For Transportation Commission Special Meeting [December 11, 2019]
TO: Honorable Chairperson and Commission
APPROVAL: Savat Khamphou, P.E., Public Works Director/City Engineer
FROM: Azzam Jabsheh, P.E., T.E., Associate Engineer
Title
Focused Traffic Impact Analysis - Warehouse Development on the South Side of Casmalia Street between Linden Avenue and Maple Avenue.
(ACTION ITEM)
Body
BACKGROUND:
On August 16, 2019, the first scoping agreement was submitted for the proposed warehouse development on the south side of Casmalia Street between Linden Avenue and Maple Avenue. On October 14, 2019, the 1st TIA was submitted, reviewed and comments prepared. On November 19, 2019 a revised 2nd TIA was submitted to address the review comments. The project proposed is a warehouse development with a total of 116,429 square feet divided between three (3) separate buildings. Proposed completion is 2021.
The site location is the southwest corner of Casmalia Street and Linden Avenue extending westerly to Maple Avenue. The site plan is shown on Page 2 in Exhibit 1-1 of the TIA, which is included as Attachment 1.
The proposal is for three (3) driveways onto Casmalia Street with the most westerly driveway onto Casmalia Street being a joint use all access driveway with reciprocal access rights for all parcels and the adjacent westerly undeveloped property as well as a utility easement for City storm drain and other utilities. The easterly two (2) driveways onto Casmalia Street are proposed as right in/right out access driveways. The most westerly driveway will be used for all access at the median break that exists where Maple Avenue was planned. Maple Avenue was vacated north of Casmalia Street when the northwest corner developed, and a reciprocal access/utility easement was provided there. All driveways are for both trucks and passenger vehicles. Driveways are not fully dimensioned but appear to be in the range of 35 to 40 feet wide with radiused returns. Exhibit 1-5 on page 17 of the TIA indicates the radius to be 45 feet at all driveways to allow trucks access. The south side of Casmalia Street is undeveloped, and the project is conditioned to install curb, gutter, sidewalk and streetlights in conformance with the Renaissance Specific Plan street section. The median island is in place and landscaped and two (2) travel lanes exist on both sides of the median. The project will proceed with the vacation of Maple Avenue (relinquished by Caltrans to the City) and record the reciprocal access at Maple Avenue along with the required utility easement.
The trip impacts were estimated using data from ITE land use 150 - Warehouse - 9th Edition and conversion to PCE for truck trips were per the CMP guidelines with truck rates per the City policy. The 9th Edition was used to be consistent with all Renaissance Specific Plan projects and the Renaissance Specific Plan Fee study. Trips are shown on Page 52 Table 4-1 of the TIA, which is included as Attachment 2. Net Total daily trips from this development are estimated at 698 PCE trips with the AM/PM peak hour being 63/67 PCE trips.
Traffic and intersection counts provided were collected in September 2019. This project has not yet been to DRC for review and will receive conditions upon final review.
This site is in the Renaissance Specific Plan Area and appears to comply with zoning on the property.
The TIA identified four (4) intersections operating at an unacceptable LOS in 2021 with the project and cumulative projects. No roadway segments would exceed capacity in 2021 with cumulative traffic, provided Casmalia Street is a four (4) lane facility.
ANALYSIS/DISCUSSION:
The TIA analysis used 9th Edition ITE trip rates for the anticipated land use. PCE conversion is per CMP guidelines. The TIA analyzed forecast peak hour intersection operations to determine potential impacts on peak hour level of service for the anticipated 2021 opening year.
The TIA did include other proposed projects in the area and did show impacts at the intersections that would be considered significant based on City policy. Impacts can be mitigated with improvements.
The truck turning templates included on page 17 of the TIA, appear to show the trucks using most of the driveway width for ingress and egress but using only the #2 lane for turning movements from Casmalia Street. The site plan does show a common driveway between the three (3) buildings as well as the shared access at Maple Avenue.
2021 traffic plus Project conditions indicates four (4) intersections operating at LOS E or F. Additional analysis for the freeway shows the Alder Avenue Interchange with SR-210 at LOS E or F by 2021. Beginning on page 89 proposed mitigations are listed. The improvements listed are more or less consistent with the feasibility study report prepared by the City and accepted by Caltrans for the improvement of the Alder Avenue/SR-210 interchange. The TIA also identified SR-210 mainline deficiencies in the 2021 time frame. The SR-210 mainline is under Caltrans jurisdiction. The TIA acknowledges that there are no funding sources to address these concerns. Percentage of fair share is shown on page 111 in Table 9-1. Estimated costs are shown on page 13 in Table 1-3 and the costs for the Alder Avenue/SR-210 interchange are based on the Interchange Project Study Report the City has submitted to Caltrans. The Renaissance Specific Plan incorrectly assumed that striping improvements at the interchange could create additional lanes. This is not possible or permitted by Caltrans. Caltrans has accepted the Project Study Report that calls for the widening of the overpass bridge to accommodate the required additional lanes. However, with a fair share payment only, the actual improvements will not be in place by the anticipated 2021 opening.
The TIA proposed mitigation of the impacts is with the payment of fair share payments of $61,980 for intersection improvements. The improvements and fair share costs are shown on page 13 in Table 1-3, which are included as Attachment 3. However the estimated amount does not include the full amount for Alder Avenue at Casmalia Street. This intersection is part of the Feasibility Study Report and if the $2,327,000 is used, the fair share amount increased for this intersection from the listed $3,773 to $74,464. Casmalia Street was constructed by Caltrans as a part of the SR-210 improvements. Using this information, the fair share would be approximately $131,455 with the revised numbers. The curb separation was per the City of Rialto General Plan and was done before the Renaissance Specific Plan was adopted. When the Renaissance Specific Plan was implemented, roadways were widened, median islands included, and measurements went from the Caltrans metric dimensions to standard foot measurements. Casmalia Street is approximately four (4) feet narrower than it should be. Curb and gutter exists only on the north side of Casmalia Street and the TIA indicates the curb adjacent to the project will be installed per the Renaissance Specific Plan which will require the relocation of the traffic signal on the southwest corner of Casmalia Street at Linden Avenue.
Conclusion
Staff was provided the first version of the TIA for this Project on October 14, 2019. The second version of the TIA was submitted on November 19, 2019. This project is conditioned to complete roadway improvements adjacent to the project site. Intersections studied are projected to operate at LOS D or better with improvements. The TIA concludes that payment of fair share fees along with other traffic impact fees and construction of site adjacent roadway improvements are adequate mitigation measures. Staff has recommended fair share be calculated using the Project Study Report for the Alder Avenue/SR-210 improvements. Creation of a reciprocal easement for all users at what was once Maple Avenue will match what was done on the north side of Casmalia Street and provide for all truck traffic to come and go by Casmalia Street to Alder Avenue.
The project appears to be consistent with zoning and the General Plan.
RECOMMENDATIONS:
Staff requests that the Transportation Commission:
• Set final conditions and recommendations related to approval.
• Accept a fair share contribution of $131,455, construction of site adjacent improvements and payment of applicable development impact fees as adequate mitigation.
• Recommend approval to the City Council.