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HomeMy WebLinkAboutPreliminary Traffic Study Narrative and AttachTraffic Study Project Description and Questions Site Location The project site is located on the north and south sides of Tank Farm Road between South Higuera Street and Broad Street (see Figure 1: Project Location Map). It is centrally located along the roadway between urban development on the east and west sides. The site is comprised of APNs: 076-383-001, 076-381-021, 076- 382-005, 076-383-002, 076-352-062, & 076-352-061. The total site area is 332.37 acres. Project Overview The project will provide for a mix of land uses including residential, commercial, industrial, office, park, and public facility on 89.8 acres of the 332.37-acre project site. The remainder of the site is undergoing remedia- tion and restoration under permits issued by the San Luis Obispo County and the Regional Water Quality Control Board. There are three development areas on the project site, one at the northwest corner of Santa Fe and Tank Farm Road, the second at the southeast and southwest corners of Santa Fe and Tank Farm Road, and a third that is on the north side of Tank Farm Road east of Innovation Way. A majority of proposed development is located in the northeastern portion of the property. A smaller development area is proposed in the western portion of the property adjacent to an industrial park. The intervening area between the two development are- as will remain as open space in a conservation easement. Details of the planned development areas are de- scribed in the following section of this project description. The project site is currently in the County and is pro- posed to be annexed to the City of San Luis Obispo as part of the project’s entitlements. The project proposes a total of 725 multifamily dwelling units, and 796,400 square feet of non- residential building space, including 209,000 square feet of industrial/manufacturing, 137,200 of medical offic- es, 142,500 square feet of general and professional office space, 64,250 square feet of mixed local and commu- nity serving commercial uses, and 243,500 square feet of mixed use research and development, light industrial and retail space. The project is anticipated to be constructed in three development phases over a period of 5-15 years. The Project Description and attachment shows the Development Plan for the project, including the loca- tion of the various development sites, land use, circulation, project phasing, and a detailed development sum- mary. Attachment A to the Project Description includes the project’s graphics which describe and illustrate the development areas, circulation features, land use, and detailed project data, Attachment B to the Project De- scription includes a statistical summary of each development, and Attachment C to the Project Description shows the anticipated phasing of development. Development Phasing The project will be developed in three phases as illustrated on the Phasing plan in Attachment A and as quantified in Attachment C. Phase 1 will include the completion of the northern/eastern two-thirds of Santa Fe Road from its current planned terminus at the entrance to 600 Tank Farm to the northern property line, the completion of the frontage improvements 650 feet west of Tank Farm Road, the neighborhood park, and the development of the portions of the project site east and north of Santa Fe, at the southeast and southwest cor- ners of Tank Farm and Santa Fe, the mixed use portion of the project in the east and west development areas, the “Hangar” uses and a portion of the office uses. Phase 2 will include the balance of the medical office uses and the balance of the professional office uses, the “District” uses, and a R&D building, and the necessary wid- ening and safety median for Tank Farm Road between the project and Innovation Way. Phase 3 will include completion of the public streets “A” and “B”, the balance of the R&D uses, and the Manufacturing uses. Actual development of the project will depend on market conditions and absorption. The table below shows a sum- mary of the project’s phasing. Project Buildout and Phasing Land Use, Employment and Population Land Use 1 2 3 Total 1 2 3 Total 1 2 3 Total Multifamily Residential 400 - - 400 - 700 700 Retail/Office Mixed-Residential 325 569 569 Medical Offices 79,531 57,638 - 137,169 318 231 - 549 - Professional Offices 41,000 101,500 - 142,500 137 338 - 475 - Retail/Office Mixed-Commercial 64,250 4,900 - 69,150 214 16 - 231 - R&D/Retail (District)- 96,375 - 96,375 - 193 - 193 - R&D/Light Manufacturing - 23,438 75,375 98,813 - 47 151 198 - Light Manufacturing/Retail (Hangar)41,953 - - 41,953 84 - - 84 - Manufacturing - - 209,000 209,000 - - 279 279 - Total Residential 400 - - 400 1,269 - - 1,269 Total Non-Residential 226,734 283,851 284,375 794,960 753 825 429 2,007 Jobs:Housing Balance Existing (w/600 TFR)7.25 Jobs:Housing (Project):5.02 Jobs:Housing (Project+600 TFR):3.01 (1,005 Total dwellings, (807,460 SF of Commercial and 2,049 jobs) Assumed PPH 1.75 Phase Employment Population Summary of Questions 1. What is the projected offsite ADT and PH trip generation for each phase of the project considering likely mode split, pedestrian and bicycle connections and amenities, internal capture of project trips (including 600 Tank Farm), and pass-by trips? Are there project design features that can be added or modified to reduce offsite trip generation? Please provide net vehicle trip generation estimates for each land use considering pass-by trips, internal capture and mode split. 2. The connection of Santa Fe to Prado, and the construction of Prado depends on buildout of the Garcia Ranch property, or City acquisition of the necessary ROW and construction of the improvements. Both of these are outside the control of the project proponents. What are traffic conditions at full buildout of the project without the extension of Prado the Santa Fe? 3. Considering the likely PH trip generation, what are the likely intersections that are to be affected by the project, and requiring detailed study in the TIS? 4. Considering existing traffic issues at Innovation Way and Tank Farm Road, is a traffic signal required there for the development of Phase 1 of the project? 5. What are the VMT per phase and VMT efficiency ratios (residential VMT/person for residential and VMT/employee for commercial uses). 6. What are the projected PH traffic volumes and turn movement estimates for Tank Farm Road between Broad Street and Innovation Way, and for Santa Fe between Acacia Creek and the northern project lim- its? Are there project design features that can be added or modified to address any LOS deficiencies, ex- cessive queuing or other issues? 7. A left turn access from Tank Farm to public street “A” is considered necessary and desirable. This left turn in access (but not out) point is considered desirable since this is the primary access route for the in- dustrial, manufacturing and R&D land uses that will have significant (larger) truck traffic, and because it meets the City’s access management guidelines. A LT access for EB trucks will reduce project truck traffic impacts to the roundabout by about two-thirds, and reduce truck traffic conflicts with residential neigh- borhoods. Considering the network of streets, planned turn lanes, dedicated through lanes for uninter- rupted flow and other proposed features of the project, will either of those LT movements significantly conflict with the operation of Tank Farm Road? Are there project design features that can be added or modified to address any LOS deficiencies, excessive queuing or other issues? 8. The project proposes three right-in/right-out access points to Tank Farm Road, one on the north side of Tank Farm and two on the southside of Tank Farm Road. These access points occur from the No. 2 lane and are not intended to conflict with through traffic movements. Considering the network of streets, planned turn lanes, dedicated through lanes and other proposed features of the project, will any of these right turn in access points significantly conflict with the operation of Tank Farm Road? Are there project design features that can be added or modified to address any LOS deficiencies, excessive queuing or oth- er issues? 9. The project includes a transit stop along the E-W segment of Santa Fe. This location is also the primary connection point for the commercial portions of the project to residential uses on the east side of Santa Fe. Do these facilities conflict with Santa Fe traffic ops? Assuming that a stop sign is not warranted, is there an opportunity or necessity for a ped signal/control at this intersection? 10. Does the onsite bike and ped system comply with the City MMLOS requirements?