For the Gateway Specific Plan in Laguna Niguel, located along the Crown Valley Parkway and Cabot/Forbes Road corridor, TJW worked with the City to evaluate future land use and circulation scenarios using TransCAD and traffic simulation software (PTV Vistro and Synchro). The Specific Plan allows for a mix of residential, commercial, office, hospitality, and entertainment uses, with intensities that include several thousand residential units and more than two million square feet of non-residential development. TJW analyzed how different development intensities and land use combinations would influence traffic patterns, intersection operations, and overall circulation within the planning area. The analysis provided a clear roadmap for understanding future mobility needs and the operational effects of various buildout scenarios.