HomeMy WebLinkAboutSDP 16-23; IN-STI-GATE LOT 23; TRIP GENERATION ANALYSIS; 2016-12-21■ IDS En11int111rin11, Inc.
Traffic and Trans1111rtati11n
11622 El Camino Real, Suite 100, San Diego, CA 92130
Phone 619-890-1253, Fax 619-3 7 4-724 7, Email: justin@losengineering.com
December 21, 2016
Mr. Doug Bilse, T.E.
City Traffic Engineer
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008-7314
Subject: Trip Generation Analysis for 6191 Innovation Way (Bressi Ranch Lot 23)
Dear Mr. Bilse:
LOS Engineering, Inc. is pleased to present this trip generation analysis to determine if a
Traffic Impact Study (TIS) is required for the proposed mixed use project of office and
restaurant space located 6191 Innovation Way on Bressi Lot 23 in the City of Carlsbad,
California. The existing site (Lot 23) is currently vacant. A vicinity map is shown in Figure 1.
Figure 1: Vicinity Map
Project Site
No Scale
Source: SmithConsulting Architects
PROJECT DESCRIPTION
The proposed project includes 36,030 square feet of office and 8,000 square feet of restaurant
(sit down high turnover type) on Lot 23 in Bressi Ranch (4.4 net developable acres). The office
portion is consistent with zoning and the General Plan while the restaurant use will require a
Minor Conditional Use Permit. Project access will be from a single driveway on Innovation
Way across from a driveway that serves a commercial center/hotel site on the east side of
Innovation Way. A site plan is shown in Figure 2.
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Traffic an// rransp11rtati11n
PROJECT TRIP GENERATION
Bressi Ranch Lot 23 Trip Generation Letter
Mr. Doug Bilse, T.E. (12/21/2016)
The project site (Lot 23) was included in the Bressi Ranch Master Plan; therefore, the following
calculations show the previous use trip generation, the proposed use trip generation, and the net
change in trip generation. The trip generation calculations are based on SANDAG trip rates
from the Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region, April
2002.
Lot 23 has an identified office land use with 77,223 square feet in the application and
monitoring of Bressi Ranch (allocation excerpt included in Attachment A). The traffic
generation for the allocated office use is calculated at 1,544 daily trip, 217 AM peak hour trips
( 195 inbound and 22 outbound), and 201 PM peak hour trips ( 40 inbound and 161 outbound).
The proposed project on Lot 23 with 36,030 square feet of office plus 8,000 square feet of
restaurant (sit down high turnover) is calculated to generate 2,001 daily trip, 203 AM peak hour
trips (142 inbound and 61 outbound), and 196 PM peak hour trips (80 inbound and 116
outbound).
With a credit applied for the allocated use in the Bressi Ranch Master Plan, the change in
project traffic is calculated at 456 daily trip, -13 AM peak hour trips (-53 inbound and 40
outbound), and -5 PM peak hour trips (40 inbound and -45 outbound) as shown in Table 1.
Table 1: Project Trip Generation
Previous and Proposed
Land Uses
AM PM
Rate Size & Units ADT % Split IN OUT % Split IN OUT
Previous Use
Office 20 /KSF -77,223 SF -1,544 14% 0.9 0.1 -195 -22 13% 0.2 0.8 -40 -161
Proposed Use
Office 20 /KSF 36,030 SF 721 14% 0.9 0.1 91 10 13% 0.2 0.8 19 75
Restaurant (sit down high turnover) 160 /KSF 8,000 SF 1,280 8% 0.5 0.5 51 51 8% 0.6 0.4 61 41
Proposed Project Trip Generation 2,001 142 61 80 116
Net Change in Trip Generation 456 -53 40 40 -45
Source: SANDAG Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region, April 2002. Rounding may result in ±1 to the
above numbers. KSF -1,000 Square Feet; ADT-Average Daily Traffic; Split-percent inbound and outbound.
It is proposed that the net change in traffic for Lot 23 be used as the basis of determining if a
traffic impact study should be required because Lot 23 was included in the Bressi Ranch
Master Plan.
Additionally, according to SANDAG restaurant uses have a 12% pass-by rate (this means 12%
of the traffic is already on adjacent roadways), a 37% diverted rate (trips that are nearby and
divert to the restaurant and then continue onto their original destination), and a 51 % primary
rate (primary destination of the trip is the restaurant). The above trip generation does not
include any reductions for pass-by nor diverted trips; therefore, the net change in trips is
conservative.
3
LIS ln11ln1111dn11, Inc.
Traffic anti rrans1111nat1on
Bressi Ranch Lot 23 Trip Generation Letter
Mr. Doug Bilse, T.E. (12/21/2016)
TRAFFIC IMPACT STUDY CRITERIA
The criteria for the need to prepare a Traffic Impact Study are documented in the San Diego
Traffic Engineers' Council (SANTEC) and Institute of Transportation Engineers (ITE)
document SANTEC/ITE Guidelines for Traffic Impact Studies in the San Diego Region, dated
March 2, 2000. The SANTEC/ITE guidelines state that "A TIS should be prepared for all
projects which generate traffic greater than 1,000 total average daily trips (ADT) or 100 peak-
hour trips. If a proposed project is not in conformance with the land use and/or transportation
element of the general or community plan, use threshold rates of 500 ADT or 50 peak-hour
trips". Excerpts from the SANTEC/ITE guidelines are included in Attachment B. Because
the project will require a Minor Conditional Use Permit, the interpretation is the lower
threshold of 500 daily and 50 peak hour trip should be used.
As shown previously in Table 1, the change in project traffic is calculated at 456 daily trips, -13
AM peak hour trips (-53 inbound and 40 outbound), and -5 PM peak hour trips (40 inbound and
-45 outbound). Based on the SANTEC/ITE guidelines, a Traffic Impact Study should not be
required because the project's trip generation is calculated to generate less than 500 ADT and
less than 50 peak hour trips.
PROJECT TRIP TYPES
The previous allocation with 77,223 square feet of office use would result in employee trip
types that are more regional in nature and typically longer in length than a restaurant trip type.
The proposed project with of 36,030 square feet office would have about 114% fewer
employee trips than the allocated office use. The 8,000 square feet of restaurant will generate
additional daily trips; however, the restaurant trip type is most likely significantly shorter than
an office employee trip type.
PARKING
The proposed project includes 278 parking spaces, based on the uses as shown in Table 2.
T bl 2 P . t P k' a e : ro1ec ar me
Proposed Uses Area (SF) Parking Ratio Spaces Required Spaces
Provided
Building A
-Office 28,030 SF 1 space/250 SF 28,030/250=112 112
Building B
-Office 8,000 SF 1 space/250 SF 8,000/250=32
-Restaurant 8,000 SF 40 spaces plus 1 space/SO 40 + (4000 / so) = 120 152
SF in excess of 4,000 SF
-Restaurant -1,100 SF 1st 400 SF exempt, then 1 400 SF = exempt
Outdoor space/SO SF 700 SF= 14 14
Seating
Total: 45,130 278 278
Source: HowesWeiler & Associates
4
LIS lngin1111rin11, Inc.
Traffic anti Trans1111rtati11n
CONCLUSION
Bressi Ranch Lot 23 Trip Generation Letter
Mr. Doug Bilse, T.E. (12/21/2016)
The purpose of this analysis was to determine if a Traffic Impact Study would be required for a
proposed project with 36,030 square feet of office and 8,000 square feet of restaurant located at
6191 Innovation Way (Lot 23 of Bressi Ranch). The project site (Lot 23) is currently vacant;
however, the site was included in the Bressi Ranch Master Plan. It is proposed that the net
change in traffic for Lot 23 be used as the basis of determining if a traffic study should be
required because Lot 23 was included in the Bressi Ranch Master Plan. The office portion is
consistent with zoning and the General Plan while the restaurant use will require a Minor
Conditional Use Permit. Because the project will require a Minor Conditional Use Permit, the
interpretation is the lower SANTEC/ITE threshold of 500 daily and 50 peak hour trip should be
used to determine if a Traffic Impact Study is required.
As shown previously in Table 1, the change in project traffic is calculated at 456 daily trip, -13
AM peak hour trips (-53 inbound and 40 outbound), and -5 PM peak hour trips (40 inbound and
-45 outbound). Additionally, according to SANDAG restaurant uses have a 12% pass-by rate
(this means 12% of the traffic is already on adjacent roadways), a 37% diverted rate (trips that
are nearby and divert to the restaurant and then continue onto their original destination), and a
51 % primary rate (primary destination of the trip is the restaurant). This comparison did not
include any reductions for pass-by nor diverted trips; therefore, the net change in trips is
conservative. Based on the SANTEC/ITE guidelines, a Traffic Impact Study should not be
required because the project's trip generation is calculated to generate less than 500 ADT and
less than 50 peak hour trips.
The previous allocation with 77,223 sf of office use would result in employee trip types that are
more regional in nature and typically longer in length than a restaurant trip type. The proposed
project with of 36,030 sf office would have fewer employee trips than the allocated office use.
The 8,000 sf of restaurant will generate additional daily trips; however, the restaurant trip type
is most likely significantly shorter than an office employee trip type.
The proposed project includes 278 parking spaces to match the City's parking requirements.
If other uses are to be proposed in the future, then the applicant should revise the trip
generation analysis to determine if a traffic impact study would be required. Please call me at
619-890-1253 if you have any questions.
Sincerely,
LOS Engineering, Inc.
~&a~
ustin Rasas, P.E.(RCE 60690), PTOE
Principal and Officer of LOS Engineering, Inc.
Attachments
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ATTACHMENT A
BRESSI RANCH BUILDING ALLOCATIONS
6
,,
Bressi Ranch Corporate Center
Building SF Allocation
PDC Net Variance
Planning Parcel Map Slope Developsble Parcel Map Coverage
Are• Lot Acrea Acres Acres v. Develoeable Ratio Buildl!:!i!SF
PA-1 1.945 0.000 1.945 35.41% 30,000 4/1 ,000
Total PA•1 1.95 0.000 1.945 36.41% 30,000
PA-2 2 4.760 0.000 4.750 48.48% 100,311 4/1,000
3 4.260 0.000 4.260 48.48% 89,963 4/1,000
4 4.033 0.000 4.033 48.48% 86,169 4/1,000
5 2.285 0.000 2.285 48.48% 48,255 4/1,000
6 2.345 0.000 2.345 48.48% 49,522 4/1,000
7 1.673 0.000 1.673 48.48% 35,331 4/1,000
8 1.778 0.000 1.778 48.48% 37,548 4/1,000
9 1.962 0.000 1.962 48.48% 41,434 4/1,000
Total PA-2 23.086 0.000 23.086 48.48% 487,532
PA-3 10 3.777 0.224 3.553 0.224 35.00% 54,169
11 1.657 0.000 1.657 35.00% 25,263
12 1.541 0.000 1.641 35.00% 23,494
13 2.931 0.514 2.417 0.514 35.00% 36,860 3.5 • 4.0 per 1,000
14 4.493 0.720 3.773 0.720 55.00% 90,394 self storage number
15 3.533 0.000 3.633 55.00% 84,644 self storage number, 46, 1
16 6.926 0.311 6.615 0.311 38.00% 109,497 3.5 per 1,000
17 2.127 0.000 2.127 35.00% 32,428
18 2.171 0.344 1.827 0.344 35.00% 27,854
19 2.197 0.000 2.197 35.00% 33,495
20 1.936 0.000 1.936 35.00% 29,516
21 1.616 0.000 1.616 35.00% 24,638
22 1.904 0.000 1.904 35.00% 29,028
23 4.432 0.000 4.432 40.00% 77.223 4.0/1,000
Total PA-3 41.241 2.113 39.128 2.113 39.81% 678,493
PA-4 24 6.113 0.000 6.113 35.00% 93,199 3/1,000
25 3.158 0.000 3.158 35.00% 48,147 3.6/1,000
26 3.025 0.000 3.025 35.00% 46,119 3.6/1,000
27 2.466 0.000 2.466 35.00% 37,597 3.5/1,000
28 6.062 0.000 6.062 35.00% 92,421 3.5/1,000
Subtotal Lots 24-28 20.824 0.000 20.824 317,483
29 8.293 0.000 8.293 43.55% 167,321 4/1,000
30 2.212 0.000 2.212 43.55% 41,962 4/1,000
31 3.303 0.000 3.303 43.55% 62,669 4/1,000
32 4.204 0.000 4.204 43.56% 19r7s1 4/1,ooo
Subtotal Lots 29-32 18.012 0.000 18.012 43.55% 341,693
Totel-PA-4 38.836 0.000 38.836 659,176
PA-5 33 3.814 0.000 3.814 25.47% 42,317 3.5/1,000
34 1.447 0.000 1.447 25.47% 16,055 3.5/1,000
35 1.690 0.000 1.690 25.47% 18,751 3.5/1,000
36 1.842 0.000 1.842 25.47% 20,437 3.5/1,000
37 1.644 0.000 1.644 25.47% 18,240 3.6/1,000
Subtotal Lots 33-37 10.437 0.000 10.437 25.47% 115,800
38 2.289 0.000 2.289 39.62% 39,500 3.3/1,000
39 1.775 0.000 1.775 38.80% 30,000 3.3/1,000
40 9.749 0.000 9.749 28.26% 120,000 4/1,000
Total PA-5 24.250 0.000 24.250 28.90% 305,300
TOTALS 129.358 2.113 127.245 2.113 38.98% 2,160,600
check 127.245 Maximum Entitlement: 2,160,500
Surplus (0)
7
11/30/2007 7:53 AM Bressi Bldg SF Allocation v4 080205 (SF)
ATTACHMENT B
SANTEC/ITE EXCERPTS
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SANTEC/ITE
GUIDELINES FOR TRAFFIC
IMPACT STUDIES [TIS]
IN THE SAN DIEGO REGION
MARCH 2, 2000 FINAL DRAFr
PREFACE
These guidelines are subject to continual update, as future technology
and documentation become available. Always check with local jurisdic-
tions for their preferred or applicable procedures.
Committee Compllatlon by Kent A. Whitson
Reviewed by committee members: Hank Morris (co-chair),
Tom Parry (co-chair), Arnold Torma (co-chair), Susan O'Rourke,
BIii Darnell, Lablb Qasem, John Boarman, Ralph Leyva, and Erik Ruehr
Additional ·review by: Ann French Gonsalves, Bill Figge,
Bob Goralka, and Gary Halbert
9
.
'I Figure 1
FLOW CHART FOR TRAFFIC IMPACT STUDY REQUIREMENTS
Project traffic > 2.400 ADT, or Yes . TIS required, plus meet all
200 peak-hour trips? y
CMP requirements
No
Ir
Does project conform to the Land Use & Yes Project traffic > 1,000 ADT, or ... Transportation Elements of the Genera)/ .. 100 peak-hour trips?_
Community Plan?
No Yes
ir No
Yes ~,
Project traffic > 500 ADT, or .. I TIS required I 50 peak-hour~ps'l • I
.......... Nol ...................... · .. · ....................................................................
Will project add 20 or more peak hour
trips to any existing on-or off-ramp *'l .
No Yes
1lr
TIS probably not TIS may not be
required. A required.** freeway/ramp meter
"focused" TIS analysis
might suffice. Consult
lead agency and
-Caltrans. *
* Check with Caltrans for current ramp metering rates and ramp storage capacities. (See
Attachment B -Ramp Metering Analysis)
** However, for health and safety reasons, and/or local arid residential street issues, an
"abbreviated" or "focused" TIS may still be requested by a local agency. (For example,
this may include traffic backed up beyond an off-ramp's storag~_ capacity, or may 'include
diverted traffic through an existing neighborhood.)
·5
Revised 2128/00
10