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Home My WebLink AboutAMEND 2017-0012; LA COSTA TOWN SQUARE PARCEL 3 RESIDENTIAL; TRAFFIC REPORT; 2017-06-19URBAN SYSTEMS ASSOCIATES, INC. Pl.ANNING & TRAFFIC ENGINEERING, MARKEnNG & PROJECT SUPPORT ATTN: FROM: DATE: CONSULTANTS TO INDUSTRY AND GOVERNMENT Tom Fitzpatrick -TRC Retail An«4f~aefll June 19, 2017 TIME: 8:39:J0AM MEMO E-Mail: T tfitzpatrick@trcretail.com TOTAL PAGES (Including Cover): 8 JOB NUMBER: 002617 SUBJECT: La Costa Town Square -Residential Project Confidential Communications This transmittal is intended for the recipient named above. Unless othenvise expressly indicated. this entire communication is confidential and privileged information. If you are not the intended recipient, do not disclose, copy, distribute or use this information. If you received this transmission in error, please notify us immediately by telephone, at our expense and destroy the information. Thank you for the opportunity to evaluate the conversion of land uses on parcel 3 of the La Costa Town Square Project. More specifically we understand that you wish to replace the existing approved 55,000 square feet of offices on the site with 73 market rate and 18 affordable residential units. The purpose of this evaluation is to compare daily and peak hour traffic generation for the site based on the proposed change in use and to determine how the change in use impacts daily and peak hour traffic. As discussed below, we found that the proposed change in use will reduce average daily traffic by 50%. reduce AM peak traffic by 71% and reduce PM peak traffic by 66%. APPROVED EIR TRAFFIC The July 2009 Final La Costa Town Square Environmental Impact Report (SCH # 2003041159) shows two office buildings on parcel 3. The offices were 21,000 square feet and 24,000 square feet for a total office use of 55,000 square feet. See Figure 1 which is the project site development plan from FEIR (Figure 3.0-2). Table 1, which is Table 5.2-7 of the Final EIR, shows the approved trip generation for the offices and other land uses in the project. As shown, the office uses on parcel 3 show a total daily traffic generation of 1100 average daily trips (ADT). The table also shows an AM peak generation of 154 peak trips and a PM peak generation of 143 peak trips. PROPOSED RESIDENTIAL TRAFFIC Figure 2 shows the proposed 91 multi-family residential units planned for the site. Table 2 shows the expected traffic generation for the proposed residential units. As shown, the average daily traffic is estimated to be 546 trips. For the AM and PM peak, traffic is estimated to be 44 and 49 peak trips respectively. Overall, traffic is significantly reduced by changing the land use from office to residential. This is discussed more fully in the section. 0026/7-06/9/7-La Costa Town Square Residential Project 8./5 I Aliralani Drive, Suite A • San Diego, CA 92 I 16 • (858) 560-./9 I I Tom Fitzpatrick TRC Retail REDUCTION IN TRAFFIC DUE TO CHANGE IN USE © Urban Systems Associates, Inc.0619 2017 By changing the land use type from office to residential a very significant benefit results. Average daily traffic is reduced from 1100 ADT to only 546 ADT. The represents a 554 trip reduction which equates to a 50% reduction in average daily traffic. On a peak hour basis, for the AM peak traffic can be expected to be reduced from 154 peak trips to 44 peak trips. This represents a reduction in traffic of 110 peak trips which is a 71 % reduction. For the PM peak traffic will be reduced from 143 to 49 peak trips. This represents a reduction of 94 trips which is a 66% reduction. SUMMARY Based on this analysis the proposed change in land use from office to residential will result in very significant reductions in traffic. On a daily basis traffic is estimated to be reduced 50%. For the AM peak traffic will reduced by 71 % and for the PM peak traffic wi 11 be reduced by 66%. 002617-06/9/7-la Costa Town Square Residential Project 845 I Miralani Drive, Suite A • San Diego, CA 92126 • (858) 560--19 I I Tom Fitzpatrick TRC Retail Figure I FEIR Project Site Plan (Figure 3.0-2) © Urban Systems Associates, Inc. 06, 1912017 002617-06/9/7-La Costa Town Square Residential Project 845 I Miralani Drive, Suite A • San Diego, CA 92126 • (858) 560-./911 ~ § ~ l ct 0 M \.. ',, ,,, ' ',, ,' t1d ........... ► a: • 2 a .i1 "' ~ ~ 0 z C .. !l I f I I ', I .. ----l",....... -.., _9?!, ------I -I I ' I ', l ·, , B (~... /, i J, ·•.. '. ', a Ii ·•-~, '~'\, ~~,, "'•'\, '.',, ',.., "-.', . ' ..... ..,"t, ',, . . ' '• " ... .. " ···..: . . , ··············-·---------• ~1,:2ti~~~,,:,11111~i,211 ~!!~!~!!!!!!!!!!,)!!1!!)! : :111-~:s~&aa•:t:A;.t•!•~•~ I l i 1; 1 H!ii IJ;:;;::, ! ! ! ; ·~ 5 i • ~ I I ! r i l ' l ! I :~ f j ; ! ! II I 1 t I ii I. el ;I IUi b Ii 1115 'I '1· ~,.I I ·1 ll !ll!I • 0 I. I Ht ID s ~ -- J C J 9!:!!:: 8"' ~] Tom Fitzpatrick TRC Retail Figure 2 Proposed Residential Site Plan © Urban Systems Associates, Inc. 06'1912017 002617-061917-la Costa Town Square Residential Project 8451 Miralani Drive, Suite A • San Diego, CA 92126 • (858) 560--191 I ' EXISnNG BASIN "~.s-; 7;,,,._~ I ' --------- 4, 13 \ 14 ' l- EX1snNG RETAJl. ~NTER MAP 15998 LOT ·15 LOT 11 LOT 10 \ EXISnNG SINGLE F~JLY ""1s17NG \ ·~·~}~ i 1 \1,i i I 11·. _I !l~I ;~ ' ., .. . . ' I. -11· . ........ ' ,,fli --~ ·-e-~t~ ~@ · ,l _1 ·:::_ ·. :'"~ID ~ .. BAstN \ ' exiSTING Access R'QAD LOT 17 ~~ boei"- d~ ~'m ~ ,:'"~ ~p --- MAP 11391 I I ~~ ~, .... ~ 0 ft-£ ~ MAP 11636 73~RATE , .. .1,,~~Q ... 'AlllUNo l'lloVIDl!D J 8 AFFORDABLE ,,';~~~ c".0 0~ c.::. . .-... ~ 1hO LA COSTA TOWNE SQUARE PARCEL 3 DENSITY S11.JDy 'D• TRc ~ ... .,,. ~ """"-AJ:1Dc.11«: M,\y 11,2017 Tom Fitzpatrick TRC Retail Proposed Prolect Community Shoooina Center Condominium Single Family Residential Office Amount 284,400 SF 128 DU 64 DU 55,000 SF Trip Ratel BO /KSF 8 /DU 10 /DU 20 /KSF TOTAL Table I FEIR Project Trip Generation Table 5.2-7 Project Trip Generation >MPEAKHOUR ACT " # In/Out In 22,752 4 910 6 :4 546 1,024 8 82 2 :8 16 640 8 51 3 :7 15 1.100 14 15-4 9 : 1 139 25.516 1,197 716 Out " 364 10 66 10 36 10 15 13 -481 1 Trip rotes source is SANDAG Troffic Generotion Rotes for the Son Diego Region, April 2002 KSF = Thousand Square Feet DU = Dwelling Units # 2,275 102 64 143 2.584 rban Systems Associates, Inc. 06//912017 PM PEAK HOUR In/Out In Out 5 :5 1,138 1,137 7 :3 71 31 7 :3 45 19 2 :8 29 114 1.283 1 301 0026/7-06/9/7-La Costa Town Square Residential Project 8./5 J Miralani Drive, Suite A • San Diego, CA 92126 • (858) 560-./91 / ' . Tom Fitzpatrick TRC Retail Use Amount Table 2 Resident Trip Generation Table 2: Trip Generation AM Peak Rate ADT Residential 91 MFR 6/ unit ---Notes: MFR= Mutli Family Residential Units ADT = Average Daily Traffic Urban Systems Associates, Inc. 06//912017 PM Peak # 9% 49 002617-06/9/ 7-La Costa Town Square Residential Project 8451 Miralani Drive, Suite A • San Diego, CA 92126 • (858) 560-./91 /