Appendix L-1: Traffic Impact Analysis MOU

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1 Appendix L-1: Traffic Impact Analysis MOU

2 TRAFFIC STUDY - MEMORANDUM OF UNDERSTANDING (MOU) This MOU acknowledges that the traffic study for the following project will be prepared in accordance with the latest version of LADOT s Traffic Study Policies and Procedures: Project Name: Martin Expo Town Center Project Address: W. Olympic Boulevard, Los Angeles, CA Project Description: See Attachment A and Figure 1. Geographic Distribution: N _17 _ % S _25_ % E _ 37_ % W _21 % See Attached Figure 2. Attach graphic illustrating project trip distribution percentages at the studied intersections Trip Generation Rate(s): ITE 9th Edition / Other See Attached Table 1. Attach trip generation table with a description of the proposed land uses, ITE rates, estimated morning and afternoon peak hour volumes (ins/outs/totals), proposed trip credits, etc. in out total AM Trips PM Trips Project Buildout Year: 2018 Ambient or CMP Growth Rate: 1 % Per Yr. Related Projects: (to be researched by the consultant and approved by LADOT) See Attached Table 2 and Figure 3. Study Intersections (Subject to LADOT revision after initial impact analysis) 1. See Attached Table 3 and Figure Trip Credits: (Exact amount of credit subject to approval by LADOT) Transit Usage Transportation Demand Management Existing Active Land Use Previous Land Use Internal Trip Pass-By Trip Yes X X X X X No X Consultant Developer Name: Tom Gaul (Fehr & Peers) Philena Properties, L.P. Address: 201 Santa Monica Blvd, Santa Monica, CA W. Olympic Blvd, Los Angeles, CA Phone No.: (310) (310) Approved by: Consultant's Representative Date LADOT Representative Date LA\

3 Attachment A Project Description Existing Uses The Site contains the Martin Cadillac dealership, which consists of surface parking, a service building with rooftop parking, and a dealership/office building. The buildings total approximately 99,399 square feet (sf) and provide 611 parking spaces. The buildings are approximately 38 years old. The Site's assessor parcel number (APN), zoning, census tract, land use, and acreage is listed in Table I-1, Project Site Information. Table I-1 Project Site Information Address APN Zoning Census Tract Land Use Designation Size West Olympic M Light Manufacturing 4.76 acres APN = assessor parcel numbers Source: Table by CAJA Environmental Services, October The Site is approximately 207,162 sf or approximately 4.76 acres, and is zoned M2-1, where M2 refers to Light Industrial Zone and the 1 refers to Height District 1. For a Height District of 1 in an M zone, the floor-area-ratio (FAR) is limited to 1.5:1. The Site is in the West Los Angeles Community Plan and West Los Angeles Transportation Improvement and Mitigation Specific Plan and has a General Plan Land Use Designation of Light Manufacturing. The breakdown of existing uses is listed in Table I-2. Table I-2 Existing Uses Use Size (sf) Showroom/New Car Delivery 17,659 Parts Department 7,803 Service Department 61,980 Service Reception 6,194 General Office 4,628 Customer Convenience 1,135 Total Building 99,399 Table by CAJA Environmental Services, October Proposed Project The Project would include a Land Use Equivalency Program (LUEP) to allow development flexibility of the Project s land uses and floor areas so that the Project could, if necessary, respond to the changing needs of the Southern California economy. The LUEP would define a framework

4 within which a mix of land uses could be modified within the development envelope defined by the approved entitlements without resulting in any new significant impacts. Therefore, the Site Plan represents a concept plan, but the timing and nature of actual development would respond to market conditions and be subject to the allowances and limitations set forth by the LUEP. The Project is seeking flexible land use entitlements (based on equivalent environmental impacts) with a base plan of 516 dwelling units (540,200 gross sf), 67,000 sf of retail floor area, and 200,000 sf of creative office floor area. The total floor area would be 807,200 sf. The Project Site is 4.76 acres (207,162 square feet). The floor-area-ratio (FAR) would be 3.90:1. The 516 dwelling units would include 78 studio units, bedroom units, bedroom units, and 25 3-bedroom units. All existing uses would be removed.

5 Source: The Simmons Group Inc N Not to Scale Note: The Project will include a Land Use Equivalency Program (LUEP) to allow development flexibility of the Project's land uses and floor areas so that the Project could, if necessary, respond to the changing needs of the Southern California economy. The LUEP will define a framework within which the proposed mix of land uses could be modified within the development envelope defined by the approved entitlements without resulting in any new significant impacts. Therefore, the Site Plan depicted herein represents a "base plan," but the timing and nature of actual development would respond to market conditions and be subject to the allowances and limitations set forth by the LUEP. \\FpLA1\Data\Jobs\Active\2500s\ Martin Cadillac\Graphics\GIS\MXD SITE PLAN FIGURE 1

6 2

7 TABLE 1 MARTIN EXPO TOWN CENTER TRIP GENERATION Land Use ITE Land Use Code Trip Generation Rates [a] Estimated Trip Generation Size Daily AM Peak Hour PM Peak Hour [b] Trip Rate Daily AM Peak Hour Trips PM Peak Hour Trips Rate Rate % In % Out Rate % In % Out Unit Trips In Out Total In Out Total PROPOSED PROJECT Office ksf % 12% % 83% per ksf 2, Internal capture [c] 10% 5% 15% (221) (14) (2) (16) (8) (39) (47) Creative office flex hours [d] 0% 15% 15% 0 (39) (5) (44) (7) (32) (39) Transit credit [e] 15% 15% 15% (298) (33) (5) (38) (6) (28) (34) Net External Office 1, Residential [f] du % 80% % 35% per du 3, Internal capture [c] 10% 5% 15% (343) (3) (10) (13) (28) (15) (43) Transit credit [e] 15% 15% 15% (463) (8) (30) (38) (23) (13) (36) Net External Residential 2, Retail General Retail ksf [Eq] [Eq] 62% 38% % 52% per ksf Internal capture [c] 15% 15% 15% (126) (2) (1) (3) (3) (3) (6) Transit credit [e] 15% 15% 15% (107) (2) (1) (3) (2) (3) (5) Pass-by from net trips [g] 50% 50% 50% (303) (5) (3) (8) (7) (8) (15) Net External General Retail Grocery Store ksf % 38% % 49% per ksf 4, Internal capture [c] 15% 15% 15% (690) (14) (9) (23) (36) (34) (70) Transit credit [e] 15% 15% 15% (587) (12) (8) (20) (30) (29) (59) Pass-by from net trips [g] 40% 40% 40% (1,330) (27) (17) (44) (68) (66) (134) Net External Grocery Store 1, Quality Restaurant ksf % 18% % 33% per ksf Internal capture [c] 15% 15% 15% (54) (3) (2) (5) Transit credit [e] 15% 15% 15% (46) (3) (1) (4) Pass-by from net trips [g] 10% 10% 10% (26) (1) (1) (2) Net External Quality Restaurant High-Turnover Sit-Down Restaurant ksf % 38% % 49% per ksf Internal capture [c] 15% 15% 15% (76) (4) (3) (7) (4) (4) (8) Transit credit [e] 15% 15% 15% (65) (4) (2) (6) (4) (3) (7) Pass-by from net trips [g] 20% 20% 20% (74) (4) (3) (7) (4) (3) (7) Net External High-Turnover Rest Fast Food Restaurant ksf % 40% % 49% per ksf 7, Internal capture [c] 15% 15% 15% (1,074) (40) (26) (66) (31) (29) (60) Transit credit [e] 15% 15% 15% (913) (34) (22) (56) (26) (25) (51) Pass-by from net trips [g] 50% 50% 50% (2,587) (95) (64) (159) (74) (71) (145) Net External Fast Food 2, Subtotal Retail 67.0 ksf 5, Project Total 9, EXISTING USE CREDIT Automobile Dealer ksf Vehicles Entering/Exiting Site [h] (1,213) (44) (48) (92) (61) (76) (137) Showroom Employees Parking Off-Site [i] (15) (2) 0 (2) 0 (4) (4) Service Employees Parking Off-Site [j] (87) (40) 0 (40) 0 (39) (39) Total Existing Use Credit (1,315) (86) (48) (134) (61) (119) (180) NET INCREMENTAL TRIPS 8, Notes: [a] Source: Institute of Transportation Engineers (ITE), Trip Generation, 9th Edition, 2012, unless otherwise noted. [b] PM peak hour trip rates derived from West Los Angeles Transportation Improvement & Mitigation Specific Plan (West LA TIMP, 1997) [c] Internal capture represents the percentage of trips between land uses that occur within the site. This percentage is informed by the Multi-Use Trip Generation Calculation methodology described in Chapter 7 of the ITE Trip Generation Handbook, 2nd Edition, Internalization percentages are derived from NCHRP Project 8-51 as described in "Improved Estimation for Internal Trip Capture for Mixeduse Developments," ITE Journal, August [d] The reduction in trip generation attributable to flex hours accounts for the off-peak arrival and departure patterns of creative office employees; the percentage was supplied by LADOT. [e] The transit credit is based on LADOT's Traffic Study Policies and Procedures, May The guidelines state that a 15% transit credit may be taken for projects within 1/4 mile of a transit station. [f] For flexibility, the trip generation analysis uses the most conservative (higher) rates for apartments versus condominiums. [g] The pass-by credit is based on Attachment I of LADOT's Traffic Study Policies and Procedures, June [h] Counts conducted at existing Martin Cadillac driveways on Wednesday, May 9th, [i] Credit derived from analyzing data in the MAG Showroom Employee Transportation Poll, November 11th, This credit only covers off-site parking because on-site parking is covered by the credit [j] Credit derived from analyzing data in the MAG Service Employee Transportation Poll, November 11th, This credit only covers off-site parking because on-site parking is covered by the credit derived from driveway counts. There are 116 service employees, of which 90 (78%) commute by automobile. On a typical day, 87 (97%) of these employees park off-site, of which 40 travel during the AM peak hour and 39 travel during the PM peak hour.

8 TABLE 2 RELATED PROJECTS No. Project Location Land Use Size W Pico Blvd Retail ksf West Wilshire Blvd Mixed Use 49 ksf Mixed Use 15 ksf West Wilshire Blvd Hotel 134 rooms 1, Condominiums 10 units Other (to be removed) ksf Gas Station (to be removed) -8 fuel positions -1, Retail Other West Wilshire Blvd Apartments 108 units Retail 13 ksf Mixed Use (to be removed) ksf Westgate Ave YMCA Recreation Center 65 ksf 1, Santa Monica Blvd Other (Supermarket - Vons) ksf 1, Santa Monica Blvd [1] Mixed Use (Retail) 9.2 ksf Mixed Use (Office) Wilshire Blvd Apartments units ksf Retail ksf Wilshire Blvd Condominium units Retail ksf Restaurant ksf Santa Monica Blvd Apartments units Retail ksf Colorado Avenue (Village Trailer Park) [6] Apartments 1, Colorado Avenue (Roberts Center) [7] 1, Colorado Avenue (Lionsgate) [5] Post Production 170 ksf 1, Retail 9 ksf Nebraska Ave (Paseo Nebraska) Residential units 2, Retail ksf 2, Stewart St (SMC AET Campus) School ksf th St (Bergamot Transit Village) [4] Creative Office ksf 3, Residential 498 units 1, Restaurant 15.5 ksf 1, Retail ksf Olympic Blvd (New Roads) [8] School ksf 1, West Olympic Blvd [3] Hudson Pacific Adaptive Reuse Office ksf Armacost Ave [2] School Expansion 175 students High Place Condominium 45 units Kansas Ave Edison School ksf Pico Blvd Apartments units 1, Retail ksf West Pico Blvd Condominimums units Other (to be removed) ksf South Pontius Ave Office ksf West Pico Blvd [9] Apartments units (Casden Expo Sepulveda Station Mixed-Use Development) Retail ksf 3115 South Sepulveda Blvd Mixed Use (Specialty Retail) 28 ksf Mixed Use (Condominiums) West National Blvd Supermarket ksf units Supermarket ksf West Santa Monica Blvd Condominiums units Retail Other ksf ksf Daily Trip Generation AM Total -1, Total 3, PM

9 TABLE 2 RELATED PROJECTS No. Project Location Land Use Size Daily Trip Generation AM West Olympic Blvd School students 1, West Olympic Blvd Apartments units Specialty Retail ksf Cloverfield Blvd Condominiums units Retail ksf Santa Monica Blvd Apartments units Auto Dealership ksf Franklin St Condominiums units Warehouse ksf Retail ksf Cloverfield Blvd Apartments units Retail ksf Wilshire Blvd Apartments units Retail ksf Santa Monica Blvd Auto Dealership ksf 1, Colorado Ave Apartments units Retail ksf Colorado Ave Residential units Retail ksf S Sawtelle Blvd Mixed Use units Network Related Projects A I-405 Sepulveda Pass Improvements Project B Wilshire Bus Rapid Transit Project C Exposition Transit Corridor, Phase 2 Total PM Total Notes: = dwelling units thousand square feet 1. The project has currently been completed but remains mostly vacant. Thus, it is accounted for as a related project. 2. The LADOT related projects list states that New West Charter School is expecting to expand by 875 students. The revised figure in the table is informed by a conversation with the school's director, Dr. Sharon Weir. As the school's conditional use permit obtained in February was only for 750 students, of which 575 are already enrolled, only the difference in enrollment, 175 students, is inculded as a related project. 3. Although the LADOT Case Logging and Tracking System lists two projects for West Olympic Boulevard, the Hudson Pacific Adaptive Reuse Office is the most current proposal for the site. 4. Trip generation for th St comes from the Bergamot Transit Village DEIR, Trip generation for 1834 Colorado Avenue comes from 2834 Colorado Avenue Creative Studio Project EIR 6. Trip generation for 2930 Colorado Avenue comes from Village Trailer Park Revised Final EIR, 2012, Appendix P Table 3 7. Trip generation for 2848 Colorado Avenue comes from Roberts Center DEIR, 2012, Trip generation for 3131 Olympic Boulevard comes from New Roads School EIR, Trip generation based on Hirsch/Green Trip Generation Memo (June 2013) for updated land use mix * LADOT traffic study guidelines require traffic studies to be prepared if a project adds 25 or more trips in the AM or PM peak hour or 500 or more daily trips to the system. Projects contributing fewer trips do not a require a traffic study because it is assumed that their trips are accounted for in annual cumulative traffic growth. Using this guideline, projects generating fewer than 25 trips in the AM or PM peak hour or projects generating fewer than 500 daily trips are not included as related projects because they will be accounted for in the annual growth factor. Projects omitted as a result of these criteria include: 2200 Virginia Avenue (Pico Branch Library), Virginia Avenue, Pico Boulevard 2802 Pico Boulevard, th Street, th Street, th St, th Street, th Street, th Street, th St, st Street, 1707 Cloverfield Blvd, 1802 Santa Monica Blvd, 1131 Arizona Avenue, Virginia Park Expansion (Pico & Cloverfield), 1502 Broadway, 2602 Broadway, and 1800 Stewart Street (Agensys). Although it does not add more than 25 trips in the AM or PM peak hours or 500 total trips daily, West Santa Monica has been included since its daily trip removals are greater than 500. ** Palms Boulevard has been omitted because student enrollment is just short of capacity. Maximum enrollment is expected to be accounted for in the projected increase.

10 th St San Vicente Blvd Montana Ave 26th St! 9 20th St! 32! 36! 37 Yale St Olympic Blvd Pico Blvd 10th St! 38 Sunset Blvd Franklin St! 8! 35 Cloverfield Blvd 18th St Bay St 11th St Crescenda St Dorothy St Wilshire Blvd Broadway Pearl St! 10 11! 12! 13! 16 Oak St S Barrington Ave! 4 Wellesley Ave! 33! 20! 31! 21! 34 21st St Hill St Farlin St B! th St! 2 Texas Ave S Sepulveda Blvd Bonsall Ave! 5 S Bundy Dr Federal Ave! 18! 17! 28! 6! 19 34th St 31st St Ocean Park Blvd! 23! 22 Ohio Ave Barry Ave Stoner Ave Iowa Ave! 29 Gayley Ave Butler Ave W Pico Blvd! 3 Westwood Blvd Veteran Ave S Bentley Ave 10 Armacost Ave! 30 28th StMoore St Ashland Ave Midvale Ave Dowlen Dr C A Warren Ave Airport Ave Stewart Ave Ashton Ave 405 Hilgard Ave! 24! 1! 25 Santa Monica Fwy S Barrington Ave Westholme Ave Colby Ave Manning Ave! 7 W Olympic Blvd Santa Monica Blvd Exposition Blvd Sawtelle Blvd Colbert St S Beverly Glen Blvd Warner Ave! 26 Prosser Ave Military Ave S Sepulveda Blvd! 27! Related Project Related Project Martin Cadillac Site 3rd St N Not to Scale Marine St Lake St \\fpla1\data\jobs\active\2500s\ Martin Cadillac\Graphics\GIS\MXD\MartinCad_RelatedProjs Grand View Blvd RELATED PROJECTS FIGURE 3

11 TABLE 3 MARTIN EXPO TOWN CENTER - STUDY LOCATIONS Intersections 1. Olympic Boulevard & 20 th Street 2. I-10 Westbound On-Ramp & 20 th Street 3. I-10 Eastbound Off-Ramp & 20 th Street 4. Olympic Boulevard & Cloverfield Boulevard 5. Olympic Boulevard & 26 th Street 6. Olympic Boulevard & Stewart Street 7. Santa Monica Boulevard & Centinela Avenue 8. Colorado Avenue/Idaho Avenue & Centinela Avenue 9. Nebraska Avenue & Centinela Avenue 10. Olympic Boulevard & Centinela Avenue (west) 11. Pico Boulevard & I-10 Eastbound Off-Ramp/34 th Street 12. Olympic Boulevard & Centinela Avenue (east) 13. Centinela Avenue & I-10 Westbound On/Off Ramps 14. Pico Boulevard & Centinela Avenue 15. Centinela Avenue & I-10 Eastbound On-Ramp 16. Wilshire Boulevard & Bundy Drive 17. Texas Avenue & Bundy Drive 18. Santa Monica Boulevard & Bundy Drive 19. Ohio Avenue & Bundy Drive 20. Idaho Avenue & Bundy Drive 21. Nebraska Avenue & Bundy Drive (north) 22. Nebraska Avenue & Bundy Drive (south) 23. Missouri Avenue & Bundy Drive 24. La Grange Avenue & Bundy Drive 25. Olympic Boulevard & Bundy Drive 26. Pico Boulevard & Bundy Drive 27. Bundy Drive & I-10 Westbound Off-Ramp 28. Bundy Drive & I-10 Eastbound On-Ramp 29. Pearl Street & Bundy Drive 30. Ocean Park Boulevard & Bundy Drive 31. National Boulevard & Bundy Drive 32. Wilshire Boulevard & Barrington Avenue 33. Santa Monica Boulevard & Barrington Avenue 34. Nebraska Avenue & Barrington Avenue 35. La Grange Avenue & Barrington Avenue 36. Mississippi Avenue & Barrington Avenue 37. Olympic Boulevard & Barrington Avenue 38. Pico Boulevard & Barrington Avenue 39. Gateway/Ocean Park Boulevard & Barrington Avenue 40. Olympic Boulevard & Colby Avenue 41. Olympic Boulevard & Purdue Avenue 42. Olympic Boulevard & Sawtelle Boulevard 43. Tennessee Avenue/I-405 Southbound Off Ramp & Sawtelle Boulevard

12 44. Pico Boulevard & Sawtelle Boulevard 45. Santa Monica Boulevard & Beloit Avenue/I-405 Southbound Ramps 46. Santa Monica Boulevard & Cotner Avenue/I-405 Northbound Ramps 47. Olympic Boulevard & Cotner Avenue 48. Santa Monica Boulevard & Sepulveda Boulevard 49. Olympic Boulevard & Sepulveda Boulevard 50. Pico Boulevard & Sepulveda Boulevard 51. Pico Boulevard & Gateway Boulevard 52. Olympic Boulevard & 17 th Street 53. Santa Monica Boulevard & 26 th Street 54. Colorado Avenue & 26 th Street 55. Wilshire Boulevard & Centinela Avenue 56. Palms Boulevard & Centinela Avenue Segments 1. Nebraska Avenue west of Centinela Avenue 2. Nebraska Avenue west of Bundy Drive 3. Iowa Avenue east of Bundy Drive 4. Nebraska Avenue east of Bundy Drive 5. Missouri Avenue east of Bundy Drive 6. La Grange Avenue east of Bundy Drive 7. Mississippi Avenue east of Bundy Drive

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