DPW:420-82\kn\H:\Eng Services\Traffic\Traffic Parking Studies\Traffic Memo CDD Development\DP 22-70269 86 Long Court.docx Table 2
Trip Generation - Proposed Project
ITE Land Use Number and
Type of Use
Number of
Square Feet
PM Peak Hour
Rate per KSF Trips
220 Multi-Family Housing (Low
Rise) Not Close to Rail Transit 73 .56 41
Table 3 summarizes the net increase in P.M. peak hour trips tha t the proposed project will generate. The calculation subtracts the trips estimated for the proposed project from the previous office land use. As a result, the net result is 12 new P.M. peak hour trips estimated to be generated by the 73 dwelling unit apartment com plex after applying trip credits for the existing land use.
Table 3
Net Increase in Trip Generation
ITE Land Use Number and Type of Use PM Peak Hour Trips
Existing 20,248 SF Office Land Use 29
Proposed 73 Dwelling Unit Apartment 41
Net Increase in Trips 12
Stan
dard City practice for requiring a Traffic Impact Study and City Policy for requiring a Vehicle Miles Traveled (VMT) analysis is when a project is expe cted to generate an additional 100 PM trips over the current land use. Since the proposed project net increase in PM Peak hour trips is 12 trips, both a traffic impact study and a VMT analysis is not required.
________________________
Kathy Naoum
Transportation Planner
Kathleen Naoum
Digitally signed by Kathleen Naoum
DN: C=US, [email protected],
O=City of Thousand Oaks, OU=City
of Thousand Oaks, CN=Kathleen
Naoum
Date: 2022.07.11 14:23:48-07'00'
City of Thousand Oaks
Administrative Policies and Procedures
SUBJECT:
Vehicle Miles Traveled (VMT) Analysis for
CEQA Compliance
APP NO.:
12-14.009
Submission Date:
June 29, 2020
Revision Dates:
AUTHORITY:
City Manager
Adoption/Approval Date:
July 1, 2020
Revision Dates:
DEPARTMENT: DPW and CDD
PURPOSE:
Establish an interim Citywide policy using Vehicle Miles Traveled (VMT) as the metric to measure transportation impacts from proposed development projects on a case by case basis pursuant to Government Code 15064 (b) (2) in conformance w ith the California Environmental Quality Act (CEQA) and in compliance with Senate Bill (SB) 743.
BACKGROUND:
1. Senate Bill (SB) 743 amended the California Environmental Quali ty Act (CEQA) in 2013 with the intent to “more appropriately balance the needs of con gestion management with statewide goals related to infill development, promotion of public health through active transportation, and reduction of greenhou se gas emissions ”.
According to the St ate legislature: “New methodologies under the California Environmental Quality Act were needed for evaluating transportation impacts that are better able to promote the State’s goals of reducing greenhouse gas emissions and traffic-related air pollution, promoting the development of a multimodal transportation system, and providing clean, efficient access to destinations.”
2. SB 743 required the Governor’s Office of Planning and Research (OPR) to identify new metrics for identifying and mitigating transportation impac ts within CEQA. For land use development projects, OPR identified Vehicle Miles Tra veled (VMT) per capita, VMT per employee, and net VMT as new metrics for transp ortation analysis.
For transportation projects, lead agencies for roadway capacity projects have discretion, consistent with CEQA and planning requirements, to choose which metric to use to evaluate transportation impacts.
POLICY:
1. This interim Administrative Policy will serve as a guideline for application of the VMT metric for CEQA transportation analysis as directed by SB 743. This policy will remain in effect until the Thousand Oaks General Plan (“General Plan”) update or other action by the City Council adopts a permanent VMT policy.
2. Government Code Section 15064.3 (“Determining the Significance of Transportation Impacts”), subsection (b) (“Criteria for Analyzing Transportation Impacts ”), part (4) (“Methodology”) gives a lead agency the discretion to choose the most appropriate methodology to evaluate a project’s vehicle miles traveled, inc luding whether to express the change in absolute terms, per capita, per household or in any other measure. Further, Government Code Section 15064.3(b)(4) states: “A lead agency may use models to estimate a pr oject’s vehicle miles traveled, and may revise those estimates to reflect professional judgment based on substantial evidence. Any assumptions used to estimate vehicle miles traveled and any rev isions to model outputs should be documented and explained in the environmental document prepared for the project. The standard of adequacy in Section 15151 shall apply to the analysis described in this section.”
3. The thresholds of significance used to measure VMT will be determined on a case by case basis as specified in CEQA Government Code Section 15064.7(b) which states “Lead agencies may also use thresholds on a case-by-case basis a s provided in Section 15064(b)(2)”, which further states “Thresholds of significance, as defined in Section 15064.7(a), may assist lead agencies in determining whe ther a project may cause a significant impact. When using a threshold, the lead ag ency should briefly explain how compliance with the threshold means that the projec t's impacts are less than significant.”
Department Procedures
1. The Community Development Department (CDD), on behalf of the City of Thousand Oaks, will be the lead agency for all private land use entitlements requiring CEQA analysis and in coordination with the Public Works Department (PWD) facilitate the VMT screening and further project analysis as part of environmental document preparation.
2. Once there is a determination to conduct a Traffic Impact An alysis (TIA), the Public Works Department with take the lead in contract coordination with a traffic consultant and facilitate the technical aspects of the TIA with the Community Development Department and applicant.
3. The Public Works Department (PWD) will be the lead agency fo r all Capital Projects requiring a CEQA analysis and coordinate review of TIAs with CDD as part of environmental document preparation.
Project Screening
Any project subject to CEQA review, that is not determined to b e exempt per the State CEQA Guidelines, will require an initial screening to determine if the project warrants further transportation assessment. A project will be determine d to have a less than significant impact, and no further transportation impact analysis will be required, if it meets either of the following screening criteria:
1. Trip Generation: Any project that generates less than 100 P.M. peak hour trips based on the ITE 10th Edition Trip Generation Manual or most current edition published at the time the project application is submitted.
2. Low VMT Area: This criteria includes a map-based approach. Different sections of the City display different VMT characteristics based on land use and other factors. Areas where the General Plan favors intensification of development ar e generally areas of low average VMT. The following methodology shall be used for determining if a project meets the map-based screening threshold:
a. The proposed project must be consistent with the General Plan designation and zoning.
b. The Ventura County Transportation Commission (VCTC) has prod uced a countywide model for VMT and will provides maps to member agenc ies when available. The PWD will obtain and maintain the most curr ent map for the purpose of this interim policy.
c. For projects located in low VMT areas, the applicant must demonstrate that the project will result in a similar level of VMT as the surrou nding land use within the Transportation Analysis Zone (TAZ), as shown on the best available map approved by CDD and PWD staff for project analysis. Where the project site is on the boundary of another TAZ, the same lo w VMT as the TAZ the project site is located must be determined. The VMT methodology may use VMT per capita, per employee, or net VMT as allowed by the Government Code.
Projects that do not meet these criteria will require a Traffic Impact Analysis (TIA) to determine the project’s environmental impact.
Traffic Impact Analysis (TIA)
Projects not screened as Less Than Significant transportation i mpacts based on the screening criteria would be required to undergo a CEQA Transportation Impact Analysis (TIA). The Travel Demand Model will be used to determine the pr oject’s VMT. The VMT will be presented as VMT per capita for residential projects an d VMT per employee for employment projects (retail, office, industrial). Project VMT m ay be determined through new model runs or by using the VMT per capita and per employee for the current land uses in the model TAZ that would contain the proposed project.
A TIA must identify the existing condition of pedestrian, bicycle, transit and vehicular transportation systems and facilities that would serve, or may be affected by, the proposed Project. Further analysis of site design and access, neighborhood traffic issues, local transportation safety and other area transportation issue s may also be studied as directed by the Public Works Department.
Mitigation Measures
If a significant transportation impact is identified for a project, mitigation measures and an implementation plan will be required to reduce impacts to a Les s Than Significant level.
Some options include provision of on-site transportation infras tructure, on-site transportation demand management, off-site infrastructure impro vements, including roadway improvements which may also include active transportati on and multimodal infrastructure, or off-site multimodal improvements.
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Agenda Related Items
Meeting of March 27, 2023
THOUSAND OAKS
PLANNING COMMISSION
Supplemental
Information
Packet 1
March 27, 2023
Americans with Disabilities Act (ADA):
In compliance with the ADA, if you need special assistance to participate in this meeting or other services in conjunction with this meeting, please contact the Community Development Department at (805) 449-2500.
Upon request, the agenda and documents in this agenda packet, can be made available in appropriate alternative formats to persons with a disability. Notification at least 48 hours prior to the meeting or time when services are needed will assist City staff in assuring reasonable arrangements can be made to provide accessibility to the meeting or service.
Supplemental Information:
Any agenda related public documents received and distributed to a majority of the Planning Commission after the Agenda Packet is printed are included in Supplemental Packets. Supplemental Packets are produced as needed, typically they are distributed on the Thursday or Friday preceding the Planning Commission meeting and/or on Monday before the meeting. Supplemental Packets produced on Thursday or Friday are available for public inspection in the Community Development Department, 2100 E. Thousand Oaks Boulevard, during normal business hours (main location pursuant to the Brown Act, G.C. 54957.5(2). All Supplemental Packets are available for public review at the Planning Commission on the City's website www.toaks.org.
To: Planning Commission
From: Stephen Kearns, Planning Division Manager
Date: March 27, 2023
Subject: Regarding Item 07A - General Plan Amendment 2021-70182-LU, Development Permit 2022-70269-DP, Protected Tree Permit 2022- 70535-PTP, Development Agreement 2022-70822-DAGR; SJG Long Investment – Supplemental Traffic Impact/Trip Generation Analysis Memorandum from the Public Works Department and Additional Public Correspondence
The following attached memorandum from the Public Works Department outlines Supplemental Impact/Trip Generation Analysis.
The second attachment contains public correspondence that arrived after the printing of the Agenda Packet.
Thank You.
cdd:600-60\420-780\ns\H:COMMON\Planning Commission\Agenda Packet\2023\2023-03-27\Long Ct\Long Ct 2022-70269 Supplemental 1docx\pz[FILE ID: 2022-70822-DAGR)
`
TO: Justine Kendall, Associate Planner
FROM: Mark Anthony Bueno, Associate Engineer
DATE: March 27, 2023
SUBJECT: DP 2022-70269 86 Long Court
Supplemental Traffic Impact/Trip Generation Analysis
This Supplemental Traffic Impact/Trip Generation Analysis (date d March 27, 2023) supersedes the prior Traffic Impact/Trip Generation Analysis pr epared for the project dated July 11, 2022. This supplemental analysis was prepared based on revisions to the estimated apartment trip generation in Tables 2 and 3 of the pr ior analysis. The prior analysis utilized the Multi-Family Housing trip rate from the 1 0th Edition Trip Generation Manual, published by the Institute of Transportation Engineers (ITE). However, the current 11th Edition ITE trip rate for Multi-Family Housing should have bee n utilized. It should be noted that the existing General Office trip rate in T able 1 of the prior analysis utilized the 11 th Edition ITE Trip Generation Manual and remains the same in thi s supplemental analysis herein.
The proposed project is located at 86 Long Court and would demolish the existing 20,248 square feet of commercial office use to construct a 73-unit apa rtment building. This supplemental analysis summarizes the net trip generation estimate for the site based on this development proposal.
Trip Generation
The site’s existing and proposed trip generation estimates were derived from the 11 th
Edition Trip Generation Manual published by ITE. For this analy sis, the P.M. peak hour trip generation rates are presented since the City current admi nistrative policy (Vehicle Miles Traveled (VMT) Analysis for CEQA Compliance) for requiring traffic impact studies or Vehicle Miles Traveled analysis considers the trips generate d during the P.M. peak hour. A copy of the administrative policy is attached to the memo.
Existing Trip Generation
Table 1 summarizes the estimated number of P.M. peak hour trips generated by the existing use, which closed in 2021. There were 29 P.M. peak hour trips generated by the previous office use.
DP 2022-70269 86 Long Court
March 27, 2023
h:\common\engineering services\traffic\traffic and parking stud ies\traffic memo cdd development projects\dp 22-70269_86 long court_supplemental memo.docx
Table 1
Trip Generation - Existing Land Use
ITE Land Use Number and
Type of Use
Number of
Square Feet
PM Peak Hour
Rate per KSF Trips
710 General Office 20,248 1.44 29
Table 2 summarizes the estimated trips for the proposed 73 dwel ling unit apartment building. According to the ITE trip rates, the project is estimated to generate 37 trips during the P.M. peak hour.
Table 2
Trip Generation - Proposed Project
ITE Land Use Number and
Type of Use
Number of
Dwelling Units
PM Peak Hour
Rate per Unit Trips
220 Multi-Family Housing (Low
Rise) Not Close to Rail Transit 73 .51 37
Table 3 summarizes the net increase in P.M. peak hour trips tha t the proposed project will generate. The calculation subtracts the trips estimated fo r the proposed project from the previous office land use. As a result, 8 net new P.M. peak hour trips are estimated to be generated by the 73 dwelling unit apartment complex after applying trip credits for the existing land use.
Table 3
Net Increase in Trip Generation
ITE Land Use Number and Type of Use PM Peak Hour Trips
Existing 20,248 SF Office Land Use 29
Proposed 73 Dwelling Unit Apartment 37
Net Increase in Trips 8
Standard City practice for requiring a Traffic Impact Study and City Policy for requiring a Vehicle Miles Traveled (VMT) analysis is when a project is expe cted to generate an additional 100 PM trips over the current land use. Since the proposed project net increase in PM Peak hour trips is 8 trips, both a traffic impact study a nd a VMT analysis is not required.
________________________
Mark Anthony Bueno, PE
Associate Engineer
Mark Bueno
Digitally signed by Mark Bueno
DN: C=US, [email protected], O=City of
Thousand Oaks, OU=Engineering Services
Division, CN=Mark Bueno
Date: 2023.03.27 08:04:01-07'00'
1 Lori Goor
From: Community Development Department
Sent: Friday, March 24, 2023 1:25 PM
To: Lori Goor
Cc: Stephen Kearns; Justine Kendall
Subject: FW: Comment Letter - Item 7A (Long Court Prescreen) - Support Attachments: Long Court Prescreen - Support.pdf
Please add to the Supplemental.
From: Adam Haverstock <[email protected]>
Sent: Friday, March 24, 2023 1:21 PM
To: Community Development Department <[email protected]> Cc: Danielle Borja <[email protected]>
Subject: Comment Letter ‐ Item 7A (Long Court Prescreen) ‐ Support
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.
Hello,
Please see the attached comment letter from President/CEO Danielle Borja on behalf of the Greater Conejo Valley Chamber of Commerce in support of item 7A on Monday's Planning Commission meeting agenda.
Please let me know if you have any questions.
Thank you,
Adam
‐‐
Adam Haverstock
Director of Government Affairs & Tourism
Greater Conejo Valley Chamber of Commerce
Helping Businesses Succeed and Conejo Valley Thrive!
805‐370‐0035 | [email protected]
2023 BOARD OF DIRECTORS
EXECUTIVE COMMITTEE
Ed Sahakian
Chair of the Board
Ventura County Credit Union
David Barnett
Chair Elect
Hyatt Regency Westlake
Jill Haney
Chair Emeritus
Montecito Bank & Trust
Eva Gomez
Treasurer
California State University Channel Islands
Matt Midura
Secretary
Good Cause Marketing Partners
Darla Everett
Director-at-Large
Amgen
Dianne Mckay
Director-at-Large
Mustang Marketing
Lisa Safaeinili
Director-at-Large
Westminster Free Clinic
Danielle Borja
President / CEO
Greater Conejo Valley Chamber of Commerce
DIRECTORS
Debbie Adrian
Warner Pacific Insurance Services
Leanne Alva
Connect Escrow, Inc.
Maria Camacho
Los Angeles Rams
Tom Cohen
Cohen Land Use Law
Marja Cross
Janss Marketplace
Jake Demirchyan
Caruso
Elizabeth Dritz
Takeda
Mike Dutra
Candu Graphics
Kinsie Flame
Jacob Flame’s Tang Soo Do University
Rick Gibson
Pepperdine University
Rondi Guthrie
Athens Services
Vikas Kaushik
TechAhead
William Koehler
Law Offices of William D. Koehler
Amie Krause
Atara Biotherapeutics
Ruben Maciel
The SL Group
Andrea McClellan
Boy Scouts of America -Ventura County Council
Michelle Menzel
GreatWay Roofing
Lucia Minaya
The Oaks Shopping Center
Mark Ortgies
Southern California Orthopedic Institute
Rudy Pereira
Premier America Credit Union
Niki Richardson
TOArts
Ryan Van Ommeren
California Lutheran University
600 Hampshire Road # 200 • Westlake Village, CA 91361
T: (805) 370-0035 • F: (805) 370-1083 • conejochamber.org
3/28/2023
1 88 Long Court
Apartments
88 Long Court
(APN): 669-0-202-260
Planning Commission
March 27, 2023
1 2
3/28/2023
2 Request
1 1. Find that the project qualifies for a
Categorical Exemption under the California
Environmental Quality Act (CEQA).
2. Approve the following applications for
construction of a multi-family residential
project and associated landscape, hardscape,
and grading located at 88 Long Court:
Request - continued
General Plan Amendment (LU) No. 2021-70182: Conditionally assign the permanent allocation of 54 dwelling units of citywide Measure E capacity to the project site, which is located within the Thousand Oaks Boulevard Specific Plan (SP 20);
Development Permit (DP) No. 2022-70269: T o allow the demolition of the existing commercial-off development and the construction of a 73-unit apartment project with a density bonus, including eight (8) affordable units and three (3) live/work units, consisting of one building and a basement parking structure.
Protected T ree Permit (PTP) No. 2022-70535: T o allow the removal of one (1) coast live oak (Quercus agrifolia) and three (3) California sycamore (Platanus racemosa) trees; and encroachment within the protected zones of twenty-two (22) oak and two (2) California sycamore trees; and Development Agreement (DAGR) No. 2022-70822: T o specify public and private benefits, party responsibilities, and other terms related to the proposal, including allocation of 54 units of citywide residential capacity to the project.
2 3
4 3/28/2023
3 Site and Setting
Physical Site:
• 1.8-acre parcel;
• Existing: 20,300 sf, 27 ft tall
commercial office;
• Slope upwards north to
south.
3 Perspective from above looking north
101 Freeway
Site and Setting
Setting:
• Specific Plan 20
• GP: Commercial/Residential
• Surrounding uses:
• Commercial
• Medical
• Vacant
• Assisted living
4Perspective from TOB looking south
Assisted Living Facility
Medical
CommercialCommercial
Commercial
Medical
5 6
3/28/2023
4 Background – Application History
2021, April 27th
• Residential Capacity Allocation (2021-70181-RCA) approved and • General Plan Amendment (2021-70182-LU) was initiated by City Council 2021, October 28th
• Pre-Application (2021-71034-PAR) was submitted.
2022, March 21st
• Applicant began submitting formal applications.
5 PROJECT DESCRIPTION AND EVALUATION
6 Building Form and Style
• 73 Multifamily Units
• 34’ avg height, 50’ max height
• 3 stories above basement garage
• Mid-Century Modern and
Contemporary styles
7 8
3/28/2023
5 PROJECT DESCRIPTION AND EVALUATION – Form and Style
7Perspective looking east from northwest corner
PROJECT DESCRIPTION AND EVALUATION – Form and Style
8Perspective looking southwest from northeast corner
9 10
3/28/2023
6 PROJECT DESCRIPTION AND EVALUATION – Height
9 PROJECT DESCRIPTION AND EVALUATION – Setbacks
10 REAR
(LONG CT)
FRONT
(MOODY CT)
11 12
3/28/2023
7 PROJECT DESCRIPTION AND EVALUATION – Setbacks
11 SP 20 Setback Requirements
Yard Adjacent
Street/ Use Required Provided Third
Floor
Front
(West) Long Court
8’ sidewalk +
10’ landscaped yard+
avg. 10’ at third floor
11’ 8” (with 5’ sidewalk)
Waiver Requested
Avg.
10’
Rear
(East) Moody Court
8’ sidewalk +
10’ yard +
avg. 10’ at third floor
10’ (with 8’ sidewalk) Avg.
10’
Side
(North) Daycare/Vacant 4’ 54’ (at daycare) N/A
Side
(South) Office 4’ 67’ 9” N/A
PROJECT DESCRIPTION AND EVALUATION – T rash Enclosures
12 (LONG CT) (MOODY CT)
Basement Level
13 14
3/28/2023
8 PROJECT DESCRIPTION AND EVALUATION – Unit Mix
13 Unit Type Number of Units Percentage of
Total Units Affordable Units Average Sq. Ft.
Live/Work 3 4.1% 0 1,300
1‐Bedroom 31 42.5% 3 (+1 per DA) 697
2‐Bedroom 39 53.4% 3 (+1 per DA) 1,018
TOTAL 73 6 (8 per DA) 893
Perspective looking south from northwest corner
PROJECT DESCRIPTION AND EVALUATION – Unit Mix
14 15
16 3/28/2023
9 PROJECT DESCRIPTION AND EVALUATION – Unit Mix
DENSITY BONUS FORMULA:
1.8 net acres x 30 dwelling units per acre = 54 base density units • (6 very-low-income restricted units , rounded up = 11% of 54) • (11% very-low-income restricted units = 35% density bonus per state law) 54 base density units*.35, rounded up = 19 bonus units
54 base density units + 19 bonus units
= 73 Total Units
DENSITY BONUS BENEFITS TO APPLICANT:
Additional Units
Concessions (2)
Waivers (4)
Parking Reduction
15 Perspective looking northeast from southwest corner
PROJECT DESCRIPTION AND EVALUATION - Access
16 Street‐Access Patios
17 18
3/28/2023
10 17
Parking Categories Parking Ratio # of Units Parking
Required
Parking
Provided
1 Bedroom 1.25 space/unit 31 38.75
2 Bedroom 1.75 spaces/unit 42 73.5
Total 112.25 126
PROJECT DESCRIPTION AND EVALUATION – Parking
Required Parking Per Specific Plan 20:
PROJECT DESCRIPTION AND EVALUATION - Landscaping
18 Landscaped
Area
Requirement
Project-Specific
Requirement
Landscaped
Area
Provided
10% of Paved
Area
17,166 S.F. Paved Area
*0.1 =
1,716.6 S.F.
2,614 S.F.25 S.F. per
compact space
25 S.F. x 18 spaces =
450 S.F.
Total 2,167 S.F.
19 20
3/28/2023
11 PROJECT DESCRIPTION AND EVALUATION – Amenities and Open Space 19 Project Features
• Pool
• BBQ Areas
• Rooftop Decks
• Play Area
• Parklet with walkway
• Three indoor amenity spaces
• Coworking
• Gym
• Clubhouse
• Basement Storage
• Bike Storage
PROJECT DESCRIPTION AND EVALUATION – Amenities and Open Space 20 21
22 3/28/2023
12 PROTECTED TREE PERMIT
21 Protected Trees
• 30 Total Protected Trees
• 2 Protected in Place
• 4 Removals (1 Oak, 3 Sycamore)
• 24 Encroachments (22 Oak, 2 Sycamore)
• 12 Replacement Trees Required (3 Oak, 9 Sycamore)
• 9 Replacement Trees Provided On-Site (3 Oak, 6 Sycamore) • In-Lieu Fee for Remaining Replacement Trees Required (~$15k)
PROTECTED TREE PERMIT - CONTINUED
22 Removal
Areas
23 24
3/28/2023
13 DEVELOPMENT AGREEMENT
23 Benefits to City
• 2 Affordable Units in the Moderate-
Income range
o (120 percent of Ventura County
median income);
• 70 year affordability Covenant
• Electric Vehicle Chargers beyond
Code
• Sidewalk Easement
Benefits to Applicant
• Measure E Unit Allocation
• Defer fee payment for 24-30 months
EDITS TO THE RESOLUTION
30 • Delete Condition No. 24
• Edit Condition No. 87 to the following:
• Edit Condition No. 111 to the following:
25 26
3/28/2023
14 1. Find that the project is Categorically
Exempt from the California Environmental
Quality Act (CEQA) Guidelines pursuant to
Class 32 Section 15332 In-Fill Development
Projects and Section 15061(b)(3) Common
Sense Exemption; and
2. Approve Development Permit 2022-70269-
DP , General Plan Amendment 2021-70182-
LU, and Protected Tree Permit 2022-70626-
PTP; and adopt an Ordinance approving
Development Agreement 2022-70822-
DAGR.
Recommendation
31 Adopt a Resolution recommending that City Council:
27 28