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Home My WebLink AboutAMEND 2024-0008; INNS OF AMERICA; VMT - VEHICLE MILES TRAVELED; 2025-03-14\ March 14, 2025 Jim McMenamin Alliance Development Services, Inc. 17828 Villamoura Drive Poway, CA 92064 LLG Reference: 3-24-3961 Subject: Avenida Encinas Redevelopment, VMT Assessment Carlsbad, California Dear Mr. McMenamin: The purpose of this letter is to evaluate the potential Vehicle Miles Traveled (VMT) impacts of the proposed redevelopment of the existing hotel located at 5010 A venida Encinas in the City of Carlsbad. It is proposed to convert the existing 98-room suites hotel to 98 multi-family residential units (including 14 affordable units). The units will include one-bedroom apartments and 25 studio apartments. LLG completed a trip generation study for the project dated October 1, 2024, and this study is attached as Appendix A. This study calculated that the project would result in a net decrease in traffic since hotels generate more traffic than residential units. The proposed Project will generate 294 fewer daily trips, 24 fewer AM peak hour trips and 26 fewer PM peak hour trips than the existing land use. Appendix B contains an excerpt from the City of Carlsbad VMT guidelines for redevelopment projects. Based on the City VMT threshold, the project, which results in a net decrease in trip generation, will not have a significant VMT impact. Please call if you have any questions. Sincerely, Linscott, Law & Greenspan, Engineers ~~ John Boarman, P. E. Principal California Registration: C50033 cc: File APR O 1 2D25 llG. 4542 Ruffner Street Suite 100 San Diego, CA 92111 858.300.flllOO T www.llgengineers.com Pasadena Irvine San Diego David S. Shender, PE John A. Boarman, PE Richard E. Barretto, PE Keil D. Maberry, PE KC Yellapu, PE Dave Roseman, PE Shankar Ramakrishnan, PE All LG2W11 Comp•ny foooded 1!1M APPENDIX A TRIP GENERATION STUDY (OCTOBER 2024) October 1, 2024 Jim McMenamin Alliance Development Services, Inc. 17828 Villamoura Drive Poway, CA 92064 Subject: Dear Jim: 5010 Avenida Encinas Carlsbad, California LLG Reference: 3-24-3961 The purpose of this letter is to document the trip generation comparison between the existing land use on the site and the proposed Project. It is proposed to convert the Existing 98-room suites hotel at 5010 A venida Encinas to 98 multi-family residential units (including 14 affordable units). The units will include one-bedroom apartments and 25 studio apartments. LLG estimated the trip generation for the proposed Project using rates based on SANDA G's (Not So) Br;ef Guide of Vehicular Traffic Generation Rates for the San Diego Region, April 2002. Table A compares the existing site trip generation to the proposed Project trip generation. As seen in Table A, the proposed Project is calculated to generate 588Daily trips with 47 AM peak hour trips (9 inbound and 38 outbound) and 53 PM peak hour trips (37 inbound and 16 outbound). The proposed Project will generate 294 fewer daily trips, 24 fewer AM peak hour trips and 26 fewer PM peak hour trips than the existing land use. LLG. 4542 Ruffner Streat Suite too San Diego, CA 92111 858.300,8800 T www.ll9en9ineers.com Pasadena Irvine San Diego David S. Shender, PE Jcihn A. Boarman, PE Richord E. Borrello, PE Keil D. Maberry, PE KC YeUapu, PE Dove Roseman, PE Shankar Raniakrishnan, PE All LGlWB Coo,pany foundod 1116a ' Mr. Jim McMenamin October 1, 2024 Page 2 A P-42 Form and a Scoping Agreement were submitted to the City (Attachment A). In the email dated September 24 (Attachment B), the City stated that "the proposed Project trip generation is showing a decrease in trips". As such, no further analysis will be required. Sincerely, Linscott, Law & Greenspan, Engineers ?~ John Boarman, P. E. · Principal California Registration: C50033 cc: File ATTACHMENTS Attachment A: P-42 Form and Scoping Agreement Attachment B: Email Dated September 24, 2024, from the City of Carlsbad N:13961 • 5010 Avcnid:l Encinas\Mcmo\T,ip Gen Ltr.3961.docx llG. APPENDIX A P-42 FORM AND SCOPING AGREEMENT (city of Carlsbad . .·. . .. Co1)1munity f)evelopmen t Department-Planninp DMsion Transpbrtation Analysis Need Statement (P~42) .. PROJECT 0ESCRII>IION.(@l\$J.llEJ£0.Bl'.A2PJ.&rJ.om:c. complcrecL prc,~11.1a.La1uJ.Oc11c.lopmc11t Ent1lnc~n11g lo complete.the res.I of U1c.fom, ____ ---·- 'Y.z "'.€.;/ A~ • Inns of America Project Name, ,., Project Address and Asmsor i>:arcel_Numl;ier(sf . . D S!ngle•famllY!, t9tal 11 of units: {Complete sections C & D) Iii Multi-family, iota! I! of units: 98 Units (Complete sections C & D) □ Office,-total gross square footage: • {Complete sections 8, C & DJ D Commercial; total ·gross squar~ foot,age: (Complete sections B, C & D) □ Other, d~crlbe: .. . (Complete sections B, c &.b) ffJ~~. -~':}¥·"~.-~ .• ;-~~_-:"tN:._ .f!i.3''\ .... si"'~Ci.">::" •• • ~~.:.::_-:. :':-5:~:~'l."":"'-.'::-:r:-"'='"J :·t ::-·· •• _.M.:,_~:1-~:'!"~~•;::".'l'~ ... "".~:.~.~:.!i~~~~j:'.'!. :~r:.~"?.:+1,;i~~\~'?-l'a· '"t~•,':,'-1~-:-,,1;:e,r:·:h~7-';~~~~~:•.,~;;s ,~fr"·•.~~.;.~~~~~F.!?%~a;l~5;,t-7,.!.~f\:.:~t~-t-.i~~B:i-.;:r •,Bl-'tit ~r ,JnJ' $nQ}d~if Pr,Trl!l1s i)uatlon;P~1mmd .. an.a 13menl\~,a~~~,0.n1.es '"'t a J1.ro ec~'.QNl.i,;;f~.II!,ti.';\,i,,,f;;,i•·;:s-,~fu1-?i1i'~ -~f,,,;:;,l:~".l'? .. •r~,,;,.~;;,_, FOR NbNRESlbEN'flALONLY: If project meets Average Dally Employee Trips (ADET) thres~olds of110 J\DET, the applicant must Include two coples of a Transportation Demand Management (TDM) Plan with the formal application. • • • • •• •• D New nonresidential building, number of ADET proposed: -------~ADET □ Nonresidential bullding additil;m, number of .ADET proposed: □ Tenant improvements_ to exlsting space, number of ADET aff¢,cted: _______ AOET D A honresldentlal redevelopmeM creating a single space/suite hosting one business, number ofAOET affected: ----------··ADET,. □ . Creating of·outdoor facilities where erriployces are ex~cted to .. • work, number Qf ,ADE.r affected~ • _______ __,ADET • NOTE: Refer to the TDM Horidbook, fqr mqre Information. 1~m~i~11 ··ifmtttP~(f~~1~~11~1r:Jit~---~c:_~}i{t~~~~t-JJiiiir~~it.t~~r-Ji~~~~~iit~i~~:;~:~1~11J.ftt~t:~1,~r4~t;~ Circulation lmp;u:t Analysis (MMLOS)-AII applicolions which propose ah increase ln the traffic.generation rate .of 110 Av_erage Daily Trips (ADT) or more than 11 peak hour trips, over existing traffic generation for the site, impact analysis must be provided with a formal application. 0 Is the project c;onslstent with the General Plan or zoning? • • • •. 13 Yes [j Net • • . -0 v ,:.., N. 1 rip Generation Table Attached □ Is the project proposing more than.110 ADT or more than 11 peak hour trips? _es 1o;1 o NOTE: If the pto}ect lnciudes more than 110 ADT or more than 11 peak hour trips, the qpp/icant shall coordinate and receive approval of a scoping agreement with-the City's Transportation Department AND submit two copies of the loco/ mobility analysis fl.MA) per the City's Tramportatian •• Impact Analysis (TIA/ Guidelines, Application may be determined to .lie incomplete or denied if an LMA ($ required and application is missing e.ither the apprpved s.coplng agree,rient qr L,MA. If st opln{i agreemenc requires_ TDM plan, include two ~opies •pf a Preliminary TOM Plan with submittal, Refer to the city's most recent Monlcorfrm.lkrm.rr. ari the Gfc,LVt/1 Mimagef(lent Plan for addlti~nf:!l ifJ/oimatlon, • ~. ~iflfEtffifftriiii~~if~.~~:.·~:~~~~~~)¾~~-::_:i::·~~:~i~~~~ll-~~~~~f~i~l~~t ~~~~~~~li~tt<~}~~(~: By signing below, the applicant acknowledges thut the Information provided if accurate and acknowledges that.any significant modificatlcfn of the proposed project may result In changes the required analysis. None of the ADT/MMLOS analysis. is'notto be considered in lieu of project related Vehicle Miles Traveled (VMT) studies which may be req1,1/red PW$Uant to CE:QA. Applicant acknowiedges that other trojf(c or related environrrientaisJudies ihm are r,ece:muy lCJ fIIUi.<: cm ei,vironmenta1 dt:lt:r('1/t1utic)r1 ,nuy bt; ieqi.tired. . • ' •• ~~ -·--:i-CUN&e.-s ··.}) :'vU~·PVl-e~<.,,~1 6 ~v· /tJ ~ 2lf IJcantSlgnaWre .Applicant. N.ame . .. • • . Date A. B. 0 • · TOM PlAN § NO.I REQUIRED. D D .TOM PLAN MAY OE REQUIRED: Scoping 3greenient to determine preliminary TOM Plan requirement .. TOM PLAN~ REQUIRED: Applicant MUST submit .two copies of a TOM Plan to h~ve a compl~te ilPPlicatlon; LMA IS NOT REQUIRED: Th e project dot:s not meet the ADT or peak period thresholds. D D ~MA .IS REQUIRED: Applicant MUST submit an a r.oved sco In a reement.and two co les of a LMA tQ ha_ve a c~niplete appllcatlon. • ·::{t-:':;~;;f.-:~.·. =·: -...... ••• • Staff Signature Name (Printed) Date Title tcinall. !>hone number TRANS form _rev.s/21; Table 8-1 Trip Generation Comparison Land Use Size Daily Trip Ends (ADTs) AM Peak Hour Rate• Volume ¾of In:Out Split" Volume ADT" In Out Existing Suite Hotel b 98 Units 9 /DU 882 8% 40% 60% 28 43 Proposed Apartn~e,::s c 9S DU 6 /DU 588 SO/ /0 20% 80% 9 38 Difference -294 -19 -5 Footnotes: a Rates are based on SANDA G's (Not So) Brie/Guide of Vehicular Traffic Generation Rates for the San Diego Region , April 2002. b. Rates for Motel. c. Rates for Apartment (or any multi-family units more than 20 DU/Acre. The proposed Project will have 32 units per acre. General Note: Negative numbers indicate net reduction in trip generation with the Proposed Project PM Peak Hour ¾of In:Out Split Volume Total ADT" In Out Total 71 9% 60% 40% 47 32 79 47 9% 70% 30% 37 16 53 -24 -10 -16 -26 10/1/2024 ATTACHMENT A SCOPING AGHEEMENT FOR TRANSPORTATION IMPACT STUDY This Letter acknowledges the City of Carlsbad Traffic engineering Division requirements for the transportaion impact an;ilysis of the following project. The analysis must follow the latest City of Carlsbad Transportation impact Study Guidelines dated April 2018. Case No. n/a Project Name: PRE 2024-0037 (DEV99017) • INNS OF AMERICA Project Location: 5010 Avenida Encinas, APN: 210-090-52-00 The project proposes to redevelop an existing Suites Hotel with 98 suites to 98 multi- Project Description: family residenti;il units with 14 affordable units. The units will include 73 one- bedroom aparlrnents and 25 studio apartments. Related Cases - SP No. n/a ~----------------------------- EIR No. _n~/a _________________________ _ GPA No. _n.:../a _________________________ _ CZ No. _n'--/a _________________________ _ Consult~r;t Name: LLG, Engineers Address: 4542 Ruffner SL Suite San Diego, CA '.)2111 Telephone: (858) 300-8800 Developer Alliance Development Services, Inc., Attention: Greg LaMarca, Jim McMenamin 17828 Vlllamoura Drive Poway, CA 92064 (858) 705-0242 A. Trip Generation Source: l~•\N DAG "(Not So) Brief Gulde ... " Existing land Use Suites I lotel Proposed Land Use Multi-family residential Existing Zoning Total Daily Trips P-lvl& Coast;,! Zone Proposed Zoning P-M & Coastal Zone Forecast Daily Trips 588 (Attach a trip generation table. De'.,< ribe Trip Reduction Factors proposed and included In the trip generation table.) See attached Trip Generation tal>I,·. B. Trip Distribution: D '.,,:lect Zone (Model Series _____ ~ (provide exhibit for detailed trip distribution and assignment.) No LMA Is required based on net .-1,icrease In trip generation. Hence distribution not provided. C. Background Traffic: No LMA Is required based on net d.'crease In trip generation N:\3961 • 5010 Avenlda Endnas\Scoplng Agreement\Scoping Agreement.3961 10/1/2024 D. Study Intersections: (NOTE: Subject to revision after other projects, trip generation and distribution are determined, or comments,) n/a • See C. above 1 6 2 7 3 8 4 9 s E. Study Roadway Segments: (Nm E: Subject to revision after other projects, trip generation and distribution are determined, or comments.) n/a • See C. above 1 ---------------7 2 8 3 9 4 10 F. Other Jurisdictional Impacts Is this project within any other Agency's Sphere of Influence or one-mile radius of boundaries? If so, name of Jurisdiction: G. Site Plan (attach a legible 11' x 17' copy) See attached site plan. The Project Site plan Is not finalized. It Is Intended to maintain the existing building footprint and the project driveway(s). H. Specific Issues to be addressed in the Study (In addition to the standard analysis described In the Guidelines) (To be filled out by Engine1·, ;ng Division) Recommended by: John Boarman, P. E. 09-9-2024 Consultant's Respresentative Date Scoping Agreement Submitted on: 09-9-2024 Date Scoping Agreement Resubmitted w,: Date Approved Scoping Agreement: Oty of Carlsbad Date Traffic Engineering Division D Yes 0No N:\3961 -5010 Avenlda Enclnas\Scoplng Agreement\Scoplng Agreement.3961 APPENDIXB EMAIL DATED SEPTEMBER 24, 2024, FROM THE CITY OF CARLSBAD N:13961 -SOJO Avenicb llncinas\MenM>ITrip Gen Ltr . .\"•d ,docx .. Narasimha Prasad From: Sent: To: Cc: Subject: Nick Gorman <Nick.Gorman@carlsbadca.gov> Tue~.day, September 24, 2024 9:23 AM Nari1simha Prasad jmcmenamin all-dev.com; John A. Boarman; Nathan Schmidt; Linda Ontiveros RE: PRE 2024-0037 (DEV99017) -INNS OF AMERICA, APN: 210-090-52-00, 5010 Av enida Encinas Thanks for sending th is over. I see H 1;1t the proposed project trip generation is showing a decrease in trips. As such, no scoping agreement or LMA will be required. Thanks! Nick From: Narasimha Prasad <prasad@llgengineers.com> Sent: Thursday, September 19, 2024 8:57 AM To: Nick Gorman <Nick.Gorman@carlsbadca.gov> Cc: jmcmenamin all-dev.com <jmcmen<1min@all-dev.com>; John A. Boarman <boarman@llgengineers.com>; Nathan Schmidt <Nathan.Schmidt@carlsbadc.1.gov> Subject: RE: PRE 2024-0037 (DEV99017) -INNS OF AMERICA, APN: 210-090-52-00, 5010 Avenlda Encinas Hello Nick: As mentioned below, the draft Scoping Agreement is attached for your review. Thanks, Prasad Narasim l1, Prasad •··. Senior Tr,rnsportation Engineer prasad@lloengineers.com Linscott, Law & Greenspan, Engineers 4542 Ruff"•::?r Street, Suite 100, San Diego, CA 92111 858.300.B:;oo x243 I www.llgengineers.com From: Nick Gorman <N ick.Gorman@c.,rlsbadca.gov> Sent: Tuesday, September 10, 2024 2:'16 PM To: Narasimha Prasad <orasad@llgenr··neers.com> Cc: jmcmenamin all-dev.com <imcmg_:1mln@all-dev.com>; John A. Boarman <boarman@llgengineers.com>; Nathan Schmidt <Nathan.Schmidt@carlsbadc-gov>; Linda Ontiveros <linda.Ontiveros@carlsbadca.gov> Subject: RE: PRE 2024--0037 (DEV990i-i) -INNS OF AMERICA, APN: 210-090-52-00, 5010 Avenida Encinas Good Afternoon Narasimha, Thank you for sending this over. Th e r-42 form is to be reviewed by Linda from LDE (cc'd here). Nathan and I will need to review the scoping agreemci ,t prior to the submittal. Thanks! 1 3.3.3 Local-Serving Retail and Similar Land Uses Per OPR's Technical Advisory, local-serving retail uses are presumed to have a less than significant impact on VMT since they tend to attract trips from adjacent areas that would have otherwise been made to more distant retail locations. 3.3.4 Local-Serving Public Facilities Similar to retail land uses, local-serving public facilities are presumed to have a less than significant impact on VMT. This would include government facilities intended to serve the local public, parks, public elementary schools, public middle schools, and public high schools. A study evaluating the user capture area may be req_uired in order to demonstrate that a public facility is local-serving. Typically, private schools, charter schools, or public facilities with unique uses wlll be required to provide a user capture area study. 3.3.5 Affordable Housing Projects OP R's Technical Advisory allows for a less than significant finding for transportation impacts of residential projects that are 100% affordable housing located in infill areas. Affordable housing projects in the City of Carlsbad could use this recommendation if they demonstrate that they are located in infill areas based on urban planning considerations. 3.3.6 Redevelopment Projects That Result in a Net Reduction of VMT Per CEQA, projects are considered to have a less than significant Impact if they result in a net reduction in the relevant performance measure (in this case VMT}. Therefore, redevelopment projects in the City of Carlsbad that generate less VMT than the existing project they are replacing would be considered to have a less than significant impact on VMT. Since VMT/capita and VMT/employee are efficiency metrics, a redevelopment project that would produce more VMT than the existing project it is replacing would need to conduct a VMT analysis assuming the proposed land use (with no credit taken for the existing land use} to determine whether the proposed project meets the applicable significance thresholds. 3.4 Significance Thresholds Significance thresholds for land development projects are summarized below. Additional discussion and substantial evidence can be found in Appendix C. • Residential Projects: A significant transportation impact occurs if the project VMT/capita exceeds a level 15% below the city average VMT/capita • Office Projects: A significant transportation impact occurs if the project VMT/employee exceeds a level 15% below the regional average VMT/employee • Regional Retail Projects: A significant transportation impact occurs if the project results in a net increase in VMT • Industrial Projects: A significant transportation impact occurs if the project VMT /employee exceeds the average regional VMT/employee (Cityof Carlsbad Vehicle Miles Traveled Analysis Guidelines I 10