Memorandum

Date: November 17, 2010

To: Camille Leung, San Mateo County
From: Gary Black
Ryan Sebastian
Subject: Traffic Analysis of the Revised Access Plan for Big Wave Office Park and
Wellness Center

Hexagon Transportation Consultants, Inc. has completed this traffic analysis for the proposed changes to
the Big Wave Office Park and Wellness Center. The proposed Big Wave development would be located
on Airport Street, north of the Princeton/Pillar Point Harbor area in unincorporated San Mateo County.
The proposed changes would result in the removal of a previously planned community center and would
modify driveways to discourage project trips from using Cypress Avenue and Airport Street, north of the
project. The proposed project site location is shown on Figure 1.
The proposed site access changes include several raised medians and one way driveways devised to
discourage trips to and from Cypress Avenue and Airport Street to the north. The system of roadway
barriers would sharply reduce, but not totally eliminate trips to and from Cypress Avenue and Airport
Street to the north. Previous project iterations had three full-access driveways serving the proposed
business park.
It should be noted that the submitted site plan shows a third full-access driveway. This driveway should
be eliminated to discourage trips to and from Cypress Avenue and Airport Street to the north. It is
possible that some vehicles would enter the Wellness Center, make a u-turn, and exit the parking lot to
head north on Airport Street. Speed bumps should be installed in the Wellness Center parking lot to
prevent such movements.

Scope of Study
This study was conducted for the purpose of identifying the potential traffic impacts related to the
proposed development changes. The impacts of the project were evaluated following the standards and
methodologies set forth by the County of San Mateo. The project changes would not affect the Highway
1/Highway 92 or Highway 1/Main Street intersections, which were analyzed in the EIR. Therefore, those
two intersections are not included in this memo.

Study Intersections
Airport Street and Los Banos Avenue
Airport Street and La Granada Avenue
Airport Street and Stanford/Cornell Avenue
 Traffic Analysis of the Revised Access Plan for Big Wave Office Park and Wellness Center  November 17, 2010 
 
Broadway Avenue and Prospect Way
Prospect Way and Capistrano Road
State Route 1 (Cabrillo Highway) and Cypress Avenue
State Route 1 and Capistrano Road (North)
State Route 1 and Capistrano Road (South)*
* Signalized Intersection

Trip Generation
The previously proposed community center has been removed from the project. The revised peak-hour
and daily trip generation estimates for the project are shown in Table 1. The table shows that the project is
estimated to generate 1,943 daily trips, including 267 trips (220 inbound and 47 outbound) during the AM
peak hour, and 257 trips (56 inbound and 201 outbound) during the PM peak hour.
Table 1
Trip Generation

Estimated Daily AM Peak Hour PM Peak Hour

1 1 1
Use Employment Size rate trips rate in out total rate in out total

Proposed
Office Park
2
General Office 360 90,000 s.f. 11.01 991 1.55 123 17 140 1.49 23 111 134
3
Research & Development 113 56,250 s.f. 8.11 456 1.22 57 12 69 1.07 9 51 60
4
Storage 68 33,750 s.f. 3.56 120 0.30 8 2 10 0.32 3 8 11
5
Light Manufacturing 45 45,000 s.f. 3.82 172 0.73 26 7 33 0.73 12 21 33

Wellness Center
Apartments
6
one-bedroom 43 units n/a 0 n/a 0 0 0 n/a 0 0 0
6
two-bedroom 7 units n/a 0 n/a 0 0 0 n/a 0 0 0
7
breezeway 20 units 6.65 133 0.51 2 8 10 0.62 8 4 12
4
Storage 20,000 s.f. 3.56 71 0.30 5 1 6 0.32 2 5 6

TOTAL 585 1,943 220 47 267 56 201 257

1
Rates based on ITE Trip Generation Manual, 8th edition average rates - numbers may not add due to rounding.
2
ITE Code 710, General Office Building
3
ITE Code 760, Research and Development Center
4
ITE Code 150, Warehousing.
5
ITE Code 140, Manufacturing
6
These units are for the developmentally disabled and will not generate any vehicular trips.
7
A breezeway unit is a one-story unit that can house up to 4 residents/staff aides. The project is proposing 5 breezeway units (5x4=20). ITE
Code 220, Apartment.

Trip Distribution and Assignment

The proposed site access changes to the project’s business park component are expected to result in a
shifting of traffic away from Cypress Avenue and Airport Street to the north and toward roadways to the
south such as Cornell Avenue and Capistrano Road. The proposed site access changes include several
raised medians and one way driveways devised to discourage trips to and from Airport Street, north of the

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 Traffic Analysis of the Revised Access Plan for Big Wave Office Park and Wellness Center  November 17, 2010 
 
project. The system of roadway barriers would sharply reduce, but not totally eliminate trips to and from
Airport Street, north of the project. It is expected that some vehicles would still make u-turns or multi-point
turns given the relatively low traffic volumes on Airport Street. For purposes of this study, it is estimated
that the traffic going to the north would be reduced from 50 percent to 10 percent. The proposed business
park site access changes would not affect trip distribution for the wellness center component of the project.
Trips originating from Highway 1 south of the project would make a left at Capistrano Road, left at
Prospect Way, right on Broadway Avenue, continue to Cornell Avenue, and make a right at Airport Street
to access the project. Trips originating from Highway 1 north of the project would take two possible routes.
Due to the proposed business park site access changes, approximately 80 percent of trips from north of
the project would take Highway 1 southbound, make a right at Capistrano Road (north), right at Prospect
Way, continuing on a path to the project similar to vehicles from Highway 1 south of the project. The
remaining vehicles would take Highway 1 south, make a right at Cypress Avenue, and left at Airport Street
to access the project. A small percentage of those trips would come from side streets along Airport Street
or Cypress Avenue.
The peak-hour trips generated by the project were assigned to the roadway system using the TRAFFIX
software and in accordance with the trip distribution pattern shown.

Intersection Levels of Service under Project Conditions

The results of the level of service analysis under Project Conditions show that all of the study intersections
would operate at an acceptable LOS D or better (see Table 2). The level of service calculation sheets are
included in the Appendix.
Table 2
Project Intersection Levels of Service

Existing Background Project

Peak Average Worst Average Worst Average Worst
Intersection Hour Delay LOS Delay LOS Delay LOS Delay LOS Delay LOS Delay LOS

Airport & Los Banos AM 3.0 A 8.9 A 3.0 A 8.9 A 3.0 A 9.1 A
PM 1.5 A 9.2 A 1.6 A 9.2 A 1.6 A 9.3 A
Airport & La Granada AM 6.8 A 9.1 A 6.7 A 9.1 A 6.0 A 9.3 A
PM 5.1 A 9.5 A 5.0 A 9.5 A 4.6 A 9.7 A
Airport & Stanford/Cornell AM 2.0 A 9.6 A 2.0 A 9.7 A 6.1 A 11.6 B
PM 2.6 A 9.7 A 2.5 A 9.6 A 5.5 A 12.8 B
Broadway & Prospect AM 8.1 A 9.5 A 8.1 A 9.5 A 9.3 A 11.8 B
PM 8.2 A 10.1 B 8.3 A 10.3 B 9.7 A 17.8 C
Prospect & Capistrano AM 7.0 A 9.1 A 6.9 A 9.1 A 6.7 A 10.4 B
PM 7.4 A 10.1 B 7.2 A 10.3 B 10.3 B 15.1 C
Hwy 1 & Cypress AM 2.1 A 22.4 C 2.1 A 22.4 C 2.9 A 26.4 D
PM 2.0 A 26.3 D 2.0 A 26.3 D 2.9 A 34.8 D
Hwy 1 & Capistrano (North) AM 0.2 A 11.9 B 0.2 A 12.9 B 0.4 A 13.3 B
PM 0.4 A 12.8 B 0.6 A 13.4 B 2.2 A 15.5 C
Hwy 1 & Capistrano (South)* AM 24.0 C - - 25.4 C - - 26.1 C - -
PM 23.0 C - - 24.8 C - - 25.4 C - -

*Signalized Intersection

Intersection Levels of Service under Cumulative Conditions

The results of the level of service analysis under cumulative conditions both with and without the Project
show that all the intersections would operate at LOS D or better (see Table 3). The worst movement delay

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and LOS represents the intersection leg with the longest average delay, typically a side street in a two-way
stop controlled intersection. The level of service calculation sheets are included in the Appendix.
Table 3
Cumulative Intersection Levels of Service

Cumulative w/o Project Cumulative w/ Project

Peak Average Worst Average Worst
Intersection Hour Delay LOS Delay LOS Delay LOS Delay LOS

Airport & Los Banos AM 3.1 A 9.0 A 3.1 A 9.2 A

PM 1.7 A 9.4 A 1.6 A 9.6 A
Airport & La Granada AM 6.7 A 9.3 A 6.2 A 9.5 A
PM 5.1 A 9.9 A 4.7 A 10.0 B
Airport & Stanford/Cornell AM 2.1 A 9.7 A 5.8 A 11.3 B
PM 2.7 A 10.0 A 5.4 A 13.8 B
Broadway & Prospect AM 8.3 A 9.9 A 9.7 A 12.4 B
PM 8.6 A 11.0 B 10.7 B 19.7 C
Prospect & Capistrano AM 7.1 A 9.3 A 7.0 A 10.8 B
PM 7.7 A 11.1 B 12.0 B 18.5 C
Hwy 1 & Cypress AM 3.1 A 34.6 D 4.6 A 45.9 E
PM 3.2 A 46.0 E 5.5 A 74.5 F
Hwy 1 & Capistrano (North) AM 0.2 A 14.1 B 0.5 A 14.6 B
PM 0.7 A 15.1 C 3.0 A 18.1 C
Hwy 1 & Capistrano (South)* AM 26.0 C - - 26.9 C - -
PM 25.5 C - - 26.3 C - -

*Signalized Intersection

Signal Warrant Analysis

For the seven unsignalized study intersections, an assessment was made of the need for signalization.
This assessment was made on the basis of the Peak Hour Volume Signal Warrant, Warrant #3 described
in the 2006 California Manual on Uniform Traffic Control Devices for Streets and Highways (CAMUTCD).
This method makes no evaluation of intersection level of service, but simply provides an indication whether
peak hour traffic volumes would be sufficient to justify installation of a traffic signal. The analysis showed
that the peak hour volume warrant would be satisfied at the Highway 1/Cypress Avenue intersection under
both project and cumulative conditions. The Highway 1/Cypress Avenue intersection would meet the
warrant under the cumulative without project scenario. The signal warrant analysis sheets are included in
the Appendix.

Conclusion
The results show that the removal of the community center and the proposed site access changes would
result in improved levels of service along Cypress Avenue and Airport Street, north of the project. Still, the
signal warrant would be met at the Highway 1/Cypress Avenue intersection under both project and
cumulative conditions. The project should make a fair share contribution towards the signalization of the
Highway 1/Cypress Avenue intersection because the addition of project traffic would cause the intersection
to meet the signal warrant.

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 Traffic Analysis of the Revised Access Plan for Big Wave Office Park and Wellness Center  November 17, 2010 
 
Table 4
Signal Warrant Analysis

Cumulative
Existing Background Project No Project Project
Peak Warrant Warrant Warrant Warrant Warrant
Intersection Hour Met? Met? Met? Met? Met?

Airport & Los Banos AM No No No No No

PM No No No No No
Airport & La Granada AM No No No No No
PM No No No No No
Airport & Stanford/Cornell AM No No No No No
PM No No No No No
Broadway & Prospect AM No No No No No
PM No No No No No
Prospect & Capistrano AM No No No No No
PM No No No No No
Hwy 1 & Cypress AM No No Yes Yes Yes
PM No Yes Yes Yes Yes
Hwy 1 & Capistrano (North) AM No No No No No
PM No No No No No

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