HomeMy WebLinkAboutAttachment 8U - Parking Study
N:\3405\Parking\Parking Letter Report.3405 April 2022.docx
April 25, 2022
Mr. Oscar Romero
Development Services Department
276 Fourth Avenue
Chula Vista, CA 91910
LLG Reference: 3-21-3405
Subject: Nirvana Parking Study
City of Chula Vista
Dear Oscar:
Linscott, Law & Greenspan, Engineers (LLG) has prepared this letter report to
provide parking consulting services associated with the Chula Vista Nirvana project
(hereafter referred to as “Project”). The Project consists of approximately 155,951 SF
of warehouse facility and 140,802 SF of storage facility totaling 296,753 SF, located
at 821 Main Street in the City of Chula Vista. For the purposes of this parking report,
only the storage facility was analyzed. The following outlines the methodology and
factors that were accounted for to determine the adequate number of parking space
for the storage facility.
METHODOLOGY
This report includes calculations using SANDAG trip rates to determine peak traffic
volume demand, and parking rate comparisons of storage facilities in the City of
Chula Vista and from nearby jurisdictions. It should be noted that a parking rate for
“self-storage” is not defined in Section 19.62.050 of the City of Chula Vista Municipal
Code. Therefore, other sources were used to determine the appropriate number of
parking spaces for the Nirvana storage facility.
TRIP GENERATION
Self-storage facilities are characterized as low traffic generators. The majority of
customers use storage for moving or decluttering purposes. Often times, a trip to the
storage may also be because of weather conditions, to check on valuables and having a
peace of mind. On average, customers access their unit at or less than once a month,
and spend less than half an hour parked before leaving the site. Therefore, it is expected
that the facility would need few parking spaces to meet the demand.
A trip rate of 2 / 1,000 SF for storage facility is provided in SANDAG’s (Not So) Brief
Guide of Vehicular Traffic Generation Rates for the San Diego Region, April 2002. As
Mr. Romero
April 25, 2022
Page 2
N:\3405\Parking\Parking Letter Report.3405 April 2022.docx
shown in the Project’s Local Mobility Analysis (LMA) report, which was prepared
under a separate cover, the 140,802 SF storage building is calculated to generate 282
daily trips with 17 AM peak hour trips (9 inbound / 8 outbound) and 25 PM peak hour
trips (13 inbound / 12 outbound). This indicates that the peak traffic demand over a one
hour period at the storage facility is 13 vehicles, although parking demand may increase
or decrease in succeeding hours.
CHULA VISTA SELF-STORAGE FACILITIES COMPARISON
Table 1 shows a list of self-storage facilities in the City of Chula Vista. The parking
rate for each facility were obtained based on its estimated gross square footage and
provided number of parking spaces. As shown in Table 1, the highest parking rate was
calculated to be 0.10 spaces / 1,000 SF. This parking rate is equivalent to a parking
supply of 14 spaces for the Nirvana storage facility.
TABLE 1
CHULA VISTA SELF-STORAGE FACILITIES COMPARISON
Facility Square Footage
(gross)
Number of
Parking Spaces
Spaces Per
1,000 SF
A. Extra Storage
1483 Broadway +/- 190,000 +/- 7 .04 spaces / 1,000 SF
B. Stor’em Self Storage
2776 Main Street +/- 80,000 +/- 6 .08 spaces / 1,000 SF
C. Handy Mini Storage
2445 Main Street +/- 50,000 +/- 1 .02 spaces / 1,000 SF
D. SmartStop Storage
2380 Fenton St +/- 117,000 +/- 12 0.10 spaces / 1,000 SF
E. Proposed Nirvana Self-
Storage
821 Main Street
140,802 14 0.10 spaces / 1,000 SFa
Footnotes:
a. Using worst case rate from the 4 above facilities.
Mr. Romero
April 25, 2022
Page 3
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PARKING REQUIREMENTS OF OTHER JURISDICTIONS
Table 2 shows a list of nearby jurisdictions with self-storage parking rates, and also
provides the equivalent number of parking spaces required for the proposed Nirvana
storage facility. As shown in Table 2, other jurisdiction rates vary from requiring 1 to
28 parking spaces. It should be noted that parking rates can vary significantly among
jurisdictions due to the difference in land use patterns and travel behaviors. Therefore,
utilizing the highest rate may not indicate the most efficient number of parking spaces
for the same land use type in a different location.
TABLE 2
CHULA VISTA SELF-STORAGE FACILITIES COMPARISON
Jurisdiction Parking Requirement
Equivalent
Number of
Spaces
City of San Diego 1.0 space / 10,000 SF plus 3.3 spaces / 1,000 SF of
accessory office space. 16
City of La Mesa
6 spaces adjacent to the office / manager’s unit and a 9
foot wide loading / parking aisle within any driveway
adjacent to building walls containing storage bay doors in
addition to the required aisle width for Fire Department
access. In addition, 1 loading space is required adjacent to
all ground level entrances in multi-story facilities which
provide more than one entrance to an upper level with
adjoining vehicle access. If only one entrance is provided
to a second story facility, 2 loading spaces are required
adjacent to the entrance.
8
City of Escondido One (1) parking space / five thousand (5,000) square feet
of floor area and storage lot for mini-storage. 28
City of Santee 1 for each 5,000 square feet of gross floor area and storage
lot. 28
City of Temecula
1 space for every 200 storage units (a minimum of 4
spaces including a disabled space), and a 2 covered
parking spaces if a manager’s residential unit is provided.
6
City of Riverside 1 space for a resident manager or caretaker. 1
Mr. Romero
April 25, 2022
Page 4
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CONCLUSIONS
A parking analysis was conducted to determine the recommended number of parking
spaces for the Nirvana storage facility. A few sources were referred to in order to
determine the proper rate to utilize. Per the SANDAG trip rate, it would be reasonable
to provide a total of 13 parking spaces to accommodate the highest trip demand (PM
peak hour). Based on a comparison of the parking supply provided at other self-storage
facilities in the City of Chula Vista, the highest rate is 0.10 spaces / 1,000 SF which
would be equivalent to a parking supply of 14 spaces for the subject site. The
jurisdiction that most closely represents this rate and is in the middle of what various
jurisdictions would require is the City of San Diego. Based on all these data, a parking
supply of 14 spaces is determined to be adequate. Since 15 spaces are proposed
(including 4 loading bays), an adequate parking supply will result.
Please let me know if you have any questions. Thank you.
Sincerely,
Linscott, Law & Greenspan, Engineers
John Boarman, P.E. Renald Espiritu
Principal Transportation Engineer II
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