HomeMy WebLinkAboutItem 2 - Attachment 5 - Parking Study by LLG
July 2, 2019
Mr. Jeff Steichen
Associate Planner
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 91910
LLG Reference: 3-18-3034
Subject: Eastlake Park Place Parking Study
City of Chula Vista
Dear Mr. Steichen:
Background
Linscott, Law & Greenspan, Engineers (LLG) is pleased to provide the following
parking study for the Eastlake Park Place Master Conditional Use Permit (CUP)
project (Project) to be located at the Eastlake Business Center on Fenton Street in the
City of Chula Vista, California. Pursuant to our discussions with the applicant, we
have prepared the following parking study
(City
The Project site is currently undeveloped, and is bound by Otay Lakes Road to the
south, Fenton Street to the north, existing medical offices to the east, and a
forthcoming hotel project to the west. Project access will be via a shared driveway
with the hotel project (at the Fenton Street/Hitachi Place/Harold Place unsignalized
intersection) and via a new unsignalized driveway to Fenton Street on the northeast
corner. A traffic signal warrant analysis is being prepared for the Fenton
Street/Showroom Place intersection located east of the Project driveway under
separate cover. Internal, reciprocal vehicular access with the hotel project and the
existing medical office buildings is not proposed at this time. However, pedestrian
access will be possible among the three locations.
nine
(9) buildings totaling approximately 66,855 square feet (SF) of ground floor leasable
space. In addition, there is the possibility of development of some or all of the
second floor space in Buildings 7, 8 and 9, which would add an additional 22,218 SF
for a total Project development of 89,073 SF. This latter, maximum-development
potential was conservatively evaluated in this study. Figure 1 shows the concept
plan.
The Project proposes to provide 223 total parking spaces, including 8 regular ADA
stalls and 2 van-accessible ADA stalls. There are 18 electric vehicle (EV) charging
stations proposed. The City has recommended a Master CUP be prepared for the
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Page 2
overall site to account for the speculative nature of the uses and tenants at this time.
Based on discussions with the applicant, LLG has evaluated the land use types and
square footages shown in Table 1.
Table 1 shows the size of Building 1 (Dancehall/Assembly Hall) as
8,877 SF. There is an approximately 2,300 SF patio area associated with this
building, however it is purely ancillary to the covered square footage, and will not be
leased or utilized independently of the main building or any events that occur therein.
Similarly, there is an area east of and adjacent to Building 2 of approximately 8,000
ancillary to the 10,023 SF preschool use proposed for Building No. 2, and will serve
in an ancillary capacity to Building No. 2 as a playground. As such it will not be
leased or used in any capacity apart from the preschool, and is not evaluated
independently as a parking generator at this time.
developed into an independent use, it will have to be evaluated
parking supply/demand at that time.
in Table 1 for Building Nos. 3, 5 & 8 are developed
based on general market demands for flex space, and provided for storage for the
office uses in those same buildings. Functionally, they are ancillary to the office uses
and not expected to generate traffic or parking apart from the office square footage
they support. Nonetheless, they are conservatively considered in this analysis as
stand-alone warehouse uses.
Finally, Building 9 (15,059 SF) is proposed for a Religious Use (community center).
The effective worship area is 4,906 SF, with 4,526 SF allocated to office/classroom
use, which are evaluated as day nursery/day care school in this study. The balance of
square footage serves ancillary uses (bathrooms, hallways, etc.) as well
as religious
Analysis Approach
-fold: first, the total parking for each of
the proposed buildings is evaluated on a weekday and Saturday basis using the City of
published parking ratios (both the Eastlake II SPA Plans schedule as well
for a particular proposed land-use type or day of the week, LLG utilized the nationally
published s) parking ratios (See
Attachment A). It should be noted that square footage is the independent variable used
most commonly for land uses such as administrative/professional office, medical office
and warehouse uses, but other independent variables are used as per the codes, such as
staff (for school and day care uses), or subsets of total square footage for the dancehall
and assembly hall and religious institution uses.
The weekday period is considered the worst-case as compared to a weekend period
since activity related to office/warehouse and preschool uses would be either limited, or
not occur during the weekend period. However, the Saturday period is evaluated
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Page 3
assuming an AM and PM event at Building 1 (Dancehall/Assembly Hall), as well as a
maximum-attendance service for Building 9 (Religious Institution).
A 15% weekday mixed-use reduction and a 10% Saturday reduction was then applied to
the sum of these individual parking requirements, based on the language contained
within the Planned Community District Regulations for the Eastlake II
. LLG supports the use of these reductions, as several types of
proposed land uses (professional and medical offices, warehouse, and recreational)
would lend themselves to local mixed-use efficiency with other proximate
commercial/retail/office developments within walking distance of the site along Fenton
Street. Also, Building 1 (Dancehall/Assembly Hall the highest parking generator of the
site) is anticipated to have a symbiotic relationship with the adjacent hotel located to the
west, with a large percentage of events at Building 1 being attended by hotel guests.
Secondly, the total weekday. Saturday parking requirements for each use were evaluated
further on a time-of-day basis utilizing published or site-specific
rates unique to each use. The purpose of this evaluation is to understand the time-of-day
demand for each of the various uses, and what, if any complementary effects occur
based on the na
used for larger, multi-tenant developments to ensure that the correct amount of parking
is provided. Without this analysis, a larger mixed-use multi-tenant development would
likely provide an oversupply of parking. For the Saturday condition, no parking demand
is calculated for the school, warehouse or day nursery/day care uses based on ITE
parking data. For the Office uses (professional and medical), Commercial Recreational
Facility and Religious Institution uses, the same weekday accumulation rates are used in
the absence of published Saturday-specific accumulation rates. As mentioned
previously, the Dancehall/Assembly Hall use accumulation rates are increased in the
AM to account for both a morning and evening event, the former of which would not
occur on a weekday.
Results
Table 2a shows the weekday total required parking per land use without hourly
consideration. This table shows that based on City and ITE rates, the sum of the
each individual use would be 457.5 parking
spaces. Again, the published 15% parking reduction is applied to the weekday totals
account for the mixed-use efficiencies of Project given its proximity to nearby (walking
distance) complementary land uses. With this reduction applied, the total required
weekday parking for the sum of individual uses is calculated to be 388.9 spaces. With
223 spaces provided, this results in a calculated 165.9-space deficit on a weekday.
It should be noted that
variable. The commercial recreation facility proposed for Building No. 7 is
evaluated using a national ITE rate . The ITE
description for this use is that of a community health club type use, namely a YMCA,
and is therefore considered an overstatement of the parking this building would be
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expected to generate. For example, Building 7 is anticipated to be a commercial
trampoline gym or the like. As such, the
percentage of people per square foot would be potentially less than that of a YMCA.
Building No. 9 is proposed to host a religious cultural center with maximum weekly
attendance occurring on Fridays. Two primary components of the center are a day-care
facility and a worship area without fixed seats. This building was evaluated accordingly
using published City ratios for staff/children and gross floor area of the worship spaces,
respectively.
Table 2b shows the Saturday total required parking per land use, again without hourly
consideration. This table shows that based on City and ITE rates, the sum of the
352.6 parking
spaces. Again, a 10% parking reduction is applied to the Saturday totals based on the
language contained within the PC District Regulations to account for mixed-use
efficiencies with proximate complementary land uses. With this reduction applied, the
total required Saturday parking for the sum of individual uses is calculated to be 300.0
spaces. With 223 spaces provided, this results in a calculated 77.0-space deficit on
Saturday.
It should again be noted that the school, daycare and warehouse uses do not generate
Saturday traffic based a review of the national ITE parking rates, and the professional
and medical offices logically generate a lower parking demand based on these published
rates.
For the Saturday period, the two primary parking generators are Building No. 1
(Dancehall/Assembly Hall), and Building No. 9 (Religious Institution) based on general
City rates. The Project anticipates that Dancehall/Assembly Hall use will draw largely
from the adjacent hotel, and that the proposed tenant in Building No. 9 will be a faith
that generates maximum worshippers on Fridays, not Saturdays. As such, the Saturday
evaluation is conservative relative to the specific tenants anticipated.
Table 3a shows the weekday maximum hourly parking for the site, accounting for the
unique hour-by-hour accumulation for each of the uses. Hourly accumulation
percentages were sourced from ITE where available, with the exception of the
following:
Building No. 1 Dancehalls & Assembly Halls
Building No. 7 Commercial Recreational Facility
Building No. 9 Day Nurseries/Day Care Schools & Religious Institutions
For Building No. 1, LLG coordinated with the prospective tenant to understand the
business model, proposed day/hours of operation, and general site-specific operating
characteristics. The proposed banquet hall use (which generates the highest singular
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parking demand per Table 2) will function primarily of Friday nights and weekend
days/nights, and is anticipated serve in large part guests from nearby hotels under
development. As such, the contribution to weekday parking is limited to the Friday
evening period. Typical banquet rentals during this time period will begin at 6:00 PM,
which is reflected in the accumulation percentages shown on Table 3.
For the commercial recreational community center uses (Building 7), LLG reviewed
estimated weekday hourly accumulation accordingly.
Building No. 9 houses the religious cultural center with the day care and worship uses
described above. For the day care, LLG considered the programming demand for the
daycare center with to correspond to peak periods of 7:00 -9:00 AM and 4:00 6:00
PM, commensurate with commuter peak periods. The religious worship peaks
correspond to prescriptive Islamic prayer times for the typical weekday.
Table 3a shows that highest peak hour demand for the overall
would be at 7:00 PM, for 209 parking spaces. This demand is less than the 223 parking
spaces provided, resulting in a parking surplus of 14 spaces as proposed.
Table 3b shows the Saturday maximum hourly parking for the site, again accounting for
the unique hour-by-hour accumulation for each of the uses. Again, the school, daycare
and warehouse uses generate no parking demand during the Saturday period. Hourly
accumulation percentages for office uses was assumed the same as weekday in the
absence of published ratios in the national ITE data.
The hourly accumulation for Building No. 1 was increased to account for a morning
event in addition to the evening event shown in the weekday condition.
For the commercial recreational community center uses (Building 7), used the same
weekday accumulation, with highest utilization occurring between 10 AM and 7 PM.
The weekday accumulation for the religious uses for Building No. 9 were also
maintained despite the lack of substantive Saturday worship expected for the planned
tenant. As the second largest generator of parking after Building No. 1, this
accumulation results in a worst-case accounting of the overall site
aligns near maximum and maximum utilization for these two highest parking generators
even though the anticipated religious tenant in Building No. 9 would not be expected to
hold sizeable worship on a Saturday evening.
Table 3a shows that highest Saturday
uses would also be at 7:00 PM, for 207 parking spaces. This demand is less than the 223
parking spaces provided, resulting in a parking surplus of 16 spaces as proposed.
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Summary and Conclusions
The parking analyses conducted by LLG using local and national published ratios
indicate that for the land uses proposed, the 223 parking spaces provided will be
and Saturday hourly parking
demands of 209 and 207 spaces, respecitively. This results in calculated minimum
weekday/Saturday surpluses of 14/16 spaces, respectively. The analyses are considered
conservative, as the parking ratios used for the commercial recreational facility represent
than the commercial uses
anticipated
nights and weekends and will draw largely from the adjacent hotel.
Overall weekend (Saturday) parking demand is less than the weekday demand evaluated
in this report given the high percentage of weekday-centric office/warehouse and
preschool/daycare uses that would not occur on weekends. The peak Saturday demand is
considered conservative as it assumed that the maximum religious-use demand also
occurs in the evening (coinciding with the Dancehall/Assembly Hall maximum parking
generator), when in the actual tenant identified for Building 9 holds primary worship
services on Fridays.
-300-8800 with any questions or comments.
Sincerely,
Linscott, Law & Greenspan, Engineers
Chris Mendiara
Associate Principal
cc: File
Attachments: Figure 1 Project Concept Plan
Table 1 Project Land Uses and Square Footages
Table 2a Weekday Total Required Parking (Individual Land Uses)
Table 2b Saturday Total Required Parking (Individual Land Uses)
Table 3a Weekday Maximum Hourly Required Parking (Total Site)
Table 3b Saturday Maximum Hourly Required Parking (Total Site)
Attachment A ITE Parking Rate: Recreational Community Center Weekday (No. 495), General Office
Building Saturday (No. 710), Medical-Dental Office Building Saturday (No. 720)
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Figure 1
Date: 02/06/19
Project Concept Plan
T ABLE 1
P ROJECT L AND U SES AND S QUARE F OOTAGES
Building Proposed Land Use Size (SF)
No.
1. Banquet Hall 8,877
2. Preschool 10,023
3,994 (Office)
3. Professional and Administrative Office/ Warehouse
1,205 (Warehouse)
4. Medical Office 7,259
3,630 (Office)
5. Professional and Administrative Office/ Warehouse
3,629 (Warehouse)
6. Professional and Administrative Office 5,199
7. Commercial Recreation Facility 19,978
8,176 (Office)
8. Office/ Warehouse
2,044 (Warehouse)
Recreational Community Center
9. 15,059
(Religious Use)
Total Square Footage: 89,073
Source:IRE Development (2019)
General Notes:
1.Total square footage includes the development of the second floor space in Buildings 7, 8 and 9.
3-18-3034 Eastlake Park Place
Attachment: Table 1
Building Land Use Effective Size Parking Ratio Total
No. Parking
Required
a
1.Dancehalls and Assembly Halls 8,000 SF 1.00/ 50 SF 160.0
b
2.Elementary & Junior High School Private 20 Staff 1.00/ Staff + 5 Spaces 25.0
c
(O) 3,994 SF 1.00/ 300 SF 13.3
Professional and Administrative Office/
3.
d
Warehouse
(W) 1,205 SF 1.00/ 1,000 SF 1.2
e
4.Medical & Dental Clinics or Offices 7,259 SF 1.00/ 200 SF 36.3
c
(O) 3,630 SF 1.00/ 300 SF 12.1
Professional and Administrative Office /
5.
d
Warehouse
(W) 3,629 SF 1.00/ 1,000 SF 3.6
c
6.Professional and Administrative Office 5,199 SF 1.00/ 300 SF 17.3
f
7.Commercial Recreation Facility 19,978 SF 2.07/ 1,000 SF 41.4
c
(O) 8,176 SF 1.00/ 300 SF 27.3
Professional and Administrative Office /
8.
d
Warehouse
(W) 2,044 SF 1.00 /1,000 SF 2.0
g
5.0
5 Staff 1.00/ Staff
Day Nurseries, Day Care Schools
20 Children 0.20/ Child 4.0
9.
Churches, Convents, Monasteries, Other
h
4,906 22.22/ 1,000 SF 109.0
Religious Institutions
Total Effective Square Footage for Calculations: 68,020
Total Parking Required by Code: 457.5
Total (including 15% 388.9
Total Parking Provided 223.0
Surplus/ Deficit (165.9)
General Notes:
1. Warehouse.
2. Parking ratios obtained from the City of Chula Vista Municipal Code and Eastlake II SPA Plans, and ITE Parking Generation, as noted.
3. No time-of-Table 3).
Footnotes:
a.
No. 1).
b. Ef employees, + 5
spaces (Building No. 2).
c. square footage (Building Nos. 3, 5, 6 & 8).
d.
e. square footage (Building No. 4).
f.Rate obtained from the ITE Parking Generation Manual (5th Ed., January 2019 (Building No.
7).
g.
h.
T ABLE 2 B
S ATURDAY T OTAL R EQUIRED P ARKING
(I NDIVIDUAL L AND U SES)
Building Land Use Effective Size Parking Ratio Total
No. Parking
Required
a
1. Dancehalls and Assembly Halls 8,000 SF 1.00/ 50 SF 160.0
b
2. Elementary & Junior High School – Private 20 Staff 0.00 (Closed Saturdays) 0.0
c
(O) 3,994 SF 0.28/ 1,000 SF 1.1
Professional and Administrative Office/
3.
d
Warehouse
(W) 1,205 SF 0.00 (Closed Saturdays) 0.0
e
4. Medical & Dental Clinics or Offices 7,259 SF 0.56/ 1,000 SF 4.1
c
(O) 3,630 SF 0.28/ 1,000 SF 1.0
Professional and Administrative Office /
5.
d
Warehouse
(W) 3,629 SF 0.00 (Closed Saturdays) 0.0
c
6. Professional and Administrative Office 5,199 SF 0.28/ 1,000 SF 1.5
f
7. Commercial Recreation Facility 19,978 SF 2.07/ 1,000 SF 41.4
c
2.3
(O) 8,176 SF 0.28/ 1,000 SF
Professional and Administrative Office /
8.
d
Warehouse
(W) 2,044 SF 0.00 (Closed Saturdays) 0.0
0.0
5 Staff
g
Day Nurseries, Day Care Schools 0.00 (Closed Saturdays)
20 Children 0.0
9.
Churches, Convents, Monasteries, Other
h
109.0
4,906 19.22/ 1,000 SF
Religious Institutions
Total Effective Square Footage for Calculations: 68,020 – –
Total Parking Required by Code: 352.6
Total (including 15% “Mixed Use” Reduction): 300.0
Total Parking Provided 223.0
Surplus/ Deficit (77.0)
General Notes:
1.“(O)” – Office. “(W)” – Warehouse.
2.Parking ratios obtained from the City of Chula Vista Municipal Code and Eastlake II SPA Plans, and the ITE Parking Generation Manual, as noted.
3.No time-of-day (“accumulation”) reductions are shown (See Table 3).
Footnotes:
a.City of Chula Vista Parking Code is for “Dancehalls and Assembly Halls” for square footage of “floor area used for assembly or dancing” Building
No. 1).
b.“Daycare” uses are not assumed to operate on Saturdays.
th
c.ITE Parking Generation Manual (5 Ed., January 2019) for Land Use #710 (General Office Building) for a Saturday (Building Nos. 3, 5, 6 & 8).
d.Warehouse uses are not assumed to operate on Saturdays.
th
e.ITE Parking Generation Manual (5 Ed., January 2019) for Land Use #720 (Medical-Dental Office Building) for a Saturday (Building No. 4).
f.Rate obtained from the ITE Parking Generation Manual (5th Ed., January 2019) for Land Use #495 “Recreational Community Center” for a Weekday
(Building No. 7).
g.“Daycare” uses are not assumed to operate on Saturdays (Building No. 9).
h.Eastlake II SPA Plans Parking Code is for “Churches, Convents, Monasteries, Other Religious Institutions and Other Spaces of Public Assembly” for
square footage of “gross floor area within the main auditorium where there are no fixed seats” (Building No. 9).
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Attachment: Table 2b
T ABLE 3 A
W
EEKDAY M AXIMUM H OURLY R EQUIRED P ARKING
(T OTAL S ITE)
General Notes:
1.Parking rates obtained from published City of Chula Vista codes, except where noted.
2.Boldfaceand Shading represent peak period for parking demand.
Footnotes:
a.Rate obtained from the ITE Parking Generation (5th Edition) for Land Use #495 (“Recreational Community Center”). Trampoline/jump around park (example Sky Zone) open from 10am to 11pm;
Toddler Time 10am-2pm; Early Bird pricing 10:30am; Friday/Saturday 7:30pm-11:00pm Glow; 9:00pm-11:00pm
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Attachment: Table 3
T ABLE 3 B
S
ATURDAY M AXIMUM H OURLY R EQUIRED P ARKING
(T OTAL S ITE)
General Notes:
1.Parking rates obtained from published City of Chula Vista codes, except where noted.
2.Boldfaceand Shading represent peak period for parking demand.
Footnotes:
a.Saturday rate obtained from the ITE Parking Generation Manual (5th Edition) for Land Use #710 (“General Office Building”).
b.Saturday rate obtained from the ITE Parking Generation Manual (5th Edition) for Land Use #720 (“Medical-Dental Office Building”).
c.Rate obtained from the ITE Parking Generation Manual (5th Edition) for Land Use #495 (“Recreational Community Center”). Trampoline/jump around park (example Sky Zone) open from 10am
to 11pm; Toddler Time 10am-2pm; Early Bird pricing 10:30am; Friday/Saturday 7:30pm-11:00pm Glow; 9:00pm-11:00pm
3-18-3034 Eastlake Park Place
Attachment: Table 3b
AttachmentA-ITEParkingRatio