APPENDIX J TRAFFIC AND PARKING DEMAND STUDIES

APPENDIX J TRAFFIC AND PARKING DEMAND STUDIES

Table of Contents Executive Summary... iv 1.0 Introduction... 1 2.0 Traffic Analysis Methodology and Significance Criteria... 4 2.1 Study Area Criteria... 4 2.2 Scenario Criteria... 4 2.3 Traffic Analysis Criteria... 4 2.3.1 Intersections... 5 2.3.2 Street Segments... 5 2.4 Significance Criteria... 6 2.5 Congestion Management Program Criteria... 6 2.6 Study Limitations... 6 3.0 Existing Conditions... 7 3.1 Existing Street System... 7 3.2 Existing Traffic Volumes and LOS Analyses... 7 4.0 Project Description... 11 4.1 Project Traffic Generation... 11 4.2 Project Access... 12 4.3 Project On-Site Parking... 12 4.4 Project Distribution and Assignment... 12 5.0 Existing + Project Conditions... 15 6.0 Cumulative Projects... 17 7.0 Existing + Cumulative Conditions... 19 8.0 Existing + Cumulative + Project Conditions... 21 9.0 Horizon Year Conditions... 23 10.0 Horizon Year + Project Conditions... 25 11.0 Mitigation Measures and Project Features... 27 12.0 Conclusion... 29 List of Figures Figure 1: Project Location... 2 Figure 2: Site Plan... 3 Figure 3: Existing Roadway Conditions... 8 Figure 4: Existing Volumes... 9 Figure 5: Project Distribution... 13 Figure 6: Project Volumes... 14 Figure 7: Existing + Project Volumes... 16 Figure 8: Cumulative Project Volumes... 18 Figure 9: Existing + Cumulative Volumes... 20 Figure 10: Existing + Cumulative + Project Volumes... 22 Figure 11: Horizon Year Volumes... 24 Figure 12: Horizon Year + Project Volumes... 26 Traffic and Transportation ii April 7, 2017

List of Tables Table ES-1: Intersection Level of Service... v Table ES-2: Street Segment Level of Service... v Table 1: Un-Signalized and Signalized Intersection Level of Service (HCM 2000)... 5 Table 2: Street Segment Daily Capacity and LOS (City of )... 5 Table 3: City of Impact Significant Thresholds (Based on SANTEC)... 6 Table 4: Existing Intersection Level of Service... 10 Table 5: Existing ADT Volumes and Level of Service... 10 Table 6: Project Traffic Generation... 11 Table 7: Existing + Project Intersection Level of Service... 15 Table 8: Existing + Project ADT Volumes and Level of Service... 15 Table 9: Existing + Cumulative Intersection Level of Service... 19 Table 10: Existing + Cumulative ADT Volumes and Level of Service... 19 Table 11: Existing + Cumulative + Project Intersection Level of Service... 21 Table 12: Existing + Cumulative + Project ADT and Level of Service... 21 Table 13: Horizon Year Intersection Level of Service... 23 Table 14: Horizon Year ADT and Level of Service... 23 Table 15: Horizon Year + Project Intersection Level of Service... 25 Table 16: Horizon Year + Project ADT and Level of Service... 25 Appendices Appendix A... Count Data Appendix B... Existing Intersection LOS Calculations Appendix C... SANDAG Traffic Generation Rate Descriptions Appendix D... Existing + Project Intersection LOS Calculations Appendix E... Cumulative Project Traffic Volumes and Assignments Appendix F... Existing + Cumulative Intersection LOS Calculations Appendix G... Existing + Cumulative + Project Intersection LOS Calculations Appendix H... Horizon Year Circulation Element Volumes Appendix I... Horizon Year Intersection LOS Calculations Appendix J... Horizon Year Circulation Element LOS Appendix K... Horizon Year + Project Intersection LOS Calculations Appendix L... Circulation Element Override Language Appendix M... Proposed Blvd Improvement Traffic and Transportation iii April 7, 2017

Executive Summary Fairfield Inn & Suites Hotel The proposed business hotel with 99 rooms is to be located on the north side of Boulevard generally between Ditmar Street and Vine Street in, California. This traffic study is based on an original hotel design of 105 room, thus provides a slightly conservative analysis. The project trip generation based on 105 rooms is calculated at 735 ADT, 60 AM peak hour trips and 66 PM peak hour trips. Project access is proposed with a single driveway on Boulevard limited to right-in/right-out and left-in turn movements. With the final design of the hotel at 99 rooms, on-site parking is provided with 99 spaces. Four cumulative projects were identified and included in this analysis. The cumulative projects included: 1) Breeze Apartments on Ditmar St/Godfrey St, 2) multi-family project on Vine St, 3) El Corazon mixed use project on the northeast corner of Blvd at El Camino Real, and 4) Mariners Commons multi-family project on the northeast corner of Coast Highway/Morse St. Six (6) scenarios were analyzed, which included Existing, Existing + Project, Existing + Cumulative, Existing + Cumulative + Project, Horizon Year, and Horizon Year + Project. Operational findings by scenario are summarized below: 1) Under existing conditions, the study intersections are calculated to operate at LOS D or better while the segment is calculated to operate at LOS C. 2) Under existing + project conditions, the study intersections and street segment were calculated to operate at LOS D or better with no significant project impacts. 3) Under existing + cumulative conditions, the study intersections and street segment are calculated to operate at LOS D or better. 4) Under existing + cumulative + project conditions, the study intersections and street segment are calculated to operate at LOS D or better with no cumulatively considerable impacts. 5) Under horizon year conditions, the study intersections and segment are calculated to operate at LOS D or better, except for the intersections of Blvd at I-5 SB (LOS E PM) and Blvd at I-5 NB (LOS F PM). 6) Under horizon year + project conditions, the study intersections and segment are calculated to operate at LOS D or better, except for the intersections of Blvd at I-5 SB (LOS E PM) and Blvd at I-5 NB (LOS F PM). The project is calculated to have impacts to both of these aforementioned intersections. The intersection operations are summarized in Table ES-1 with street segment operations shown in Table ES-2. Traffic and Transportation iv April 7, 2017

TABLE ES-1: INTERSECTION LEVEL OF SERVICE Intersection Move- Peak Existing Existing Existing Existing Horizon Horizon and ment Hour + Project + Cumulative + Cumulative Year Year (Analysis) 1 + Project + Project LOS LOS LOS LOS LOS LOS 1) Blvd at All AM B B B B C C Coast Hwy (S) All PM C C C C D D 2) Blvd at All AM B B B B B B Ditmar St (S) All PM B B B B B B 3) Blvd at EB L AM DNE A DNE A NA A Project Dwy (U) EB L PM DNE A DNE A NA A 4) Blvd at All AM C C C C C C Vine St (S) All PM B B B B C C 5) Blvd. at All AM D D D D D D I-5 SB s (S) All PM C D D D E E 6) Blvd. at All AM C C C C D D I-5 NB s (S) All PM D D D D F F Notes: 1) Intersection Analysis - (S) Signalized, (U) Unsignalized; LOS - Level of Service; DNE - Does not exist TABLE ES-2: STREET SEGMENT LEVEL OF SERVICE Segment Existing Existing + Project Existing + Cumulative Existing + Cumulative + Project Horizon Year Horizon Year + Project Boulevard From Coast Highway to I-5 C C D D D D The project is calculated to have two horizon year impacts that include the intersections of 1) Blvd at I-5 SB and 2) Blvd at I-5 NB. The City of General Plan Circulation Element has documented these two locations with overriding considerations because roadway improvements are not possible at these two locations due to physical constraints. The City of General Plan Circulation Element further states If there are no feasible mitigation measures that would fully mitigate traffic impacts, the developer shall proposed, prepare and provide various mitigation measures, such as Traffic Management Center tools and resources, which may not include physical improvements to the impacted facility. Therefore, the project will require overrides to include the following improvements to help off-set the calculated impacts: 1) Install Polara Accessible Ped Signals (APS) with countdown timers at the following intersections: a. I-5 SB b. I-5 NB c. Blvd at Ditmar Street d. at Vine Street As part of the project, the following physical improvements are required to be completed by the applicant to the satisfaction of the City Engineer: 1) Widen Blvd to match the current Right-of-Way along the project frontage with installation of a sidewalk from Nevada Street (just west of the project site) to the existing sidewalk just west of Vine Street. It should also be noted that the widening of Boulevard and installation of the sidewalk from the project s boundary to Vine Street are Traffic and Transportation v April 7, 2017

design features of the City s proposed pump station upgrade project at Boulevard and Vine Street. The proposed hotel project would make the off-site sidewalk improvements if they have not already been implemented by the pump station upgrade prior to construction. 2) Construct the project driveway to allow right turns in, right-turns out, and left turns in. Egress left turns out of the site will not be allowed. The driveway will be required to have a partial center raised median in the TWLTL and a pork chop type of raised median at the driveway pan to control the movements (details included in Appendix M). 3) Improve Blvd/Ditmar St to allow westbound U-turns (details included in Appendix M). During final engineering, the City will also determine additional improvements to this intersection to address community concerns regarding accidents at this location. Measures may include special signal headers, advanced signal warning signage, or other methods. This will also include related signal hardware such as a new mast arm and pole along with widening the southeast corner to provide for re-striping to allow u-turns, along with a back-up battery. 4) The project would also include a 2.9 foot right-of-way dedication and restriping Boulevard to allow installation of new raised medians providing a left turn lane into the site and prohibiting left turns exiting the site. To facilitate access back to I-5, the project would make street improvements to allow U-turns at Ditmar Street (e.g., relocating the curb ramp and streetlight to widen the intersection). Traffic and Transportation vi April 7, 2017

1.0 Introduction The scope of this study is to determine and analyze traffic impacts for a proposed Fairfield Inn & Suites hotel with 99 hotel rooms to be located on the north side of Boulevard generally between Ditmar Street and Vine Street in, California. The location of the project is shown in Figure 1 with the site plan shown in Figure 2. This report describes the existing roadway network in the vicinity of the project and includes a review of existing and proposed activities for weekday peak and daily traffic conditions when the project is completed. The format of this study includes the following chapters: 1.0 Introduction 2.0 Traffic Analysis Methodology and Significance Criteria 3.0 Existing Conditions 4.0 Project Description 5.0 Existing + Project Conditions 6.0 Cumulative Projects 7.0 Existing + Cumulative Conditions 8.0 Existing + Cumulative + Project Conditions 9.0 Horizon Year Conditions 10.0 Horizon Year + Project Conditions 11.0 Mitigation Measures and Project Features 12.0 Conclusion Traffic and Transportation 1 April 7, 2017

Figure 1: Project Location Temecula Riverside County San Diego County Fallbrook Camp Joseph Pendleton Warner Springs Vista PROJECT LOCATION San Marcos Carlsbad Escondido Santa Ysabel Julian Encinitas Poway Ramona Santee San Diego El Cajon Pine Valley La Mesa Boulder Pacific Ocean Imperial Beach Chula Vista Source: LOSEngineering, Inc. United States Mexico Tecate Legend Existing Roadway Proposed Roadway Campo N No Scale Traffic and Transportation 2 April 7, 2017

Figure 2: Site Plan Traffic and Transportation 3 April 7, 2017

2.0 Traffic Analysis Methodology and Significance Criteria The parameters used to prepare this traffic study include the determination of what intersections and roadways are to be analyzed, the scenarios to be analyzed and the methods required for analysis. The criteria for each of these parameters are included herein. 2.1 Study Area Criteria The project study area is generally determined by the limits or extent of where 50 peak hour project trips would travel to or from the site, which is based on Congestion Management Program (CMP) guidelines. Additionally, the study area can be identified by City staff. For this project, the following intersections were analyzed as part of this study: 1) Boulevard/Coast Highway (signalized) 2) Boulevard/Ditmar Street (signalized) 3) Boulevard/Proposed Project Driveway (unsignalized) 4) Boulevard/Vine Street (signalized) 5) Boulevard/Southbound I-5 s/parkwood Lane (signalized) 6) Boulevard/Northbound I-5 s/commerce Street (signalized) The following street segments was also analyzed as part of this study: 1) Boulevard from Coast Highway to I-5 2.2 Scenario Criteria The number of scenarios to be analyzed is typically based on the size of the project, the number of cumulative projects and whether the project conforms to current zoning. For this project, the following scenarios were included: 1) Existing Conditions 2) Existing + Project Conditions 3) Existing + Cumulative Conditions 4) Existing + Cumulative + Project Conditions 5) Horizon Year Conditions 6) Horizon Year + Project Conditions 2.3 Traffic Analysis Criteria The traffic analyses prepared for this study were based on the 2000 Highway Capacity Manual (HCM) operations analysis using Level of Service (LOS) evaluation criteria. The operating conditions of the study intersections, street segments, and freeway segments were measured using the HCM LOS designations, which ranges from A through F. LOS A represents the best operating Traffic and Transportation 4 April 7, 2017

condition and LOS F denotes the worst operating condition. The LOS criteria for each roadway component are described below. 2.3.1 Intersections The study intersections were analyzed based on the operational analysis outlined in the 2000 HCM. This process defines LOS in terms of average control delay per vehicle, which is measured in seconds. LOS at the intersections were calculated using the computer software program Synchro 8.0 (Trafficware Ltd, 1993-2011). The HCM LOS for the range of delay by seconds for unsignalized and signalized intersections is described in Table 1. TABLE 1: UN-SIGNALIZED AND SIGNALIZED INTERSECTION LEVEL OF SERVICE (HCM 2000) Level of Service Un-Signalized Average Control Delay (seconds/vehicle) Signalized Average Control Delay (seconds/vehicle) A 0-10 0-10 B > 10-15 > 10-20 C > 15-25 > 20-35 D > 25-35 > 35-55 E > 35-50 > 55-80 F > 50 > 80 Source: Highway Capacity Manual 2000. 2.3.2 Street Segments The street segments were analyzed based on the functional classification of the roadway using the City of Average Daily Vehicle Trips capacity lookup table. The roadway segment capacity and LOS standards used to analyze street segments are summarized in Table 2. TABLE 2: STREET SEGMENT DAILY CAPACITY AND LOS (CITY OF OCEANSIDE) Circulation Element Road Classification Lanes LOS A LOS B LOS C LOS D LOS E Expressway 6 <30,000 <42,000 <60,000 <70,000 <80,000 Expressway 4 <25,000 <35,000 <50,000 <55,000 <60,000 Prime Arterial 6 <25,000 <35,000 <50,000 <55,000 <60,000 6-Lane Major Arterial 6 <20,000 <28,000 <40,000 <45,000 <50,000 5-Lane Major Arterial 5 <17,500 <24,500 <35,000 <40,000 <45,000 4-Lane Major Arterial 4 <15,000 <21,000 <30,000 <35,000 <40,000 Secondary Collector with TWLTL 4 <10,000 <14,000 <20,000 <25,000 <30,000 Secondary Collector no TWLTL 4 <9,000 <13,000 <18,000 <22,000 <25,000 Collector Commercial Fronting 2 <5,000 <7,000 <10,000 <13,000 <15,000 Collector Residential Fronting 2 <4,000 <5,500 <7,500 <9,000 <10,000 Local Street 2 na na <2,200 na na Source: City of General Plan Circulation Element Update FEIR, April 2012. Traffic and Transportation 5 April 7, 2017

2.4 Significance Criteria A project is considered to have caused a significant impact if the new project traffic has changed the operations on the surrounding roadways by the City of defined thresholds as shown in Table 3. TABLE 3: CITY OF OCEANSIDE IMPACT SIGNIFICANT THRESHOLDS (BASED ON SANTEC) Level of Service with Project Allowable Increase Due to Project Impacts Freeways Roadway Segments Intersections Metering V/C V/C Speed (mph) Delay (sec.) Delay (min.) E & F 0.01 0.02 1 2 2* Source: SANTEC. Notes: * The impact is only considered significant if the total delay exceeds 15 minutes; Delay = Average stopped delay per vehicle measured in seconds; V/C = Volume to Capacity Ratio (capacity at LOS E should be used); Speed = Arterial speed measured in miles per hour for Congestion Management Program (CMP) analyses If a significant impact is calculated due to the addition of project traffic, then a feasible mitigation is required to return the impact to LOS D, else the impact may be considered significant and unmitigated. 2.5 Congestion Management Program Criteria The Congestion Management Program (CMP), adopted in January 2003 by the SANDAG Board, is intended to determine if a large project (greater than 2,400 ADT or more than 200 peak hour trips) will adversely impact the CMP transportation system. This project is not required to provide a CMP analysis because it is calculated to generate less than 2,400 ADT and less than 200 peak hour trips. 2.6 Study Limitations The findings and recommendations of this report were prepared in accordance with generally accepted professional traffic and transportation engineering principles and practice for the City of at this time. No other warranty, express or implied is made. Traffic and Transportation 6 April 7, 2017

3.0 Existing Conditions This section describes the study area street system, existing daily roadway, peak hour intersection traffic volumes, and existing LOS conditions. 3.1 Existing Street System In the vicinity of the project, the following roadway was analyzed as part of this study: Boulevard is classified as a Secondary Collector from Coast Highway to I-5. This section of Boulevard is currently built as an un-divided roadway with two travel lanes and a bike lane in each direction. The posted speed limit is 40 Miles Per Hour (MPH). 3.2 Existing Traffic Volumes and LOS Analyses Existing AM and PM peak hour traffic volume data are included in Appendix A, which included the following intersections with the date of collection noted below: 1) Boulevard/Coast Highway (Thursday, 4/16/2015) 2) Boulevard/Ditmar Street (Thursday, 4/16/2015) 3) Boulevard/Vine Street (Thursday, 4/16/2015) 4) Boulevard/I-5 SB s/parkwood Lane (Thursday, 4/16/2015) 5) Boulevard/I-5 NB s/commerce Street (Thursday, 4/16/2015) Existing Average Daily Traffic (ADT) volumes are also included in Appendix A, which included the following segments with the date of collection noted below: 1) Boulevard from Coast Highway to I-5 (Thursday, 4/16/2015) The existing roadway conditions are shown in Figure 3 and the existing AM, PM, and daily volumes are shown on Figure 4. Traffic and Transportation 7 April 7, 2017

Figure 3: Existing Roadway Conditions Project Site Vine St I-5 SB s I-5 NB s Coast Hwy Ditmar St 4 5 6 Blvd 3 Commerce St 1 Blvd 2 4U + BL Parkwood Ln LEGEND Stop Sign Through Lane Right Turn Lane Left Turn Lane Combination Left-Through Lane Combination Left-Through-Right Lane Combination Right-Through Combination Left-Right Lane RTOL Right Turn Over Lap BL Bike Lane 4U Four Lane Undivided Roadway N No Scale Blvd 1 RTOL Coast Hwy Blvd 2 Ditmar St Blvd Project Access Signal Signal 3 3 Blvd 4 Vine St Blvd 5 RTOL I-5 SB Existing Blvd 6 Proposed I-5 NB Signal Signal Signal Traffic and Transportation 8 April 7, 2017

Figure 4: Existing Volumes Project Site Vine St I-5 SB I-5 NB Coast Hwy Ditmar St 4 5 6 Blvd 3 Commerce St 1 Blvd 2 16,871 ADT Parkwood Ln LEGEND XX AM peak hour volumes at intersections (YY) PM peak hour volumes at intersections Z,ZZZ ADT volumes shown along segments Intersection Reference Number # to LOS Tables Existing Roadways Railroad Tracks N No Scale 7 307 127 29 13 143 0 Blvd (17) (479) (196) Blvd (39) (17) (128) Blvd () 8 (40) 141 (298) 10 (11) 72 (112) 0 () 0 () 85 (157) 1 119 (164) 269 (493) 2 398 (656) 457 (701) 3 423 (669) 46 (58) 172 (198) 1 (6) 20 (28) Coast Hwy Ditmar St Project Access Blvd 26 233 73 7 6 31 (57) (539) (123) (9) (28) (46) 23 351 47 7 227 234 157 243 (22) (194) Blvd (114) (3) (349) Blvd (518) (79) (555) Vine St I-5 SB I-5 NB 21 (29) 160 (240) 375 (263) 558 (401) 77 (65) 341 (281) 436 (672) 4 400 (647) 358 (591) 5 539 (955) 447 (821) 6 794 (781) 19 (14) 29 (80) 115 (121) 49 (41) 36 51 49 107 83 27 (19) (29) (49) (161) (67) (49) Traffic and Transportation 9 April 7, 2017

The LOS calculated for the intersections and street segment are shown in Tables 4 and 5, respectively. Intersection calculations are included in Appendix B. TABLE 4: EXISTING INTERSECTION LEVEL OF SERVICE Intersection and Movement Peak Existing (Analysis) 1 Hour Delay 2 LOS 3 1) Blvd at All AM 18.8 B Coast Hwy (S) All PM 28.0 C 2) Blvd at All AM 13.2 B Ditmar St (S) All PM 11.6 B 3) Blvd at EB L AM DNE NA Project Dwy (U) EB L PM DNE NA 4) Blvd at All AM 20.8 C Vine St (S) All PM 15.3 B 5) Blvd. at All AM 35.6 D I-5 SB s (S) All PM 34.6 C 6) Blvd. at All AM 32.1 C I-5 NB s (S) All PM 42.2 D Notes: 1) Intersection Analysis - S - signalized, U - Unsignalized; 2) HCM - Highway Capacity Manual delay in seconds 3) Level of Service; DNE - Does not exist; NA - Not applicable DNE - Does not exist; NA - Not applicable TABLE 5: EXISTING ADT VOLUMES AND LEVEL OF SERVICE Classification Existing Boulevard Segment (as built) # of Daily LOS E lanes Volume Capacity V/C LOS From Coast Highway to I-5 Secondary Collector (4U,NP) 4 16,871 25,000 0.675 C Notes: Classification (as built): 4U NP = 4 lane undivided roadway with no parking. Daily volumes is a 24 hour volume. LOS: Level of Service. V/C: Volume to Capacity ratio. Under existing conditions, the study intersections are calculated to operate at LOS D or better while the segment is calculated to operate at LOS C. Traffic and Transportation 10 April 7, 2017

4.0 Project Description The proposed business hotel with 99 rooms is to be located on the north side of Boulevard generally between Ditmar Street and Vine Street in, California. This traffic study is based on an original hotel design of 105 room, thus provides a slightly conservative analysis. The site is currently vacant. The type of hotel being proposed is a business hotel, which does not have a public restaurant nor public convention/meeting space. According to the SANDAG trip rates, business hotels have a slightly lower trip generation (7 ADT/room) as opposed to hotels with convention facilities/restaurant (10 ADT/room), motel (9 ADT/room), or resort hotel (8 ADT/room). A detailed project description as provided by the applicant describes how this project is a business hotel: The project is proposing construction of a 99 room select service hotel, designed to serve both business needs as well as tourist guests. Guest services that are proposed include a small business center, market, and fitness center. A small guest dining room is located near the lobby check in area, where typically a continental breakfast is provided for hotel guests only. No restaurants or public meeting areas are proposed for this project. The proposed building is three and four stories over subterranean parking. Hotel rooms are a mixture of 1 king sized bed, 2 queen sized beds, and king suites, with wheelchair accessible options. A central hallway runs the length of the building with elevator access at the center of the building and staircase access at both ends of the building. An outdoor pool and spa has been located on the first level on the north side of the hotel building, and a rooftop terrace has been proposed for the top of the third floor on the street side of the building for use by hotel guests. 4.1 Project Traffic Generation The project traffic generation was calculated using SANDAG trip rates from the Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region, April 2002. Copies of SANDAG rates are included in Appendix C. Using SANDAG traffic generation rates, the project is calculated to generate 735 ADT, 60 AM peak hour trips (24 inbound and 36 outbound), and 66 PM peak hour trips (40 inbound and 26 outbound) as shown in Table 6. TABLE 6: PROJECT TRAFFIC GENERATION Proposed AM PM Land Use Rate Size & Units ADT % Split IN OUT % Split IN OUT Business Hotel 7 /room 105 rooms 735 8% 0.4 0.6 24 36 9% 0.6 0.4 40 26 Source: SANDAG Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region, April 2002. ADT-Average Daily Traffic; Split-percent inbound and outbound. Traffic and Transportation 11 April 7, 2017

4.2 Project Access Project access is proposed with a single driveway on Boulevard. The driveway shall be designed to the satisfaction of the City engineer and will only be permitted to include rightin/right-out, and left-in movements. No other access locations are proposed. 4.3 Project On-Site Parking The project is proposed with 99 on-site parking spaces. 4.4 Project Distribution and Assignment Project trips were distributed to the adjacent roadway network based on regional employment centers, local attractions and shopping areas. The project distribution is shown in Figure 5 with assignment of the project volumes shown in Figure 6. Traffic and Transportation 12 April 7, 2017

Figure 5: Project Distribution Project Site 35% Vine St I-5 SB s I-5 NB s Coast Hwy 5% Ditmar St 3 4 5 6 10% Commerce St Blvd 1 Blvd 2 Parkwood Ln 45% 5% LEGEND # Regional distribution Intersection Reference Number to LOS Tables N No Scale Blvd 5% Blvd Blvd 100% 5% 10% 90% 1 10% 2 10% 90% 3 5% 90% Coast Hwy Ditmar St Project Access 5% Blvd Vine St Blvd 35% Blvd 45% I-5 SB I-5 NB 45% 35% 90% 4 90% 45% 5 55% 10% 6 10% Traffic and Transportation 13 April 7, 2017

Figure 6: Project Volumes Project Site Vine St I-5 SB I-5 NB Coast Hwy Ditmar St 4 5 6 Blvd 3 Commerce St 1 Blvd 2 735 ADT Parkwood Ln LEGEND XX AM peak hour volumes at intersections (YY) PM peak hour volumes at intersections Z,ZZZ ADT volumes shown along segments Intersection Reference Number # to LOS Tables Existing Roadways Railroad Tracks N No Scale 0 0 1 0 0 0 36 Blvd () () (2) Blvd () () () Blvd (26) 0 () 2 (1) 0 () 0 () 2 (4) 22 (36) 0 () 1 0 () 2 (4) 2 4 (2) 32 (24) 3 0 () 0 () 2 (1) 0 () 32 (24) Coast Hwy Ditmar St Project Access Blvd 0 0 1 0 0 0 () () (2) () () () 0 0 9 0 0 11 0 0 () () Blvd (14) () () Blvd (18) () () Vine St I-5 SB I-5 NB 0 () 0 () 16 (12) 0 () 12 (9) 0 () 32 (24) 4 22 (36) 16 (12) 5 13 (22) 4 (3) 6 2 (4) 0 () 0 () 0 () 0 () 0 0 0 0 0 0 () () () () () () Traffic and Transportation 14 April 7, 2017

5.0 Existing + Project Conditions This scenario analyzes the addition of project traffic onto the existing background traffic for AM, PM, and daily conditions. The peak hour intersection volumes and daily traffic volumes for this scenario of existing + project is shown in Figure 7. The LOS calculated with the addition of project traffic for intersections and street segments are shown in Tables 7 and 8, respectively. Intersection calculations are included in Appendix D. TABLE 7: EXISTING + PROJECT INTERSECTION LEVEL OF SERVICE Intersection and Movement Peak Existing Existing + Project (Analysis) 1 Hour Delay 2 LOS 3 Delay 2 LOS 3 Delta 4 Sig 5 1) Blvd at All AM 18.8 B 18.9 B 0.1 No Coast Hwy (S) All PM 28.0 C 28.1 C 0.1 No 2) Blvd at All AM 13.2 B 13.2 B 0.0 No Ditmar St (S) All PM 11.6 B 11.6 B 0.0 No 3) Blvd at EB L AM DNE NA 8.5 A NA No Project Dwy (U) EB L PM DNE NA 8.9 A NA No 4) Blvd at All AM 20.8 C 21.8 C 1.0 No Vine St (S) All PM 15.3 B 15.7 B 0.4 No 5) Blvd. at All AM 35.6 D 36.1 D 0.5 No I-5 SB s (S) All PM 34.6 C 36.7 D 2.1 No 6) Blvd. at All AM 32.1 C 32.7 C 0.6 No I-5 NB s (S) All PM 42.2 D 42.9 D 0.7 No Notes: 1) Intersection Analysis - S - signalized, U - Unsignalized; 2) HCM - Highway Capacity Manual delay in seconds 3) Level of Service; 4) Delta is the increase in delay from project. 5) Significant Impact? (yes or no). DNE: Does Not Exist. NA: Not Applicable TABLE 8: EXISTING + PROJECT ADT VOLUMES AND LEVEL OF SERVICE Classification Existing Project Existing + Project Segment (as built) Daily LOS E Daily Daily LOS E Change Direct V/C LOS V/C LOS Volume Capacity Volume Volume Capacity in V/C Impact? Boulevard From Coast Highway to I-5 Secondary Collector (4U,NP) 16,871 25,000 0.675 C 735 17,606 25,000 0.704 C 0.029 No Notes: Classification (as built): 4U NP = 4 lane undivided roadway with no parking. Daily volumes is a 24 hour volume. LOS: Level of Service. V/C: Volume to Capacity ratio. Under existing + project conditions, the study intersections and segment were calculated to operate at LOS D or better with no significant project impacts. Traffic and Transportation 15 April 7, 2017

Figure 7: Existing + Project Volumes Project Site Vine St I-5 SB I-5 NB Coast Hwy Ditmar St 4 5 6 Blvd 3 Commerce St 1 Blvd 2 17,606 ADT Parkwood Ln LEGEND XX AM peak hour volumes at intersections (YY) PM peak hour volumes at intersections Z,ZZZ ADT volumes shown along segments Intersection Reference Number # to LOS Tables Existing Roadways Railroad Tracks N No Scale 7 307 128 29 13 143 36 Blvd (17) (479) (198) Blvd (39) (17) (128) Blvd (26) 8 (40) 143 (299) 10 (11) 72 (112) 2 (4) 22 (36) 85 (157) 1 119 (164) 271 (497) 2 402 (658) 489 (725) 3 423 (669) 46 (58) 174 (199) 1 (6) 52 (52) Coast Hwy Ditmar St Project Access Blvd 26 233 74 7 6 31 (57) (539) (125) (9) (28) (46) 23 351 56 7 227 245 157 243 (22) (194) Blvd (128) (3) (349) Blvd (536) (79) (555) Vine St I-5 SB I-5 NB 21 (29) 160 (240) 391 (275) 558 (401) 89 (74) 341 (281) 468 (696) 4 422 (683) 374 (603) 5 552 (977) 451 (824) 6 796 (785) 19 (14) 29 (80) 115 (121) 49 (41) 36 51 49 107 83 27 (19) (29) (49) (161) (67) (49) Traffic and Transportation 16 April 7, 2017

6.0 Cumulative Projects The following cumulative projects are anticipated to add traffic to the study intersections and segments: 1) Breeze Apartments with 90 units located on the southeast corner of Ditmar Street/Godfrey Street. 2) 2 multi-family with 58 units located on the west side of Vine Street north of Boulevard. 3) El Corazon mixed use project generally located on the northeast corner of Boulevard and El Camino Real. 4) Mariners Commons with 38 multi-family units located on the northeast corner of Coast Highway and Morse Street. Additionally, the City is currently preparing a programmatic EIR for the Coast Highway Corridor Study to analyze transportation improvements as well as a proposed amendment to the General Plan and Zoning Ordinance to create a Coast Highway Incentive Overlay District. The portions of Coast Highway proposed for improvement extends from Harbor Drive on the north to approximately 550 feet south of Eaton Street on the south. This project s boundaries would also extend into adjacent neighborhoods along the corridor. Currently, proposed transportation improvements would convert Coast Highway from four lanes to two lanes throughout the corridor and create eleven new roundabouts and new on-street parking. Roundabouts are being evaluated at SR 76, Surfrider Way, Civic Center drive, Michigan Avenue, Washington Avenue, Wisconsin Avenue, West Street, Boulevard, Morse Street, Cassidy Street, and Kelly Street. However, alternatives may be chosen as these improvements are studied further. Continuous bicycle facilities would be established throughout the whole stretch of Coast Highway. The Overlay District would facilitate the implementation of the Coast Highway Vision and Strategic Plan by encouraging redevelopment and revitalization of the Coast Highway Corridor. It would provide optional overlay regulations and standards for property owners to choose in lieu of the underlying zoning; and would include incentives for permit streamlining to allow additional open space, public parking, streetscape improvements, additional commercial floor area, and other public benefits. In association, the City Council recently approved a Traffic Calming Pilot Design (Temporary Pilot Study) for Coast Highway between Boulevard and Morse Street. This included restriping Coast Highway to one lane in each direction with wider bike lanes in the buffer, and potentially installing a mid-block crosswalk at the entrance to the Loma Alta Creek Path if the design chosen in the City s study includes two lanes south of Boulevard. This pilot design will allow staff to evaluate the potential impacts of modifying Coast Highway to a twolane roadway with regard to driving travel time and speed along the corridor. The cumulative project locations and volumes are shown on Figure 8 with the individual cumulative project details included in Appendix E. Traffic and Transportation 17 April 7, 2017

Figure 8: Cumulative Project Locations and Volumes Cumulative Project: Multi-Family Vine St Project Site I-5 SB I-5 NB Coast Hwy Ditmar St 4 5 6 Blvd 3 Commerce St 1 Blvd 2 1,806 ADT Parkwood Ln Cumulative Project: El Corazon (beyond limits of page) Cumulative Project: Breeze Apts Cumulative Project: Mariners Commons Morse St N No Scale LEGEND XX AM peak hour volumes at intersections (YY) PM peak hour volumes at intersections Z,ZZZ ADT volumes shown along segments Intersection Reference Number # to LOS Tables Existing Roadways Railroad Tracks 0 2 15 0 0 0 0 Blvd () (7) (37) Blvd () (1) () Blvd () 0 () 17 (31) 0 () 0 () 0 () 0 () 0 () 1 0 () 30 (68) 2 28 (61) 30 (68) 3 28 (61) 0 () 16 (34) 1 (4) 5 (23) Coast Hwy Ditmar St Project Access Blvd 0 6 16 5 3 21 () (3) (35) (2) () (10) 9 18 4 0 28 4 0 37 (6) (9) Blvd (16) () (64) Blvd (21) () (82) Vine St I-5 SB I-5 NB 4 (11) 4 (19) 21 (10) 25 (78) 14 (8) 18 (58) 47 (67) 4 24 (78) 44 (66) 5 24 (81) 58 (122) 6 45 (138) 0 () 0 () 0 () 0 () 0 0 0 0 0 0 () () () () () () Traffic and Transportation 18 April 7, 2017

7.0 Existing + Cumulative Conditions This scenario analyzes the addition of cumulative project traffic onto the existing traffic for AM, PM, and daily conditions. The peak hour intersection volumes and daily traffic volumes for this scenario of existing plus cumulative is shown in Figure 9. The LOS calculated with the addition of cumulative traffic for intersections and street segments are shown in Table 9 and 10, respectively. Intersection calculations are included in Appendix F. TABLE 9: EXISTING + CUMULATIVE INTERSECTION LEVEL OF SERVICE Intersection and Movement Peak Existing Existing + Cumulative (Analysis) 1 Hour Delay 2 LOS 3 Delay 2 LOS 3 1) Blvd at All AM 18.8 B 19.2 B Coast Hwy (S) All PM 28.0 C 30.2 C 2) Blvd at All AM 13.2 B 13.2 B Ditmar St (S) All PM 11.6 B 11.7 B 3) Blvd at EB L AM DNE NA DNE NA Project Dwy (U) EB L PM DNE NA DNE NA 4) Blvd at All AM 20.8 C 22.3 C Vine St (S) All PM 15.3 B 16.2 B 5) Blvd. at All AM 35.6 D 35.8 D I-5 SB s (S) All PM 34.6 C 40.5 D 6) Blvd. at All AM 32.1 C 32.9 C I-5 NB s (S) All PM 42.2 D 45.6 D Notes: 1) Intersection Analysis - S - signalized, U - Unsignalized; 2) HCM - Highway Capacity Manual delay in seconds 3) Level of Service; DNE - Does not exist; NA - Not applicable TABLE 10: EXISTING + CUMULATIVE ADT VOLUMES AND LEVEL OF SERVICE Classification Existing Cumulative Existing + Cumulative Segment (as built) Daily LOS E Daily Daily LOS E V/C LOS Volume Capacity Volume Volume Capacity Boulevard V/C LOS From Coast Highway to I-5 Secondary Collector (4U,NP) 16,871 25,000 0.675 C 1,806 18,677 25,000 0.747 D Notes: Classification (as built): 4U NP = 4 lane undivided roadway with no parking. Daily volumes is a 24 hour volume. LOS: Level of Service. V/C: Volume to Capacity ratio. Under existing + cumulative conditions, the study intersections and street segment are calculated to operate at LOS D or better. Traffic and Transportation 19 April 7, 2017

Figure 9: Existing + Cumulative Volumes Project Site Vine St I-5 SB I-5 NB Coast Hwy Ditmar St 4 5 6 Blvd 3 Commerce St 1 Blvd 2 18,677 ADT Parkwood Ln LEGEND XX AM peak hour volumes at intersections (YY) PM peak hour volumes at intersections Z,ZZZ ADT volumes shown along segments Intersection Reference Number # to LOS Tables Existing Roadways Railroad Tracks N No Scale 7 309 142 29 13 143 0 Blvd (17) (486) (233) Blvd (39) (18) (128) Blvd () 8 (40) 158 (329) 10 (11) 72 (112) 0 () 0 () 85 (157) 1 119 (164) 299 (561) 2 426 (717) 487 (769) 3 451 (730) 46 (58) 188 (232) 2 (10) 25 (51) Coast Hwy Ditmar St Project Access Blvd 26 239 89 12 9 52 (57) (542) (158) (11) (28) (56) 32 369 51 7 255 238 157 280 (28) (203) Blvd (130) (3) (413) Blvd (539) (79) (637) Vine St I-5 SB I-5 NB 25 (40) 164 (259) 396 (273) 583 (479) 91 (73) 359 (339) 483 (739) 4 424 (725) 402 (657) 5 563 (1036) 505 (943) 6 839 (919) 19 (14) 29 (80) 115 (121) 49 (41) 36 51 49 107 83 27 (19) (29) (49) (161) (67) (49) Traffic and Transportation 20 April 7, 2017

8.0 Existing + Cumulative + Project Conditions This scenario analyzes the addition of project traffic onto the existing plus cumulative traffic for AM, PM and ADT conditions. The peak hour intersection volumes and daily traffic volumes for this scenario is shown in Figure 10. The LOS calculated with the addition of project traffic for the intersections and street segments are shown in Tables 11 and 12, respectively. Intersection calculations are included in Appendix G. TABLE 11: EXISTING + CUMULATIVE + PROJECT INTERSECTION LEVEL OF SERVICE Intersection and Movement Peak Existing + Cumulative Existing + Cumulative + Project (Analysis) 1 Hour Delay 2 LOS 3 Delay 2 LOS 3 Delta 4 Cumulative Impact 5 1) Blvd at All AM 19.2 B 19.3 B 0.1 No Coast Hwy (S) All PM 30.2 C 30.3 C 0.1 No 2) Blvd at All AM 13.2 B 13.2 B 0.0 No Ditmar St (S) All PM 11.7 B 11.7 B 0.0 No 3) Blvd at EB L AM DNE NA 8.6 A NA No Project Dwy (U) EB L PM DNE NA 9.1 A NA No 4) Blvd at All AM 22.3 C 23.2 C 0.9 No Vine St (S) All PM 16.2 B 16.6 B 0.4 No 5) Blvd. at All AM 35.8 D 36.2 D 0.4 No I-5 SB s (S) All PM 40.5 D 41.2 D 0.7 No 6) Blvd. at All AM 32.9 C 33.0 C 0.1 No I-5 NB s (S) All PM 45.6 D 47.5 D 1.9 No Notes: 1) Intersection Analysis - S - signalized, U - Unsignalized; 2) HCM - Highway Capacity Manual delay in seconds 3) Level of Service; 4) Delta is the increase in delay from project. 5) Cumulative Impact? (yes or no). DNE: Does Not Exist. NA: Not Applicable TABLE 12: EXISTING + CUMULATIVE + PROJECT ADT AND LEVEL OF SERVICE Classification Existing + Cumulative Project Existing + Cumulative + Project Segment (as built) Daily LOS E Daily Daily LOS E Change Cumulative V/C LOS V/C LOS Volume Capacity Volumes Volume Capacity in V/C Impact? Boulevard From Coast Highway to I-5 Secondary Collector (4U,NP) 18,677 25,000 0.747 D 735 19,412 25,000 0.776 D 0.029 No Notes: Classification (as built): 4U NP = 4 lane undivided roadway with no parking. Daily volumes is a 24 hour volume. LOS: Level of Service. V/C: Volume to Capacity ratio. Under existing + cumulative + project conditions, the study intersections and street segment are calculated to operate at LOS D or better with no cumulatively considerable impacts. Traffic and Transportation 21 April 7, 2017

Figure 10: Existing + Cumulative + Project Volumes Project Site Vine St I-5 SB I-5 NB Coast Hwy Ditmar St 4 5 6 Blvd 3 Commerce St 1 Blvd 2 19,412 ADT Parkwood Ln LEGEND XX AM peak hour volumes at intersections (YY) PM peak hour volumes at intersections Z,ZZZ ADT volumes shown along segments Intersection Reference Number # to LOS Tables Existing Roadways Railroad Tracks N No Scale 7 309 143 29 13 143 36 Blvd (17) (486) (235) Blvd (39) (18) (128) Blvd (26) 8 (40) 160 (330) 10 (11) 72 (112) 2 (4) 22 (36) 85 (157) 1 119 (164) 301 (565) 2 430 (719) 519 (793) 3 451 (730) 46 (58) 190 (233) 2 (10) 57 (75) Coast Hwy Ditmar St Project Access Blvd 26 239 90 12 9 52 (57) (542) (160) (11) (28) (56) 32 369 60 7 255 249 157 280 (28) (203) Blvd (144) (3) (413) Blvd (557) (79) (637) Vine St I-5 SB I-5 NB 25 (40) 164 (259) 412 (285) 583 (479) 103 (82) 359 (339) 515 (763) 4 446 (761) 418 (669) 5 576 (1058) 509 (946) 6 841 (923) 19 (14) 29 (80) 115 (121) 49 (41) 36 51 49 107 83 27 (19) (29) (49) (161) (67) (49) Traffic and Transportation 22 April 7, 2017

9.0 Horizon Year Conditions This scenario analyzes the horizon year traffic for AM, PM and ADT conditions. For this scenario, City of staff provided Horizon Year 2030 volumes from the General Plan Circulation Element. Excerpts showing the 2030 volumes from the circulation element are included in Appendix H. The peak hour intersection volumes and daily traffic volumes for this scenario is shown in Figure 11. The LOS calculated for the intersections and street segment are shown in Tables 13 and 14, respectively. Intersection calculations are included in Appendix I. TABLE 13: HORIZON YEAR INTERSECTION LEVEL OF SERVICE Intersection and Movement Peak Horizon Year (Analysis) 1 Hour Delay 2 LOS 3 1) Blvd at All AM 20.4 C Coast Hwy (S) All PM 38.9 D 2) Blvd at All AM 13.4 B Ditmar St (S) All PM 11.9 B 3) Blvd at EB L AM DNE NA Project Dwy (U) EB L PM DNE NA 4) Blvd at All AM 27.8 C Vine St (S) All PM 21.2 C 5) Blvd. at All AM 50.5 D I-5 SB s (S) All PM 63.5 E 6) Blvd. at All AM 45.8 D I-5 NB s (S) All PM 80.2 F Notes: 1) Intersection Analysis - S - signalized, U - Unsignalized; 2) HCM - Highway Capacity Manual delay in seconds 3) Level of Service; DNE - Does not exist; NA - Not applicable TABLE 14: HORIZON YEAR ADT AND LEVEL OF SERVICE Segment Horion Year Classification Daily LOS E (as built) V/C LOS Volume Capacity Boulevard From Coast Highway to I-5 Secondary Collector (4U,NP) 21,100 25,000 0.844 D Notes: Classification (as built): 4U NP = 4 lane undivided roadway with no parking. Daily volumes is a 24 hour volume. LOS: Level of Service. V/C: Volume to Capacity ratio. Under horizon year conditions, the study intersections and segment are calculated to operate at LOS D or better, except for the intersections of Blvd at I-5 SB (LOS E PM) and Blvd at I-5 NB (LOS F PM). The unacceptable LOS at these two intersections are consistent with the current City of Circulation Element findings (excerpts included in Appendix J). Traffic and Transportation 23 April 7, 2017

Figure 11: Horizon Year Volumes Project Site Vine St I-5 SB I-5 NB Coast Hwy Ditmar St 4 5 6 Blvd 3 Commerce St 1 Blvd 2 21,100 ADT Parkwood Ln LEGEND XX AM peak hour volumes at intersections (YY) PM peak hour volumes at intersections Z,ZZZ ADT volumes shown along segments Intersection Reference Number # to LOS Tables Existing Roadways Railroad Tracks N No Scale 25 255 145 40 20 180 0 Blvd (35) (635) (265) Blvd (50) (20) (160) Blvd () 15 (50) 185 (250) 20 (20) 90 (140) 0 () 0 () 115 (220) 1 120 (200) 340 (620) 2 500 (820) 570 (880) 3 530 (840) 60 (90) 165 (220) 10 (20) 70 (90) Coast Hwy Ditmar St Project Access Blvd 25 250 85 20 10 60 (55) (615) (205) (20) (40) (60) 40 440 35 5 225 265 130 295 (30) (240) Blvd (125) (15) (550) Blvd (660) (105) (780) Vine St I-5 SB I-5 NB 30 (50) 200 (300) 270 (270) 685 (575) 95 (95) 360 (305) 550 (840) 4 500 (965) 365 (830) 5 635 (1165) 440 (1200) 6 970 (1015) 15 (25) 10 (95) 90 (125) 40 (35) 20 40 35 95 65 20 (15) (25) (40) (160) (55) (30) Traffic and Transportation 24 April 7, 2017

10.0 Horizon Year + Project Conditions This scenario analyzes the addition of project traffic onto the Horizon Year traffic for AM, PM and ADT conditions. The peak hour intersection volumes and daily traffic volumes for this scenario is shown in Figure 12. The LOS calculated with the addition of project traffic for the intersections and street segment are shown in Tables 15 and 16, respectively. Intersection calculations are included in Appendix K. TABLE 15: HORIZON YEAR + PROJECT INTERSECTION LEVEL OF SERVICE Intersection and Movement Peak Horizon Year Horizon Year + Project (Analysis) 1 Hour Delay 2 LOS 3 Delay 2 LOS 3 Delta 4 Impact 5 1) Blvd at All AM 20.4 C 20.4 C 0.0 No Coast Hwy (S) All PM 38.9 D 39.1 D 0.2 No 2) Blvd at All AM 13.4 B 13.5 B 0.1 No Ditmar St (S) All PM 11.9 B 12.0 B 0.1 No 3) Blvd at EB L AM DNE NA 8.3 A NA No Project Dwy (U) EB L PM DNE NA 9.0 A NA No 4) Blvd at All AM 27.8 C 28.1 C 0.3 No Vine St (S) All PM 21.2 C 21.6 C 0.4 No 5) Blvd. at All AM 50.5 D 51.4 D 0.9 No I-5 SB s (S) All PM 63.5 E 66.0 E 2.5 Yes 6) Blvd. at All AM 45.8 D 46.7 D 0.9 No I-5 NB s (S) All PM 80.2 F 83.4 F 3.2 Yes Notes: 1) Intersection Analysis - S - signalized, U - Unsignalized; 2) HCM - Highway Capacity Manual delay in seconds 3) Level of Service; 4) Delta is the increase in delay from project. 5) Cumulative Impact? (yes or no). DNE: Does Not Exist. NA: Not Applicable TABLE 16: HORIZON YEAR + PROJECT ADT AND LEVEL OF SERVICE Segment Build-Out Project Build-Out + Project Classification Daily LOS E Daily Daily LOS E V/C Built-Out (as built) V/C LOS V/C LOS Volume Capacity Volumes Volume Capacity Delta Impact? Boulevard From Coast Highway to I-5 Secondary Collector (4U,NP) 21,100 25,000 0.844 D 735 21,835 25,000 0.873 D 0.029 No Notes: Classification (as built): 4U NP = 4 lane undivided roadway with no parking. Daily volumes is a 24 hour volume. LOS: Level of Service. V/C: Volume to Capacity ratio. Under horizon year + project conditions, the study intersections and segment are calculated to operate at LOS D or better, except for the intersections of Blvd at I-5 SB (LOS E PM) and Blvd at I-5 NB (LOS F PM). The project is calculated to have impacts to both of these aforementioned intersections. Traffic and Transportation 25 April 7, 2017

Figure 12: Horizon Year + Project Volumes Project Site Vine St I-5 SB I-5 NB Coast Hwy Ditmar St 4 5 6 Blvd 3 Commerce St 1 Blvd 2 21,835 ADT Parkwood Ln LEGEND XX AM peak hour volumes at intersections (YY) PM peak hour volumes at intersections Z,ZZZ ADT volumes shown along segments Intersection Reference Number # to LOS Tables Existing Roadways Railroad Tracks N No Scale 25 255 146 40 20 180 36 Blvd (35) (635) (267) Blvd (50) (20) (160) Blvd (26) 15 (50) 187 (251) 20 (20) 90 (140) 2 (4) 22 (36) 115 (220) 1 120 (200) 342 (624) 2 504 (822) 602 (904) 3 530 (840) 60 (90) 167 (221) 10 (20) 102 (114) Coast Hwy Ditmar St Project Access Blvd 25 250 86 20 10 60 (55) (615) (207) (20) (40) (60) 40 440 44 5 225 276 130 295 (30) (240) Blvd (139) (15) (550) Blvd (678) (105) (780) Vine St I-5 SB I-5 NB 30 (50) 200 (300) 286 (282) 685 (575) 107 (104) 360 (305) 582 (864) 4 522 (1001) 381 (842) 5 648 (1187) 444 (1203) 6 972 (1019) 15 (25) 10 (95) 90 (125) 40 (35) 20 40 35 95 65 20 (15) (25) (40) (160) (55) (30) Traffic and Transportation 26 April 7, 2017

11.0 Mitigation Measures and Project Features The project is calculated to have two horizon year impacts that include the intersections of 1) Blvd at I-5 SB and 2) Blvd at I-5 NB. The City of General Plan Circulation Element has documented these two locations with overriding considerations because roadway improvements are not possible at these two locations due to physical constraints. The City of General Plan Circulation Element further states If there are no feasible mitigation measures that would fully mitigate traffic impacts, the developer shall proposed, prepare and provide various mitigation measures, such as Traffic Management Center tools and resources, which may not include physical improvements to the impacted facility. Excerpts from the Circulation Element are included in Appendix L. Therefore, the project will require overrides to include the following improvements to help off-set the calculated impacts: 1) Install Polara Accessible Ped Signals (APS) with countdown timers at the following intersections: a. I-5 SB b. I-5 NB c. Blvd at Ditmar Street d. at Vine Street As part of the project, the following physical improvements are required to be completed by the applicant to the satisfaction of the City Engineer: 1) Widen Blvd to match the current Right-of-Way along the project frontage with installation of a sidewalk from Nevada Street (just west of the project site) to the existing sidewalk just west of Vine Street. It should also be noted that the widening of Boulevard and installation of the sidewalk from the project s boundary to Vine Street are design features of the City s proposed pump station upgrade project at Boulevard and Vine Street. The proposed hotel project would make the off-site sidewalk improvements if they have not already been implemented by the pump station upgrade prior to construction. 2) Construct the project driveway to allow right turns in, right-turns out, and left turns in. Egress left turns out of the site will not be allowed. The driveway will be required to have a partial center raised median in the TWLTL and a pork chop type of raised median at the driveway pan to control the movements (details included in Appendix M). 3) Improve Blvd/Ditmar St to allow westbound U-turns (details included in Appendix M). During final engineering, the City will also determine additional improvements to this intersection to address community concerns regarding accidents at this location. Measures may include special signal headers, advanced signal warning signage, or other methods. This will also include related signal hardware such as a new mast arm and pole along with widening the southeast corner to provide for re-striping to allow u-turns, along with a back-up battery. Traffic and Transportation 27 April 7, 2017

4) The project would also include a 2.9 foot right-of-way dedication and restriping Boulevard to allow installation of new raised medians providing a left turn lane into the site and prohibiting left turns exiting the site. To facilitate access back to I-5, the project would make street improvements to allow U-turns at Ditmar Street (e.g., relocating the curb ramp and streetlight to widen the intersection). Traffic and Transportation 28 April 7, 2017

12.0 Conclusion The proposed business hotel with 99 rooms is to be located on the north side of Boulevard generally between Ditmar Street and Vine Street in, California. This traffic study was based on an original hotel design of 105 room, thus provides a slightly conservative analysis. The project trip generation based on 105 rooms is calculated at 735 ADT, 60 AM peak hour trips and 66 PM peak hour trips. Project access is proposed with a single driveway on Boulevard limited to right-in/right-out and left-in turn movements. With the final design of the hotel at 99 rooms, on-site parking is provided with 99 spaces. Four cumulative projects were identified and included in this analysis. The cumulative projects included: 1) Breeze Apartments on Ditmar/Godfrey St, 2) multi-family project on Vine St, 3) El Corazon mixed use project on the northeast corner of Blvd at El Camino Real, and 4) Mariners Commons multi-family project on the northeast corner of Coast Highway/Morse St. Six (6) scenarios were analyzed, which included Existing, Existing + Project, Existing + Cumulative, Existing + Cumulative + Project, Horizon Year, and Horizon Year + Project. Operational findings by scenario are summarized below: 1) Under existing conditions, the study intersections are calculated to operate at LOS D or better while the segment is calculated to operate at LOS C. 2) Under existing + project conditions, the study intersections and street segment were calculated to operate at LOS D or better with no significant project impacts. 3) Under existing + cumulative conditions, the study intersections and street segment are calculated to operate at LOS D or better. 4) Under existing + cumulative + project conditions, the study intersections and street segment are calculated to operate at LOS D or better with no cumulatively considerable impacts. 5) Under horizon year conditions, the study intersections and segment are calculated to operate at LOS D or better, except for the intersections of Blvd at I-5 SB (LOS E PM) and Blvd at I-5 NB (LOS F PM). 6) Under horizon year + project conditions, the study intersections and segment are calculated to operate at LOS D or better, except for the intersections of Blvd at I-5 SB (LOS E PM) and Blvd at I-5 NB (LOS F PM). The project is calculated to have impacts to both of these aforementioned intersections. The project is calculated to have two horizon year impacts that include the intersections of 1) Blvd at I-5 SB and 2) Blvd at I-5 NB. The City of General Plan Circulation Element has documented these two locations with overriding considerations because roadway improvements are not possible at these two locations due to Traffic and Transportation 29 April 7, 2017

physical constraints. The City of General Plan Circulation Element further states If there are no feasible mitigation measures that would fully mitigate traffic impacts, the developer shall proposed, prepare and provide various mitigation measures, such as Traffic Management Center tools and resources, which may not include physical improvements to the impacted facility. Therefore, the project will require overrides to include the following improvements to help off-set the calculated impacts: 1) Install Polara Accessible Ped Signals (APS) with countdown timers at the following intersections: a. I-5 SB b. I-5 NB c. Blvd at Ditmar Street d. at Vine Street As part of the project, the following physical improvements are required to be completed by the applicant to the satisfaction of the City Engineer: 1) Widen Blvd to match the current Right-of-Way along the project frontage with installation of a sidewalk from Nevada Street (just west of the project site) to the existing sidewalk just west of Vine Street. It should also be noted that the widening of Boulevard and installation of the sidewalk from the project s boundary to Vine Street are design features of the City s proposed pump station upgrade project at Boulevard and Vine Street. The proposed hotel project would make the off-site sidewalk improvements if they have not already been implemented by the pump station upgrade prior to construction. 2) Construct the project driveway to allow right turns in, right-turns out, and left turns in. Egress left turns out of the site will not be allowed. The driveway will be required to have a partial center raised median in the TWLTL and a pork chop type of raised median at the driveway pan to control the movements (details included in Appendix M). 3) Improve Blvd/Ditmar St to allow westbound U-turns (details included in Appendix M). During final engineering, the City will also determine additional improvements to this intersection to address community concerns regarding accidents at this location. Measures may include special signal headers, advanced signal warning signage, or other methods. This will also include related signal hardware such as a new mast arm and pole along with widening the southeast corner to provide for re-striping to allow u-turns, along with a back-up battery. 4) The project would also include a 2.9 foot right-of-way dedication and restriping Boulevard to allow installation of new raised medians providing a left turn lane into the site and prohibiting left turns exiting the site. To facilitate access back to I-5, the project would make street improvements to allow U-turns at Ditmar Street (e.g., relocating the curb ramp and streetlight to widen the intersection). # # # Traffic and Transportation 30 April 7, 2017

PLEASE NOTE: APPENDICES A M ARE NOT INCLUDED HERE DUE TO THEIR LENGTH. ALL DATA SHEETS ARE ON FILE WITH THE CITY S PLANNING DIVISION AND MAY BE REVIEWED AT THAT LOCATION

Traffic and Transportation DRAFT 11622 El Camino Real, Suite 100, San Diego, CA 92130 Phone 619-890-1253, Fax 619-374-7247, Email: justin@losengineering.com September 23, 2015 Mr. Paul Drummond ABA Development, LLC 275 Sacramento Street, 8 th Floor San Francisco, CA 94111 Subject: Hotel Parking Demand Survey Dear Mr. Drummond: is pleased to provide this analysis of parking demand rates for hotels in the City of along with a comparison of parking rates with other local jurisdictions and against a national rate. The goal of the analysis is to recommend a parking rate for the proposed Fairfield Inn & Suites hotel on Boulevard between Vine Street and Nevada Street in the City of, CA. To perform the analysis, parking demand data for hotels with similar facilities in the City of along with parking data from an existing Fairfield Inn & Suite in Carlsbad were analyzed. Additionally, a comparison of published parking rates from nearby coastal cities and from the national Institute of Transportation Engineers (ITE) Parking Generation, 4 rd Edition, 2010 for hotels was compiled. Based on this information, a recommendation will be made for a parking rate based on historical parking demands and published rates. Hotels with similar amenities as the proposed project were selected for data collection. Common characteristics between all the hotels included continental breakfast but no on-site restaurant, limited or no meeting room(s), and targeted parking (i.e., parking lot not shared with other businesses). Some hotels had gyms and/or pools. The proposed Fairfield Inn & Suites includes up to 105 hotel rooms with a continental breakfast area, no meeting rooms, targeted parking, gym, and an outdoor pool. The listing of hotels with their amenities is shown in Table 1. Hotel information is provided in Attachment A. Table 1: Study Hotels and Amenities On-Site Outdoor Address Rooms Hotels Restaurant Pool Gym Meeting Room(s) Best Western 1680 Blvd 80 No Yes Yes Conference room(s) Comfort Suites 888 N. Coast Hwy 71 No Yes Yes 12 person meeting room Days Inn 1501 Carmel Dr 80 No Yes No None Ramada 1440 Mission Ave 66 No No No Business Center Carlsbad Hotel Fairfield Inn & Suites 1929 Palomar Oaks Way 100 No Yes Yes Business Center

Fairfield Inn & Suites Hotel Parking Demand Analysis Traffic and Transportation DRAFT Mr. Paul Drummond (9/23/15) A parking demand survey was conducted at the five aforementioned hotels on Thursday September 17, 2015 and on Saturday September 19, 2015 between 11 pm and midnight. Hotel room occupancy was obtained by contacting the front desk or through a query of online booking sites. The parking demand, room occupancy and corresponding parking rate per occupied room are shown in Table 2 for Thursday night and Table 3 for Saturday night. Table 2: Thursday (9/17/15) Parking Demand, Room Occupancy, and Parking Rate Hotels Rooms Parking Demand Hotel Occupancy at time of count Source of Hotel Occupancy Parking Rate per Occupied Room Best Western 80 40 (1) 57 Web 0.70 Comfort Suites 71 53 57 Front Clerk 0.93 Days Inn 80 24 30 Front Clerk 0.80 Ramada 66 38 56 Web 0.68 Average 0.78 Carlsbad Hotel Fairfield Inn & Suites 100 54 58 Front Clerk 0.93 Weekday Average Hotel Parking Rate Per Occupied Room 0.81 Notes (1) 35 vehicles occupying spaces plus 1 moving truck occupying 5 spaces = 40 occupied spaces. Table 3: Saturday (9/19/15) Parking Demand, Room Occupancy, and Parking Rate Hotels Rooms Parking Demand Hotel Occupancy at time of count Source of Hotel Occupancy Parking Rate per Occupied Room Best Western 80 64 (1) 80 Front Clerk 0.80 Comfort Suites 71 58 71 Front Clerk 0.82 Days Inn 80 69 80 Front Clerk 0.86 Ramada 66 61 66 Front Clerk 0.92 Average 0.85 Carlsbad Hotel Fairfield Inn & Suites 100 88 95 Front Clerk 0.93 Weekend Average Hotel Parking Rate Per Occupied Room 0.87 Notes (1) 59 vehicles plus 1 charter bus occupying 5 spaces = 64 occupied spaces. As shown above, an average weekday rate of 0.78 parking spaces per occupied room and an average weekend rate of 0.85 parking spaces per room were calculated based on a survey of four hotels. For comparison, a parking rate was also calculated for an open and operating Fairfield Inn & Suite located in Carlsbad. The Carlsbad Fairfield Inn & Suites had a slightly higher rate (0.93 weekday and weekend day) than the hotels; however, the individual and average rates were all below 1 space per occupied room. In 2008, conducted a similar survey of the four aforementioned hotels. The weekday average rate of the four hotels was 0.85 parking spaces per occupied room and 0.75 parking spaces per occupied room for a weekend day back in 2008 (data included in Attachment B. To compare hotel parking rates from nearby coastal cities, rates were collected for Carlsbad, Encinitas, Solana Beach, Del Mar, and City of San Diego in addition to. The rates ranged from 1.0 to 1.25 as shown in Table 4 (rates by agency are included in Attachment C). 2

Fairfield Inn & Suites Hotel Parking Demand Analysis Traffic and Transportation DRAFT Mr. Paul Drummond (9/23/15) Table 4: Other Coastal City Parking Requirements City Hotel Parking Requirements 1.2 per guest room; plus 1 per 50 sq. ft. banquet seating area. Carlsbad 1 for each room, plus 2 for every permanent residence; plus specified requirements for any other accessory uses. Meeting room requires 33% of maximum occupancy load. Encinitas 1.25 spaces for each bedroom, other principal, ancillary and/or accessory uses shall meet parking standards that restaurants in conjunction with hotel/motels may provide parking at the ratio of 1 space per 100 square feet of the area of the restaurant. Solana Beach 1 space for each guest unit, plus parking requirements for associated commercial uses, plus 1 space for each 50 sf. of gross floor area of main assembly room, plus 1 space for each employee at maximum shift. Del Mar 1.25 spaces for each room. (Note any additional uses within the hotel shall be calculated according to this section). San Diego 1.0 per room (outside a transit area) and 0.5 per room (within a transit area) The ITE Parking Generation, 4 rd Edition, 2010 weekday hotel parking rates range from 0.25 to 0.85 with an 85 th percentile of 0.75 vehicles per occupied room. The ITE weekend parking rates range from 0.58 to 0.75 with an 85 th percentile of 0.72 vehicles per occupied room. ITE rates are included in Attachment D. CONCLUSION The purpose of this analysis was to determine if a parking rate of less than 1.2 spaces per room as required by the City of could be recommended for the proposed Fairfield Inn & Suite hotel planned on Boulevard west of I-5. Parking rates by occupied room were calculated for a weekday and weekend day from four hotels with similar amenities as the proposed hotel in 2008 and in 2015. Additionally, parking rates were calculated from an existing open and operating Fairfield Inn & Suite hotel located in Carlsbad. The rates collected in and Carlsbad were below 1 parking space per occupied room. ITE has also documented observed parking rates at less than 1 parking space per occupied room. To account for maximum occupancy, the observed rates per occupied room should be applied to the number of physical rooms. The proposed Fairfield Inn & Suites hotel project with a planned parking supply of 1 space per room is higher than the historical 2008 survey, the current 2015 survey, and ITE rates. It is recommended that the Fairfield Inn & Suite hotel project be allowed to proceed with a parking rate of 1 space per room. Sincerely, Justin Rasas, P.E.(RCE 60690), PTOE Principal and Officer of Attachments 3

ATTACHMENT A Information on Hotels Surveyed 4

HotelsOne worldwide hotel reservations network English U.S. dollar (USD) Home > United States of America > California > > Best Western Inn Best Western Inn 1680 Blvd,, California 92054, US Book online or call us: 855 213 0582 My Booking Customer Service More photos Prices Photos Reviews Reviews TripAdvisor Map Facilities Hotel info Policies Property Location With a stay at Best Western Inn in, you'll be convenient to California Surf Museum and Pier. This hotel is within close proximity of Camp Pendleton Marine Corps Base and Carlsbad State Beach. Rooms Make yourself at home in one of the 80 air conditioned guestrooms. Rooms have private patios. Cable television is provided for your entertainment. Conveniences include complimentary newspapers and coffee/tea makers, as well as phones with free local calls. Rec, Spa, Premium Amenities Take advantage of recreational opportunities offered, including an outdoor pool, a spa tub, and a fitness center. This hotel also features complimentary wireless Internet access, concierge services, and a television in the lobby. Dining A complimentary continental breakfast is included. Business, Other Amenities Featured amenities include a business center, express check out, and complimentary newspapers in the lobby. Event facilities at this hotel consist of a conference center, conference space, and meeting rooms. Free self parking is available onsite. [Close] Hotel Rooms : 80 Hotel Chain : Best Western Check Availability for Best Western Inn Lowest Price Guarantee! Check in date: Day Month Check out date: Day Month Rooms Adults Children 1 Room 1 2 0 5

HotelsOne worldwide hotel reservations network English U.S. dollar (USD) Home > United States of America > California > > Comfort Suites Marina Comfort Suites Marina Book online or call us: 855 213 0582 My Booking Customer Service 888 N Coast Hwy,, California 92054, US More photos Prices Photos Reviews Reviews TripAdvisor Map Facilities Hotel info Policies Property Location Centrally located in, Comfort Suites Marina is minutes from California Surf Museum and Pier. This family friendly hotel is within the vicinity of Camp Pendleton Marine Corps Base and Mission San Luis Rey Church. Rooms Make yourself at home in one of the 71 air conditioned rooms featuring refrigerators and flat screen televisions. Complimentary wired and wireless Internet access keeps you connected, and cable programming provides entertainment. Private bathrooms with shower/tub combinations feature complimentary toiletries and hair dryers. Conveniences include safes and desks, and housekeeping is provided daily. Rec, Spa, Premium Amenities Don t miss out on the many recreational opportunities, including an outdoor pool, a spa tub, and a fitness center. Dining A complimentary buffet breakfast is served daily. Business, Other Amenities Featured amenities include a 24 hour business center, express check in, and express check out. Planning an event in? This hotel has facilities measuring 500 square feet (45 square meters), including a meeting room. Free self parking is available onsite. [Close] Hotel Rooms : 71 Hotel Chain : Comfort Suites Check Availability for Comfort Suites Marina Lowest Price Guarantee! Check in date: Day Month Check out date: Day Month Rooms Adults Children 6

HotelsOne worldwide hotel reservations network English U.S. dollar (USD) Home > United States of America > California > > Days Inn Days Inn 1501 Carmelo Dr,, California 92054, US Book online or call us: 855 213 0582 My Booking Customer Service More photos Prices Photos Reviews TripAdvisor Map Facilities Hotel info Policies Property Location When you stay at Days Inn in, you'll be by the ocean and convenient to Camp Pendleton Marine Corps Base and California Surf Museum. This motel is within the vicinity of Pier and Mission San Luis Rey Church. Rooms Make yourself at home in one of the 80 guestrooms featuring refrigerators and microwaves. Flat screen televisions with cable programming provide entertainment, while complimentary wireless Internet access keeps you connected. Private bathrooms with shower/tub combinations feature deep soaking bathtubs and complimentary toiletries. Conveniences include safes and complimentary newspapers, and housekeeping is provided daily. Rec, Spa, Premium Amenities Don t miss out on recreational opportunities including an outdoor pool and a spa tub. Dining A complimentary continental breakfast is served daily. Business, Other Amenities Featured amenities include a business center, complimentary newspapers in the lobby, and dry cleaning/laundry services. Free self parking is available onsite. [Close] Hotel Rooms : 80 Hotel Chain : Days Inn Check Availability for Days Inn Lowest Price Guarantee! Check in date: Day Month Check out date: Day Month Rooms Adults Children 1 Room 1 2 0 7

HotelsOne worldwide hotel reservations network English U.S. dollar (USD) Home > United States of America > California > > Ramada Ramada 1440 Mission Avenue,, California 92054, US Book online or call us: 855 213 0582 My Booking Customer Service More photos Prices Photos Reviews Reviews TripAdvisor Map Facilities Hotel info Policies Property Location Located in, Ramada is convenient to California Surf Museum and Pier. This family friendly hotel is within the vicinity of Camp Pendleton Marine Corps Base and Mission San Luis Rey Church. Rooms Make yourself at home in one of the 66 air conditioned rooms featuring refrigerators and microwaves. Cable television is provided for your entertainment. Conveniences include safes and coffee/tea makers, and you can also request cribs/infant beds (complimentary). Rec, Spa, Premium Amenities Enjoy the recreation opportunities such as a fitness center or make use of other amenities including complimentary wireless Internet access. Dining Grab a bite from a grocery/convenience store serving guests of Ramada. Business, Other Amenities Featured amenities include complimentary high speed (wired) Internet access, a business center, and laundry facilities. Free self parking is available onsite. [Close] Hotel Rooms : 66 Hotel Chain : Ramada Check Availability for Ramada Lowest Price Guarantee! Check in date: Day Month Check out date: Day Month Rooms Adults Children 1 Room 1 2 0 Reviews Hotel Facilities Hotel info Hotel Policies 8

HotelsOne worldwide hotel reservations network English U.S. dollar (USD) Home > United States of America > California > Carlsbad > Fairfield Inn & Suites San Diego Carlsbad Fairfield Inn & Suites San Diego Carlsbad Book online or call us: 855 213 0582 My Booking Customer Service 1929 Palomar Oaks Way, Carlsbad, California 92011, US More photos Prices Photos Reviews TripAdvisor Map Facilities Hotel info Policies Property Location When you stay at Fairfield Inn & Suites San Diego Carlsbad in Carlsbad, you'll be in the business district and close to Legoland California and Carlsbad Premium Outlets. This hotel is within close proximity of Sealife Aquarium and Flower Fields of Carlsbad. Rooms Make yourself at home in one of the 100 air conditioned rooms featuring refrigerators and microwaves. Complimentary wireless Internet access keeps you connected, and satellite programming is available for your entertainment. Bathrooms have shower/tub combinations and hair dryers. Conveniences include desks and coffee/tea makers, as well as phones with free local calls. Rec, Spa, Premium Amenities Take advantage of recreation opportunities including an outdoor pool and a fitness center. Additional amenities include complimentary wireless Internet access, a fireplace in the lobby, and a television in the lobby. Dining Grab a bite from a grocery/convenience store serving guests of Fairfield Inn & Suites San Diego Carlsbad. Business, Other Amenities Featured amenities include complimentary high speed (wired) Internet access, a business center, and a computer station. Planning an event in Carlsbad? This hotel has 600 square feet (56 square meters) of space consisting of meeting rooms and a meeting room. Free self parking is available onsite. [Close] Hotel Rooms : 100 Hotel Chain : Fairfield Inn Check Availability for Fairfield Inn & Suites San Diego Carlsbad Lowest Price Guarantee! Available rooms from Tue 22 Sep 2015 to Wed 23 Sep 2015, for 1 night, 1 Room, 2 Adults Change Dates Room type per room per night Reservations 9 US$ 129

ATTACHMENT B Parking Demand Survey from 2008 10

ATTACHMENT C Agency Parking Requirements 12

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j. k. l. m. n. Farmers Market / Flea Market Feed Store Financial Services Grocery Store Home Occupation, Bed and Breakfast 1 for each vendor plus 1 for each 200 square feet of common area 1 for each 200 square feet of common area plus 1 loading space 1 for each employee, plus 1 for every 250 square feet of gross floor area; drive-in window requires a minimum of 6 stacking spaces for each drive-in window (window space counts as a stacking space), in addition to parking spaces. 1 space per 200 square feet for the first 15,000 square feet of gross floor area; then, one space per 250 square feet for the next 45,000 square feet of gross floor area; then, one space per 300 square feet for the gross floor area that exceeds 60,000 square feet, plus a minimum of 1 loading space 1 for each room, plus 2 for every permanent residence; plus specified requirements for any other accessory uses. Meeting room requires 33% of maximum occupancy load. USE CATEGORY SPECIFIC USE TYPE MINIMUM NUMBER OF VEHICLE SPACES (SEE SUBSECTION (E)(1)(A) MEASUREMENT RULES) o. Maximum of 2 permanent spaces in addition to Home Occupation, Sales and Service requirement for dwelling p. 1 for each room, plus 2 for every permanent Hotel / Motel residence; plus specified requirements for any other accessory uses. Meeting room requires 33% of maximum occupancy load. q. 1 for every 500 square feet of gross floor area; Industrial Equipment and Supplies plus a minimum of 1 loading space r. Laboratory, Medical 1 for each employee on the largest shift s. Laboratory, Scientific/Research 1 for each employee on the largest shift t. 1 for each employee on the largest shift1 for Landscaping Material Sales / Nursery every 200 square feet of sales and display area u. Manufactured Homes and Buildings / Mobile Homes, Sales and Service 1 for every 200 square feet of office space, plus 1 for each employee v. 1 for every 200 square feet of office space, plus 1 Outdoor Sales, Repairs and Activities for each employee w. 2 for every personal service station (e.g. chair, Personal Service table), or, if there are no personal service stations, 33% of maximum occupancy load, plus 1 for each employee x. y. Rentals and Sales of Farm Implements, Equipment and Vehicles Restaurant 1 for each employee, plus 1 for every 600 square feet of gross floor area (this shall not include the space provided for vehicles for sale or lease) 1 for every 4 seats, plus 1 for each employee on largest shift 15

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