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June 16, 2022 <br />142 <br /> <br />(d) Non-Site Traffic Estimates. Estimates of non-site traffic shall be made and will consist of <br />through traffic and traffic generated by all other developments within the study area for <br />which Final Plats have been approved. Non-site traffic may be estimated using any one of <br />the following three methods: "Build-up" technique, area transportation plan data or <br />modeled volumes and trends or growth rates. <br />(e) Trip Generation Rates Required. The traffic impact study report shall include a table <br />showing the categories and quantities of land uses, with the corresponding trip <br />generation rates or equations (with justification for selection of one or the other) and <br />resulting number of trips. The trip generation rates used must be either from the latest <br />edition of Trip Generation by ITE, or from a local study of corresponding land uses and <br />quantities. All sources must be referenced in the study. <br />(f) Consideration of Pass-By Trips. If pass-by trips or shared trips are a major consideration <br />for the land use in question, studies and interviews at similar land uses must be <br />conducted or referenced. <br />(g) Rate Sums. Any significant difference between the sums of single-use rates and proposed <br />mixed-use estimates must be justified in the study report. <br />(h) Explanations Required. The reasoning and data used in developing a trip generation rate <br />for special/unusual generators must be justified and explained in the report. <br />(i) Definition of Influence Area. Prior to trip distribution of site-generated trips, an influence <br />area must be defined which contains eighty (80) percent or more of the trip ends that <br />will be attracted to the development. A market study can be used to establish the limits <br />of an influence area, if available. If no market study is available, an influence area should <br />be estimated based on a reasonable documented estimate. The influence area can also <br />be based on a reasonable maximum convenient travel time to the site, or delineating <br />area boundaries based on locations of competing developments. <br />Other methods such as using trip data from an existing development with similar <br />characteristics or using an existing origin-destination survey of trips within the area can <br />be used in place of the influence area to delineate the boundaries of the impact. <br />(j) Estimates of Trip Distribution Required. Trip distribution can be estimated using any one <br />of the following three methods: <br />1. Analogy <br />2. Trip Distribution Model <br />3. Surrogate Data <br />Whichever method is used, trip distribution must be estimated and analyzed for the <br />horizon year. A multi-use development may require more than one distribution and <br />coinciding assignment for each phase (for example, residential and retail phases on the <br />same site). Consideration must also be given to whether inbound and outbound trips will <br />have similar distributions.