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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. C 1G 7/6/17 Oakmont of Carlsbad Assisted Care, Carlsbad, CA Page 2 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. CT(; 7/6/17 Oakmont of Carlsbad Assisted Care, Carlsbad, CA Page 3 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 C rG 7/6/17 Oakmont of Carlsbad Assisted Care, Carlsbad, CA Page 4 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. CIG 7/6/17 Oakmont of Carlsbad Assisted Care, Carlsbad, CA Page 5 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