HomeMy WebLinkAboutCUP 2017-0008; TRIP GENERATION AND PARKING; 2017-06-30CRANE TRANSPORTATION GROUP
Central Valley Office:
2621 E. Windrim Court
Elk Grove, CA 95758
(916) 647-3406 phone
(916) 647-3408 fax
June 30, 2017
San Francisco Bay Area Office:
6220 Bay View Avenue
San Pablo, CA 94806
(510) 236-9375 phone
(510) 236-1091fax
RECEIVED
Ms, Hannah Daugherty JUL 192017
Project Manager CITY OF CARLSBAD
Oakmont Senior Living PLANNI NG DIVISION
9240 Old Redwood Hwy; Suite 200
Windsor, CA 95492
RE: TRIP GENERATION AND PARKING -- PROPOSED OAKMONT OF
CARLSBAD ASSISTED LIVING FACILITY - CARLSBAD, CALIFORNIA
Dear Mr. Mabry:
At your request, Crane Transportation Group (CTG) has prepared this letter to address weekday
vehicle trip generation and parking demand for Oakmont' s proposed 151-unit, 175-bed assisted
living facility. The facility is proposed to be located in the northwest quadrant of the intersection
of Faraday Avenue and El Fuerte Street. The site is undeveloped, and is referenced as Lot 1 of the
Carlsbad Oaks North development. The facility would serve individuals in need of living
assistance, and/or memory care. Issues specifically addressed in this letter are as follows:
Trip Generation: The proposed assisted care facility would accommodate 175 beds (151
units), of which 52 units would accommodate memory care residents. Most residents would
not drive or require automobile storage (parking) on-site. The primary trip generation and
parking demand would be created by staff and visitors to the site.
Parking Supply and Demand: All parking would be provided on-site. City code would
require 61 spaces, however, Oakmont proposes to provide 163 parking spaces of which 6
would be handicapped accessible. Sixty (60) spaces would be surface parking, and 103
spaces would be in underground garages. Parking demand anticipated for the proposed
assisted care facility is detailed by the employee shift schedule and anticipated visitor
parking. Parking demand is also addressed in the context of surveys conducted for
Oakmont's existing Cardinal Point I Assisted Living Facility. Parking would
accommodate employee shift change and peak visitor parking. Event parking would be
handled by valet service for specific events (occurring about three times per year).
According to the City of Carlsbad's Development Permit P-2 guideline, item H, the City does
not require traffic studies of projects producing fewer than 200 peak hour trips or fewer than 500
daily trips. Oakmont of Carlsbad will produce, at most, 39 peak hour trips and 466 daily trips,
below the City's threshold for requiring a traffic study.
For this reason, the following information addresses trip generation and parking demand/supply
only, and does not provide a full traffic analysis, as defined in item H of the City's Development
Permit (P-2) guideline.
SETTING
The project site is accessed via Faraday Avenue and El Fuerte Street. The primary site access
would be a driveway forming the north leg of the Faraday Avenue/El Fuerte Street intersection.
Neighboring land uses are undeveloped lands, however, the site is designated as Lot 1 of the
planned Carlsbad Oaks North development. There is no public transit service along Faraday
Avenue or El Fuerte Street in the immediate site vicinity, however, North County Transit provides
the City of Carlsbad and the region with extensive transit options, including train, bus and shuttle
services. The nearest transit service to the site is located at Faraday Avenue/South Melrose Drive,
about a 10-minute walk east of the site, or at Faraday Avenue/El Camino Real, about a 25-minute
walk west of the site.
SITE PLAN AND OAKMONT'S TRANSPORTATION SERVICES
The site would be accessed via Faraday Avenue and El Fuerte Street. Automobile access would
be via a two-way entrance driveway connection to Faraday Avenue, opposite El Fuerte Street, near
the site's southeast boundary.
The site would provide separate buildings for Assisted Living and Memory Care. Each building
would have its own drop-off/pick-up at a front-door Porte Cochere one-way driveway. The one-
way driveways would connect to two-way driveways with access to all on-site parking. Two
handicapped-accessible parking spaces would be provided near the front entrance to the Assisted
Care facility, and ne handicapped-accessible parking space would be provided near the front
entrance to the Memory Care facility.
Transportation Services
Oakmont Senior Living, LLC, will provide the following services for its residents and
employees on a daily basis.
On-call, by appointment car service for all residents at all times.
Materials that describe and promote transportation alternatives.
Current information for employees and visitors, including carpool options, bicycle
and pedestrian walking maps to/from the facility and the nearest bus stops and
transit locations.
Insure that bike racks are in sufficient supply at all times
Insure that plans are in place to handle seasonal events and valet parking services
when needed.
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CRANE TRANSPORTATION GROUP
TRIP GENERATION
Trip rates utilized in this evaluation are from the Trip Generation - An ITE Informational
Report, 9th Edition, by the Institute of Transportation Engineers, 2012. Although occupancy is
typically closer to 95 percent than 100 percent, the higher percentage is used in this evaluation to
present a conservative analysis. Table 1 shows projected trip generation for the Assisted Living +
Memory Care project.
As shown in Table 1, the proposed 175-bed facility would be expected to generate 466 daily
trips, with 25 trips during the ambient commute AM peak hour, and 39 trips during the ambient
commute PM peak hour. This type of land use typically results in very low levels of trip
generation.
Table 1
TRIP GENERATION
ASSISTED LIVING (175 BEDS, 151 UNITS)
DAILY AM PEAK HOUR PM PEAK HOUR
VOLUMES VOLUMES
IN + OUT IN + OUT 2-WAY TRIPS
SIZE
USE RATE VOL RATE VOL RATE VOL
ASSISTED 175 beds 2.66 466 .14 25 .22 39
LIVING*
*Trio Rate Source: Trio Generation. 91h Edition. Institute of Traffic Encineers (ITF) 2012
Compiled by: Crane Transportation Group
PARKING SUPPLY AND DEMAND
The facility would provide assisted living services that are personalized to the individual needs
of those who require help with all activities of daily living, such as bathing, dressing, eating,
toileting, mobility, and medication management. In assisted living, residents receive three meals
a day, housekeeping services, and weekly laundry of linens and personal clothing. Specialized
recreational and social programs would be provided.
A typical assisted living resident needs help with at least three or more activities of daily living,
and residents who are living in memory care need help with all activities. Also, in a dedicated
assisted living and memory care building the social, recreational and dining programs are
structured to meet the resident's needs, as residents are less mobile and must make use of more
adaptive devices. Oakmont's staff is licensed in a wide range of care-giving, and requires few
specialty caregivers over and above the Oakmont staff. 1
1 William Mabry, Partner, Project Development, Oakmont Assisted Living, personal communication with
Crane Transportation Group, June 16, 2017.
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CRANE TRANSPORTATION GROUP
Oakmont proposes to provide a total of 163 parking spaces, consisting of:
60 surface parking spaces (3 accessible),
67 underground garage spaces for the Assisted Living building (2 accessible),
32 underground garage spaces for the Memory Care building (1 accessible),
4 spaces in the Models building garage.
In addition, one space would be dedicated to parking for the Oakmont shuttle.
Oakmont staff would comprise the primary daily parking demand. Table 2 provides a sampling
of three weekday time periods when parking demand would likely be greatest.
Staff Shift Changes
The morning and afternoon non-administrative staff shift changes will not coincide with the
weekday ambient AM and PM commute peak traffic hours. Shift changes at Oakmont facilities
have been observed to occur gradually, with employees arriving and departing over a '/2 hour
period, rather than in a highly concentrated peak.
Basis of Parking Supply and Demand
The facility will be in operation on a 24-hour basis, seven days per week. Many residents would
require high levels of care, with some requiring memory care assistance. Few residents would
drive, and few would require a parking space for car storage. The non-administrative staff shift
schedule would be 6:00 AM - 2:00 PM (morning shift), 2:00 PM - 10:00 PM (afternoon shift)
and 10:00 PM - 6:00 AM (nighttime shift). Non-administrative staff would total 28 for the
morning shift, 28 for the afternoon shift, and 12 for the nighttime shift. Two shuttles with driver
would be on-call for residents at all times. Twenty (20) administrative staff would follow an 8:00
AM— 5:00 PM schedule. Not all staff would be expected to drive to work - some may carpool or
be dropped off at work by a family member. As stated, there is no convenient public transit along
Faraday Avenue or El Fuerte Street in the project vicinity.
It is expected that some employees would be dropped off at work (this was observed at
Oakmont's Cardinal Point I), and others may rideshare to and from work. Surveys conducted of
the Cardinal Point I facility revealed that 33 percent of morning shift staff used alternative modes
of travel to and from work. However, due to the absence of easily available public transit in the
project vicinity, this study conservatively assumes that each staff member would drive their own
car to and from the facility.
The facility would provide car service for its residents, and at any given time, a vehicle would be
parked with a driver on call, as needed.
Deliveries and Visitors
Daily deliveries - produce, bread, milk
Weekly or monthly deliveries - staples, paper goods, nursing supplies, office supplies,
cleaning supplies
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CRANE TRANSPORTATION GROUP
There would be no restrictions on visiting hours. The majority of weekday visits would
occur during evenings from 6:00 to 8:00 PM. Although most medical and therapeutic
services would be available through the Oakmont staff, a few residents would have in-
house visits from aids or therapists, and these would generally occur between 10:00 AM
and 2:00 PM. Weekend visits would occur from about 10:00 AM to 6:00 PM.
Table 2
TYPICAL DAY MAXIMUM WEEKDAY PARKING DEMAN
DURING THREE SAMPLE TIME PERIODS
STAFF 7:30-8:30 AM 2:30-3:30 PM 5:30-6:30 PM
Administrative 20 20 0
Morning Shift * 28* 0 0
(6 AM - 2 PM}
Afternoon Shift* 0 28* 28*
(2 PM- 10 PM)
Visitors (including 9 9 12
visiting health
professionals)
Oakmont Service Car 2 2 2
(on-call service for all
residents)
TOTAL 59 1 59 42
Total employee 50 50 30
parking demand
*Based upon surveys conducted by Crane Transportation Group for the Cardinal Point I and II Senior and Assisted
Living facilities in Alameda, California, 33 percent of employees used modes of travel to work other than a single-
occupant vehicle. The modes observed included walking, bicycle, public transit, rideshare and drop-off. To present
a conservative analysis, the morning and afternoon shifts are not reduced in this table.
Compile by: Crane Transportation Group, July 6, 2017
V. PARKING REQUIREMENT
The project would be expected to have sufficient parking with its proposed 163 on-site parking
spaces, and would not depend upon any off-site, on-street parking spaces.
The City of Carlsbad requires 2 spaces, plus one space per three beds for a Senior Assisted Care
facility, thus, for this 175-bed facility, the City requires 61 parking spaces. The proposed 163
parking spaces would result in exceeding the City's code requirement by a factor of 2.6.
For informational purposes, a sampling of parking requirements for residential care facilities and
similar land uses for several other California cities are provided in Table 3.
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CRANE TRANSPORTATION GROUP
Table 3
A SAMPLING OF ASSISTED CARE PARKING REQUIREMENTS
IN CALIFORNIA CITIES
[Jurisdiction
J
Facility Type Parking Requirements
City of Alameda Residential Care Facility 0.34 spaces per bed
With 175 beds: 60 spaces required
City of Corte Madera Convalescent hospital or rest
home
0.33 spaces per bed
With 175 beds: 58 spaces required
City of Danville Convalescent Home, Rest
Home, Nursing Home,
0.33 spaces per bed
With 175 beds: 58 spaces required
City of Novato Residential Care 0.33 spaces per bed
With 175 beds: 58 spaces required
City of San Francisco Group Housing (of any kind) 0.33 spaces per bed + I space
for manager
With 175 beds: 59 spaces required
City of Concord Residential Care 0.41 spaces per bed*
With 175 beds: 72 spaces required
City of Upland Residential Care Facility 0.41 spaces per bed*
With 175 beds: 72 spaces required
City of Carmichael Residential Care Facility 0.34 spaces per bed*
With 175 beds: 60 spaces required
City of Thousand Oaks Residential Care Facility 0.29 spaces per bed*
With 175 beds: 51 spaces required
City of Camarillo Assisted Living Facility 0.54 spaces per bed*
With 175 beds: 95 spaces required
* Calculated based upon zoning requirements or approved projects.
As can be seen from the above data, the 163 proposed parking spaces would be substantially
greater than the number of spaces required by the cities listed above for various types of assisted
care (including convalescent and rest home) facilities.
According to the study Assisted Living Residences: A Study of Traffic and Parking Implications,
prepared by the American Seniors Housing Association, parking demand is low to moderate
C rG 7/6/17 Oakmont of Carlsbad Assisted Care, Carlsbad, CA Page 6
CRANE TRANSPORTATION GROUP
compared to other housing types. The study cites a parking demand for assisted living facilities
as low as 0.22 per unit (the equivalent of 33 spaces for a 151-unit facility). The reason cited for
this comparatively low parking requirement is: residents do not drive, and visitors typically
arrive and depart during all hours of the day rather than concentrating during a specific period of
the day.
VI. CONCLUSIONS
7he project would not generate enough traffic to require study of impacts on the capacity
or operation of the surrounding roadway network, according to the City's permit
guidelines.
The project will have more than sufficient parking with its proposed 163 on-site parking
spaces, and would more than double what City code would require. It would not depend
upon any off-site, on-street parking spaces.
We hope this information is responsive to your needs. Please call if questions arise.
Sincerely,
Carolyn Cole, AICP
Principal
This Report is intendedfor presentation and use in its entirety, together with all of its supporting exhibits, schedules, and
appendices. Crane Transportation Group will have no liability for any use of the Report other than in its entirety, such as
providing an excerpt to a third party or quoting a portion of the Report. Ifyou provide a portion of the Report to a third party,
you agree to hold CTG harmless against any liability to such third parties based upon their use of or reliance upon a less than
complete version of the Report.
CiG 7/6/17 Oakmont of Carlsbad Assisted Care, Carlsbad, CA Page 7
CRANE TRANSPORTATION GROUP