Appendix J
VMT Impact Analysis
www.IntersectingMetrics.com
PO Box 1956, La Mesa, CA 91944
November 28, 2023
David Shepherd
Director of Entitlements
Lennar Homes of California, LLC
16465 Via Esprillo, Suite 150
San Diego, CA 92127
Regarding: San Marcos Restaurant Row – VMT Impact Analysis
Dear Mr. Shepard,
The purpose of this letter is to evaluate and document the potential transportation impacts that may be associated with the proposed San Marcos Restaurant Row Redevelopment Project (Proposed Project), as outlined under the California Environmental Quality Act (CEQA) . Transportation related CEQA impacts were evaluated based on the methodologies and thresholds outlined in the City of San Marcos Transportation Impact Analysis Guidelines (TIAG), November 16, 2020.
Proposed Project
The Proposed Project will replace 63,484 square feet (SF) of existing restaurant uses with 202 multi-family dwelling units,10,400 SF of commercial retail uses, and a 1.1 acre park. The Proposed Project is located on the northwest corner of the West San Marcos Boulevard / Via Vera Cruz intersection, and will have four access points, two located on West San Marcos Boulevard (the existing western and eastern Restaurant Row driveways) and two others located on Via Vera Cruz (the existing norther n and southern Restaurant Row driveways). Figure 1 displays the Proposed Project’s location, while Figure 2 displays the Proposed Project site plan.
Table 1 displays the anticipated trip generation for the Proposed Project, as well as the trip credits that would be associated with the removal of the existing resultant uses. Trip Generation rates were derived from the SANDAG (Not so) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region, April 2002.
Table 1: Proposed Project Trip Generation
Land Use Units Trip Rate ADT
AM PM
% Trips In Out % Trips In Out
Multi-Family Units 202 DU 6/DU 1,212 8% 97 19 78 9% 110 77 33 Strip Commercial 10,400 SF 40/KSF 416 3% 13 8 5 9% 38 19 19 City Park 1.1 Acres 50/Acres 55 13% 9 5 4 9% 6 3 3
Project Total 1,683 118 31 87 153 99 54
Existing Uses
Restaurant (Quality) -63,484 SF 100/KSF -6,3481 1% -64 -38 -26 8% -508 -356 -152 Net Change -4,665 54 -7 61 -355 -257 -98
Note
1Driveway counts were conducted at the Proposed Project site on September 16, 2021, when some of the restaurant facilities were till operational. Driveway count worksheets and summary tables are provided in Attachment 1 . The driveway counts show that the existing uses generate 2,179 daily trips.
CARLSBAD
EL CAJON
ENCINITAS
POWAY
SANTEE
CHULA VISTA
ESCONDIDO
S.D. COUNTY
SAN MARCOS
VISTA
OCEANSIDE
SAN DIEGO
Julian
Barona
Central
Mountain
Alpine
Pala-Pauma
Mountain
Empire
North
Mountain
Bonsall
County
Islands
County
Islands
Crest-Dehesa
Fallbrook
Jamul-Dulzura
Lakeside
Otay
Pendleton-De
Luz
Ramona
San Dieguito
Spring
Valley
Sweetwater
Valle De Oro
Valley Center
North
County
Metro
North
County
Metro
8 8
15 15
15 5
5 5
805
56 78
67 94
76 163
94 78
52 75
54 15
125
78 79
76 78
W SAN MARCOS BL
GRAND AV
MCMAHR RD
S LAS POSAS RD
S BENT AV
VIA VERA CRUZ
LINDA VISTA DR
1 5
3 4
2 Specific Project Location
Project Location
Old California Restaurant Row
Figure 1
Project Location
¯
0 4.5 92.25
Miles
Project Location
As shown in Table 1, implementation of the Proposed Project is anticipated to result in a net decrease of 4,665 daily trips, a net increase of 54 AM peak hour trips, and a net decrease of 355 PM peak hour trips.
VMT Impact Analysis
Section 2.1.3 of the City’s TIAG, identifies the impact thresholds that should be applied to the different types of land development projects within the City. Since the Proposed Project will be replacing existing land uses, it is considered a redevelopment project; theref ore, the following impact threshold was applied to identify VMT related impacts:
Redevelopment Projects
Redevelopment Projects (Replaces Existing Uses) – As noted in Section 2.1.3.2 of the TIAG, p er CEQA, a redevelopment project that replaces existing uses and results in a net decrease in VMT can be presumed to have a less-than-significant transportation impact and would not require a detailed VMT analysis; a redevelopment project that replaces existing uses and results in a net increase in VMT will require a VMT analysis. This should be calculated by estimating the total VMT for the previous and proposed land uses using SANDAG trip generation rates and citywide average trip lengths from the California Household Travel Survey (CHTS). If a project replaces existing uses and the project leads to a net overall increase in VMT compared to the previous uses, then the appropriate metrics and thresholds should be applied to each proposed use. If the project is a mixed-use project, then internalization should be considered when estimating its total VMT and each component’s trip generation should be multiplied by its respective trip length; if the project results in a net increase in VMT, then each individual use should be analyzed under its respective threshold. In addition, the proposed land uses should be analyzed without incorporating a credit or reduction for the displacement of existing land uses at the project site.
Table 2 calculates the VMT the Proposed Project is anticipated to generate and compares it to the VMT generated by the current uses on the project site. This comparison reflects the net change in VMT on the project site.
Table 2: Change in VMT with the Proposed Project
Land Use Amount Rate1 ADT
Trip Length
(Miles)2 VMT
Multi-Family Residential 202 DUs 6 Trips/DU 1,212 6.39 7,745 Strip Retail 10,400 SF 40 Trips/KSF 416 5.39 2,242
Park 1.1 Acres 50 Trips/Acre 55 7.63 420
Total 1,683 10,407
Existing Uses
Restaurant (Quality) 63,484 SF 100 Trips/KSF 6,348 5.39 34,216 Net Change -4,665 -23,809
Notes:
1Source: SANDAG (Not so) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region, April 2002 2Source: California Household Travel Survey, as outlined in the City’ s TIAG.
Mobility Improvements
As part of the San Marcos Boulevard Multi -Way Complete Streets project, the Proposed Project will implement a continuous center median along the project frontage on West San Marcos Boulevard. This will eliminate the left-turn ingress and egress movements at the western project driveway. The Proposed Project will also move the existing northern curb line along West San Marcos Boulevard approximately 16 feet into the project site to accommodate the proposed multi-way roadway improvements. It should be noted that the proposed curbline adjustment will be to accommodate safety and multi -modal improvements and will be non-vehicular capacity enhancing. Finally, the Proposed Project will implement a raised curb along its frontage on West San Marcos Boulevard, which will separate the multi-way facility from the through travel lanes on San Marcos Boulevard.
As part of the Multi-Way improvements, the Proposed Project will reconstruct the existing sidewalk along its frontage. The new sidewalk will be constructed to City of San Marcos standards and will be compliant with American Disabilities Act (ADA) regulations. The Proposed Project will also maintain the existing Class II bike lane along San Marcos Boulevard. Based on the final Multi -Way design, the existing San Marcos Blvd & Via Vera Cruz bus stop, located on the northwest corner of the West San Marcos Boulevard / Via Vera Cruz intersection , may need to be moved slightly to the west. However; this change, if necessary, will not substantially change the bus stop spacing along the route and will have minimum to no impact on the route’s operations. The amenities at the bus stop will be replaced in kind to current conditions, if the stop is moved.
Conclusion
As shown in Table 2, the Proposed Project is projected to generate 2 3,809 miles of travel less than the existing Restaurant Row uses. Therefore, as per Section 2.1.3.2 of the City’s TIAG, the implementation of the Proposed Project would result in a less than significant transportation related impact.
Sincerely
Stephen Cook
[email protected]
Attachment 1
Driveway Counts
San Marcos Restaurant Row – Driveway County Summary
Driveway ADT
AM PM
In Out In Out
Western Driveway - West San Marcos Boulevard 802 41 11 50 26 Eastern Driveway - West San Marcos Boulevard 952 24 12 60 25 Northern Driveway - Via Vera Cruz 958 40 15 39 53
Mid Driveway - Via Vera Cruz 412 5 1 44 16
Southern Driveway - Via Vera Cruz 1,803 31 26 85 59
Total 4,927 141 65 278 179
Northern Driveway
Mid Driveway
Southern Driveway
Western Driveway Eastern Driveway
Project Site Boundary
Existing Building to be
Removed
Legend
West San Marcos Blvd
Via Vera Cruz
San Marcos Restaurant Row - Removed Trip Generation
Driveway1 ADT
AM PM
In Out In Out
Western Driveway - West San Marcos Boulevard 802 41 11 50 26 Eastern Driveway - West San Marcos Boulevard2 476 12 6 30 12 Southern Driveway - Via Vera Cruz1 901 15 13 42 29
Total 2,179 68 30 122 67
Notes:
1To be conservative, traffic from the Northern Via Vera Cruz and Mid Via Vera Cruz driveways were not assumed to be associated with the existing resultant uses that will be removed from the Proposed Project. 2To be conservative , it is a ssumed that only half of the se driveway volumes are associated with the resultant uses that will be removed with the Proposed Project . As shown below over 70% of the existing uses on site ill be removed with the proposed project.
Existing Uses on the Project Site:
• 63,484 SF of Restaurant (to be removed)
• 18,246 SF of Restaurant (to be maintained)
• 7,650 SF of Bank (to be maintained)