2021-02-08 Wave Project VMT Analysis Evaluation1
From:John Kain <jkain@urbanxroads.com>
Sent:Monday, February 8, 2021 11:07 AM
To:Nicole Criste (Contract Planner); Steve Libring; Cheri Flores; Farhad Iranitalab; Garrett Simon
Cc:Bryan McKinney; Marlie Whiteman; Janette Cachola; mrowe@msaconsultinginc.com
Subject:RE: Wave Project VMT Analysis
Attachments:12615-12 Revised VMT Eval (2021.02.08).pdf; 12615-12 Revised VMT Eval.docx
Follow Up Flag:Follow up
Flag Status:Completed
EXTERNAL:This message originated outside of the City of La Quinta.Please use proper judgement and caution when opening
attachments,clicking links or responding to requests for information.
All The revised draft Coral Mountain Specific Plan Vehicle Miles Traveled VMT)Analysis is attached.The Word doc is
also attached in track changes mode so that text edits can be readily identified.
Warm regards,
John
JOHN KAIN
Principal
949)375 2435 Mobile
urbanxroads.com
From:Nicole Criste ncriste@terranovaplanning.com>
Sent:Tuesday,January 26,2021 11:11 AM
To:John Kain jkain@urbanxroads.com>;Steve Libring SLibring@willdan.com>;Cheri Flores
clflores@laquintaca.gov>;Farhad Iranitalab FIranitalab@willdan.com>;Marlie Whiteman
mwhiteman@urbanxroads.com>;Garrett Simon gsimon@meriwetherco.com>
Cc:Bryan McKinney Bmckinney@laquintaca.gov>
Subject:Re:Wave Project VMT Analysis
All,
You will get a conference call Outlook invite for 10 AM Tuesday,February 2 from Kim Cuza in my office shortly.
Nicole Sauviat Criste
Principal
TERRA NOVA PLANNING & RESEARCH, INC.®
42635 Melanie Place, Ste 101
PALM DESERT, CA. 92211
760) 341-4800
FAX#: 760-341-4455
E-Mail: ncriste@terranovaplanning.com
2
From:John Kain jkain@urbanxroads.com>
Date:Tuesday,January 26,2021 at 11:05 AM
To:Steve Libring SLibring@willdan.com>,Cheri Flores clflores@laquintaca.gov>,Farhad Iranitalab
FIranitalab@willdan.com>,Nicole Criste ncriste@terranovaplanning.com>,Marlie Whiteman
mwhiteman@urbanxroads.com>,Garrett Simon gsimon@meriwetherco.com>
Cc:Bryan McKinney Bmckinney@laquintaca.gov>
Subject:RE:Wave Project VMT Analysis
Tuesday Feb 2)at 10am works for me.
JOHN KAIN
Principal
949)375 2435 Mobile
urbanxroads.com
From:Steve Libring SLibring@willdan.com>
Sent:Tuesday,January 26,2021 10:24 AM
To:Cheri Flores clflores@laquintaca.gov>;Farhad Iranitalab FIranitalab@willdan.com>;Nicole Criste Contract
Planner)ncriste@Terranovaplanning.com>;John Kain jkain@urbanxroads.com>;Marlie Whiteman
mwhiteman@urbanxroads.com>;Garrett Simon gsimon@meriwetherco.com>
Cc:Bryan McKinney Bmckinney@laquintaca.gov>
Subject:Re:Wave Project VMT Analysis
Tuesday also works for me you all pick time what works for you.
From:Cheri Flores clflores@laquintaca.gov>
Sent:Tuesday,January 26,2021 10:11 AM
To:Farhad Iranitalab FIranitalab@willdan.com>;Nicole Criste Contract Planner)ncriste@Terranovaplanning.com>;
John Kain jkain@urbanxroads.com>;Marlie Whiteman mwhiteman@urbanxroads.com>;Garrett Simon
gsimon@meriwetherco.com>
Cc:Steve Libring SLibring@willdan.com>;Bryan McKinney Bmckinney@laquintaca.gov>
Subject:RE:Wave Project VMT Analysis
Tuesday is good for me.
Cheri L. Flores | Planning Manager
City of La Quinta
78495 Calle Tampico La Quinta, CA 92253
Ph. 760-777-7067
www.laquintaca.gov
PLEASE NOTE: City Hall is closed to the public due to the current Stay-At-Home orders
regarding COVID-19. All services are available via phone, email or online web portal.
Please contact City staff if you need assistance at (760) 777-7125.
3
From:Farhad Iranitalab FIranitalab@willdan.com>
Sent:Tuesday,January 26,2021 10:09 AM
To:Nicole Criste Contract Planner)ncriste@Terranovaplanning.com>;John Kain jkain@urbanxroads.com>;Marlie
Whiteman mwhiteman@urbanxroads.com>;Garrett Simon gsimon@meriwetherco.com>
Cc:Steve Libring SLibring@willdan.com>;Bryan McKinney Bmckinney@laquintaca.gov>;Cheri Flores
clflores@laquintaca.gov>
Subject:RE:Wave Project VMT Analysis
EXTERNAL:This message originated outside of the City of La Quinta.Please use proper judgement and caution when opening
attachments,clicking links or responding to requests for information.
Tuesday:10 AM to 3 PM This works for me
Wednesday:1 PM to 4 PM Does not fit my schedule
Thanks
Farhad Iranitalab, PE, TE
Traffic Engineer
Willdan Engineering
Comprehensive. Innovative. Trusted.
T. 562.368.4893
C. 562.2366772
From:Nicole Criste ncriste@terranovaplanning.com>
Sent:Tuesday,January 26,2021 10:06 AM
To:Farhad Iranitalab FIranitalab@willdan.com>;John Kain jkain@urbanxroads.com>;Marlie Whiteman
mwhiteman@urbanxroads.com>;Garrett Simon gsimon@meriwetherco.com>
Cc:Steve Libring SLibring@willdan.com>;Bryan McKinney Bmckinney@laquintaca.gov>;Cheri Flores
clflores@laquintaca.gov>
Subject:Re:Wave Project VMT Analysis
Good Morning Everyone,
City staff can’t make Thursday work,so would any of the following work for everyone:
Tuesday:10 AM to 3 PM
Wednesday:1 PM to 4 PM
Nicole Sauviat Criste
Principal
TERRA NOVA PLANNING & RESEARCH, INC.®
42635 Melanie Place, Ste 101
PALM DESERT, CA. 92211
760) 341-4800
FAX#: 760-341-4455
E-Mail: ncriste@terranovaplanning.com
From:Farhad Iranitalab FIranitalab@willdan.com>
Date:Tuesday,January 26,2021 at 7:57 AM
To:John Kain jkain@urbanxroads.com>,Nicole Criste ncriste@terranovaplanning.com>,Marlie Whiteman
4
mwhiteman@urbanxroads.com>,Garrett Simon gsimon@meriwetherco.com>
Cc:Steve Libring SLibring@willdan.com>,Bryan McKinney Bmckinney@laquintaca.gov>,Cheri Flores
clflores@laquintaca.gov>
Subject:RE:Wave Project VMT Analysis
Good morning Nicole,
My availability is in Blue.
Thursday between 10:30am and 1:30pm I am also open
Thursday between 3:30pm and 5pm I am also open
Friday between 8:30am and 10am Not available
Friday between 1:30pm and 5pm Not available
Monday between 1:30pm and 5pm Not available
Thanks
Farhad Iranitalab, PE, TE
Traffic Engineer
Willdan Engineering
Comprehensive. Innovative. Trusted.
T. 562.368.4893
C. 562.2366772
From:John Kain jkain@urbanxroads.com>
Sent:Monday,January 25,2021 6:09 PM
To:Nicole Criste ncriste@terranovaplanning.com>;Marlie Whiteman mwhiteman@urbanxroads.com>;Garrett Simon
gsimon@meriwetherco.com>
Cc:Farhad Iranitalab FIranitalab@willdan.com>;Steve Libring SLibring@willdan.com>;Bryan McKinney
Bmckinney@laquintaca.gov>;Cheri Flores clflores@laquintaca.gov>
Subject:RE:Wave Project VMT Analysis
Nicole I am available for a conference call at these times:
Thursday between 10:30am and 1:30pm
Thursday between 3:30pm and 5pm
Friday between 8:30am and 10am
Friday between 1:30pm and 5pm
Monday between 1:30pm and 5pm
There appears to be a fundamental concern that resort trips are longer than the data extracted from the latest version
of RIVTAM.In our opinion,such concerns regarding resort uses,especially private membership resort uses,need to be
balanced by the fact that resorts do not generate the commute activity associated with typical homes and
businesses.Peak hour traffic is abated by such uses,especially when restaurant and recreation and retail and service
functions are available on site.The resort area arrival”and resort area departure”trips,where the City Traffic
Engineer’s concerns appear to be focused,are certainly longer than the overall average trip length data for the
project.But other project trips are shorter or even captured on site.And the resort area arrival”and resort area
departure”trips may not be as long as implied by the City Traffic Engineer’s concerns.This is because out of region
travelers often make intermediate stops auto fuel,restroom break,food for travel,food for the resort stay,etc)in the
course of traveling to or from a resort property.In such cases,VMT is appropriately measured to the intervening
commercial or service stop location.
5
Although RIVTAM certainly has limitations,it has been adjusted for application in Coachella Valley,and it incorporates
the 5 county region as a focused version of the SCAG RTP model..Coral Mountain is proposed to consist of an ideal mix
of uses within a private resort context.We believe that he results of our VMT assessment,based upon City guidelines,
are reasonable.It is also important to note that many of our VMT assessments are identifying significant and
unavoidable VMT impacts.Coral Mountain is quite literally an exception.
JOHN KAIN
Principal
949)375 2435 Mobile
urbanxroads.com
From:Nicole Criste ncriste@terranovaplanning.com>
Sent:Monday,January 25,2021 4:06 PM
To:John Kain jkain@urbanxroads.com>;Marlie Whiteman mwhiteman@urbanxroads.com>;Garrett Simon
gsimon@meriwetherco.com>
Cc:Farhad Iranitalab FIranitalab@willdan.com>;Steve Libring SLibring@willdan.com>;Bryan McKinney
Bmckinney@laquintaca.gov>;Cheri Flores clflores@laquintaca.gov>
Subject:Wave Project VMT Analysis
John and Marlie,
Please find attached the City Traffic Engineer’s comments on your revised VMT analysis and associated response to
comments.I think it would be most productive to have a meeting or call to discuss the remaining issues and come to a
consensus on what needs to still be done.Please let me know your availability for either the end of this week or the
beginning of next week,and we will put together a Zoom meeting.
Thanks,
Nicole
Nicole Sauviat Criste
Consulting Planner
City of La Quinta
TERRA NOVA PLANNING & RESEARCH, INC.®
42635 Melanie Place, Ste 101
PALM DESERT, CA. 92211
760) 341-4800
FAX#: 760-341-4455
E-Mail: ncriste@terranovaplanning.com
12615 12 Revised VMT Eval.docx
February 8,2021
Mr.Garret Simon
CM Wave Development,LLC
2440 Junction Place,Suite 200
Boulder,CO 81301
SUBJECT:CORAL MOUNTAIN SPECIFIC PLAN VEHICLE MILES TRAVELED VMT)ANALYSIS
Dear Mr.Garret Simon:
The following vehicle miles traveled VMT)analysis has been prepared for the proposed Coral Mountain
Specific Plan Project)in the City of La Quinta.For VMT analysis purposes,the Project consists of a
master planned themed resort comprised of the following land uses:
The Wave Basin a private recreation facility)..
A 150 key hotel with 1,900 square feet bar,1,400 square feet restaurant,4,200 square feet
kitchen,1,100 rooftop bar,1,200 pool bar grill,and 4,200 square feet spa)
104 attached dwelling units
496 detached dwelling units
60,000 square feet of retail
Wave village area with 900 square feet shape studio,1,600 square feet surf shop,3,000
square feet board room,1,800 square feet surf lounge/living room,800 square feet surf
classroom,a fitness pavilion,1,400 square feet high performance center,and 5,500 square
feet beach club)
The farm area with 2,100 square feet barn,2,500 square feet greenhouse,1,400 square feet
equipment barn,300 square feet tool shed,1,200 square feet family camp,4,500 square feet
gym,2,000 square feet outfitters,and 2,000 square feet locker rooms)
In addition,the back of house complex consists of 9,500 square feet resort operations,1,500 square feet
wave operations,and 1,000 square feet guardhouses.These back of house uses are also accounted for
in the Project trip rates utilized in the Coral Mountain Specific Plan Traffic Impact Analysis October 27,
2020).
BACKGROUND
Changes to California Environmental Quality Act CEQA)Guidelines were adopted in December 2018,
which require all lead agencies to adopt VMT as a replacement for automobile delay based level of
service LOS)as the new measure for identifying transportation impacts for land use projects.This
Mr.Garret Simon
CM Wave Development,LLC
February 8,2021
Page 2
12615 12 Revised VMT Eval.docx
statewide mandate was implemented on July 1,2020.To aid in this transition,the Governor’s Office of
Planning and Research OPR)released a Technical Advisory on Evaluating Transportation Impacts in
CEQA December of 2018)Technical Advisory).1)
Based on OPR’s Technical Advisory,the City of La Quinta has prepared their Vehicle Miles Traveled
Analysis Policy City Guidelines).2)This analysis has been prepared based on the adopted City
Guidelines.
VMT ANALYSIS METHODOLOGY
The Vehicle Miles Traveled Analysis Policy June 2020)La Quinta Guidelines)are consistent with the
VMT analysis methodology recommended by OPR.As outlined in the La Quinta Guidelines,a Mixed Use
project such as Coral Mountain,which includes both residential and non residential uses has each type
of uses analyzed independently,applying the following significance thresholds for each land use
component:
For Residential Uses,VMT per resident exceeding a level of 1)15 percent below the Citywide per resident
VMT OR 2)15 percent below regional VMT per resident,whichever is more stringent
For Retail Uses Includes Hotels),a net increase in the total existing VMT for the region.
PROJECT SCREENING
The La Quinta Guidelines provide details on appropriate screening thresholds”that can be used to
identify when a proposed land use project is anticipated to result in a less than significant impact
without conducting a more detailed analysis.Screening thresholds are broken into three types:
Transit Priority Area TPA)Screening
Low VMT Area Screening
Project Type Screening
A land use project need only to meet one of the above screening thresholds to result in a less than
significant impact.
For the purposes of this analysis,the initial VMT screening process has been conducted using the
Riverside County Transportation Analysis Model RIVTAM).
TPA SCREENING
Consistent with guidance identified in the Technical Advisory,projects located within a Transit Priority
Area TPA)may be presumed to have a less than significant impact.A TPA is defined as within mile of:
1) an existing major transit stop”containing a rail transit station served by either bus services or
rail transit service,or the intersection of two or more major bus routes with a frequency of service
interval of 15 minutes or less during the morning and afternoon peak commute periods)or
2
Mr.Garret Simon
CM Wave Development,LLC
February 8,2021
Page 3
12615 12 Revised VMT Eval.docx
2) an existing stop along a high quality transit corridor”a corridor with fixed route bus service
with service intervals no longer than 15 minutes during peak commute hours)
The Project site is not located within mile of an existing major transit stop,or along a high quality
transit corridor.
The TPA screening threshold is not met.
LOW VMT AREA SCREENING
The La Quinta Guidelines also states that,residential and office projects located within a low VMT
generating area may be presumed to have a less than significant impact absent substantial evidence to
the contrary.In addition,other employment related and mixed use land use projects may qualify for the
use of screening if the project can reasonably be expected to generate VMT per resident,per worker,or
per service population that is similar to the existing land uses in the low VMT area.”The sub regional
Riverside County Transportation Analysis Model RIVTAM)is used to measure VMT performance within
individual traffic analysis zones TAZs).An estimate of the VMT in the Project’s physical location was
calculated to determine the relevant TAZ’s VMT as compared to the jurisdictional average see
Attachment A).The Project is located in TAZ 4742 and would not appear to be within a low VMT
generating TAZ.Exhibit 1 shows the Project area RIVTAM traffic analysis zones.
The Low VMT Area screening threshold is not met.
PROJECT TYPE SCREENING
The retail component of the Project is anticipated to serve the local area.The La Quinta Guidelines allow
retail projects of less than 50,000 square feet to be screened out if the project is serving the local area.
Because the retail component of the Project is more than 50,000 square feet,the retail portion of the
Project is not screened out.The La Quinta Guidelines identify projects that are local serving by nature,
or that generate fewer than 110 daily vehicle trips be presumed to have a less than significant impact
on VMT.Based on the Project’s trip generation,the Project is not considered a local serving or small
enough to not warrant assessment,therefore,the Project would not be eligible to screen out based on
project type screening.
The Project Type screening threshold is not met.
Since none of the project level screening criteria were met,a project level VMT analysis has been
prepared.
PROJECT VMT ASSESSMENT
The VMT projections are based upon an updated version of the Riverside County Transportation Analysis
Model RIVTAM)which became available in the CVAG region during 2016.RIVTAM is consistent with
the SCAG draft 2016 RTP for the CVAG Transportation Project Prioritization Study TPPS)2040 project.
3
Mr.Garret Simon
CM Wave Development,LLC
February 8,2021
Page 4
12615 12 Revised VMT Eval.docx
Travel Demand Models such as RIVTAM are broadly considered to be amongst the most accurate of
available tools to assess regional and sub area VMT.While the Southern California Association of
Governments SCAG)maintains the regional travel demand model as a part of the Regional
Transportation Plan/Sustainable Communities Strategy program RTP/SCS),Riverside County maintains
RIVTAM as a focused version of the regional model in support of travel forecasting needs of the various
agencies and jurisdictions within the County.The latest available version of RIVTAM has been
determined to be the best fit for developing the VMT thresholds as it has the most up to date land use
information for the County,as well as refined zonal structure within the County.
The 2040 Future Year model scenario is used for the cumulative conditions in the County.The five other
counties included in the model Ventura County,Los Angeles County,Orange County,San Bernardino
County,and Imperial County)are contributors to the trips to/from Riverside County during a typical
weekday.
Socioeconomic data SED)and other model inputs are associated with each TAZ.Out of several different
variables in the model SED,the VMT analysis mainly focused on population,households and employment
that are used in the trip generation component.The model runs a series of complex steps to estimate
daily trip productions and attractions by various trip purposes for each TAZ.The trip purposes are listed
below.
1.Home Based Work Direct HBWD)
2.Home Based Work Strategic HBWS)
3.Home Based School HBSC)
4.Home Based College and University HBCU)
5.Home Based Shopping HBSH)
6.Home Based Serving Passenger HBSP)
7.Home Based Other HBO)
8.Work Based Other WBO)
9.Other Based Other OBO)
Productions and attractions are computed by RIVTAM for each trip purpose,and trip lengths are derived
for each zone pair from the respective skim matrices in the model to compute the production and
attraction VMT by purpose.
RIVTAM is therefore a useful tool to estimate VMT as it considers interaction between different land
uses based on socio economic data such as population,households,income,and employment.The La
Quinta Guidelines identifies RIVTAM as the appropriate tool for conducting VMT analysis for land use
projects in Riverside County.
Project VMT has been calculated using the most current version of RIVTAM.Adjustments in socio
economic data SED)i.e.,population and employment)have been made to a separate TAZ within the
RIVTAM model to reflect the Project’s proposed population and employment uses.Separate TAZs are
used to isolate the Project’s VMT.
4
Mr.Garret Simon
CM Wave Development,LLC
February 8,2021
Page 5
12615 12 Revised VMT Eval.docx
Table 1 summarizes the service population population and employment)estimates for the Project.It
should be noted that the employment estimates have been developed from land use to employment
generation factors from the Riverside County General Plan but modified for the specific Project
characteristics and then confirmed with the Client.The wave basin and ancillary resort land uses are
private,for use of residents and resort hotel guests.Although the Project employment is a mix of service
and retail employment,the City of La Quinta guidelines are explicit indicating that the hotel land uses
are categorized as retail uses for the purposes of VMT analysis.
TABLE 1:POPULATION AND EMPLOYMENT ESTIMATES
Land Use Estimated Service Population
Residential 1,698 Residents
Hotel Wave Basin 434 Employees
Commercial Retail 240 Employees
Hotel 300 Hotel Occupants
Total:2,672 Service Population
Adjustments to population and employment factors for the Project TAZ were made to the RIVTAM base
year model 2012)and the cumulative year model 2040).Each model was then run with the updated
SED factors included for the Project TAZ.
PROJECT RESIDENTIAL VMT CALCULATION
Consistent with recommendations contained in the La Quinta Guidelines,the residential calculation of
VMT is based upon the home based project generated VMT per population.This calculation focuses on
the occupants of dwelling units within the Project land uses,whereas hotel occupants,wave basin
visitors and retail patrons are evaluated separately using the boundary method discussed below.Table
2 shows the home based VMT associated with the Project for both baseline and cumulative conditions.
VMT estimates are provided for both the base year model 2012)and cumulative year model 2040),and
linear interpolation was used to determine the Project’s home based baseline 2020)VMT.
TABLE 2:BASELINE AND CUMULATIVE PROJECT RESIDENTIAL HOME BASED VMT
Project 2012 Project 2040 Project 2020
interpolated)
Residents 1,698 1,698 1,698
VMT 19,437 20,642 19,773
VMT Resident 11.45 12.14 11.64
5
Mr.Garret Simon
CM Wave Development,LLC
February 8,2021
Page 6
12615 12 Revised VMT Eval.docx
For baseline 2020)conditions,the residential portion of the Project generates 19,773 Home Based VMT.
There are an estimated 1,698 Project residents.The result is approximately 11.64 home based VMT
Capita for the 2020 Baseline with Project conditions.In addition,the cumulative 2040)Project scenario
results in approximately 12.14 VMT SP.
For comparison purposes,Citywide home based VMT estimates have been also developed from the
with Project”RIVTAM model run for baseline conditions.Once total home based VMT for the area is
calculated,total area VMT is then normalized by dividing by the population as shown on Table 3.
TABLE 3:BASE YEAR CITYWIDE HOME BASED VMT
Category City of La Quinta
VMT 544,993
Population 42,000
VMT Resident 12.98
The estimates of baseline residential home based Project VMT Capita are compared to the City of La
Quinta VMT of 12.98 home based VMT Capita.The City of La Quinta guidelines indicate that residential
VMT exceeding the threshold of 15 percent below the Citywide VMT per resident 11.03 VMT capita)
represents a Project impact.The Project home based VMT Capita of 11.64 is greater than the City VMT
Capita threshold,indicating a potentially significant VMT.
The Project home based VMT Capita of 11.64 equates to an average home based VMT Dwelling Unit
of 32.94.As a private resort,home based travel to and from the Project includes less of the commute
activity associated with typical suburban homes.Some Project vehicle trips will be longer and some
shorter than the average Project home based VMT Dwelling Unit of 32.94.With restaurant and
recreation and retail and service functions available on site,some of the home based Project trips are
shorter or even captured as pedestrian or bicycle interactions.However,this is balanced by the
occurrence of resort area arrival”and resort area departure”trips,which are on the lengthier side of
the range of home based trips included in the average trip length data for the Project residential units.
On any given day,some of the Project residential units will generate departures or arrivals to and from
locations outside of Coachella Valley.These resort area arrival”and resort area departure”trips for
out of valley travelers often make intermediate stops auto fuel,restroom break,food for travel,food
for the resort stay,etc)while traveling to or from a resort property from locations far away.In such
cases,VMT is appropriately measured to the intervening commercial or service stop location.
Considering the unique trip making characteristics of the residential portion of this proposed
development,the Project home based VMT datasets derived from RIVTAM appear to be reasonable
estimates of average daily activity associated residential units in the Project,separate from the Project
non residential uses.
6
Mr.Garret Simon
CM Wave Development,LLC
February 8,2021
Page 7
12615 12 Revised VMT Eval.docx
PROJECT EMPLOYMENT IMPACT ON VMT
As noted above,the VMT analysis methodology for retail uses including hotels)focuses on the net
increase in the total existing VMT for the region.The project consists of approximately 674 employees,
including 240 employees associated with the 60,000 square feet of neighborhood shopping center retail
uses and 434 employees associated with the hotel and wave basin uses.
Travel activity associated with total link level VMT was extracted from the without Project
employment”and with Project employment”RIVTAM model run for 2012 and 2040 conditions,then
interpolated for baseline 2020)conditions.This methodology is commonly referred to as boundary
method”and includes the total VMT for all vehicle trips with one or both trip ends within a specific
geographic area.
The boundary method”VMT per service population for the CVAG subregion is utilized to normalize VMT
into a standard unit for comparison purposes,focusing on the total population and employment in the
Coachella Valley.Once total VMT for the area is calculated,total area VMT is then normalized by
dividing by the respective service population i.e.,population and employment of the Coachella Valley)
as shown on Table 4.
To determine whether there is a significant impact using the boundary method,CVAG area VMT with
the project employment is compared to without project conditions.
TABLE 4:BASE YEAR SUB REGIONAL LINK LEVEL VMT
Without Project
Employment
With Project
Employment
VMT Interacting with CVAG Area 15,173,739 15,166,580
CVAG Area Population 510,550 510,550
CVAG Area Employment 193,090 193,764
VMT Service Population 21.56 21.53
The CVAG subregion VMT SP without Project employment is estimated at 21.56,whereas with the
Project employment,the CVAG subregion VMT is estimated at 21.53.The project’s effect on VMT for
non residential uses)is not considered significant because it results in a cumulative link level boundary
CVAG VMT per service population decrease under the plus project condition compared to the no project
condition.
PROJECT DESIGN FEATURES FOR VMT REDUCTION
Transportation demand management TDM)strategies have been evaluated for the purpose of reducing
VMT impacts determined to be potentially significant.Quantifying Greenhouse Gas Mitigation Measures
CAPCOA,2010)provides information on individual measures for potential reduction in VMT.Of the 50
transportation measures presented by CAPCOA,approximately 41 are applicable at a building and site
7
Mr.Garret Simon
CM Wave Development,LLC
February 8,2021
Page 8
12615 12 Revised VMT Eval.docx
level.The remaining 9 measures are functions of,or depend on,site location and/or actions by local and
regional agencies or funders.
On page 58 of the CAPCOA 2010 document,ten percent is referenced as the maximum reduction when
combining multiple mitigation strategies for the suburban place type characterized by dispersed,low
density,single use,automobile dependent land use patterns)and requires a project to contain a diverse
land use mix,workforce housing,and project specific transit.The maximum percent reductions were
derived from a limited comparison of aggregate citywide VMT performance rather than based on data
comparing the actual performance of VMT reduction strategies in the place type.
Even under the most favorable circumstances,projects located within a suburban context,such as the
proposed Project evaluated here,can realize a maximum 10 percent reduction in VMT through
implementation of feasible TDM measures.The Project incorporates design features and attributes
promoting trip reduction.
Because these features/attributes are integral to the Project,and/or are regulatory requirements,they
are not considered to be mitigation measures.However,the RIVTAM does not incorporate modeling of
these features,so they are considered after the VMT data is extracted from the traffic model.
Project vehicle miles traveled VMT)are reduced by the following Project design features/attributes,
which are anticipated to collectively reduce Project home based VMT by approximately 6%:
Having different types of land uses near one another can decrease VMT since trips between
land use types are shorter and may be accommodated by non auto modes of transport.For
example,when residential areas are in the same neighborhood as commercial and resort land
uses,a resident does not need to travel outside of the neighborhood to meet his/her
recreational and retail needs.The Project’s mixed use environment could provide for a
potential reduction in Project residential VMT of 3%.
The project will include improved design elements to enhance walkability and connectivity.
Improved street network characteristics within the Project include sidewalk coverage,
building setbacks,street widths,pedestrian crossings,presence of street trees,and a host of
other physical variables that differentiate pedestrian oriented environments from auto
oriented environments.The Project would provide a pedestrian access network that
internally links all uses and connects to all existing or planned external streets and pedestrian
facilities contiguous with the project site.The Project would minimize barriers to pedestrian
access and interconnectivity.The Project includes sidewalk connections,particularly to from
the retail areas interacting with residential and resort uses on site.The Project’s
implementation of this measure could provide for a potential reduction in Project residential
VMT of 2%.
8
Mr.Garret Simon
CM Wave Development,LLC
February 8,2021
Page 9
12615 12 Revised VMT Eval.docx
The project will implement marketing strategies to optimize on site resort and residential
uses.Information sharing and marketing are important components to successful trip
reduction strategies.Marketing strategies may include:
o Resident member benefits that include use of the resort amenities
o Event promotions
o Publications
The Project’s implementation of this measure could provide for a potential reduction in
Project residential VMT of 1%.
In summary,travel demand modeling of VMT for the Project based upon City of La Quinta guidelines
indicates a potential impact for residential uses while also indicating the Project’s non residential uses
do not exceed VMT thresholds.Project design features taken into account after the modeling process)
reduce residential VMT from 11.64 VMT per resident to 10.94 VMT per resident,which is less than the
City’s VMT residential threshold of 11.03 VMT per resident.The unique mixed use characteristics of the
Project,combined with walkability and connectivity design elements,optimize on site interaction and
result in a lower VMT than standalone uses.
If you have any questions,please contact us at 949)375 2435 for John or 714)585 0574 for Marlie.
Respectfully submitted,
URBAN CROSSROADS,INC.
John Kain,AICP Marlie Whiteman,PE
Principal Senior Associate
9
Mr.Garret Simon
CM Wave Development,LLC
February 8,2021
Page 10
12615 12 Revised VMT Eval.docx
REFERENCES
1.Office of Planning and Research.Technical Advisory on Evaluating Transportation Impacts in CEQA.
State of California s.n.,December 2018.
2.City of La Quinta.Vehicle Miles Traveled Aanlysis Policy.June 23,2020.
3.County of Riverside.Appendix E:Socioeconomic Build Out Assumptions and Methodology.County of
Riverside s.n.,April 2017.
10
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4738
4729
4725
4724
4741
4737
4754
47874771
4791
47904776
4753
4775
4774 4788
4773
4769
47514736
4755
4711
4642
4705
4756
4809
4786
4740
4806
4810
4803
4813
48124747
4721
4757 4772
47984783
4743
4764
4792
4801
4777
4692
4767 4781
4766
4731
4758
4709
48044708
4808
47854734
4780
4752
4784
4761
4704
4799
4746
4814
4765
4796
4797
4807
4702
4745 4759
4699
4816
4742
4739
Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus
DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
EXHIBIT 1: PROJECT AREA RIVTAM TRAFFIC ANALYSIS ZONES
Coral Mountain Specific Plan Vehicle Miles Traveled (VMT) Analysis
N
12615 - 01 - TAZ.mxd
LEGEND
EXAMPLE OF RIVTAM LOW VMT TAZ
RiVTAM TAZ ENCOMPASSING CORAL MOUNTAIN PROJECT
SEPARATE TAZ ADDED FOR PROJECT REPRESENTATION IN RIVTAM
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12
12615 12 Revised VMT Eval.docx
ATTACHMENT A
LOW VMT AREA SCREENING CALCULATIONS