National Academies Press: OpenBook

Enhancing Internal Trip Capture Estimation for Mixed-Use Developments (2011)

Chapter: Appendix B - Land Use Classification System

« Previous: Appendix A - Trends In Mixed-Use Development
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Suggested Citation:"Appendix B - Land Use Classification System." National Academies of Sciences, Engineering, and Medicine. 2011. Enhancing Internal Trip Capture Estimation for Mixed-Use Developments. Washington, DC: The National Academies Press. doi: 10.17226/14489.
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Suggested Citation:"Appendix B - Land Use Classification System." National Academies of Sciences, Engineering, and Medicine. 2011. Enhancing Internal Trip Capture Estimation for Mixed-Use Developments. Washington, DC: The National Academies Press. doi: 10.17226/14489.
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Page 120
Page 121
Suggested Citation:"Appendix B - Land Use Classification System." National Academies of Sciences, Engineering, and Medicine. 2011. Enhancing Internal Trip Capture Estimation for Mixed-Use Developments. Washington, DC: The National Academies Press. doi: 10.17226/14489.
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Page 121
Page 122
Suggested Citation:"Appendix B - Land Use Classification System." National Academies of Sciences, Engineering, and Medicine. 2011. Enhancing Internal Trip Capture Estimation for Mixed-Use Developments. Washington, DC: The National Academies Press. doi: 10.17226/14489.
×
Page 122
Page 123
Suggested Citation:"Appendix B - Land Use Classification System." National Academies of Sciences, Engineering, and Medicine. 2011. Enhancing Internal Trip Capture Estimation for Mixed-Use Developments. Washington, DC: The National Academies Press. doi: 10.17226/14489.
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Page 123

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B-1 Any procedure for estimating internal trip capture within MXDs must have to consider synergy between interacting land uses. That will require those land uses to be categorized and classified. Desirable Classification System Characteristics Requirements It would appear that there are at least three absolute require- ments for the land use classification system that will be used in the internal trip capture estimation process. 1. The classification system must be compatible with the ITE trip generation land use classification system since the internal trip capture procedure will be used with ITE trip generation rates. 2. The classification system must distinguish among comple- mentary, interacting land uses. 3. The classifications must be able to be determined and existing or proposed development units quantified: – for proposed developments, as early as the zoning step of the development process, and – for existing developments, be clearly distinguishable in the field by data collection personnel. Objectives There are additional attributes that the classification system should have for successful and effective use in practice. The land use classification system should be: • comprehensible – comprehensible to both technical ana- lysts as well as agency reviewers and decision makers; • sensitive – sensitive so internal trip capture estimates for different combinations of interacting land uses represent the true level of interaction between those uses; • measurable – readily measurable with normally available information at the times when such information is needed; • stable – stable so short term development fads can be eas- ily accommodated; and • universally applicable – applicable over all possible types of MXD. Classifications From information presented in Appendix A, the land use types that have been and appear for the future to be most fre- quently included in MXDs are: • retail, • restaurant, • office, and • residential. Less frequent and smaller amounts of the following uses are and will be expected to be included in mixed use developments: • hotel and • entertainment. Some additional land uses may be included in town cen- ters and other special developments based on local market demands. The review of existing documentation, examination of known MXDs, plus discussions with developers, architects, planners, and city planning and transportation officials identi- fied subdivisions of the previous land use types that (1) fre- quently are included in MXDs and (2) are felt by developers and others to have different users or interaction characteristics. Table B-1 shows subcategories based on these considerations. Retail Convenience retail serves a very localized market plus some passersby. Dry goods draw from farther away and may be the Land Use Classification System A P P E N D I X B

primary trip destinations for shoppers at that location. However, developers and retailers believe that there are at least three market segments of shoppers (shown in Table B-1 as discount, mid-range, and high end) who shop at different types of stores and therefore should be considered sepa- rately. Convenience and dry goods retail cover most of the retail categories. All others can be covered with the other category since there (1) can be significant variability and (2) they normally appear in small percentages in a MXD, if at all. Restaurant Fast-food and sit-down restaurants clearly have different trip generation characteristics. They may or may not interact differently in a MXD, depending on whether they have drive- through service. Office Developers stated that much of the second or third floor office space in smaller MXDs is occupied by very small busi- nesses. Some is live-work space, but most other businesses are just smaller and oriented to serving local business or other markets. For larger quantities of office space, especially for major office buildings on mixed-use sites, the general and medical office categories should suffice, although little med- ical office space has been found in the pilot and other studies. General and medical office uses have different trip generation characteristics. Whether internal trip capture differs signifi- cantly will need to be determined. Residential The four categories shown in Table B-1 are the most basic categories. Trip generation rates differ for some of these. It is not known if interaction with other uses will vary among these or other residential categories. It is possible that there would be more differences in internal trip capture if income or rent levels were to be known, but this is not always known at the zoning stage. At present, there is no distinction in trip generation characteristics for rent or sale price levels in the ITE database. Income or vehicle ownership would not possi- bly be known at the time of zoning. However, the four sug- gested subcategories would normally be known at the zoning stage. Hotel Hotels with and without meeting facilities should be easily distinguished, even at the zoning stage. It is felt that different room rate levels will draw different travelers who might shop or eat at different retail and restaurant facilities. At present, ITE trip generation data does not distinguish between room rate levels. Entertainment There are few common entertainment facilities in modern MXDs other than cinemas. Those that may appear occupy very small percentages of total development square footage. Hence, two subcategories should be sufficient. Other Some other uses are expected to be included in a few MXDs or as development trends change over time. When new uses begin to appear frequently, additional categories should be created. Future Further Disaggregation However, it could also be advantageous to collect detailed information so the land use classifications used for internal trip capture can be used for further disaggregated levels. One method to accomplish this would be to record the ITE land use classifications, which are needed anyway for the basic trip generation information. The normal ITE process is to pro- vide a detailed description of the development so this should also aid future disaggregation if needed. B-2 Land Use Retail Restaurant Office Residential Hotel Entertainment Convenience Full service Discount Other specialty Other Fast food Sit down – no bar • Family • Quality Sit down – with bar • Family • Quality Medical General Live-work Single-family detached Townhouse Condo Rental apartment No meeting facilities • Low price • Mid price With meeting facilities • Low price • Mid price • High price Cinema Othera aDuring initial stages, categorize “other entertainment” as retail - other Table B-1. Common MXD land use categories and subcategories.

Other Classifications Related to Land Use Context There are standard transportation planning classifications to describe area types. MPOs use at least urban and rural classifi- cations and may include downtown, midtown, fringe, and/or other classifications. Since the type of surrounding areas may influence internal trip capture by affecting competing oppor- tunities and their attractiveness, it is recommended that area types be included in the classification system. The following area types or contexts are recommended since they possibly involve different levels of interaction among uses within MXDs: • rural, • suburban, • urban, • midtown/suburban activity center (define as midtown or suburban business district or activity center [minimum office-retail-restaurant uses with at least 1 sq ft per area population with 100,000 sq ft minimum]), • urban core (downtown or other regional CBD), and • special district (industrial, educational, civic center, enter- tainment). Development Type It may be further helpful to classify the development by the type of site, as follows: • single block (Mockingbird Station is an example), • multiple block single development (Atlantic Station and Legacy Town Center are such examples), and • district. It may also be appropriate to include low-, mid- and high- rise sub-classifications within each category, although appli- cation may be difficult since some MXDs are composed of buildings of multiple heights, including low-, mid-, and high- rise buildings. Internal Connectivity The fourth component of land use classification that is likely to affect internal trip capture is internal connectivity. The qual- ity and convenience of the internal connectivity will affect the attractiveness of internal destinations within a MXD relative to similar competing destinations outside the development. Table B-2 lists eight different characteristics of internal connectivity. Data found from other sources and collected in this project were insufficient to relate internal trip capture to these characteristics. However, the characteristics do provide different quality, comfort, and convenience of connections among different uses within MXDs that may affect internal capture and be worth examining in future research. In practice with real examples of MXD, nearly all examples included in the pilot studies and the other sites from which data were drawn fit into categories 5 through 7 in Table B-2. These were functionally very similar and probably do not war- rant separate categories. When employed in an estimation procedure, it may be appropriate to consolidate the classifications into a smaller number. After a database is established that includes all cat- egories, the stratifications should become clear. Internal Proximity While not a land use characteristic per se, proximity between interacting uses will also influence internal trip capture. In land use terms, proximity may be more familiar as compactness (distance between buildings) or density (amount of building space per area of land). However, neither compactness nor den- sity provides a true measure of convenience of internal travel. Proximity may be more accurately quantified by walking dis- tance between interacting uses or maximum walking distance between building entrances internal to the development. Proximity was examined as a variable in the pilot studies and estimation procedure. Proximity had an effect for a few land use pairs. The effect was uncertain for most pairs. Proximity should also be examined further as the database is expanded. Conclusions Characteristics of a MXD are proposed to be classified in an ultimate system consisting of five variables: • land use, • context, • development type, • internal connectivity, and • internal proximity. In the near term, however, available data will limit classifi- cations to: • land use, • development type, and • internal proximity. Table B-3 contains the full system as proposed for initial implementation. Individual sub-classifications have been proposed for each. The research team considers the classifications as a maximum breakout, having more divisions than a database can support. However, until a database is established with enough samples B-3

B-4 Classification Description Comments Indoor All uses combined under one roof with internal connections. This may include multiple adjacent buildings with internal connections. 1. Fully integrated uses Outdoor All pedestrian circulation is internal to the development and provides direct connections between different uses. In addition, uses are well mixed and development is more or less continuous and not separated by parking facilities. This classification has no internal streets or parking that must be crossed at grade to reach other destinations within the development. 2. Fully air conditioned grade separated Multiple building or multiple block development that is connected by fully enclosed, air conditioned bridges or tunnels. 3. Internal outdoor walkways Multiple building development that is fully connected with on-site, internal walkways. Any pedestrian links across parking facilities are provided with specific pedestrian walkways. Walking between buildings does not depend on walking along or across parking aisles. Some internal circulation may require crossing parking facilities. 4. Open bridges Open air bridges connect different buildings in the development. 5. Outside at-grade with priority street crossings Pedestrians walk on street sidewalks. Mid-block pedestrian crossings and/or pedestrian crossings have priority at intersections. Priority includes pedestrian activation after short wait (i.e., signals not timed for traffic progression). 6. Outside at-grade standard sidewalk system Pedestrians use normal street sidewalk system and cross at street intersections with or without traffic signal control. Standard connectivity for multiple block, street fronting development. 7. Informal Pedestrian circulation requires walking through parking aisles or along streets without sidewalks. 8. None No viable pedestrian connections or they are too long to be convenient; driving is only reasonable way to reach some of the interacting uses. Examples: (1) development flanks depressed highway and walking distance, even by bridge, is too long to be convenient; (2) development spread out beyond reasonable walking distance, such as a group of four adjacent outlet centers with restaurants extending over 3,000 ft by walking path. No internal trip capture estimated in such conditions. Table B-2. Internal connectivity classifications.

to analyze relationships with internal trip capture, specific aggregation would be speculative. The ultimate classifications proposed in this chapter should be considered as tentative and subject to consolidation. Con- solidation employed for the research reported in this docu- ment was: • Land use: – retail, – office, – restaurant, – residential, – hotel, – cinema; • Development type: – single block – multiple block, single development interconnected; and • Internal proximity: – internal walking distance. B-5 Context Land Use1 Development Type2 Connectivity Internal Proximity • Rural • Suburban • Urban • Midtown/suburban activity center3 • Urban core4 • Special district5 • Retail • Convenience • Full service • Discount • Other specialty • Other • Restaurant • Fast food • Sit down – no bar • Family • Quality • Sit down – with bar • Family • Quality • Office • Boutique • Medical • General • Residential • Single-family detached • Townhouse • Condo • Rental apartment • Hotel • No meeting facilities • Low price • Mid price • With meeting facilities • Low price • Mid price • High price • Entertainment • Cinema • Other6 • Single block • Multiple block single development interconnected • District • Fully integrated uses • Fully air conditioned grade separated • Internal outdoor walkways • Open bridges • Outside at-grade with priority street crossings • Outside at-grade standard sidewalk system • Informal • None7 • Internal walking distance between interacting buildings 1 It is also recommended that ITE land use classifications be recorded for each development for which data are collected since that classification is needed for trip generation analysis and it will allow for future disaggregation of these land use classifications if needed. For a full list of ITE trip generation land use classifications see Trip Generation, 8th edition, Institute of Transportation Engineers, Washington, D.C., 2009. 2 May also include low-, mid-, high-rise sub-classifications within each category. 3 Define as midtown or suburban business district or activity center (minimum office-retail-restaurant uses with at least 1 sq ft per area population with 100,000 sq ft minimum). 4 Downtown or other regional CBD. 5 Industrial, educational, civic center, entertainment. 6 During initial stages, categorize “other entertainment” as retail–other. 7 No internal trip capture estimated in such conditions. Table B-3. Proposed ultimate land use classification system.

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Enhancing Internal Trip Capture Estimation for Mixed-Use Developments Get This Book
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TRB’s National Cooperative Highway Research Program (NCHRP) Report 684: Enhancing Internal Trip Capture Estimation for Mixed-Use Developments explores an improved methodology to estimate how many internal trips will be generated in mixed-use developments—trips for which both the origin and destination are within the development.

The methodology estimates morning and afternoon peak–period trips to and from six specific land use categories: office, retail, restaurant, residential, cinema, and hotel. The research team analyzed existing data from prior surveys and collected new data at three mixed-use development sites. The resulting methodology is incorporated into a spreadsheet model, which is available online for download.

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