HomeMy WebLinkAboutDocumentation_Regular_Tab 10A_06/10/1999 (2)
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MEMORANDUM ~ '~
To: Thomas G. Bradford, Villags_Manager
From: Scott D. Ladd, Director of Community Development ~ ~~
Kara. L. Irwin, Pla~ner\~,~jr
Date: June 4, 1999 KK'~'~~''
Subject:. Gonsideration_ of Request for Village Council approval of allo~ving.ingressL ess
over the property proposed for purchase by McCarthy's Restaurant & Pub, 195
Tequesta Drive, to_the_IZorner Ttust for their property located_on the_nort.~east
corner of Old Dixie Highway and Tequesta Drive.
The following-Traffic Impact Analysis was created_to pravide informationon_the_impact of
development on the Dorner Trust Property located on the northeast corner of Tequesta Drive and
Old Dixie Highway.- The.information_can_be_used_sathatade~cision may_bamade~~c+nc?rning
whether or not to grant access to the ingress/egress point at 195 Tequesta Drive, the property the
McCarthy'sRestaurant & Pub desires_to purchase-frainthe_Dorner Trust fpLadditional_par~cing,
to the Dorner Trust Property once the sale is complete.
Tom,_attached is an original and-eighteen.~18~ sets_of packets for the above_refQrenced subject,
please place on the agenda of the upcoming June 10, :1999 Village Council Meeting. Thank you.
/1011
Department of Ca~rn~ity
De~lopment
Traffic Impact Analysis
Dorner Trust Properly
Northwest Comer Old DixielTequesta Drive
Dorner Trust Property
Traffic Impact Analysis
Under the direction of the Village Manager, the Village Planner created this analysis to
determine the traffic impact from development of the Dorner Trust Property. This
determination would ascertain the negative impact incurred on adjacent roadways by virtue
of allowing ingress/egress over the property proposed for purchase by McCarthy's
Restaurant and Pub, 195 Tequesta Drive, to the Dorner Trust Property.
The lot, which the McCarthy's hope to use for additional parlang, allows access to the
Dorner Trust Property from Tequesta Drive. The Dorner Trust Property owners do not want
to sell the property without assurance that the Village will consider granting them
ingress/egress over 195 Tequesta Drive after they sell it to the McCarthy's Restaurant & Pub.
The McCarthy's have agreed to allow the Dorner Trust ingress/egress rights over the
property, but the Village needs to lllow the impacts of proposed development before such
rights can be granted
This report was created to allow the Village to consider inuring ingress/egress to the Dorner
Trust property over the property they are considering selling to the McCarthy's Restaurant &
Pub. The analysis will determine the impact created by intense residential or commercial
development of the Dorner Trust Property. The densities used were the maximum allowable
dwelling per acre for residential use and maximum lot coverage for commercial use.
Talang these figures into account and the impact on the adjacent roadways the Village may
consider allowing the Dorner Trust property ingress/egress over the lot which they are
considering selling, 195 Tequesta Drive.
This traffic statement will assess the traffic impacts associated with the potential
development of the 10.68-acre lat situated on the northeast corner of Tequesta Drive and
Old Dixie Highway. The Dorner Trust currently owns the parcel and no formal application
has been submitted for potential development on this site.
The purpose of this report is to analyze the possible development potential allowed on this
parcel and the probable impact it will have on the adjacent roadways. The parcel is located
in the Villages Mixed-Use District and the allowable uses include Residential, Commercial,
Public, General Office and Recreation/Open Space. This traffic analysis will cover a possible
residential or commercial development.
The models for this traffic generation report are Lighthouse Cove, a 252-unit apartment
complex, and Tequesta Oaks, a 158-unit residential and commercial development.
Lighthouse Cove is situated on 13.96 acres, which is comparable in size to the 10.68 acres
of the Dorner Trust property. The Tequesta Oaks development is comprised of 13.60 acres
of which 1.53 acres are devoted to commercial and 12.07 acres are devoted to residential
use.
The maximum number of dwelling units per acre, as stated in the Village of Tequesta Code
of Ordinances, is 18 du/acre. The maximum number of units generated from this density
requirement is ± 192 units for a residential development. This number represents the
maximum number of dwelling units and consideration must take into account the required
parking and landscape/open area allocation for all development. For the purpose of this
report, the maximum number of dwelling units will be used to determine the potential
impact of a residential development on the 10.68-acre site.
Traffic Generation
Palm Beach County has published official Daily Trip Generation Rates for single family
attached residential facilities in the Impact Fees Section of the .Unified Land Development
Code. The single family attached unit generates approximately seven (7) trips per dwelling
per day. The total trips generated for a proposed 192 dwelling unit project would be 1,344
trips/day.
Trip Distribution
In order to determine the impact of the proposed development's traffic on the surrounding
roadway network, a directional distribution was developed to be used in assigning traffic
volumes associated with the project. The assignment of the proposed land use was
undertaken to determine the maximum impact on this site. The traffic volumes do noE take
into account the current development in the Village Mixed-Use District, the impact of these
developments will not be seen until the developments are fully complete.
REFERENCE THE ATTACHED FIGURES FOR TRIP DISTRIBUTION NUMBERS
The model for this traffic generation is the Tequesta Shopper Plaza on the corner of U.S.
Highway One and Tequesta Drive. The 9.17 acres is comparable in size to the 10.68 acres
of the Dorner Trust property. The total lot coverage for the Tequesta Shopper is 64.8%,
including all impervious surfaces. The allowable maximum lot coverage for the Mixed-Use
District is 70%. This allows the Dorner Trust 325,737 SF of total lot coverage. Allocations
must be made for setbacks, parking and landscaped/open space requirements, which leaves
a maximum of 100,000 to 150,000 SF for structures. The maximum number 150,000 SF
will be used for the purposes of this analysis.
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Traffic Generation
Palm Beach County has published official daily trip generation rates for General
Commercial Retail according to the square footage in the Impact Fees section 10.8 (Fair
Share Road Impact Fee) of the Land Development Code. The General Commercial Retail
Tatal Daily Trip Generation for Dorner Trust Property is determined in the following way:
Total Daily Trips: Ln ('T) = 0.625 Ln(X) + 5.985
= 0.625 Ln(150) + 5.985
= 9106 Daily Trips
Pass by % = 45.1 - .0225 (X)
= 45.1 - .0225 (150)
= 41.7°~ pass by traffic
The pass by traffic constitutes 3797.0 trips of the 9106 Daily Trips; the new traffic count
generated by the commercial development would be 5309 Daily Trips.
The traffic generation rate used for the purpose of this report will be 5309 Daily Trips.
Trip Distribution
In order to determine the impact of the proposed development's traffic on the surrounding
roadway network, a directional distribution was developed to be used in .assigning traffic
volumes associated with the project.
REFERENCE THE ATTACHED FIGURES FOR THE TRIP DISTRIBUTION NUMBERS
Residential Development
TABLE 1-Capacity Analysis
LOCATION LOS D 1998 PROJECT TOTAL LOS AVAILABLE
cAP,acmr COUNT CAPACITY
US-1
County Line - Teq Dr. 47,500 21,142 269 21,411 A 26,089
Teq Dr. -Alt. A1A 47,500 22,000 349 22,349 A 25,151
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OLD DIXIE HVVI(
County Line- Teq Dr.
14,300
6672
81
6753
A
7547
Teq Dr. -Aft. A1A
31,100
12,267
470
12,737
A
18,363
TEQUESTA DRIVE
Country Club -Old
15,300
13,502
175
13,677
B
1623
D'ode
Old Dude - US 1 32,500 11,107 618 11,725 A 20,775
General Commercial Development
TABLE 2 -Capacity Analysis
LOCATION LOS D 1998 PROJECT TOTAL LOS AVAILABLE
caPACmr COUNT CAPACITY
US-1
Courrty Line - Teq Dr. 47,500 21,142 1062 22,204 A 25,296
Teq Dr. -Aft. A1A 47,500 22,000 1380 23,380 A 24,120
OLD DIXIE HVUI(
County Line- Teq Dr. 14,300 6672 319 6991 A 7309
Teq Dr. -Aft. A1A
31,100 12,267 1858 14,125 A 16,975
TEQUESTA DRIVE
Country Club -Old 15,300 13,502 690 14,192 C 1108
D'ode
Old Dude - US 1 32,500 11,107 2442 13,549 A 18,951
Based on the Palm Beach County Trip Generation Rates, a residential development on the
Dorner property will nat adversely affect the adjacent roadways. The generated trips per
day do not adversely affect the LOS Standards for US Highway One, Tequesta Drive and Old
Dixie Highway.
This analysis allows for two access points for the project site, adding a second access point
on Tequesta Drive does not seem necessary due to the fact that the traffic
ingression/egression along Tequesta Drive can only travel west.
The General Commercial Development generates more traffic than the residential and has
an effect on the levels of service for Tequesta Drive. A General Commercial Development
would have a greater impact on the area than a residential development. A proposal from
the applicant for a commercial development may nat meet the LOS Standards because this
analysis does not represent the development presently under construction in this area,
which will affect the traffic counts in the near future.
The Village Council must approve any future development in the Mixed-Use District. Any
large-scale commercial development would need a special exception from the Village
Council. These facts should be taken into consideration while reading this report..
In conclusion, the most intense use of this site, whether residential or commercial, the
impact would nat adversely affect the surrounding area.
The recommendations based. on this analysis for the Village Council to consider are an
extension of the median dividing Tequesta Drive east of Old Dixie Highway and providing
the condition that the property, over which ingress/egress rights are to be granted, must be
sold to the McCarthy's Restaurant & Pub for additional parking.
The extension of the median is a public safety concern since many people make illegal
crossings/u-turns through the east end of the median. Extending the median will offer
protection from traffic build-up and take away the temptation, for those entering/exiting
195 Tequesta Drive and 209 Tequesta Drive, to cross over the area where the median
should extend.
The selling of the property to the McCarthy's Restaurant & Pub should be a condition of
approval. This will allow for the conditions made for the road-cut approval of 195 Tequesta
Drive, presented at the January 14,1999 Village Council Meeting, to be met by the
McCarthy's Restaurant & Pub. The property owner (Dorner Trust) will not sell the property
until ingress/egress rights are granted, so the condition should be made that the property
should be sold for these rights to be granted.
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- DORNER TRUST PROPERN
- DRIVEWAY CUT -ADDITIONAL PARKING
FOR McCARTHYS RESTAURANT
FIGURE 1
LOCATION MAP
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* ASSUME EASTERN TRAFFIC U-TURNS
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ONE
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FIGURE 2
RESIDENTIAL USE DISTRIBUTION
DAILY
GENERATED TRIPS
* ASSUME EASTERN TRAFFIC U-TURNS
FIGURE 3
RESIDENTIAL
DAILY TRIP GENERATION DISTRIBUTION
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ASSUME EASTERN TRAFFIC U-TURNS
FIGURE 4
GENERAL COMMERCIAL DISTRIBUTION
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* ASSUME EASTERN TRAFFIC U-TURNS
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FIGURE 5
GENERAL. COMMERCIAL
DAILY TRIP GENRATION DISTRIBUTION
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