Marina Loft (DRC 51-R-12)

Marina Loft (DRC 51-R-12) traffic study prepared for: Cymbal Development OCtober 2012

Traf Tech October 1, 2012 Mr. Asi Cymbal - President Cymbal Development 3470 North Miami Avenue Upper Suite Miami, Florida 33127 Re: Marina Loft (DRC 51-R-12) Revised Traffic Study Dear Mr. Cymbal: Traf Tech Engineering, Inc. is pleased to provide you with the results of the updated traffic study undertaken for the proposed Marina Loft development planned to be located on the north side of SW 5 th Street both east and west of SW 3 rd Avenue in the City of Fort Lauderdale, Florida. The traffic-related comments provided by the City of Fort Lauderdale are incorporated in the updated traffic report. It has been a pleasure working with Cymbal Development on this project. Sincerely, TRAF TECH Joaquin E. Vargas, P.E. Senior Transportation Engineer 8400 North University Drive, Suite 309, Tamarac, Florida 33321 Tel: (954) 582-0988 Fax: (954) 582-0989

TABLE OF CONTENTS INTRODUCTION...1 INVENTORY...3 Existing Land Uses...3 Proposed Land Uses and Access...3 EXISTING CONDITIONS...4 Roadway System...4 Intersections...4 TRAFFIC COUNTS...7 TRIP GENERATION...10 TRIP DISTRIBUTION AND TRAFFIC ASSIGNMENT...15 TRAFFIC ANALYSIS...22 Future Conditions Traffic Volumes...22 Level of Service Analyses...22 Ingress/Egress Driveways...38 Link Evaluation...38 Construction Traffic...38 CONCLUSIONS AND RECOMMENDATIONS...41 LIST OF FIGURES FIGURE 1 Project Location Map...2 FIGURE 2a Existing Lane Geometry...5 FIGURE 2b Existing Lane Geometry...6 FIGURE 3a Existing Traffic Counts...8 FIGURE 3b Existing Traffic Counts...9 FIGURE 4a Project Traffic Assignment Phase 1...16 FIGURE 4b Project Traffic Assignment Phase 1...17 FIGURE 5a Project Traffic Assignment Phase 2...18 FIGURE 5b Project Traffic Assignment Phase 2...19 FIGURE 6a Project Traffic Assignment Phase 3...20 FIGURE 6b Project Traffic Assignment Phase 3...21 FIGURE 7a Background Traffic Year 2015 Phase 1...23 FIGURE 7b Background Traffic Year 2015 Phase 1...24 FIGURE 8a Background Traffic Year 2017 Phase 2...25 FIGURE 8b Background Traffic Year 2017 Phase 2...26 i Marina Loft Traffic Study

FIGURE 9a Background Traffic Year 2020 Phase 3...27 FIGURE 9b Background Traffic Year 2020 Phase 3...28 FIGURE 10a Total Traffic w/project Year 2015 Phase 1...29 FIGURE 10b Total Traffic w/project Year 2015 Phase 1...30 FIGURE 11a Total Traffic w/project Year 2017 Phase 2...31 FIGURE 11b Total Traffic w/project Year 2017 Phase 2...32 FIGURE 12a Total Traffic w/project Year 2020 Phase 3...33 FIGURE 12b Total Traffic w/project Year 2020 Phase 3...34 LIST OF TABLES TABLE 1 Trip Generation Summary (Proposed Uses - Phase 1 AM Peak)...11 TABLE 2 Trip Generation Summary (Proposed Uses - Phase 1 PM Peak)...11 TABLE 3 Trip Generation Summary (Proposed Uses - Phase 2 AM Peak)...12 TABLE 4 Trip Generation Summary (Proposed Uses - Phase 2 PM Peak)...12 TABLE 5 Trip Generation Summary (Proposed Uses - Phase 3 AM Peak)...13 TABLE 6 Trip Generation Summary (Proposed Uses - Phase 3 PM Peak)...13 TABLE 7 Intersection Level of Service Analyses Signalized Intersections (Phase 1)... 35 TABLE 8 Intersection Level of Service Analyses Stop Control Intersections (Phase 1)... 35 TABLE 9 Intersection Level of Service Analyses Signalized Intersections (Phase 2)... 36 TABLE 10 Intersection Level of Service Analyses Stop Control Intersections (Phase 2)... 36 TABLE 11 Intersection Level of Service Analyses Signalized Intersections (Phase 3)... 37 TABLE 12 Intersection Level of Service Analyses Stop Control Intersections (Phase 3)... 37 TABLE 13 Link Evaluation AM Peak Hour...39 TABLE 14 Link Evaluation PM Peak Hour...40 ii Marina Loft Traffic Study

INTRODUCTION Marina Loft is a proposed mixed-use development planned to be located on the north side of SW 5 th Street both east and west of SW 3 rd Avenue in the City of Fort Lauderdale in Broward County, Florida. More specifically, the project site is bounded by the New River on the north, SW 5 th Street and SW 4 th Court on the south, the FEC railroad on the east, and SW 4 th Avenue on the west. Figure 1 on the following page shows the location of the project site as well as the transportation network located in the immediate vicinity of the project site. Traf Tech Engineering, Inc. was retained by Cymbal Development to conduct a traffic study in connection with the subject project. The study addresses trip generation, access to the site, the traffic impacts on the nearby transportation network, and potential roadway improvement intended to mitigate the new trips generated by the project, if any. This study is divided into seven (7) sections, as listed below: 1. Inventory 2. Existing Conditions 3. Traffic Counts 4. Trip Generation 5. Trip Distribution and Traffic Assignment 6. Traffic Analysis 7. Conclusions and Recommendations 1 Marina Loft Traffic Study

N SITE Traf Tech PROJECT LOCATION MAP FIGURE 1 Marina Loft Fort Lauderdale, Florida

INVENTORY Existing Land Uses The project site is divided in three parcels (East, Center, and West) and currently contains several marine-related developments currently in operation. This project includes the redevelopment of all three parcels. On the east parcel, there is an existing development called River Front Marina. On the center parcel, a boat repair facility is currently in place called Mid River Marina and on the west parcel boat storage. Proposed Land Uses and Access The existing developments located on the three parcels will be replaced with a mixed-use development consisting of residential use, retail use, restaurants, and a boat storage facility. The project will be developed in three phases. The proposed land uses and intensities associated with each phase are presented below: PHASE 1 (YEAR 2015) o 200 boat storage units (existing) o 348 residential units o 3,714 square-foot restaurant o 477 parking spaces in a parking garage on the west parcel PHASE 2 (YEAR 2017) o 339 additional residential units o 4,179 additional square feet of restaurant space o 6,008 square feet of retail use o 424 additional parking spaces in a parking garage on the center parcel PHASE 3 (YEAR 2020) o 385 additional residential units (including 13 live/work units) o 7,523 additional square feet of restaurant space o 9,250 additional square feet of retail use o 563 additional parking spaces in a parking garage on the east parcel The proposed access for the mixed-use development is planned to be provided via three access driveways (one for each parking garage). The west parcel parking structure will be served by one access driveway located off of SW 4 th Avenue, the center parking garage will be served by an access driveway located off of SW 4 th Court, the parking structure located on the east parcel will be served by a full-access driveway located off of SW 3 rd Avenue. Appendix A contains a copy of the proposed site plan for the project. 3 Marina Loft Traffic Study

EXISTING CONDITIONS This section addresses the existing roadway system located in the vicinity of the project site. Roadway System Three major north-south roadways and one east-west collector facility are located in the vicinity of the project site. The three north-south roadways include SW 7 th Avenue/SW 4 th Avenue, Andrews Avenue, and SE 3 rd Avenue. All these facilities provide two through lanes in each direction. The east-west facility located near the project site includes SW 6 th Street. This roadway generally provides one through lane in each direction and extends from Federal Highway on the east to west of SW 4 th Avenue. In addition to the above major roadways, SW 3 rd Avenue, SW 4 th Avenue and SW 4 th Court provide direct access to the project site. These roadways provide one through lane in each direction. Intersections For purposes of this study, seven intersections located in the vicinity of the proposed project were selected for analysis purposes. The seven intersections are described below: 1. SW 7 th Avenue and Broward Boulevard: This is a signalized intersection. 2. SW 4 th Avenue and SW 6 th Street: This is a signalized intersection. 3. SW 4 th Avenue and Davie Boulevard: This is a signalized intersection. 4. SW 5 th Street and SW 3 rd Avenue: This is a stop-controlled intersection 5. SW 6 th Street and SW 3 rd Avenue: This intersection is a stopped-controlled intersection with one lane on each approach. 6. SW 6 th Street and Andrews Avenue: This is a signalized intersection. The east leg of this intersection is one-way in the westbound direction. 7. SE 6 th Street and SE 3 rd Avenue: This is also a signalized intersection functioning with three approaches (the west leg is one way in the westbound direction). Figures 2a and 2b depict the turning lanes provided at the seven intersections listed above, as well as other nearby stopped-controlled intersections. 4 Marina Loft Traffic Study

N LEGEND Left-Turn Lane Through Lane Right-Turn Lane SITE Frontage Rd Free Flow ONE WAY Traf Tech EXISTING LANE GEOMETRY FIGURE 2a Marina Loft Fort Lauderdale, Florida

Broward Boulevard SW 4 th Avenue SW 7 th Ave SW 6 th Street Davie Boulevard Traf Tech EXISTING LANE GEOMETRY FIGURE 2b Marina Loft Fort Lauderdale, Florida

TRAFFIC COUNTS Traf Tech Engineering, Inc., in association with Crossroads Engineering Data, Inc., collected intersection turning movement counts at the following seven (7) intersections located within the study area: 1. SW 7 th Avenue and Broward Boulevard (signalized) 2. SW 4 th Avenue and SW 6 th Street (signalized) 3. SW 4 th Avenue and Davie Boulevard (signalized) 4. SW 5 th Street and SW 3 rd Avenue (stop control) 5. SW 6 th Street and SW 3 rd Avenue (stop control) 6. SW 6 th Street and Andrews Avenue (signalized) 7. SE 6 th Street and SE 3 rd Avenue (signalized) Figures 3a and 3b summarize the results of the intersection turning movement counts undertaken during the AM and PM peak hours. Appendix B contains the intersection turning movement counts, as collected in the field. The signal timing plans of the five signalized intersections located in the vicinity of the project site are also contained in Appendix B. 7 Marina Loft Traffic Study

N 2 (0) 28 (43) 4 (5) 5 (8) 4 (8) 9 (14) LEGEND XX AM Peak Hour (YY) PM Peak Hour (0) 2 (0) 1 (9) 7 (9) 4 (20) 32 (2) 2 SITE 2 (2) 467 (544) 197 (92) 80 (312) 1 (4) 26 (177) 36 (61) 3 (5) 14 (19) 7 (11) 56 (425) 2 (3) 22 (51) 425 (611) 69 (88) 65 (217) 87 (193) 178 (148) 460 (728) 202 (95) 172 (297) 40 (228) 35 (120) (7) 1 (2) 0 (4) 2 (2) 0 (567) 625 (55) 193 (41) 25 (102) 334 (2) 6 (5) 4 (3) 7 (1) 2 (81) 210 (61) 85 (46) 33 (470) 563 (39) 165 (633) 772 (48) 97 Traf Tech INTERSECTION TURNING MOVEMENT COUNTS FIGURE 3a Marina Loft Fort Lauderdale, Florida

Broward Boulevard 84 (130) 393 (301) 94 (43) SW 7 th Ave 31 (51) 1,098 (1,893) 38 (56) (156) 134 (1,518) 1,777 (125) 238 (300) 181 (674) 312 (59) 72 SW 6 th Street Davie Boulevard SW 4 th Avenue 80 (203) 205 (392) 78 (65) (146) 325 (701) 1,138 (76) 97 (55) 54 30 (56) 506 (808) 52 (167) (302) 407 (57) 109 Traf Tech INTERSECTION TURNING MOVEMENT COUNTS FIGURE 3b Marina Loft Fort Lauderdale, Florida

TRIP GENERATION The trip generation for the proposed Marina Loft development was based on information contained in the Institute of Transportation Engineer s (ITE) Trip Generation manual (8 th Edition). According to the subject ITE manual, the most appropriate land use categories for the subject project are ITE s Land Use 232 High Rise Residential Condominium/Townhouse, ITE s Land Use 814 Specialty Retail, and ITE s Land Use 931 Quality Restaurant. Tables 1 and 2 document the trips generated by the Phase 1 development plan. As indicated in Tables 1 and 2, the Phase 1 trips consist of approximately 1,870 daily trips, approximately 133 AM peak hour trips (27 inbound and 106 outbound), and approximately 162 PM peak hour trips (102 inbound and 60 outbound). Tables 3 and 4 document the trips generated by the Phase 2 development plan. As indicated in Tables 3 and 4, the Phase 2 trips consist of approximately 2,144 daily trips, approximately 130 AM peak hour trips (26 inbound and 104 outbound), and approximately 178 PM peak hour trips (109 inbound and 69 outbound). Tables 5 and 6 documents the trips generated by the Phase 3 development plan. As indicated in Table 5 and 6, the Phase 3 trips consist of approximately 2,762 daily trips, approximately 147 AM peak hour trips (30 inbound and 117 outbound), and approximately 227 PM peak hour trips (140 inbound and 87 outbound). The trip generation equations for the proposed development program, given by ITE, are: HIGH RISE RESIDENTIAL CONDOMINIUM/TOWNHOUSE (Land Use 232) Daily Trips T = 3.77 (X) + 223.66 Where T = average daily vehicle trip ends X = number of residential units AM Peak Hour of Adjacent Street (Typical Morning Rush Hour) T = 0.29 (X) + 28.86 (19% inbound and 81% outbound) Where T = average AM peak hour vehicle trip ends X = number of residential units PM Peak Hour of Adjacent Street (Typical Afternoon Rush Hour) T = 0.34 (X) + 15.47 (62% inbound and 38% outbound) Where T = average PM peak hour vehicle trip ends X = number of residential units 10 Marina Loft Traffic Study

TABLE 1 TRIP GENERATION SUMMARY (Proposed Uses - Phase 1) Marina Loft (DRC 51-R-12) AM Peak Hour Land Use Size Daily Trips Total Trips Inbound Outbound Residential 348 1,536 130 25 105 Restaurant 3,714 334 3 2 1 Total = 1,870 133 27 106 Source: ITE Trip Generation Manual (8th Edition) TABLE 2 TRIP GENERATION SUMMARY (Proposed Uses - Phase 1) Marina Loft (DRC 51-R-12) PM Peak Hour Land Use Size Daily Trips Total Trips Inbound Outbound Residential 348 1,536 134 83 51 Restaurant 3,714 334 28 19 9 Total = 1,870 162 102 60 Source: ITE Trip Generation Manual (8th Edition)

TABLE 3 TRIP GENERATION SUMMARY (Proposed Uses - Phase 2) Marina Loft (DRC 51-R-12) AM Peak Hour Land Use Size Daily Trips Total Trips Inbound Outbound Residential 339 1,502 127 24 103 Retail 6,008 266 0 0 0 Restaurant 4,179 376 3 2 1 Total = 2,144 130 26 104 Source: ITE Trip Generation Manual (8th Edition) TABLE 4 TRIP GENERATION SUMMARY (Proposed Uses - Phase 2) Marina Loft (DRC 51-R-12) PM Peak Hour Land Use Size Daily Trips Total Trips Inbound Outbound Residential 339 1,502 131 81 50 Retail 6,008 266 16 7 9 Restaurant 4,179 376 31 21 10 Total = 2,144 178 109 69 Source: ITE Trip Generation Manual (8th Edition)

TABLE 5 TRIP GENERATION SUMMARY (Proposed Uses - Phase 3) Marina Loft (DRC 51-R-12) AM Peak Hour Land Use Size Daily Trips Total Trips Inbound Outbound Residential 385 1,675 141 27 114 Retail 9,250 410 0 0 0 Restaurant 7,523 677 6 3 3 Total = 2,762 147 30 117 Source: ITE Trip Generation Manual (8th Edition) TABLE 6 TRIP GENERATION SUMMARY (Proposed Uses - Phase 3) Marina Loft (DRC 51-R-12) PM Peak Hour Land Use Size Daily Trips Total Trips Inbound Outbound Residential 385 1,675 146 91 55 Retail 9,250 410 25 11 14 Restaurant 7,523 677 56 38 18 Total = 2,762 227 140 87 Source: ITE Trip Generation Manual (8th Edition)

SPECIALTY RETAIL (Land Use 814) Daily Trips T = 44.32 (X) Where T = average daily vehicle trip ends X = 1,000 square feet of gross leasable area AM Peak Hour of Adjacent Street (Typical Morning Rush Hour) T = Not Provided (Assumed to be zero) PM Peak Hour of Adjacent Street (Typical Afternoon Rush Hour) T = 2.71 (X) (44% inbound and 56% outbound) Where T = average PM peak hour vehicle trip ends X = 1,000 square feet of gross leasable area QUALITY RESTAURANT (Land Use 931) Daily Trips T = 89.95 (X) Where T = average daily vehicle trip ends X = 1,000 square feet of gross floor area AM Peak Hour of Adjacent Street (Typical Morning Rush Hour) T = 0.81 (X) (Distribution assumed to be 50% inbound and 50% outbound) Where T = average PM peak hour vehicle trip ends X = 1,000 square feet of gross floor area PM Peak Hour of Adjacent Street (Typical Afternoon Rush Hour) T = 7.49 (X) (67% inbound and 33% outbound) Where T = average PM peak hour vehicle trip ends X = 1,000 square feet of gross floor area It is important to mention that in order to assess impacts with a conservative approach, no trip deductions were made to account for internal trips, passer-by traffic, or other modes of transportation. 14 Marina Loft Traffic Study

TRIP DISTRIBUTION AND TRAFFIC ASSIGNMENT The trip distribution and traffic assignment for the proposed project was based on knowledge of the study area, examination of the surrounding roadway network characteristics, review of current traffic volumes, and existing land use patterns. The trip distribution assumed for the Marina Loft mixed-use development is summarized below: o 15% to and from the north via NW 7 th Avenue (north of Broward Boulevard) o 10% to and from the north via South Andrews Avenue o 2% to and from the north via SE 3 rd Avenue o 10% to and from the south via SW 4 th Avenue (south of Davie Boulevard) o 5% to and from the south via South Andrews Avenue o 3% to and from the south via SE 3 rd Avenue o 5% to and from the east via SE 6 th Street/SE 7 th Street east of SE 3 rd Avenue The AM and PM peak hour traffic generated by the Marina Loft mixed-use project was assigned to the nearby transportation network using the trip distribution documented above. The traffic assignment associated with Phase 1 is summarized in Figures 4a and 4b. The traffic assignment associated with Phase 2 is summarized in Figures 5a and 5b. The traffic assignment associated with Phase 3 is summarized in Figures 6a and 6b. 15 Marina Loft Traffic Study

N 3 (10) 106 (60) (62) 16 3 (10) SITE 10% (6) 11 2% LEGEND XX AM Peak Hour (YY) PM Peak Hour 45% Frontage Road (30) 8 10% 5% 12 (46) 48 (27) 32 (18) 80 (45) 26 (15) 4 (16) 3 (10) 1 (2) 1 (5) (30) 8 (46) 12 30% 5% (6) 11 (9) 15 (5) 1 3% (3) 1 Traf Tech PROJECT TRAFFIC ASSIGNMENT Phase 1 FIGURE 4a Marina Loft Fort Lauderdale, Florida

15% 25% Broward Boulevard 5% 4 (15) SW 7 th Ave 1 (5) (26) 7 (15) 27 (9) 16 (3) 5 SW 6 th Street Davie Boulevard SW 4 th Avenue 15% 5% 16 (9) 11 (6) 5 (3) (15) 4 1 (5) (10) 3 10% Traf Tech PROJECT TRAFFIC ASSIGNMENT Phase 1 FIGURE 4b Marina Loft Fort Lauderdale, Florida

N 3 (11) 104 (69) (66) 15 3 (11) SITE 10% (8) 11 2% LEGEND XX AM Peak Hour (YY) PM Peak Hour 45% Frontage Road (32) 8 10% 5% 11 (48) 46 (30) 32 (20) 78 (50) 26 (19) 4 (18) 3 (11) 1 (2) 1 (6) (32) 8 (48) 11 30% 5% (8) 11 (11) 15 (6) 1 3% (3) 1 Traf Tech PROJECT TRAFFIC ASSIGNMENT Phase 2 FIGURE 5a Marina Loft Fort Lauderdale, Florida

15% 25% Broward Boulevard 5% 4 (16) SW 7 th Ave 1 (5) (27) 6 (17) 26 (10) 15 (3) 5 SW 6 th Street Davie Boulevard SW 4 th Avenue 15% 5% 16 (10) 11 (7) 5 (3) (16) 4 1 (5) (11) 3 10% Traf Tech PROJECT TRAFFIC ASSIGNMENT Phase 2 FIGURE 5b Marina Loft Fort Lauderdale, Florida

N 3 (14) 117 (87) (42) 9 (84) 18 3 (14) SITE 10% (9) 11 2% LEGEND XX AM Peak Hour (YY) PM Peak Hour 45% Frontage Road (42) 9 10% 5% 14 (63) 53 (39) 36 (26) 89 (65) 28 (22) 4 (21) 3 (13) 1 (2) 1 (7) (42) 9 (63) 14 30% 5% (9) 11 (13) 17 (7) 1 3% (4) 1 Traf Tech PROJECT TRAFFIC ASSIGNMENT Phase 3 FIGURE 6a Marina Loft Fort Lauderdale, Florida

15% 25% Broward Boulevard 5% 5 (21) SW 7 th Ave 1 (7) (35) 8 (22) 29 (13) 18 (4) 6 SW 6 th Street Davie Boulevard SW 4 th Avenue 15% 5% 18 (13) 12 (9) 6 (4) (21) 5 1 (7) (14) 3 10% Traf Tech PROJECT TRAFFIC ASSIGNMENT Phase 3 FIGURE 6b Marina Loft Fort Lauderdale, Florida

TRAFFIC ANALYSIS This section of the study is divided into two parts. The first part consists of developing the future conditions traffic volumes for the study area. The second part includes levelof-service analyses for existing and future conditions. Future Conditions Traffic Volumes Two sets of future traffic volumes were developed. The first set includes background traffic conditions for each of the three development phases and the second set adds the project trips anticipated to be generated by each individual phase of the Marina Loft project. In order to develop future-year traffic volumes, without the proposed project, two separate analyses were undertaken. The first analysis converts the existing AM and PM peak hour traffic counts collected in the field during the month of July to average peak season conditions. Based on FDOT s Peak Season Factor Category report, an adjustment factor of 1.09 is required to convert traffic counts collected in the fourth week of July to average peak season conditions (refer to Appendix C). The second analysis includes a growth factor to project 2012 peak season traffic volumes to the three future analysis years (2015, 2017, and 2020). For purposes of this traffic study, a 0.5% growth rate was applied to the 2012 traffic counts in order to develop 2015, 2017 and 2020 background traffic conditions. The 0.5% traffic growth rate is considered conservative since two nearby traffic count stations have reflected negative traffic growth along SW 7 th Avenue and SW 4 th Avenue (refer to Appendix C). Additionally, future trips associated with seven readily-available developments (Andrews Towers, Broward Courthouse, one20fourth, New River Yacht Club, Progresso Point, 111 Broward, and Henry Square) were added to the background traffic. Information pertaining to these seven approved projects is contained in Appendix D. The future traffic calculations (peak season adjustments, traffic growth, committed developments, and the traffic associated with the three phases of the proposed development) for the study intersections are contained in Appendix E in tabular format. Figures 7a, 7b, 8a, 8b, 9a, 9b, 10a, 10b, 11a, 11b, 12a, and 12b present the future traffic volumes for the study area. Figures 7a through 9b include background traffic only (for each development phase) and Figures 10a through 12b present the total traffic conditions for each development phase. Level of Service Analyses Intersection capacity analyses were performed for the seven study intersections. The analyses were undertaken following the capacity/level of service procedures outlined in the Highway Capacity Manual using SYNCHRO. The results of the intersection analyses are summarized in Tables 7 through12. Appendix F contains the computer printouts of the intersection capacity analyses. 22 Marina Loft Traffic Study

N 2 (0) 31 (48) 4 (6) 6 (9) 4 (9) 10 (15) LEGEND XX AM Peak Hour (YY) PM Peak Hour (0) 2 (0) 1 (10) 8 (10) 4 (22) 35 (2) 2 SITE 2 (2) 517 (602) 329 (135) 119 (431) 1 (4) 60 (335) 40 (67) 3 (6) 15 (21) 8 (12) 123 (695) 2 (3) 24 (85) 578 (826) 76 (97) 80 (257) 117 (224) 197 (164) 618 (889) 223 (105) 190 (329) 73 (279) 39 (133) (8) 1 (2) 0 (4) 2 (2) 0 (627) 692 (99) 375 (45) 28 (184) 642 (2) 7 (6) 4 (3) 8 (1) 2 (152) 270 (88) 136 (105) 120 (730) 670 (43) 183 (754) 927 (90) 115 Traf Tech BACKGROUND TRAFFIC Phase 1 (Year 2015) FIGURE 7a Marina Loft Fort Lauderdale, Florida

Broward Boulevard 93 (144) 509 (348) 104 (48) SW 7 th Ave 34 (56) 1,314 (2,244) 42 (62) (173) 148 (1,772) 2,089 (144) 294 (354) 205 (800) 357 (65) 80 SW 6 th Street Davie Boulevard SW 4 th Avenue 100 (276) 246 (519) 86 (72) (176) 430 (776) 1,259 (84) 107 (61) 60 33 (62) 560 (894) 58 (185) (357) 537 (63) 121 Traf Tech BACKGROUND TRAFFIC Phase 1 (Year 2015) FIGURE 7b Marina Loft Fort Lauderdale, Florida

N 2 (0) 137 (108) 4 (6) 9 (19) 4 (9) 10 (16) LEGEND XX AM Peak Hour (YY) PM Peak Hour (0) 2 (0) 1 (10) 8 (10) 4 (84) 52 (2) 2 SITE 2 (2) 522 (608) 343 (182) 167 (462) 1 (4) 92 (355) 120 (113) 3 (6) 42 (36) 12 (28) 124 (700) 2 (3) 25 (86) 583 (833) 77 (98) 84 (270) 118 (226) 200 (167) 623 (898) 226 (106) 192 (332) 75 (287) 39 (134) (8) 1 (2) 0 (4) 2 (2) 0 (664) 706 (99) 377 (92) 40 (185) 645 (2) 7 (6) 4 (3) 8 (1) 2 (159) 284 (98) 152 (110) 121 (735) 676 (47) 185 (761) 936 (91) 116 Traf Tech BACKGROUND TRAFFIC Phase 2 (Year 2017) FIGURE 8a Marina Loft Fort Lauderdale, Florida

Broward Boulevard 94 (145) 517 (366) 105 (48) SW 7 th Ave 35 (57) 1,326 (2,265) 43 (68) (174) 150 (1,788) 2,109 (172) 304 (372) 234 (816) 377 (69) 85 SW 6 th Street Davie Boulevard SW 4 th Avenue 116 (287) 259 (529) 92 (76) (192) 437 (783) 1,272 (85) 108 (61) 60 35 (68) 565 (903) 58 (187) (370) 545 (64) 122 Traf Tech BACKGROUND TRAFFIC Phase 2 (Year 2017) FIGURE 8b Marina Loft Fort Lauderdale, Florida

N 2 (0) 242 (178) 5 (6) 12 (30) 5 (9) 10 (16) LEGEND XX AM Peak Hour (YY) PM Peak Hour (0) 2 (0) 1 (10) 8 (10) 5 (151) 67 (2) 2 SITE 2 (2) 530 (617) 357 (231) 215 (497) 1 (5) 124 (378) 199 (164) 3 (6) 68 (56) 16 (46) 125 (707) 2 (3) 25 (87) 590 (843) 78 (100) 88 (284) 120 (229) 204 (172) 631 (910) 229 (108) 195 (337) 76 (297) 40 (136) (8) 1 (2) 0 (5) 2 (2) 0 (705) 725 (100) 380 (141) 51 (187) 651 (2) 7 (6) 5 (3) 8 (1) 2 (168) 298 (110) 168 (117) 122 (743) 686 (50) 189 (772) 949 (91) 118 Traf Tech BACKGROUND TRAFFIC Phase 3 (Year 2020) FIGURE 9a Marina Loft Fort Lauderdale, Florida

Broward Boulevard 95 (147) 528 (387) 107 (49) SW 7 th Ave 35 (58) 1,345 (2,297) 45 (74) (177) 152 (1,814) 2,139 (201) 314 (394) 263 (838) 397 (73) 92 SW 6 th Street Davie Boulevard SW 4 th Avenue 134 (300) 274 (543) 98 (80) (211) 447 (795) 1,291 (86) 110 (62) 61 36 (74) 574 (917) 59 (189) (387) 555 (65) 124 Traf Tech BACKGROUND TRAFFIC Phase 3 (Year 2020) FIGURE 9b Marina Loft Fort Lauderdale, Florida

N 2 (0) 137 (108) 4 (6) 9 (19) 4 (9) 10 (15) LEGEND XX AM Peak Hour (YY) PM Peak Hour (0) 2 (0) 1 (10) 8 (10) 4 (84) 51 (2) 2 SITE 2 (2) 517 (602) 341 (181) 167 (458) 1 (4) 92 (353) 120 (112) 3 (6) 41 (36) 12 (28) 123 (695) 2 (3) 24 (85) 578 (826) 76 (97) 83 (267) 117 (224) 198 (166) 618 (889) 223 (105) 190 (329) 74 (284) 39 (133) (8) 1 (2) 0 (4) 2 (2) 0 (657) 700 (99) 375 (91) 40 (184) 642 (2) 7 (6) 4 (3) 8 (1) 2 (158) 281 (97) 151 (110) 121 (730) 670 (46) 184 (754) 927 (90) 115 Traf Tech TOTAL TRAFFIC with PROJECT Phase 1 (Year 2015) FIGURE 10a Marina Loft Fort Lauderdale, Florida

Broward Boulevard 93 (144) 513 (363) 104 (48) SW 7 th Ave 34 (56) 1,314 (2,244) 43 (67) (173) 148 (1,772) 2,089 (170) 301 (369) 232 (809) 373 (68) 85 SW 6 th Street Davie Boulevard SW 4 th Avenue 116 (285) 257 (525) 91 (75) (191) 434 (776) 1,259 (84) 107 (61) 60 34 (67) 560 (894) 58 (185) (367) 540 (63) 121 Traf Tech TOTAL TRAFFIC with PROJECT Phase 1 (Year 2015) FIGURE 10b Marina Loft Fort Lauderdale, Florida

N 2 (0) 241 (177) 4 (6) 12 (30) 4 (9) 10 (16) LEGEND XX AM Peak Hour (YY) PM Peak Hour (0) 2 (0) 1 (10) 8 (10) 4 (150) 67 (2) 2 SITE 2 (2) 522 (608) 354 (230) 213 (492) 1 (4) 124 (375) 198 (163) 3 (6) 68 (55) 16 (46) 124 (700) 2 (3) 25 (86) 583 (833) 77 (98) 87 (281) 118 (226) 201 (169) 623 (898) 226 (106) 192 (332) 76 (293) 39 (134) (8) 1 (2) 0 (4) 2 (2) 0 (696) 714 (99) 377 (140) 51 (185) 645 (2) 7 (6) 4 (3) 8 (1) 2 (167) 295 (109) 167 (116) 122 (735) 676 (50) 186 (761) 936 (91) 116 Traf Tech TOTAL TRAFFIC with PROJECT Phase 2 (Year 2017) FIGURE 11a Marina Loft Fort Lauderdale, Florida

Broward Boulevard 94 (145) 521 (382) 105 (48) SW 7 th Ave 35 (57) 1,326 (2,265) 44 (73) (174) 150 (1,788) 2,109 (199) 310 (389) 260 (826) 392 (72) 90 SW 6 th Street Davie Boulevard SW 4 th Avenue 132 (297) 270 (536) 97 (79) (208) 441 (783) 1,272 (85) 108 (61) 60 36 (73) 565 (903) 58 (187) (381) 548 (64) 122 Traf Tech TOTAL TRAFFIC with PROJECT Phase 2 (Year 2017) FIGURE 11b Marina Loft Fort Lauderdale, Florida

N 2 (0) 359 (265) 5 (6) 15 (44) 5 (9) 10 (16) LEGEND XX AM Peak Hour (YY) PM Peak Hour (0) 2 (0) 1 (10) 8 (10) 5 (235) 85 (2) 2 SITE 2 (2) 530 (617) 371 (294) 268 (536) 1 (5) 160 (404) 288 (229) 3 (6) 96 (78) 20 (67) 125 (707) 2 (3) 25 (87) 590 (843) 78 (100) 91 (297) 120 (229) 205 (174) 631 (910) 229 (108) 195 (337) 77 (304) 40 (136) (8) 1 (2) 0 (5) 2 (2) 0 (747) 734 (100) 380 (204) 65 (187) 651 (2) 7 (6) 5 (3) 8 (1) 2 (177) 309 (123) 185 (124) 123 (743) 686 (54) 190 (772) 949 (91) 118 Traf Tech TOTAL TRAFFIC with PROJECT Phase 3 (Year 2020) FIGURE 12a Marina Loft Fort Lauderdale, Florida

Broward Boulevard 95 (147) 533 (408) 107 (49) SW 7 th Ave 35 (58) 1,345 (2,297) 46 (81) (177) 152 (1,814) 2,139 (236) 322 (416) 292 (851) 415 (77) 98 SW 6 th Street Davie Boulevard SW 4 th Avenue 152 (313) 286 (552) 104 (84) (232) 452 (795) 1,291 (86) 110 (62) 61 37 (81) 574 (917) 59 (189) (401) 558 (65) 124 Traf Tech TOTAL TRAFFIC with PROJECT Phase 3 (Year 2020) FIGURE 12b Marina Loft Fort Lauderdale, Florida

TABLE 7 Intersection Level of Service Signalized Intersections Marina Loft Phase 1 Future Traffic Conditions Intersection 2012 Existing 2015 Without Phase 1 2015 With Phase 1 Broward/SW 7 th Avenue D (D) E (E) E (E) SW 4 th Ave/SW 6 th St A (B) C (E) C (E) SW 4 th Ave/Davie Blvd C (C) D (D) D (D) SW 6 th St/Andrews B (B) B (B) B (B) SE 6 th St/SE 3 rd Ave A (B) A (B) A (B) Source: Highway Capacity Manual. LEGEND: AM Peak (PM Peak) As indicated in Table 7, all signalized intersections are currently operating adequately. Level of service deficiencies are expected in the year 2015 without the Marina Loft development. The Marina Loft Phase 1 development will not cause any of the signalized intersection to degrade in level of service (the deficient intersections will remain deficient at level of service E ). However, signal timing fine-tuning is recommended for the intersection of SW 4 th Avenue and SW 6 th Street in order to improve the side-street operation. TABLE 8 Intersection Level of Service Stop Control Intersections Marina Loft Phase 1 Future Traffic Conditions Intersection/Movements 2012 Existing Year 2015 Without Phase 1 Year 2015 With Phase 1 SW 6 th Street/SW 3 rd Ave A (A) B (B) C (C) - NB B (C) C (E) D (F) - SB B (C) B (E) C (F) - EB Left-Turn A (A) A (A) A (A) - WB Left-Turn A (A) A (A) A (A) SW 5 th Street/SW 3 rd Ave A (A) A (A) A (A) - NB Left-Turn A (A) A (A) A (A) - SB Left-Turn A (A) A (A) A (A) - EB A (A) A (A) A (A) - WB A (A) A (A) B (B) Source: Highway Capacity Manual. LEGEND: AM Peak (PM Peak) As indicated in Table 8, the northbound and southbound approaches of the SW 6 th Street/SW 3 rd Avenue intersection are projected to experience less-than-desirable delay during afternoon peak period. Therefore, it is recommended that a second northbound and a second southbound lane be added to the intersection in order to operate both approaches with a shared left-turn/through lane and an exclusive right-turn lane. 35 Marina Loft Traffic Study

TABLE 9 Intersection Level of Service Signalized Intersections Marina Loft Phase 2 Future Traffic Conditions Intersection 2012 Existing 2015 With Phase 1 2017 With Phase 2 Broward/SW 7 th Avenue D (D) E (E) E (F) SW 4 th Ave/SW 6 th St A (B) C (E) C (F) SW 4 th Ave/Davie Blvd C (C) D (D) D (D) SW 6 th St/Andrews B (B) B (B) B (C) SE 6 th St/SE 3 rd Ave A (B) A (B) A (B) Source: Highway Capacity Manual. LEGEND: AM Peak (PM Peak) As indicated in Table 9, at the buildout year of Phase 2 level of service F conditions are projected for the Broward/SW 7 th Avenue intersection and the SW 4 th Avenue/SW 6 th Street intersection. Since the Broward/SW 7 th Avenue consists of the intersection of a County roadway and an FDOT facilities, transit oriented concurrency will address the projected deficiency at this location. Moreover, signal timing fine-tuning is recommended for the intersection of SW 4 th Avenue and SW 6 th Street in order to improve the side-street operation. TABLE 10 Intersection Level of Service Stop Control Intersections Marina Loft Phase 2 Future Traffic Conditions Intersection/Movements 2012 Existing Year 2015 With Phase 1 Year 2017 With Phase 2 SW 6 th Street/SW 3 rd Ave A (A) C (C) D (D) - NB B (C) D (F) D (F) - SB B (C) C (F) D (F) - EB Left-Turn A (A) A (A) A (A) - WB Left-Turn A (A) A (A) A (A) SW 5 th Street/SW 3 rd Ave A (A) A (A) A (A) - NB Left-Turn A (A) A (A) A (A) - SB Left-Turn A (A) A (A) A (A) - EB A (A) A (A) B (A) - WB A (A) B (B) B (B) Source: Highway Capacity Manual. LEGEND: AM Peak (PM Peak) As presented in Table 10, the northbound and southbound approaches of the SW 6 th Street/SW 3 rd Avenue intersection are projected to operate at level of service F. Therefore, it is recommended that a second northbound lane and a second southbound lane be added to the intersection in order to operate both approaches with a shared leftturn/through lane and an exclusive right-turn lane. 36 Marina Loft Traffic Study

TABLE 11 Intersection Level of Service Signalized Intersections Marina Loft Phase 3 Future Traffic Conditions Intersection 2012 Existing 2017 With Phase 2 2020 With Phase 3 Broward/SW 7 th Avenue D (D) E (F) E (F) SW 4 th Ave/SW 6 th St A (B) C (F) C (F) SW 4 th Ave/Davie Blvd C (C) D (D) D (D) SW 6 th St/Andrews B (B) B (C) B (C) SE 6 th St/SE 3 rd Ave A (B) A (B) A (B) Source: Highway Capacity Manual. LEGEND: AM Peak (PM Peak) Similar to the Phase 2 projected traffic conditions, level of service F conditions are expected for the Broward/SW 7 th Avenue intersection and the SW 4 th Avenue/SW 6 th Street intersection during the buildout of Phase 3 in 2020. As indicated previously, transit oriented concurrency will address the projected deficiency at this Broward Boulevard location. Moreover, signal timing fine-tuning is recommended for the intersection of SW 4 th Avenue and SW 6 th Street in order to improve the side-street operation. TABLE 12 Intersection Level of Service Stop Control Intersections Marina Loft Phase 3 Future Traffic Conditions Intersection/Movements 2012 Existing Year 2017 With Phase 2 Year 2020 With Phase 3 SW 6 th Street/SW 3 rd Ave A (A) D (D) E (E) - NB B (C) D (F) E (F) - SB B (C) D (F) F (F) - EB Left-Turn A (A) A (A) A (B) - WB Left-Turn A (A) A (A) A (A) SW 5 th Street/SW 3 rd Ave A (A) A (A) A (A) - NB Left-Turn A (A) A (A) A (A) - SB Left-Turn A (A) A (A) A (A) - EB A (A) B (A) B (B) - WB A (A) B (B) B (B) Source: Highway Capacity Manual. LEGEND: AM Peak (PM Peak) As indicated in Table 12, the northbound and southbound approaches of the SW 6 th Street/SW 3 rd Avenue intersection are projected to fail. If right-of-way is available, it is recommended that separate eastbound and westbound left-turn lanes be provided along SW 6 th Street and two approach lanes on both the north and south legs of the intersection. 37 Marina Loft Traffic Study

As indicated in Appendix F, the proposed signal timing optimization consist of transferring green time (approximately 14 seconds) from the north-south through phase to the east-west phase. Additionally, the timing for the southbound left-turn protected phase was increased from 12 seconds to 16 seconds. The cycle length remained at 80 seconds in order to maintain Broward County s coordination along SW 7 th /4 th Avenue. Ingress/Egress Driveways As indicated in the existing traffic counts documented in Figure 3a, the project trips summarized in Figures 4a, 5a, and 6a, the background traffic conditions depicted in Figures 7a, 8a, and 9a, as well as the total traffic volumes presented in Figures 10a, 11a, and 12a, almost all of the traffic volume projected at the SW 4 th Avenue driveway, the SW 4 th Court entrance/exit driveway, and the SW 3 rd Avenue ingress/egress driveway is associated with the Marina Loft development. For this reason, minimal to no queuing is projected at the three garage entrance/exit driveways. Link Evaluation A roadway link analysis was conducted for the study area. The subject segment evaluation is presented in Tables 13 and 14. As indicated in the subject tables, all roadway segments are currently operating at an acceptable level of service and will continue to operate adequately with the proposed project in place (all three phases). Construction Traffic All construction related traffic will be encouraged to arrive via SW 7 th /4 th Avenue and will access the site from SW 3 rd Avenue. All construction vehicles will be stored on site in order to avoid negative impacts to the surrounding land uses, especially the residential homes. If required by the City of Fort Lauderdale, a construction staging plan will be developed as part of this project. 38 Marina Loft Traffic Study

TABLE 13 Link Evaluation - Marina Loft AM Peak Hour Analysis Existing Traffic Phase 1 Phase 2 Phase 3 (2012) (2015) with Project (2017) with Project (2020) with Project Roadway Segment Lanes Capacity Volume LOS Volume LOS Volume LOS Volume LOS SW/SE 6th Street - Andrews to SE 3rd 3* 2635 221 ok 277 ok 282 ok 289 ok - SW 4th to Andrews 2 1332 438 ok 878 ok 943 ok 1017 ok Andrews Avenue - North of 6th Street 4 2898 1289 ok 1630 ok 1655 ok 1688 ok - South of 6th Street 4 2898 1193 ok 1637 ok 1666 ok 1704 ok SW 7th/4th Avenue - North of 6th Street 4 2898 1372 ok 1727 ok 1807 ok 1906 ok - South of 6th Street 4 2898 1313 ok 1685 ok 1739 ok 1806 ok SW 3rd Avenue - North of 6th Street 2 1040 92 ok 224 ok 344 ok 480 ok Traffic volumes taken from Figures 3a, 3b, 10a, 10b, 11a, 11b, 12a, 12b of the traffic study * One Way Westbound SW/SE 6th Street assumed as a "Major City/County Road" with up to 4.5 signals per mile Andrews Avenue assumed as a "Major City/County Road" with up to 4.5 signals per mile SW 7th/4th Avenue assumed as a "Major City/County Road" with up to 4.5 signals per mile SW 3rd Avenue assumed as a "Other Signalized Roadways" with 0-1.99 signals per mile

TABLE 14 Link Evaluation - Marina Loft PM Peak Hour Analysis Existing Traffic Phase 1 Phase 2 Phase 3 (2012) (2015) with Project (2017) with Project (2020) with Project Roadway Segment Lanes Capacity Volume LOS Volume LOS Volume LOS Volume LOS SW/SE 6th Street - Andrews to SE 3rd 3* 2635 498 ok 588 ok 605 ok 626 ok - SW 4th to Andrews 2 1332 599 ok 1019 ok 1093 ok 1189 ok Andrews Avenue - North of 6th Street 4 2898 1301 ok 1896 ok 1919 ok 1950 ok - South of 6th Street 4 2898 1381 ok 1987 ok 2019 ok 2063 ok SW 7th/4th Avenue - North of 6th Street 4 2898 1524 ok 1908 ok 2035 ok 2205 ok - South of 6th Street 4 2898 1349 ok 1718 ok 1785 ok 1875 ok SW 3rd Avenue - North of 6th Street 2 1040 140 ok 277 ok 413 ok 587 ok Traffic volumes taken from Figures 3a, 3b, 10a, 10b, 11a, 11b, 12a, 12b of the traffic study * One Way Westbound SW/SE 6th Street assumed as a "Major City/County Road" with up to 4.5 signals per mile Andrews Avenue assumed as a "Major City/County Road" with up to 4.5 signals per mile SW 7th/4th Avenue assumed as a "Major City/County Road" with up to 4.5 signals per mile SW 3rd Avenue assumed as a "Other Signalized Roadways" with 0-1.99 signals per mile

CONCLUSIONS AND RECOMMENDATIONS Marina Loft is a proposed mixed-use development planned to be located on the north side of SW 5 th Street both east and west of SW 3 rd Avenue in the City of Fort Lauderdale in Broward County, Florida. More specifically, the project site is bounded by the New River on the north, SW 5 th Street and SW 4 th Court on the south, the FEC railroad on the east, and SW 4 th Avenue on the west. Traf Tech Engineering, Inc. was retained by Cymbal Development to conduct a traffic study in connection with the subject project. The study addresses trip generation, access to the site, the traffic impacts on the nearby transportation network, and potential roadway improvement intended to mitigate the new trips generated by the project, if any. The project site is divided in three parcels (East, Center, and West) and currently contains several marine-related developments currently in operation. This project includes the redevelopment of all three parcels. On the east parcel, there is an existing development called River Front Marina. On the center parcel, a boat repair facility is currently in place called Mid River Marina and on the west parcel boat storage. The existing developments located on the three parcels will be replaced with a mixed-use development consisting of residential use, retail use, restaurants, and a boat storage facility. The project will be developed in three phases. The proposed land uses and intensities associated with each phase are presented below: PHASE 1 (YEAR 2015) o 200 boat storage units (existing) o 348 residential units o 3,714 square-foot restaurant o 477 parking spaces in a parking garage on the west parcel PHASE 2 (YEAR 2017) o 339 additional residential units o 4,179 additional square feet of restaurant space o 6,008 square feet of retail use o 424 additional parking spaces in a parking garage on the center parcel PHASE 3 (YEAR 2020) o 385 additional residential units (including 13 live/work units) o 7,523 additional square feet of restaurant space o 9,250 additional square feet of retail use o 563 additional parking spaces in a parking garage on the east parcel 41 Marina Loft Traffic Study

The proposed access for the mixed-use development is planned to be provided via three access driveways (one for each parking garage). The west parcel parking structure will be served by one access driveway located off of SW 4 th Avenue, the center parking garage will be served by an access driveway located off of SW 4 th Court, the parking structure located on the east parcel will be served by a full-access driveway located off of SW 3 rd Avenue. The conclusions and recommendations of the traffic study are presented below: o The trips generated by the Phase 1 development plan consist of approximately 1,870 daily trips, approximately 133 AM peak hour trips (27 inbound and 106 outbound), and approximately 162 PM peak hour trips (102 inbound and 60 outbound). o The trips generated by the Phase 2 development plan consist of approximately 2,144 daily trips, approximately 130 AM peak hour trips (26 inbound and 104 outbound), and approximately 178 PM peak hour trips (109 inbound and 69 outbound). o The trips generated by the Phase 3 development plan consist of approximately 2,762 daily trips, approximately 147 AM peak hour trips (30 inbound and 117 outbound), and approximately 227 PM peak hour trips (140 inbound and 87 outbound). o In order to assess impacts with a conservative approach, no trip deductions were made to account for internal trips, passer-by traffic, or other modes of transportation. PHASE 1 o All signalized intersections are currently operating adequately. Level of service deficiencies are expected in the year 2015 without the Marina Loft development. The Marina Loft Phase 1 development will not cause any of the signalized intersection to degrade in level of service (the deficient intersections will remain deficient at level of service E ). However, signal timing fine-tuning is recommended for the intersection of SW 4 th Avenue and SW 6 th Street in order to improve the side-street operation. o The northbound and southbound approaches of the SW 6 th Street/SW 3 rd Avenue intersection are projected to experience less-than-desirable delay during afternoon peak period. Therefore, it is recommended that a second northbound and a second southbound lane be added to the intersection in order to operate both approaches with a shared left-turn/through lane and an exclusive right-turn lane. 42 Marina Loft Traffic Study

PHASE 2 o Signal timing fine-tuning is recommended for the intersection of SW 4 th Avenue and SW 6 th Street in order to improve the side-street operation. PHASE 3 o Signal timing fine-tuning is recommended for the intersection of SW 4 th Avenue and SW 6 th Street in order to improve the side-street operation. o If right-of-way is available, it is recommended that separate eastbound and westbound left-turn lanes be provided along SW 6 th Street. In addition to the above recommendations, bicycle racks should be provided on site as well as public transportation information in order to encourage non-automobile mode of transportation. Sidewalk improvements should be constructed as part of Phase 1 to encourage walking and bicycling throughout the area. 43 Marina Loft Traffic Study