HomeMy Public PortalAboutPavillion Staff Report Packet VB 06-07-21I IIt iiTiw••••lu in 1,1111
•1..1.•.1 1 1-1P•Ium1.1■ 1 111
VILLAGE OF
PLAINFIELD
REPORT SUMMARY
PAVILLION AGE -RESTRICTED, MIXED -USE DEVELOPMENT
(CASE NUMBER 1912-020921.SU/PP)
SUMMARY
John F. Argoudelis
PRESIDENT
Michelle Gibas
VILLAGE CLERK
TRUSTEES
Harry Benton
Kevin M. Calkins
Patricia T. Kalkanis
Cally J. Larson
Tom Ruane
Brian Wojowski
The petitioner is seeking approval of a special use for planned development and preliminary plat
approval to develop an mixed -use, age -restricted residential and commercial neighborhood,
including up to 215 single-family detached and duplex homes and approximately eight (8) acres
of commercial development, at the southwest corner of Illinois Route 59 and Renwick Road.
ISSUES
❖ The proposed project has been considered extensively by the Plan Commission and Village
Board, first for concept plan review and subsequently a formal Public Hearing before the
Plan Commission and two presentations before the Committee of the Whole.
❖ The applicant has revised the plan to incorporate recommendations from staff, the Plan
Commission and Board of Trustees. Some key revisions include:
o The project will be a "for sale" community with homes for sale, as opposed to leased by a
management company.
o The unit count was reduced from 227 homes to 215 homes and the proposed four -unit
townhome product was eliminated.
o Sidewalks are now provided on both sides of the streets and the driveway length has been
extended to 21 feet.
❖ The home types without basements are a good fit at this location, where groundwater
conditions may make homes with basements more challenging.
❖ The developer has agreed to pay $1,000 per dwelling unit toward regional stormwater
improvements and also provide a public utility and drainage easement to allow a relief storm
sewer to be constructed across the subject site between Vintage Harvest and Renwick Road.
❖ Residents of the proposed project would generate substantial spending potential for
businesses in the downtown area and along the Route 59 south corridor. The new residents
could also provide a catalyst for development of the commercial node at the southwest corner
of Route 59 and Renwick Road.
❖ The project would generate substantial property tax revenue for units of local government,
without increasing demands to the School District, due to the age -restricted nature of the
project.
❖ The applicant is seeking approval of the planned development at this time. The project would
then require future consideration of a final plat and site plan review by the Plan Commission
and Board of Trustees.
❖ Staff and the Plan Commission recommend approval.
RECOMMENDATION
Staff feels that the proposed development encourages a walkable neighborhood with high levels
of social interaction and physical activity facilitated by the open space amenities provided. In
advance of discussion by the Board of Trustees, staff and the Plan Commission recommend
approval. Should the Board of Trustees concur, the following motion is offered for your
consideration:
24401 W. Lockport Street Plainfield, IL 60544
Phone (815) 436-7093 Fax (815) 436-1950 Web wwwplainfield-il.org
I move we adopt the findings of fact of the Plan Commission as the findings of fact of the
Board of Trustees and, furthermore, move to direct the Village Attorney to prepare an
ordinance granting approval of a special use for planned development for the age -restricted,
mixed -use development of up to 215 dwelling units for the project known as Pavillion and
located at the southwest corner of Illinois Route 59 and Renwick Road, subject to the
following two (2) stipulations:
1. Compliance with the requirements of the Village Engineer; and
2. Compliance with the requirements of the Plainfield Fire Protection District.
Prepared by
oathan Proulx, Directo os Planning
June 3, 2021
11111 Illnf ••••lll -p u�� i,
•1•.1•••1 1 1 1Plpm1u1■ I 111
VILLAGE OF
PLAINFIELD
John F. Argoudelis
PRESIDENT
Michelle Gibas
VILLAGE CLERK
TRUSTEES
Harry Benton
Kevin M. Calkins
Patricia T. Kalkanis
Cally J. Larson
Tom Ruane
Brian Wojowski
TO: PRESIDENT ARGOUDELIS and BOARD OF TRUSTEES
FROM: JONATHAN PROULX, DIRECTOR OF PLANNIN
JESSICA GAL, AICP, ASSOCIATE PLANNER
MEETING DATE: JUNE 7, 2021
SUBJECT: REPORT TO THE BOARD OF TRUSTEES
PAVILLION
CASE NUMBER 1912-020921.SU.PP
REQUEST: Special Use for Planned Development, Preliminary Plat
LOCATION: Approximately 65 acres located at the SWC West Renwick Road
and South Illinois Route 59
APPLICANT: AlphaLandmark LLC. / Gene Kripak
ZONING: R-1 Planned Unit Development
COMP. PLAN: Medium Density Residential (2.1- 3.0 du/ac)
BACKGROUND
The applicant is requesting approval of a preliminary plat of subdivision and a special use permit
to entitle a proposed mixed -use, age -restricted residential (55+) and commercial development at
the southwest corner of Route 59 and Renwick Road. The proposed development incorporates a
mix of single-family homes and duplex homes adjacent to future commercial development along
Route 59.
The applicant first presented a concept plan of the development to the Plan Commission and
Board of Trustees in late 2020. The applicant revised the plans based on recommendations from
the concept plan review and submitted for formal approval of a special use for planned
development and preliminary plat. A public hearing was held by the Plan Commission on March
2, 2021. The Plan Commission supported the development and forwarded a recommendation of
approval.
The proposed age -restricted development was presented for discussion and input at two
Committee of the Whole meetings held on March 8, 2021 and April 12, 2021. Additional
information was provided for review including the development's market success, a preliminary
24401 W. Lockport Street Plainfield, IL 60544
Phone (815) 436-7093 Fax (815) 436-1950 Web wwwplainfield-il.org
REPORT TO THE BOARD OF TRUSTEES Page #2 of 8
1912-020921.SU.PP 6/2/2021
PAVILLION
traffic assessment, and preliminary stormwater analysis. Based on input received from the Board
of Trustees and staff, the applicant is seeking approval of an age -restricted, "for sale" retirement
community that consists of 215 dwelling units on approximately 52 acres of land. If the Village
Board approves the requested special use for planned development, the project would also
require future approval of a final plat and site plan review for the commercial development.
Existing Conditions/Site Context
The subject +/- 65 -acre site is already incorporated into the Village of Plainfield boundary. It is
currently zoned R-1 and B-3 with 10+ acres of land along Illinois Route 59 zoned for
commercial development. The future land use designation in the Comprehensive Plan is
"Medium -Density Residential" (2.1 to 3.0 du/acre) and "General Commercial" for the portion of
the size currently zoned B-3.
The parcel is primarily undeveloped farmland, with the exception of a farmstead and
outbuildings in the northeast corner of the site (at the southwest corner of Route 59 and Renwick
Road). This farmstead, known as the Hess -Brown house, is identified as contributing in the
Village's Rural Structures and Farmsteads Survey (2006). Plans for this building will involve
coordination with and input from the Village of Plainfield Historic Preservation Commission
during future site plan review.
The adjacent land -uses, zoning, and functional street classifications are identified below:
North: Spangler Farm (2.32 du/ac) / single-family detached residential (R-1)
General Commercial (B-3)
Renwick Road (Minor Arterial)
East: Illinois Route 59 (Major Arterial)
General Commercial (B-3)
South: Vintage Harvest (2.44 du/ac) / single-family detached residential (R-1)
Vintage Harvest Commercial Plaza (B-3)
West: ComEd High -Tension overhead power lines
Fort Beggs Trail
Single-family detached residential (unincorporated Will County)
ANALYSIS
Special Use for Planned Development
The applicant is proposing to develop the site with 215 units on 52 acres for a gross density of
4.13 du/ac. The applicant proposes single-family and duplex homes (noted as Areas A and B on
the preliminary plat). Intentional design choices are made in order to provide high -quality home
options and multiple single -story floor plans to vary the setback along the street as well as reduce
the overall impact of buildings on the street.
The planned development approach promotes innovative and creative land development that
achieves the community vision outlined in the comprehensive plan. Zoning relief is typically
requested, and the resulting flexibility is intended to encourage developments that are more
REPORT TO THE BOARD OF TRUSTEES Page #3 of 8
1912-020921.SU.PP 6/2/2021
PAVILLION
environmentally sensitive, economically viable, and aesthetically pleasing than might be possible
if the standards of the underlying zoning district were strictly enforced. The subject property
retains its current R-1 and B-3 zoning districts and is being developed pursuant to a mixed -use
planned development.
As part of the Planned Development, the development standards for the development will be
incorporated into a Statement of Intent and Agreement (SIA) that accompanies the special use
approval in order to establish the character and expectations for the Pavillion mixed -use
development. The residential and commercial portions of the development will be completed in
two separate phases with the commercial portion requiring future site plan review and approval,
at which point the design of proposed commercial buildings will be further explored.
Development Standards
The development standards match many of the Village's design guidelines for planned
developments with respect to the quality and variations of building materials, neighborhood
design, streetscape, and landscaping. These standards represent the development's purpose of
providing desirable housing options for aging residents in the Village with an emphasis on
aesthetics, design, amenities, and walkability.
1. Architecture
The proposed elevations for the range of home types incorporate outstanding architecture
that fulfils the spirit and intent of the Village's residential design guidelines for planned
developments. The homes incorporate natural materials, variation of facade plane depth
and roofline elevation, and significant articulation on each elevation. Secondary
elevations (sides and rears), also receive architectural treatment consistent with the front
elevations in terms of materials and design detail. Staff finds the architectural styles to be
harmonious among the different detached ("solo") and duplex ("duet") home types. Staff
also believes the proposed architecture is comparable and compatible in quality to the
established single-family detached neighborhoods to the north (Spangler Farm) and south
(Vintage Harvest). As mentioned previously, the SIA will further codify the design
expectations for both the single family and duplex homes proposed.
2. Open Space and Land Plan
Through the cluster design of the neighborhoods, the development prioritizes open space
with neighborhood amenities and incorporates a terminal vista at the end of Pavillion to
incorporate some of the Village's design objectives. The development incorporates 3.7
acres of an amenity park and clubhouse that overlook a 3.7 -acre pond, incorporated for its
detention purposes but also as an amenity for residents. The proposed pond adjacent to
the clubhouse and amenity park helps create a pleasing landscape for residents to enjoy,
provides a recreational opportunity, and also creates a valuable buffer between the
development and existing single-family homes adjacent to the development.
The central amenity park includes an internal trail system with active and passive
recreation space. The open space amenities are accessible to all residents within the
community, including the existing residential subdivisions located adjacent to the site
through pedestrian pathway connections. The addition of Cadence Lane at the northwest
corner of the site facilities a future connection to the Fort Beggs Trail from the west,
REPORT TO THE BOARD OF TRUS I'LES Page #4 of 8
1912-020921.SU.PP 6/2/2021
PAVILLION
which allows residents the opportunity to utilize the existing trails system to access the
historic downtown and riverfront property. The project also proposes a pedestrian
connection to the Vintage Harvest subdivision via the open space trail system, with no
vehicular connection proposed.
3. Street Hierarchy
All of the streets proposed within the Pavillion mixed -use development shall be dedicated
as public streets, excluding driveways and access drives. The planned development
proposes three points of ingress/egress — two along Renwick Road and one from Illinois
Route 59. All entryways would include a landscaped boulevard. Proposed roadways line
up with an existing street on the north side of Renwick Road (Weather Vane Way) and on
the east side of Route 59 as well as the entrance to the existing commercial area north of
Renwick Road. As noted previously, the extension of Burgundy Drive from Vintage
Harvest is not proposed.
The preliminary plat identifies the street hierarchy from the local street, or internal lanes,
that circulate each neighborhood to the main street, or collector streets, that bisect the
entire development and carry both residential and commercial traffic. The main entry
boulevards are also defined and incorporate a 70 -foot right-of-way due to the
incorporation of a landscaped boulevard. Staff finds that the design of the street network
discourages traffic through the neighborhoods and the narrower street creates a sense of
place and a pedestrian friendly neighborhood setting. When permitted, on -street parking
will be restricted to one side only within the neighborhoods, not to allow overnight
parking. The table below outlines the proposed street network:
Subdivision Code
Proposed
Per Code
Local Street Right -of-
Way (ROW)
Neighborhood: 38 feet
Main Street: 60 feet
66 feet
Pavement Width
Neighborhood: 22 feet
Main Street: 28 feet
28 feet
Sidewalks
Neighborhood: 4 -foot sidewalk on both sides
Main Street: 5 -foot sidewalk on both sides
5 foot on
both sides
In terms of the parking needs for the development, The Zoning Ordinance requires 2
parking spaces per dwelling unit for single-family homes (detached or attached). All
single-family detached and attached homes within the development incorporate a 2 -car
attached garage with driveway. Following input received by the Plan Commission and
staff, the applicant has increased the length of the driveways to 21 feet which allows for
medium and large passenger vehicles to be parked on the driveway without encroaching
onto the sidewalk. The total number of parking spaces proposed per dwelling unit is 4,
which exceeds the amount required by code.
Future Commercial
The remainder of the site, adjacent to Illinois Route 59 is planned for future commercial
development. At the northeast corner of the property, there is an opportunity for a multi -tenant
REPORT TO THE BOARD OF TRUSTEES Page #5 of 8
1912-020921.SU.PP 6/2/2021
PAVILLION
commercial development to serve the residential users that are within walking distance.
Separately, the southeast corner of the commercial node is identified for a future senior living
facility that provides memory care, assisted living, independent living, or combination thereof.
The proposed senior living campus is accessible to shopping, dining as well as the park space for
visiting grandchildren to enjoy.
Should the senior campus be found as being not viable, the applicant is requesting the
opportunity to incorporate a multi -family housing opportunity. The underlying B-3 zoning would
also allow for additional commercial development. Should the southeast corner be developed as
anything except the senior campus, staff recommends requiring cross -access between the subject
development and the Vintage Harvest commercial plaza to the south as best planning practice.
This condition would be incorporated into the Statement of Intent associated with the special use
permit approval.
Finally, detailed planning for the commercial area at the southwest corner of Route 59 and
Renwick Road will need to address the historic/contributing Hess -Brown farmstead. Plans for
demolition, relocation, adaptive re -use, etc., will involve recommendations from and
coordination with the Village of Plainfield Historic Preservation Commission in parallel with
future site plan review from the Plan Commission.
In order for the Village Board to approve the planned development, the applicant must the
following findings of fact. Separately, there are additional findings that must be demonstrated in
order to recommend approval of a mixed -use planned development. Staff and the Plan
Commission have made the following findings of fact as follows:
a. The planned development fulfills the objectives of the comprehensive plan and the land use
policies of the Village and presents an innovative and creative approach to the development
of land and living environments;
Staff and the Plan Commission find that the development fulfills the objectives of the
Comprehensive Plan and the land use policies of the Village. The proposed development
incorporates many elements of the Village's guidelines for planned development and pays
considerable attention to the relationship between buildings, street, and open space that
creates a good neighborhood. Attention is required to assure that the design of the stormwater
management system incorporates offsite flows and avoids negative impacts to these adjacent
properties.
b. The proposed land uses fulfill, or can reasonably be expected to fulfill, a need or demand for
such uses within the Village;
The subject property is presently zoned for residential and commercial uses. A professional
opinion related to the development's market success completed by Tracy Cross &
Associates, Inc. finds that there is a strong demand for an age -restricted development such as
the Pavillion as well as for the product types that are proposed. Therefore, Staff finds that the
proposed age -restricted development fulfills a need for senior housing and provides an
opportunity for existing residents in the Village to remain in the community ("age in place").
REPORT TO THE BOARD OF TRUSTEES Page #6 of 8
1912-020921.SU.PP 6/2/2021
PAVILLION
c. The physical design of the planned development efficiently utilizes the land, adequately
provides for transportation and public facilities, and preserves natural features of the site,
and that the property is suitable for the proposed purposes and land uses;
Staff believes that the proposed development incorporates an outstanding land plan and
considers pedestrian movement and connectivity at the forefront of its design. The proposed
internal pedestrian system plans for ways to connect to the adjacent neighborhoods, existing
trail systems and also allows for connection to future commercial areas, in addition to the
dedication of a bicycle path along the south side of Renwick Road. The proposed
development is an infill opportunity that is a good fit to the surrounding area and will
generate new activity in the south part of the Village. Meanwhile the applicant's stormwater
plan will respond to the existing site conditions in order to ensure that there is not detriment
to any adjacent landowners.
d. Any exceptions to bulk and density regulations of the underlying zoning shall be solely for
the purpose of promoting an efficient and coordinated site plan, no less beneficial to the
residents or occupants of such development, as well as the neighboring property, than would
be obtained under the bulk and density regulations of this ordinance for buildings developed
on separate zoning lots;
In terms of the bulk and density being requested, it is important to note that the proposed
development does not incorporate traditional residential lots, but the preliminary plat does
identify the building envelopes for each of the building types. The proposed building
separations prioritize open space between the homes in order to create an intimate
neighborhood setting. Staff feels that the combination of one-story housing products and
substantial open space and landscaping goes far in reducing the overall bulk and density.
e. The planned development meets the requirements and standards of the planned development
regulations;
The planned development meets the requirements and standards of the planned development
regulations.
f Open spaces and recreational facilities are provided;
Open spaces and recreational facilities are provided. As mentioned previously, the
development provides a park space located centrally that includes an internal trail system,
playground, pavilion, gardens, and orchard. Open spaces create a natural buffer area between
the development and Vintage Harvest to the south, but also provide additional recreational
opportunities for existing residents in close proximity to the site.
g.
The planned development is compatible with the adjacent properties and the neighborhood,
and along the periphery of the planned development, yards or setbacks shall be provided that
meet or exceed the regulations of the district in which the planned development is located.
Staff believes that the applicant's land plan pays special attention to the adjacent properties
by creating a gradual and well -planned transition from the single-family homes closest to the
Memorandum
To: Mr. Gene Kripak – Landmark Asset Partners
From: Daniel P. Brinkman, P.E., PTOE
Date: March 24, 2021
Subject: Proposed Pavillion Residential Development
SWC Renwick Road at IL Rte 59
Plainfield, Illinois.
Per your request, Gewalt Hamilton Associates, Inc. (GHA) has prepared the following brief review of the anticipated
traffic generations for the residential component of the proposed Pavillion development. As discussed, and similar
to the Briargate development GHA assisted with in Lindenhurst, Illinois. Pavillion, as an age restricted (55+)
development will be expected to have a different trip generation rate and pattern than traditional (non age restricted)
residential units. We offer the following brief comments:
Per the March 25, 2021 Illustrative Master Plan prepared by Landmark Asset Partners, the Pavillion
development will consist of 94 single family homes and 124 duet or duplex style homes that are age restricted
(55+) and a clubhouse on approximately 52-acres. Additionally, the plan will include 8-acres of commercial
development and 5-acres for a Senior Campus.
The following table compares the anticipated Peak Hour and Daily traffic volumes for two different land uses:
Single Family Homes and Senior Adult Housing, based on average rate information published by the Institute of
Transportation Engineers (ITE). Note that ITE does not provide separate calculations for duplex units for either
land use and considers duplex units the same as a detached single family or Senior Adult dwelling unit for trip
generation purposes.
Use ITE Morning Peak Hour Evening Peak Hour Daily
Traditional
Residential
Land Use
Code In Out Sum In Out Sum 24-Hour
94 SF homes # 210 18 54 72 60 35 95 982
124 duplexes # 210 23 70 93 79 46 125 1,257
Subtotal 41 124 165 139 81 220 2,239
94 SF homes # 251 12 27 39 28 18 46 533
124 duplexes # 251 16 32 48 35 22 57 680
Subtotal 28 59 87 63 40 103 1,213
Difference -13 -65 -78 -76 -41 -117 -1,026
Pavillion Development
SWC Renwick Road at IL Rte 59
Plainfield, IL
Gewalt Hamilton Associates, Inc. – Page 2
As can be seen, the age restricted development is expected to generate 78 fewer Morning Peak Hour Trips,
117 fewer Evening Peak Hour Trips, and 1,026 fewer trips on a Daily basis than a traditional residential
development of the same size.
On an average daily basis, a traditional single family home is expected to generate 9.44 trips per dwelling unit.
An age restricted or Senior Adult dwelling unit, by comparison is expected to generate only 4.27 trips per day,
nearly half the traffic by comparison.
Lastly, access points for the proposed residential component are aligned with existing access points on the
north side of Renwick Road. This will allow the Pavillion development to make minor modifications to the
existing pained median to provide left turn lanes into the development.
A detailed Traffic Impact Study will be completed at a future date to determine if any additional improvements or
mitigation of the traffic generated by the development are necessary.
I hope that you find these comments helpful. Should you have any questions, please do not hesitate to contact me
directly at 847-821-6222.
4523.920 Landmark Pavillion Plainfield Trip Memo.doc
Vehicle Trip Ends vs: Dwelling Units
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 7 and 9 a.m.
Setting/Location: General Urban/Suburban
Number of Studies: 173
Avg. Num. of Dwelling Units: 219
Directional Distribution: 25% entering, 75% exiting
Vehicle Trip Generation per Dwelling Unit
Average Rate Range of Rates Standard Deviation
0.74 0.33 - 2.27 0.27
Data Plot and Equation
X = Number of Dwelling Units
Trip Gen Manual,10th Ed + Supplement Institute of Transportation Engineers
T
=
T
r
i
p
E
n
d
s
Study Site Average RateFitted Curve
Fitted Curve Equation: T = 0.71(X) + 4.80 R²= 0.89
0 500 1,000 1,500 2,000 2,500 3,000
0
500
1,000
1,500
2,000
9470
72
Vehicle Trip Ends vs: Dwelling Units
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.
Setting/Location: General Urban/Suburban
Number of Studies: 190
Avg. Num. of Dwelling Units: 242
Directional Distribution: 63% entering, 37% exiting
Vehicle Trip Generation per Dwelling Unit
Average Rate Range of Rates Standard Deviation
0.99 0.44 - 2.98 0.31
Data Plot and Equation
X = Number of Dwelling Units
Trip Gen Manual,10th Ed + Supplement Institute of Transportation Engineers
T
=
T
r
i
p
E
n
d
s
Study Site Average RateFitted Curve
Fitted Curve Equation: Ln(T) = 0.96 Ln(X) + 0.20 R²= 0.92
0 500 1,000 1,500 2,000 2,500 3,000
0
500
1,000
1,500
2,000
2,500
9493
96
Vehicle Trip Ends vs: Dwelling Units
On a: Weekday
Setting/Location: General Urban/Suburban
Number of Studies: 159
Avg. Num. of Dwelling Units: 264
Directional Distribution: 50% entering, 50% exiting
Vehicle Trip Generation per Dwelling Unit
Average Rate Range of Rates Standard Deviation
9.44 4.81 - 19.39 2.10
Data Plot and Equation
X = Number of Dwelling Units
Trip Gen Manual,10th Ed + Supplement Institute of Transportation Engineers
T
=
T
r
i
p
E
n
d
s
Study Site Average RateFitted Curve
Fitted Curve Equation: Ln(T) = 0.92 Ln(X) + 2.71 R²= 0.95
0 500 1,000 1,500 2,000 2,500 3,000
0
5,000
10,000
15,000
20,000
94887
982
Vehicle Trip Ends vs: Dwelling Units
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 7 and 9 a.m.
Setting/Location: General Urban/Suburban
Number of Studies: 173
Avg. Num. of Dwelling Units: 219
Directional Distribution: 25% entering, 75% exiting
Vehicle Trip Generation per Dwelling Unit
Average Rate Range of Rates Standard Deviation
0.74 0.33 - 2.27 0.27
Data Plot and Equation
X = Number of Dwelling Units
Trip Gen Manual,10th Ed + Supplement Institute of Transportation Engineers
T
=
T
r
i
p
E
n
d
s
Study Site Average RateFitted Curve
Fitted Curve Equation: T = 0.71(X) + 4.80 R²= 0.89
0 500 1,000 1,500 2,000 2,500 3,000
0
500
1,000
1,500
2,000
12492
93
Vehicle Trip Ends vs: Dwelling Units
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.
Setting/Location: General Urban/Suburban
Number of Studies: 190
Avg. Num. of Dwelling Units: 242
Directional Distribution: 63% entering, 37% exiting
Vehicle Trip Generation per Dwelling Unit
Average Rate Range of Rates Standard Deviation
0.99 0.44 - 2.98 0.31
Data Plot and Equation
X = Number of Dwelling Units
Trip Gen Manual,10th Ed + Supplement Institute of Transportation Engineers
T
=
T
r
i
p
E
n
d
s
Study Site Average RateFitted Curve
Fitted Curve Equation: Ln(T) = 0.96 Ln(X) + 0.20 R²= 0.92
0 500 1,000 1,500 2,000 2,500 3,000
0
500
1,000
1,500
2,000
2,500
124123
125
Vehicle Trip Ends vs: Dwelling Units
On a: Weekday
Setting/Location: General Urban/Suburban
Number of Studies: 159
Avg. Num. of Dwelling Units: 264
Directional Distribution: 50% entering, 50% exiting
Vehicle Trip Generation per Dwelling Unit
Average Rate Range of Rates Standard Deviation
9.44 4.81 - 19.39 2.10
Data Plot and Equation
X = Number of Dwelling Units
Trip Gen Manual,10th Ed + Supplement Institute of Transportation Engineers
T
=
T
r
i
p
E
n
d
s
Study Site Average RateFitted Curve
Fitted Curve Equation: Ln(T) = 0.92 Ln(X) + 2.71 R²= 0.95
0 500 1,000 1,500 2,000 2,500 3,000
0
5,000
10,000
15,000
20,000
1241171
1267
Vehicle Trip Ends vs: Dwelling Units
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 7 and 9 a.m.
Setting/Location: General Urban/Suburban
Number of Studies: 29
Avg. Num. of Dwelling Units: 583
Directional Distribution: 33% entering, 67% exiting
Vehicle Trip Generation per Dwelling Unit
Average Rate Range of Rates Standard Deviation
0.24 0.13 - 0.84 0.10
Data Plot and Equation
X = Number of Dwelling Units
Trip Gen Manual,10th Ed + Supplement Institute of Transportation Engineers
T
=
T
r
i
p
E
n
d
s
Study Site Average RateFitted Curve
Fitted Curve Equation: Ln(T) = 0.76 Ln(X) + 0.21 R²= 0.89
0 500 1,000 1,500 2,000
0
100
200
300
400
9423
39
Vehicle Trip Ends vs: Dwelling Units
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.
Setting/Location: General Urban/Suburban
Number of Studies: 30
Avg. Num. of Dwelling Units: 582
Directional Distribution: 61% entering, 39% exiting
Vehicle Trip Generation per Dwelling Unit
Average Rate Range of Rates Standard Deviation
0.30 0.17 - 0.95 0.13
Data Plot and Equation
X = Number of Dwelling Units
Trip Gen Manual,10th Ed + Supplement Institute of Transportation Engineers
T
=
T
r
i
p
E
n
d
s
Study Site Average RateFitted Curve
Fitted Curve Equation: Ln(T) = 0.78 Ln(X) + 0.28 R²= 0.87
0 500 1,000 1,500 2,000
0
100
200
300
400
500
600
9428
46
Vehicle Trip Ends vs: Dwelling Units
On a: Weekday
Setting/Location: General Urban/Suburban
Number of Studies: 14
Avg. Num. of Dwelling Units: 655
Directional Distribution: 50% entering, 50% exiting
Vehicle Trip Generation per Dwelling Unit
Average Rate Range of Rates Standard Deviation
4.27 2.90 - 6.66 1.11
Data Plot and Equation
X = Number of Dwelling Units
Trip Gen Manual,10th Ed + Supplement Institute of Transportation Engineers
T
=
T
r
i
p
E
n
d
s
Study Site Average RateFitted Curve
Fitted Curve Equation: Ln(T) = 0.88 Ln(X) + 2.28 R²= 0.92
0 500 1,000 1,500 2,000
0
2,000
4,000
6,000
94401
533
Vehicle Trip Ends vs: Dwelling Units
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 7 and 9 a.m.
Setting/Location: General Urban/Suburban
Number of Studies: 29
Avg. Num. of Dwelling Units: 583
Directional Distribution: 33% entering, 67% exiting
Vehicle Trip Generation per Dwelling Unit
Average Rate Range of Rates Standard Deviation
0.24 0.13 - 0.84 0.10
Data Plot and Equation
X = Number of Dwelling Units
Trip Gen Manual,10th Ed + Supplement Institute of Transportation Engineers
T
=
T
r
i
p
E
n
d
s
Study Site Average RateFitted Curve
Fitted Curve Equation: Ln(T) = 0.76 Ln(X) + 0.21 R²= 0.89
0 500 1,000 1,500 2,000
0
100
200
300
400
124
30
48
Vehicle Trip Ends vs: Dwelling Units
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.
Setting/Location: General Urban/Suburban
Number of Studies: 30
Avg. Num. of Dwelling Units: 582
Directional Distribution: 61% entering, 39% exiting
Vehicle Trip Generation per Dwelling Unit
Average Rate Range of Rates Standard Deviation
0.30 0.17 - 0.95 0.13
Data Plot and Equation
X = Number of Dwelling Units
Trip Gen Manual,10th Ed + Supplement Institute of Transportation Engineers
T
=
T
r
i
p
E
n
d
s
Study Site Average RateFitted Curve
Fitted Curve Equation: Ln(T) = 0.78 Ln(X) + 0.28 R²= 0.87
0 500 1,000 1,500 2,000
0
100
200
300
400
500
600
12437
57
Vehicle Trip Ends vs: Dwelling Units
On a: Weekday
Setting/Location: General Urban/Suburban
Number of Studies: 14
Avg. Num. of Dwelling Units: 655
Directional Distribution: 50% entering, 50% exiting
Vehicle Trip Generation per Dwelling Unit
Average Rate Range of Rates Standard Deviation
4.27 2.90 - 6.66 1.11
Data Plot and Equation
X = Number of Dwelling Units
Trip Gen Manual,10th Ed + Supplement Institute of Transportation Engineers
T
=
T
r
i
p
E
n
d
s
Study Site Average RateFitted Curve
Fitted Curve Equation: Ln(T) = 0.88 Ln(X) + 2.28 R²= 0.92
0 500 1,000 1,500 2,000
0
2,000
4,000
6,000
124
529
680