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TRAFFIC IMPACT ANALYSIS
FOR
Legacy Place Glendale – Phase 2
Glendale, Arizona
Prepared for:
Colliers Engineering and Design
2141 East Highland Avenue, Suite 250
Phoenix Arizona 85016
Prepared by:
Received
8-19-2025
Approved by Becca Fastje
8/25/25
INTELLIGENT TRANSPORTATION ● TRAFFIC ● TRANSPORTATION PLANNING ● TRAFFIC DATA COLLECTION
TRAFFIC IMPACT ANALYSIS
Legacy Place Glendale – Phase 2
Glendale, Arizona
April 11, 2025
Revision 1: July 15, 2025
Revision 2: August 18, 2025
Prepared for:
Colliers Engineering and Design
2141 East Highland Avenue, Suite 300
Phoenix, Arizona 85016
Prepared by:
United Civil Group
Project Number: TR25017
Conducted
by:
Sarah Simpson, PhD, PE
President
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TABLE OF CONTENTS
1.0 EXECUTIVE SUMMARY.................................................................................................................................. 1
A. Guiding Criteria ..................................................................................................................................................... 2
B. Study Objectives .................................................................................................................................................... 3
C. Conclusions and Recommendations ..................................................................................................................... 3
2.0 PROPOSED DEVELOPMENT ........................................................................................................................... 5
A. Site Location ......................................................................................................................................................... 5
B. Land Use and Intensity .......................................................................................................................................... 5
C. Phasing and Timing ............................................................................................................................................... 5
D. Site Accessibility .................................................................................................................................................... 5
3.0 STUDY AREA CONDITIONS ............................................................................................................................ 9
A. Study Area............................................................................................................................................................. 9
B. Existing Land Uses within the Study Area ............................................................................................................. 9
C. Anticipated Future Development and Planned Improvements ........................................................................... 10
4.0 LEVEL OF SERVICE METHODOLOGY .............................................................................................................. 11
5.0 EXISTING CONDITIONS ................................................................................................................................ 13
A. Roadway Characteristics .................................................................................................................................... 13
B. Intersection Configurations ................................................................................................................................. 15
C. Traffic Count Data ............................................................................................................................................... 18
D. Existing Traffic Observations ............................................................................................................................. 18
E. Existing Intersection Deceleration Lane Storage ................................................................................................. 20
F. Existing Intersection Level of Service ................................................................................................................... 20
G. Crash Analysis ..................................................................................................................................................... 22
6.0 PROJECTED BACKGROUND TRAFFIC ............................................................................................................. 24
7.0 PROJECTED TRAFFIC .................................................................................................................................... 30
A. Legacy Place Glendale – Phase 2 Trip Generation .............................................................................................. 30
B. Trip Distribution and Assignment ....................................................................................................................... 31
8.0 TRAFFIC AND IMPROVEMENT ANALYSIS ...................................................................................................... 33
A. Total Traffic Volumes .......................................................................................................................................... 33
B. Accessibility to Legacy Place Glendale – Phase 2 ................................................................................................ 33
C. Roadway Improvements ..................................................................................................................................... 36
D. Site Access Turn Lane Analysis ............................................................................................................................ 37
D.1. Right-Turn Deceleration Lanes ................................................................................................................... 37
D.2. Right-Turn Deceleration Lane Storage Length ............................................................................................ 37
E. Left-Turn Deceleration Lane ................................................................................................................................ 38
F. Intersection Sight Distance .................................................................................................................................. 39
G. LOS Analyses for Future Total Traffic Conditions ................................................................................................ 39
9.0 CONCLUSIONS & RECOMMENDATIONS ....................................................................................................... 43
10.0 LIMITATIONS ............................................................................................................................................. 45
11.0 SOURCES ................................................................................................................................................... 46
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FIGURES
Figure 1: Vicinity Map .................................................................................................................................................... 6
Figure 2: Aerial View ...................................................................................................................................................... 7
Figure 3: Site Plan .......................................................................................................................................................... 8
Figure 4: Existing Geometry – Year 2025 ..................................................................................................................... 17
Figure 5: Existing Traffic – Year 2025 ........................................................................................................................... 19
Figure 6: Background Traffic – Year 2028 .................................................................................................................... 25
Figure 7: Background Traffic – Year 2033 .................................................................................................................... 26
Figure 8: Site Generated Traffic and Trip Distribution – Legacy Place Glendale Phase 2 ............................................ 32
Figure 9: Total Traffic - Year 2028 ................................................................................................................................ 34
Figure 10: Total Traffic - Year 2033 .............................................................................................................................. 35
TABLES
Table 1: Intersection Levels of Service and Delay ....................................................................................................... 11
Table 2: Average Daily Traffic Volumes ...................................................................................................................... 18
Table 3: Existing Deceleration Lane Storage Analysis .................................................................................................. 20
Table 4: 2025 Existing Conditions Intersection Levels of Service ................................................................................ 21
Table 5: Injury Severity 2022-2024 ............................................................................................................................. 22
Table 6: Collision Manner 2022-2024 ......................................................................................................................... 23
Table 7: 2028 Background Conditions Intersection Levels of Service ........................................................................ 27
Table 8: 2033 Background Conditions Intersection Levels of Service ........................................................................ 28
Table 9: Trip Generation ............................................................................................................................................. 30
Table 10: Trip Distribution ........................................................................................................................................... 31
Table 11: Right-Turn Deceleration Lane Storage Lengths ........................................................................................... 38
Table 12: 2028 Total Conditions Intersection Levels of Service ................................................................................. 39
Table 13: 2033 Total Conditions Intersection Levels of Service ................................................................................. 40
APPENDICES
Traffic Data
Appendix A
Capacity Analyses
Appendix B
Comments and Responses
Appendix C
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1.0 EXECUTIVE SUMMARY
Colliers Engineering and Design retained United Civil Group to prepare a traffic impact
analysis (TIA) for the proposed Legacy Place Glendale Phase 2 development (APN#
143-25-011E) in Glendale, Arizona. Legacy Place Glendale Phase 2 encompasses
approximately 34.8 acres and is located south of Northern Avenue and north of Frier
Drive between 75th Avenue and 73rd Avenue in Glendale, Arizona. Planned as a
residential community, Legacy Place Glendale – Phase 2 will include 151 single-family
dwelling units constructed by 2028.
The Legacy Place Glendale Phase 2 is a portion of the overall Legacy Place Glendale
that is approximately 120 acres in size and approximately 432 single family dwelling
units. The initial phase of development, referred to as Phase I, consists of
approximately 276 single family homes that will be occupied by 2028. For this study
Phase I is included in the background conditions because this TIA focuses on roadway
improvements required as part of Phase 2.
Once developed, the site is proposed with two accesses. Access A aligns with Agusta
Avenue on 75th Avenue and Access B is an entry into the site from 73rd Avenue.
Access A – located on 75th Avenue will align with Agusta Avenue on the west side
of 75th Avenue. Access A is proposed as a full movement roadway. Access A is
located approximately 640 feet south of Northern Avenue and 700 feet north of
Frier Drive, measured from center of roadway to center of roadway.
Access B (Lane Avenue) -- is proposed on 73rd Avenue as a full movement roadway
that provides ingress and egress to the community. Access B is located
approximately 440 feet south of Northern Avenue and 895 feet north of Frier Drive,
measured from the center of roadway to center of roadway. Access B aligns with
the proposed driveway on the east side of 73rd Avenue.
In addition to Legacy Place Glendale Phases 1 and 2, Legacy Place and Peoria
Industrial are planned north of Northern Avenue in Peoria, Arizona, within the vicinity of
this proposed development. Legacy Place is planned as 482 single family detached
units, 83 multifamily units and approximately 81,675 square feet of commercial
development to be constructed in three phases. Because Peoria Industrial is in the
preliminary planning stages, this TIA includes 1,800,000 square feet of industrial
development with full buildout assumed by 2028. The trips generated by Legacy Place
Glendale Phase 1, Legacy Place and Peoria Industrial are included in the background of
this Legacy Place Glendale – Phase 2 TIA.
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A. Guiding Criteria
The Legacy Place Glendale TIA has been performed in general accordance with the
requirements established by the City of Glendale as well as locally accepted standards
and industry practice to determine the traffic impacts of Legacy Place Glendale-Phase
2 development on the surrounding street network. Requirements for the Legacy Place
Glendale-Phase 2 TIA were set forth by the City of Glendale’s Guide for the Submittal
of Traffic Statements and Traffic Impact Analysis dated March 27, 2023, coupled with
the City’s 2015 Engineering Design and Construction Standards. Based on the City
Guidelines; Legacy Place Glendale – Phase 2 will be analyzed as a Category I
Development with peak hour trips estimated generate more than 100 but less than 500
vehicles during either the morning or evening peak hour. The study horizon years for
Legacy Place Glendale – Phase 2 plus 5 years after opening. The study area includes
any traffic signals within 1 mile of either side of the development.
Within both of these general parameters, the following guidelines were followed:
Horizon years:
Existing year - 2025
Opening of development – 2028
5 years after opening - 2033
Study area intersections:
75th Avenue/Northern Avenue
75th Avenue/Olive Avenue/Grand Avenue
67th Avenue/Northern Avenue/Grand Avenue
71st Avenue/Northern Avenue
73rd Avenue/Frier Avenue
73rd Avenue/Northern Avenue
75th Avenue/Frier Avenue
75th Avenue/Glendale Avenue
75th Avenue/Golden Lane
75th Avenue/Orangewood Avenue
83rd Avenue/Northern Avenue
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B. Study Objectives
This study is intended to investigate the existing and future traffic conditions and
identify any potential roadway improvements necessary to serve the proposed
development. Major study objectives of this traffic report are as follows:
• Analyze the existing study area intersections and site accessibility for the
development.
• Determine the site traffic volumes generated by the proposed development and
their impacts on the surrounding study area and roadway network.
• Where applicable, recommend safety, intersection and/or roadway
improvements, sufficient to meet the needs of the development and adjacent
roadway network due to the additional site generated traffic volumes.
C. Conclusions and Recommendations
The proposed site is planned as 151 single family dwelling units located on the
southeast corner of 75th Avenue and Northern Avenue in Glendale, Arizona. It is
assumed that the site will be constructed and occupied by 2028. The year 2033 was
also analyzed, five years after the site is constructed and occupied. The site is currently
agricultural land.
According to the Trip Generation Manual, 11th Edition, on a typical weekday, after full
buildout of the residential development, Legacy Place Glendale – Phase 2 is forecasted
to generate 1,474 daily trips, with 108 trips occurring in the morning peak hour and
146 trips occurring in the evening peak hour.
Once developed, the site is proposed with two accesses. Access A aligns with Agusta
Avenue on 75th Avenue and Access B (Lane Avenue) is an entry into the site from 73rd
Avenue, that will align with a proposed driveway on the east side of 73rd Avenue. Both
accesses will be constructed as residential local roads and are proposed with full
turning movements at the access intersections.
Using the existing traffic volumes and roadway geometrics, all the study intersections
currently operate at overall intersection acceptable levels of service, LOS D or better,
during the morning and evening peak hours.
Through the study horizon, year 2033, with total traffic volumes, the study intersections
operate at overall intersection acceptable levels of service, LOS D or better, except for
the intersections of 71st Avenue/Northern Avenue and 75th Avenue/Grand
Avenue/Olive Avenue operate at an unacceptable LOS E in the evening peak hours.
This is consistent with the findings in the background conditions in the study area.
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For 71st Avenue/Northern Avenue, through and left-turning movements on stop-
controlled minor roads and driveways that intersect with major streets typically
experience greater delay for short periods of time in the peak hours due to the wait for
acceptable gaps on the major street, while the free-flowing major streets experience
minimal delay.
Proper intersection sight distance and sight triangles shall be provided and maintained
at the site accesses and intersections of the proposed development to give drivers
exiting the accesses a clear view of oncoming traffic. The landscape and hardscape
within the sight triangles must not obstruct the driver’s view of the adjacent travel
lanes. To ensure adequate sight distances and sight distance triangles, AASHTO’s A
Policy on Geometric Design of Highways and Streets Section 9.5 should be followed as
appropriate when designing the accesses and landscaping.
Based on the findings of this TIA, the following recommendations apply:
• Preserve adequate right of way along the northern boundary of the site to
accommodate the Northern Avenue roadway cross section with 65 feet of right
of way measured centerline to right of way line.
• Preserve adequate right of way and construct ½ street improvements along the
western boundary of the site to accommodate the 75th Avenue roadway cross
section with 55 feet of right of way, measured centerline to right of way line.
• Construct the dedicated northbound right turn lane on 75th Avenue at Northern
Avenue. Ten feet of additional right of way on 75th Avenue at Northern Avenue
will be required.
• Preserve adequate right of way and construct ½ street improvements along the
eastern boundary of the site to accommodate the 73rd Avenue roadway cross
section with 30 feet of right of way, measured centerline to right of way line.
• Preserve adequate right of way and construct ½ street improvements among the
southern boundary of the site to accommodate the Frier Drive roadway cross
section with 30 feet of right of way, measured centerline to right of way line.
• Construct a dedicated right turn lane on Frier Drive at 75th Avenue for
westbound traffic.
• Construct a right turn lane on Northern Avenue at 73rd Avenue for eastbound
traffic.
• Construct a right turn lane on 75th Avenue at Agusta Avenue (Access A) for
northbound traffic.
• Install a median on 73rd Avenue from Northern Avenue south approximately 300
feet.