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MEMORANDUM
TO: Ian M. Gill, Silvergate Development
FROM: Stephen Cook, PE, Chen Ryan Associates
DATE: September 20, 2018
RE: Bonita Glen Drive Parking Study – Chula Vista, CA
The purpose of this technical memorandum is to document the current parking demand for multi-family
developments within the study area of the proposed Bonita Glen development, as well as similar projects
previously developed by the project applicant. The parking demand results from these studies will be
compared to the Proposed Bonita Glen Multi-Family Development (Proposed Project) to determine
whether the Proposed Project will provide sufficient parking to accommodate its future residents.
Project Description
The Proposed Project would develop 170 multi-family dwelling units (6 studio units, 122 1-bedroom units,
and 42 2-bedroom units), with 231 parking spaces (101 covered parking spaces and 130 uncovered parking
spaces) on approximately 5.3-acres. The main site access is proposed via a private road at the terminus of
Vista Drive, with two smaller access points along Bonita Glen Road. Figure 1 displays the location of the
Proposed Project.
Parking Requirements
The Proposed Project will apply the State’s Planning and Zoning: Affordable Housing Density Bonus
(Government Code 65951 (p),(1),(4),(7)), which allows reduced minimum parking requirements within
affordable housing projects. Table 1 displays the number of on-site parking spaces in which the Proposed
Project is required to supply based on state law.
Table 1 Proposed Project Parking Requirements
Project Land Use Units/Quantity Parking Rate
Total Parking
Spaces
Required
Bonita Glen
Development Project
Residential
Multi-family
6 studio apartments 1 space / dwelling unit 6
122 one-bedroom apartments 1 space / dwelling unit 122
42 two-bedroom apartments 2 spaces / dwelling unit 84
Total 212
Source: Assembly Bill 744 Planning and Zoning: Density Bonuses, October 2015. Chen Ryan Associates, April 2018.
As shown, the project would be required to provide a total of 212 parking spaces. Based on this
assessment there would be a parking demand of 1.25 spaces per unit. However, as mentioned earlier in
this memorandum, the Proposed Project would provide a total of 231 parking spaces which would allow
for a demand of 1.36 spaces per unit or 1.09 spaces per bedroom.
Page 2
Figure 1 – Project Location
Project
Site
Page 3
Parking Demand/Supply Analysis
While the Proposed Project is only required to provide 212 parking spaces by state law, a parking demand
analysis was also performed at several other properties within the area, as well as at similar multi-family
locations that were previously developed by the project applicant. This analysis was conducted to
understand if the number of spaces provided on-site by the Proposed Project would be sufficient to
accommodate its future residents. Therefore, parking demand studies were conducted at the following
locations:
Similar Multi-Family Properties Developed by the Project Applicant
The Quarry – is located at 330-4350 Palm Ave, La Mesa, CA. The Quarry has a mix of 1-bedroom and 2-
bedroom units with a total 60 multi-family dwelling units and 79 total bedrooms. The Quarry currently
provides 90 on-site parking spaces for their tenants. To be conservative it was assumed that the cars
parked on Palm Avenue in front of the site acts as surplus parking for the Quarry complex.
FiftyOne at Baltimore Crossroads – is located at 5150 Baltimore Dr, La Mesa, CA. The site has a mix of 1-
bedroom and 2-bedroom units with a total 66 multi-family dwelling units and 99 total bedrooms. FiftyOne
at Baltimore Crossroads currently provides 124 on-site parking spaces for their tenants.
Similar Multi-Family Properties Adjacent to the Proposed Project Site
Point Bonita - is located across the street from the Proposed Project site at 250-260 Bonita Glen Drive.
Point Bonita has a mix of 1-bedroom and 2-bedroom units with a total 294 multi-family dwelling units and
363 total bedrooms. Point Bonita provides 386 on-site parking spaces including 26 personal garages. As
a conservative approach, it was assumed that all of the spaces in the garages were full. Additionally, the
Point Bonita property charges a rate of $45 per month for 65 of their carport spaces and between $75
and $150 per month for their personal garages. Due to these additional costs, and the ample free parking
available along Bonita Glen Drive (approximately 97 spaces), it is conservatively assumed that all of the
on-street parking demand observed along Bonita Glen Drive, south of Bonita Road, is attributable to the
Point Bonita complex and was accounted for that way in the parking demand analysis.
Bonita Court – is located directly adjacent to the Proposed Project site at 3136 Bonita Road. Point Bonita
has a mix of 1 bedroom and 2-bedroom units with a total 130 multi-family dwelling units. Bonita Court
currently provides 260 on-site parking spaces for their tenants. The number of bedrooms within the
Bonita Court project was not able to be determined for this study.
To determine the parking demand at the locations outlined above, a series of parking occupancy counts
were performed at each site during two weekdays and two weekend days, during evening and night time
hours (6:00 PM and 10:00PM), which is the peak time for residential parking demand. Table 2 displays
the results from the parking demand counts.
Page 4
Table 2 Parking Demand of Similar Developments
Property Lot
Thursday
4/19/2018
Friday
4/20/2018
Saturday
4/21/2018
Sunday
4/22/2018
Average
Demand
Max
Demand
6:00
PM
10:00
PM
6:00
PM
10:00
PM
6:00
PM
10:00
PM
6:00
PM
10:00
PM
6:00
PM
10:00
PM
6:00
PM
10:00
PM
The Quarry
Lot 27 52 43 50 41 45 49 55 40 51 45 55
On-Street 13 21 17 26 21 30 26 27 19 26 30 27
Total 40 73 60 76 62 75 75 82 59 77 75 82
FiftyOne at
Baltimore
Crossroads
North 25 37 31 28 24 30 30 36 28 33 30 37
East 7 10 9 12 7 10 7 11 8 11 7 10
South 22 26 16 20 17 19 20 23 19 22 20 26
Garages 19 19 19 19 19 19 19 19 19 19 19 19
Total 73 92 75 79 67 78 76 89 73 85 76 92
Dates Lot Saturday
4/14/2018
Sunday
4/15/2018
Monday
4/17/2018
Tuesday
4/18/2018
Average
Demand
Max
Demand
Point Bonita
Lot 1 25 25 27 30 22 30 27 28 25 28 27 30
Lot 2 27 39 26 45 36 42 32 45 30 43 26 45
Lot 3 33 43 33 49 35 57 41 59 36 52 31 49
Lot 4 25 29 31 44 21 35 24 34 25 36 31 44
Lot 5 49 64 50 75 46 63 28 62 43 66 50 75
Garages 30 30 30 30 30 30 30 30 30 30 30 30
Bonita Glen
Drive 62 68 62 66 64 75 71 72 65 70 62 66
Total 251 298 257 339 254 332 253 330 253 325 257 339
Bonita Court
North 47 56 47 59 48 56 37 54 45 56 47 59
South 70 90 72 97 70 84 65 87 69 90 72 97
East 23 25 23 30 24 29 22 28 23 28 23 30
West 3 5 5 4 2 4 3 4 3 4 5 4
Total 143 176 147 190 144 173 127 173 140 178 147 190
Source: Chen Ryan Associates, April 2018
As shown in the table above, the Point Bonita property is parked well below the 386 spaces that are
provided on-site. However, even with this excess capacity available there was still some observed spill
over parking along Bonita Glen Drive. This could be due to the complex charging for the use of specific
spaces within their lot and resulting in residents using the free parking along Bonita Glen Drive instead.
Additionally, the parking along Bonita Glen Drive is actually closer to some units within the complex and
would therefore be more convenient for residents to access instead of the centralized parking within the
complex. This may also explain the spill over parking along Bonita Glen Drive when there is plenty of
excess capacity located on-site.
Table 3 displays both the average and maximum parking demand for each property that was observed,
based on both the number of units and the number of bedrooms within the property.
Page 5
Table 3 Parking Demand Ratios at Similar Developments
Property Units Bedrooms Average
Demand
Average /
Unit
Average /
Bedroom
Max
Demand Max / Unit Max /
Bedroom
The Quarry 60 79 77 1.28 0.97 82 1.37 1.04
FiftyOne at
Baltimore
Crossroads
66 99 85 1.29 0.86 92 1.39 0.93
Point Bonita 295 363 325 1.10 0.90 339 1.15 0.99
Bonita Court 130 N/A 178 1.37 N/A 190 1.46 N/A
Source: Chen Ryan Associates, April 2018
As shown, the maximum parking demand per unit that was observed was 1.46 spaces; this was observed
at the Bonita Court property on Sunday April 15th at 10:00 PM. The highest parking demand per bedroom
was at 1.04 spaces, observed at the Quarry project on Sunday April 22, 2018 at 10:00 PM.
Findings and Conclusions
As shown in Table 3, the maximum observed demand at The Quarry, FiftyOne at Baltimore Crossroads,
and Point Bonita complexes (1.39 spaces per unit and 1.04 spaces per bedroom), is directly in line the with
the number of spaces that the Proposed Project will provide (1.36 spaces per unit or 1.09 spaces per
bedroom). Based on these observations, the 231 spaces provided by the Proposed Project would be
sufficient to accommodate its parking demand on-site with little to no spill over onto Bonita Glen Drive.
Given the topography of the Proposed Project site, buildings 1-6 are not conveniently accessible from
Bonita Glen Drive. Building 7 can be accessed from the street-side parking along Bonita Glen Drive but it
comprises just 66 of the 170 total units. Therefore, based on the observed parking demand at the similar
properties and the lack of convenient access to the Proposed Project site from Bonita Glen Drive, the
residents from the Proposed Project are not anticipated to materially add to the parking demand along
Bonita Glen Drive. Parking is conveniently distributed throughout the site and the developer’s
professional management team will assign spaces based on unit location.
The Bonita Court property was observed to have a slightly higher maximum demand per unit than the
other properties, at 1.46 spaces per unit. As a worst-case scenario, if this parking demand ratio was
applied to the Proposed Project it would have a total parking demand of 248 spaces (170 units x 1.46
spaces per unit). This would result in a spill over demand of 17 spaces onto Bonita Glen Drive. There are
approximately 97 on-street spaces located on Bonita Glen Drive South of Bonita Road (assuming 20’ per
space). As shown previously in Table 2, the average occupancy at 10:00 PM on Bonita Glen Drive is 70
vehicles. This leaves approximately 27 available spaces on Bonita Glen Drive to accommodate overflow
parking from the Proposed Project. Therefore, even under the most impacted condition of similar multi-
family complexes, the parking provided on-site by the Proposed Project, as well as the excess parking on
Bonita Glen Drive, will be sufficient to accommodate the Proposed Project’s parking demand.