2025-09-15_Traffic Study Memorandum_TO CLIENT
MEMORANDUM
September 15, 2025
To: Jacquel Hajder
Organization: Doran Companies
From: Jeremy Chrzan, PE, PTOE
Project: Avienda Traffic Study
Re: Traffic Study Addendum
The purpose of this memorandum is to determine if the proposed Avienda Apartments development is consistent
with the previously approved traffic study and if mitigation measures recommended in the Transportation Impact
Assessment (Toole Design, July 2023) for the proposed Avienda development are necessary to be built before
the Avienda Apartments are occupied.
Background
A Transportation Impact Analysis (TIA) was performed for the Avienda development, submitted in July 2023. The
TIA report proposed the following mitigations with full build out of the site (i.e., Day Care Center, Retail, Grocery
Store, Restaurant, Office, Hotel, and various residential building types):
Construction of signal control at Lyman Blvd and Sunset Trail intersection
Implementation of signal improvements at the Powers Blvd and Bluff Creek Blvd intersection. These
improvements, as outlined in the approved T.H. 212 at Powers Boulevard Intersection Control Evaluation
Report (November 2021), include an additional left turn lane for the westbound approach and removal of
a left turn lane for the northbound approach and related equipment changes.
This analysis examines whether a traffic signal is necessary at the Lyman Blvd and Sunset Trail intersection
following the construction of the Avienda Apartments; the improvements at Power Blvd and Bluff Creek Blvd have
already been completed.
Analysis
Site Access
The access to Avienda Apartments is consistent with the assumptions in the July 2023 TIA. There are two
parking garage access points, one on the northwestern corner of the building and one on the southwestern corner
of the building for the Avienda Apartments, as shown in Attachment A. Both parking garage accesses lead to a
north-south street that connects to Avienda Parkway on the northern end and Bluff Creek Boulevard on the
southern end. Avienda Parkway then provides access to the Lyman Boulevard and Sunset Trail intersection and
Bluff Creek Boulevard connects to the Powers Boulevard and Bluff Creek intersection. The TIA assumed that
65% of exiting trips would use Bluff Creek Boulevard to access the Power Boulevard and Bluff Creek Boulevard
intersection. These trips were anticipated to filter through the eastern commercial development as the median on
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Bluff Creek Boulevard does not allow left-turns out of the site. Therefore, motorists who want access to the
Powers Boulevard/Bluff Creek Boulevard intersection in the existing condition would turn right onto Bluff Creek
Boulevard and complete a U-turn at the Bluff Creek Boulevard/Avienda Parkway roundabout to head east towards
the Power Boulevard/Bluff Creek Boulevard intersection. The geometry and operation of a roundabout
intersection makes it well-suited to accommodate this U-turn movement, and this still represents a shorter travel
distance for drivers exiting from the southern parking garage.
Lyman Boulevard/Sunset Trail Traffic Signal
The Avienda Apartments does not generate enough trips to justify the installation of the new traffic signal
at Lyman Boulevard/Sunset Trail. The July 2023 TIA included a traffic signal “trigger” analysis, which found the
intersection of Lyman Blvd and Sunset Trail is recommended for construction of a signal when approximately 73%
the site is built out. The Residential Townhomes included in the July 2023 TIA are currently under construction.
Table 1 below shows the number of trips expected for the full build out and the portion of those trips that may be
attributed to the Avienda Apartments and Townhomes. The greatest share of attributed trips is expected during
the PM Peak with approximately 31% of the full buildout trips, well under the 73% that would necessitate
construction of a traffic signal. Even if the percentage of drivers using Lyman Blvd is higher than the trip
distribution assumed in the approved TIA, it would still not meet the threshold for signalization.
Table 1 Trip Generation Estimate from July 2023 TIA
Daily AM
Peak
PM
Peak
Residential – Attached (Apartments)1 1,893 172 163
Residential – Attached (Townhomes)1 665 51 60
Total Apartments + Townhomes 2,558 223 223
Full build w/ SE Quadrant and grocery1 13,873 964 721
Residential percent of full build out 19% 23 % 31%
1 – Trip generate values from Table 6 of July 2023 TIA
Since the July 2023 TIA was finalized and approved, minor changes have been made to the number of
apartments and townhomes proposed to be constructed. The number of apartments decreased from 417 to 412,
while the number of townhomes increased from 92 to 104. While this change in the number and type of units
would affect the total number of trips generated, shown in Table 2 below, this change is estimated to result in an
additional 54 trips on a daily basis and an additional two and three trips during the AM peak and PM peak,
respectively. With these minor changes in number of units, the trips generated would still be well below the
threshold for installing the traffic signal.
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Table 2. Comparison of Trip Generation per July 2023 TIA and Current Development Plans
Daily AM Total PM Total
July 2023
TIA
Residential – Attached (417 Apartments) 1,893 172 163
Residential – Attached (92 Townhomes) 665 51 60
Total 2,558 223 223
Current
Development
Plan
Residential – Attached (412 Apartments) 1,870 170 161
Residential – Attached (104 Townhomes) 742 55 65
Total 2,612 225 226
Net Change +54 +2 +3
ATTACHMENT A: AVIENDA CITY SUBMITTAL SITE
PLAN