CarMax Auto Superstore/ Reconditioning Center #6002 Murrieta, California

CarMax Auto Superstore/ Reconditioning Center #6002 Murrieta, California TUSTIN 17782 17th Street Suite 200 Tustin, CA 92780-1947 714.665.4500 Fax: 714.665.4501 LOS ANGELES 145 S. Spring Street Suite 120 Los Angeles, CA 90012 213.785.7887 SANTA CLARITA 25152 Springfield Court Suite 350 Santa Clarita, CA 91355-1096 661.284.7400 Fax 661.284.7401 TEMECULA 41951 Remington Avenue Suite 130 Temecula, CA 92590-3745 951.294.9300 Fax: 951.294-9301 VICTORVILLE 14297 Cajon Avenue Suite 101 760.524.9100 Fax 760.524.9101 PREPARED FOR: CenterPoint Integrated Solutions, LLC PREPARED BY: HALL & FOREMAN 14297 CAJON STREET, #101 VICTORVILLE, CA 92392 Final Report March 12, 2015 www.hfinc.com

March 12, 2015 Job No. II.150015.0000 Heath Kennedy CenterPoint Integrated Solutions, LLC 1240 Bergen Parkway, Suite A-250 Evergreen, CO 80439 RE: Final Traffic Study CarMax Auto Superstore/Reconditioning Center #6002 Murrieta, California Dear Mr. Kennedy; Hall & Foreman is pleased to submit this Final Traffic Impact Study for a proposed CarMax Auto Superstore/Reconditioning Center #6002 located at the northeast corner of Madison Avenue and Guava Street in the City of Murrieta; Riverside County. The proposed project is comprised of a 92,600 square-foot facility, on an approximate 38.67 acre site. The report examines traffic impacts specific to the project and presents recommended traffic improvements. The report also addresses the impacts of overall growth within the area to assure that cumulative traffic mitigations can be addressed. The outlined traffic mitigations comply with California Environmental Quality Act (CEQA) requirements. The report has been prepared in coordination with the City of Murrieta requirements and scope of work approved prior to this report. We are pleased to have been of assistance to you in processing and obtaining approval for the project. If you have any questions or comments, please feel free to contact me at 760-524-9115. Respectfully submitted, Hall & Foreman Inc. Robert A. Kilpatrick, P.E., T.E. Senior Associate i

TABLE OF CONTENTS Page 1. INTRODUCTION... 1 2. EXISTING CONDITION... 4 Existing Street System... 4 Existing Traffic Volumes... 5 Intersection Capacity Analysis Methodologies... 7 Roadway Segment Analysis Methodologies... 8 Existing Traffic Analysis... 9 3. EXISTING PLUS PROJECT CONDITION... 11 Project Trip Generation... 11 Project Trip Distribution... 12 Project Traffic Analysis... 15 4. BACKGROUND CONDITION... 19 Area Growth... 19 Background Traffic Analysis... 19 5. PROJECT COMPLETION... 22 Project Traffic Analysis... 22 6. CUMULATIVE CONDITION... 25 Area Growth... 25 Cumulative Condition Traffic Analysis... 27 7. GENERAL PLAN UPDATE... 31 8. PROJECT MITIGATION AND SUMMARY... 33 Project Specific Mitigations... 33 Cumulative Condition Mitigations... 33 9. APPENDIX... 35 ii

LIST OF TABLES Table 1: HCM 2010 - LOS Criteria for Signalized Intersections... 7 Table 2: HCM 2010 - LOS Criteria for TWSC and AWSC... 7 Table 3: Roadway Segment Analysis Methodologies... 8 Table 4: Intersection Capacity Analysis - Existing Condition... 9 Table 5: Roadway Segment Analysis - Existing Condition... 9 Table 6: Project Trip Generation... 11 Table 7: Intersection Capacity Analysis - Existing + Project Condition... 15 Table 8: Roadway Segment Analysis - Existing + Project Condition... 16 Table 9: Intersection Capacity Analysis - Background Condition... 19 Table 10: Roadway Segment Analysis - Background Condition... 20 Table 11: Intersection Capacity Analysis - Project Completion... 22 Table 12: Roadway Segment Analysis - Project Completion... 23 Table 13: Other Area Project Trip Generation... 25 Table 14: Intersection Capacity Analysis - Cumulative Condition... 27 Table 15: Roadway Segment Analysis - Cumulative Condition... 28 Table 16: Roadway Segment Analysis - General Plan Update... 31 LIST OF FIGURES Figure 1: Vicinity Map... 2 Figure 2: Site Plan... 3 Figure 3: Existing Condition Traffic Volumes... 6 Figure 4: Existing Condition Intersection Geometrics... 10 Figure 5: Project Trip Distribution... 13 Figure 6: Project Trips... 14 Figure 7: Existing plus Project Condition Traffic Volumes... 17 Figure 8: Existing plus Project Condition Intersection Geometrics... 18 Figure 9: Background Condition Traffic Volumes... 21 Figure 10: Project Completion Traffic Volumes... 24 Figure 11: Cumulative Other Area Project Trips... 26 Figure 12: Cumulative Condition Traffic Volumes... 29 Figure 13: Cumulative Condition Intersection Geometrics... 30 Figure 14: General Plan Update Volumes... 32 Figure 15: Proposed Geometric Layout... 34 iii

1. INTRODUCTION This report identifies the traffic impacts and presents recommendations for access and traffic mitigation for the proposed CarMax Auto Superstore/Reconditioning Center #6002 located near the northeast corner of Madison Avenue and Guava Street in the City of Murrieta; Riverside County. The proposed project is comprised of a 92,600 square-foot facility, on an approximate 38.67 acre site. The site will be accessible from two driveways on Madison Avenue. Figure 1 illustrates the vicinity map and project location and Figure 2 illustrates the proposed project site plan. The project is located in Murrieta, California in Riverside County. It is approximately 0.19 miles southeast of Murrieta Hot Springs Road and is bounded to the north by the I-15 Freeway, Madison Avenue to the south, an existing Walmart to the west, and Guava Street to the east. Access to the project site is proposed off Madison Avenue. The intent of this TIA is to address the impacts and mitigations required for the proposed development. This report identifies five (5) scenarios necessary to address project specific mitigations. The scenarios include an Existing Condition, Existing + Project Condition, Background Condition (Existing + Ambient, without project), Project Completion (Existing + Ambient + Project), and Cumulative Condition (Existing + Ambient + Project + Cumulative). Existing + Project Condition addresses anticipated impacts if the project were completed today. The values generate a base comparison of project impacts without ambient growth. The Existing + Project Condition considers a trip distribution utilizing existing intersections included in the study area. Background Condition addresses impacts due to ambient growth up to the Project Year/Buildout 2016 within the study area. The ambient growth is estimated as an annual 2% growth rate. The Background Condition considers a trip distribution utilizing existing intersections included in the study area. Project Completion analysis is the examination of potential development correlating with the development of the project up to the Project Year/Buildout 2016. The values generate a base comparison of project impacts with ambient growth. The Project Completion considers a trip distribution utilizing existing intersections included in the study area. The Cumulative Condition addresses impacts due to expansion correlating with the development of other area projects up to the Project Year/Buildout 2016 within the study area. Traffic due to other projects is estimated as presented in their respective traffic reports. The Cumulative Condition considers a trip distribution utilizing existing intersections included in the study area. The Proposed Project is anticipated to be constructed by Project Year/Buildout 2016. To accommodate the proposed project layout, the No Name roadway and a portion of Monroe Avenue (extending from Guava Street to No Name roadway) will need to be removed from the General Plan 2035 Circulation Map. A discussion of the roadway analysis is provided in Chapter 7. 1

NOT TO SCALE VICINITY MAP CARMAX #6002 MURRIETA, CALIFORNIA 2 FIGURE 1 Drawing Name: S:\150015\Eng\150015-0000\Exhibit\03_Traffic\Study\Figure 1.dwg Last Opened: Mar 09, 2015-4:29pm by: TMunoz

NOT TO SCALE GUAVA STREET MADISON AVENUE SITE PLAN CARMAX #6002 MURRIETA, CALIFORNIA 3 FIGURE 2 Drawing Name: S:\150015\Eng\150015-0000\Exhibit\03_Traffic\Study\Figure 2.dwg Last Opened: Mar 09, 2015-4:29pm by: TMunoz

2. EXISTING CONDITION Existing Street System The project site currently is vacant and undeveloped. Land uses around the site consist of the I- 15 Freeway to the north, vacant land to the south, an existing Walmart to the west, and industrial developments to the east. Streets fronting the project property are developed asphalt roads. The following roadways provide regional access to the project within the study area: Interstate 15 Freeway provides regional access within the study area. The freeway is a six-lane (three in each direction) roadway with interchange access at Murrieta Hot Springs Road in the study area. This north-south freeway is an interstate that provides travel between the counties of San Bernardino, Riverside and San Diego and the City of Las Vegas to the north. Interstate 215 Freeway provides regional access within the study area. The freeway is a fourlane (two in each direction) roadway with interchange access at Murrieta Hot Springs Road in the study area. This north-south freeway is an interstate that provides travel between the counties of San Bernardino and Riverside. Madison Avenue provides direct access in the project site. Madison Avenue traverses north to south parallel to the I-15 Freeway alignment within the City of Murrieta. The roadway is primarily a two-lane road (one in each direction) with turn pockets at key intersections. Madison Avenue is identified as a major arterial on the City of Murrieta General Plan 2035 Circulation Map. Jefferson Avenue provides local and regional access in the project area. Jefferson Avenue traverses north to south parallel to the I-15 Freeway alignment within the City of Murrieta. This roadway is primarily a five-lane highway (two lanes in each direction with a center lane) with turn pockets at key intersections, and bike lanes. Jefferson Avenue is identified as an arterial on the City of Murrieta General Plan 2035 Circulation Map. Guava Street traverses east to west in the project area. The roadway is a two-lane (one in each direction) with turn pockets at Jefferson Avenue. The paved road begins just south of the Interstate 15 Freeway right of way to Jefferson Avenue. Guava Street is identified as a major arterial from Jefferson Street to Madison Avenue and a secondary highway north of Madison Avenue on the City of Murrieta General Plan 2035 Circulation Map. Murrieta Hot Springs Road provides local and regional access in the project area. Murrieta Hot Springs Road Street traverses east to west in the project area directly connecting to the I-15 Freeway and I-215 Freeway. The roadway is primarily a six-lane road (three in each direction) with turn pockets at key intersections. Murrieta Hot Springs Road is identified as an urban arterial from Jefferson Avenue to Alta Murrieta Drive on the City of Murrieta General Plan 2035 Circulation Map. 4

The project proposes to construct two driveways on Madison Avenue, as shown on the Site Plan, Figure 2. Nine (9) existing intersections within the study area have been identified that may potentially be impacted by the project. As well as two (2) future intersections within the study area have been identified that may potentially be impacted by the project. The intersections denoted with an asterisk () are future intersections analyzed under project conditions. The intersections are; 1. Murrieta Hot Springs Road and I-215 Freeway Northbound Ramps 2. Murrieta Hot Springs Road and I-215 Freeway Southbound Ramps 3. Murrieta Hot Springs Road and Hancock Avenue 4. Murrieta Hot Springs Road and I-15 Freeway Northbound Ramps 5. Murrieta Hot Springs Road and I-15 Freeway Southbound Ramps 6. Murrieta Hot Springs Road and Madison Avenue 7. Murrieta Hot Springs Road and Jefferson Avenue 8. Guava Street and Jefferson Avenue 9. Guava Street and Madison Avenue 10. Madison Avenue and Project Driveway #2 11. Madison Avenue and Project Driveway #1 Currently, the intersections of Murrieta Hot Springs Road and I-215 Freeway Northbound Ramps, Murrieta Hot Springs Road and I-215 Freeway Southbound Ramps, Murrieta Hot Springs Road and Hancock Avenue, Murrieta Hot Springs Road and I-15 Freeway Northbound Ramps, Murrieta Hot Springs Road and I-15 Freeway Southbound Ramps, Murrieta Hot Springs Road and Madison Avenue, Murrieta Hot Springs Road and Jefferson Avenue, and Guava Street and Jefferson Avenue are signalized. The intersection of Guava Street and Madison Avenue Street operates as a four way stop. Two (2) roadway segments within the study area have been identified that may potentially be impacted by the project. The Madison Avenue roadway segment is subdivided into 1A and 1B based on the roadway characteristics. The roadway segments are; 1A. Madison Avenue between Murrieta Hot Springs Road and Walmart Driveway #3 1B. Madison Avenue between Walmart Driveway #3 and Guava Street 2. Guava Street between Madison Avenue and Monroe Avenue The Madison Avenue roadway segment 1A is similar to a multilane highway as defined in the Highway Capacity Manual (HCM). The Madison Avenue roadway segment 1B and Guava Street roadway segment are similar to a Class III highway as defined in the HCM. Existing Traffic Volumes Figure 3 illustrates the existing peak hour traffic volumes in the study area. The traffic volume data used in the following intersectional analysis were based on traffic counts conducted by Newport Traffic Studies, an independent traffic data collection company. Turn movement counts were collected during the AM (7-9 AM) and PM (4-6 PM) peak periods at the above-mentioned existing intersections identified for detailed analysis. These counts were conducted in November 2014. The resulting turning movement volumes are presented in Appendix D of this report. 5

6 CARMAX #6002 MURRIETA, CALIFORNIA FIGURE 3 Drawing Name: S:\150015\Eng\150015-0000\Exhibit\03_Traffic\Study\Figure 3.dwg Last Opened: Mar 09, 2015-4:30pm by: TMunoz

Intersection Capacity Analysis Methodologies Based on the existing intersection geometrics and traffic volumes during the AM and PM Peak Hour, the intersection capacity analyses were conducted for the signalized and un-signalized intersections using the Synchro Software. Synchro is released by Trafficware Ltd, version 8. Synchro implements the methods of the 2010 Highway Capacity Manual, Chapter 15, 16 and 17; Urban Streets and Signalized intersections. The analysis determines a level-of-service (LOS) which quantitatively describes the operating characteristics of signalized intersections and the maximum delay. The LOS ranges from A (the best) through F (system breakdown). The level-of-service is based on the average delay of vehicles at the intersections. Table 1 provides the LOS thresholds for signalized intersections per the HCM 2010 methodology. Table 1: HCM 2010 - LOS Criteria for Signalized Intersections LOS Control Delay per Vehicle (s/veh) A 10 B > 10 and 20 C > 20 and 35 D > 35 and 55 E > 55 and 80 F > 80 Source: HCM 2010 For un-signalized intersections the HCM measures the LOS based on the computed or measured control delay for Two Way Stop Controlled intersections (TWSC) and control delay for All Way Stop Controlled (AWSC) intersections. For a TWSC the LOS is computed for each movement and the most critical LOS is the one that describes the effectiveness of that intersection, which is typically the stop controlled left turn movement from the minor street. For an AWSC intersection the LOS defines the whole intersection. Table 2 provides the LOS thresholds for TWSC and AWSC intersections per the HCM 2010 methodology. Table 2: HCM 2010 - LOS Criteria for TWSC and AWSC LOS Control Delay per Vehicle (s/veh) A 10 B > 10 and 15 C > 15 and 25 D > 25 and 35 E > 35 and 50 F > 50 Source: HCM 2010 The City of Murrieta Traffic Impact Analysis Preparation Guide, dated October 2013 outlines the City s Level of Service standards. Per the City of Murrieta General Plan, Chapter V, the peak hour intersection Level of Service standard is LOS D and for ramp intersections the Level of Service standard is LOS E. 7

Roadway Segment Analysis Methodologies The Roadway Segment Analysis complies with the County of Riverside General Plan. The guideline compares Average Daily Traffic (ADT) on a link to the roadway capacity. The ADT volumes for each of the four (4) conditions were factored from PM peak hour counts, obtained from the existing condition turn movement count. The following formula was used for each intersection leg in determining the ADT volumes. PM Peak Hour (Approach + Exit Volume) 11.5 = Daily Leg Volume Table 3 provides the LOS thresholds for Two Lane Highway Analysis per the County of Riverside General Plan Figure C-2. Table 3: Roadway Segment Analysis Methodologies Roadway Classification Number of Lanes Maximum Two-Way Traffic Volume (ADT) (2) Service Level C Service Level D Service Level E Collector 2 10,400 11,700 13,000 Secondary 4 20,700 23,300 25,900 Major 4 27,300 30,700 34,100 Arterial (3) 2 14,400 16,200 18,000 Arterial 4 28,700 32,300 35,900 Mountain Arterial (3) 2 12,900 14,500 16,100 Mountain Arterial 3 16,700 18,800 20,900 Mountain Arterial 4 29,800 33,500 37,200 Urban Arterial 4 28,700 32,300 35,900 Urban Arterial 6 43,100 48,500 53,900 Urban Arterial 8 57,400 64,600 71,800 Expressway 4 32,700 36,800 40,900 Expressway 6 49,000 55,200 61,300 Expressway 8 65,400 73,500 81,700 Freeway 4 61,200 68,900 76,500 Freeway 6 94,000 105,800 117,500 Freeway 8 128,400 144,500 160,500 Freeway 10 160,500 180,500 200,600 Ramp (4) 1 16,000 18,000 20,000 Notes: (1) All capacity figures are based on optimum conditions and are intended as guidelines for planning purposes only. (2) Maximum two-way ADT values are based on the 1999 Modified Highway Capacity Manual Level of Service Tables as defined in the Riverside County Congestion Management Program. (3) Two-lane roadways designated as future arterials that conform to arterial design standards for vertical and horizontal alignment are analyzed as arterials. (4) Ramp capacity is given as a one-way traffic volume. Source: County of Riverside General Plan, Figure C-2 The City of Murrieta Traffic Impact Analysis Preparation Guide, dated October 2013 outlines the City s Level of Service standards. Per the City of Murrieta General Plan, Chapter V, the roadway segment Level of Service standard is LOS C. 8

Existing Traffic Analysis Intersection capacity analysis were conducted for the study intersection to determine an existing intersection level-of-service (LOS), based on the existing intersection geometrics and the AM and PM peak hour traffic volumes. The results of the analysis are shown in Table 4 and provided in Appendix D of this report. Figure 4 illustrates the existing intersection geometrics utilized in the capacity analysis. Table 4: Intersection Capacity Analysis - Existing Condition CarMax Auto Superstore/Reconditioning Center #6002 Traffic Impact Analysis Intersection AM PM Delay (1) LOS(2) Delay (1) LOS(2) 1 Murrieta Hot Springs Road and I-215 Freeway Northbound Ramps 11.2 B 7.6 A 2 Murrieta Hot Springs Road and I-215 Freeway Southbound Ramps 31.5 C 11.7 B 3 Murrieta Hot Springs Road and Hancock Avenue 11.8 B 14.6 B 4 Murrieta Hot Springs Road and I-15 Freeway Northbound Ramps 12.8 B 18.7 B 5 Murrieta Hot Springs Road and I-15 Freeway Southbound Ramps 22.1 C 19.2 B 6 Murrieta Hot Springs Road and Madison Avenue 43.9 D 46.2 D 7 Murrieta Hot Springs Road and Jefferson Avenue 21.9 C 33.1 C 8 Guava Street and Jefferson Avenue 9.7 A 11.0 B 9 Guava Street and Madison Avenue (3) 8.2 A 9.3 A (1) Delay In Seconds (2) LOS HCM Level of Service (3) Un-Signalized Intersection Source: Hall & Foreman Inc. As provided in Table 4 under Existing Condition, the study intersections are operating at LOS D or better and ramp intersections are operating at LOS E or better. The Roadway Segment analyses were conducted for the roadway segments to determine an existing level-of-service (LOS), based on the existing roadway geometrics and the AM and PM peak hour traffic volumes. The results of the analysis are shown in Table 5 and provided in Appendix E of this report. Table 5: Roadway Segment Analysis - Existing Condition CarMax Auto Superstore/Reconditioning Center #6002 Traffic Impact Analysis Roadway Segment No. Of Two-Way Traffic Daily Arterial Service Existing Volume (ADT) Leg V/C Classification Level Lanes Service Level E Volume Madison Avenue 1A between Murrieta Hot Springs Road and Walmart Driveway #3 4 Major Arterial 34,100 12,200 0.36 Madison Avenue 1B between Walmart Driveway #3 and Guava Street 2 Major Arterial 34,100 3,500 0.10 2 Guava Street between Madison Avenue and Monroe Avenue 2 Secondary Highway () The Roadway egment has a daily volume lower than the Service Level C threshold. Source: Hall & Foreman Inc. 25,900 1,700 0.07 As provided in Table 5 under Existing Condition, all the roadway segments daily volumes are lower than the Service Level C threshold. 9

CARMAX #6002 MURRIETA, CALIFORNIA 10 FIGURE 4 Drawing Name: S:\150015\Eng\150015-0000\Exhibit\03_Traffic\Study\Figure 4.dwg Last Opened: Mar 09, 2015-4:30pm by: TMunoz

3. EXISTING PLUS PROJECT CONDITION Project Trip Generation The project was analyzed to determine the amount of traffic that would be generated from the proposed development. To identify potential traffic impacts from the project, trip generation factors were applied to the type of use to generate project traffic estimates. The Trip Generation Study - CarMax Auto Superstore/Reconditioning Center, dated October 2014 was referenced. The Trip Generation Study provided a methodology for trip making characteristics of the CarMax Auto Superstore/Reconditioning Center in Laurel, Maryland, which consists of a preowned sales and service dealership including a Reconditioning Facility, an Auction Area, and Car Wash. As presented in Table 6, trips are provided as Auto Trips, Truck Trips, Total Trips, and ESAL Trips generated as a factor of the total site 38.67 acres. The percentages used for the Auto Trips, Truck Trips, and Total Trips are values obtained from the Trip Generation Study - CarMax Auto Superstore/Reconditioning Center, October 2014. The Equivalent Single Axle Loads (ESAL) Trips are calculated with an ESAL factor of 2.0. Table 6: Project Trip Generation CarMax Auto Superstore/Reconditioning Center #6002 Traffic Impact Analysis Use Weekday Weekend A.M. Peak Hour P.M. Peak Hour Daily Daily In Out Total In Out Total CarMax Auto Superstore / 1 Reconditioning Center Auto Trips Per Acre 73.04 63.56 4.87 0.85 5.72 2.52 3.76 6.28 Truck Trips Per Acre 4.66 4.18 0.22 0.09 0.30 0.11 0.24 0.35 Total Trips Per Acre 77.70 67.75 5.09 0.93 6.02 2.63 4.00 6.63 38.67 Acres 3023 2635 198 36 234 102 156 258 Auto Trips 2,841 2,473 189 33 222 98 146 244 Truck Trips 181 163 8 3 12 4 9 14 Total Trips 3,023 2,635 198 36 234 102 156 258 PCE Trips 3,204 2,798 206 40 246 107 165 271 Source: Trip Generation Study - CarMax Auto Superstore/Reconditioning Center, October 2014 As presented in Table 6, it is estimated that the project will generate a total of 3,204 PCE weekday daily trips and 2,798 PCE weekend daily trips, with 246 PCE trips during the weekday AM peak hour and 271 PCE trips during the weekday PM peak hour. 11

Project Trip Distribution To address the impacts of the estimated project traffic, the trips were distributed and assigned to the surrounding streets and study intersections. The project traffic was distributed based on the anticipated project utilization. Once the distribution pattern was established, project trips were assigned to the area streets that serve the project. Figure 5 illustrates the general and specific estimated distribution pattern for the primary and pass-by project trips. Figure 6 illustrates the estimated AM and PM peak hours for the PCE project traffic volumes. The project traffic was added to the existing traffic volume to assess the impacts generated. 12

TRIP DISTRIBUTION CARMAX #6002 MURRIETA, CALIFORNIA 13 FIGURE 5 Drawing Name: S:\150015\Eng\150015-0000\Exhibit\03_Traffic\Study\Figure 5.dwg Last Opened: Mar 09, 2015-4:31pm by: TMunoz

PROJECT TRIPS CARMAX #6002 MURRIETA, CALIFORNIA 14 FIGURE 6 Drawing Name: S:\150015\Eng\150015-0000\Exhibit\03_Traffic\Study\Figure 6.dwg Last Opened: Mar 09, 2015-4:31pm by: TMunoz

Project Traffic Analysis Based on the proposed traffic distribution, assignment patterns and project trip generation, intersection capacity analyses were conducted to assess the estimated project impacts. To determine the project impacts at the study intersection and driveways, project trips were added to the Existing Condition volumes to produce the Existing plus Project Condition volumes. Figure 7 illustrates the calculated Existing plus Project Condition traffic volumes. Intersection capacity analysis for the Existing plus Project Condition was performed using the methodology presented in Chapter 2. The results of the analysis are shown in Table 7 and provided in Appendix D of this report. Table 7: Intersection Capacity Analysis - Existing + Project Condition CarMax Auto Superstore/Reconditioning Center #6002 Traffic Impact Analysis Intersection AM PM Delay (1) LOS(2) Delay (1) LOS(2) 1 Murrieta Hot Springs Road and I-215 Freeway Northbound Ramps 11.2 B 7.6 A 2 Murrieta Hot Springs Road and I-215 Freeway Southbound Ramps 31.6 C 11.8 B 3 Murrieta Hot Springs Road and Hancock Avenue 11.8 B 14.6 B 4 Murrieta Hot Springs Road and I-15 Freeway Northbound Ramps 13.2 B 24.7 C 5 Murrieta Hot Springs Road and I-15 Freeway Southbound Ramps 22.4 C 19.2 B 6 Murrieta Hot Springs Road and Madison Avenue 46.7 D 51.5 D Mitigations Modify Intersection Striping 45.4 D 45.8 D 7 Murrieta Hot Springs Road and Jefferson Avenue 22.1 C 33.0 C 8 Guava Street and Jefferson Avenue 9.9 A 11.3 B 9 Guava Street and Madison Avenue (3) 8.3 A 9.4 A 10 Guava Street and Project Driveway #2 (3) 10.3 B 11.0 B 11 Guava Street and Project Driveway #1 (3) 9.0 A 11.0 B (1) Delay In Seconds (2) LOS HCM Level of Service (3) Un-Signalized Intersection Source: Hall & Foreman Inc. As presented in Table 7 under Existing plus Project Condition, all of the study intersections are anticipated to continue to operate at LOS D or better and ramp intersections are anticipated to continue operate at LOS E or better. The Project Specific Mitigations proposes extending the existing northbound right turn lane and converting a through lane to a shared through-right turn lane. With the proposed mitigations the intersection is anticipated to continue to operate at LOS D. Figure 8 illustrates the Existing plus Project Condition intersection geometrics, the mitigations are outlined in Chapter 7. 15

Roadway Segment analyses for the Existing plus Project Condition was performed using the methodology presented in Chapter 2. The results of the analysis are shown in Table 8 and provided in Appendix E of this report. Table 8: Roadway Segment Analysis - Existing + Project Condition CarMax Auto Superstore/Reconditioning Center #6002 Traffic Impact Analysis Roadway Segment No. Of Two-Way Traffic Daily Arterial Service Existing Volume (ADT) Leg V/C Classification Level Lanes Service Level E Volume Madison Avenue 1A between Murrieta Hot Springs Road and Walmart Driveway #3 4 Major Arterial 34,100 15,000 0.44 Madison Avenue 1B between Walmart Driveway #3 and Guava Street 2 Major Arterial 34,100 3,700 0.11 2 Guava Street between Madison Avenue and Monroe Avenue 2 Secondary Highway ()The Roadway Segment has a daily volume lower than the Service Level C threshold. Source: Hall & Foreman Inc. 25,900 1,700 0.07 As provided in Table 8 under Existing + Project Condition, all the roadway segments daily volumes are anticipated to continue to be lower than the Service Level C threshold.. 16

CARMAX #6002 MURRIETA, CALIFORNIA 17 FIGURE 7 Drawing Name: S:\150015\Eng\150015-0000\Exhibit\03_Traffic\Study\Figure 7.dwg Last Opened: Mar 09, 2015-4:31pm by: TMunoz

CARMAX #6002 MURRIETA, CALIFORNIA 18 FIGURE 8 Drawing Name: S:\150015\Eng\150015-0000\Exhibit\03_Traffic\Study\Figure 8.dwg Last Opened: Mar 12, 2015-12:34pm by: TMunoz

4. BACKGROUND CONDITION Area Growth To analyze the project impacts, the inclusion of ambient traffic within the study area is necessary. Typically, regional and local growth is expected over the years at rates ranging from 1% to 2% compounded annually. The regional and local growth is based on the existing traffic volumes, an annual 2% increase up to Project Year/Buildout 2016. This growth is known as background traffic. The analysis of background traffic allows a comparison of traffic impacts with and without the project applying the growth to the existing turn movement volumes. Figure 9 illustrates Background Condition traffic volumes. Background Traffic Analysis To determine the impacts of the project to the study intersection, anticipated regional growth and other area project trips were added to existing condition volumes to produce the Background Condition volumes. The analysis was conducted with the existing intersection geometrics. Intersection capacity analysis for the Background Condition was performed using the methodology presented in Chapter 2. The results of the analysis are shown in Table 9 and provided in Appendix D of this report. Table 9: Intersection Capacity Analysis - Background Condition CarMax Auto Superstore/Reconditioning Center #6002 Traffic Impact Analysis Intersection AM PM Delay (1) LOS(2) Delay (1) LOS(2) 1 Murrieta Hot Springs Road and I-215 Freeway Northbound Ramps 11.5 B 7.6 A 2 Murrieta Hot Springs Road and I-215 Freeway Southbound Ramps 31.8 C 12.3 B 3 Murrieta Hot Springs Road and Hancock Avenue 12.0 B 15.4 B 4 Murrieta Hot Springs Road and I-15 Freeway Northbound Ramps 13.1 B 19.9 B 5 Murrieta Hot Springs Road and I-15 Freeway Southbound Ramps 22.1 C 19.8 B 6 Murrieta Hot Springs Road and Madison Avenue 44.3 D 46.9 D 7 Murrieta Hot Springs Road and Jefferson Avenue 21.9 C 33.4 C 8 Guava Street and Jefferson Avenue 11.1 B 12.3 B 9 Guava Street and Madison Avenue (3) 8.5 A 9.8 A (1) Delay In Seconds (2) LOS HCM Level of Service (3) Un-Signalized Intersection Source: Hall & Foreman Inc. As provided in Table 9 under Background Condition, the study intersections are anticipated to continue operate at LOS D or better and ramp intersections are anticipated to continue operate at LOS E or better. 19

Roadway Segment analyses for Background Condition was performed using the methodology presented in Chapter 2. The results of the analysis are shown in Table 10 and provided in Appendix E of this report. Table 10: Roadway Segment Analysis - Background Condition CarMax Auto Superstore/Reconditioning Center #6002 Traffic Impact Analysis Roadway Segment No. Of Two-Way Traffic Daily Arterial Service Existing Volume (ADT) Leg V/C Classification Level Lanes Service Level E Volume Madison Avenue 1A between Murrieta Hot Springs Road and Walmart Driveway #3 4 Major Arterial 34,100 12,500 0.37 Madison Avenue 1B between Walmart Driveway #3 and Guava Street 2 Major Arterial 34,100 3,800 0.11 2 Guava Street between Madison Avenue and Monroe Avenue 2 Secondary Highway ()The Roadway Segment has a daily volume lower than the Service Level C threshold. Source: Hall & Foreman Inc. 25,900 2,100 0.08 As provided in Table 10 under Background Condition, all the roadway segments daily volumes are anticipated to continue to be lower than the Service Level C threshold. 20

CARMAX #6002 MURRIETA, CALIFORNIA 21 FIGURE 9 Drawing Name: S:\150015\Eng\150015-0000\Exhibit\03_Traffic\Study\Figure 9.dwg Last Opened: Mar 09, 2015-4:39pm by: TMunoz

5. PROJECT COMPLETION Project Traffic Analysis Based on the proposed traffic distribution, assignment patterns and project trip generation, intersection capacity analyses were conducted to assess the estimated project impacts. To determine the project impacts at the study intersection and driveways, project trips were added to the Background Condition volumes to produce the Project Condition volumes. Figure 10 illustrates the calculated Project Completion traffic volumes. Intersection capacity analysis for the Project Condition was performed using the methodology presented in Chapter 2. The results of the analysis are shown in Table 11 and provided in Appendix D of this report. Table 11: Intersection Capacity Analysis - Project Completion CarMax Auto Superstore/Reconditioning Center #6002 Traffic Impact Analysis Intersection AM PM Delay (1) LOS(2) Delay (1) LOS(2) 1 Murrieta Hot Springs Road and I-215 Freeway Northbound Ramps 11.5 B 7.9 A 2 Murrieta Hot Springs Road and I-215 Freeway Southbound Ramps 31.9 C 12.3 B 3 Murrieta Hot Springs Road and Hancock Avenue 12.0 B 15.5 B 4 Murrieta Hot Springs Road and I-15 Freeway Northbound Ramps 13.6 B 26.2 C 5 Murrieta Hot Springs Road and I-15 Freeway Southbound Ramps 22.4 C 19.9 B 6 Murrieta Hot Springs Road and Madison Avenue 47.3 D 52.0 D Mitigations Modify Intersection Striping 45.9 D 46.4 D 7 Murrieta Hot Springs Road and Jefferson Avenue 22.1 C 33.9 C 8 Guava Street and Jefferson Avenue 11.2 B 12.6 B 9 Guava Street and Madison Avenue (3) 8.7 A 9.9 A 10 Guava Street and Project Driveway #2 (3) 10.4 B 11.1 B 11 Guava Street and Project Driveway #1 (3) 9.0 A 11.0 B (1) Delay In Seconds (2) LOS HCM Level of Service (3) Un-Signalized Intersection Source: Hall & Foreman Inc. As presented in Table 11 under Project Completion, the study intersections are anticipated to continue operate at LOS D or better and ramp intersections are anticipated to continue operate at LOS E or better. 22

Roadway Segment analyses for Project Completion was performed using the methodology presented in Chapter 2. The results of the analysis are shown in Table 12 and provided in Appendix E of this report. Table 12: Roadway Segment Analysis - Project Completion CarMax Auto Superstore/Reconditioning Center #6002 Traffic Impact Analysis Roadway Segment No. Of Two-Way Traffic Daily Arterial Service Existing Volume (ADT) Leg V/C Classification Level Lanes Service Level E Volume Madison Avenue 1A between Murrieta Hot Springs Road and Walmart Driveway #3 4 Major Arterial 34,100 15,400 0.45 Madison Avenue 1B between Walmart Driveway #3 and Guava Street 2 Major Arterial 34,100 4,100 0.12 2 Guava Street between Madison Avenue and Monroe Avenue 2 Secondary Highway ()The Roadway Segment has a daily volume lower than the Service Level C threshold. Source: Hall & Foreman Inc. 25,900 2,100 0.08 As provided in Table 12 under Project Completion, all the roadway segments daily volumes are anticipated to continue to be lower than the Service Level C threshold. 23

CARMAX #6002 MURRIETA, CALIFORNIA 24 FIGURE 10 Drawing Name: S:\150015\Eng\150015-0000\Exhibit\03_Traffic\Study\Figure 10.dwg Last Opened: Mar 09, 2015-4:41pm by: TMunoz

6. CUMULATIVE CONDITION Area Growth To analyze the cumulative impacts, the inclusion of traffic generated by other projects within the study area is necessary. The Other Area projects include approved projects that were recently constructed or will be constructed by Project Completion. The approved recently constructed or to be constructed Other Area projects are provided in Table 13. Table 13: Other Area Project Trip Generation CarMax Auto Superstore/Reconditioning Center #6002 Traffic Impact Analysis Use A.M. Peak Hour P.M. Peak Hour Daily In Out Total In Out Total 1 Creekside Village TTM 36494 (TTM-012-3247) 479 10 28 38 32 19 51 2 Creekside TTM 36629 (TTM-2014-177) 1,081 13 69 82 65 32 97 3 Fast 5 Xpress (DPO-2012-3217) 0 0 0 0 35 35 70 4 Hampton Inn (DP 2010-2970) 866 33 23 56 32 32 64 5 Jackson Highlands 9 TTM 36659 (GPA 013-159) 495 10 29 39 33 19 52 6 Jefferson Avenue/Elm Street Project (DP-2007-2215) 4,256 185 109 295 157 243 400 7 Madison Avenue/Fig Street Project (DP-2006-1913) 1,502 183 25 208 35 182 219 8 Marriott Murrieta (DPO-007-2524) 2,508 105 67 172 110 71 181 9 Murrieta 18 Office Campus (DPO-006-2037) 2,921 405 51 456 55 342 397 10 Murrieta 180 (DPO-2013-3335) 1,303 20 80 100 78 43 121 11 Murrieta Apartments (DPO-2012-3267) 745 11 46 57 45 25 70 12 Triangle (SPO-007-2452) 5,526 296 273 569 295 195 490 13 Whittaker Professional Offices (DP 02-474) 2,871 365 50 415 66 320 386 Source: (1) - City of Murrieta The project list was provided by the City of Murrieta. The list includes other area projects that do not provide trips to the proposed study intersections, these other area projects are noted with the asterisk (). The other area project trips are illustrated in Figure 11 and provided in the appendix. 25

CARMAX #6002 MURRIETA, CALIFORNIA 26 FIGURE 11 Drawing Name: S:\150015\Eng\150015-0000\Exhibit\03_Traffic\Study\Figure 11.dwg Last Opened: Mar 09, 2015-4:51pm by: TMunoz

Cumulative Condition Traffic Analysis The results of the Cumulative Condition forecasted calculations are illustrated in Figure 12, and presented in the Turn Movement summary worksheets provided in Appendix D of this report. Intersection capacity analysis for the Cumulative Condition was performed using the methodology presented in Chapter 2. The analysis was conducted with the Cumulative Condition traffic volumes and intersection geometrics from project completion and cumulative projects conditions. The results of the analysis are shown in Table 14. Table 14: Intersection Capacity Analysis - Cumulative Condition CarMax Auto Superstore/Reconditioning Center #6002 Traffic Impact Analysis Intersection AM PM Delay (1) LOS(2) Delay (1) LOS(2) 1 Murrieta Hot Springs Road and I-215 Freeway Northbound Ramps 12.0 B 8.3 A 2 Murrieta Hot Springs Road and I-215 Freeway Southbound Ramps 32.3 C 13.2 B 3 Murrieta Hot Springs Road and Hancock Avenue 35.0 D 25.6 C 4 Murrieta Hot Springs Road and I-15 Freeway Northbound Ramps 15.4 B 33.2 C 5 Murrieta Hot Springs Road and I-15 Freeway Southbound Ramps 24.1 C 20.9 C 6 Murrieta Hot Springs Road and Madison Avenue 73.1 E 97.3 F Mitigations Modify Intersection Striping 50.8 D 51.0 D 7 Murrieta Hot Springs Road and Jefferson Avenue 22.3 C 34.1 C 8 Guava Street and Jefferson Avenue 12.3 B 13.7 B 9 Guava Street and Madison Avenue (3) 11.3 B 16.8 C 10 Guava Street and Project Driveway #2 (3) 11.8 B 14.4 B 11 Guava Street and Project Driveway #1 (3) 9.4 A 13.9 B (1) Delay In Seconds (2) LOS HCM Level of Service (3) Un-Signalized Intersection Source: Hall & Foreman Inc. As presented in Table 14 under Cumulative Condition, the study intersections are anticipated to continue operate at LOS D or better and ramp intersections are anticipated to continue operate at LOS E or better. Figure 13 illustrates the Cumulative Condition with Project Completion intersection geometrics. 27

Roadway Segment analyses for Cumulative Condition was performed using the methodology presented in Chapter 2. The results of the analysis are shown in Table 15 and provided in Appendix E of this report. Table 15: Roadway Segment Analysis - Cumulative Condition CarMax Auto Superstore/Reconditioning Center #6002 Traffic Impact Analysis Roadway Segment No. Of Two-Way Traffic Daily Arterial Service Existing Volume (ADT) Leg V/C Classification Level Lanes Service Level E Volume Madison Avenue 1A between Murrieta Hot Springs Road and Walmart Driveway #3 4 Major Arterial 34,100 20,900 0.61 Madison Avenue 1B between Walmart Driveway #3 and Guava Street 2 Major Arterial 34,100 6,900 0.20 2 Guava Street between Madison Avenue and Monroe Avenue 2 Secondary Highway ()The Roadway Segment has a daily volume lower than the Service Level C threshold. Source: Hall & Foreman Inc. 25,900 2,100 0.08 As presented in Table 15 under Cumulative Condition, all the roadway segments daily volumes are anticipated to continue to be lower than the Service Level C threshold. 28

CARMAX #6002 MURRIETA, CALIFORNIA 29 FIGURE 12 Drawing Name: S:\150015\Eng\150015-0000\Exhibit\03_Traffic\Study\Figure 12.dwg Last Opened: Mar 09, 2015-4:52pm by: TMunoz

CARMAX #6002 MURRIETA, CALIFORNIA 30 FIGURE 13 Drawing Name: S:\150015\Eng\150015-0000\Exhibit\03_Traffic\Study\Figure 13.dwg Last Opened: Mar 09, 2015-4:57pm by: TMunoz

7. GENERAL PLAN UPDATE The City of Murrieta General Plan 2035 Circulation Map is provided in the Chapter 5 Circulation Element of the General Plan Update. Madison Avenue is identified as major on the General Plan 2035 Circulation Map. A major roadway provides 76 curb to curb and 100 right of way (ROW). Guava Road between Madison Avenue and Monroe Avenue is identified as secondary on the General Plan 2035 Circulation Map. A secondary roadway provides 64 curb to curb and 88 right of way (ROW). Monroe Avenue (between Guava Street and No Name roadway) and No Name Roadway (between Madison Avenue and Monroe Avenue) are identified as an industrial collector on the General Plan 2035 Circulation Map. An industrial collector roadway provides 56 curb to curb and 78 right of way (ROW). On the General Plan 2035 Trails and Bikeways Map Monroe Avenue and No Name Roadway are proposed to provide Class II Striped Bike Lanes. No Name roadway as currently identified on the General Plan 2035 Circulation Map, extends the length of the project from Madison Avenue to Monroe Avenue. Monroe Avenue as currently identified on the General Plan 2035 Circulation Map, extends from Guava to No Name roadway.thus all that would be generated and distributed along these two segments would be a direct result of the underlying land use parcel. No additional traffic would be diverted. To accommodate the proposed project layout, the No Name roadway and a portion of Monroe Avenue (extending from Guava Street to No Name roadway) will need to be removed from the General Plan 2035 Circulation Map. The identification of No Name roadway and Monroe Avenue (extending from Guava to No Name roadway) as proposed Class II Striped Bike Lanes will also need to be removed from the General Plan 2035 Trails and Bikeways Map. Illustrated in Figure 14 is the General Plan Update Volumes. Roadway Segment analyses for the General Plan Update was performed using the methodology presented in the General Plan 2035 Update, Chapter 5 Circulation Element, provided in the appendix to the report. Table 16: Roadway Segment Analysis - General Plan Update CarMax Auto Superstore/Reconditioning Center #6002 Traffic Impact Analysis Roadway Links Madison Avenue between No Name Street 1 and Guava Street Guava Street between Madison Avenue 2 and Monroe Avenue (1) V/C - Volume to Capacity Ratio (2) LOS HCM Level of Service Source: Hall & Foreman Inc. Arterial Classification Maximum Two-Way Traffic Volume (ADT) LOS E Daily Leg Volume V/C Major 34,100 16,900 0.50 A Secondary 25,900 5,600 0.22 A As provided in Table 16 under General Plan Update, the roadway segments are anticipated to continue to operate at LOS A with the added volume from No Name Street. The roadway segment analysis confirms that the additional volume from the removal of No Name Street will not impact the Madison Avenue or Guava Street roadway segments. LOS 31

2035 MODEL PLOT NOT TO SCALE 2035 ADJUSTED DAILY VOLUME W/ REMOVAL OF NO NAME STREET GENERAL PLAN UPDATE VOLUMES CARMAX #6002 MURRIETA, CALIFORNIA 32 FIGURE 14 Drawing Name: S:\150015\Eng\150015-0000\Exhibit\03_Traffic\Study\Figure 14.dwg Last Opened: Mar 09, 2015-4:58pm by: TMunoz

8. PROJECT MITIGATION AND SUMMARY In summary, the project as presented will cause traffic impacts at one identified study intersection. The proposed mitigations are as follows. Project Specific Mitigations To accommodate project traffic, specific traffic mitigations have been identified. The project specific mitigation consists of improvements to the intersection of Murrieta Hot Springs Road and Madison Avenue as illustrated in Figure 15. The recommended project mitigations include; 1. The intersection of Murrieta Hot Springs Road and Madison Avenue proposed mitigations include extending the northbound right turn lane and restriping a through lane to a shared through-right turn lane. The eastbound direction will provide dual left turn lanes, three through lanes, and a shared through right turn lane. The westbound direction will provide dual left turn lanes, three through lanes, and a right turn lane. The northbound direction will provide dual left turn lanes, a through lane, a shared throughright turn lane, and right turn lane. The southbound direction will provide will provide two left turn lanes, a through lane, and a shared through right turn lane. Cumulative Condition Mitigations As presented, the following intersections will require improvements due to traffic from approved other area projects; 1. The intersection of Murrieta Hot Springs Road and Hancock Avenue proposed mitigations include the addition of the northbound approach, an eastbound right turn lane, dual westbound left turn lanes, and restriping of a southbound right turn lane to a through lane. The eastbound direction will provide dual left turn lanes, three through lanes, and a shared through right turn lane. The westbound direction will provide dual left turn lanes, three through lanes, and a right turn lane. The northbound direction will provide dual left turn lanes, a through lane, and right turn lane. The southbound direction will provide dual left turn lanes, a through lane, and right turn lane. The construction of the recommended traffic mitigation would be the responsibility of the identified approved projects. 33

NOT TO SCALE EXTEND RIGHT TURN LANE RESTRIPE AS SHARED THROUGH-RIGHT TURN LANE PROPOSED INTERSECTION GEOMETRICS MADISON AVE AND MURRIETA HOT SPRINGS RD CARMAX #6002 MURRIETA, CALIFORNIA 34 FIGURE 15 Drawing Name: S:\150015\Eng\150015-0000\Exhibit\03_Traffic\Study\Figure 15.dwg Last Opened: Mar 12, 2015-11:40am by: TMunoz

9. APPENDIX A. Traffic Scoping Memo B. Trip Generation Study C. Other Area Projects D. Intersection Capacity Analysis Calculations E. Roadway Segment Analysis F. General Plan Update 35