0.02
< 0.005
< 0.005 -
< 0.005
< 0.005 -
< 0.005 -
52.0
52.0
0.01
< 0.005 -
52.3
Water
-
-
-
-
-
- -
-
- -
- 0.37
0.72
1.08
0.04
< 0.005 -
2.29
Waste
-
-
-
-
-
- -
-
- -
- 3.91
0.00
3.91
0.39
0.00 -
13.7
Refrig.
-
-
-
-
-
- -
-
- -
- -
-
-
-
- 0.98
0.98
Total
1.14
1.08
0.70
4.74
0.01
0.01 0.77
0.78
0.01 0.20
0.20 4.27
914
918
0.50
0.06 2.13
950
3. Construction Emissions Details
3.1. Demolition (2025) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) �I
Onsite - - - - - - - - - - - -
Daily, - - - - - - - - - - - -
Summer
(Max)
Off-Roa 0.56 0.47 4.33 5.65 0.01 0.16 - 0.16 0.14 - 0.14 -
d
Equipm
ent
Demoliti - - - - - - 0.00 0.00 - 0.00 0.00 -
on
Onsite 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 -
truck
Daily,
Winter
(Max)
Average - - - - - - - - - - - -
Daily
852 852 0.03 0.01 - 855
0.00 0.00 0.00 0.00 0.00 0.00
11 / 47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Off-Roa
0.02
0.01
0.12
0.15
< 0.005
< 0.005
-
< 0.005
< 0.005
-
< 0.005 -
d
Demoliti
-
-
-
-
-
-
0.00
0.00
-
0.00
0.00 -
on
Onsite
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
truck
Annual
Off-Roa
< 0.005
< 0.005
0.02
0.03
< 0.005
< 0.005
-
< 0.005
< 0.005
-
< 0.005 -
d
Equipm
ent
Demoliti
-
-
-
-
-
-
0.00
0.00
-
0.00
0.00 -
on
Onsite
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
truck
Offsite
Daily,
Summer
(Max)
Worker
0.05
0.05
0.04
0.68
0.00
0.00
0.09
0.09
0.00
0.02
0.02 -
Vendor
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
Hauling
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
Daily,
-
-
-
-
-
-
-
-
-
-
- -
Winter
(Max)
Average
-
-
-
-
- -
Daily
Worker
< 0.005
< 0.005
< 0.005
0.01
0.00
0.00
< 0.005
< 0.005
0.00
< 0.005
< 0.005 -
Vendor
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
Hauling
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
Annual
Worker
< 0.005
< 0.005
< 0.005
< 0.005
0.00
0.00
< 0.005
< 0.005
0.00
< 0.005
< 0.005 -
Vendor
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
12/47
23.3
23.3
< 0.005
< 0.005 -
23.4
0.00
0.00
0.00
0.00 0.00
0.00
3.87
3.87
< 0.005
< 0.005 -
3.88
0.00 0.00 0.00 0.00 0.00 0.00
103
103
< 0.005
< 0.005
0.35
105
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
2.57
2.57
< 0.005
< 0.005
< 0.005
2.61
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.43
0.43
< 0.005
< 0.005
< 0.005
0.43
0.00
0.00
0.00
0.00
0.00
0.00
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 - 0.00 0.00 0.00 0.00 0.00 0.00
3.3. Site Preparation (2025) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Onsite
Daily, -
-
-
-
-
-
-
-
-
-
- -
-
-
-
- -
-
Summer
(Max)
Off-Roa 0.56
0.47
4.16
5.57
0.01
0.21
-
0.21
0.20
-
0.20 -
859
859
0.03
0.01 -
862
d
Equipm
ent
Dust -
-
-
-
-
-
0.21
0.21
-
0.02
0.02 -
-
-
-
- -
From
Material
Movement
Onsite 0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
0.00
0.00
0.00
0.00 0.00
0.00
truck
Daily,
Winter
(Max)
Average -
-
-
-
-
-
-
-
-
-
- -
-
-
-
- -
-
Daily
Off-Roa < 0.005
< 0.005
0.01
0.02
< 0.005
< 0.005
-
< 0.005
< 0.005
-
< 0.005 -
2.35
2.35
< 0.005
< 0.005 -
2.36
d
Equipm
ent
Dust -
-
-
-
-
-
< 0.005
< 0.005
-
< 0.005
< 0.005 -
-
-
-
- -
From
Material
Movement
Onsite 0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
0.00
0.00
0.00
0.00 0.00
0.00
truck
Annual
13/47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Off-Roa
< 0.005
< 0.005
< 0.005
< 0.005
< 0.005
< 0.005
-
< 0.005
< 0.005
-
< 0.005 -
Equipment
Dust
-
-
-
-
-
-
< 0.005
< 0.005
-
< 0.005
< 0.005 -
From
Material
Movement
Onsite
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
truck
Offsite
-
-
-
-
-
-
-
-
-
-
- -
Daily,
-
-
-
-
-
-
-
-
-
-
- -
Summer
(Max)
Worker
0.03
0.02
0.02
0.34
0.00
0.00
0.05
0.05
0.00
0.01
0.01 -
Vendor
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
Hauling
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
Daily,
-
Winter
(Max)
Average
-
-
-
-
-
-
-
-
-
-
- -
Daily
Worker
< 0.005
< 0.005
< 0.005
< 0.005
0.00
0.00
< 0.005
< 0.005
0.00
< 0.005
< 0.005 -
Vendor
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
Hauling
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
Annual
-
-
-
-
-
-
-
-
-
-
- -
Worker
< 0.005
< 0.005
< 0.005
< 0.005
0.00
0.00
< 0.005
< 0.005
0.00
< 0.005
< 0.005 -
Vendor
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
Hauling
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
3.5. Grading (2025) - Unmitigated
0.39 0.39 < 0.005 < 0.005 - 0.39
0.00 0.00 0.00 0.00 0.00 0.00
51.5
51.5
< 0.005
< 0.005
0.18
52.3
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.13
0.13
< 0.005
< 0.005
< 0.005
0.13
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.02
0.02
< 0.005
< 0.005
< 0.005
0.02
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Onsite - - - - - - - - - - - - - - -
14/47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Daily, -
-
-
-
-
-
-
-
-
-
- -
-
-
-
- -
-
Summer
(Max)
Off-Roa 1.29
1.09
10.1
10.0
0.02
0.46
-
0.46
0.43
-
0.43 -
1,714
1,714
0.07
0.01 -
1,720
d
Equipm
ent
Dust -
-
-
-
-
-
2.07
2.07
-
1.00
1.00 -
-
-
-
- -
From
Material
Movement
Onsite 0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
0.00
0.00
0.00
0.00 0.00
0.00
truck
Daily, -
-
-
-
-
-
-
-
-
-
- -
-
Winter
(Max)
Average -
-
-
-
-
-
-
-
-
-
- -
-
-
-
- -
-
Daily
Off-Roa 0.01
0.01
0.06
0.06
< 0.005
< 0.005
-
< 0.005
< 0.005
-
< 0.005 -
9.39
9.39
< 0.005
< 0.005 -
9.42
d
Equipm
ent
Dust -
-
-
-
-
-
0.01
0.01
-
0.01
0.01 -
-
-
-
- -
From
Material
Movement
Onsite 0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
0.00
0.00
0.00
0.00 0.00
0.00
truck
Annual
Off-Roa < 0.005
< 0.005
0.01
0.01
< 0.005
< 0.005
-
< 0.005
< 0.005
-
< 0.005 -
1.55
1.55
< 0.005
< 0.005 -
1.56
d
Equipm
ent
Dust -
-
-
-
-
-
< 0.005
< 0.005
-
< 0.005
< 0.005 -
-
-
-
- -
From
Material
Movement
15/47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Onsite
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
truck
Offsite
-
-
-
-
-
-
-
-
-
-
- -
Daily,
-
-
-
-
-
-
-
-
-
-
- -
Summer
(Max)
Worker
0.04
0.04
0.03
0.51
0.00
0.00
0.07
0.07
0.00
0.02
0.02 -
Vendor
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
Hauling
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
Daily,
Winter
(Max)
Average
-
-
-
-
-
-
-
-
-
-
- -
Daily
Worker
< 0.005
< 0.005
< 0.005
< 0.005
0.00
0.00
< 0.005
< 0.005
0.00
< 0.005
< 0.005 -
Vendor
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
Hauling
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
Annual
-
-
-
-
-
-
-
-
-
-
- -
Worker
< 0.005
< 0.005
< 0.005
< 0.005
0.00
0.00
< 0.005
< 0.005
0.00
< 0.005
< 0.005 -
Vendor
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
Hauling
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
3.7. Building Construction (2025) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual
Onsite - - - - - - - - - - - -
Daily, - - - - - - - - - - - -
Summer
(Max)
0.00 0.00 0.00 0.00 0.00 0.00
77.3
77.3
< 0.005
< 0.005
0.27
78.5
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.39
0.39
< 0.005
< 0.005
< 0.005
0.39
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.06
0.06
< 0.005
< 0.005
< 0.005
0.06
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
16/47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Off-Roa
0.62
0.52
5.14
6.94
0.01
0.22
-
0.22
0.20
-
0.20 -
d
Equipm
ent
Onsite
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
truck
Daily,
-
-
-
-
-
-
-
-
-
-
- -
Winter
(Max)
Average
-
-
-
-
-
-
-
-
-
-
- -
Daily
Off-Roa
0.17
0.14
1.41
1.90
< 0.005
0.06
-
0.06
0.05
-
0.05 -
d
Equipm
ent
Onsite
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
truck
Annual
-
-
-
-
-
-
-
-
-
-
- -
Off-Roa
0.03
0.03
0.26
0.35
< 0.005
0.01
-
0.01
0.01
-
0.01 -
d
Equipm
ent
Onsite
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
truck
Offsite
-
-
-
-
-
-
-
-
-
-
- -
Daily,
-
-
-
-
-
-
-
-
-
-
- -
Summer
(Max)
Worker
0.01
0.01
0.01
0.11
0.00
0.00
0.01
0.01
0.00
< 0.005
< 0.005 -
Vendor
< 0.005
< 0.005
0.02
0.01
< 0.005
< 0.005
< 0.005
< 0.005
< 0.005
< 0.005
< 0.005 -
Hauling
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
Daily,
-
-
-
-
-
-
-
-
-
-
- -
Winter
(Max)
Average
-
-
-
-
-
-
-
-
Daily
17/47
1,305 1,305 0.05 0.01 - 1,309
0.00 0.00 0.00 0.00 0.00 0.00
357 357 0.01 < 0.005 - 359
0.00
0.00
0.00
0.00 0.00
0.00
59.2
59.2
< 0.005
< 0.005 -
59.4
0.00 0.00 0.00 0.00 0.00 0.00
16.4
16.4
< 0.005
< 0.005
0.06
16.7
16.2
16.2
< 0.005
< 0.005
0.04
16.9
0.00
0.00
0.00
0.00
0.00
0.00
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Worker
< 0.005
< 0.005
< 0.005
0.02
0.00
0.00
< 0.005
< 0.005
0.00
< 0.005
< 0.005 -
Vendor
< 0.005
< 0.005
0.01
< 0.005
< 0.005
< 0.005
< 0.005
< 0.005
< 0.005
< 0.005
< 0.005 -
Hauling
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
Annual
-
-
-
-
-
-
-
-
-
-
- -
Worker
< 0.005
< 0.005
< 0.005
< 0.005
0.00
0.00
< 0.005
< 0.005
0.00
< 0.005
< 0.005 -
Vendor
< 0.005
< 0.005
< 0.005
< 0.005
< 0.005
< 0.005
< 0.005
< 0.005
< 0.005
< 0.005
< 0.005 -
Hauling
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
3.9. Paving (2025) - Unmitigated
4.10
4.10
< 0.005
< 0.005
0.01
4.16
4.45
4.45
< 0.005
< 0.005
0.01
4.64
0.00
0.00
0.00
0.00
0.00
0.00
0.68
0.68
< 0.005
< 0.005
< 0.005
0.69
0.74
0.74
< 0.005
< 0.005
< 0.005
0.77
0.00
0.00
0.00
0.00
0.00
0.00
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Onsite - - - - - - - - - - - - - - - - - -
Daily, - - - - - - - - - - - - - - - - - -
Summer
(Max)
Off-Roa
0.61
0.51 4.37 5.31 0.01 0.19 - 0.19 0.18 - 0.18 -
d
Equipm
ent
Paving
0.19
0.19 - - - - - - - - - -
Onsite
0.00
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 -
truck
Daily,
-
- - - - - - - - - - -
Winter
(Max)
Average
-
- - - - - - - - -
Daily
Off-Roa
0.01
0.01 0.06 0.07 < 0.005 < 0.005 - < 0.005 < 0.005 - < 0.005 -
d
Equipm
ent
Paving < 0.005 < 0.005 - - - - - - -
18/47
823 823 0.03 0.01 - 826
0.00 0.00 0.00 0.00 0.00 0.00
11.3 11.3 < 0.005 < 0.005 - 11.3
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Onsite
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
truck
Annual
-
-
-
-
-
-
-
-
-
-
- -
Off-Roa
< 0.005
< 0.005
0.01
0.01
< 0.005
< 0.005
-
< 0.005
< 0.005
-
< 0.005 -
d
Equipm
ent
Paving
< 0.005
< 0.005
-
-
-
-
-
-
-
-
- -
Onsite
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
truck
Offsite
-
-
-
-
-
-
-
-
-
-
- -
Daily,
-
-
-
-
-
-
-
-
-
-
- -
Summer
(Max)
Worker
0.09
0.09
0.07
1.20
0.00
0.00
0.16
0.16
0.00
0.04
0.04 -
Vendor
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
Hauling
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
Daily,
Winter
(Max)
Average
-
-
-
-
-
-
-
-
-
-
- -
Daily
Worker
< 0.005
< 0.005
< 0.005
0.01
0.00
0.00
< 0.005
< 0.005
0.00
< 0.005
< 0.005 -
Vendor
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
Hauling
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
Annual
-
-
-
-
-
-
-
-
-
-
- -
Worker
< 0.005
< 0.005
< 0.005
< 0.005
0.00
0.00
< 0.005
< 0.005
0.00
< 0.005
< 0.005 -
Vendor
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
Hauling
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
3.11. Architectural Coating (2025) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
19/47
0.00
0.00
0.00
0.00 0.00
0.00
1.87
1.87
< 0.005
< 0.005 -
1.87
0.00 0.00 0.00 0.00 0.00 0.00
180
180
0.01
0.01
0.62
183
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
2.25
2.25
< 0.005
< 0.005
< 0.005
2.28
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.37
0.37
< 0.005
< 0.005
< 0.005
0.38
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Onsite
Daily, -
-
-
-
-
- -
-
- -
- -
-
-
-
- -
-
Summer
(Max)
Off-Roa 0.15
0.13
0.88
1.14
< 0.005
0.03 -
0.03
0.03 -
0.03 -
134
134
0.01
< 0.005 -
134
d
Equipm
ent
Architect 7.93
7.93
-
-
-
- -
-
- -
- -
-
-
-
- -
-
ural
Coating
s
Onsite 0.00
0.00
0.00
0.00
0.00
0.00 0.00
0.00
0.00 0.00
0.00 -
0.00
0.00
0.00
0.00 0.00
0.00
truck
Daily,
Winter
(Max)
Average -
-
-
-
-
- -
-
- -
- -
-
-
-
- -
-
Daily
Off-Roa < 0.005
< 0.005
0.01
0.02
< 0.005
< 0.005 -
< 0.005
< 0.005 -
< 0.005 -
1.83
1.83
< 0.005
< 0.005 -
1.84
d
Equipm
ent
Architect 0.11
0.11
-
-
-
- -
-
- -
- -
-
-
-
- -
-
ural
Coating
s
Onsite 0.00
0.00
0.00
0.00
0.00
0.00 0.00
0.00
0.00 0.00
0.00 -
0.00
0.00
0.00
0.00 0.00
0.00
truck
Annual
Off-Roa < 0.005
< 0.005
< 0.005
< 0.005
< 0.005
< 0.005 -
< 0.005
< 0.005 -
< 0.005 -
0.30
0.30
< 0.005
< 0.005 -
0.30
d
Equipm
ent
20 / 47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Architect 0.02
0.02
-
-
-
-
-
-
-
-
- -
-
-
-
-
-
-
ural
Coating
Onsite
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
0.00
0.00
0.00
0.00
0.00
0.00
truck
Offsite
Daily,
Summer
(Max)
Worker
< 0.005
< 0.005
< 0.005
0.02
0.00
0.00
< 0.005
< 0.005
0.00
< 0.005
< 0.005 -
3.29
3.29
< 0.005
< 0.005
0.01
3.34
Vendor
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
0.00
0.00
0.00
0.00
0.00
0.00
Hauling
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
0.00
0.00
0.00
0.00
0.00
0.00
Daily,
-
-
-
-
-
-
-
-
-
-
- -
-
-
-
-
-
-
Winter
(Max)
Average
-
Daily
Worker
< 0.005
< 0.005
< 0.005
< 0.005
0.00
0.00
< 0.005
< 0.005
0.00
< 0.005
< 0.005 -
0.04
0.04
< 0.005
< 0.005
< 0.005
0.04
Vendor
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
0.00
0.00
0.00
0.00
0.00
0.00
Hauling
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
0.00
0.00
0.00
0.00
0.00
0.00
Annual
Worker
< 0.005
< 0.005
< 0.005
< 0.005
0.00
0.00
< 0.005
< 0.005
0.00
< 0.005
< 0.005 -
0.01
0.01
< 0.005
< 0.005
< 0.005
0.01
Vendor
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
0.00
0.00
0.00
0.00
0.00
0.00
Hauling
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00 -
0.00
0.00
0.00
0.00
0.00
0.00
4. Operations Emissions Details
4.1. Mobile Emissions by Land Use
4.1.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
21 / 47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Daily, - - - - - - - - - - - -
Summer
(Max)
Fast 7.67 7.25 4.99 46.1 0.10 0.07 7.74 7.81 0.07 1.96 2.03 -
Food
Restaura it
with
Drive
Thru
Other 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 -
Asphalt
Surfaces
Total 7.67 7.25 4.99 46.1 0.10 0.07 7.74 7.81 0.07 1.96 2.03 -
Daily, - - - - - - - - - - - -
Winter
(Max)
Fast 6.15 5.72 5.37 34.1 0.09 0.07 7.74 7.81 0.07 1.96 2.03 -
Food
Restaura it
with
Drive
Thru
Other 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 -
Asphalt
Surfaces
Total 6.15 5.72 5.37 34.1 0.09 0.07 7.74 7.81 0.07 1.96 2.03 -
Annual
Fast 1.12 1.06 0.68 4.70 0.01 0.01 0.77 0.78 0.01 0.20 0.20 -
Food
Restaura it
with
Drive
Thru
Other 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 -
Asphalt
Surfaces
9,831 9,831 0.47 0.50 29.5 10,021
0.00 0.00 0.00 0.00 0.00 0.00
9,831 9,831 0.47 0.50 29.5 10,021
8,763 8,763 0.51 0.51 0.76 8,930
0.00
0.00
0.00
0.00
0.00
0.00
8,763
8,763
0.51
0.51
0.76
8,930
861
861
0.06
0.06
1.15
881
0.00 0.00 0.00 0.00 0.00 0.00
22 / 47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Total 1.12 1.06 0.68 4.70 0.01 0.01 0.77 0.78 0.01 0.20 0.20 — 861 861 0.06 0.06 1.15 881
4.2. Energy
4.2.1. Electricity Emissions By Land Use - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Daily, — — — — — — — — — — — — — — — — — —
Summer
(Max)
Fast — — — — — — — — — — — — 185 185 0.02 < 0.005 — 186
Food
Restaura it
with
Drive
Thru
Other — — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00
Asphalt
Surfaces
Total — — — — — — — — 185 185 0.02 < 0.005 — 186
Daily, — — — —
Winter
(Max)
Fast — — — — — — — — — — — — 185 185 0.02 < 0.005 — 186
Food
Restaura it
with
Drive
Thru
Other — — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00
Asphalt
Surfaces
Total — — — — — — — — — — — — 185 185 0.02 < 0.005 — 186
Annual— — — — — — — — — — — — — — — — — —
23 / 47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Fast - - - - - - - - - - - - 30.6 30.6 < 0.005 < 0.005 - 30.8
Food
Restaura it
with
Drive
Thru
Other - - - - - - - - - - - -
Asphalt
Surfaces
Total - - - - - - - - - - - -
4.2.3. Natural Gas Emissions By Land Use - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Daily, - - - - - - - - - - - -
Summer
(Max)
Fast 0.01 0.01 0.11 0.09 < 0.005 0.01 - 0.01 0.01 - 0.01 -
Food
Restaura it
with
Drive
Thru
[�ZiI�=iZiI�=i>[iI�=iZiZ� IIiZ�]
30.6 30.6 < 0.005 < 0.005 - 30.8
129 129 0.01 < 0.005 - 130
Other 0.00 0.00 0.00 0.00 0.00 0.00 - 0.00 0.00 - 0.00 - 0.00 0.00 0.00 0.00 - 0.00
Asphalt
Surfaces
Daily, - - - - - - - - - - - -
Winter
(Max)
Fast 0.01 0.01 0.11 0.09 < 0.005 0.01 - 0.01 0.01 - 0.01 -
Food
Restaura it
with
Drive
Thru
129 129 0.01 < 0.005 - 130
I-- I of MAI
24 / 47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Other 0.00 0.00 0.00 0.00 0.00 0.00
- 0.00
0.00
- 0.00 -
0.00
0.00
0.00
0.00 -
0.00
Asphalt
Surfaces
Total 0.01 0.01 0.11 0.09 < 0.005 0.01
- 0.01
0.01
- 0.01 -
129
129
0.01
< 0.005 -
130
Annual - -
-
-
- -
-
Fast < 0.005 < 0.005 0.02 0.02 < 0.005 < 0.005
- < 0.005
< 0.005
- < 0.005 -
21.4
21.4
< 0.005
< 0.005 -
21.5
Food
Restaura it
with
Drive
Thru
Other 0.00 0.00 0.00 0.00 0.00 0.00
- 0.00
0.00
- 0.00 -
0.00
0.00
0.00
0.00 -
0.00
Asphalt
Surfaces
Total < 0.005 < 0.005 0.02 0.02 < 0.005 < 0.005
- < 0.005
< 0.005
- < 0.005 -
21.4
21.4
< 0.005
< 0.005 -
21.5
4.3. Area Emissions by Source
4.3.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and
GHGs (lb/day for daily, MT/yr for annual)
�I
Daily, - - - - - -
- -
-
- - -
-
-
-
- -
-
Summer
(Max)
Consum 0.08 0.08 - - - -
- -
-
- - -
-
-
-
er
Product
s
Architect 0.01 0.01 - - - -
- -
-
- - -
-
-
-
- -
-
ural
Coating
s
Landsca 0.03 0.03 < 0.005 0.17 < 0.005 < 0.005
- < 0.005
< 0.005
- < 0.005 -
0.68
0.68
< 0.005
< 0.005 -
0.68
pe
Equipm
ent
25 / 47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Total 0.12
0.12 < 0.005 0.17 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 0.68 0.68 < 0.005 < 0.005 — 0.68
Daily, —
— — — — — — — — — — — — — — — — —
Winter
(Max)
Consum 0.08
0.08 — — — — —
er
Product
s
Architect 0.01
0.01 — — — — — — — — — — — — — — — —
ural
Coating
s
Total 0.09
0.09
Annual
Consum 0.02
0.02
er
Product
s
Architect < 0.005
< 0.005 — — — — — — — — — — — — — — — —
ural
Coating
s
Landsca < 0.005
< 0.005 < 0.005 0.01 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 0.06 0.06 < 0.005 < 0.005 — 0.06
pe
Equipm
ent
Total 0.02 0.02 < 0.005 0.01 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 0.06 0.06 < 0.005 < 0.005 — 0.06
4.4. Water Emissions by Land Use
4.4.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
26 / 47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Daily, - - - - - -
- - - - - -
-
-
-
- -
-
Summer
(Max)
Fast - - - - - -
- - - - - 2.21
3.93
6.14
0.23
0.01 -
13.4
Food
Restaura it
with
Drive
Thru
Other - - - - - -
- - - - - 0.00
0.41
0.41
< 0.005
< 0.005 -
0.41
Asphalt
Surfaces
Total - - - - - -
- - - - - 2.21
4.34
6.55
0.23
0.01 -
13.9
Daily, - - - - - -
- - - - - -
-
-
-
- -
-
Winter
(Max)
Fast - - - - - -
- - - - - 2.21
3.93
6.14
0.23
0.01 -
13.4
Food
Restaura it
with
Drive
Thru
Other - - - - - -
- - - - - 0.00
0.41
0.41
< 0.005
< 0.005 -
0.41
Asphalt
Surfaces
Total - - - - - -
- - - - - 2.21
4.34
6.55
0.23
0.01 -
13.9
Annual
Fast - - - - - -
- - - - - 0.37
0.65
1.02
0.04
< 0.005 -
2.23
Food
Restaura it
with
Drive
Thru
Other - - - - - -
- - - - - 0.00
0.07
0.07
< 0.005
< 0.005 -
0.07
Asphalt
Surfaces
Total - - - - - - - - - - - 0.37 0.72 1.08 0.04 < 0.005 - 2.29
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Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
4.5. Waste Emissions by Land Use
4.5.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Daily, -
Summer
(Max)
Fast -
Food
Restaura it
with
Drive
Thru
Other
Asphalt
Surfaces
Total
Daily,
Winter
(Max)
Fast - - - - - - - -
Food
Restaura it
with
Drive
Thru
Other - - - - - - - -
Asphalt
Surfaces
Total
Annual
23.6 0.00 23.6 2.36 0.00 - 82.5
0.00 0.00 0.00 0.00 0.00 - 0.00
23.6 0.00 23.6 2.36 0.00 - 82.5
23.6 0.00 23.6 2.36 0.00 - 82.5
- - - 0.00
0.00
0.00
0.00
0.00 -
0.00
- - - 23.6
0.00
23.6
2.36
0.00 -
82.5
28 / 47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Fast — — — — — — — — — — — 3.91 0.00 3.91 0.39 0.00 — 13.7
Food
Restaura it
with
Drive
Thru
Other — — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Asphalt
Surfaces
Total — — — — — — — — — — — 3.91 0.00 3.91 0.39 0.00 — 13.7
4.6. Refrigerant Emissions by Land Use
4.6.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Daily, — — — —
— — — — — — — — — — — — —
—
Summer
(Max)
Fast — — — —
— — — — — — — — — — — — 5.94
5.94
Food
Restaura it
with
Drive
Thru
Total — — — —
— — — — — — — — — — — — 5.94
5.94
Daily, — — — —
— — — — — — — — — — — —
Winter
(Max)
Fast — — — —
— — — — — — — — — — — — 5.94
5.94
Food
Restaura it
with
Drive
Thru
Total — — — —
— — — — — — — — — — — — 5.94
5.94
29 / 47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Annual -
Fast -
Food
Restaura it
with
Drive
Thru
Total — — — — — — — —
4.7. Offroad Emissions By Equipment Type
4.7.1. Unmitigated
0.98 0.98
0.98 0.98
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Equipm
ent
Type
Daily, — — — — — — — — — — — — — — — — — —
Summer
(Max)
Total — — — — — — — — — — — — — — — — — —
Daily, — — — — — — — — — — — — — — — — — —
Winter
(Max)
Total — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
4.8. Stationary Emissions By Equipment Type
4.8.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
30 / 47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Daily, — — — — — — — — — — — — — — — — — —
Summer
(Max)
Total — — — — — — — — — — — — — — — — — —
Daily, — — — — — — — — — — — — — — — — — —
Winter
(Max)
Total — — — — — — — — — — — — — — — — — —
Annual— — — — — — — — — — — — — — — — — —
Total— — — — — — — — — — — — — — — — — —
4.9. User Defined Emissions By Equipment Type
4.9.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
ent
Equipm
ONEENEEMEMEN
-
Daily, — — — — — — — — — — — — — — — — — —
Summer
(Max)
Total — — — — — — — — — — — — — — — — — —
Daily, — — — — — — — — — — — — — — — — — —
Winter
(Max)
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
31 / 47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
4.10. Soil Carbon Accumulation By Vegetation Type
4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Daily, — — — — — — — — — — — — — — — — — —
Summer
(Max)
Total— — — — — — — — — — — — — — — — — —
Daily, — — — — — — — — — — — — — — — — — —
Winter
(Max)
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Daily, — — — —
Summer
(Max)
Total — — — —
Daily, — — — —
Winter
(Max)
Total — — — —
Annual — — — —
Total — — — —
- - - - - - - - - - - - - -
- - - - - - - - - - - - - -
- - - - - - - - - - - - - -
32 / 47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/da
Daily, — — — — — — — —
Summer
(Max)
Avoided — — — — — — — — -
Subtotal — — — — — — — — -
Sequest — — — — — — — — -
ered
Subtotal — — — — — — — — -
Remove — — — — — — — — -
d
Subtotal — — — — -
Daily, — — — -
Winter
(Max)
Avoided — — — — — — — — -
Subtotal — — — — — — — — -
Sequest — — — — — — — — -
ered
Subtotal — — — — — — — — -
Remove — — — — — — — — -
d
Subtotal — — — — — — — — -
Annual — — — — — — — — -
Avoided — — — — — — — — -
Subtotal — — — — — — — — -
for daily,•
M2.5E PM2.51D PM2.5T BCO2 NBCO2 CO2T CF
33 / 47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Sequest — — — —
ered
Subtotal — — — —
Remove — — — —
d
Subtotal
5. Activity Data
5.1. Construction Schedule
Demolition
Demolition
4/1/2025
Site Preparation
Site Preparation
4/16/2025
Grading
Grading
4/18/2025
Building Construction
Building Construction
4/21/2025
Paving
Paving
9/9/2025
Architectural Coating
Architectural Coating
9/17/2025
5.2. Off -Road Equipment
5.2.1. Unmitigated
Demolition
Tractors/Loaders/Back
Diesel
hoes
Demolition
Rubber Tired Dozers
Diesel
Demolition
Concrete/Industrial
Diesel
Saws
Site Preparation
Graders
Diesel
4/15/2025
5.00
10.0 —
4/17/2025
5.00
1.00 —
4/20/2025
5.00
2.00 —
9/8/2025
5.00
100 —
9/16/2025
5.00
5.00 —
9/24/2025
5.00
5.00 —
Average
2.00
6.00
84.0
0.37
Average
1.00
1.00
367
0.40
Average
1.00
8.00
33.0
0.73
Average
1.00
8.00
148
0.41
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Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Site Preparation
Tractors/Loaders/Back
Diesel
Average
1.00
8.00
84.0
0.37
Grading
Graders
Diesel
Average
1.00
6.00
148
0.41
Grading
Rubber Tired Dozers
Diesel
Average
1.00
6.00
367
0.40
Grading
Tractors/Loaders/Back
Diesel
Average
1.00
7.00
84.0
0.37
hoes
Building Construction
Cranes
Diesel
Average
1.00
4.00
367
0.29
Building Construction
Forklifts
Diesel
Average
2.00
6.00
82.0
0.20
Building Construction
Tractors/Loaders/Back
Diesel
Average
2.00
8.00
84.0
0.37
hoes
Paving
Tractors/Loaders/Back
Diesel
Average
1.00
7.00
84.0
0.37
hoes
Paving
Cement and Mortar
Diesel
Average
4.00
6.00
10.0
0.56
Mixers
Paving
Pavers
Diesel
Average
1.00
7.00
81.0
0.42
Paving
Rollers
Diesel
Average
1.00
7.00
36.0
0.38
Architectural Coating
Air Compressors
Diesel
Average
1.00
6.00
37.0
0.48
5.3. Construction
Vehicles
5.3.1. Unmitigated
One -Way Trips
per Day
Demolition
-
-
-
-
Demolition
Worker
10.0
12.8
LDA,LDT1,LDT2
Demolition
Vendor
-
8.33
HHDTMHDT
Demolition
Hauling
0.00
20.0
HHDT
Demolition
Onsite truck
-
-
HHDT
Site Preparation
-
-
-
Site Preparation
Worker
5.00
12.8
LDA,LDT1,LDT2
Site Preparation
Vendor
-
8.33
HHDTMHDT
Site Preparation
Hauling
0.00
20.0
HHDT
35 / 47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Site Preparation
Onsite truck
—
—
HHDT
Grading
—
—
—
—
Grading
Worker
7.50
12.8
LDA,LDT1,LDT2
Grading
Vendor
—
8.33
HHDT,MHDT
Grading
Hauling
0.00
20.0
HHDT
Grading
Onsite truck
—
—
HHDT
Building Construction
—
—
—
—
Building Construction
Worker
1.60
12.8
LDA,LDT1,LDT2
Building Construction
Vendor
0.62
8.33
HHDT,MHDT
Building Construction
Hauling
0.00
20.0
HHDT
Building Construction
Onsite truck
—
—
HHDT
Paving
—
—
—
—
Paving
Worker
17.5
12.8
LDA,LDT1,LDT2
Paving
Vendor
—
8.33
HHDT,MHDT
Paving
Hauling
0.00
20.0
HHDT
Paving
Onsite truck
—
—
HHDT
Architectural Coating
—
—
—
—
Architectural Coating
Worker
0.32
12.8
LDA,LDT1,LDT2
Architectural Coating
Vendor
—
8.33
HHDT,MHDT
Architectural Coating
Hauling
0.00
20.0
HHDT
Architectural Coating
Onsite truck
—
—
HHDT
5.4. Vehicles
5.4.1. Construction Vehicle Control Strategies
Water unpaved roads twice daily 55% 55%
36 / 47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
5.5. Architectural Coatings
Architectural Coating 0.00 0.00 5,700 1,900 948
5.6. Dust Mitigation
5.6.1. Construction Earthmoving Activities
Demolition 0.00 0.00 0.00 — Site Preparation — — 0.50 0.00 —
Grading — — 1.50 0.00 —
Paving 0.00 0.00 0.00 0.00 0.36
5.6.2. Construction Earthmoving Control Strategies
Control Strategies Applied Frequency (per day) PIVI 10 Reduction 21
Water Exposed Area 2 61 % 61 %
Water Demolished Area 2 36% 36%
5.7. Construction Paving
. ■ .
Fast Food Restaurant with Drive Thru 0.00 0%
Other Asphalt Surfaces 0.36 100%
5.8. Construction Electricity Consumption and Emissions Factors
kWh per Year and Emission Factor (lb/MWh)
37 / 47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
2025 0.00
5.9. Operational Mobile Sources
5.9.1. Unmitigated
Fast Food 2,028 2,02E
Restaurant with
Drive Thru
Other Asphalt 0.00 0.00
Surfaces
5.10. Operational Area Sources
5.10.1. Hearths
5.10.1.1. Unmitigated
5.10.2. Architectural Coatings
2,028
we]
223
740,062
1 11
3,974
1 11
10,945
1 11
ISMIT1F7
10,945
we]
0 0.00 5,700 1,900 948
5.10.3. Landscape Equipment
Snow Days day/yr 0.00
Summer Days day/yr 180
2,177,523
1 11
38 / 47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
5.11. Operational Energy Consumption
5.11.1. Unmitigated
Electricity (kWh/yr) and CO2 and CH4 and N20 and Natural Gas (kBTU/yr)
Fast Food Restaurant with 256,811 262 0.0330 0.0040 403,242
Drive Thru
Other Asphalt Surfaces 0.00 262 0.0330 0.0040 0.00
5.12. Operational Water and Wastewater Consumption
5.12.1. Unmitigated
Fast Food Restaurant with Drive Thru 1,153,428 0.00
Other Asphalt Surfaces 0.00 177,917
5.13. Operational Waste Generation
5.13.1. Unmitigated
Fast Food Restaurant with Drive Thru 43.8 —
Other Asphalt Surfaces 0.00 —
5.14. Operational Refrigeration and Air Conditioning Equipment
5.14.1. Unmitigated
39 / 47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Fast Food Restaurant
Household R-134a
with Drive Thru
refrigerators and/or
freezers
Fast Food Restaurant
Other commercial A/C R-410A
with Drive Thru
and heat pumps
Fast Food Restaurant
Walk-in refrigerators R-404A
with Drive Thru
and freezers
5.15. Operational Off -Road Equipment
5.15.1. Unmitigated
5.16. Stationary Sources
5.16.1. Emergency Generators and Fire Pumps
5.16.2. Process Boilers
5.17. User Defined
5.18. Vegetation
5.18.1. Land Use Change
5.18.1.1. Unmitigated
1,430
ME
e
M
1.00
2,088
1.80
4.00
4.00
18.0
3,922
< 0.005
7.50
7.50
20.0
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Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
5.18.1. Biomass Cover Type
5.18.1.1. Unmitigated
Biomass Cover Type Initial Acres Final Acres
5.18.2. Sequestration
5.18.2.1. Unmitigated
6. Climate Risk Detailed Report
6.1. Climate Risk Summary
Cal -Adapt midcentury 2040-2059 average projections for four hazards are reported below for your project location. These are under Representation Concentration Pathway (RCP) 8.5 which
assumes GHG emissions will continue to rise strongly throuqh 2050 and then plateau around 2100.
Temperature and Extreme Heat 24.4 annual days of extreme heat
Extreme Precipitation 0.00 annual days with precipitation above 20 mm
Sea Level Rise — meters of inundation depth
Wildfire 0.14 annual hectares burned
Temperature and Extreme Heat data are for grid cell in which your project are located. The projection is based on the 98th historical percentile of daily maximum/minimum temperatures from
observed historical data (32 climate model ensemble from Cal -Adapt, 2040-2059 average under RCP 8.5). Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi.
Extreme Precipitation data are for the grid cell in which your project are located. The threshold of 20 mm is equivalent to about % an inch of rain, which would be light to moderate rainfall if
received over a full day or heavy rain if received over a period of 2 to 4 hours. Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi.
Sea Level Rise data are for the grid cell in which your project are located. The projections are from Radke et al. (2017), as reported in Cal -Adapt (Radke et al., 2017, CEC-500-2017-008), and
consider inundation location and depth for the San Francisco Bay, the Sacramento -San Joaquin River Delta and California coast resulting different increments of sea level rise coupled with
extreme storm events. Users may select from four scenarios to view the range in potential inundation depth for the grid cell. The four scenarios are: No rise, 0.5 meter, 1.0 meter, 1.41 meters
41 / 47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Wildfire data are for the grid cell in which your project are located. The projections are from UC Davis, as reported in Cal -Adapt (2040-2059 average under RCP 8.5), and consider historical data
of climate, vegetation, population density, and large (> 400 ha) fire history. Users may select from four model simulations to view the range in potential wildfire probabilities for the grid cell. The
four simulations make different assumptions about expected rainfall and temperature are: Warmer/drier (HadGEM2-ES), Cooler/wetter (CNRM-CM5), Average conditions (CanESM2), Range of
different rainfall and temperature possibilities (MIR005). Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi.
6.2. Initial Climate Risk Scores
Temperature and Extreme Heat
1
0
0
N/A
Extreme Precipitation
N/A
N/A
N/A
N/A
Sea Level Rise
N/A
N/A
N/A
N/A
Wildfire
N/A
N/A
N/A
N/A
Flooding
N/A
N/A
N/A
N/A
Drought
0
0
0
N/A
Snowpack Reduction
N/A
N/A
N/A
N/A
Air Quality Degradation
N/A
N/A
N/A
N/A
The sensitivity score reflects the extent to which a project would be adversely affected by exposure to a climate hazard. Exposure is rated on a scale of 1 to 5, with a score of 5 representing the
greatest exposure.
The adaptive capacity of a project refers to its ability to manage and reduce vulnerabilities from projected climate hazards. Adaptive capacity is rated on a scale of 1 to 5, with a score of 5
representing the greatest ability to adapt.
The overall vulnerability scores are calculated based on the potential impacts and adaptive capacity assessments for each hazard. Scores do not include implementation of climate risk reduction
measures.
6.3. Adjusted Climate Risk Scores
Temperature and Extreme Heat
1
1
1
2
Extreme Precipitation
N/A
N/A
N/A
N/A
Sea Level Rise
N/A
N/A
N/A
N/A
Wildfire
N/A
N/A
N/A
N/A
Flooding
N/A
N/A
N/A
N/A
Drought
1
1
1
2
Snowpack Reduction
N/A
N/A
N/A
N/A
Air Quality Degradation
N/A
N/A
N/A
N/A
42 / 47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
The sensitivity score reflects the extent to which a project would be adversely affected by exposure to a climate hazard. Exposure is rated on a scale of 1 to 5, with a score of 5 representing the
greatest exposure.
The adaptive capacity of a project refers to its ability to manage and reduce vulnerabilities from projected climate hazards. Adaptive capacity is rated on a scale of 1 to 5, with a score of 5
representing the greatest ability to adapt.
The overall vulnerability scores are calculated based on the potential impacts and adaptive capacity assessments for each hazard. Scores include implementation of climate risk reduction
measures.
6.4. Climate Risk Reduction Measures
7. Health and Equity Details
7.1. CalEnviroScreen 4.0 Scores
The maximum CalEnviroScreen score is 100. A high score (i.e., greater than 50) reflects a higher pollution burden compared to other census tracts in the state.
Exposure Indicators
AQ-Ozone
93.6
AQ-PM
8.51
AQ-D P M
57.4
Drinking Water
53.9
Lead Risk Housing
13.5
Pesticides
45.7
Toxic Releases
2.39
Traffic
70.2
Effect Indicators
—
CleanUp Sites
0.00
Groundwater
0.00
Haz Waste Facilities/Generators
26.7
Impaired Water Bodies
77.3
Solid Waste
0.00
Sensitive Population
—
Asthma
19.8
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Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Cardio-vascular
Low Birth Weights
Socioeconomic Factor Indicators
Education
Housing
Linguistic
Poverty
Unemployment
7.2. Healthy Places Index Scores
22.9
48.5
33.5
10.8
60.6
46.6
45.8
The maximum Health Places Index score is 100. A high score (i.e., greater than 50) reflects healthier community conditions compared to other census tracts in the state.
Economic
Above Poverty
77.22314898
Employed
96.63800847
Median HI
77.50545361
Education
—
Bachelor's or higher
55.99897344
High school enrollment
21.68612858
Preschool enrollment
57.19235211
Transportation
—
Auto Access
60.64416784
Active commuting
24.04722187
Social
—
2-parent households
46.33645579
Voting
62.08135506
Neighborhood
—
Alcohol availability
89.83703323
44 / 47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Park access
Retail density
Supermarket access
Tree canopy
Housing
Homeownership
Housing habitability
Low-inc homeowner severe housing cost burden
Low-inc renter severe housing cost burden
Uncrowded housing
Health Outcomes
Insured adults
Arthritis
Asthma ER Admissions
High Blood Pressure
Cancer (excluding skin)
Asthma
Coronary Heart Disease
Chronic Obstructive Pulmonary Disease
Diagnosed Diabetes
Life Expectancy at Birth
Cognitively Disabled
Physically Disabled
Heart Attack ER Admissions
Mental Health Not Good
Chronic Kidney Disease
Obesity
Pedestrian Injuries
39.65096882
60.54151161
31.45130245
8.546131143
85.85910432
92.37777493
72.35981009
90.94058771
92.9038881
68.18940074
5.8
81.7
8.6
8.0
46.1
13.8
27.0
57.0
60.2
78.9
68.4
74.8
63.6
27.1
44.4
54.9
45/47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Physical Health Not Good
Stroke
Health Risk Behaviors
Binge Drinking
Current Smoker
No Leisure Time for Physical Activity
Climate Change Exposures
Wildfire Risk
SLR Inundation Area
Children
Elderly
English Speaking
Foreign -born
Outdoor Workers
Climate Change Adaptive Capacity
Impervious Surface Cover
Traffic Density
Traffic Access
Other Indices
Hardship
Other Decision Support
2016 Voting
7.3. Overall Health & Equity Scores
CalEnviroScreen 4.0 Score for Project Location (a)
Healthy Places Index Score for Project Location (b)
Project Located in a Designated Disadvantaged Community (Senate Bill 535)
55.3
34.3
50.7
60.5
65.6
0.0
0.0
48.8
57.9
63.3
14.4
55.7
48.4
39.8
23.0
32.9
91414i
27.0
75.0
No
46/47
Adams Street and Corporate Centre Drive Project Detailed Report, 1/31/2025
Project Located in a Low -Income Community (Assembly Bill 1550) No
Project Located in a Community Air Protection Program Community (Assembly Bill 617) No
a: The maximum CalEnviroScreen score is 100. A high score (i.e., greater than 50) reflects a higher pollution burden compared to other census tracts in the state.
b: The maximum Health Places Index score is 100. A high score (i.e., greater than 50) reflects healthier community conditions compared to other census tracts in the state.
7.4. Health & Equity Measures
No Health & Equity Measures selected.
7.5. Evaluation Scorecard
Health & Equity Evaluation Scorecard not completed.
7.6. Health & Equity Custom Measures
No Health & Equity Custom Measures created.
8. User Changes to Default Data
Characteristics: Project Details
Operations: Vehicle Data
Start of construction date is for analysis purposes only. The project scope involves a coffee
shop with drive -through window with a building area of approximately 3,800 square feet. The
current version of CalEEMod does not have ITE code 937 corresponding to this use. Therefore,
for analysis purposes, this model uses ITE code 934 corresponding to Fast Food Restaurant
with Drive -Through, but the daily trip generation rate per TSF has been increased to match ITE
937, as provided in the Adams Street & Corporate Centre Drive Traffic Impact Analysis, dated
January 30, 2025.
Trip generation rates were adjusted (increased) to 533.57 trips per TSF based on the
project -specific report corresponding to ITE 937 (Coffee/Donut shop with Drive -Through
Window).
47/47
PLANNING COMMISSION RESOLUTION 2025-006 EXHIBIT C
CONDITIONS OF APPROVAL - APPROVED
SPECIFIC PLAN 2024-0005
CONDITIONAL USE PERMIT 2024-0007
SITE DEVELOPMENT PERMIT 2024-0014
PROJECT: HIGHWAY 11 VADAMS STREET DRIVE -THROUGH
ADOPTED: JUNE 10, 2025
PAGE 1 OF 14
GENERAL
The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta
("City"), its agents, officers, and employees from any claim, action, or proceeding
to attack, set aside, void, or annul the approval of this Conditional Use Permit. The
City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action, or proceeding and
cooperate fully in the defense.
2. All the following approvals shall comply with all applicable conditions and mitigation
measures:
Specific Plan 2024-0005
Conditional Use Permit 2024-0007
Site Development Permit 2024-0014
Specific Plan 1989-014
Environmental Assessment 1996-319
In the event of any conflict(s) between approval conditions and/or provisions of
these approvals, the Design and Development Director shall adjudicate the conflict
by determining the precedence.
3. The applicant shall comply with all applicable provisions of the La Quinta Municipal
Code (LQMC), including LQMC Sections 9.210.010, 9.210.020, and 9.240.010.
4. Conditional Use Permit 2024-0007 and Site Development Permit 2024-0014 shall
expire on June 10, 2027, and shall become null and void in accordance with La
Quinta Municipal Code Section 9.200.080, unless the required ministerial permits
have been issued. A time extension may be requested per LQMC Section
9.200.080.
5. The drive -through shall be screened by a combination of berms, walls, and
landscaping so that the cars using the drive -through facilities will not be visible to
pedestrians and cars on the perimeter sidewalk and street.
6. Prior to the issuance of any grading, construction, or building permit by the City,
the applicant shall obtain any necessary clearances and/or permits from the
following agencies, if required:
PLANNING COMMISSION RESOLUTION 2025-006
CONDITIONS OF APPROVAL - APPROVED
SPECIFIC PLAN 2024-0005
CONDITIONAL USE PERMIT 2024-0007
SITE DEVELOPMENT PERMIT 2024-0014
PROJECT: HIGHWAY 111/ADAMS STREET DRIVE -THROUGH
ADOPTED: JUNE 10, 2025
PAGE 2 OF 14
• Riverside County Fire Marshal
• La Quinta Public Works Department (Grading Permit, Green Sheet (Public
Works Clearance) for Building Permits, Water Quality Management Plan
(WQMP) Exemption Form — Whitewater River Region, Improvement
Permit)
• La Quinta Design and Development Department - Planning Division and
Building Division
• Riverside County Environmental Health Department
• Desert Sands Unified School District (DSUSD)
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Regional Water Quality Control Board (CRWQCB)
• State Water Resources Control Board
• SunLine Transit Agency
• South Coast Air Quality Management District Coachella Valley (SCAQMD)
The applicant is responsible for all requirements of the permits and/or clearances
from the above -listed agencies. When these requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvement plans for City approval.
7. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water);
Riverside County Ordinance No. 457; the California Regional Water Quality
Control Board — Colorado River Basin Region Board Order No. R7-2013-0011 and
the State Water Resources Control Board's Order No. 2012-0006-DWQ.
A. The applicant shall include provisions for all of the following Best
Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
B. The BMPs shall remain in effect for the entire duration of project
construction until all improvements are completed.
PLANNING COMMISSION RESOLUTION 2025-006
CONDITIONS OF APPROVAL - APPROVED
SPECIFIC PLAN 2024-0005
CONDITIONAL USE PERMIT 2024-0007
SITE DEVELOPMENT PERMIT 2024-0014
PROJECT: HIGHWAY 111/ADAMS STREET DRIVE -THROUGH
ADOPTED: JUNE 10, 2025
PAGE 3 OF 14
8. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual attorney's fees incurred by the City Attorney to review,
negotiate and/or modify any documents or instruments required by these
conditions, if Developer requests that the City modify or revise any documents or
instruments prepared initially by the City to effect these conditions. This obligation
shall be paid in the time noted above without deduction or offset, and Developer's
failure to make such payment shall be a material breach of the Conditions of
Approval.
9. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual consultants' fees incurred by the City for engineering
and/or surveying consultants to review and/or modify any documents or
instruments required by this project. This obligation shall be paid in the time noted
above without deduction or offset, and Developer's failure to make such payment
shall be a material breach of the Conditions of Approval.
PROPERTY RIGHTS
10. Prior to issuance of any permit(s), the applicant shall acquire or confer easements
and other property rights necessary for the construction or proper functioning of
the proposed development.
11. Pursuant to the aforementioned condition, conferred rights shall include approvals
from the master developer over easements and other property rights necessary
for construction and proper functioning of the proposed development not limited to
access rights over proposed and/or existing parking lot that access public streets
and open space/drainage facilities of the master development.
12. The applicant shall furnish proof of easements or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, or other encroachments will occur.
PARKING LOTS and ACCESS POINTS
13. The design of parking facilities shall conform to LQMC Chapter 9.150 and, in
particular, the following:
A. The parking spaces and aisle widths and the double hairpin stripe parking
space design shall conform to LQMC Chapter 9.150.
B. Cross slopes should be a maximum of 2% where accessibility is required,
including accessibility routes between buildings.
PLANNING COMMISSION RESOLUTION 2025-006
CONDITIONS OF APPROVAL - APPROVED
SPECIFIC PLAN 2024-0005
CONDITIONAL USE PERMIT 2024-0007
SITE DEVELOPMENT PERMIT 2024-0014
PROJECT: HIGHWAY 111/ADAMS STREET DRIVE -THROUGH
ADOPTED: JUNE 10, 2025
PAGE 4 OF 14
C. Building access points shall be shown on the Precise Grading Plans so that
accessibility issues can be evaluated.
D. Accessibility routes to public streets and adjacent development shall be
shown on the Precise Grading Plan.
E. Parking space lengths shall be according to LQMC Chapter 9.150 and be a
minimum of 18 feet in length with a 2-foot overhang for all parking spaces
or as approved by the City Engineer. One van accessible parking space is
required per 6 accessible parking spaces.
F. Drive aisles between parking spaces shall be a minimum of 26 feet, with
access drive aisles to Public Streets a minimum of 30 feet or as approved
by the City Engineer.
14. The applicant shall design street pavement sections using CalTrans' design
procedure for 20-year life pavement, and the site -specific data for soil strength and
anticipated traffic loading (including construction traffic). Minimum structural
sections shall be as follows:
Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b.
Parking Lot & Aisles (High Traffic) 4.5" a.c./5.5" c.a.b.
or the approved equivalents of alternate materials.
15. The applicant shall submit current mix designs (less than two years old at the time
of construction) for base, asphalt concrete, and Portland cement concrete. The
submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include recent
(less than six months old at the time of construction) aggregate gradation test
results confirming that design gradations can be achieved in current production.
The applicant shall not schedule construction operations until mix designs are
approved.
16. Improvements shall include appurtenances such as traffic control signs, markings,
and other devices, raised medians if required, street name signs, and sidewalks.
17. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings and specifications, or as approved by the City
Engineer. Improvement plans for streets, access gates, and parking areas shall be
stamped and signed by qualified engineers.
PLANNING COMMISSION RESOLUTION 2025-006
CONDITIONS OF APPROVAL - APPROVED
SPECIFIC PLAN 2024-0005
CONDITIONAL USE PERMIT 2024-0007
SITE DEVELOPMENT PERMIT 2024-0014
PROJECT: HIGHWAY 111/ADAMS STREET DRIVE -THROUGH
ADOPTED: JUNE 10, 2025
PAGE 5 OF 14
IMPROVEMENT PLANS
18. As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and "architect" refer to persons currently certified or
licensed to practice their respective professions in the State of California.
19. Improvement plans shall be prepared by or under the direct supervision of qualified
engineers and/or architects, as appropriate, and shall comply with the provisions
of LQMC Section 13.24.040 (Improvement Plans).
20. The following improvement plans shall be prepared and submitted for review and
approval by the Public Works Department. A separate set of plans for each line
item specified below shall be prepared. The plans shall utilize the minimum scale
specified, unless otherwise authorized by the City Engineer in writing. Plans may
be prepared at a larger scale if additional detail or plan clarity is desired. Note, the
applicant may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and utility purveyors.
A. Final WQMP (Plan submitted in Report Form)
B. On -Site Commercial Precise Grading 1" = 20' Horizontal
C. Hydrology Report
NOTE: A through C to be submitted concurrently.
(Separate Storm Drain Plans if applicable)
Other engineered improvement plans prepared for City approval that are not listed
above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
"On -Site Commercial Precise Grading" plan is required to be submitted for
approval by the Building Official, Planning Manager, and the City Engineer.
"On -Site Commercial Precise Grading" plans shall normally include all on -site
surface improvements, including but not necessarily limited to finish grades for
curbs & gutters, building floor elevations, parking lot improvements, and
accessibility requirements.
21. The City maintains standard plans, detail sheets, and/or construction notes for
elements of construction which can be accessed via the Public Works
Development "Plans, Notes and Design Guidance" section of the City website
PLANNING COMMISSION RESOLUTION 2025-006
CONDITIONS OF APPROVAL - APPROVED
SPECIFIC PLAN 2024-0005
CONDITIONAL USE PERMIT 2024-0007
SITE DEVELOPMENT PERMIT 2024-0014
PROJECT: HIGHWAY 111/ADAMS STREET DRIVE -THROUGH
ADOPTED: JUNE 10, 2025
PAGE 6 OF 14
(www.lag uintaca.gov). Please navigate to the Public Works Department home
page and look for the Standard Drawings hyperlink.
22. Upon completion of construction and prior to final acceptance of the improvements
by the City, the applicant shall furnish the City with reproducible record drawings
of all improvement plans that were approved by the City. Each sheet shall be
clearly marked "Record Drawing" and shall be stamped and signed by the engineer
or surveyor certifying to the accuracy and completeness of the drawings. The
applicant shall have all approved plans previously submitted to the City, revised to
reflect the as -built conditions. The applicant shall employ or retain the Engineer of
Record during the construction phase of the project so that the FOR can make site
visits in support of preparing "Record Drawing". However, if subsequent approved
revisions have been approved by the City Engineer and reflect said "Record
Drawing" conditions, the Engineer of Record may submit a letter attesting to said
fact to the City Engineer instead.
PRECISE GRADING
23. The applicant shall comply with the provisions of LQMC Section 13.24.050
(Grading Improvements).
24. Prior to occupancy of the project site for any construction or other purposes, the
applicant shall obtain a grading permit approved by the City Engineer.
To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a civil engineer registered in the State of
California,
B. A preliminary geotechnical ("soils") report prepared by a professional
registered in the State of California,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter
6.16 (Fugitive Dust Control), and
D. A WQMP prepared by an authorized professional registered in the State of
California, and
All grading shall conform with the recommendations contained in the Soils Report
and shall be certified as being adequate by a soils engineer or an engineering
geologist registered in the State of California.
PLANNING COMMISSION RESOLUTION 2025-006
CONDITIONS OF APPROVAL - APPROVED
SPECIFIC PLAN 2024-0005
CONDITIONAL USE PERMIT 2024-0007
SITE DEVELOPMENT PERMIT 2024-0014
PROJECT: HIGHWAY 111/ADAMS STREET DRIVE -THROUGH
ADOPTED: JUNE 10, 2025
PAGE 7 OF 14
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust Control
Plan provisions. Additionally, the applicant shall replenish said security if expended
by the City of La Quinta to comply with the Plan as required by the City Engineer.
25. The applicant shall maintain all open graded, undeveloped land in order to prevent
wind and/or water erosion of such land. All open, graded, undeveloped land shall
either be planted with interim landscaping or stabilized with such other erosion
control measures as were approved in the Fugitive Dust Control Plan.
26. Building pad elevations on the precise grading plan submitted for City Engineer's
approval shall conform with the pad elevation shown on the Site Development
Permit Preliminary Grading Plans, unless the pad elevations have other
requirements imposed elsewhere in these Conditions of Approval. Pad elevation
will need to be shown on the final precise grading plan.
27. Prior to any site grading or regrading that will raise or lower any portion of the site
by more than plus or minus five tenths of a foot (05) from the elevations shown
on the Site Development Permit Preliminary Grading Plans, the applicant shall
submit the proposed grading changes to the City Staff for a substantial
conformance finding review.
28. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor with applicable compaction tests and over excavation documentation.
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation, and the difference between the two, if any.
Such pad certification shall also list the relative compaction of the pad soil.
29. Stormwater handling shall conform with the approved hydrology and drainage
report for One -Eleven La Quinta Shopping Center and/or for SDP2024-0014, or as
approved by the City Engineer.
30. Stormwater may not be retained in landscaped parkways or landscaped setback
lots. Only incidental stormwater (precipitation that directly falls onto the setback)
will be permitted to be retained in the landscape setback areas. The perimeter
setback and parkway areas in the street right-of-way shall be shaped with berms
and mounds, pursuant to LQMC Section 9.100.040(B)(7), as feasible.
PLANNING COMMISSION RESOLUTION 2025-006
CONDITIONS OF APPROVAL - APPROVED
SPECIFIC PLAN 2024-0005
CONDITIONAL USE PERMIT 2024-0007
SITE DEVELOPMENT PERMIT 2024-0014
PROJECT: HIGHWAY 111/ADAMS STREET DRIVE -THROUGH
ADOPTED: JUNE 10, 2025
PAGE 8 OF 14
31. The applicant shall comply with applicable provisions for post construction runoff
per the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et
seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean
Air/Clean Water); Riverside County Ordinance No. 457; and the California
Regional Water Quality Control Board — Colorado River Basin (CRWQCB-CRB)
Region Board Order No. R7-2013-0011.
A. For post -construction urban runoff from New Development and
Redevelopment Projects, the applicant shall implement requirements of the
NPDES permit for the design, construction, and perpetual operation and
maintenance of BMPs per the approved Water Quality Management Plan
(WQMP) for the project as required by the California Regional Water Quality
Control Board — Colorado River Basin (CRWQCB-CRB) Region Board
Order No. R7-2013-0011.
B. The applicant shall implement the WQMP Design Standards per
(CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs
approved by the City Engineer. A project -specific WQMP shall be provided,
which incorporates Site Design and Treatment BMPs utilizing first flush
infiltration as a preferred method of NPDES Permit Compliance for
Whitewater River receiving water, as applicable.
C. The developer shall execute and record a Stormwater Management/BMP
Facilities Agreement that provides for the perpetual maintenance and
operation of all post -construction stormwater BMPs.
UTILITIES
32. The applicant shall comply with the provisions of LQMC Section 13.24.110
(Utilities).
33. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all above -ground utility structures,
including, but not limited to, traffic signal cabinets, electric vaults, water valves, and
telephone stands, to ensure optimum placement for practical and aesthetic
purposes.
34. Underground utilities shall be installed prior to overlying hardscape. For installation
of utilities in existing improved streets, the applicant shall comply with trench
restoration requirements maintained or required by the City Engineer. The
applicant shall provide certified reports of all utility trench compaction for approval
PLANNING COMMISSION RESOLUTION 2025-006
CONDITIONS OF APPROVAL - APPROVED
SPECIFIC PLAN 2024-0005
CONDITIONAL USE PERMIT 2024-0007
SITE DEVELOPMENT PERMIT 2024-0014
PROJECT: HIGHWAY 111/ADAMS STREET DRIVE -THROUGH
ADOPTED: JUNE 10, 2025
PAGE 9 OF 14
by the City Engineer. Additionally, grease traps and the maintenance thereof shall
be located as to not conflict with access aisles/entrances.
CONSTRUCTION
35. The City will conduct final inspections of habitable buildings only when the
buildings have parking lot improvements and (if required) sidewalk access to
publicly maintained streets. The improvements shall include required traffic control
devices, pavement markings, and street name signs, if applicable.
LANDSCAPE AND IRRIGATION
36. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping
Setbacks) & 13.24.140 (Landscaping Plans).
37. The applicant shall provide landscaping in the required setbacks, retention basins,
and common lots. Said landscaping shall be constantly maintained by the center
owner, with damaged, dead, or dying plant material immediately replaced with
healthy plant material of equivalent size.
38. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
39. All new and modified landscape areas shall have landscaping and permanent
irrigation improvements in compliance with the City's Water Efficient Landscape
regulations contained in LQMC Section 8.13 (Water Efficient Landscape).
40. Lighting plans shall be submitted with the final landscaping plans for a
recommendation to the Planning Manager for his approval. Exterior lighting shall
be consistent with LQMC Section 9.100.150 (Outdoor Lighting).
41. All water features shall be designed to minimize "splash", and use high efficiency
pumps and lighting to the satisfaction of the Planning Manager. They shall be
included in the landscape plan water efficiency calculations per Municipal Code
Chapter 8.13.
42. All rooftop mechanical equipment shall be completely screened from view. Utility
transformers or other ground -mounted mechanical equipment shall be fully
screened with a screening wall or landscaping and painted to match the adjacent
buildings.
PLANNING COMMISSION RESOLUTION 2025-006
CONDITIONS OF APPROVAL - APPROVED
SPECIFIC PLAN 2024-0005
CONDITIONAL USE PERMIT 2024-0007
SITE DEVELOPMENT PERMIT 2024-0014
PROJECT: HIGHWAY 111/ADAMS STREET DRIVE -THROUGH
ADOPTED: JUNE 10, 2025
PAGE 10 OF 14
43. The applicant shall submit the final landscape plans for review, processing, and
approval to the Design and Development Department, in accordance with the Final
Landscape Plan application process. Final Landscape Plans shall be consistent
with the Preliminary landscaping plans shown in Site Development Permit 2024-
0014. Planning Manager approval of the final landscape plans is required prior to
issuance of the first building permit unless the Planning Manager determines that
extenuating circumstances exist that justify an alternative processing schedule.
NOTE: Plans are not approved for construction until signed by the appropriate City
official, including the Planning Manager and/or City Engineer.
44. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the AASHTO "A Policy on Geometric Design of
Highways and Streets, 5th Edition" or the latest, in the design and/or installation of
all landscaping and appurtenances abutting and within the private and public street
right-of-way.
MAINTENANCE
45. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
46. The applicant shall make provisions for the continuous and perpetual maintenance
of all private on -site improvements, perimeter landscaping, access drives,
sidewalks, and stormwater BMPs.
FEES AND DEPOSITS
47. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees
and Deposits). These fees include all deposits and fees required by the City for
plan checking and construction inspection. Deposits and fee amounts shall be
those in effect when the applicant makes application for plan check and permits.
48. Permits issued under this approval shall be subject to the provisions of the
Development Impact Fee and Transportation Uniform Mitigation Fee programs in
effect at the time of issuance of building permit(s).
BUILDING DIVISION
49. Plans shall be prepared to the applicable code at the time of submittal for the
building permit. Currently, these are the 2022 California Building Codes. As of
January 1, 2026, the 2025 California Building Codes will take effect.
PLANNING COMMISSION RESOLUTION 2025-006
CONDITIONS OF APPROVAL - APPROVED
SPECIFIC PLAN 2024-0005
CONDITIONAL USE PERMIT 2024-0007
SITE DEVELOPMENT PERMIT 2024-0014
PROJECT: HIGHWAY 111/ADAMS STREET DRIVE -THROUGH
ADOPTED: JUNE 10, 2025
PAGE 11 OF 14
a. Plans shall show that the proper number of plumbing fixtures are being
provided for the proposed occupancy meeting the requirements of Chapter
4 of the 2022 California Plumbing Code (CPC), Table 422.1. Fixture
calculations requiring multiple fixtures per each sex require privacy
partitions to be provided in accordance with CBC Sections 1210.3.1 and
1210.3.2.
b. Plans shall show requirements for both EV capable spaces and spaces
equipped with EV Supply Equipment (EVSE) that create EV Charging
Spaces (EVCS) in the number indicated in Table 5.106.5.3.1, including
those required to be accessible per CBC 11 B-228.3.
c. Plans shall include a note that separate permitting is required for Trash
Enclosure, Flagpoles, Site Lighting, Menu Boards, and Building Signage.
50. Photovoltaic and Energy Storage System required based on Solar Access Roof
Areas (SARA) @ 14 Watts or CFA x A / 1000 of Table 140.10-A, applies to
Grocery, Office, Unleased Tenant Space, Retail, Warehouse, Auditorium,
Convention Center, Hotel/Motel, Library, Medical, Restaurant, Theater.
a1:»1721WT_1:i9►VA121►11
51. Fire Protection Water Supplies/Fire Flow - Prior to building permit issuance, the
applicant shall provide documentation showing a water system capable of
delivering 1,000 gallons per minute at 20 psi for 2 hours. A minimum of one fire
hydrant is required. The fire hydrant shall be located no more than 400 feet from
all portions of the exterior of the building as measured along an approved route.
The fire hydrant shall be located within 20 to 100 feet of the fire department
connection. The size and number of outlets required for the approved fire hydrant
are 4"x2'/2"x2'/2".
52. Prior to building permit issuance, a fire access site plan shall be submitted for
review and approval. Fire apparatus access roads shall be provided to within 150
feet of all exterior portions of buildings, unless otherwise approved by the Fire
Department. Fire apparatus access roads shall have an unobstructed width of not
less than 24 feet.
53. Building Plan Review - Submittal of construction plans to the Fire Department will
be required. Final fire and life safety conditions will be addressed when the Fire
Department reviews these plans. These conditions will be based on California Fire
Code, California Building Code (CBC), and related codes/standards adopted at the
time of construction plan submittal.
PLANNING COMMISSION RESOLUTION 2025-006
CONDITIONS OF APPROVAL - APPROVED
SPECIFIC PLAN 2024-0005
CONDITIONAL USE PERMIT 2024-0007
SITE DEVELOPMENT PERMIT 2024-0014
PROJECT: HIGHWAY 111/ADAMS STREET DRIVE -THROUGH
ADOPTED: JUNE 10, 2025
PAGE 12 OF 14
54. Fire Alarm and Detection System - A water flow monitoring system and/or fire
alarm system may be required as determined at the time of building construction
plan review.
55. Fire Sprinkler System - All new commercial buildings and structures 3,600 square
feet or larger shall be protected by a fire sprinkler system. Reference CFC 903.2
as amended by the City of La Quinta.
56. An automatic fire extinguishing system must be installed over cooking equipment
that produces grease -laden vapors. System plans must be submitted to the Fire
Department for review and approval prior to installation.
TRIBAL CULTURAL RESOURCES
57. Workers Environmental Awareness Program: A qualified archaeologist who meets
or exceeds the Secretary of Interior's Professional Qualification Standards for
archaeology (NPS, 1983) shall conduct Workers Environmental Awareness
Program (WEAP) training on archaeological sensitivity for all construction
personnel prior to the commencement of any ground -disturbing activities.
Archaeological sensitivity training shall include a description of the types of cultural
material that may be encountered, cultural sensitivity issues, the regulatory
environment, and the proper protocol for the treatment of the materials in the event
of a find. The WEAP training document shall include materials that convey the
information noted above, which shall be maintained in an area accessible to all
construction personnel so that it may be reviewed regularly by construction staff.
58. Native American Monitor: Prior to issuance of grading permits, the applicant/owner
or contractor shall provide executed contracts or agreements with a Native
American monitor associated with local tribes. The purpose of this agreement shall
be to formalize protocols and procedures between the Applicant/Owner and the
Native American monitor for the protection and treatment of, including but not
limited to, Native American human remains, funerary objects, cultural and religious
landscapes, ceremonial items, and traditional gathering areas and tribal cultural
resources located and/or discovered through a monitoring program in conjunction
with the construction of the proposed project. At the discretion of the Native
American monitor, artifacts may be made available for 3D scanning/printing, with
scanned/printed materials to be curated at a local repository meeting the federal
standards of 36CFR79. The Native American Monitor shall attend all applicable
pre -construction meetings with the General Contractor and shall be present on -
site full time during grubbing, grading, and other ground -altering activities,
including the placement of imported fill materials, to identify evidence of potential
tribal resources.
PLANNING COMMISSION RESOLUTION 2025-006
CONDITIONS OF APPROVAL - APPROVED
SPECIFIC PLAN 2024-0005
CONDITIONAL USE PERMIT 2024-0007
SITE DEVELOPMENT PERMIT 2024-0014
PROJECT: HIGHWAY 111/ADAMS STREET DRIVE -THROUGH
ADOPTED: JUNE 10, 2025
PAGE 13 OF 14
59. Potential Discovery of Tribal Cultural Resources: The Native American Monitor can
stop ground -disturbing activities if unknown tribal cultural resources or artifacts are
found. All work must cease in the vicinity of any archaeological discovery until the
Native American Monitor can assess its significance and potential eligibility for the
California Register of Historical Resources (CRHR). If buried cultural deposits are
encountered, the monitor may request that construction halt nearby and must
notify a qualified archaeologist within 24 hours for investigation.
Work will be redirected away from these areas for assessment. Minor finds will be
documented and secured for later repatriation; if items cannot be securely stored
on -site, they may be stored off -site. If the discovered resources are deemed
potentially significant, the involved Tribes will be notified for consultation on their
respectful treatment. Avoidance of significant resources is preferred, but if not
feasible, a data recovery plan may be required. The Tribes will be consulted on
this plan as well.
60. Treatment of Tribal Cultural Resources: The landowner shall relinquish ownership
of all tribal cultural resources unearthed during the cultural resource mitigation
monitoring conducted during all ground disturbing activities, and from any previous
archaeological studies or excavations on the Project site to the affiliated TCA Tribe,
as determined through the appropriate process, for respectful and dignified
treatment and disposition, including reburial at a protected location on -site, in
accordance with the Tribe's cultural and spiritual traditions. All cultural materials
that are associated with burial and/or funerary goods would be repatriated to the
Most Likely Descendant as determined by the NAHC per California Public
Resources Code Section 5097.98. No tribal cultural resources shall be subject to
curation.
61. Unanticipated Discovery of Human Remains: As specified by California Health and
Safety Code Section 7050.5, if human remains are found on the Project site during
construction or during archaeological work, the person responsible for the
excavation, or his or her authorized representative, shall immediately notify the
Riverside County Coroner's Office by telephone. No further excavation or
disturbance of the site or any nearby area reasonably suspected to overlie
adjacent remains shall occur until the Coroner Medical Examiner has made the
necessary findings as to origin and disposition pursuant to Public Resources Code
5097.98. If such a discovery occurs, a temporary construction exclusion zone shall
be established surrounding the area of the discovery so that the area would be
protected, and consultation and treatment could occur as prescribed by law. If
suspected Native American remains are discovered, the remains shall be kept in -
situ, or in a secure location in close proximity to where they were found, and the
PLANNING COMMISSION RESOLUTION 2025-006
CONDITIONS OF APPROVAL - APPROVED
SPECIFIC PLAN 2024-0005
CONDITIONAL USE PERMIT 2024-0007
SITE DEVELOPMENT PERMIT 2024-0014
PROJECT: HIGHWAY 111/ADAMS STREET DRIVE -THROUGH
ADOPTED: JUNE 10, 2025
PAGE 14 OF 14
analysis of the remains shall only occur on -site in the presence of a Native
American Monitor. By law, the Coroner Medical Examiner shall determine within
two working days of being notified if the remains are subject to his or her authority.
If the Coroner Medical Examiner identifies the remains to be of Native American
ancestry, he or she shall contact the NAHC within 24 hours. The NAHC shall make
a determination as to the Most Likely Descendent.