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HomeMy WebLinkAboutSDP 2021-0003; RACEWAY INDUSTRIAL; PRELIMINARY TDM PLAN TIER 3; 2021-09-22... Prepared by: Charlene Sadiarin, PE Transportation Engineer Ill PRELIMINARY TOM PLAN TIER 3 RACEWAY INDUSTRIAL SDP 2021-0003 Carlsbad, California September 22, 2021 LLG Ref. 3-20-3332 Under the Supervision of' Shankar Ramakrishnan , PE Associate Principal LINSCOTT LAW & GREENSPAN engineers OCT 14 2021 (, I I AD I • . I I I I L) IV I _) ( l Linscott. Law & Greenspan, Engineers 4542 Ruffner Street Suite 100 San Diego, CA 92111 858.300.8800 T 858.300.8810 F www.llgengineers.com Carlsbad TDM Handbook PART I: Project Background, Existing Conditions and Infrastructure TOM Strategies Submission Date: September 22, 2021 This section must be completed prior to building permit issuance and updated prior to occupancy as needed. SECTION I: Developer Profile Developer Name: Hines ----------------------------Property Manager Name: Hines ---------------------------- Suite 1150 Developer Mailing 600 w Broadway Address: _N_um_be_r _______ Str-ee-t --~'------------S-m-·te ____ _ San Diego CA 92101 City State Zip Code Primary Contact: Benton Swift Email Benton.Swift@hines.com Phone: (858) 435-4018 SECTION 11: Project Information Project Name: Raceway Industrial Permit Number: SDP 2021-0003 ----------------- Project Address: Lionshead Avenue Number Street Suite Carlsbad CA 92010 City State Zip Code ProJect Interim Transportation Coordinator IZI Developer agrees to provide an Interim Transportation Coordinator responsible for ensuring the infrastructure is developed as agreed upon with the City of Carlsbad, development and execution of TDM Plan requirements, and transitioning Transportation Coordinator duties to new owners or property managers upon occupancy. Provide name, title, and contact information. This individual may be the primary contact listed above for the project. Benton Swift (858) 435-4018 Benton.Swift(~hines.com , Carlsbad TDM Handbook Land Use and Area Complete the chart below to include each non-residential use, gross floor area and expected number of employees allocated to each use. Land Use H-OHos ital C-1 Neighborhood Commercial C-2 General Commercial C-T Commercial Tourist 0 Office V-R Villa e Review L-C Limited Control GFA M Industrial P-M Planned Industrial 1247,687 Total Eme_loyees + J .. -_j 160 Technical Note: 1 employee per 1,550 GFA planned industrial assumed. Automobile Parking Automobile Parking Existing # of Allocated Spaces 0 0 Proposed # of Allocated Spaces 0 0 Proposed # of New Parking Spaces 291 0 Carlsbad TDM Handbook SECTION 111: Existing Conditions & TDM Context Complete the following section to establish existing conditions and TDM context. Relevant Existing TDM Infrastructure Network Please provide a brief discussion or map that describes the alternative transportation infrastructure available that serves the project site. Include the following items: • Pedestrian infrastructure adjacent to the side (e.g. sidewalks, nearby crosswalks or signalized crossings) • Bike infrastructure by type (e.g. Class I, II, or III) adjacent to the site • Transit or shuttle services serving the site with a stop/station within a ¼ mile (or a 5-minute walk) Contiguous sidewalks and Class II bike lanes are provided on both sides of S. Melrose Drive, Lionshead A venue, and Eagle Drive adjacent to the project site Marked crosswalks are provided on all legs of the signalized intersection of S. Melrose Drive and Lionshead A venue NTCD Route 445 serves stops at Palomar Airport Road at S. Melrose Drive and Eagle Drive. These stops are generally further than¼ mile (5-minute walk) but less than½ mile (IO-minute walk) Relevant Project-Specific TDM Infrastructure (Tenant Improvements Only) Please provide a brief discussion and site plan describing the onsite TDM infrastructure currently available: NIA • Number of public bike racks and approximate location with regards to building entrance • Average utilization of bike racks (in%) • Number secure bike racks (specify whether in bike cage, bike room or bike lockers) • Average utilization of bike racks (in%) • Number of designated carpoollvanpool spaces and location with regards to building entrance • Average utilization of carpoollvanpool spaces (in %) • Any other infrastructure or services available to property tenants that encourage the use of public transit, carpooling, vanpooling, walking and biking, such as a bike repair station, an onsite shelter or waiting area for buses or shuttles, etc. Carlsbad TDM Handbook Environmental In the box below, please provide maps of the relevant topographical and experiential conditions that will influence travel behaviors to the project site. At a minimum, provide the following: • A Google map with terrain view and bike lanes showing approximately a 2-mile radius around the site • Photos (or street view screens hot) of the roads adjacent to the property • If relevant; discuss additional environmental aspects that may impact use of active and alternative transportation, such as traffic speeds, pedestrian safety, lighting, etc.) See Attachment A for Google map (with terrain view and bike lanes) and street view screenshots of the roads adjacent to the property. The local topography may impede active transportation mobility. Palomar Airport Road is a major east-west route with a north-south connection at S. Melrose Drive. While bike lanes are provided on these roadways, those arterials may discourage some bicycle users. Project-Specific and/or Nearby Amenities Count and report the number of project-specific and neighboring amenities onsite or within a 5-minute walk (1/4 mile) of the project site and provide map. • Report the number of amenities or establishments by type. Include number of food establishments, child-care facilities, fitness/healthcare facilities and other relevant services such as dry-cleaning that can impact trip generation. The surrounding land uses in the area are largely office/business park development. Bank of Southern California (3142 Tiger Run Court) is located within ½ mile of the project. Anticipated Workforce and Commute Patterns The makeup of the existing or anticipated workforce will help shape the approach to TDMfor a given site. Include the following: • Existing or anticipated commute hours based on shifts or typical work hours • Existing or anticipated percentage of part-time employees • If available, any existing commuting information, such as the percentage of employees using different commute modes and the average commute distance. Carlsbad TDM Handbook The project is a single-tenant industrial building that is anticipated to have up to 160 employees. The project is expected to have typical 8AM-5PM business hours with a mix of full-time and part-time shifts. The average mode split for the City of Carlsbad for workers 16 years and older is shown below. The information is based on Census data and the project is expected to have similar travel patterns. ~------------------------------, Car, truck, van --drove alone Car, truck, van -- carpooled Pub lic transportation (excluding taxicab) Walked Other means Worked at home • 5.89' 1 1.39' 1.2% 1 2.09' 0 14.09' 20 40 Percent Source: 2015-2019 ACS 5-Year Narrative Profile for City of Carlsbad SECTION IV: Infrastructure TDM Selections 75.7% 60 80 The developer will work with the TA to determine infrastructure strategies applicable to the site and the appropriate placement of TDM infrastructure. Please reference Table 2-4 Menu of TDM Strategies, Part I: Infrastructure found in the Non- Residential Developer TDM Plan Guidelines within the TDM handbook for infrastructure strategies and points. An average new development is required to achieve a total of 18 points while a redevelopment/tenant improvement is required to achieve 9 points. Required strategies add 4 points towards the total required number of points. New developments must achieve a minimum of 6 points through infrastructure strategies unless otherwise agreed upon with city staff. Tenant improvement projects are eligible to achieve all required points in Part II. Carlsbad TOM Handbook In case of a tenant improvement, if the tenant has access to any infrastructure amenity below, the tenant can claim that amenity in their plan unless that amenity does not meet minimum standards or is, on average, fully utilized, such as two carpool spaces that are both occupied on most weekdays. The capacity of an existing infrastructure amenity will need to be evaluated at the time the strategy is proposed. Points not earned through infrastructure strategies will be expected to be earned in Part II. Reference Part II strategies to ensure that the appropriate infrastructure is selected to support desired amenities or programs. Infrastructure strategies must be selected and approved prior to building permit issuance. Programmatic strategies in Part II may be submitted after the building permit has been issued, but must be approved prior to occupancy. Check the box to the left of the strategy to include it in the plan. Provide information as requested in the box below the strategy and indicate the points requested for the strategy, using the handbook as a guide. For strategies with a range of points, work with the TA who will assist in determining the appropriate number of points based on the unique context of the site and the proposed project. Refer to the Carlsbad TDM Handbook for details about each strategy. Provide one building/site plan that shows all infrastructure improvements. If credit is claimed for existing infrastructure elements, please differentiate existing and proposed improvements on the plan. Carlsbad TDM Handbook IZl Secure Bike Parking Points Requested: 1 indicate the number of secure, long-term bike parking spaces to be provided, how they will be accessed and where they will be located on the project site (include on building/site plan). Refer to the handbook for the number of spaces required to earn points. Secure, long-term bicycle parking will be provided for the project site within the building. A minimum often (10) bicycle parking spaces will be provided at the City of Carlsbad TDM Handbook's warehousing rate of I space per 25,000 square feet. (247,687/ 25,000 = 9.91). The location of long-term bicycle parking is indicated on the site plan (see Attachment B) at the main entrance of the single-tenant industrial building. Employees will provided their own lock to use for the long-term bicycle parking. IZI Public Bike Parking Points Requested: l i ndicate the number of short-term spaces and the type of bike rack to be provided and include the location on the building/site plan. Refer to the handbook for the number of spaces required to earn points and guidance on installation. Short-term bicycle parking will be provided for the project site. A location visible or in close proximity to the entrance is ideal. The location of bicycle racks is indicated on the site plan (see Attachment B). A minimum of fifteen ( 15) bicycle parking spaces will be provided at a rate of I space per 20 parking spaces. (29 1 / 20 = 14.55) The bicycle rack shall meet minimum performance criteria which include a) supports bike upright without putting stress on wheels, b) accommodates a variety of bicycles and attachments, c) allows locking of frame and at least one wheel with au-lock, d) provides security and longevity with a sturdy and well-anchored rack, and e) rack use is intuitive. Below are potential rack styles that typically meet the performance criteria and wi ll be considered for the project. Inverted U or Post & Ring racks can be used as double-sided, requiring 8 racks for 15 spaces. Wheelwell -secure racks would require 15 racks for the same number of spaces. INVERTED U also called ~taple. loop POST&RING WHEELWELL- SECURE nn Common style appropriate for many uses. two points of ground contact. Can be installed in series on rails to create a free-standing parking area in variable quantities. Available in many variations. Common style appropriate for many uses; one point of ground contact. Compared to 1nverted-U racks, these are less prone to unintended perpendicular parking. Products exist for converting unused parking meter posts Includes an element that cradles one wheel Design and performance vary by manufacturer· typ,cally contains bikes well, which is desirable for long-term parking and in large-scale installations (e.g. campus). accommodates fewer bicycle types and attachments than the two styles above. Carlsbad TDM Handbook IZI Bicycle Repair Station Points Requested: 1 Describe what items will be included in the bicycle repair station and include the location on the building/site plan. A bicycle information and repair station will be provided on-site. The bicycle information and repair station will provide on-site tools and will include at a minimum a repair stand, air pumps, and other hand tools to quickly complete minor bicycle repairs. The bicycle information and repair station will be-accessible at the main entrance at the west side of the single-tenant industrial building to ensure employees are aware of this resource. D Micromobility Parking Points Requested: 0 Indicate where micromobility parking space (or interim bike racks) will be located on the project site. Include location on the building/site plan. NIA IZI Transit Shelter Additions or Improvements Points Requested: 1 Describe the location of transit stops and what types of additions/improvements are being proposed. For the transit stops located at the Palomar Airport Road/ S. Melrose Drive intersection, the Project proposes providing the following improvements: WB stop: Concrete pad and bench, trash can EB stop: Concrete pad and bench, trash can ~ Preferential Parking for CarN anpools Points Requested: 2 Indicate the number of carpool and vanpool reserved spaces to be provided and where they will be located on the project site (on the building/site plan). Refer to the handbook for guidance on the required number of spaces. Maximum points will be awarded when offered in conjunction with ride-matching services. The project will provide preferential parking for carpool and vanpools. Carpool or vanpool serve employees to share a ride to the same destination. There are also online marketplaces or ride-matching to assist employees secure a ride. Per the City of Carlsbad TDM Handbook, a minimum of fifteen (15) parking spaces should be provided at a rate of 5% of employee parking spaces based on 291 spaces. The project proposes to provide 23 carpool/vanpool spaces. The spaces will be provided close to and visible from the building entrances to encourage use and are indicated on the site plan (see Attachment B). Carlsbad TDM Handbook D Parking Spaces for Car Share Vehicles Points Requested: 0 Indicate the number of reserved spaces to be provided for car share vehicles and where they will be located on the project site (include in building/site plan). Should be offered in conjunction with car share vehicles. NIA D End of Trip Facilities Points Requested: 0 Indicate the number of showers and changing rooms and where they will be located on the building/site plan. NIA D On-site Amenities Points Requested: 0 Discuss the on-site amenities that will be located at the development and explain how these offerings will mitigate trips rather than serve as trip-generators. Discuss discounts available to tenants if applicable. Show the location of the amenities on the building/site plan. NIA Carlsbad TDM Handbook D Bicycle and Pedestrian Connections Points Requested: 0 Provide a map showing proposed pedestrian and bicycle infrastructure and connections to existing facilities. NIA D Passenger Loading Zone Points Requested: 0 Describe location of and denote loading zone on building/site plan. NIA D Innovation (Infrastructure-Based) Points Requested: 0 Describe the strategy and discuss how it will lead to reduced single-occupancy vehicle trips to and from the site and include locations on the building/site plan. NIA DocuSign Envelope ID: 7 AB9D073-E724-480D-A0EB-23F246F92417 Carlsbad TDM Handbook SECTION V: Authorization for Building Permit Issuance By signing below, Developer certifies that the information provided in this document is complete and accurate. By signing this document, a developer is committing to build/provide the infrastructure strategies identified in this document. Failure to provide the identified infrastructure may result in a building not obtaining an occupancy permit until such infrastructure is constructed or other commitments are made to reduce vehicle trips by an amount equivalent to the trips that would have likely been reduced by constructing and providing the listed infrastructure strategies. The developer also acknowledges that commitments to implement additional TDM strategies and monitor and report on those strategies must be made prior to occupancy. These commitments can be made by completing Part II of this document and obtaining subsequent approval of the proposed strategies and monitoring plan. Name and Signature of Developer Representative or Designated Applicant: - W-H Carlsbad Owner IX L.P --,· Eric Hepfer -Authorized Representative ~~ 9/22/2021 - Printed Name Signature Date Name and Signature of Property Owner (if different from above): I Printed Name I Signature I Date Name and Signature of City of Carlsbad Representative: I Printed Name I Signature I Date Carlsbad TDM Handbook PART II: Non-Infrastructure TDM Strategies, Implementation and Monitoring Plan Submission Date: September 22, 2021 This section must be completed and approved prior to occupancy. SECTION I: Non-Infrastructure TDM Selections The developer will work with the TA to determine strategies applicable to the site. Please reference Table 1-5 Menu of TOM Strategies, Part II: Non-Infrastructure found in the Developer TDM Plan Guidelines within the TDM handbook for relevant infrastructure strategies and points. It is expected that Part II will contain a sufficient number of strategies to earn the remaining required points not earned through infrastructure strategies. A total of 18 points is required from Part I and Part II combined for new developments and 9 points for redevelopments/tenant improvements. Required strategies add 4 points towards the required total. The non-infrastructure strategies are organized into the following categories: amenities, policies, developer/employer programs, employer programs, partnerships and innovation. A well-rounded, effective and sustainable TDM plan should include strategies from multiple categories and be applicable to the anticipated workforce and commute patterns. Check the box to the left of the strategy if it will be included in the development. Provide information as requested in the box below the strategy. Additionally, indicate the points requested for the strategy. Refer to the Carlsbad TDM Handbook for additional guidance and for the number of points available for each strategy. Required Strategies IZI Transportation Coordinator Points: 1 All developments subject to the TDM ordinance are required to designate an on-site transportation coordinator responsible for ensuring that infrastructure is maintained, policies and programs are implemented, and amenities and partnerships are maintained as described in the approved TDM Plan and otherwise ensuring compliance with City of Carlsbad TDM Plan requirements. Provide the name, title and contact information for the TC Benton Swift (858) 435-4018 Benton.Swift@hines.com Carlsbad TDM Handbook IZl Distribute New Hire Transportation Information Points: 1 All developments subject to the TDM ordinance are required to ensure that transportation options information is distributed to new employees during the hiring and orientation process. iZl Citywide TDM Program Points: 2 Transportation Coordinators of all developments subject to the TDM ordinance are required to meet with the citywide TDM programs outreach staff on a regular basis (at least annually) and participate in at least one event held by the citywide TDM program (if available). Elective Strategies Amenities D Car Share Vehicles Points Requested: 0 Identify the number of car share vehicles that will be provided on-site and if these vehicles will be provided by an existing car share operator or by the employer/property owner. Indicate whether membership will be fully or partially subsidized for employees/tenants. Indicate the number of reserved spaces to be provided for car share vehicles and where they will be located on the project site. NIA D Micromobility Service Credits Points Requested: 0 Describe the micromobility service that will be available for use by employees/tenants and the level of service credits/subsidy. Indicate if all employees/tenants will have access to the service credits and how the program will be administered. NIA Carlsbad TDM Handbook IZI Real-Time Travel Information Points Requested: 1 Describe the proposed location of the resources and any other relevant information (i.e., range of the WiFi hotspot, location of real-time travel information screens or kiosk). Travel information and mobility options will be provided to employees on a daily basis on a travel information/ mobility option digital display. The information will be provided at the entrance common areas of the building or other suitable location. The travel information/mobility options digital display will provide real-time information on existing area bicycle lanes and on-site parking/repair station, transit stops/service/timetables, car/vanpool information, ride-matching services, micromobility options, and online resources or "apps" that may assist employee transportation planning. D Mobile On-site Amenities Points Requested: 0 Discuss the mobile on-site amenities that will be located at the development and explain how these offerings will mitigate trips rather than serve as trip-generators. Discuss discounts available to tenants. Provide a map showing the location of these amenities if applicable and discuss agreements between vendors and schedules. NIA Policies IZI TDM in Leases and Purchase Agreements Points Requested: 3 Applies to new developments only. Provide language that will be included in the lease that will allow for TDM supporting roles. The applicant shall establish requirements in leases that bind tenants to comply and support the current project TDM strategies. Specific requirements may include: • Identifying a liaison to the Transportation Coordinator • Agreeing to participate in transportation surveys or focus groups • Committing to distribute transportation materials (including new hire information), ridematching information, information about at least one citywide event/challenge, and any other mobility information shared by the property owner/manager. • Agreeing to communicate carpool/vanpool parking parameters and potential fines for infringement to employees • Agreeing to explore employer policies and programs that enable and incentivize employees to reduce their drive alone commuting. Carlsbad TDM Handbook D Non-Standard Vehicle Policies Points Requested: 0 Applies to new developments only. Describe the site's non-traditional vehicle management plan. This strategy may be implemented with the non-standard vehicle parking infrastructure strategy (micromobility/bicycleletc.). NIA Developer/Employer Programs D Mobility Services Incentives Budget Points Requested: 0 Include details of program including how the program will be administered. Indicate the total annual budget, describe what percentage of the worliforce will be eligible to participate, how the program will be marketed and how participation will be monitored. NIA ~ Ride-matching Services Points Requested: 1 Developer should discuss plans to create an internal ride-matching program. At a minimum, developer will promote existing ride-matching plaiform. The project shall promote existing ride-matching platforms such as the citywide ridematching program (vvww.carlsbadcommuter.org) and Waze Carpool through on-going outreach and the travel information/mobility options digital display. Carlsbad TDM Handbook ~ Guaranteed Ride Home (GRH) Services Points Requested: 1 Developer should discuss plans to create an internal GRH program. At a minimum, developer will promote existing services, such as SANDAG 's iCommute. The project shall promote existing Guaranteed Ride Home services such as SANDAG's iCommute program. ~ Marketing and Outreach Points Requested: 2 Include details of marketing and outreach efforts. The project will provide marketing and outreach to encourage employees to make sustainable travel choices. As part of these efforts, a travel information/mobility options bulletin board will be provided at the entrance common areas of each building or other suitable location. The travel information/mobility options bulletin board will provide a printed information including community map that shows area businesses/parks/community centers, information on existing area bicycle lanes and on-site parking/repair station, transit stops/service/timetables, car/vanpool information and on-site preferential parking, ride-matching services, micromobility options, and online resources or "apps" that may assist employee transportation planning. The Transportation Coordinator's (TC) contact information will also be provided. The project will also host an annual event for employees where they can learn about their travel options and interact with their neighbors and fellow employees, e.g. lunches, barbeques, food truck events, or movie nights. Employer Programs D Telework Program Points Requested: 0 Include information about the program, such as the infrastructure and policies that will be available to support teleworking, the anticipated percentage of employees that will be eligible and any limits or guidance on the number of days employees can telework per week or month. The number of points range based on the expected number of telework days and associated trip reductions (see handbook for further guidance). NIA Carlsbad TDM Handbook D Flexible/ Alternative Work Schedules Points Requested: 0 Include information about the program, such as the anticipated percentage of employees that will be eligible and any limits or guidance on the arrangements that are acceptable. NIA D Alternative Transportation Incentive Points Requested: 0 Include details of program including how the program will be administered. Indicate the total annual budget, describe what percentage of the worliforce will be eligible to participate, how the program will be marketed and how participation will be monitored. NIA D Commuter Tax Benefits Points Requested: 0 Include how the program will be marketed to employees. NIA Carlsbad TOM Handbook D Customized Travel Plans Points Requested: 0 Identify department/position that will be responsible for implementation. NIA Partnerships D Establish and Maintain Partnerships with Area Businesses Points Requested: 0 Identify partner business(es) or entities and the TDM resource(s) that will be provided through the partnership. Describe how costs will be shared. NIA D Establish and Maintain Partnerships with Private Vendors Points Requested: 0 Identify partner business(es) or entities and the TDM resource(s) that will be provided through the partnership. NIA DocuSign Envelope ID: 7 AB9D073-E724-480D-A0EB-23F246F92417 Carlsbad TDM Handbook Innovation D Innovation (Non-Infrastructure-Based) Points Requested: 0 Describe the strategy and discuss how it will lead to reduced single-occupancy vehicle trips to and from the site. NIA SECTION Ill: Implementation (New Developments Only) By signing below, developer agrees to inform the city of a sale and provide contact information for a new owner to ensure that the plan will continue throughout the life of the project. Name and Signature of Developer Representative or Designated Applicant: W-H Carlsbad Owner IX L.P Eric He fer -Authorized Re resentative (!_€ Printed Name Si ature 9/22/2021 Date '-------------------'--""------------'-------__J Carlsbad TDM Handbook SECTION IV: Monitoring By signing below, developer agrees to distribute commute surveys to employees every two years following the baseline survey conducted within 12 months of occupancy reaching 75 percent or within 18 months of initial occupancy, whichever occurs first. Alternatively, developer may provide a copy of the signed lease that stipulates that the employer tenant(s) will administer employee commute surveys on the same schedule. In addition, developer acknowledges the interim and final alternative mode share goals, listed below, that the development is required to achieve. Should the goals not be achieved, transportation coordinator agrees to work with the citywide program to identify and implement additional measures suitable to the project site. Present till 2025 25% 24% 2025 -2029 30% 26% ~ 2030-2034 35% 28% 2035 on 40% 30% --- DocuSign Envelope ID: 7 AB9D073-E724-480D-A0EB-23F246F92417 C cityof Carlsbad C a liforn i a Tier 2 and 3 TDM Plan Template for Non-Residential Projects SECTION V: Authorization Occupancy City of Carlsbad 1200 Carlsbad Village Dr. Carlsbad, CA 92008 By signing below, developer and transportation coordinator certify that the information provided in this document is complete and accurate. By signing this document, the transportation coordinator is committing to providing the strategies identified in this document and to participate in monitoring activities described in Section rv. Name and Signature of Developer Representative or Designated Applicant: W-H Carlsbad Owner IX L.P l =2=-~ Eric Hepfer -Authorized Representative ·-· ... Printed Name and Organization Signature Name and Signature of (Interim or Final) Transportation Coordinator: Benton Swift Hines Printed Name and Or anization OocuSlgned by: Si ature Name and Signature of City of Carlsbad Representative: I Printed Name I Si~ature 21 9/22/2021 tr--0 Date I'--- 9/22/2021 Date LINSCOTT, LAW & GREENSPAN, engineers ATTACHMENT A LLG Ref. 3-20-3332 Raceway Industrial !'J. H12·Repc.m·:n3;t TOM ,\11.i.chmenf~.doc ::lellan OJTI.Qf Ort·CrQ ' Telloln •·· Bicycl .. frifflclly roads -lltnJ1S11paved trails l ) -· /1~ti•A•• ~~_.:...-/ ~..:-~ ~--('J,..•· -- ,.~:-:#:--• .. ..' ( ... -.... · <e,£\- ~ ,1· -· #,~---- :·' ~\ :, \ ·' ' \ \._,\. ,_ ..... t,i "' ,.,-•" -::.. '>' i: .. \ ' ', ./ I .r 1 Ranoho Vallecilos ~ Mobile Home Park Y ---------,,::-~ I • Llonshead Avenue (Project Access #1) Eagle Drive (Project Access #2) _.,,)! _.- LINSCOTT, LAW & GREENSPAN, engineers ATTACHMENT 8 LLG Ref. 3-20-3332 Raceway Industrial