04.Z260004 PZ Staff Report

Maricopa County — Planning & Zoning (2026-04-23)
Extracted text (via pymupdf) 125626 characters
Z260004 
Page 1 of 8 
 
 
Report to the Planning and Zoning Commission 
Prepared by the Maricopa County Planning and Development Department 
 
 
Case: 
Z260004 – Dakota Creek Modification of Conditions 
 
 
 
 
Hearing Date: 
April 23, 2026 
 
Supervisor District: 
4 
 
 
 
  
 
Applicant: 
Brent Powers, Tiffany & Bosco  
 
Owner: 
Dakota Creek LLC 
   
Request: 
Zone Change Modification of Conditions of the R-5 RUPD zoning district 
 
  
 
Site Location: 
Approx. 1,300’ south of the SWC of Glendale Ave. and El Mirage Rd., in the 
Glendale area 
 
  
Site Size: 
Approx. 13.1 acres 
 
Density: 
18.4 du/ac 
 
County Island:  
Yes, City of Glendale 
 
 
County Plan: 
White Tank Grand Avenue Area Plan – Single Family – Transitional Lot 
 
Municipal Plan: 
City of Glendale 2040 General Plan – General Commercial 
 
Municipal Comments: 
None received to date  
 
Support/Opposition: 
None known 
 
Recommendation: 
Approve with conditions

Z260004 
Page 2 of 8 
Project Summary: 
 
1. 
The applicant proposes modifying conditions 'a', ‘b’, and 'c' of zoning case Z2020078 (approved 
April 2021) to amend the R-5 RUPD zoning district by increasing the maximum allowed density 
from 8.2 du/ac to 18.4 du/ac or a maximum of 240 units. The zoning is conditional for five-years 
(per condition ‘i’) by which time parcels within the R-5 RUPD zoning district shall be subject of an 
approved plan of development or final subdivision plat with residential lotting, and an issued 
infrastructure permit for ultimate residential development. The five-year period will recommence 
upon issuance of zoning approval per condition 'g'.  
 
2. 
Unlike the original zone change, which did not specify a unit count beyond the permitted du/ac, 
this modification requests a total of 240 units. The applicant indicates a minimum setback of 190 
feet between any proposed multifamily structure and adjacent single-family dwelling units based 
on the preexisting setbacks. The property fronts El Mirage Road, across which the Agua Fria River 
corridor contains active industrial mining operations. 
 
3. 
The below table indicates the existing zoning along with the proposed change. 
 
REGULATION 
APPOVED STANDARDS  
R-5 RUPD 
PROPOSED STANDARDS  
R-5 RUPD 
Maximum Height  
40’ 
40’ 
Minimum Front Setback 
20’ 
20’ 
Minimum Side Setback 
5’ 
5’ 
Minimum Street-side Setback 
10' 
10' 
Minimum Rear Setback 
15’ 
15’ 
Minimum Lot Area 
6,000 sq. ft 
6,000 sq. ft 
Minimum Lot Width  
60’ 
60’ 
Minimum Average Lot Area 
per Dwelling Unit  
1,000 
1,000 
Maximum Lot Coverage 
60% 
60% 
Min. Off-Street Parking 
Spaces Per Unit 
2 
2 
Minimum Garage Setback to 
Alley Line 
3’ 
3’ 
Maximum Density 
8.2 DU/AC 
18.4 DU/AC up to a maximum 
of 240 units

Z260004 
Page 3 of 8 
Aerial photo of subject site 
 
 
 
 
Aerial image & surrounding environs

Z260004 
Page 4 of 8 
Eagle view of subject site looking north into subject parcel (aerial image dated 11/13/25) 
 
  
 
Existing On-Site and Adjacent Zoning / Land Use: 
 
4. 
On-site: 
 
R-5 RUPD / Abandoned Building 
North: 
Rural-43 / Elementary School  
South: 
Rural-43 / Charter school, lattice cell tower, church 
East: 
El Mirage Rd then Rural-43 & Mining Exemptions / Mining 
West: 
R1-10 RUPD / Single-family residential   
 
 
Zoning District Map

Z260004 
Page 5 of 8 
 
Utilities and Services: 
 
5. 
Water: 
 
Liberty Utilities 
Wastewater: 
Liberty Utilities 
School Districts: 
Litchfield Park Elementary School District #79 & Agua Fria Union High 
School District #16 
Fire: 
Rural Metro 
Police:  
MCSO 
 
Right-of-Way: 
 
6. 
The following table includes existing and proposed half-width right-of-way and the future 
classification based upon the Maricopa County Department of Transportation (MCDOT) Major 
Streets and Routes Plan.   
 
Street Name 
Half-width Existing R/W 
Half-width Proposed R/W 
Future Classification 
El Mirage Rd 
33-Ft 
65-Ft 
Minor Arterial 
 
Adopted Plans: 
 
7. 
White Tank Grand Avenue Area Plan (adopted December 6, 2023): The site is designated Single-
Family – Transitional Lot (3–5 du/ac). The prior 2021 rezone was approved under a Rural 
Densities (0–1 du/ac) designation and did not conform to that designation, nor does it conform 
to the current 3–5 du/ac designation. However, compliance with the plan’s land use map is not 
required for sites fewer than 40 acres just that it be demonstrated the development further a 
preponderance of the plan’s goals. The plan does not include a land use category above 12 du/ac. 
The site does have access to water and sewer service and is in an unincorporated portion of the 
west Glendale area with comparably higher density.  
 
8. 
City of Glendale 2040 General Plan (adopted April 26, 2016): The general plan designates the site 
General Commercial (GC). This designation provides for commercial nodes on individual parcels. 
The intent of General Commercial is to provide development types on a single site, which through 
sensitive and creative building design, orientation of buildings, access, lighting, signs, parking, 
landscaping and adherence to neighborhood scale, is compatible with adjacent neighborhoods. 
No commercial is proposed as part of this project although the R-5 RUPD zoning entitles 
neighborhood commercial uses. 
 
Public Participation Summary: 
 
9. 
The applicant complied with the Maricopa County Citizen Review Process with the required 
posting of the site and notification by first class mail to adjacent property owners within 300’ of 
the subject parcel and interested parties. Staff has received no comments as of this writing. 
 
Outstanding Concerns from Reviewing Agencies: 
 
10. 
N/A 
 
Staff Analysis: 
 
11. 
The request to more than double the approved density from a maximum of 8.2 du/ac to 18.4 
du/ac represents a significant intensification of an already-approved multifamily project. The

Z260004 
Page 6 of 8 
site's surrounding context has changed meaningfully since the original 2021 approval. The White 
Tank Grand Avenue Area Plan, adopted in 2023, updated this area's designation from Rural 
Densities (0–1 du/ac) to Single-Family Transitional Lot (3–5 du/ac), reflecting the County's 
recognition that this corridor is appropriate for higher-intensity residential development than the 
rural northwest valley generally. While the proposed 18.4 du/ac density exceeds the plan's stated 
range and the plan contains no category above 12 du/ac, the site's access to Liberty Utilities water 
and sewer service distinguishes it from rural areas where density limitations are tied to 
infrastructure constraints. The absence of infrastructure concerns that typically drive rural 
density limits weighs in favor of the request. 
 
12. 
The eastern boundary of the site fronts El Mirage Road, a minor arterial, with active industrial 
mining operations across the roadway along the Agua Fria River corridor. This edge condition is 
not compatible with lower-density single-family development and supports a denser, more urban 
building form on the eastern portion of the site. The applicant's proposal to limit the western 
portion — adjacent to existing R-1-10 single-family subdivisions — to two stories, while allowing 
three stories on the eastern portion, reflects an appropriate transitional approach. The indicated 
190’ setback between the proposed multifamily and existing single-family units further supports 
compatibility with the adjacent residential neighborhood. The site is served by adequate utilities, 
fire, and police services. Infrastructure and services are available to support urban development 
of this site. There are no outstanding concerns from reviewing agencies, and no known public 
opposition. 
 
13. 
Staff acknowledges that the proposed density exceeds the area plan's designated range but 
considers the proposal consistent with the county comprehensive plan’s policy of urban services 
for urban development. There is infrastructure capacity, arterial frontage, and proposed buffering 
measures to mitigate the development’s impact on nearby more moderate-density, single-family 
residential development.  This Section of land is home to an eclectic mix of residential densities 
ranging from one-acre lots to moderate density to higher density housing. 
 
Recommendation: 
 
14. 
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors 
approve Z260004 subject to the following conditions ‘a’ – ‘i’: 
 
a. 
Development of the site shall be in substantial conformance with the Zoning Exhibit 
entitled "Dakota Creek", consisting of 1 full-size sheet, dated January 2, 2021 and stamped 
received January 29, 2021 except as modified by the following conditions. 
 
b. 
Development of the site shall be in substantial conformance with the Narrative Report 
entitled “Zone Change Modification of Dakota Creek”, consisting of 6 full-size sheets, 
February 12, 2026 , and stamped received February 12, 2026 , except as modified by the 
following conditions. 
 
c. 
R-5 RUPD Standards shall apply:  
1. Minimum Rear Setback: 15’  
2. Minimum Garage Setback to alley line: 3’  
3. Minimum Setback to Single-Family Residential Zoning: 190’ 
4. Maximum Building Height:  ???????? 
5. Maximum Density: 18.4 d.u./ac. not to exceed 240 units 
 
d. 
The following stipulations will apply:

Z260004 
Page 7 of 8 
 
1. Any new site improvements will require a Plan of Development (that will require an 
engineered grading and drainage plan) and Traffic Impact Study. 
2. Without the submittal of a plan of development, no development approval will be 
inferred by the engineering review, including, but not limited to drainage design, 
access and roadway alignments. These items will be addressed as development 
plans progress and are submitted to the County for further review and/or 
development. 
3. Engineering review of planning and/or zoning cases is for conceptual design only. 
All development and engineering design shall be in conformance with Section 905 
of the Maricopa County Zoning Ordinance; Drainage Policies and Standards; 
Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; 
and current engineering policies, standards and best practices at the time of 
application for construction. 
4. Based on the conceptual design nature of the information submitted, changes to 
the site layout and/or a reduction in the number of building lots may be 
necessitated by the final engineering design of the drainage infrastructure. 
5. Detailed Grading and Drainage (Infrastructure) Plans must be submitted with the 
application for Building Permits. 
 
e. 
Noncompliance with any Maricopa County Regulation shall be grounds for initiating a 
revocation of this Zone Change as set forth in the Maricopa County Zoning Ordinance. 
 
f. 
The property owner/s and their successors waive claim for diminution in value if the 
County takes action to rescind approval due to noncompliance with conditions. 
 
g. 
R/W dedication (32 feet to provide an ultimate width of 65 feet) along the development 
site's El Mirage Road frontage will be required as part of any future entitlement 
application(s). 
 
h. 
The following Luke Air Force Base condition shall apply: 
  
1. James Shade/ Crown Charter School, Inc. and/or Dakota Fabricating, Inc. and/or 
the future property owner shall notify future occupants/tenants that they are 
located near a military airport with the following language:  
2. "You are locating in a residential dwelling outside the "territory in the vicinity of a 
military airport," however aircraft flying in this area are authorized to fly as low as 
1,500 feet above the ground. You will be subject to direct overflights and noise by 
Luke Air Force Base jet aircraft in the vicinity.  
3. Luke Air Force Base executes an average of approximately 165 overflights per day. 
Although Luke's primary flight paths are located within 20 miles from the base, jet 
noise will be apparent throughout the area as aircraft transient to and from the 
Barry M. Goldwater Gunnery Range and other flight areas.  
4. Luke Air Force Base may launch and recover aircraft in either direction off its 
runways oriented to the southwest and northeast. Noise will be more noticeable 
during overcast sky conditions due to noise reflections off the clouds.  
5. Luke Air Force Base's normal flying hours extend from 7:00 a.m. until 
approximately midnight, Monday through Friday, but some limited flying will occur 
outside these hours and during most weekends.

Z260004 
Page 8 of 8 
6.  For further information, please check the Luke Air Force Base website at 
www.luke.af.mil/urbandevelopment or contact the Maricopa County Planning and 
Development Department."  
7. Such notification shall be permanently posted on not less than a 3 foot by 5 foot 
sign in front of all leasing offices and be permanently posted on the front door of 
all leasing offices on not less than 8½ inch by 11 inch sign. 
 
i. 
Zoning approval is conditional per Maricopa County Zoning Ordinance, Article 304.6, and 
ARS § 11-814 for five (5) years, within which time all parcels within the R-5 RUPD zoning 
district shall be subject of an approved plan of development or final subdivision plat with 
residential lotting, and an issued infrastructure permit for ultimate residential 
development. If this term is not met the Planning and Development Department may 
present the R-5 RUPD zoning for Z2020078 as amended Z260004 to the Board of 
Supervisors, upon recommendation by the Planning and Zoning Commission, for 
consideration of amendments or revocation of zoning for undeveloped parcels. 
 
 
 
Presented by: 
Joel Landis, Planner 
Reviewed by: 
Rachel Applegate, Planning Supervisor 
 
Attachments: 
Case Map (1 page) 
 
Narrative Report/Zoning Exhibit (7 pages) 
 
MC ENG Comments (1 page)  
 
MC ENV comments (1 pages) 
 
Z2020078 Approved TIS (34 pages) 
Luke AFB Comments (2 pages)

/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 12 approx.
Generated March 30, 2026 2:05 PM
Z260004
Application Name:
Legal Description
Dakota Creek Modification
Applicant
Case Address
2N 1W 11
Brent Powers
Applicant Phone/Email
Parcel Primary:501-56-273B
(480) 469-4008
Map scale 1:3,052
Supervisor District No.
Increasing Maximum Density Allowance

Narrative Report 
Zone Change Modification of Dakota Creek 
Property Owner: Dakota Creek, LLC 
Property Size: 13.1 Acres 
Location: Approximately 1,300 feet south of the southwest corner of 
Glendale Avenue & El Mirage Road 
Current Zoning: R-5 RUPD 
Existing Maximum Density: 8.2 DU/AC 
Requested Maximum Density: 18.4 DU/AC (approx. 240 units)  
 
    Vicinity Map

Page | 2 
 
                                                                                     Dakota Creek 
Purpose of Request 
 
This request seeks a modification to Conditions a, b, which are in relationship to the site 
plan and narrative reports, Condition c.3. of Zoning Case Z2020078, which currently limits 
the maximum density to 8.2 dwelling units per acre (DU/AC). The proposed modification 
would increase the allowable density to 18.4 DU/AC, allowing the development of a modern 
multifamily residential community that better responds to current housing demand and 
market conditions within District 4. Additionally, as a result of the zone change modification, 
the five-year approval period will recommence upon issuance of zoning approval. This is 
consistent with Maricopa County Zoning Ordinance, Article 304.6, and A.R.S. § 11-814, 
which provide that zoning approval is valid for a period of five (5) years. 
 
Please see the approved stipulations & visual table as listed below. 
Stipulations: 
a) Development of the site shall be in substantial conformance with the Zoning 
Exhibit entitled "Dakota Creek", consisting of 1 full-size sheet, dated January 2, 
2021 to be determined. and stamped received January 29, 2021 except as 
modified by the following conditions. 
b) Development of the site shall be in substantial conformance with the Narrative 
Report entitled "Project Narrative for Rezone of Dakota Creek" “Zone Change 
Modification of Dakota Creek”, consisting of 7 6 pages, dated January 29, 2021, 
January 20, 2026 and stamped received January 29, 2021 to be determined, 
except as modified by the following conditions. 
c) R-5 RUPD Standards shall apply: 
a. Rear Yard: 15 FT 
b. Garage Setback to alley line 3 FT 
c. Max Density of 8.2 d.u./ac.  Max Density of 18.4 d.u./ac. 
d) 125th Avenue abandonment will be made a condition of the POD approval. 
e) R/W dedication (32 feet to provide an ultimate width of 65 feet) along the 
development site's El Mirage Road frontage will be required as part of any future 
entitlement application(s). 
f) The following Luke Air Force Base condition shall apply: 
a. James Shade/ Crown Charter School, Inc. and/or Dakota Fabricating, Inc. 
and/or the future property owner shall notify future occupants/tenants that 
they are located near a military airport with the following language: 
b. "You are locating in a residential dwelling outside the "territory in the vicinity 
of a military airport," however aircraft flying in this area are authorized to fly 
as low as 1,500 feet above the ground. You will be subject to direct 
overflights and noise by Luke Air Force Base jet aircraft in the vicinity. 
c. Luke Air Force Base executes an average of approximately 165 overflights 
per day. Although Luke's primary flight paths are located within 20 miles 
from the base, jet noise will be apparent throughout the area as aircraft 
transient to and from the Barry M. Goldwater Gunnery Range and other 
flight areas.

Page | 3 
 
                                                                                     Dakota Creek 
d. Luke Air Force Base may launch and recover aircraft in either direction off 
its runways oriented to the southwest and northeast. Noise will be more 
noticeable during overcast sky conditions due to noise reflections off the 
clouds. 
e. Luke Air Force Base's normal flying hours extend from 7:00 a.m. until 
approximately midnight, Monday through Friday, but some limited flying will 
occur outside these hours and during most weekends. 
f. For further information, please check the Luke Air Force Base website at 
www.luke.af.mil/urbandevelopment or contact the Maricopa County 
Planning and Development Department." 
g. Such notification shall be permanently posted on not less than a 3 foot by 5 
foot sign in front of all leasing offices and be permanently posted on the 
front door of all leasing offices on not less than 8½ inch by 11 inch sign. 
g) Zoning approval is conditional per Maricopa County Zoning Ordinance, Article 
304.6, and ARS § 11-814 for five (5) years. 
Table: 
 
 
 
Description of Proposal 
 
The proposed development will feature a high-quality multifamily residential community 
consisting of approximately 240 apartment units arranged within 12 buildings. On the west 
side of the Property, those units will be limited to two (2) stories while the other units to the 
east will be three units in height. The project is designed to provide a balanced mix of 
housing options that respond to current market demand while maintaining compatibility 
with the surrounding area. 
 
The building architecture will incorporate materials, colors, and design elements that 
provide visual interest and architectural value, meeting or exceeding Maricopa County 
design standards. Emphasis will be placed on cohesive elevations, articulated facades,

Page | 4 
 
                                                                                     Dakota Creek 
and enhanced landscaping along street frontages to promote a well-integrated and 
attractive community character. 
 
The site will include landscaped open spaces and internal pedestrian pathways, supporting 
connectivity and a comfortable living environment for residents. 
 
Relationship to Surrounding Properties 
 
The Property is bounded by El Mirage Road to the east. The northern boundary is adjacent 
to a vacant parcel zoned RU-43 and a Heritage Elementary School. The western boundary 
is adjacent to Falcon View subdivision open space. The southern boundary is adjacent to 
an existing church and Crown Charter School. There are three single family subdivisions 
located approximately 141 feet to the west and 660 feet to the south of the Property. 
Regarding those single-family subdivisions, there is already a 141-foot-wide open space, 
40-foot roadway, and 8-foot setback from the single-families property’s boundary wall to 
road. Therefore, this creates an almost 190-foot barrier between the single-family houses 
and the actual distance from the property, excluding the setbacks required on the Property. 
The Property is also within the City of Glendale's planning area.  
 
Location, Accessibility, and Circulation & Community Facilities 
 
The proposed increase supports the County’s broader goals of housing diversity, efficient 
land use, and responsible growth. Multifamily housing plays a critical role in providing 
attainable rental options for residents, including young professionals, local workforce 
members, and retirees seeking maintenance-free living. By offering a well-designed 
community within proximity to employment centers, transportation corridors, and existing 
infrastructure, Dakota Creek will contribute positively to the area’s housing balance and 
economic vitality. 
 
The Dakota Creek site is ideally situated near several local schools and less than 1.25 
miles from Northern Parkway, a regional transportation corridor that connects directly to 
State Route 303. This corridor provides convenient access to multiple major employment 
centers, making Dakota Creek a well-positioned community for residents who work in 
nearby industrial, logistics, and corporate facilities. While at the same time, local families 
allow walking their kids to the school they choose using that designated pathway. For 
schools it will be located at Litchfield Park Elementary School District #79 and Auga Fria 
Union High School District #16. The location offers residents the ability to live closer to 
employment opportunities while minimizing commute times which both supports the 
County’s transportation efficiency and economic development objectives. 
 
Circulation System 
 
El Mirage Road is a Minor Arterial designated in the Maricopa County Department of 
Transportation ("MCDOT") Classification. The road receives around 10,772 vehicles a day. 
The vicinity of the site includes the existing signalized intersection of El Mirage

Page | 5 
 
                                                                                     Dakota Creek 
Road/Glendale Avenue. All surrounding roads are currently without gutter, curb and 
sidewalk. El Mirage Road on the Property's eastern boundary is a two-lane road under the 
jurisdiction of Maricopa County. 
 
Public Utilities and Services 
 
Sanitary Sewer System 
  
The Property will be served by Liberty Utilities. Necessary sewer collection facilities will be 
provided by either the developer of Liberty as agreed to under the terms of a main 
extension agreement approved by the Arizona Corporation Commission.  
 
Solid Waste  
 
With private streets proposed for the community, a private solid waste contractor will 
provide garbage removal for the future residents of the community.  
 
Public Safety Services  
 
The Property is located outside of any incorporated communities. Because of this, fire 
protection and emergency medical services will need to be supplied on a contract basis. 
The Maricopa County Sheriff’s Department will provide police protection to the Property 
and the nearest office/substation is located in Avondale (6.5 miles away) and Surprise (8 
miles away). The closest Rural Metro Fire Station is 4.5 miles away. We will meet with the 
Sheriff's Office and Rural Metro Office to discuss potential agreements. Additional 
discussions will take place with Rural Metro to coordinate fire accessibility with the 
proposed auto-court and alley loaded products at the preliminary stages of design. 
  
Drainage  
 
A Preliminary Drainage Report is not required with this application. However, the Property 
will design for existing off-site flows that enter the site at the west side of the Property. 
 
Development Schedule 
 
Development Schedule Development will initially occur on the eastern portion of the 
Property. Phasing will move west from El Mirage Road. Improvements on the site will be 
determined and made at the time of Plan of Development review. Best case of 
development would start last quarter of 2026. 
 
Compliance with City/Town General Plan 
 
The Property is within the City of Glendale's planning area. The 2040 General Plan Land 
Use Map has the Property designated as GC-General Commercial. The City of Glendale

Page | 6 
 
                                                                                     Dakota Creek 
is not adjacent to the property and therefore annexation to the city is not possible at this 
time. 
 
Additional Considerations 
 
Site Design, Compatibility and Parking 
 
The Property will be limited to 3 stories, consistent with surrounding multifamily 
developments. All setbacks and screening will be compliant with Standard R-5 RUPD 
setbacks. Lastly, there will be approximately 500 parking spaces provided when only 480 
are required by code. 
 
Community Context 
 
The Property’s site design mitigates potential impacts through thoughtful placement of 
buildings, amenities, and open spaces. Importantly, this style of development aligns with 
Supervisor Lesko’s vision for responsible growth in District 4. 
 
Luke Air Force Base Considerations 
 
In accordance with prior stipulations and County requirements concerning proximity to 
Luke Air Force Base, the proposed Dakota Creek development will integrate and comply 
with the requirements by developing comprehensive sound attenuation strategies and 
robust construction methodologies. The developer will clearly communicate the potential 
for noise impacts to all residents, ensuring transparency and informed consent regarding 
potential aircraft overflights and associated noise impacts. Moreover, the site’s proximity 
(approximately four miles) to Luke AFB positions the project to serve a growing demand 
for rental housing generated by the base’s mission expansion. Moreover, the increased 
density will allow for the development of a for-rent type multi-family project instead of the 
existing density that most likely would restrict the development to for sale middle housing 
type products.  The benefit to Luke AFB is that for-rent projects will likely reduce the amount 
of noise complaints to Luke, ensuring a more compatible land use next to one of the West 
Valley’s most important employers.  
 
Conclusion 
 
The applicant requests that the proposed stipulation modification shall be approved based 
on the reasons that the applicant and provide an increased housing supply while 
maintaining community compatibility, the property retains all other stipulations and design 
standards from Z2020078, and that it reflects the intent of the Comprehensive Plan for the 
area and the principles of responsible growth promoted for District 4.

Zachary Kobza, P.E. 
Planning & Development 
301 W. Jefferson St., Suite 170 
Phoenix, Arizona 85003 
Phone: (602) 723-5248 
Fax: (602) 506-8762 
www.maricopa.gov/planning 
Email address: 
Zachary.Kobza@maricopa.gov 
  
Planning & Development 
 
Engineering Plan Review 
 
 
Date:    
March 10, 2026 
 
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & 
Development 
 
Attn: 
Joel Landis, Planner, Planning & Development Services 
 
cc: 
Bob Fedorka, PE, Engineering Manager, Planning & Development 
 
From: 
Zachary Kobza, PE, Senior Plans Examiner Engineer, Planning & 
Development 
 
Subject:   
Z260004 – Increasing Maximum Density Allowance 
APN(s): 
501-56-273B 
Engineering Review has reviewed the first plan and report routed for review on 
1/27/2026, for the subject application and has no objections to the zone change or 
stipulation modification: 
 
The following stipulations will apply: 
 
1. Any new site improvements will require a Plan of Development (that will require 
an engineered grading and drainage plan) and Traffic Impact Study. 
 
2. Without the submittal of a plan of development, no development approval will 
be inferred by the engineering review, including, but not limited to drainage 
design, access and roadway alignments. These items will be addressed as 
development plans progress and are submitted to the County for further review 
and/or development. 
 
3. Engineering review of planning and/or zoning cases is for conceptual design 
only. All development and engineering design shall be in conformance with 
Section 905 of the Maricopa County Zoning Ordinance; Drainage Policies and 
Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway 
Design Manual; and current engineering policies, standards and best practices 
at the time of application for construction. 
 
4. Based on the conceptual design nature of the information submitted, changes 
to the site layout and/or a reduction in the number of building lots may be 
necessitated by the final engineering design of the drainage infrastructure. 
 
5. Detailed Grading and Drainage (Infrastructure) Plans must be submitted with 
the application for Building Permits. 
 
Please contact me with any questions.

Page | 1  
 
 
Subdivision 
Infrastructure  
& Planning Program 
301 W. Jefferson St. 
Phoenix, AZ 85003 
 
S u b d i vi s io n @ m a ri co p a .go v 
e s d .m a r i c o pa .g o v 
 
 
 
 
 
The Maricopa County Environmental Services Department (MCESD) has completed review 
for the Dakota Creek Modification planning case(s). Please note the following MCESD 
requirements for site development: 
 
Subdivision Infrastructure and Planning –  
An Approval to Construct application is required and must be submitted to MCESD’s 
Subdivision & Infrastructure Program for water, reclaimed water and/or wastewater system 
infrastructure. 
 
A Water Service Agreement signed by the Utility is required and must be submitted to 
MCESD’s Subdivision & Infrastructure Program if the site/development will be provided with 
water and/or reclaimed water by a Utility.  A Capacity Assurance Form issued by the Utility 
is required to MCESD’s Subdivision & Infrastructure Program if the site/development 
wastewater service is being provided by a Utility. 
 
For subdivision related questions, please contact the Subdivision and Infrastructure 
Program at (602) 506-1058 or email subdivision@maricopa.gov. 
 
Additional Notes –  
*It should be noted that this document does not approve the referenced project. Comments are provided 
for the benefit of the applicant for MCESD permit requirements and as an advisory to Maricopa County 
Planning and Development Department. Other Maricopa County agencies may have additional 
requirements. Final review and approval will be made through Planning and Development Department 
procedures. Applicant may need to submit separate applications to the Maricopa County Environmental 
Services Department for approval of proposed facilities regulated by the Department. Review of any such 
application will be based on current regulations at the time of application. 
 
 
 
 
Project Name: Dakota Creek Modification 
Primary Contact Name: Brent Powers 
Planning Application Type: Zone Change - 
Modification of Conditions 
APN(s): 501-56-273B 
Reviewer: Elliott Wheaton, P.E. 
Email: Elliott.Wheaton@maricopa.gov 
Phone: 602-376-6035 
Planner Name: Joel Landis 
Planning Case #: Z260004 
Date: March 11, 2026 
 
Water and Waste Management Division

I:\TSM-Design Branch\Laxmikanth Narwa\TIS Review Comments\Dakota Creek\Dakota Creek Z2021091 TS Reveiw1.doc 
 
 
 
MCDOT -- TRAFFIC ENGINEERING 
REVIEW COMMENT SHEET 
1 of 1 
Project Name: Dakota Creek 
Location: West of El Mirage Road and North of Maryland Avenue 
MCDOT File No.: Z2021091 
Date: December 21, 2021 
Reviewer: Laxmikanth Narwa, P.E. 
Phone No.: 602-506-8677 
 
Consultant: CivTech 
Project No.:   
Plans Sealed By : Dawn D. Cartier, P.E. 
Consultant Code: 
A = Will Comply        B = Deleted 
C = Consultant to Evaluate 
Item 
Number 
Sheet 
Number 
 
Comments 
Consultant 
Reply 
 
 
 
 
 
 
 
 
=  =  = 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
=  =  = 
 
 
General 
 
 
 
 
 
 
2nd REVIEW (TS) 
 
Consultant:  Please use the code and respond to each comment in the 
Consultant Reply Column.  This sheet is for our record, please answer every 
question and sign and date your acknowledgement or the plans will be 
sent back to complete the process.  Send back the marked-up plans and a 
new set of plans along with this comment sheet.  Thank you for your 
cooperation. 
=  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  = 
Review Comments: 
 
Review 1 comments are addressed by the developer (see attached). 
Therefore, County has no further comments on the Study. 
 
 
 
 
 
 
 
The Traffic Statement is Approved. 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Signature: _____________________________________ Date: ___________ 
 
 
 
 
Use CODE 
"A", "B","C" 
in this column 
next to every 
comment. 
 
 
 
=  =  =  =

I:\TSM-Design Branch\Laxmikanth Narwa\TIS Review Comments\Dakota Creek\Dakota Creek Z2021091 TS Reveiw1.doc 
 
 
 
 
MCDOT -- TRAFFIC ENGINEERING 
REVIEW COMMENT SHEET 
1 of 2 
Project Name: Dakota Creek 
Location: West of El Mirage Road and North of Maryland Avenue 
MCDOT File No.: Z2021091 
Date: September 14, 2021 
Reviewer: Laxmikanth Narwa, P.E. 
Phone No.: 602-506-8677 
Reviewer: Raj Thoutam, P.E. 
Phone No.: 602-506-8940 
Consultant: CivTech 
Project No.:   
Plans Sealed By : Dawn D. Cartier, P.E. 
Consultant Code: 
A = Will Comply        B = Deleted 
C = Consultant to Evaluate 
Item 
Number 
Sheet 
Number 
 
Comments 
Consultant 
Reply 
 
 
 
 
 
 
 
 
=  =  = 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
1 
 
 
 
 
 
2 
 
 
 
3 
 
 
 
 
 
 
 
 
=  =  = 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
General 
 
 
 
 
 
Site Plan 
 
 
 
Site Plan 
1st REVIEW (TS) 
 
Consultant:  Please use the code and respond to each comment in the 
Consultant Reply Column.  This sheet is for our record, please answer 
every question and sign and date your acknowledgement or the plans 
will be sent back to complete the process.  Send back the marked-up 
plans and a new set of plans along with this comment sheet.  Thank you for 
your cooperation. 
=  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  = 
Project Summary: 
 
The proposed 98 dwelling units of single-family rental housing is located on 
the west side of El Mirage Road and north of Maryland Avenue in 
unincorporated Maricopa County. The proposed project will develop six 
separate parcels totaling approximately 12.7 acres of undeveloped land. The 
two proposed access driveways on El Mirage Road, will be shared with two 
separate existing schools adjacent to the project site. 
 
The north access driveway will be shared with Heritage Elementary School, 
and the south access driveway will be shared with Crown Charter School. 
 
General Comments: 
 
As per the Traffic Statement (TS), the proposed development could generate 
up to 870 weekday daily trips with up to 64 trips occurring during the AM 
peak hour and up to 83 trips occurring during the PM peak hour.  
 
Review Comments: 
 
Future functional classification of El Mirage Road on site frontage is minor 
arterial. Therefore, developer must provide a 65 feet R/W dedication on the 
site frontage.   
 
As part of half-street improvements, developer must develop roadway to 
minor arterial cross-section with two-way left-turn lane for turning vehicles on 
El Mirage Road. Half-street improvements must include curb and gutter and 
sidewalk; Please refer to typical section mentioned in the MCDOT Roadway 
Design Manual, Figure 5.9 for other details.   
 
 
 
 
 
 
Use CODE 
"A", "B","C" 
in this 
column next 
to every 
comment. 
 
 
 
=  =  =  =

I:\TSM-Design Branch\Laxmikanth Narwa\TIS Review Comments\Dakota Creek\Dakota Creek Z2021091 TS Reveiw1.doc 
 
 
 
 
MCDOT -- TRAFFIC ENGINEERING 
REVIEW COMMENT SHEET 
2 of 2 
Project Name: Dakota Creek 
Location: West of El Mirage Road and North of Maryland Avenue 
MCDOT File No.: Z2021091 
Date: September 14, 2021 
Reviewer: Laxmikanth Narwa, P.E. 
Phone No.: 602-506-8677 
Reviewer: Raj Thoutam, P.E. 
Phone No.: 602-506-8940 
Consultant: CivTech 
Project No.:   
Plans Sealed By : Dawn D. Cartier, P.E. 
Consultant Code: 
A = Will Comply        B = Deleted 
C = Consultant to Evaluate 
Item 
Number 
Sheet 
Number 
 
Comments 
Consultant 
Reply 
 
 
 
 
 
 
 
 
=  =  = 
 
4 
 
 
 
 
 
 
 
 
 
=  =  = 
 
General 
 
 
 
 
 
 
 
 
 
 
 
 
1st REVIEW (TS) 
 
Consultant:  Please use the code and respond to each comment in the 
Consultant Reply Column.  This sheet is for our record, please answer every 
question and sign and date your acknowledgement or the plans will be 
sent back to complete the process.  Send back the marked-up plans and a 
new set of plans along with this comment sheet.  Thank you for your 
cooperation. 
=  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  =  = 
 
As existing schools adjacent to the project site will be using both the proposed 
access points, for safety reasons and to avoid future queuing of vehicles on El 
Mirage Road during school peak hours, developer must provide right-turn 
deceleration lanes with minimum 160-feet storage at both the driveway 
access points.    
 
 
 
The Traffic Statement is Not Approved. 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Signature: _____________________________________ Date: ___________ 
 
Use CODE 
"A", "B","C" 
in this column 
next to every 
comment. 
 
 
 
=  =  =  =

~ CivTech 
"-/ 
October 4, 2021 
Ms. Chandra McCarty, PE 
Project Manager 
EPS Group, Inc. 
1125 W. Pinnacle Peak Road, Suite 136 
Phoenix, Arizona 85027 
RE: TRAFFIC STATEMENT FOR DAKOTA CREEK 
WEST OF EL MIRAGE ROAD AND NORTH OF MARYLAND AVENUE- UNINCORPORATED MARICOPA 
COUNTY 
Dear Ms. McCarty: 
CivTech is pleased to present EPS Group, Inc. (the "Client'') with this enhanced traffic statement for 
the proposed 98 dwelling units (DUs) of proposed single-family rental housing located on the west 
side of El Mirage Road and north of Maryland Avenue in unincorporated Maricopa County. The 
proposed project will develop six (6) separate parcels totaling approximately 12.7 acres of 
undeveloped land. Two access points are proposed along El Mirage Road, one at McClellan Court 
which services the existing Crown Charter School driveway and one further to the north, at the north 
property line. The site plan provided shows the Crown Charter School driveway to be reconstructed 
as a cul-de-sac. A vicinity map identifying the location of the site is presented in Figure 1. This 
statement responds to Maricopa County Department of Transportation's (MCDOT) comments. 
Comment Response sheets are provided in Attachment A. The proposed site plan of the 
development is provided in Attachment B. 
Figure 1 - Vicinity Map 
CivTech Inc.• 10605 North Hayden Road • Suite 140 •Scottsdale, AZ 85260 
Office 480-659-4250 • Fax 480-659-0566

Enhanced Trip Generation Statement 
Dakota Creek – Unincorporated Maricopa County 
Page 2 
 
A preliminary trip generation estimate for the Project indicates that the proposed 98 DUs of single-
family homes are likely to generate less than 100 trips in the highest peak hour. Thus, a blend of trip 
generation rates between Land Use Code (LUC) 210, single-family detached homes, and LUC 220, 
multi-family housing was used to generate trips. Per the Maricopa County Department of 
Transportation (MCDOT) Traffic Impact Study Manual, dated May 2017, Section 1.1, an Enhanced 
Traffic Statement is typically required. This enhanced traffic impact statement provides the evaluation 
of the existing year and opening year of the adjacent intersections with a study area incorporating 
adjacent major intersection and site driveways. The statement analyzes trip generation, trip 
distribution, the growth of existing traffic, capacity and operation of the study intersections, traffic 
control needs, turn lane requirements, and queue storage analysis. 
The proposed Project will provide two (2) access on El Mirage Road and an emergency only access 
on 125th Avenue. The north access on El Mirage Road is currently being used by the adjacent Heritage 
Elementary School as bus drop-off/pick-up access. The south access on El Mirage Road is currently 
being used by the adjacent Crown Charter School as a drop-off/pick-up access. Once the proposed 
development is complete, the north driveway will continue to share access with the Heritage 
Elementary School’s buses and the south driveway will continue to share access with the adjacent 
Crown Charter School. Therefore, only the Crown Charter School’s site generated traffic will be 
included as part of the traffic and the Heritage Elementary School will not. 
EXISTING TRAFFIC COUNTS 
CivTech engaged Field Data Services of Arizona, Inc. to record traffic volumes at two (2) study 
intersections within the project vicinity. Peak hour volume turning movement counts were performed 
from 7:00-9:00 AM and 4:00-6:00 PM on Wednesday, June 23, 2021. Peak hour turning movement 
counts were conducted at the following study intersections: 
 
El Mirage Road and North Access 
 
El Mirage Road and South Access 
ADJACENT SCHOOL TRAFFIC 
Once the proposed development is complete, the north access on El Mirage Road will continue to 
provide access for the Heritage Elementary School for their bus drop off. CivTech contacted the 
Heritage Elementary School to obtain information about the access and number of buses that utilize 
the north access on El Mirage Road. The school confirmed that there are 11 buses and the buses use 
the access to exit the site only. The bus will pick students up and enter from 125th Avenue starting 
at 7:30 – 8:00 AM and stay at stay at the school until the students are dismissed. Once the students 
are out of their final class, the last bus to leave on El Mirage Road is at 3:30 PM. Therefore, the 
Heritage Elementary School buses will not contribute any traffic to the north access during the typical 
weekday peak hour. 
The south access on El Mirage Road will continue to provide access to both the proposed development 
and the Crown Charter School. On Monday, July 12, 2021 CivTech contacted the Crown Charter 
School to obtain data about their student counts and drop-off/pick-up circulation. The school 
confirmed that there are 350 students enrolled with the majority of the student carpooling. The school 
does not provide bussing. 
Since School was not in session when counts were conducted, trip generation was used to calculate 
the anticipated school related traffic. The typical adjacent street AM peak hour is typically the same

Enhanced Trip Generation Statement 
Dakota Creek – Unincorporated Maricopa County 
Page 3 
 
as the school’s peak hour while the typical adjacent street PM peak hour and the school afternoon 
peak are different. Since the Project is analyzing the typical peak hours of the adjacent street, the 
peak hour of adjacent street trip generation rates was utilized for the Charter School Land Use Code 
(LUC) 537 for both AM and PM peak hour. It was assumed that 50% of the students will carpool to 
school, therefore, an alternative mode of 25% was applied in the trip generation calculations. It was 
assumed that 20% of the school’s traffic will utilize the driveway. A single trip distribution pattern 
was assumed for the school based on future population within 5-miles of the site. The school’s trip 
distribution indicated that 40% of the trips entering/exiting the driveway will be from the north and 
60% will be entering/exiting from the south on El Mirage Road. The Crown Charter School’s site 
generated volumes were added to the existing counts to provide a better representation of typical 
peak hour traffic volumes. Existing traffic volumes at the two (2) driveways are presented in 
Figure 2. Existing traffic counts at the study intersections are provided in Attachment C. The Crown 
Charter School trip generation calculations are provided in Attachment D. 
Figure 2 – Existing Traffic Volumes 
 
FUTURE ROADWAY IMPROVEMENTS 
The future functional roadway classification of El Mirage Road on the site’s frontage is a minor arterial. 
Dakota Creek will be responsible for ½ street improvements fronting the site. El Mirage ½ street 
improvement fronting the site should provide 65-feet of right of way adhering to MCDOT’s Roadway 
Design Manual, Figure 5.9 including curb, gutter, and sidewalk. The half street should provide a two-
way left turn lane (TWLTL).  
SITE TRIP GENERATION, DISTRIBUTION, AND ASSIGNMENT 
Site Trip Generation. The trip generation potential of a development is most-often estimated using 
the latest edition of the Institute of Transportation Engineers’ (ITE) Trip Generation Manual as a 
primary reference.  Updated and published periodically and currently in its 10th edition published in 
2017, the manual provides trip generation data for a wide variety of land uses. The data are 
summarized in the document and average rates and equations developed from the data are provided 
that correlate the relationship between an independent variable that describes the development size 
and the trips generated for each categorized land use. The manual provides information for daily and 
peak hour trips and, for certain uses, for other time periods as well, and trip distribution percentages, 
3(0)
187(310)
0(0)
       
1
12(2)
176(319)
0(0)
        
2
1(0)
0(0)
11(5)
0(0)
0(0)
0(0)
0(0)
0(0)
1(1)
0(0)
17(5)
0(0)
2(1)
198(206)
0(0)
18(3)
189(192)
0(0)
El Mirage Rd. & North Access
El Mirage Rd. & South Access

Enhanced Trip Generation Statement 
Dakota Creek – Unincorporated Maricopa County 
Page 4 
 
that is the percentage of entering and existing trips.  In the case of this single-family homes being 
used as rental, a blend of trip generation rates between Land Use Code (LUC) 210, single-family 
detached homes, and LUC 220, multi-family housing was used to generate trips. Trip generation 
calculation spreadsheets are provided in Attachment E. 
TABLE 1 – TRIP GENERATION 
Land Use 
ITE 
ITE Land Use Name 
Acreage Quantity Units+
AM Distribution PM Distribution
Code 
In 
Out 
In 
Out 
 
Single-Family for Rent 
210 
Single-Family Detached Homes
6.35 
49  DUs 
25% 
75% 
63% 
37% 
 
Land Use 
ADT 
AM Peak Hour 
PM Peak Hour 
Avg. 
Rate* 
Total
Avg. 
Rate* 
In 
Out 
Total 
Avg. 
Rate* 
In 
Out 
Total 
 
Single-Family for Rent 
11.01 
540 
0.81 
10 
30 
40 
1.05 
32 
19 
51 
Totals 
 
870 
 
16 
48 
64 
 
52 
31 
83 
Notes: *All average rates were calculated by dividing total trips generated using regression equation by the number of dwelling units.  (See below.) 
          + DUs = Dwelling Units 
CALCULATIONS (Equations shown only where applicable) 
Land Use [Units] 
Daily  
AM Peak Hour 
PM Peak Hour 
Single-Family for Rent [X=98 DUs] 
C: T = X*8.87 [8.87] 
C: T = X*0.65 [0.65] 
C: T = X*0.84 [0.84] 
* Blended rate using ITE 210 and 220 
A review of the detailed trip generation presented in Table 1 reveals that the proposed development 
is anticipated to generate 870 weekday daily trips, with 64 trips (16 in/48 out) during the AM peak 
hour and 83 trips (52 in/31 out) during the PM peak hour. 
Trip Distribution and Assignment. A single trip distribution pattern was assumed for the proposed 
development. It is expected that the proposed development will generate trips based on future 
employment/population within a 5-mile radius of the site. Future total employment within a 5-mile 
radius of the site, as projected by the 2030 socio-economic data compiled by the Maricopa Association 
of Governments (MAG), indicates that an estimated distribution, 45% of the site trips will be coming 
to/from the north on El Mirage Road and the remaining 55% will be coming to/from the south on El 
Mirage Road. Figure 3 represents the site generated traffic at the driveways on El Mirage Road. 
Details of trip distribution are provided in Attachment F.

Enhanced Trip Generation Statement 
Dakota Creek – Unincorporated Maricopa County 
Page 5 
 
Figure 3 – Site Generated Traffic Volumes 
 
Background Traffic Volumes. CivTech took historical annual average daily traffic volumes from the 
Maricopa Association of Governments (MAG) online Transportation Data Management System (TDMS) 
to estimate an average annual growth rate. Average daily traffic volumes on El Mirage Road north of 
Glendale Avenue were considered. The location experienced an average decrease of 2.4% from 2018 
to 2019 and an annual decrease of 4.5% from 2018 to 2020. The negative and zero growth rate 
calculated were likely due to the time of year counts were conducted or construction patterns in the 
area, therefore a 2% annual growth rate (1.020 annual expansion factor for 2022) was applied to 
the volumes at the study intersections to obtain the future background traffic volumes.  
The north entrance will provide access to the site for residents and the Heritage Elementary School’s 
buses exiting the school. However, as established above, the buses will not contribute any traffic to 
the north access during the typical weekday peak hour. Thus, existing movements turning in and out 
of the north driveway (an existing dirt roadway) on El Mirage Road were removed from the future 
background peak hour traffic. Weekday daily total traffic was determined for the Heritage Elementary 
School based on the number of times the school buses are utilizing the access to exit. As previously 
done in the existing volumes, the Crown Charter School site generated trips were added as part of 
the future background traffic. Figure 4 represents the opening year 2022 future background volumes 
at the two (2) driveways. Background traffic growth rate calculations are located within 
Attachment G. 
3(9)[78]
4(14)[118]
0(0)[0]
       
1
4(14)[118]
11(7)[96]
0(0)[0]
        
2
15(10)[137]
0(0)[0]
6(4)[59]
0(0)[0]
0(0)[0]
0(0)[0]
0(0)[0]
0(0)[0]
11(7)[96]
0(0)[0]
16(10)[143]
0(0)[0]
3(9)[72]
6(4)[59]
0(0)[0]
6(20)[167]
3(9)[78]
0(0)[0]
El Mirage Rd. & North Access
El Mirage Rd. & South Access

Enhanced Trip Generation Statement 
Dakota Creek – Unincorporated Maricopa County 
Page 6 
 
Figure 4 – 2022 Background Traffic Volumes 
 
Total Traffic Volumes.  Total volumes were calculated by adding the site generated volumes in 
Figure 3 with the 2022 future background traffic volumes in Figure 4. The total turning movements 
through the two (2) driveways are shown in Figure 5. 
Figure 5 – 2022 Total Traffic Volumes 
 
TURN LANES WARRANTS AND QUEUING ANALYSIS 
RIGHT-TURN DECELERATION LANES 
The Maricopa County Department of Transportation provides guidance on the need for right turn 
deceleration lanes. Section 7.15.1 of the Roadway Design Manual, Right Turn Lanes which defers to 
Table 7.6 Volume Warrants for Right-Turn Lanes was utilized to determine whether a right turn 
deceleration lane would be warranted at the driveways. A driveway right turn deceleration lane is 
required when either of the following is met: 
 
The outside lane has an expected volume of 250 vph or greater and the right turn volume is 
greater than 55 vph. 
 
Any three of the below criteria are met: 
0(0)[0]
191(316)[2711]
0(0)[0]
       
1
12(2)[24]
179(324)[2751]
0(0)[0]
       
2
0(0)[9]
0(0)[0]
11(5)[34]
0(0)[0]
0(0)[0]
0(0)[0]
0(0)[0]
0(0)[0]
0(0)[13]
0(0)[0]
17(5)[45]
0(0)[0]
0(0)[0]
202(210)[2252]
0(0)[0]
18(3)[34]
191(195)[2165]
0(0)[0]
El Mirage Rd. & North Access
El Mirage Rd. & South Access
3(9)[78]
195(330)[2829]
0(0)[0]
       
1
16(16)[142]
190(331)[2847]
0(0)[0]
       
2
15(10)[146]
0(0)[0]
17(9)[93]
0(0)[0]
0(0)[0]
0(0)[0]
0(0)[0]
0(0)[0]
11(7)[109]
0(0)[0]
33(15)[188]
0(0)[0]
3(9)[72]
208(214)[2311]
0(0)[0]
24(23)[201]
194(204)[2243]
0(0)[0]
El Mirage Rd. & North Access
El Mirage Rd. & South Access

Enhanced Trip Generation Statement 
Dakota Creek – Unincorporated Maricopa County 
Page 7 
 
a. At least 5,000 vehicle per day (vpd) are using or are expected to be using the adjacent 
street. 
b. The roadway posted speed limit is greater than 35 mph. 
c. At least 1,000 vpd are using or are expected to use the driveway. 
d. At least 30 vehicles are expected to make right-turns into the driveway within a one-hour 
period. 
Based on the MCDOT right-turn deceleration lane criteria, with a right turn volume of 9 and 16 
vehicles in the PM peak hour at the north and south driveway, respectfully; a southbound right turn 
lane is not warranted at either of the site driveways. Table 2 shows a summary of the MCDOT 
criteria. Excerpts from the MCDOT’s turn lane warrants are provided in Attachment H. 
Table 2 – Right-turn Deceleration Lane Warranting Criteria 
Access 
Approach Criterion 1
Criterion 2 
Right-Turn 
Warrant Met
A. 
B. 
C. 
D. 
El Mirage Road & North Access 
SB 
No 
Yes 
Yes 
No 
9 vph - No 
No 
El Mirage Road & South Access 
SB 
No 
Yes 
Yes 
No 
16 vph - No 
No 
 
 
 
 
Both site accesses do not warrant a right turn deceleration lane; however, since both site accesses 
will continue to be used by the two schools, a right turn deceleration lane is recommended to avoid 
queuing of vehicles on El Mirage Road during school peak hours. A minimum queue storage length 
of 160-feet is recommended at both site accesses. 
LEFT-TURN DECELERATION LANES 
The Maricopa County Department of Transportation provides guidance on the need for left turn 
deceleration lanes. Section 7.15.2 of the Roadway Design Manual, Left Turn Lanes which defers to 
Table 7.6 Volume Warrants for Left-Turn Lanes was utilized to determine whether a left turn 
deceleration lane would be warranted at the driveways.  
The left turn installation threshold for a roadway that carries 200-300 vehicles per hour in the 
advancing direction with the posted speed limit of 45 mph and one (1) through lane in each direction 
is 12 vehicles. In the highest peak hour, it was projected that there will be 9 left turning vehicles at 
the intersection of El Mirage Road & South Access. Therefore, a left turn deceleration lane will not be 
warranted at the intersection of El Mirage Road & South Access. 
The threshold for a roadway that carries fewer than 200 vehicles per hour in the advancing direction 
with a posted speed limit of 45 mph and one (1) through lane in each direction is 15 vehicles. In the 
highest peak hour, it was projected that there will be 24 left turning vehicles at the intersection of El 
Mirage Road & South Access. Therefore, a left turn deceleration lane is warranted at the intersection 
of El Mirage Road & South Access.  
There is an existing two-way left-turn lane at both site driveways for vehicles to utilize as a left 
turning lane.

Enhanced Trip Generation Statement 
Dakota Creek – Unincorporated Maricopa County 
Page 8 
 
CONCLUSIONS 
The following conclusions have been documented in this statement:  
 A review of the detailed trip generation reveals that the proposed development is anticipated to 
generate 870 weekday daily trips, with 64 trips (16 in/48 out) during the AM peak hour and 83 trips 
(52 in/31 out) during the PM peak hour. 
 The future functional roadway classification of El Mirage Road on the site’s frontage is a minor 
arterial. Dakota Creek is responsible for ½ street improvements fronting the site; along with curb 
and gutter and sidewalk. El Mirage ½ street improvement fronting the site should provide 65-feet 
of right of way the typical section should adhere to MCDOT’s Roadway Design Manual, Figure 5.9 
and include curb, gutter, and sidewalk. Half street improvements should be striped to include a 
TWLTL. 
 Based on the MCDOT right-turn deceleration lane criteria, with a right turn volume of 9 and 16 
vehicles in the PM peak hour at the north and south driveway, respectfully; a southbound right turn 
lane is not warranted at either of the site driveways. 
 Both site accesses do not warrant a right turn deceleration lane; however, since both site accesses 
will continue to be used by the two schools, a right turn deceleration lane is recommended to avoid 
queuing of vehicles on El Mirage Road during school peak hours. A minimum queue storage length 
of 160-feet is recommended at both site accesses. 
 CivTech utilized the Maricopa County Department of Transportation section 7.15.2 of the Roadway 
Design Manual, Left Turn Lanes which defers to Table 7.6 Volume Warrants for Left-Turn Lanes to 
determine whether a left turn deceleration lane would be warranted at the driveways. Based on the 
threshold, a left turn deceleration lane will not be warranted at the intersection of El Mirage Road 
& South Access. However, a left turn deceleration lane is warranted at the intersection of El Mirage 
Road & South Access. However, there is an existing two-way left-turn lane at both site driveways 
for vehicles to utilize as a left turning lane. 
Thank you for allowing CivTech to assist you on this project. Please contact me with any questions 
you may have on this statement. 
Sincerely,  
CivTech 
 
Dawn Cartier, P.E., PTOE 
President

Enhanced Trip Generation Statement 
Dakota Creek – Unincorporated Maricopa County 
Page 9 
 
Attachments 
A - Comment Response 
B - Site Plan 
C - Traffic Counts 
D - Crown School Trip Generation Calculations 
E - Trip Generation Calculations 
F - Trip Distribution 
G - Background Growth Rate Calculations 
H - Turn Lane Warrant Excerpts 
 
Z:\Civtech\Projects\21-0890 EPS Dakota Creek @ El Mirage Rd & Maryland Ave Traffic Impact Study, Unincorp Maricopa\Submittals\2nd Submittal\Drafts\EPS Dakota Creek TS DRAFT V2.1.docx

CivTech, Inc.
Review Comments & Responses 
21-0890 Dakota Creek
 
1st Submittal
Disposition Codes:   (1) Will Comply     (2) Will Evaluate     (3) Delete Comment     (4) Defer to Consultant/Owner
Reviewer Name, Agency: Laxmikanth Narwa & Raj Thoutam, MCDOT
Item
Review Comment
(Code) & Response
1.
Future functional classification of El Mirage Road on site frontage 
is minor arterial. Therefore, developer must provide a 65 feet R/W 
dedication on the site frontage.
(1) text has been added to state that Dakota Creek is responsible for 1/2 
street improvements with 65-feet of R/W fronting the site.
2.
As part of half-street improvements, developer must develop 
roadway to minor arterial cross-section with two-way left turn lane 
for turning vehicles on El Mirage Road. Half-street improvements 
must include curb and gutter and sidewalk; Please refer to typical 
section mentioned in the MCDOT Roadway Design Manual, Figure 
5.9 for other details.
(1) text has been added to mention responsibility for 1/2 street 
improvements which include curb and gutter and sidewalk, which should 
adhere to MCDOT's Roadway Design Manual, Figure 5.9. A statement 
was added to recommend striping a two-way left-turn lane as part of the 
improvements.
3.
As existing schools adjacent to the project site will be using both 
the proposed access points, for safety reasons and to avoid future 
queuing of vehicles on El Mirage Road during school peak hours, 
developer must provide right-turn deceleration lanes with minimum 
160-feet storage at booth the driveway access points.
(1) text has been included to recommend right turn deceleration lanes 
with 160-feet of queue storage length at both site accesses.
Appendix A
Page 1 of 1
Reviewed Date: September 14, 2021 
CivTech Received Date: September 28, 2021 
CivTech Entered Date: September 29, 2021 
CivTech Response Date: September 29, 2021

2
9
4
7
8
3
6
5
11
12
24
23
25
26
38
37
13
22
27
36
14
21
28
35
15
20
29
34
16
19
30
33
17
18
31
32
66
53
52
39
65
54
51
40
64
55
50
41
63
56
49
42
62
57
48
43
61
58
47
44
60
59
46
45
95
96
94
93
97
98
87
88
90
89
83
84
86
85
91
92
76
79
77
78
74
81
75
80
73
82
72
67
71
68
70
69
1
10

Intersection Turning Movement
Prepared by:
N
3
484
0
AM
MD
PM
TOTAL
TOTAL
AM
MD
PM
1
0
0
0
0
0
0
0
0
0
0
 
MD
AM
700AM
-
NOON
-
PM
400PM
-
AM PEAK HOUR
NOON PEAK HOUR
PM PEAK HOUR
Day
Mirage Rd & Heritage Elementary Scho
21-1428-002
(Intersection Name)
TURNING MOVEMENT COUNT
WEDNESDAY
0
06/23/21
Date
Project #: 
21-1428-002
 
2
El Mirage Rd
Heritage Elementary School
 
PM
 
0
0
309
 
TOTAL
LOCATION #:
0
MD
1
204
CONTROL
1-Way Stop
EB
El Mirage Rd
1
APPROACH LANES
187
0
MD
175
3
0
TOTAL
 
PM
AM
 
2
3
391
0
TMC SUMMARY OF El Mirage Rd & Heritage Elementary School
Heritage Elementary School
APPROACH LANES
1
APPROACH LANES
 
APPROACH  LANES
1
 
0
AM
0
445 PM
800 AM
900AM
600PM
COUNT PERIODS

Intersection Turning Movement
Prepared by:
 
 
 
N-S STREET:
DATE:
LOCATION: 
E-W STREET:
DAY:
PROJECT#  
 
 
 
 
 
 
NL
NT
NR
SL
ST
SR
EL
ET
ER
WL
WT
WR
TOTAL
  LANES:
0
1
0
0
1
0
0
1
0
0
0
0
6:00 AM
 
6:15 AM
 
6:30 AM
 
6:45 AM
 
7:00 AM
0
42
0
0
34
0
0
0
0
0
0
0
76
7:15 AM
0
47
0
0
46
1
0
0
0
0
0
0
94
7:30 AM
0
56
0
0
45
0
1
0
0
0
0
0
102
7:45 AM
0
38
0
0
42
1
0
0
0
0
0
0
81
8:00 AM
1
42
0
0
36
1
1
0
0
0
0
0
81
8:15 AM
1
48
0
0
39
1
0
0
0
0
0
0
89
8:30 AM
0
55
0
0
54
1
0
0
1
0
0
0
111
8:45 AM
0
42
0
0
46
0
0
0
0
0
0
0
88
9:00 AM
 
9:15 AM
 
 
9:30 AM
 
9:45 AM
 
10:00 AM
 
10:15 AM
 
10:30 AM
 
10:45 AM
 
11:00 AM
 
11:15 AM
 
11:30 AM
 
11:45 AM
 
TOTAL
NL
NT
NR
SL
ST
SR
EL
ET
ER
WL
WT
WR
TOTAL
Volumes
2
370
0
0
342
5
2
0
1
0
0
0
722
Approach %
0.54
99.46
0.00
0.00
98.56
1.44
66.67
0.00
33.33 #### #### ####
App/Depart
372
/
372
347
/
343
3
/
0
0
/
7
800 AM
PEAK
Volumes
2
187
0
0
175
3
1
0
1
0
0
0
369
Approach %
1.06
98.94
0.00
0.00
98.31
1.69
50.00
0.00
50.00 #### #### ####
PEAK HR.
FACTOR:
0.831
33.532904, -112.323879
1-Way Stop (EB)
COMMENT 1:
GPS:
CONTROL:
0.809
AM Peak Hr Begins at:
0.000
  WESTBOUND
  NORTHBOUND
  SOUTHBOUND
  EASTBOUND
0.500
0.859
06/23/21
 
Glendale
El Mirage Rd
Heritage Elementary School
21-1428-002
WEDNESDAY
veracity
group
traffic

Intersection Turning Movement
 
 
N-S STREET:
DATE:
LOCATION: 
 
E-W STREET:
DAY:
PROJECT#  
 
 
 
 
 
 
NL
NT
NR
SL
ST
SR
EL
ET
ER
WL
WT
WR
TOTAL
  LANES:
0
1
0
0
1
0
0
1
0
0
0
0
1:00 PM
 
1:15 PM
 
1:30 PM
 
1:45 PM
 
2:00 PM
 
2:15 PM
 
2:30 PM
 
2:45 PM
 
3:00 PM
 
3:15 PM
 
3:30 PM
 
3:45 PM
 
4:00 PM
1
49
0
0
81
0
0
0
0
0
0
0
131
4:15 PM
0
38
0
0
85
0
0
0
3
0
0
0
126
4:30 PM
0
57
0
0
72
0
0
0
1
0
0
0
130
4:45 PM
0
50
0
0
78
0
0
0
0
0
0
0
128
5:00 PM
0
50
0
0
77
0
0
0
0
0
0
0
127
5:15 PM
1
49
0
0
76
0
0
0
1
0
0
0
127
5:30 PM
0
55
0
0
78
0
0
0
0
0
0
0
133
5:45 PM
0
48
0
0
75
0
0
0
0
0
0
0
123
6:00 PM
 
6:15 PM
 
6:30 PM
 
6:45 PM
 
TOTAL
NL
NT
NR
SL
ST
SR
EL
ET
ER
WL
WT
WR
TOTAL
Volumes
2
396
0
0
622
0
0
0
5
0
0
0
1025
Approach %
0.50
99.50
0.00
0.00 100.00
0.00
0.00
0.00 100.00 #### #### ####
App/Depart
398
/
396
622
/
627
5
/
0
0
/
2
445 PM
PEAK
Volumes
1
204
0
0
309
0
0
0
1
0
0
0
515
Approach %
0.49
99.51
0.00
0.00 100.00
0.00
0.00
0.00 100.00 #### #### ####
PEAK HR.
FACTOR:
0.968
GPS:
33.532904, -112.323879
0.990
0.250
CONTROL:
1-Way Stop (EB)
COMMENT 1:
0
Glendale
PM Peak Hr Begins at:
0.000
  WESTBOUND
  NORTHBOUND
  SOUTHBOUND
  EASTBOUND
0.932
El Mirage Rd
06/23/21
0
Heritage Elementary School
WEDNESDAY
21-1428-002
 
veracity
group
traffic

Intersection Turning Movement
Prepared by:
N
1
495
0
AM
MD
PM
TOTAL
TOTAL
AM
MD
PM
3
0
0
0
0
0
0
0
0
0
0
 
MD
AM
700AM
-
NOON
-
PM
400PM
-
AM PEAK HOUR
NOON PEAK HOUR
PM PEAK HOUR
Day
Mirage Rd & Crown Charter School Dw
21-1428-003
(Intersection Name)
TURNING MOVEMENT COUNT
WEDNESDAY
0
06/23/21
Date
Project #: 
21-1428-003
 
3
El Mirage Rd
Crown Charter School Dwy
 
PM
 
0
1
319
 
TOTAL
LOCATION #:
0
MD
1
192
CONTROL
1-Way Stop
EB
El Mirage Rd
2
APPROACH LANES
189
0
MD
176
0
3
TOTAL
 
PM
AM
 
0
1
381
0
TMC SUMMARY OF El Mirage Rd & Crown Charter School Dwy
Crown Charter School Dwy
APPROACH LANES
1
APPROACH LANES
 
APPROACH  LANES
0
 
0
AM
0
400 PM
800 AM
900AM
600PM
COUNT PERIODS

Intersection Turning Movement
Prepared by:
 
 
 
N-S STREET:
DATE:
LOCATION: 
E-W STREET:
DAY:
PROJECT#  
 
 
 
 
 
 
NL
NT
NR
SL
ST
SR
EL
ET
ER
WL
WT
WR
TOTAL
  LANES:
0
1
0
0
1
0
0
1
0
0
0
0
6:00 AM
 
6:15 AM
 
6:30 AM
 
6:45 AM
 
7:00 AM
0
42
0
0
34
0
0
0
0
0
0
0
76
7:15 AM
0
47
0
0
46
0
0
0
0
0
0
0
93
7:30 AM
0
56
0
0
45
0
0
0
0
0
0
0
101
7:45 AM
0
38
0
0
42
0
0
0
0
0
0
0
80
8:00 AM
0
43
0
0
36
0
0
0
0
0
0
0
79
8:15 AM
0
49
0
0
39
0
0
0
1
0
0
0
89
8:30 AM
0
55
0
0
55
0
0
0
0
0
0
0
110
8:45 AM
0
42
0
0
46
0
0
0
0
0
0
0
88
9:00 AM
 
9:15 AM
 
 
9:30 AM
 
9:45 AM
 
10:00 AM
 
10:15 AM
 
10:30 AM
 
10:45 AM
 
11:00 AM
 
11:15 AM
 
11:30 AM
 
11:45 AM
 
TOTAL
NL
NT
NR
SL
ST
SR
EL
ET
ER
WL
WT
WR
TOTAL
Volumes
0
372
0
0
343
0
0
0
1
0
0
0
716
Approach %
0.00 100.00
0.00
0.00 100.00
0.00
0.00
0.00 100.00 #### #### ####
App/Depart
372
/
372
343
/
344
1
/
0
0
/
0
800 AM
PEAK
Volumes
0
189
0
0
176
0
0
0
1
0
0
0
366
Approach %
0.00 100.00
0.00
0.00 100.00
0.00
0.00
0.00 100.00 #### #### ####
PEAK HR.
FACTOR:
0.832
33.531352, -112.323903
1-Way Stop (EB)
COMMENT 1:
GPS:
CONTROL:
0.800
AM Peak Hr Begins at:
0.000
  WESTBOUND
  NORTHBOUND
  SOUTHBOUND
  EASTBOUND
0.250
0.859
06/23/21
 
Glendale
El Mirage Rd
Crown Charter School Dwy
21-1428-003
WEDNESDAY
veracity
group
traffic

Intersection Turning Movement
 
 
N-S STREET:
DATE:
LOCATION: 
 
E-W STREET:
DAY:
PROJECT#  
 
 
 
 
 
 
NL
NT
NR
SL
ST
SR
EL
ET
ER
WL
WT
WR
TOTAL
  LANES:
0
1
0
0
1
0
0
1
0
0
0
0
1:00 PM
 
1:15 PM
 
1:30 PM
 
1:45 PM
 
2:00 PM
 
2:15 PM
 
2:30 PM
 
2:45 PM
 
3:00 PM
 
3:15 PM
 
3:30 PM
 
3:45 PM
 
4:00 PM
0
50
0
0
81
0
0
0
1
0
0
0
132
4:15 PM
1
37
0
0
88
0
1
0
0
0
0
0
127
4:30 PM
0
56
0
0
72
1
1
0
1
0
0
0
131
4:45 PM
0
49
0
0
78
0
1
0
0
0
0
0
128
5:00 PM
0
50
0
0
76
1
0
0
1
0
0
0
128
5:15 PM
0
50
0
0
77
0
0
0
0
0
0
0
127
5:30 PM
0
55
0
0
78
0
0
0
0
0
0
0
133
5:45 PM
0
48
0
0
75
0
0
0
1
0
0
0
124
6:00 PM
 
6:15 PM
 
6:30 PM
 
6:45 PM
 
TOTAL
NL
NT
NR
SL
ST
SR
EL
ET
ER
WL
WT
WR
TOTAL
Volumes
1
395
0
0
625
2
3
0
4
0
0
0
1030
Approach %
0.25
99.75
0.00
0.00
99.68
0.32
42.86
0.00
57.14 #### #### ####
App/Depart
396
/
398
627
/
629
7
/
0
0
/
3
400 PM
PEAK
Volumes
1
192
0
0
319
1
3
0
2
0
0
0
518
Approach %
0.52
99.48
0.00
0.00
99.69
0.31
60.00
0.00
40.00 #### #### ####
PEAK HR.
FACTOR:
0.981
GPS:
33.531352, -112.323903
0.909
0.625
CONTROL:
1-Way Stop (EB)
COMMENT 1:
0
Glendale
PM Peak Hr Begins at:
0.000
  WESTBOUND
  NORTHBOUND
  SOUTHBOUND
  EASTBOUND
0.862
El Mirage Rd
06/23/21
0
Crown Charter School Dwy
WEDNESDAY
21-1428-003
 
veracity
group
traffic

Crown Charter School
Trip Generation
Surrounding Development
Methodology Overview
Box 1 - Define Study Site Land Use Type&Site Characteristics,
| Box 2 - Define Site Context | Box 3 - Define Analysis Objectives Trip Types&Time Period
Land Use Types and Size
Proposed Use
Amount Units
ITE LUC
ITE Land Use Name
Charter Elementary School
350 Students
537
Charter Elementary School
Box 4 - Is Study Site Multimodal?
Box 5/Box 9 - Estimate Baseline Trips/Estimate Vehicular Trips (Determine Equation)
Equation Type: Equation Used [Equated Rate] (Type Abbreviations: Weighted Average Rate ("WA"), Fitted Curve Type: Equation Used [Equated Rate]
Proposed Use
ADT
AM Peak Hour
PM Peak Hour
(not used)
Charter Elementary School
WA: T=X*1.85 [1.85]
FC: T=1.17*X-34.68 [1.07]
WA: T=X*0.14 [0.14]
N/A:  []
Box 5/Box 9 - Estimate Baseline Trips/Estimate Vehicular Trips (Apply Equations and in/out Distributions)
Baseline Vehicular Trips
ADT
AM Peak Hour
PM Peak Hour
(not used)
Proposed Use
% In
In
Out
Total
% In
In
Out
Total
% In
In
Out
Total
% In
In
Out
Total
Charter Elementary School
50%
324
324
648
53%
199
176
375
35%
17
32
49
0%
0
0
0
Box 7 - Estimate Internal Person Trips, External Walk/Bike Trips, Transit Person Trips, External Person Trips (Alternative Mode)
Adjustments for Alternate Mode Trips
ADT
AM Peak Hour
PM Peak Hour
(not used)
Proposed Use
Percent
In
Out
Total
Percent
In
Out
Total
Percent
In
Out
Total
Percent
In
Out
Total
Charter Elementary School
25%
81
81
162
25%
50
44
94
25%
4
8
12
0%
0
0
0
Totals
0%
81
81
162
0%
50
44
94
0%
4
8
12
0%
0
0
0
Box 8 - Convert Person Trips to Final Vehicle Trips
External Vehicular Trips
ADT
AM Peak Hour
PM Peak Hour
(not used)
Proposed Use
In
Out
Total
In
Out
Total
In
Out
Total
In
Out
Total
Charter Elementary School
243
243
486
149
132
281
13
24
37
0
0
0
Totals
243
243
486
149
132
281
13
24
37
0
0
0
Net New Trips
ADT
AM Peak Hour
PM Peak Hour
(not used)
Proposed Use
In
Out
Total
In
Out
Total
In
Out
Total
In
Out
Total
Charter Elementary School
243
243
486
149
132
281
13
24
37
0
0
0
Totals
243
243
486
149
132
281
13
24
37
0
0
0
The vehicle occupancy and baseline alternate mode are now factored out from the external trips in vehicles, after any adjustments for internal capture and additional alternate mode from Box 7. 
In Box 6, vehicle trips were considered to account for 90% of total person trips. Alternate mode trips in addition to the baseline, if any, are accounted for in Box 7. It is estimated that vehicle trips 
should be reduced by an additional 50% due to carpooling. The final external trips in vehicles is multiplied by 40% (= 90% - 50%) to produce the external vehicle trips.
Alternate mode reductions are applied to account for trips to/from the study site made any means except as the driver of a personal vehicle (though carpooling is separate in Box 9). Alternative  
mode reductions, with respect to trips entering/existing the site, include trips where more than one mode is used as long as the trip is not in a vehicle when crossing the boundary of the study site. 
The reduction is applied as a percent of vehicular trips removed from total external trips. The reduction percentage used does not include any amount of alternate mode trips that are accounted 
for in the baseline rates; the Dense Multi-Urban Use and City Core settings already account for alternate mode trips, though further reduction may still be reasonable in specific circumstances. 
The table below presents the alternative mode percentages and trips in units of vehicle trips. CivTech can provide trips in units of persons if requested.
July 2021
This form facilitates trip generation estimation using data within the Institute of Transportation Engineer's (ITE) Trip Generation Manual, 10th Edition and methodology described within ITE's Trip 
Generation Handbook, 3rd Edition. These references will be referred to as Manual and Handbook, respectively. The Manual contains data collected by various transportation professionals for a 
wide range of different land uses, with each land use category represented by a land use code (LUC). Average rates and equations have been established that correlate the relationship between 
an independent variable that describes the development size and generated trips for each categorized LUC in various settings and time periods. The Handbook indicates an established 
methodology for how to use data contained within the Manual when to use the fitted curve instead of the average rate and when to adjustments to the volume of trips are appropriate and how to 
do so. The methodology steps are represented visually in boxes in Figure 3.1. This worksheet applies calculations for each box if applicable.
The analyst is to pick an appropriate LUC(s) based on the subject's zoning/land use(s)/future land use(s). The size of the land use(s) is described in reference to an independent variable(s) 
specific to (each) the land use (example: 1,000 square feet of building area is relatively common). Context assessment is to "simply determine whether the study sites is in a multimodal setting" 
and "could have persons accessing the site by walking, bicycling, or riding transit." This assessment is used in Box 4. The Manual separates data into 4 setting categories - Rural, General 
Urban/Suburban, Dense Multi-Urban Use and Center City Core. This worksheet uses the following abbreviations, respectively: R, G, D, and C. The Manual does not have data for all settings of all 
land use codes. The "General Urban/Suburban" setting is used by default.
This tool will focus on vehicular trips for a 24-hour period on a typical weekday as well as its AM peak hour and PM peak hour. Other time period(s) may be of interest. 
Per the Handbook, "if the objective is to establish a local trip generation rate for a particular land use or study site, the simplified approach (Box 9) may be acceptable but the Box 5 through 8 
approach is required if the study site is located in an infill setting, contains a mix of uses on-site, or is near significant transit service." 
Vehicle trips are estimated using rates/equations applicable to each LUC. When the appropriate graph has a fitted curve, the Handbook has a process (Figure 4.2) to determine when to use it 
versus using the weighted average rate or collecting local data. The methodology requires for engineering judgement in some circumstances and permits engineering judgement to override or 
make adjustments when appropriate to best project (example 1: study site is expected to operate differently than data in the applicable land use code - such as restaurant that is closed in the 
morning or in the evening; example 2: LUC data in a localized area fails to be represented by the typically selected fitted curve/weighted average rate - a small shop/LUC 820, AM peak hour is 
skewed by the high y-intercept).
Page 1 of 1
Appendix Z
Month Year

Dakota Creek
Trip Generation
Proposed
Based on 7/6/21 Site Plan
Methodology Overview
Box 1 - Define Study Site Land Use Type&Site Characteristics,
| Box 2 - Define Site Context | Box 3 - Define Analysis Objectives Trip Types&Time Period
Land Use Types and Size
Proposed Use
Amount Units
ITE LUC
ITE Land Use Name
Homes
98 Dwelling Units
210
Single-Family Detached Housing
Box 4 - Is Study Site Multimodal?
Box 5/Box 9 - Estimate Baseline Trips/Estimate Vehicular Trips (Determine Equation)
Equation Type: Equation Used [Equated Rate] (Type Abbreviations: Weighted Average Rate ("WA"), Fitted Curve Type: Equation Used [Equated Rate]
Proposed Use
ADT
AM Peak Hour
PM Peak Hour
(not used)
Homes
C: T=X*8.86723787798536 [8.87]
C: T=X*0.651134941150821 [0.65]
C: T=X*0.842082482317404 [0.84]
N/A:  []
Box 5/Box 9 - Estimate Baseline Trips/Estimate Vehicular Trips (Apply Equations and in/out Distributions)
Baseline Vehicular Trips
ADT
AM Peak Hour
PM Peak Hour
(not used)
Proposed Use
% In
In
Out
Total
% In
In
Out
Total
% In
In
Out
Total
% In
In
Out
Total
Homes
50%
434
434
868
25%
16
48
64
63%
52
31
83
0%
0
0
0
External Vehicular Trips
ADT
AM Peak Hour
PM Peak Hour
(not used)
Proposed Use
In
Out
Total
In
Out
Total
In
Out
Total
In
Out
Total
Homes
434
434
868
16
48
64
52
31
83
0
0
0
Totals
434
434
868
16
48
64
52
31
83
0
0
0
Net New Trips
ADT
AM Peak Hour
PM Peak Hour
(not used)
Proposed Use
In
Out
Total
In
Out
Total
In
Out
Total
In
Out
Total
Homes
434
434
868
16
48
64
52
31
83
0
0
0
Totals
434
434
868
16
48
64
52
31
83
0
0
0
July 2021
This form facilitates trip generation estimation using data within the Institute of Transportation Engineer's (ITE) Trip Generation Manual, 10th Edition and methodology described within ITE's Trip 
Generation Handbook, 3rd Edition. These references will be referred to as Manual and Handbook, respectively. The Manual contains data collected by various transportation professionals for a 
wide range of different land uses, with each land use category represented by a land use code (LUC). Average rates and equations have been established that correlate the relationship between 
an independent variable that describes the development size and generated trips for each categorized LUC in various settings and time periods. The Handbook indicates an established 
methodology for how to use data contained within the Manual when to use the fitted curve instead of the average rate and when to adjustments to the volume of trips are appropriate and how to 
do so. The methodology steps are represented visually in boxes in Figure 3.1. This worksheet applies calculations for each box if applicable.
The analyst is to pick an appropriate LUC(s) based on the subject's zoning/land use(s)/future land use(s). The size of the land use(s) is described in reference to an independent variable(s) 
specific to (each) the land use (example: 1,000 square feet of building area is relatively common). Context assessment is to "simply determine whether the study sites is in a multimodal setting" 
and "could have persons accessing the site by walking, bicycling, or riding transit." This assessment is used in Box 4. The Manual separates data into 4 setting categories - Rural, General 
Urban/Suburban, Dense Multi-Urban Use and Center City Core. This worksheet uses the following abbreviations, respectively: R, G, D, and C. The Manual does not have data for all settings of all 
land use codes. The "General Urban/Suburban" setting is used by default.
This tool will focus on vehicular trips for a 24-hour period on a typical weekday as well as its AM peak hour and PM peak hour. Other time period(s) may be of interest. 
Per the Handbook, "if the objective is to establish a local trip generation rate for a particular land use or study site, the simplified approach (Box 9) may be acceptable but the Box 5 through 8 
approach is required if the study site is located in an infill setting, contains a mix of uses on-site, or is near significant transit service." 
Vehicle trips are estimated using rates/equations applicable to each LUC. When the appropriate graph has a fitted curve, the Handbook has a process (Figure 4.2) to determine when to use it 
versus using the weighted average rate or collecting local data. The methodology requires for engineering judgement in some circumstances and permits engineering judgement to override or 
make adjustments when appropriate to best project (example 1: study site is expected to operate differently than data in the applicable land use code - such as restaurant that is closed in the 
morning or in the evening; example 2: LUC data in a localized area fails to be represented by the typically selected fitted curve/weighted average rate - a small shop/LUC 820, AM peak hour is 
skewed by the high y-intercept).
Page 1 of 1
Appendix Z
Month Year

2030
2040
Quadrant
Population
Percent
Employment
Percent
Population
Percent
Employment
Percent
North Northwest
28,762
            
14.0%
7,170
           
9.3%
13.7%
9,165
         
10.1%
North Northeast
30,561
            
14.8%
8,059
           
10.5%
14.1%
8,852
         
9.8%
North
59,323
            
28.8%
15,230
         
19.8%
27.8%
18,016
       
19.9%
East Northeast
23,965
            
11.6%
9,425
           
12.3%
11.5%
10,518
       
11.6%
East Southeast
31,142
            
15.1%
13,183
         
17.1%
15.5%
17,184
       
18.9%
East
55,107
            
26.7%
22,607
         
29.4%
27.0%
27,702
       
30.5%
South Southeast
37,768
            
18.3%
13,419
         
17.4%
19.0%
16,142
       
17.8%
South Southwest
20,541
            
10.0%
8,922
           
11.6%
9.8%
9,936
         
11.0%
South
58,310
            
28.3%
22,341
         
29.0%
28.8%
26,079
       
28.8%
West Southwest
13,565
            
6.6%
9,164
           
11.9%
6.8%
9,839
         
10.8%
West Northwest
19,643
            
9.5%
7,591
           
9.9%
9.6%
9,062
         
10.0%
West
33,208
            
16.1%
16,754
         
21.8%
16.4%
18,901
       
20.8%
Totals
205,948
          
99.9%
76,932
         
100.0%
100.0%
90,697
       
100.0%
Radii
4 Offset
northern limits
Population radius: 
5 miles
Employment radius: 
5 miles
2030 2040
2030 2040
Select Analysis Year (2030, 2040, 2050)
14.0% 13.7%
14.8% 14.1%
9.3% 10.1%
10.5% 9.8%
2020
2030
2030 2040
2030 2040
2040
9.5% 9.6%
11.6% 11.5%
2050
9.9% 10.0%
12.3% 11.6%
2030 2040
2030 2040
6.6% 6.8%
15.1% 15.5%
11.9% 10.8%
17.1% 18.9%
2030 2040
2030 2040
10.0% 9.8%
18.3% 19.0%
11.6% 11.0%
17.4% 17.8%
Pop%
Emp%
southern limits
X
2030
21,484
        
eastern limits
30,078
        
31,024
        
61,102
        
25,312
        
July 2021
Page 1
western limits
219,648
      
63,224
        
15,021
        
21,041
        
36,062
        
EPS Dakota Creek
Trip Distribution - Summaries
33,948
        
59,260
        
41,740
        
Traffic Impact (and Mitigation) Analysis/Study
Appendix
NNW
NNE
SSW
SSE
ESE
ENE
WSW
WNW

5-mile radius
2030
2040
% of 
2030
2040
2030
2040
% of 
2030
2040
RAZ
MPA Population Population
TAZ
Adjusted
Adjusted
RAZ
MPA Population Population
TAZ
Adjusted
Adjusted
NNW
NNE
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
233
SU
111,822
     
119,384
     
15%
16,773
     
17,908
     
235
EM
36,476
       
36,941
       
35%
12,767
     
12,929
     
235
EM
36,476
       
36,941
       
30%
10,943
     
11,082
     
236
YU
7,330
         
7,700
         
70%
5,131
       
5,390
       
234
SU
10,460
       
10,878
       
10%
1,046
       
1,088
       
237
MC
41,862
       
41,987
       
30%
12,559
     
12,596
     
-
                 
-
                 
-
               
-
               
234
SU
10,460
       
10,878
       
1%
105
          
109
          
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
From NNW
28,762
     
30,078
     
From NNE
30,561
     
31,024
     
From North
59,323
     
61,102
     
EPS Dakota Creek
Traffic Impact (and Mitigation) Analysis/Study
Appendix X
July 2021
Page 2
Trip Distribution - Population from North

5-mile radius
2030
2040
% of 
2030
2040
2030
2040
% of 
2030
2040
RAZ
MPA Population Population
TAZ
Adjusted
Adjusted
RAZ
MPA Population Population
TAZ
Adjusted
Adjusted
ENE
ESE
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
238
PE
57,960
       
60,244
       
10%
5,796
       
6,024
       
257
GL
58,164
       
63,504
       
43%
25,011
     
27,307
     
239
PE
41,694
       
45,797
       
25%
10,424
     
11,449
     
267
PH
86,475
       
92,228
       
1%
865
          
922
          
236
YU
7,330
         
7,700
         
20%
1,466
       
1,540
       
236
YU
7,330
         
7,700
         
10%
733
          
770
          
237
MC
41,862
       
41,987
       
15%
6,279
       
6,298
       
239
PE
41,694
       
45,797
       
10%
4,169
       
4,580
       
-
                 
-
                 
-
               
-
               
235
EM
36,476
       
36,941
       
1%
365
          
369
          
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
From ENE
23,965
     
25,312
     
From ESE
31,142
     
33,948
     
From East
55,107
     
59,260
     
Traffic Impact (and Mitigation) Analysis/Study
Trip Distribution - Population from East
Appendix X
EPS Dakota Creek
Page 3
July 2021

5-mile radius
2030
2040
% of 
2030
2040
2030
2040
% of 
2030
2040
RAZ
MPA Population Population
TAZ
Adjusted
Adjusted
RAZ
MPA Population Population
TAZ
Adjusted
Adjusted
SSE
SSW
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
273
AV
65,804
       
69,434
       
2%
1,316
       
1,389
       
266
LP
15,398
       
15,692
       
90%
13,858
     
14,123
     
267
PH
86,475
       
92,228
       
35%
30,266
     
32,280
     
255
 
24,066
       
27,041
       
19%
4,573
       
5,138
       
255
GL
24,066
       
27,041
       
5%
5
              
1,352
       
265
GY
42,987
       
46,513
       
1%
430
          
465
          
257
GL
58,164
       
63,504
       
10%
5,816
       
6,350
       
273
AV
65,804
       
69,434
       
2%
1,316
       
1,389
       
235
EM
36,476
       
36,941
       
1%
365
          
369
          
235
EM
36,476
       
36,941
       
1%
365
          
369
          
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
From SSE
37,768
     
41,740
     
From SSW
20,541
     
21,484
     
From South
58,310
     
63,224
     
Traffic Impact (and Mitigation) Analysis/Study
Trip Distribution - Population from South
Appendix X
EPS Dakota Creek
Page 4
July 2021

5-mile radius
2030
2040
% of 
2030
2040
2030
2040
% of 
2030
2040
RAZ
MPA Population Population
TAZ
Adjusted
Adjusted
RAZ
MPA Population Population
TAZ
Adjusted
Adjusted
WSW
WNW
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
265
GY
42,987
       
46,513
       
1%
430
          
465
          
255
GL
24,066
       
27,041
       
20%
4,813
       
5,408
       
255
GL
24,066
       
27,041
       
47%
11,311
     
12,709
     
233
SU
111,822
     
119,384
     
10%
11,182
     
11,938
     
235
EM
36,476
       
36,941
       
5%
1,824
       
1,847
       
235
EM
36,476
       
36,941
       
10%
3,648
       
3,694
       
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
From WSW
13,565
     
15,021
     
From WNW
19,643
     
21,041
     
From West
33,208
     
36,062
     
Traffic Impact (and Mitigation) Analysis/Study
Trip Distribution - Population from West
Appendix X
EPS Dakota Creek
Page 5
July 2021

5-mile radius
2030
2040
% of 
2030
2040
2030
2040
% of 
2030
2040
RAZ
MPA Employment Employment
TAZ
Adjusted
Adjusted
RAZ
MPA Employment Employment
TAZ
Adjusted
Adjusted
NNW
NNE
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
233
SU
32,661
       
44,032
       
15%
4,899
       
6,605
       
235
EM
6,453
         
7,225
         
35%
2,259
       
2,529
       
235
EM
6,453
         
7,225
         
30%
1,936
       
2,168
       
236
YU
2,197
         
2,684
         
70%
1,538
       
1,879
       
234
SU
3,354
         
3,922
         
10%
335
          
392
          
237
MC
14,098
       
14,683
       
30%
4,229
       
4,405
       
-
                 
-
                 
-
               
-
               
234
SU
3,354
         
3,922
         
1%
34
            
39
            
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
From NNW
7,170
       
9,165
       
From NNE
8,059
       
8,852
       
From North
15,230
     
18,016
     
Traffic Impact (and Mitigation) Analysis/Study
Trip Distribution - Employment from North
Appendix X
EPS Dakota Creek
Page 6
July 2021

5-mile radius
2030
2040
% of 
2030
2040
2030
2040
% of 
2030
2040
RAZ
MPA Employment Employment
TAZ
Adjusted
Adjusted
RAZ
MPA Employment Employment
TAZ
Adjusted
Adjusted
ENE
ESE
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
238
PE
28,132
       
30,090
       
10%
2,813
       
3,009
       
257
GL
25,599
       
33,996
       
43%
11,008
     
14,618
     
239
PE
16,229
       
19,078
       
25%
4,057
       
4,770
       
267
PH
26,786
       
31,738
       
1%
268
          
317
          
236
YU
2,197
         
2,684
         
20%
439
          
537
          
236
YU
2,197
         
2,684
         
10%
220
          
268
          
237
MC
14,098
       
14,683
       
15%
2,115
       
2,202
       
239
PE
16,229
       
19,078
       
10%
1,623
       
1,908
       
-
                 
-
                 
-
               
-
               
235
EM
6,453
         
7,225
         
1%
65
            
72
            
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
From ENE
9,425
       
10,518
     
From ESE
13,183
     
17,184
     
From East
22,607
     
27,702
     
Traffic Impact (and Mitigation) Analysis/Study
Trip Distribution - Employment from East
Appendix X
EPS Dakota Creek
Page 7
July 2021

5-mile radius
2030
2040
% of 
2030
2040
2030
2040
% of 
2030
2040
RAZ
MPA Employment Employment
TAZ
Adjusted
Adjusted
RAZ
MPA Employment Employment
TAZ
Adjusted
Adjusted
SSE
SSW
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
273
AV
24,969
       
28,898
       
2%
499
          
578
          
266
LP
5,187
         
5,911
         
90%
4,668
       
5,320
       
267
PH
26,786
       
31,738
       
35%
9,375
       
11,108
     
255
GL
18,396
       
19,683
       
19%
3,495
       
3,740
       
255
GL
18,396
       
19,683
       
5%
920
          
984
          
265
GY
19,476
       
22,636
       
1%
195
          
226
          
257
GL
25,599
       
33,996
       
10%
2,560
       
3,400
       
273
AV
24,969
       
28,898
       
2%
499
          
578
          
235
EM
6,453
         
7,225
         
1%
65
            
72
            
235
EM
6,453
         
7,225
         
1%
65
            
72
            
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
From SSE
13,419
     
16,142
     
From SSW
8,922
       
9,936
       
From South
22,341
     
26,079
     
Traffic Impact (and Mitigation) Analysis/Study
Trip Distribution - Employment from South
Appendix X
EPS Dakota Creek
Page 8
July 2021

5-mile radius
2030
2040
% of 
2030
2040
2030
2040
% of 
2030
2040
RAZ
MPA Employment Employment
TAZ
Adjusted
Adjusted
RAZ
MPA Employment Employment
TAZ
Adjusted
Adjusted
WSW
WNW
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
265
GY
19,476
       
22,636
       
1%
195
          
226
          
255
GL
18,396
       
19,683
       
20%
3,679
       
3,937
       
255
GL
18,396
       
19,683
       
47%
8,646
       
9,251
       
233
SU
32,661
       
44,032
       
10%
3,266
       
4,403
       
235
EM
6,453
         
7,225
         
5%
323
          
361
          
235
EM
6,453
         
7,225
         
10%
645
          
723
          
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
-
                 
-
                 
-
               
-
               
From WSW
9,164
       
9,839
       
From WNW
7,591
       
9,062
       
From West
16,754
     
18,901
     
Traffic Impact (and Mitigation) Analysis/Study
Trip Distribution - Employment from West
Appendix X
EPS Dakota Creek
Page 9
July 2021

Dakota Creek
Background Traffic Calculations
Location of counts:
El Mirage 
Rd. & 
Glendale
Source(s): https://www.maricopa.gov/886/EF
Year
Volume
Start 
2018
7,896
        
End 
2019
7,704
        
AAGR 
-2.4%
Exp Factor 
0.976
        
Growth Rate Used 
2.0%
Per-Year Multiplier 
1.020
        
Expansion
Year
Factor(s)
2021
1.000
        
2022
1.020
       
Opening
2023
1.040
        
2024
1.061
        
2025
1.082
        
2026
1.104
        
2027
1.126
        
2028
1.149
        
2029
1.172
        
2030
1.195
        
2031
1.219
        
2032
1.243
        
2033
1.268
        
2034
1.294
        
2035
1.319
        
2036
1.346
        
2037
1.373
        
2038
1.400
        
2039
1.428
        
2040
1.457
        
2041
1.486
        
2042
1.516
        
2043
1.546
        
2044
1.577
        
2045
1.608
        
2046
1.641
        
2047
1.673
        
2048
1.707
        
2049
1.741
        
2050
1.776
        
2051
1.811
        
2052
1.848
        
2053
1.885
        
Appendix E
Page 1   
<Month Year>

MCDOT Roadway Design Manual 
2020 Update 
7-20 
 
7.15 AUXILIARY LANES FOR DRIVEWAYS 
 
Originator: Transportation Systems Management Division 
 
Acceleration and/or deceleration lanes may be required at driveways to assist traffic entering or 
exiting the roadway. 
 
7.15.1 RIGHT TURN LANES 
 
A driveway right turn deceleration lane is required when either of the following is met:  
x The outside lane has an expected volume of 250 vph or greater and the right turn volume 
is greater than 55 vph.   
x Any three of the below criteria are met: 
a. At least 5,000 vehicle per day are using or are expected to be using the adjacent street. 
b. The roadway’s posted speed limit is greater than 35 mph. 
c. At least 1,000 vehicles per day are using or are expected to use the driveway. 
d. At least 30 vehicles are expected to make right-turns into the driveway within a 
one-hour period. 
 
For large industrial or commercial developments with a significant percentage of truck traffic 
entering the site from a high volume arterial, driveway right turn deceleration lanes may be 
required at below the above described criteria and will be evaluated on a case by case basis.   
 
7.15.2 LEFT TURN LANES 
 
Volume warrants for adding a left turn lane to either an arterial or collector roadway are shown in 
Table 7.6.  The volumes provided in Table 7.6 are the minimum left turn peak hour volume and 
minimum through volume in the same direction. A left turn lane will be required if the left turn 
peak hour volume is equal to or greater than the volume shown in Table 7.6. 
 
TABLE 7.6: VOLUME WARRANTS FOR LEFT-TURN LANES 
Peak Hour 
Traffic Volume 
on the Roadway 
in the Advancing 
Direction 
Minimum Peak Hour Left-turn Traffic Volume 
# of through lanes per direction 
1 
2 
< 45 MPH 
Posted Speed 
≥ 45 MPH 
Posted Speed 
< 45 MPH 
Posted Speed 
≥ 45 MPH 
Posted Speed 
≤ 200 
30 
15 
- 
- 
201-300 
12 
12 
40 
30 
301-400 
12 
12 
30 
25 
401-500 
12 
12 
25 
18 
501-600 
12 
12 
15 
12 
601-1000 
12 
12 
10 
8 
1001+ 
12 
8 
10 
8

DEPARTMENT OF THE AIR FORCE 
AIR EDUCATION AND TRAINING COMMAND 
 
 
  
 
 
 
 
 
         
 
 
 
 
  
 
 
  
 
  
 
 
 
 
 
 
18 February 2026 
 
  
 
 
 
 
 
 
 
 
 
 
  
 
 
 
 
 
 
  
 
Mr. Mark C. James 
Interim Director, Community Initiatives Team 
56th Fighter Wing 
14185 West Falcon Street 
Luke AFB AZ 85309-1629 
 
 
Mr. Joel Landis 
Planner 
Maricopa County – Planning & Development 
301 W. Jefferson St 
Phoenix, AZ 85003 
 
Re: Z260004; Dakota Creek Zone Change (APN: 501-56-273B) 
        
Dear Mr. Landis 
 
 
Thank you for the opportunity to provide comments on the Dakota Creek zone change 
modification, located approximately 1,300 ft south of the southwest corner of Glendale Ave and 
El Mirage Rd. The location is approximately 1 mile from the Luke AFB 1988 JLUS 65 Ldn 
“high noise or accident potential zone” as defined by A.R.S. § 28-8461, and within the “territory 
in the vicinity of a military airport” also defined by A.R.S. § 28-8461. 
 
 
In an effort to promote a more compatible co-existence, Luke AFB follows the guidelines 
in the Graduated Density Concept (GDC).  In the absence of a more restrictive state, county, 
municipal general or comprehensive plan, the GDC proposes graduating densities away from the 
65 Ldn as follows:  a maximum of 2 du/ac from the 65 Ldn to 1/2 mile, a maximum of 4 du/ac 
from 1/2 to 1 mile, and a maximum of 6 du/ac from 1 to 3 miles.   This narrative requests the 
existing dwelling unit density of 8.2 du/ac increase to 18.4 du/ac.  There are approximately 240 
units on the property which does not meet the GDC; however, when using the overall parcel 
acreage for GDC calculations and given the fact that Luke AFB does not regularly fly that far 
east of the installation this request will not have a negative impact on Luke AFB Flight 
Operations.  
 
 
The site is located within the “territory in the vicinity of a military airport” it may be 
subjected to approximately 170 over flights per day.  We recommend a strong notification 
program to inform future applicants/occupants about Luke AFB operations; to include review of 
the sound attenuation requirements found in A.R.S. §28-8482.

If there are any questions, please call me at (623) 856-6169. 
 
  
 
 
 
 
       
 
 
          Sincerely 
 
 
  
 
 
 
 
 
 
  
 
 
          MARK C. JAMES 
 
cc:  
Colonel John D. Ryan, Deputy Commander, 56th Fighter Wing  
Ms. Demetria Themistocles, General Law Attorney, 56th Fighter Wing 
JAMES.MARK.CHA
RLES.1037837063
Digitally signed by 
JAMES.MARK.CHARLES.10378
37063 
Date: 2026.02.18 07:24:39 -07'00'