Traffic Impact Study

April 23, 2026
P r o f e s s i o n a l E n
Francisco Castell et r e d T I F I C A T g i n e e
Land Planning Manager g si E R E N O r ( C
R e C 42636 . vi li
K. Hovnanian Phoenix Division, Inc. )
CHRISTOPHER
8800 East Raintree Drive, Suite 300 B. WILLIAMS
Scottsdale, AZ 85260 D a t e 4-23-26 .. .. . ..
S i g n e d . . . . . . . . . .
Phone: (480) 761 ‐ 0545 A R I Z O N A , U . S . A
Email: fcastell@khov.com
Subject: Traffic Impact Statement
Cooper Road and Chandler Heights Road, Chandler, Arizona
Dear Mr. Castell:
Y2K Engineering, LLC. (Y2K) has been retained to prepare a traffic impact statement (TIS) for a proposed
residential development located at the southeast corner of Copper Road and Chandler Heights Road in
Chandler, Arizona. The project consists of a 53‐lot single‐family residential community to be constructed
on approximately 12.5 acres. Access to the site will be provided by two driveways, including a primary full‐
access driveway on Cooper Road and a secondary driveway on Via de Palmas, located along the southern
border of the proposed development.
Per the City of Chandler’s Scope of Work for Traffic Impact Studies (October 2023), Traffic Impact Studies
are typically required for developments expected to generate over 100 peak hour trips. Based on standard
trip generation rates, the proposed development is anticipated to generate fewer than this threshold;
therefore, a traffic impact statement has been prepared to evaluate site access, trip generation
characteristics, and any pertinent operational considerations.
A vicinity map is shown in Figure 1, and the proposed site location is shown in Figure 2.
1921 S. Alma School Rd, Ste 204 \ Mesa, AZ 85210 480.696.1701 info@y2keng.com

Figure 1: Project Vicinity
Figure 2: Proposed Site Location
Vale Sereno TIS – Chandler, Arizona
Page 2

EXISTING CONDITIONS
Cooper Road is a north‐south roadway classified as a minor arterial in the City of Chandler Transportation
Master Plan (January 2020). The roadway consists of a four‐lane divided cross‐section with opposing
directions separated by a raised median located from Chandler Heights Blvd to approximately 900 feet
south of Chandler Heights Blvd. A two‐way left‐turn lane (TWLTL) is present south of where the median
ends. Cooper Road provides access to surrounding residential developments and is a key north‐south
corridor in the area. The roadway includes several improvements such as curb and gutter, roadway lighting,
and designated bicycle lanes. The posted speed limit along this segment is 45 miles per hour (mph).
Via de Palmas is a two‐way unstriped roadway with sufficient width to accommodate bidirectional travel
near the project site. Via de Palmas is not classified per the City of Chandler Transportation Master Plan
(January 2020), therefore this roadway is assumed to function as a local roadway based on its
characteristics and usage. The roadway extends east from Cooper Road and provides access to a service
vehicle‐only roadway not accessible by the public located approximately 0.3 miles east. Improvements
along the roadway including curb, gutter, and sidewalk along the southern side, while the northern side
remains unimproved. Roadway lighting is not present along Via de Palmas. A posted speed limit is not
posted, though it is assumed to be 25 mph.
Cooper Road and Via de Palmas is a four‐legged intersection controlled by a minor‐street STOP‐control,
with the minor street (Via de Palmas) yielding to traffic on Cooper Road. The northbound and southbound
approaches on Cooper Road provide a dedicated left‐turn lane, one through lane, and one shared
through/right‐turn lane in each direction. The eastbound and westbound approaches are offered one
shared lane for all movements. Intersection improvements present at this intersection include streetlights,
curbing, and pedestrian ramps. However, striped crosswalks are not present at any approach at this
intersection.
PROPOSED DEVELOPMENT
SITE LOCATION, LAND USE, AND ACCESS
The proposed residential community will consist of a 53‐lot single‐family development to be constructed
on approximately 12.5 acres of land. The proposed development is planned to be constructed across six
parcels (303‐55‐013Z, 303‐55‐013X, 303‐55‐013V, 303‐55‐013W, 303‐55‐015U and 303‐55‐015T). Based
on a review of recent aerial imagery, the existing land uses on these parcels appear to consist of a heavy
equipment staging area and low‐density residential developments. The site will provide good circulation
for residents and guests with an internal roadway that connects the houses on all sides of the site and two
full‐access driveways.
Access A is planned to be located on Cooper Road, approximately 550 feet south of Chandler Heights Road,
and will serve as the primary access point for traffic accessing the development. Access A will be controlled
by a gate located approximately 200 feet east of the centerline of Cooper Road. The driveway will be STOP‐
controlled at its intersection with Cooper Road, and vehicles exiting the site will be required to yield to
north‐south traffic on Cooper Road.
Access B is proposed on Via De Palmas, approximately 700 feet east of Cooper Road, and will function as a
secondary access point to the site. This driveway will serve both ingress vehicles and egress vehicles and
Vale Sereno TIS – Chandler, Arizona
Page 3

will also be controlled by a gate, planned to be located approximately 65 feet north of the centerline of Via
De Palmas. Access B will be stop‐controlled, with exiting vehicles yielding to traffic on Via De Palmas.
The site plan is shown in Figure 3. A detailed site plan is provided in Attachment A.
Figure 3: Site Plan
TRIP GENERATION
The trip generation for the proposed site was estimated using the Institute of Transportation Engineers’
(ITE) Trip Generation Manual, 12th Edition. The manual contains data collected by various transportation
professionals for a wide range of different land uses. The data summarized in the manual includes average
rates and equations that have been established, correlating the relationship between an independent
variable that describes the development size and the generated trips for each categorized land use. The
manual provides information for daily and peak hour trips.
ITE Land Use Code 210 (Single‐Family Residential) was utilized for analysis. The trip generation for the
proposed residential community is summarized in Table 1. Supporting details for the trip generation are
provided in Attachment B.
Table 1: Trip Generation
VEHICLE GENERATED TRIPS
DESCRIPTION OF LAND USE
Daily AM Peak Hour PM Peak Hour
ID Land Use ITE LUC Size Total Enter Exit Total Enter Exit Total
1 Single‐Family Detached Housing 210 53 DU 693 11 30 41 33 21 54
Total 693 11 30 41 33 21 54
Vale Sereno TIS – Chandler, Arizona
Page 4

The proposed residential development is anticipated to generate a total of 693 daily trips (entering and
exiting), with 41 AM peak hour trips and 54 PM peak hour trips.
TRIP DISTRIBUTION AND ASSIGNMENT
The generated trips for the proposed development have been distributed and assigned to the surrounding
street system based on existing traffic patterns and access to nearby freeways. The trip distribution and
assignment percentages are depicted in Figure 4.
The site assignment at the project driveways were calculated based on the trip generation and assumed
trip distribution percentages. The estimated site traffic assignment is shown in Figure 5.
Figure 4: Trip Distribution
Vale Sereno TIS – Chandler, Arizona
Page 5

Figure 5: Trip Assignment
TURN LANE WARRANT ANALYSIS
The City of Chandler provides guidance on the need for dedicated left‐ and right‐turn lanes in section 4.2.10
of the Engineering and Design Standards Manual for Public Works Construction (January 2025). The
guidelines state:
 “Left turn and right turn lanes must be provided on all approaches to major (arterial‐arterial)
intersections as shown in City Detail C‐223. Left turn lanes must be provided on all median breaks,
and right turn lanes must be provided where warranted by projected traffic demands.”
 “A right turn deceleration lane must be provided at cross streets and driveways when projected
right turns into the site exceed 40 vehicles for a typical peak hour.”
A southbound left‐turn lane is recommended to be installed on Cooper Road at Access A due to the
proposed median break at this location in order to meet the City of Chandler requirements for left‐turn
lanes at median openings. A left‐turn lane is not required at Access B because this access is located on Via
De Palmas, which does not include a median and functions as a local roadway.
Vale Sereno TIS – Chandler, Arizona
Page 6

Eastbound right‐turn lanes are not warranted at either site driveway. Based on the anticipated site traffic
generated by the proposed development, the number of right‐turning vehicles entering the site during the
peak hour is not expected to exceed the City of Chandler threshold of 40 vehicles for a typical peak hour.
Therefore, dedicated right‐turn deceleration lanes are not required at Access A or Access B.
Based on City Standards found in in section 4.2.10 of the Engineering and Design Standards Manual for
Public Works Construction (January 2025), left‐turn lanes must a minimum storage length of 100 feet when
constructed.
Calculations provided by AASHTO were utilized to confirm the recommended length of the warranted
southbound left‐turn lane at the intersection of Cooper Road and Access A. AASHTO guidance recommends
that turn lanes at unsignalized intersections accommodate the number of vehicles likely to arrive in a 2‐
minute period. AASHTO guidance recommends that turn lanes at signalized intersections accommodate
one to two times the number of vehicles expected to arrive in a cycle length. In this methodology, a vehicle
length of 25 feet is assumed, and the resulted storage lengths are rounded to the nearest 25 feet.
The turn lane storage needs were evaluated using site traffic volumes. The results of the queue storage
evaluation for all left‐turn and right‐turn lanes the proposed project adds traffic to are provided in Table 2.
Table 2: Queue Storage Calculations
AM/PM Queue Storage (ft)
Intersection Traffic Control Movement Volume
AASHTO Existing Recommended
(vph)
3
Minor Street
Cooper Road & Access A
Stop Control SB Left 6 / 17 25 N/A 100'
Based on the review of anticipated queuing and City Standards, the southbound left‐turn at the intersection
of Cooper Road and Access A is recommended to have a storage length of 100 feet.
DRIVEWAY SPACING ANALYSIS
Access A and Access B will be located on Cooper Road and Via de Palmas, respectively, and will be
surrounded by several other minor‐street driveways providing access to nearby residential and municipal
developments.
The City of Chandler provides guidance on the spacing of driveways in section 4.6.4 of the Engineering and
Design Standards Manual for Public Works Construction (January 2025). Although Via de Palmas is not
classified as a collector, the roadway is assumed to operate characteristically similar to a collector and is
therefore analyzed per collector standards. City of Chandler standards state:
 All driveways, including minor driveways restricted to right turn movements, should be spaced at
least 100 feet apart along arterial streets and 50 feet apart along collector streets.”
Additionally, section 4.6.2 of the manual also provides guidance for the spacing of median breaks. Access
A is planned to be located at a median opening, as it is planned to be proposed to be a full access driveway.
The requirements concerning median openings is listed below:
Vale Sereno TIS – Chandler, Arizona
Page 7

 Median breaks must generally be constructed at one‐eighth, one‐quarter, and one‐half mile
spacing from major intersections
Figure 6 depicts a diagram showing the spacing of the proposed driveways from adjacent driveways.
Figure 6: Driveway Spacing
The spacing of Access B will meet the requirements as all in the proximity of the proposed residential site
are spaced 50 feet or greater and satisfy City standards. As shown in the figure above, the median break
planned to be constructed at the location of access A is planned to be located approximately 550 feet south
of Chandler Heights Road. While this does not meet the City of Chandler's standard of having a one‐eighth
mile (660 feet) spacing from major intersections conflicts with existing power poles and a planned sewer
connection prevent locating Access A 660 feet south of Chandler Heights Road. The proposed location for
Access A is located far enough south so that the intersections with Access A and Chandler Heights Road will
not impede the safety and operations of each other.
Vale Sereno TIS – Chandler, Arizona
Page 8

CONCLUSIONS
 The planned Vale Sereno residential development is anticipated to create 701 daily trips, with 42
AM and 55 PM peak hour trips based on ITE Trip Generation Data.
 The site is anticipated to be served by two proposed full‐access driveways, with the primary
driveway (Access A) to be located on Cooper Rd and the secondary driveway to be located on Via
de Palmas (Access B).
 A southbound left‐turn lane is recommended to be installed the intersection of Cooper Road and
Access A and is recommended to be constructed with a storage length of 100 feet.
 The proposed location of Access B will meet City of Chandler spacing requirements, but a variance
will be needed for the location of Access A as the respective median break is located 550 feet south
of the intersection with Chandler Heights Road and does not meet City spacing requirements for
median openings. Access A was located as far south as possible to prevent conflicts with the
intersection with Chandler Heights Road while avoiding utility conflicts at the location one eighth‐
mile (660 feet) location south of Chandler Heights Road.
 A stop sign is recommended to be installed on both Access A and Access B to control exiting traffic.
 The proposed residential development is anticipated to generate a relatively low amount of traffic
and is not anticipated to have adverse consequences to the surrounding roadway system.
We appreciate the opportunity to prepare this brief evaluation of the pertinent features for the proposed
residential community. Should you have any questions, please feel free to contact me by email at
cwilliams@y2keng.com.
Sincerely,
Christopher Williams, PE, PTOE
Vale Sereno TIS – Chandler, Arizona
Page 9

ATTACHMENT A:
SITE PLAN
Vale Sereno TIS – Chandler, Arizona
Attachments

LANDSCAPE MATERIAL SCHEDULE
TREES
BOTANICAL / COMMON NAME
Acacia aneura
MULGA
PALMAS
Acacia stenophylla
SHOESTRING ACACIA
53 52 51 50 49 48 47 46 45 44 43 42 41
Caesalpinia mexicana
DE MEXICAN BIRD OF PARADISE
Eucalyptus papuana
VIA GHOST GUM
Pistacia x `Red Push`
RED PUSH PISTACHE
SALT CEDAR PLACE Quercus fusiformis 'Joan Lionetti'
JOAN LIONETTI LIVE OAK
Sophora secundiflora `Silver Peso`
SILVER LEAFED TEXAS MOUNTAIN LAUREL
Ulmus parvifolia
24 25
EVERGREEN ELM
37 38 39 40
SHRUBS & ACCENTS & VINES
BOTANICAL / COMMON NAME
23 26
Antigonon leptopus
QUEEN`S WREATH VINE
Caesalpinia pulcherrima
RED BIRD OF PARADISE
22 27 PLACE Calliandra californica
BAJA FAIRY DUSTER
PLACE Dodonaea viscosa `Purpurea`
PURPLE LEAFED HOPSEED BUSH
36 Eremophila hygrophana `Blue Bells`
DOG PARK BLUE BELLS
28
21 Eremophila maculata `Valentine`
RED EMU BUSH
BEECHNUT Hesperaloe parviflora
NOLAN
35 RED YUCCA
Leucophyllum langmaniae `Lynn`s Legacy`
20 29 LYNN`S LEGACY TEXAS RANGER
Leucophyllum zygophyllum `Cimarron`
BLUE RANGER
Muhlenbergia capillaris `Regal Mist`®
34 REGAL MIST PINK MUHLY GRASS
Muhlenbergia lindheimeri `Autumn Glow`®
19 30 LINDHEIMER`S MUHLY
Pedilanthus macrocarpus
LADY SLIPPER
Russelia equisetiformis
33 FIRECRACKER PLANT
Tecoma stans `Gold Star`
18 31 GOLD STAR YELLOW BELLS
TURF AREA RAMADA TOT LOT
GROUNDCOVER
BOTANICAL / COMMON NAME
17 32
Acalypha monostachya `Raspberry Fuzzies`™
RASPBERRY FUZZIES ROUND COPPERLEAF
Baccharis x `Starn`®
STARN THOMPSON COYOTE BRUSH
Bougainvillea x `Oo-La-La`®
+0" OO-LA-LA BOUGAINVILLEA
ROAD +12" +6" +6" +12" Eremophila glabra `Mingenew Gold`
+0"
OUTBACK SUNRISE EMU BUSH
Lantana montevidensis
TRAILING LANTANA
EUCALYPTUS PLACE GATED ENTRY Lantana x `New Gold`
NEW GOLD LANTANA
Portulacaria afra 'Minima'
HEIGHTS
ELEPHANT'S FOOD
+12" Rosmarinus officinalis 'Huntington Carpet'
+6"
+0" HUNTINGTON CARPET ROSEMARY
+0" +6" Ruellia brittoniana `Katie`
+0"
BLUE DWARF RUELLIA
+12" +6" +0" +6"
+0"
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16
MISCELLANEOUS
+6" BOTANICAL / COMMON NAME
CHANDLER PLACE
ENTRY MONUMENTATION ENTRY MONUMENTATION
ROCK MULCH
+0" +0" +6" ROCK PROS 'PAINTED DESERT'
+6" Cynodon dactylon `E-Z Turf Midiron`
NOLAN MIDIRON BERMUDA
COOPER ROAD
Copyright RVi
VALE SERENO • PRELIMINARY PLANTING PLAN 0 25' 50' 100'
CHANDLER, ARIZONA
SCALE: 1" = 50'-0"
4900 N. Scottsdale Road, 04/03/26
Suite 1200
Scottsdale, Arizona 85251 26001454
For Illustrative purposes only. Subject to
Tel: 480.994.0994
www.rviplanning.com KHOV change without notice.

ATTACHMENT B:
TRIP GENERATION WORKSHEETS
Vale Sereno TIS – Chandler, Arizona
Attachments

4/22/26, 9:59 AM itetripgen.org/query/PrintGraph2?code=210&ivlabel=UNITS210&timeperiod=AWDVTE&x=53&edition=806&locationCode=General …
Single-Family Detached Housing
(210)
Vehicle Trip Ends vs: Dwelling Units
On a: Weekday
Setting/Location: General Urban/Suburban
Number of Studies: 155
Avg. Num. of Dwelling Units: 261
Directional Distribution: 50% entering, 50% exiting
Vehicle Trip Generation per Dwelling Unit
Average Rate Range of Rates Standard Deviation
9.09 3.47 - 23.80 2.29
Data Plot and Equation
20,000
15,000
Ends
Trip
=
T
10,000
5,000
693
0 482 53
0 500 1,000 1,500 2,000 2,500 3,000
X = Number of Dwelling Units
Study Site Fitted Curve Average Rate
Fitted Curve Equation: T = 8.07(X) + 265.45 R²= 0.94
Trip Gen Manual, 12th Edition Institute of Transportation Engineers
https://itetripgen.org/query/PrintGraph2?code=210&ivlabel=UNITS210&timeperiod=AWDVTE&x=53&edition=806&locationCode=General Urban/Subur… 1/1

4/22/26, 9:59 AM itetripgen.org/query/PrintGraph2?code=210&ivlabel=UNITS210&timeperiod=TASIDE&x=53&edition=806&locationCode=General Ur…
Single-Family Detached Housing
(210)
Vehicle Trip Ends vs: Dwelling Units
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 7 and 9 a.m.
Setting/Location: General Urban/Suburban
Number of Studies: 153
Avg. Num. of Dwelling Units: 239
Directional Distribution: 27% entering, 73% exiting
Vehicle Trip Generation per Dwelling Unit
Average Rate Range of Rates Standard Deviation
0.70 0.22 - 2.27 0.26
Data Plot and Equation
2,000
1,500
Ends
Trip
=
T 1,000
500
41
0 37 53
0 500 1,000 1,500 2,000 2,500 3,000
X = Number of Dwelling Units
Study Site Fitted Curve Average Rate
Fitted Curve Equation: T = 0.67(X) + 5.59 R²= 0.89
Trip Gen Manual, 12th Edition Institute of Transportation Engineers
https://itetripgen.org/query/PrintGraph2?code=210&ivlabel=UNITS210&timeperiod=TASIDE&x=53&edition=806&locationCode=General Urban/Suburb… 1/1

4/22/26, 9:59 AM itetripgen.org/query/PrintGraph2?code=210&ivlabel=UNITS210&timeperiod=TPSIDE&x=53&edition=806&locationCode=General U…
Single-Family Detached Housing
(210)
Vehicle Trip Ends vs: Dwelling Units
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.
Setting/Location: General Urban/Suburban
Number of Studies: 166
Avg. Num. of Dwelling Units: 266
Directional Distribution: 62% entering, 38% exiting
Vehicle Trip Generation per Dwelling Unit
Average Rate Range of Rates Standard Deviation
0.93 0.35 - 2.98 0.33
Data Plot and Equation
2,500
2,000
Ends
Trip
1,500
=
T
1,000
500
54
0 49 53
0 500 1,000 1,500 2,000 2,500 3,000
X = Number of Dwelling Units
Study Site Fitted Curve Average Rate
Fitted Curve Equation: Ln(T) = 0.92 Ln(X) + 0.33 R²= 0.90
Trip Gen Manual, 12th Edition Institute of Transportation Engineers
https://itetripgen.org/query/PrintGraph2?code=210&ivlabel=UNITS210&timeperiod=TPSIDE&x=53&edition=806&locationCode=General Urban/Suburb… 1/1