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63 NCHRP Project 8-51 were able to identify next-stop loca- 5% daycare. The total number of dwelling units was 368. Fig- tions and to categorize them as internal or external, and, ure 13 shows the tenant types and locations. if internal, the specific land use or site tenant. 3. The length of the trip made to and from the site was used Proximity of Commercial Competition in the FDOT research project to calculate the percentages of trips originating or ending at various distances from the At the time of data collection, the Country Isles develop- site. This was collected in the Florida study for use in impact ment was the primary shopping center site serving the Weston fee analyses. and Bonaventure areas. The closest competing shopping cen- ter was Westgate Square, located approximately 2 miles away. Pedestrian count data were collected at most locations where Both sites had a supermarket, drug store, restaurants, banks, origin-destination surveys were conducted. The purpose of and small retail land uses; however, the Country Isles develop- the pedestrian data was to develop survey sample rates. The ment was larger and more centrally located within the Weston number of pedestrians entering and exiting each business was community. It also offered a wider variety of land uses includ- recorded. The areas of each site were sectioned off to establish ing medical and professional offices, a movie theater, daycare, areas of responsibility for each pedestrian counter so that the and a convenience store. Finally, in the opinion of the original counts represented a complete, and not overlapping, count of FDOT report authors, the general appearance of the Country persons entering or leaving the site. Isles site (e.g., landscaping, site entrance) was more appealing Three different origin-destination survey forms were used. than that of Westgate Square. The office and retail/services forms were very similar, each containing 14 questions. The residential survey forms were divided into two different categories: one for incoming sur- Site Components veys and one for outgoing surveys. Appendix E includes copies The descriptions that follow are grouped according to of the forms. how land uses are aggregated for the data collection and data analysis. Country Isles Country Isles Shopping Center. The Country Isles Shop- The Country Isles mixed-use site is located in an area of west ping Center was the primary retail center of this mixed-use Broward County known as Weston. Figure 12 illustrates the site. Its 33 businesses included general location of the site. Its commercial area is bounded by I-75, SW 14th Street, Weston Road, and Dykes Road. The res- A supermarket and drug store; idential component is directly across Weston Road from the Five restaurants, including pizza, bagel, Italian, and Chinese; Country Isles Shopping Center. The Country Isles mixed-use Numerous retail stores, including ice cream, party goods, site covers approximately 61 acres, of which 46 are commercial video rental, shoes, liquor, children's clothing, framing, and 15 are residential. bicycles, florist, hardware, cards; and The Country Isles site was surveyed on June 30, 1993. Origin- Several services such as medical offices, insurance agents, destination surveys were conducted at 18 different locations banks, shoe repair, a hair salon, a dry cleaner, a weight clinic, within the site. Based on site observations, there appeared to real estate agencies, an eye center, and a travel agency. be ample parking. There was no charge for parking anywhere within the site. There was no fixed-route transit service to The Country Isles Shopping Center was 99,651 gross sq ft the site. in size. Its largest tenant was a supermarket composing about 40% of the space. Restaurant use was 11%, bank space was Site Composition 5%, and miscellaneous office space was 6%. The convenience retail, service units, and the supermarket composed about Country Isles consists of three major development areas: 78% of the shopping center space. The shopping center was approximately 90% occupied at the time of data collection. Fairlake at Weston, a multi-family residential area; The shopping center had approximately 459 parking spaces, Country Isles Shopping Center; and all in a surface lot. Indian Trace Shopping Center. Indian Trace Shopping Center. The Indian Trace Shop- Figure 13 shows the layout of Country Isles. Total com- ping Center included various restaurant, retail service, small mercial building square footage was 252,681, with about 70% office, and movie theater land uses. Because Indian Trace faces retail (175,697 gross sq ft); 25% office (64,234 gross sq ft); and the back of the Country Isles Shopping Center, the most direct

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64 Source: FDOT Trip Characteristics Study of Multi-Use Developments, Tindale-Oliver & Associates, final report, December 1993, p. II-4 Figure 12. Country Isles as depicted in the FDOT report (18).

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65 Source: FDOT Trip Characteristics Study of Multi-Use Developments, Tindale-Oliver & Associates, final report, December 1993, p. II-6 Figure 13. Country Isles land use details as depicted in the FDOT report (18). path between their primary parking areas was approximately Convenience Stores. The Country Isles site also had 1,400 ft. Indian Trace tenants included two convenience stores, both with gasoline pumps. The first was located near the Country Isles shopping center and was Four restaurants, ranging from pizza to yogurt to deli; 924 gross sq ft in size. It had 12 vehicle-fueling positions. Several services including mail shipping, a dance studio, a The second was located near the Indian Trace shopping dry cleaner, a karate school, health foods, an animal clinic, center and was 2,946 gross sq ft, with 8 vehicle-fueling posi- insurance, real estate, and a hair salon; tions. Together, the two convenience stores were 3,870 sq ft Several small offices including a church office and medical (less than 2% of the total commercial square footage at Coun- offices; and try Isles). Of the three sites surveyed as part of the FDOT inter- A movie theater. nal capture research project and the three sites surveyed as part of NCHRP Project 8-51, Country Isles was the only mixed-use The Indian Trace Shopping Center was 68,400 gross sq ft site with onsite convenience stores with gasoline pumps. in size. Its largest tenant was a movie theater composing about 38% of the space. Restaurant use was 8% and miscellaneous Fast-Food Restaurant. There was a stand-alone, fast- office space was 7%. food restaurant located in the northern most corner of the

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66 site. Its building was 3,776 gross sq ft (less than 2% of the total ping Center, approximately 1,700 ft from the supermarket commercial square footage at Country Isles). During the P.M. at the Country Isles Shopping Center and 2,600 ft from the peak period for the NCHRP Project 8-51 analysis window, center of the Fairlake residential development. The daycare only two useable interviews were conducted. Therefore, no center was 12,750 gross sq ft. Of the three sites surveyed as part trips from fast-food restaurant were assumed to be internal to of the FDOT internal capture research project and the three the site, but trips to the fast-food restaurant from other sites surveyed as part of NCHRP Project 8-51, Country Isles Country Isles uses were recorded and reported in the follow- was the only one with a daycare center. ing sections. Data Collection Office Buildings. The Country Isles site had three stand- alone office buildings, totaling 64,234 gross sq ft. There was a Origin-destination interviews were conducted at 18 sta- three-story office building complex located just to the south tions throughout Country Isles. Different expansion factors of the fast-food restaurant. The complex had 26,000 sq ft were developed for each site (i.e., residential, office, and com- and included a bank with drive-through facilities, a real estate mercial land use categories) based on pedestrian counts, vehi- agency, some medical office space, and some general office cle counts, and vehicle-occupancy counts. Table 82 lists the space. About one-third of the space was the bank. The build- numbers of useable surveys collected at each land use. Also ing had approximately 118 parking spaces. Persons leaving interviewed were 13 (or 5%) of the 269 inbound motorists at this office building were not interviewed. the Fairlake at Weston residential site. In the west central part of the site, there was a three-story office building complex. The building was 10,000 sq ft and included professional offices and a bank with drive-through Analysis of Internal Capture facilities. About one-third of the space was occupied by the Table 83 summarizes the overall internal capture found at bank. The building had approximately 46 parking spaces the individual Country Isles land uses. The data shown in the and was located approximately 300 ft from the center of the second column represent the percentage of trips from the Country Isles Shopping Center. origin land use that are internally captured within the study In the southern part of the site, there was a three-story office site. Data in the right column show the same for trips to the building complex. The building was 28,234 sq ft and included destination land use. To more fully understand these overall a bank with drive-through facilities, an insurance agency, and internal capture rates for each land use, it was necessary to professional office space. About 15% of the building space investigate internal capture rates for pairs of land uses. The was occupied by the bank. The building had approximately following presents these data. 113 parking spaces and was located approximately 300 ft from Table 84 presents the distribution of trip destinations for the center of the Country Isles Shopping Center. trips exiting each of the surveyed Country Isles land uses. Sep- Fairlake at Weston. Fairlake at Weston is a residential, arate sets of values are listed for the Country Isles Shopping multi-family apartment development with 368 units. Its occu- Center, for the Indian Trace Shopping Center, and for the pancy level at the time of this study was estimated at 90%. The combined trips exiting both shopping centers. The distribu- approximate center of Fairlake was located 1,200 ft from the tion is as follows: supermarket at the Country Isles Shopping Center. Of trips leaving the onsite office buildings, 25% had an Daycare Center. The Country Isles site had a daycare cen- internal retail destination--20% at the shopping centers ter located near the northern edge of the Indian Trace Shop- and 5% at either of the two gasoline/convenience stores. Table 82. P.M. peak-period useable surveys and sample rate-- Country Isles. Land Use Exit Movements Usable Interviews Percent Interviewed Office 573 45 8% Retail 1,644 123 7% Gasoline/Convenience 466 65 14% Residential 173 44 25% Daycare 396 73 18% Total 3,252 350 11%

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67 Table 83. P.M. peak-period percent internal capture by land use-- Country Isles. Percent Internal Capture Percent Internal Capture Land Use as Origin Land Use as Destination Land Use Office 25% 2% 20% for Country Isles 20% for Country Isles Shopping Center 44% for Indian Trace 57% for Indian Trace 26% overall 28% overall Gasoline/Convenience 4% 36% Fast-Food Restaurant Not available 30% Residential 36% 25% Daycare 18% 0% Total 22% 24% Of the trips leaving the Country Isles Shopping Center, Table 85 shows the distribution of trip origins for trips 12% were destined to a non-shopping center internal use; entering each of the surveyed Country Isles land uses. Sepa- 29% of the trips leaving the Indian Trace Shopping Center rate sets of values are listed for the Country Isles Shopping were destined for the same. Center, for the Indian Trace Shopping Center, and for the When combined, the two shopping centers sent 1% of combined trips entering both shopping centers. The distribu- their outbound trips to onsite office buildings; 7% to the tion is as follows: onsite gasoline/convenience stores; 2% to the onsite, free- standing fast-food restaurant; and 4% to the onsite resi- Of trips entering the onsite office buildings, 2% had an dential area. internal origin, all from the shopping centers (as opposed Of the trips leaving the onsite gas/convenience stores, 4% to 25% of the exiting trips that are internal as shown in were destined to onsite retail; the remainder travel to exter- Table 84). nal destinations. Of the trips entering the Country Isles Shopping Center, Of trips leaving onsite residential, 36% were traveling to 13% arrived from internal use (same as for exiting); also onsite destinations--25% to the shopping centers, 9% to arriving from an internal use were 34% of the trips entering the gasoline/convenience stores, and 2% to the fast-food the Indian Trace Shopping Center (greater than the per- restaurant. centage exiting). When combined, the two shopping cen- Of trips leaving the onsite daycare center, 17% were trav- ters received 7% of their inbound trips from onsite office eling to onsite destinations--15% to the shopping cen- buildings, 1% from the onsite gasoline/convenience stores, ters and 1% each to the gasoline/convenience stores and 3% from the onsite residential area, and 4% from the onsite to residential. daycare center. Table 84. P.M. peak-period percent distribution of internal trip destinations for exiting trips--Country Isles. Percent Internal Trips by Destination Land Use1 Total Percent Origin Land Use Shopping Gas/ FF Day Total External Office Residential Center Conv Rest Care Internal Office -- 20 5 0 0 0 25 75% 100 Country Isles 0 -- 9 3 0 0 12 88% 100 Shopping Center Indian Trace 2 -- 5 3 19 0 29 71% 100 Shopping Center Both Shopping 1 -- 8 2 5 0 16 84% 100 Centers Gasoline/Convenience 0 4 -- 0 0 0 4 96% 100 Residential 0 25 9 2 -- 0 36 64% 100 Daycare 0 15 1 0 1 -- 17 83% 100 1 Calculated to exclude trips within the same land use.