Do Standard Trip Generation Rates Overstate Impact of Commercial Uses?
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1 Do Standard Trip Generation Rates Overstate Impact of Commercial Uses? Presented by: Tindale-Oliver & Associates, Inc. Presentation Overview Introduction Trip Characteristics Database TOA Demand Adjustment Other Approaches Summary 1
2 Introduction Impact Fee Formula Impact Fee = Demand x Cost - Credit Introduction Demand Component Vehicle Miles of Travel is includes the following components: Trip Generation Rate (TGR) Trip Length (TL) Percent New Trips (PNT) 2
3 Introduction Main Question Do Standard Trip Generation Rates Overstate Impact of Commercial Uses? Measure local conditions Impact should be measured by vehicle miles of travel (VMT) Must include trip rate, trip length and percent new trips Ensures equity between land uses Introduction Key Concepts A trip to restaurant is not the same as a trip to work Local City Road 1 mile 1 mile County Road Work 3 miles Restaurant State Road 3
4 Introduction Key Concept Life Cycle of Development Developing Area Mature Area Long Distances Short Distances Residential Commercial Residential Commercial Fewer Trips More Trips Longer Distance Shorter Distance Equivalent Vehicle Miles of Travel Introduction Key Concept Study Mature Areas Residential Commercial Office 4
5 Introduction Vehicle Miles of Travel Example Fast Food Restaurant Land Use Trip Rate = Trip Length = 2.05 x Percent New Trips = 58% Daily VMT* = *VMT: Vehicle Miles of Travel Introduction Vehicle Miles of Travel (Fast Food Restaurant Example) Daily VMT per Land Use / 2 =
6 Introduction Vehicle Miles Traveled Polk County, FL Transportation Impact Fee (2009) Land Use Retail (100k sfgla) Bank w/drive-in High-Turnover Rest. Fast Food Rest. Unit 1,000 sf 1,000 sf 1,000 sf 1,000 sf Net VMT Introduction Transportation Impact Fee Cost Example Polk County Fast Food One 1,000 sf of Fast Food Restaurant consumes ~287 vehicle miles per day One Lane provides capacity for ~9,800 vehicles per day Total Credit ~$29,000 Fee ~ $65,710 1,000 sf of Fast Food Restaurant consumes ~$94,710 of roadway (330 x 287) A vehicle mile of capacity costs $330 (3,200,000/ 9,800) Cost of Capacity Consumed by 1000 Sq. Ft. of a Fast Food Restaurant One Lane Mile costs ~$3.2 M to construct 6
7 Introduction Transportation Impact Fee Polk County, FL Transportation Impact Fee (2009) Land Use Retail (100k sfgla) Bank w/drive-in High-Turnover Rest. Fast Food Rest. Unit 1,000 sf 1,000 sf 1,000 sf 1,000 sf Impact Fee $6,754 $14,377 $30,168 $65,096 Presentation Overview Introduction Trip Characteristics Database TOA Demand Adjustment Other Approaches Summary 7
8 Trip Characteristics Database Demand Variables Over 200 studies on 40 different residential and non-residential land uses since 1989 Fast Food Restaurant w/drive-thru Maps Retail Bank Rest. FF Trip Length (TL) = 2.15 Percent New Trips (PNT) = 58% Trip Generation Rate (TGR) = Trip Characteristics Database Data Collection Process Trip Generation Rate Manual and Machine Counts Trip Length Origin-Destination survey Percent New Trips O/D survey data 8
9 Trip Characteristics Database Data Collection Process Machine/Manual Counts Full hours of operation Vehicles entering and exiting site Count in 15 minute intervals Strategic location to observe all vehicles (main entrance) Machine/Manual count calibration Trip Characteristics Database Data Collection Process Origin-Destination Survey Form Origin Location Stops to Site Stops after leaving Site Final Destination Need to be able to plot trip on a map (Google Earth, Google Maps, Streets & Trips Software) 9
10 Trip Characteristics Database Correctly Classifying and Measuring Trips Trip Characteristics Database Data Reduction Process Trip Length Reduction Example: 10
11 Presentation Overview Introduction Trip Characteristics Database TOA Demand Adjustment Other Approaches Summary TOA Demand Adjustment Approaches TGR, TL and PNT adjustments Institute of Transportation Engineers (ITE) Handbook and Florida Studies Blending - (TGR) Retail/Commercial Land Use Analysis Trip generation rate Trip length Percent new trips City of Tampa Sub-areas (TL) City of Bozeman TL adjustment (local data) Trip exchange district, linked trips 11
12 TOA Demand Adjustment Approaches Trip Generation Rate Blending Process Fast Food Restaurant Land Use TGR Size (1,000 sf) Rate x Size TOA FL Studies: sf 22,560 ITE 8 th Edition: sf 31,248 Total: 103 sf 53,808 Weighted Average TGR: >> 53,808 / trips per sf TOA Demand Adjustment Approaches ITE 8 th Edition Shopping Center TGR 12
13 TOA Demand Adjustment Approaches TGR Regression Example Shopping Center Shopping Center TGR Comparison TOA Data Points TOA (Linear-Log) ITE 8th Edition TGR Size (1,000 sfgla) TOA Demand Adjustment Approaches TL Multi-State Regression Shopping Center Shopping Center - ITE LUC 820 Straight Line Regression Current TCS Database TOA Proposed Split Curves Linear (Current TCS Database) Trip Length y = x Size (1,000 sf) 13
14 TOA Demand Adjustment Approaches PNT Regression Shopping Center Combined TOA & ITE Data - % New Trips 110% 90% 70% 50% Combined (Linear) Combined (Linear-Log) Combined (Log-Linear) Combined (Log-Log) 30% ,000 1,100 1,200 1,300 1,400 1,500 Size (ksf) TOA Demand Adjustment Approaches Trip Length Variation across Transportation Districts Single Family Trip Length Factor UN = BB Downs Blvd WS = CET = Hillsborough Ave TIA Armenia Ave Busch Blvd MLK Blvd Florida Ave Nebraska Ave 40 th Street Columbus Dr Fowler Ave NCT = Kennedy Blvd Variation from Base = Highest = Mid-Range = Lowest Gandy Blvd Westshore Blvd Dale Mabry HWY MacDill AFB CBD = INB =
15 TOA Demand Adjustment Approaches Trip Length Variation across Transportation Districts Office Trip Length Factor UN = BB Downs Blvd WS = CET = Hillsborough Ave TIA Armenia Ave Busch Blvd MLK Blvd Florida Ave Nebraska Ave 40 th Street Columbus Dr Fowler Ave NCT = Kennedy Blvd Variation from Base = Highest = Mid-Range = Lowest Gandy Blvd Westshore Blvd Dale Mabry HWY MacDill AFB CBD = 1.24 INB = TOA Demand Adjustment Approaches Trip Length Variation across Transportation Districts Retail Trip Length Factor UN = BB Downs Blvd WS = CET = Hillsborough Ave TIA Armenia Ave Busch Blvd MLK Blvd Florida Ave Nebraska Ave 40 th Street Columbus Dr Fowler Ave NCT = Kennedy Blvd Variation from Base = Highest = Mid-Range = Lowest Gandy Blvd Westshore Blvd Dale Mabry HWY MacDill AFB CBD = INB =
16 TOA Demand Adjustment Approaches Use of TCS database in other jurisdictions City of Bozeman, MT Transportation Impact Fee Study, 2008 Bozeman TCS data (11 studies) TOA Florida TCS data (+200 studies) Land Use Residential Office/Institutional Retail Industrial TL Adj. Factor 55% 43% 62% 43% TOA Demand Adjustment Approaches Use of TCS database in other jurisdictions Sample land use adjustments Land Use FL Trip Length TL Adj. Factor Bozeman TL Hotel % 3.44 Hospital % 2.75 Retail (100k sfgla) % 1.57 Fast Food Rest % 1.27 Light Industrial %
17 TOA Demand Adjustment Approaches Downtown PNT Adjustments (Linked Trips) City of Bozeman TED* Retail ( K) = $5,182 Non-TED Retail ( K) = $9,331 TED Quality Restaurant = $6,009 Non-TED Quality Restaurant = $22,036 *Trip Exchange District << Lake County TCS Presentation Overview Introduction Trip Characteristics Database TOA Demand Adjustment Other Approaches Summary 17
18 Other Approaches VMT Adjustment Approach Actual VMT per unit of development Based on actual trip characteristics data Satisfies most recent and localized data requirement VMT Adjustment approach Aggregate VMT of system based on incomplete traffic counts VMT of existing developments listed in the property appraisers database Calibrate VMT per unit of development based on validation Other Approaches ITE and NHTS Data Approach National Data: ITE Institute of Transportation Engineers TGR and PNT NHTS National Household Travel Survey TL Local Data: Travel Demand Model develop trip length relationships within a county or city City of Tampa (six TIF benefit districts) TCS database Collection of trip characteristics studies TGR, TL and PNT data for individual land uses TOA blends local data with ITE, where applicable, to increase sample size (TGR, PNT) 18
19 Other Approaches ITE and NHTS Data ITE Institute of Transportation Engineers NHTS National Household Travel Survey Land Use Single Family Bank Restaurant Fast Food TGR ITE / NHTS Approach TL (1) PNT VMT (2) % % % % TCS Florida Studies Approach TGR TL PNT VMT (2) % % % % ) Source: NHTS trip length data 2) Gross VMT = TGR x TL x PNT / 2 Presentation Overview Introduction Trip Characteristics Database TOA Demand Adjustment Other Approaches Summary 19
20 Summary Do Standard Trip Generation Rates Overstate Impact of Commercial Uses? Maybe, Maybe Not Best to measure local conditions Impact should be measured by VMT (trip rate X trip length X percent new trips) Ensures equity between land uses Thank You National Impact Fee Roundtable Bob Wallace, P.E., AICP 1595 S. Semoran Blvd., Suite 1540 Winter Park, FL Ph bwallace@tindaleoliver.com 20
21 Trip Characteristics Database Retail Shopping Center TOA Studies Back Marion County (1 Study) Citrus County (2 Studies) Lake County (2 Studies) Hernando County (1 Study) Pasco County (2 Studies) Pinellas County (6 Studies) Hillsborough County (6 Studies) Sarasota County (5 Studies) Charlotte County (3 Studies) Collier County (2 Studies) Trip Characteristics Database Bank w/ Drive-In TOA Studies Marion County (5 Studies) Hernando County (1 Study) Pinellas County (3 Studies) Hillsborough County (2 Studies) Collier County (3 Studies) Back 21
22 Trip Characteristics Database High-Turnover Restaurant TOA Studies Hernando County (2 Studies) Pasco County (2 Studies) Pinellas County (2 Studies) Back Trip Characteristics Database Fast Food Restaurant w/ Drive-Thru TOA Studies Marion County (2 Studies) Lake County (3 Studies) Hernando County (2 Studies) Pasco County (3 Studies) Pinellas County (3 Studies) Hillsborough County (2 Studies) Collier County (2 Studies) Back 22
23 Introduction Vehicle Miles of Travel Example Single Family Residential Land Use Trip Rate = 7.81 Trip Length = 6.62 x Percent New Trips = 100% Daily VMT* = *VMT: Vehicle Miles of Travel Introduction Vehicle Miles of Travel (Single Family Residential Example) Daily VMT per Land Use / 2 =
24 Introduction Transportation Impact Cost Example Polk County SFR One Home consumes ~26 vehicle miles per day One Lane provides capacity for ~9,800 vehicles per day Total Credit ~$3,700 One Home consumes ~$8,600 of roadway (330 x 26) A vehicle mile of capacity costs $330 (3,200,000/ 9,800) One Lane Mile costs ~$3.2 M to construct Fee ~ $4,900 Capacity Consumed by One Home 24
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