High Density Sample Project

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High Density Sample Project
January 24, 2008
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GARAGE
TOWER
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Example Test Project

• Proposed Development
• Mixed Use Development
• 20 Floors
• 200 Units
• 25,000 Retail
• 1.03 Acres Land Area
• Previous Use
• S.F. Residential 4 Units
• Church 6 units

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Example Test Project cont.

• Retail/Residential Tower fronts on Major
  Collector
• Garage located behind tower and backs up to
  Single Family Residential
• 2 drives on local street are provided for garage
  entrance/exit for residential
• 1 drive on major collector for garage
  entrance/exit for retail

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Filter Outcome of Test Project

• Abuts Local and Collector Yes
• S.F. Land Area 1000 Feet 68
• S.F. Land Area 1000 Feet 87
• 1,400 Feet from Transit Station Yes
• Net Density 190
• FAR 6.02
• Net Peak Traffic 165
• Mobility Analysis Required to Meet
• Performance Standards

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Performance Standards

• Traffic generated by the development will not
  reduce the LOS of any uncongested intersection
  within the study areas to below LOS D
• Traffic generated by the development will not
  increase by more than 10 percent the existing
  average delay at any signalized congested
  intersection within the study area or the delay
  of any LOS E or F approach at any unsignalized
  intersection within the study area

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Options if M. A. is required for Test Project

• Option 1 - If Conduct MA and do meet performance
  standards then no further action
• Option 2 If Conduct MA and do not meet
  performance standards then change the project by
  removing
• 100 units or
• 15,000 sq. ft. of retail and 75 units
• OR
• Option 3 If Conduct MA and do not meet
  performance standards then On-site mitigation-
  curb cut locations, turning movements. Off-site
  mitigation - traffic intersection improvements
  (signals, left turn lane)

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Factors to review for Mobility Analysis

• Performance Analysis Area
• All site access driveways
• All adjacent signalized non-signalized
  intersections
• The first non-adjacent controlled intersection on
  all adjacent streets, in all directions.
• The first intersection with a collector or
  thoroughfare crossing streets, but not more than
  ½ mile from the edge of the site.

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Mobility Analysis Results

• Local Street
• 2 lanes
• 2 way stop at intersection with major collector
• Intersection is operating at LOS D
• Major collector
• 2 lanes
• Intersection (4) with major thoroughfare avg.
  delay - 75 seconds

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Mobility Analysis Results

• Residential only
• AM Peak Hour 74 trips (75 out bound/25 in bound
  56 OB/18 IB)
• 50/50 split out of garage - 28 vehicles north
  and south
• Intersection of Local and Major Collector
• 30 turn right 8.4
• 40 through 11.2
• 30 left 8.4
• Combined through and left turns (19.6 trips)
  drops intersection below LOS D

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AM Peak Hour Mitigation

• Expand local street intersection to provide for
  left turn and through movements returns local
  street to LOS D

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Mobility Analysis Results

• Retail only
• PM Peak Hour 91 trips (48 out bound/52 in
  bound 44 OB/47 IB)
• 50/50 split out of garage 22/22 vehicles east
  and west
• 50/50 split in bound 23/23 vehicles east and
  west
• Intersection of major collector and major
  thoroughfare increase average delay by 9 seconds
• Let turns in and out of garage impact major
  collector circulation.

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PM Peak Hour Mitigation

• Add left turn lane on major collector at major
  thoroughfare for east bound traffic
• Allow right turn only from garage