ATTACHMENT G
UDSP EIR 2025 ADDENDUM - APPENDIX I -
TRAFFIC MEMO
APPENDIX I
Traffic Memorandum
8451 Miralani Drive, Suite A • San Diego, CA 92126 • (858) 560-4911 1 ATTN:
CC:
Gary Levitt
Sea Breeze Properties
5550 Carmel Mountain Rd #204
San Diego, CA 92130
Darren Levitt
E-Mail:
▼[email protected]
FROM: Andrew P. Schlaefli, PE. CEO TOTAL PAGES (Including Cover): 2 + 6 attachments
DATE: September 4, 2025 TIME: 5:10:17 PM JOB NUMBER: 000224 SUBJECT: Traffic Generation Re Cube Smart Self-Storage and Hampton Inn Boundary Adjustments
Confidential Communications
This transmittal is intended for the recipient named above. Unless otherwise 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.
The existing self-storage located in the University District Specific Plan area is proposed to be relocated from its current location fronting Carmel Street between Campus Way and Industrial Street to a new project site approximately 1,260 feet to the east. Both self-storage sites are accessed from Carmel Street. Attachment A
shows the proposed site relocation along Carmel Street.
I
n addition to the relocation and slight enlargement of Cube Smart the University District Specific Plan boundary is proposed to be changed as shown on Attachment B. The existing Hampton Inn site is proposed to be removed from the Heart of the City Specific Plan and added to the University District Specific Plan. The south right of way line of Carmel Street will become the new University District Specific Plan boundary.
I
n 2025, the Specific Plan was formally amended to include the existing 69-room Hampton Inn, which was originally developed under the Heart of the City Specific Plan. This increases the hotel room count from 250 to 319. However this change merely transfers trips to the University District which was already analyzed under a different plan. The existing traffic from the Hampton Inn was part of the background existing conditions and taken into account as part of the transportation analysis completed for the UDSP. Even if the 690 trips from the existing hotel are added to the total project trips, it increases the total to 54,040 which still falls well under what was assumed in the May 19, 2022 Local Transportation Analysis.
By removing the Hampton Inn site from the Heart of the City Plan, the land use description also changes. In the Heart of the City Plan the site is identified as Specific Plan business park. For the University District Specific Plan the site will become University District Specific Plan (UDSP) commercial retail core (mixed-use building A or Commercial Building.
MEMO URBAN SYSTEMS ASSOCIATES, INC.
PLANNING & TRAFFIC ENGINEERING, MARKETING & PROJECT SUPPORT
CONSULTANTS TO INDUSTRY AND GOVERNMENT
© Urban Systems Associates, Inc.
September 4, 2025
8451 Miralani Drive, Suite A • San Diego, CA 92126 • (858) 560-4911 2 The new larger Block 1 which will include the Hampton Inn site also will include a market along with office and commercial uses. Attachment C provides an updated traffic generation table for all of Block 1. As shown, the May 19, 2022 LTA showed a total traffic generation for Block 1 of 10,680 daily trips. The new proposed Block 1 project (with the Hampton Inn site added) shows the proposed uses which include a possible Hampton Inn addition of 44 rooms but a reduced size market and reduced office and retail uses. As shown the new Block 1 plan generates only 3,580 ADT. This represents a reduction of 66.4% in traffic from what was previously evaluated and approved by the City Council in the approved LTA. Attachment D shows the traffic generation for the proposed and existing self-storage projects.
In addition, the entire Specific Plan area totals are shown in Attachment E. As shown, the 2022 LTA generated 58,517 ADT. The Specific Plan 54,720 and the development entitled through June 2025 generates 22,876. The lower table of Attachment E shows the basis for determining the June 2025 entitled ADT. Entitlements through June 2025 represent only 39% of the total approved by the City council in the University District Specific Plan. As also shown at the bottom of table E, with development of entitled projects plus Block 1 (as now proposed) and Cube Smart a total of 45% of the Specific Plan 2022 LTA approved traffic will be used or entitled.
All traffic from the Hampton Inn site has previously been considered as a part of existing traffic in the previous University District Specific Plan update. Therefor, no new impacts are expected as a result of the boundary change or land use change on Block 1 or the relocation of the Cube Smart facility. The change in land use for Block 1 represents a significant reduction in traffic generation and the 20 new trips from Cube Smart fall far below the traffic assumed in the LTA. Also it should be noted that all off site traffic facilities have now been built, assured or deemed not necessary. Facilities deemed not necessary include the west side bridge over SR-78 and added west to south left turn at the intersection of San Marcos Boulevard and Twin Oaks Valley Road. The facilities were deemed not necessary by the City based on the reduction of approximately 100,000 trips generated by the University District, Kaiser Hospital, Fenton, and the Creekside District.
Based on SANDAG traffic generation rates, self-storage land use generates two (2) trips per 1,000 square feet of rentable space. The proposed project has 88,350 square feet of rentable space and the existing self-storage facility has 78,000 square feet of rentable space. As shown in Attachment F, the proposed relocation will result in 20 additional ADT with 2 new trips in both the AM and PM peak hours. The 20 new ADT generated by this project is within the traffic generation thresholds of the University District Specific Plan. In addition, all off-site improvements required in the University District Specific Plan EIR have been constructed or assured; this project does not trigger any new improvement requirements.
The proposed self-storage project location has primary access along a straight section of Carmel Street as shown on Attachment E. The site provides two-way on-site circulation around the proposed buildings. The circulation, loading areas, and parking spaces are also shown in Attachment G.
Tenants at the existing Cube Smart location will be given a 1 year period to either vacate the existing facility or relocate to the new facility. During this one year period, the new facility will begin leasing to new tenants after a certificate of occupancy is issued. During this 1 year overlap period, at no time with the total occupied units of both the existing and proposed facilities exceed the total square footage of the proposed facility. This will prevent daily trips from exceeding the 176 daily trips estimated for the proposed project.
Please let us know if you have any questions or you need any additional information for the proposed project.
8451 Miralani Drive, Suite A • San Diego, CA 92126 • (858) 560-4911 3 Attachment A
Relocation of the Cube Smart Facility Approximately 1000’ East URBAN SYSTEMS ASSOCIATES, INC.
PLANNING & TRAFFIC ENGINEERING, MARKETING & PROJECT SUPPORT
CONSULTANTS TO INDUSTRY AND GOVERNMENT
© Urban Systems Associates, Inc.
September 4, 2025
8451 Miralani Drive, Suite A • San Diego, CA 92126 • (858) 560-4911 4 Attachment B
Hampton Inn site removal
from Heart of the City
S.P. and addition to the
University District S.P.
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© Urban Systems Associates, Inc.
September 4, 2025
8451 Miralani Drive, Suite A • San Diego, CA 92126 • (858) 560-4911 5 Use Size Rate ADT
Market 39,000 S.F. 120/KSF 4,680
Specialty Retail/ Stip Commercial 50,000 S.F. 40/KSF 2,000 Office 200,000 S.F. 20/KSF 4,000
10,680
Market 12,500 S.F. 120/KSF 1,500
Speciality Retail/Strip Commercial 16,000 S.F. 40/KSF 640 Office 50,000 S.F. 20/KSF 1,000
Hotel 44 Rooms 10/Room 440
3,580
Reduction/Change = 7,100 ADT or 66.4%
Block 1 Traffic Generation
Approved Traffic Study
Total
Proposed Project Block 1
Source: Table 3.1 University District Local Trasportation Analysis May 19, 2022, page 42-44
Total
Attachment C
© Urban Systems Associates, Inc.
September 4, 2025
8451 Miralani Drive, Suite A • San Diego, CA 92126 • (858) 560-4911 6 Peak%* Vol. In % In O ut Peak%* Vol. In % In O ut
Rental Storage 88.35 /KSF 2 /KSF 176 6% 10 50% : 50% 5 5 9% 16 50% : 50% 8 8 E xisting Storage 78 /KSF 2 /KSF 156 6% 8 50% : 50% 4 4 9% 14 50% : 50% 7 7 20 +2 +1 +1 +2 +1 +1
Source:
Note:
ADT= Average Daily Trips
KSF = 1,000 Square Feet
*Rates are used taken from SANDAG "(Not so) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region", April 2002.
Total
TRIP GENERATION
Land Use Intensity Rate* ADT
AM PM
O ut%O ut%
Attachment D
I I
© Urban Systems Associates, Inc.
September 4, 2025
8451 Miralani Drive, Suite A • San Diego, CA 92126 • (858) 560-4911 7 West Side East Side Total Project West Side East Side Total Project West Side East Side Total Project Residential (units) 1,460 1,940 3,400 1,460 1,140 2,600 425 1,291 1,716 Student Housing (units) 0 800 800 0 211 211
Specialty Retail/Strip Commercial (KSF) 20 187 207 40 305 345 0 123 123 Hotel (rooms) 0 170 170 120 130 250
Corporate Headquarters (KSF) 620 450 1,070
Medical Office (KSF) 150 0 150 150 50 200
Standard Commercial Office (KSF) 0 537 537 300 620 920 0 233 233 Market (KSF) 0 39 39 0 39 39 0 25 25
PIMA Medical Students (students) 0 600 600
Civic/Community (KSF) 5 0 5
Storage Facility
Total ADT
Note: The 2022 Specific Plan base residential density is exceeded due to the provision of affordable housing units in compliance with California Government Code Section 65915-65918.
Land Use 2022 LTA 2022 Specific Plan Entitled as of June 2025 58,517 54,710 22,876
Land Use Amount Rate ADT
Residential (units) 1,716 6 10,296
Student Housing (units) 211 0* -
Specialty Retail/Strip Commerical (KSF) 123 40 4,920
Standard Commerical Office (KSF) 233 20 4,660
Market (KSF) 25 120 3,000
22,876 Total ADT
*Student units are accounted for in the Cal State San Marcos Specific Plan but located in the University District Specific Plan area. Therefore, a rate of zero (0) was applied to avoid double counting traffic. 22,876
58,517 = 39% of ADT has been entitled from Specific Plan LTA (2022) 26,476
58,517
22,876 + 3,580 + 20 =
(Entitled + Block 1 + Cube Smart)
= 45% of ADT will be entitled from Specific Plan LTA (2022) with this project
Attachment E
8451 Miralani Drive, Suite A • San Diego, CA 92126 • (858) 560-4911 8 Attachment F
Project Access
Access drive
Carmel Street
URBAN SYSTEMS ASSOCIATES, INC.
PLA NNING & TRAFFIC ENGINEER/NG , MARKETING & PROJECT SUPPORT
CONSULTANTS TO INDUSTRY AND GOVERNMENT
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