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Attachment 4 - Pollo Campero Traffic Circulation and Parking Demand AssessmentN:\4600\2224624 - Pollo Campero, Anaheim\Report\4624 - Pollo Campero Traffic Circulation and Parking Assessment Letter Report - Anaheim, 03-14-23.docx March 14, 2023 Ms. Fabiola Yvette Suarez Pollo Campero 12404 Park Central Drive, Suite 250 N Dallas, TX 75251 LLG Reference: 2.22.4624.1 Subject: Traffic Circulation and Parking Demand Assessment for the Proposed Pollo Campero Project Anaheim, California Dear Ms. Suarez: Linscott, Law & Greenspan, Engineers (LLG) is pleased to submit the findings of this Traffic Impact Assessment for the proposed Pollo Campero Project located on the site currently occupied by a 5,062 square-foot (SF) commercial strip center and 806 SF smog center on the southeast corner of Lemon Street and Orangethorpe Avenue in the City of Anaheim, California. This analysis evaluates the potential traffic circulation impacts and parking demand associated with the proposed redevelopment Project. PROJECT LOCATION AND DESCRIPTION The Project site is currently occupied with a 5,062 square-foot (SF) multi-tenant retail commercial building and one-story 806 SF building that will be demolished, and includes the following six (6) businesses: SJ Auto insurance and income tax office (1,158 SF) Kim’s Nails & Spa (920 SF) NutriShop (920 SF) Taco Manuel (920 SF) Sarah’s Flowers (1,144 SF) Atlas Smog Center (806 SF) Access is currently provided on both Lemon Street and Orangethorpe Avenue. The Project applicant is proposing to demolish the existing strip center and construct a 2,100 SF Pollo Campero restaurant with drive through window with storage for up to nine (9) vehicles and 19 parking spaces. It should be noted that ATTACHMENT NO. 4 Ms. Fabiola Yvette Suarez March 14, 2023 Page 2 N:\4600\2224624 - Pollo Campero, Anaheim\Report\4624 - Pollo Campero Traffic Circulation and Parking Assessment Letter Report - Anaheim, 03-14-23.docx the proposed Pollo Campero restaurant will not serve breakfast and will open after 9:00 AM. Figure 1, attached, presents a Vicinity Map that illustrates the general location of the Project site and surrounding street system while Figure 2 presents an existing site aerial. Access for the Project site will continue to be provided via the existing right-in/right- out access driveway located along Orangethorpe Avenue and the southerly driveway of the two (2) existing right-in/right-out driveways along Lemon Street. Figure 3 presents the proposed site plan for the Project, prepared by PM Design, Architectural Solutions Group. PROJECT TRAFFIC CHARACTERISTICS Trip Generation Forecast Comparison Traffic generation is expressed in vehicle trip ends, defined as one-way vehicular movements, either entering or exiting the generating land use. Generation equations and/or rates used in the traffic forecasting procedure are found in the Eleventh Edition of Trip Generation, published by the Institute of Transportation Engineers (ITE) [Washington D.C., 2021]. Table 1, attached, summarizes the trip generation rates used in forecasting the vehicular trips generated by the existing/entitled use and proposed Project and also presents the existing/entitled use and proposed Project’s forecast peak hour and daily traffic volumes. As shown in the upper portion of Table 1, the trip generation potential of the proposed Pollo Campero with drive through window was estimated using ITE Land Use 934: Fast Food Restaurant with Drive through Window trip rates whereas the existing strip center was estimated using ITE Land Use 712: Small Office Building, ITE Land Use 820: Shopping Center (Retail), ITE Land Use 930: Fast Casual Restaurant, ITE Land Use 943: Automobile Parts and Service Center trip rates. Review of the middle of Table 1 indicates that the proposed Project is forecast to generate 666 net daily trips, with 0 trips (0 inbound, 0 outbound) produced in the AM peak hour and 31 net trips (16 inbound, 15 outbound) produced in the PM peak hour on a “typical” weekday. Next, review of the following section of Table 1 indicates that the existing strip center uses are forecast to generate 281 daily trips, with 12 trips (8 inbound, 4 outbound) produced in the AM peak hour and 37 trips (19 inbound, 18 outbound) produced in the PM peak hour on a “typical” weekday. Ms. Fabiola Yvette Suarez March 14, 2023 Page 3 N:\4600\2224624 - Pollo Campero, Anaheim\Report\4624 - Pollo Campero Traffic Circulation and Parking Assessment Letter Report - Anaheim, 03-14-23.docx It should be noted that the aforementioned overall Project trip generation includes adjustments for pass-by based on the Trip Generation Manual (11th Edition) as a reference, to account for trips that are already in the everyday traffic stream on the adjoining streets (i.e. Lemon Street and Orangethorpe Avenue) and will stop as they pass by the Project site as a matter of convenience on their path to another destination. Per the Trip Generation Manual, a pass-by reduction factor of 25% and 55% is assumed for the Daily and PM peak hour, respectively, for the fast food restaurant with drive through window land use. Lastly, as shown on the last row of Table 1, the net trip generation potential of the proposed Project compared to the trip generation of the existing strip center is 385 net greater daily trips, with 12 net fewer trips (-8 inbound, -4 outbound) produced in the AM peak hour and 6 net fewer trips (-3 inbound, -3 outbound) produced in the PM peak hour on a “typical” weekday. As a result, based on the net AM and PM peak hour trip generation increase with the proposed Project (i.e. < 100 peak hour trips), the proposed Project will not significantly impact the surrounding transportation system. SITE ACCESS AND ON-SITE CIRCULATION EVALUATION As shown in Figure 3, access for the proposed Project will continue to be efficiently provided via the existing right-in/right-out access driveway located along Orangethorpe Avenue and the northerly existing right-in/right-out access driveway along Lemon Street. The on-site circulation layout of the proposed Project as illustrated in Figure 3 on an overall basis is adequate. The driveway widths have been confirmed and are generally adequate for delivery vehicles and trash trucks. DRIVE THROUGH QUEUING ANALYSIS As we understand it, City Staff has requested the preparation of a drive through queuing analysis based on drive through queuing surveys at existing Pollo Campero restaurants in the region. Existing queuing observations were conducted at the following three (3) existing Pollo Campero restaurants:  Site #1: 1325 17th Street, Santa Ana  Site #2: 16606 Hawthorne Boulevard, Lawndale  Site #3: 10511 Beach Boulevard, Stanton Ms. Fabiola Yvette Suarez March 14, 2023 Page 4 N:\4600\2224624 - Pollo Campero, Anaheim\Report\4624 - Pollo Campero Traffic Circulation and Parking Assessment Letter Report - Anaheim, 03-14-23.docx Drive through queuing observations were conducted at the three (3) locations on one (1) weekday and one (1) weekend day during the midday and evening service periods, generally between the hours of 11:00 AM to 2:00 PM and 4:00 PM to 7:00 PM. The queuing observations for the three (3) study sites were conducted by Transportation Studies Inc. (TSI) on Thursday February 23, 2023 and Saturday February 25, 2023 and the vehicular queues were recorded at 5-minute intervals. Tables 2 and 3 summarize the Queue Frequency that was observed at the three sites for weekday (Thursday) and weekend (Saturday) peak periods, respectively. As shown in Table 2, our evaluation of this data indicates that on average during the weekday (Thursday) peak periods, an average queue of 1 vehicle in the drive-through lane can be expected, with an 85th percentile queue of approximately 2 vehicles, a 95th percentile queue of approximately 3 vehicles and a max queue of approximately 4 vehicles. Similarly as shown in Table 3, our evaluation of this data also indicates that on average during the weekend (Saturday) peak periods, an average queue of 1 vehicle in the drive-through lane can be expected, with an 85th percentile queue of approximately 3 vehicles, a 95th percentile queue of approximately 4 vehicles and a max queue of approximately 8 vehicles. Figure 4 presents the queuing analysis for the proposed Project and depicts the peak 85th percentile, peak 95th percentile, and maximum queue between the weekday and/or weekend observations. In conclusion, the three (3) study sites experienced an 85th percentile queue range between 2 vehicles and 3 vehicles. As shown in Figure 4, the Project site can adequately provide storage for the 85th percentile queues and adequately accommodate up to 9 vehicles without encroaching into the drive aisle. Therefore, the 85th percentile expected queues can be accommodated without significantly interfering with internal circulation or causing congestion to the drive aisles. It should be further noted that the Project site can also accommodate the observed 95th percentile queues (i.e. queue range between 3 vehicles and 4 vehicles) and maximum queue between 4 and 8 vehicles, which primarily occurred at one site throughout the survey days. PARKING DEMAND ANALYSIS Based on the City of Anaheim parking code requirement of 10 spaces per 1,000 SF, the proposed Project requires 21 parking spaces. With a proposed parking supply of 19 spaces a theoretical parking deficiency of 2 spaces would occur. However, given that this Pollo Campero has a drive through window, it is expected that less parking will be required than a restaurant without drive through windows. Therefore, based on coordination with City staff, weekday (Thursday) and weekend day (Saturday) Ms. Fabiola Yvette Suarez March 14, 2023 Page 5 N:\4600\2224624 - Pollo Campero, Anaheim\Report\4624 - Pollo Campero Traffic Circulation and Parking Assessment Letter Report - Anaheim, 03-14-23.docx parking demand surveys were conducted at three (3) existing Pollo Campero restaurants with drive-through windows, which are generally similar in size to that of the proposed Project. A weekday (Thursday) and weekend day (Saturday) peak parking demand rate was then developed from the three survey sites and applied to the proposed Project description to determine its parking requirements and further validate the adequacy of the Project’s parking supply. The following sections describe the existing survey sites and summarize the results of the parking analysis. Parking Survey Sites The following summarizes the location of the sites, the size (SF), and parking supply:  Site #1: 1325 17th Street, Santa Ana (2,800 SF; 18 parking spaces)  Site #2: 16606 Hawthorne Boulevard, Lawndale (2,420 SF; 13 parking spaces)  Site #3: 10511 Beach Boulevard, Stanton (2,420 SF; 25 parking spaces) Hourly parking surveys were conducted at the three (3) study sites on Thursday February 23, 2023 and Saturday February 25, 2023 between the hours of 11:00 AM and 10:00 PM (12 hours). Parking Survey Results Table 4 and Table 5 summarizes the results of the weekday and weekend parking surveys conducted at the three (3) Pollo Campero study sites, respectively. Review of Table 4 and Table 5 shows that the three (3) study sites experienced a weekday (Thursday) peak parking demand of 10 occupied spaces at 4:00 PM (Site #1) and a weekend day (Saturday) peak parking demand of 13 occupied spaces at 2:00 PM (Site #3). Development of Parking Rates Utilizing the parking survey data from Tables 4 and 5 and the size of each respective survey site, Table 6 presents the weekday (Thursday) and weekend day (Saturday) design peak parking demand rates for each survey site. Column one (1) shows the survey day, column two (2) shows the number of occupied spaces, and column three (3) shows the size of the respective restaurant. Column four (4) presents the corresponding design peak parking rate. Review of Table 6 shows that the parking survey data for the three (3) existing Pollo Campero sites resulted in a peak weekday (Thursday) design peak parking rate of Ms. Fabiola Yvette Suarez March 14, 2023 Page 6 N:\4600\2224624 - Pollo Campero, Anaheim\Report\4624 - Pollo Campero Traffic Circulation and Parking Assessment Letter Report - Anaheim, 03-14-23.docx 3.57 spaces per thousand square feet and a peak weekend day (Saturday) design peak parking rate of 4.55 spaces per thousand square feet. Parking Requirement based on application of the design peak parking rates developed from the three survey sites, the proposed 2,100 Pollo Campero Project would require 8 parking spaces on a typical weekday condition and 10 spaces on a typical weekend day condition. Therefore, based on the proposed Project parking supply of 19 parking spaces, the proposed Pollo Campero Project will provide adequate parking. CONCLUSION Based on the results of the aforementioned net project trip generation forecast between the existing 5,868 square-foot (SF) strip center and proposed 2,100 Pollo Campero restaurant with drive through window with storage up to nine (9) vehicles, which is +385 net daily trips, with -12 net trips (-8 inbound, -4 outbound) produced in the AM peak hour and -6 net trips (-3 inbound, -3 outbound) produced in the PM peak hour on a “typical” weekday, we conclude that the proposed Project’s impact is considered “insignificant” based on the “100 peak hour trip” threshold. Therefore, using the “100 trip” threshold, the Project would not require any specific intersection analysis and further yet, it can be concluded that the Project’s potential impact would be insignificant. Next, based on the drive through queuing analysis, which surveyed three (3) similar existing Pollo Campero restaurant sites, the Project site can adequately provide storage for the 85th percentile queues and adequately accommodate up to nine (9) vehicles without encroaching into the drive aisle. Therefore, the 85th percentile expected queues can be accommodated without significantly interfering with internal circulation or causing congestion to the drive aisles. Lastly, based on the parking demand analysis, which surveyed three (3) similar existing Pollo Campero restaurant sites and determined a peak parking demand of 10 parking spaces for the proposed Project, adequate parking will be provided for the proposed Project, which will provide 19 parking spaces. Ms. Fabiola Yvette Suarez March 14, 2023 Page 7 N:\4600\2224624 - Pollo Campero, Anaheim\Report\4624 - Pollo Campero Traffic Circulation and Parking Assessment Letter Report - Anaheim, 03-14-23.docx We appreciate the opportunity to provide this Traffic Circulation and Parking Demand Assessment. Should you need further assistance, or have any questions regarding this analysis, please call us at (949) 825-6175. Very truly yours, Linscott, Law & Greenspan, Engineers Keil D. Maberry, P.E. Principal Attachments 83EXISTINGBLDG.(N.A.P.)VAN EVVEHICLEC OF E. ORANGETHORPE AVE.C OF LEMON STREETL L8EVVEHICLECLEAN AIRVEHICLECLEAN AIRVEHICLECLEAN AIRVEHICLE TABLE 1 PROJECT TRAFFIC GENERATION RATES AND FORECAST 1 POLLO CAMPERO, ANAHEIM ITE Land Use Code / Project Description Daily 2-Way AM Peak Hour PM Peak Hour Enter Exit Total Enter Exit Total Trip Generation Rates:  712: Small Office Building (TE/TSF) 14.39 82% 18% 1.67 34% 66% 2.16  822: Strip Retail Plaza Less Than 40K (TE/TSF) 54.45 60% 40% 2.36 50% 50% 6.59  930: Fast Casual Restaurant (TE/TSF) 97.14 50% 50% 1.43 55% 45% 12.55  934: Fast Food Restaurant with Drive Through Window (TE/TSF) 467.48 51% 49% 44.61 52% 48% 33.03  943: Automobile Parts and Service Center (TE/TSF) 16.60 72% 28% 1.91 39% 61% 2.06 Proposed Project Trip Generation Forecast:  Fast Food Restaurant with Drive Through Window (2,100 SF) 888 2 0 0 0 3 36 33 69 Pass-By (Daily: 25%, AM: 0%, PM: 55%)4 -222 0 0 0 -20 -18 -38 Total Proposed Project Trip Generation 666 0 0 0 16 15 31 Existing Trip Generation Forecast:  Retail Shops [Flowers/Nail Salon/Nutri Shop] (2,984 SF) 162 4 3 7 10 10 20  Smog Shop (806 SF) 13 1 1 2 1 1 2  Fast Casual Restaurant [Taco Manuel] (920 SF) 89 1 0 1 7 5 12  Small Office Building [Insurance/Income Tax] (1,158 SF) 15 2 0 2 1 2 3 Total Existing Trip Generation 281 8 4 12 19 18 37 Net Project Trip Generation Forecast (Proposed Project vs. Existing) +385 -8 -4 -12 -3 -3 -6 Notes:  TE/TSF = trip end per 1,000 SF 1 Source: Trip Generation, 11th Edition, Institute of Transportation Engineers (ITE), Washington, D.C. (2021). 2 The Daily trips exclude potential traffic generated during the AM peak hour, as the proposed restaurant will not be open during the AM peak period. 3 The proposed restaurant will not be open during the AM peak period (i.e. after 9:00 AM) and therefore will generate nominal trips during the AM peak hour. 4 Consistent with the Trip Generation, 11th Edition, Institute of Transportation Engineers, (ITE) [Washington, D.C. (2021)]. Pass-by reductions for ITE Land Use 934: Fast Food Restaurant with Drive Through Window consist of the following: 25% Daily (estimated) and 55% PM peak hour. TABLE 2 WEEKDAY (THURSDAY) QUEUING ANALYSIS SUMMARY POLLO CAMPERO, ANAHEIM Queue Length (Vehicles) Queue Frequency of Vehicles Observed Cumulative Site #1 1325 17th St, Santa Ana, CA Site #2 16606 Hawthorne Blvd, Lawndale, CA Site #3 10511 Beach Blvd, Stanton, CA Total Frequency Percentage 0 22 16 37 75 75 34.70% 1 19 30 25 74 149 69.00% 2 16 17 8 41 190 88.00% 3 6 8 2 16 206 95.40% 4 9 1 0 10 216 100.00% Total 72 72 72 216 -- -- Average 1.0 1.0 1.0 1.0 -- -- 85th Percentile 3.0 2.0 1.0 2.0 -- -- 95th Percentile 4.0 3.0 2.0 3.0 -- -- Max 4.0 4.0 3.0 4.0 -- -- TABLE 3 WEEKEND (SATURDAY) QUEUING ANALYSIS SUMMARY POLLO CAMPERO, ANAHEIM Queue Length (Vehicles) Queue Frequency of Vehicles Observed Cumulative Site #1 1325 17th St, Santa Ana, CA Site #2 16606 Hawthorne Blvd, Lawndale, CA Site #3 10511 Beach Blvd, Stanton, CA Total Frequency Percentage 0 21 14 19 54 54 25.00% 1 19 30 31 80 134 62.00% 2 13 20 13 46 180 83.30% 3 7 6 8 21 201 93.10% 4 2 2 1 5 206 95.40% 5 5 0 0 5 211 97.70% 6 3 0 0 3 214 99.10% 7 1 0 0 1 215 99.50% 8 1 0 0 1 216 100.00% Total 72 72 72 216 -- -- Average 2.0 1.0 1.0 1.0 -- -- 85th Percentile 4.0 2.0 2.0 3.0 -- -- 95th Percentile 6.0 3.0 3.0 4.0 -- -- Max 8.0 4.0 4.0 8.0 -- -- Number of Number of Number of Time of Parked Percent Parked Percent Parked Percent Day Cars Utilization [2]Cars Utilization [3]Cars Utilization [4] 11:00 AM 7 38.9%1 7.7%6 24.0% 12:00 PM 6 33.3%0 0.0%5 20.0% 1:00 PM 8 44.4%5 38.5%6 24.0% 2:00 PM 8 44.4%6 46.2%5 20.0% 3:00 PM 7 38.9%2 15.4%3 12.0% 4:00 PM 10 55.6%5 38.5%4 16.0% 5:00 PM 9 50.0%3 23.1%6 24.0% 6:00 PM 8 44.4%5 38.5%8 32.0% 7:00 PM 8 44.4%3 23.1%4 16.0% 8:00 PM 8 44.4%3 23.1%6 24.0% 9:00 PM 5 27.8%2 15.4%2 8.0% Notes: [1] On-site parking surveys conducted by Transportation Studies, Inc. (TSI). [2] Parking utilization percentages calculated based on an existing on-site parking availability of 18 spaces in Site 1. [3] Parking utilization percentages calculated based on an existing on-site parking availability of 13 spaces in Site 2. [4] Parking utilization percentages calculated based on an existing on-site parking availability of 25 spaces in Site 3. Bold, highlighted cells represent peak observed parking demands. Site #1 1325 17th St, Santa Ana, CA Site #2 16606 Hawthorne Blvd, Lawndale, CA Site #3 10511 Beach Blvd, Stanton, CA TABLE 4 PARKING UTILIZATION SUMMARY [1] Pollo Campero Project, Anaheim Thursday - February 23, 2023 Number of Number of Number of Time of Parked Percent Parked Percent Parked Percent Day Cars Utilization [2]Cars Utilization [3]Cars Utilization [4] 11:00 AM 1 5.6%5 38.5%4 16.0% 12:00 PM 2 11.1%3 23.1%6 24.0% 1:00 PM 7 38.9%6 46.2%10 40.0% 2:00 PM 9 50.0%7 53.8%13 52.0% 3:00 PM 5 27.8%5 38.5%11 44.0% 4:00 PM 8 44.4%4 30.8%11 44.0% 5:00 PM 10 55.6%10 76.9%8 32.0% 6:00 PM 10 55.6%11 84.6%6 24.0% 7:00 PM 9 50.0%6 46.2%7 28.0% 8:00 PM 6 33.3%5 38.5%9 36.0% 9:00 PM 5 27.8%2 15.4%4 16.0% Notes: [1] On-site parking surveys conducted by Transportation Studies, Inc. (TSI). [2] Parking utilization percentages calculated based on an existing on-site parking availability of 18 spaces in Site 1. [3] Parking utilization percentages calculated based on an existing on-site parking availability of 13 spaces in Site 2. [4] Parking utilization percentages calculated based on an existing on-site parking availability of 25 spaces in Site 3. Bold, highlighted cells represent peak observed parking demands. TABLE 5 PARKING UTILIZATION SUMMARY [1] Pollo Campero Project, Anaheim Saturday - February 25, 2023 Site #1 1325 17th St, Santa Ana, CA Site #2 16606 Hawthorne Blvd, Lawndale, CA Site #3 10511 Beach Blvd, Stanton, CA N:\4600\2224624 - Pollo Campero, Anaheim\Report\4624 - Pollo Campero Traffic Circulation and Parking Assessment Letter Report - Anaheim, 03-14-23.docx TABLE 6 PEAK PARKING DEMAND RATE FOR THE SURVEY SITES POLLO CAMPERO PROJECT, ANAHEIM Survey Site (1) Survey Day (2) Occupied Spaces (3) Restaurant Size (4) Design Peak Parking Rate1 1) Pollo Campero - Santa Ana Thursday February 23, 2023 10 2,800 SF 3.57 spaces/TSF Saturday February 25, 2023 10 2,800 SF 3.57 spaces/TSF 2) Pollo Campero - Lawndale Thursday February 23, 2023 6 2,420 SF 2.48 spaces/TSF Saturday February 25, 2023 11 2,420 SF 4.55 spaces/TSF 3) Pollo Campero - Lawndale Thursday February 23, 2023 6 2,420 SF 2.48 spaces/TSF Saturday February 25, 2023 11 2,420 SF 4.55 spaces/TSF Notes: • TSF = Thousand square feet 1 Design peak parking rate (column 4) = number of occupied spaces (column 2) divided by the number of occupied units (column 3).