HomeMy WebLinkAboutAttmt 8 Focused Prkg Analysis
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November 9, 2005
Mr. Ray Kuzbari
Senior Traffic Engineer
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Subject:
Focused Parking Analysis for the Proposed Metropolitan at Dublin
Station Development in the City of Dublin
Dear Mr. Kuzbari,
This letter report summarizes a focused analysis of the parking conditions for the
proposed Metropolitan at Dublin Station development in the City of Dublin. The analysis
has focused on shared parking conditions for the residential units' visitors and the
ancillary commercial uses within the development.
1. PROJECT DESCRIPTION
The focus of this analysis is the parking need associated with residential VISItorS
(generated by the project's 300 residential units) and 15,000 sq. ft. of ancillary ground
floor commercial space. The commercial space would front on Martinelli Way and Iron
Horse Parkway and would consist of 6,000 sq.ft. of smaller high-turnover sit-down and
"take-out" restaurants and 9,000 sq.ft. of smaller local serving retail tenants.
The commercial space parking needs and a portion of the residential visitor parking needs
are proposed to be met by a 95-space shared parking supply, including a 69-space area
within the parking garage and 26 on-street curb spaces. All of these spaces would be fully
accessible to the public. In addition, 20 visitor spaces would be located within the
resident parking area via the resident parking gated access.
2. RESIDENTIAL VISITORS AND COMMERCIAL PARKING NEEDS
In order to identifY the overall parking demand throughout the day, a shared parking
analysis was conducted. This consisted of establishing the hourly commercial area
parking demands and the residential visitor parking demands, then adding them together
for a total demand.
{ATTACH~~¥T 8
1901 Olympic Boulevard. Suite 120 . Wolnut Creek. CA. 94596' (925) 935-2230 tox: (925) 9352247
ROSEVILLE REDDING VISALlA WALNUT CREEK
The commercial parking demand was determined by applying the Dublin Zoning
Ordinance requirements of 1 space per 300 sq. ft. of retail area or 30 spaces and 1 space
per 100 sq.ft. of restaurant area or 60 spaces.(l) The Dublin requirement for the
residential units would be 1.5 spaces per unit. Based on parking research, it is estimated
that the residential visitor parking demand would be about 15% of the total residential
demand. (2)(3) The visitor demand for the 300 residential units would therefore be 0.225
spaces per unit or 68 spaces. Because there would be 20 visitor spaces located within the
residents' parking area, the visitor needs in the shared parking area would be 48 spaces.
The Dublin ordinance is formulated to address the peak parking demand that typically
occurs during the mid day for the anticipated smaller retail and high turnover restaurant
tenants and during the evening hours for the residential units. Recently published data
from the Institute of Transportation Engineers (ITE) on hourly parking demand shows
that average mid-week parking demand for retail stores and higher turnover restaurants
peaks between II :00 a.m. and I :00 p.m.(4) The ITE hourly parking demand factors for
residential units applies to the total residential demand, not just the visitor demand.
However, there is no research available that establishes the hourly demand for residential
visitors, and the overall hourly factors were therefore applied, adjusted to account for the
full 48-space visitor demand being realized in the 7:00 p.m. and 8:00 p.m. hours.
It is noted that for several reasons, the calculation of the retail and restaurant parking
needs overstates the actual parking demand. First, the retail and restaurant tenants would
be located within walking distance of residential units and a number of business complex
developments. The residents and employees in these complexes would have the
opportunity to walk to the restaurants for lunch or to the retail tenants. The restaurants
would probably also provide a "take-out" option for local employees who cannot stay for
table service. It is conservatively assumed that 25% of the retail and restaurant parking
demand would be offset by local pedestrian access to these tenants.
Applying the various hourly percentages to the peak retail, restaurant and residential
visitor demands (with a 25% commercial parking reduction due to internal trips) results
in parking demands as listed in Table I. Based on the calculations, the parking supply
would accommodate the expected demand. However, as noted in the table, the 95 space
supply would essentially be fully occupied in the 6:00-8:00 p.m. period, which represents
the peak parking demand period.
It is noted that if one of the restaurant tenants is a Starbuck's, the parking supply would
still accommodate the shared demand. Based on an extensive analysis of parking demand
at Starbucks stores, a Starbucks store would add a I 0-12 . space parking demand during
the 8:00-10:00 'a.m. period.(5) As outlined in Table 1, an increased morning demand of
10-l2 spaces could be accommodated within the planned supply. It is also noted that a
Starbucks parking demand is substantially lower during the 6:00-8:00 p.m. peak period
,demand for the other uses.
Parking Analysis
for Metropolitan at Dublin Station
Page 2
3. SUMMARY AND CONCLUSIONS
The parking supply of 95 shared spaces would accommodate the expected combined
commercial/residential visitor parking demand. Even if one of the commercial tenants
was a Starbucks store, the parking supply would be adequate.
It is noted that this fmding is predicated upon two assumptions:
. First; it is assumed that a portion of the residential visitor parking demand would,
in fact, be met by the 20 spaces located within the gated resident parking area. If
these spaces are not used, there would likely be a parking deficit in the 6:00-8:00
p.m. period (see Table I). The applicant must be able to demonstrate how these
20 parking spaces will be conveniently available to residential visitors.
. The calculations also assume that the 26 curb spaces on Campus Drive and Iron
Horse Parkway would be available for the short term parking needs of
commercial customers and residential visitors. It is recommended that the curb
spaces be signed for short-term use (no more than 1-2 hours).
I trust that this analysis responds to your needs. Please contact me with any questions or
comments.
µ;7~
George W. Nickelson, P.E.
Branch Manager
REFERENCES:
(1) City of Dublin, City of Dublin Zoning Ordinance, Amended July 15, 2003.
(2) The Eno Foundation (Robert A. Weant and Herbert S. Levinson), Parking, 1990.
(3) Walker Parking Consultants, California Parking Standards for Selected Cities
and Counties, June 1995.
(4) Institute of Transportation Engineers, Parking Generation - 3rd Edition, 2004.
(5) Omni-Means, Ltd., Focused Traffic/Parking Analysis for a proposed
Retail/Starbucks Development on Village Parkway in the City of Dublin, April 19,
2005.
Parking Analysis
for Metropolitan at Dublin Station
Page 3
TABLE 1
~EKDAYSHAREDP~GDEMANDFOR
RESIDENTIAL VISITORS AND COMMERCIAL SPACE
Time Retail Restaurant Visitor Total Surplus /
Demand(1) Demand(2) Demand(3) Demand Deficit
8:00 a.m. 4 24 31 59 +36
9:00 a.m. 8 33 17 58 + 37
10:00 a.m. 12 37 16 65 +30
11 :00 a.m. 20 45 15 80 + 15
12:00 PM 23 45 15 83 + 12
I :00 p.m. 22 45 15 82 +13
2:00 p.m. 20 23 16 59 + 36
3:00 p.m. 20 18 18 56 +39
4:00 p.m. 18 18 22 58 +37
5:00 p.m. 13 35 29 77 +18
6:00 p.m. 16 37 34 87 +8
7:00 p.m. 19 28 48 95 0
8:00 p.m. 16 29 48 93 +2
(1) Dublin City Code rate is I space/300 sq. ft., reduce by 25% to account for
internal trips, resulting in a peak calculated demand of 23 spaces.
(2) Dublin City Code rate is I spacellOO sq.ft., reduce by 25% to account for
internal trips, resulting in a peak calculated demand of 45 spaces.
(3) Based on residential visitor demand being 15% of the overall demand or
0.225 space/unit. The peak visitor demand for 68 spaces (300 units @
0.225 per unit) was reduced by 20 spaces (to account for 20 visitor spaces
being located at another location in the development), resulting in a peak
calculated demand of 48 spaces.
Parking Analysis
for Metropolitan at Dublin Station
Page 4