The URL can be used to link to this page

Home My WebLink About8.1 Attmt 4 Shared Parking Study 11/5/08V Transportation Consultants Pleasanton 3875 Hopyard Road Suite 200 Pleasanton, CA 94588-8526 925.463.0611 925.463.3690 fax Fresno 516 W. Shaw Avenue Suite 200 Fresno, CA 93704-2515 559.325.7530 559.221.4940 fax Sacramento 980 Ninth Street 166 Floor Sacramento, CA 95814-2736 916.449.9095 Santa Rosa 1400 N. Dutton Avenue Suite 21 Santa Rosa, CA 95401.4643 707.575.5800 707.575.5888 fax Vision That Moves Your Community November 5, 2008 RECEIVED Mr. James Tong Charter Properties NOV 0 52008 4690 Chabot Drive Suite 100 DUBLIN PLANNING Pleasanton, CA 94588 Re: Revised Shared Parking Analysis for Parcel S/Thc! Promenade at Dublin Ranch Dear Mr. Tong: TJKM Transportation Consultants is pleased to present this revised report on the shared parking analysis of the proposed Parcel 5 site in The Promenade at Dublin Ranch in East Dublin, which includes a proposed Clubsport fitness center with health club, spa and cafe, as well as a Mercantile retail/office building. The site is directly across Dublin Boulevard from the Grafton Plaza development site and is generally bounded by Dublin Boulevard on the south, The Terraces residential development to the east, Finnian Way on the north and Grafton Street on the west. The general purpose of the analysis is to see how the peak parking demand of the uses being proposed for the site compares with the proposed parking supply. Because City Zoning Ordinance requirements for parking only consider different land uses as separate components, not accounting for interaction among uses that are grouped together, allowances must be made for such mixed uses, as described in this report. The analysis presented in this letter report demonstrates that the proposed parking supply, which is ten percent less than the supply required by the City's Zoning Ordinance, can more than accommodate the expected peak demand. The following proposed quantities for parking supply and land uses were provided by MacKay & Somps Civil Engineers on October 31, 2008. Parking Provided On-Site (Garage and Open) • Standard: 367 spaces • Compact: 98 spaces (20 percent of on-site) • Motorcycle: 12 spaces (2.5 percent of on-site; one additional not counted toward total) • Accessible: 9 spaces Total On-Site: 486 spaces The 20 percent portion of compact spaces is well under the City Ordinance maximum of 35 percent, which is appropriate for the proposed land uses. Most of the project uses are retail-oriented with high parking turnover rates, which suggest minimizing the portion of compact spaces. However, compact spaces are appropriate for the lower-turnover employee parking that will be directed to the top floor of the parking garage, where 40 of the compact spaces will be located. The 12 motorcycle spaces are consistent with the motorcycle parking demand reported at other Clubsport facilities, as described in the attached letter. On-Street: 14 curb spaces on Grafton Street and Finnian Way immediately fronting the site. These on-street spaces will have a two-hour parking time limit to encourage a high turnover rate. tjkm@tjkm.com I Overall Total. 500 spaces www.tjkm.com Attachment 4 TJKM Mr. James Tong Transportation November 5, 2008 Consultants Page 2 Proposed Land Uses Clubsport • Weight Room, Pool, Spa: • Aerobics Room Areas: • Spa Treatment Rooms • Offices: • Eating/Drinking Area: 16,647 square feet 7,971 square feet 9 rooms 2,573 square feet 2,644 square feet (Total Clubsport Gross Area = 47,669 square feet, which in:ludes ancillary building areas not included above that do not count toward City of Dublin par<ing requirements.) Mercantile Retail/Office Building • Retail: 10,996 square feet • Restaurant: 7,190 square feet • Office: 34,530 square feet Peak Parking Demand for Each Land Use City Ordinance Requirements TJKM has used the required parking ratios described in the City of Dublin Zoning Ordinance to determine the parking supply requirement for each land use proposed in both the Clubsport and Mercantile components of the project. The parking ratios applied and the resulting required parking supply for each use are shown below in Table I (anc! in the first few columns of the first table attached as Appendix A). Using only the City required ratios for all uses, 541 spaces would be required. Table 1: Required Parking Supply for Each Land Use per City Zoning Ordinance U S t /R City Requirements se q. f . ooms Ratio Spaces Clubsport: Weight Room, Pool, Spa 16,647 1/150 111 Aerobics Room 7,971 1/50 160 Spa Treatment 9 rooms I /room 9 Offices 2,573 1/250 10 Eating/Drinking 2,644 1/100 27 Clubsport Total 317 Mercantile: Office 34,530 1/300 115 Retail 10,996 1/300 37 Restaurant 7,190 1/100 72 Mercantile Total 224 Total Parking "Requirement" 541 Notes: Sq. ft. = square feet TJKM Mr. James Tong Transportation November 5, 2008 Consultants Page 3 ITE Health Club and Existing Clubsport Peak Data For purpose of comparison, an estimate of peak demand for the Clubsport use only was calculated using the average peak rate for Health/Fitness Clubs (ITE land use category 492) described in Parking Generation, 3rd Edition, published by the Institute of Transportation Engineers (ITE). The ITE peak rate is 5.19 spaces per thousand square feet, which correlates very closely with the peak rate of 5.08 spaces per thousand square feet observed in TJKM surveys of an existing Clubsport facility in Walnut Creek. The higher ITE rate was used in this analysis to be conservative, and because it represents data from a number of health club sites. A ten percent circulation factor was applied to the ITE peak demand rate of 5.19 spaces per thousand square feet, resulting in a rate of 5.71 spaces per thousand square feet, which is equivalent to one space per 175 square feet. The circulation factor was applied because ITE peak rates reflect the number of parked vehicles observed in surveys, but adequate parking design typically provides additional spaces to reduce traffic conflicts between vehicles leaving and entering spaces and allow better circulation through a parking lot or ;arage during peak demand. City Ordinance required parking ratios already include a circulation factor, as they represent the total number of spaces considered adequate for individual land uses, and not just the peak number of parked vehicles. With the ten percent circulation factor included, it is anticipated that Clubsport will require 272 parking spaces to accommodate peak demand and provide for efficient circulation. Table II provides a comparison of required supply per city Crdinance and anticipated supply needed to accommodate expected peak demands. The supply needed for Clubsport was calculated as described above. The Mercantile required supply was calculated using the City Ordinance ratios in both cases (Tables I and 11). The main justification for this differentiation is that Clubsport is known to be a prospective tenant of the project, and parking data specific to the Clubsport business operation was readily available, which also correlated closely with ITE data. In contrast, specific tenants for the Mercantile components are not known at this time. Additionally, the Clubsport would be the largest single land use compone it in this project and apparently generate the majority of the project's peak parking demand, so using data more specific to such an important part of the project is desirable. Table 11: Required Parking Supply per City Ordinance vs. Expected Supply Needed U IR S City Requirements Expected Su pply Needed se ooms q. ft. Ratio Spaces Rate Spaces Clubsport Total 47,669 (See Table 1) 317 1/1751 272 Mercantile: Office 34,530 1/300 115 1/300 115 Retail 10,996 1/300 37 1/300 37 Restaurant 7,190 1 / 100 72 1/100 72 Mercantile Total 224 224 Total Parking "Requirement" 541 496 Notes: Sq. ft. = square feet 1. Calculated using ITE peak parking demand ratio plus a ten percent circulation factor. Using the ITE Health Club rate plus a ten percent circulation factor for the Clubsport use, and City ratios for the Mercantile uses, the sum of the parking requirements for each use would be 496 spaces, as shown above in Table I I (and in the first few columns of the second table attached as Appendix A). TJKM Mr. James Tong Transportation November 5, 2008 Consultants Page 4 The totals shown in Table I I are the requirements to accommodate peak demands at the peak parking time for each land use. However, the different land uses do not actually all have the same peak parking time, but peak at different times of day, so the actual combined peak demand during the day is typically less than sum of the peak demands for all of the land uses. This more refined analysis of "shared parking" is presented below. Shared Parking/Peak Hour Requirement Analysis This analysis accounts for the hourly variations in parking de-nand for each of the proposed land uses. For the Clubsport, the hourly percentages of peak dernand used are the higher of data from TJKM surveys of the existing Clubsport Walnut Creek or 24-Hour Fitness San Ramon, to be conservative. The hourly percentages of peak demand used for the Mercantile components are based on the data presented in Shared Parking, Second Edition. published by the Urban Land Institute (ULI). The resulting hourly parking requirements from 6:00 a.m. through 10:00 p.m. for each use are detailed in the tables attached as Appendix A. The first cable presents the data with "City Requirements used as Peak Rates" for each land use. The se cond table uses the "ITE Average/ Clubsport Peak Rate [plus ten percent circulation factor] for Clubsport; City Requirements for Mercantile" as the peak demands. For the proposed project, the actual peak demand would oc_ur at 6:00 p.m. At 6:00 p.m., 100 percent of the peak demands for both Clubsport and Restaurant uses occur, and Retail is at 95 percent of its peak, but the Office demand will only be 25 percent of its peak. The 6:00 p.m. peak results are summarized in Table III below. Table 111: Shared Parking Peak Requirement at 6:00 p.m. Use City Requirements ITE/ClubsDOrt Peak Data for Clubsport Only Clubsport 317 21'2 Mercantile Office 29 29 Retail 35 35 Restaurant 72 72 Total 453 4(18 Table III shows the following results: • Using City requirements for all project components, a total of 453 spaces would be needed during peak parking demand at 6:00 p.m. This is 88 (16 percent) fewer spaces than if all uses are assumed to peak at the same time. • Using the ITE Health Club rate plus ten percent circulation factor for the Clubsport use, and City ratios for the Mercantile uses, a total of 4011 spaces would be needed during peak parking demand at 6:00 p.m. This is 88 (18 percent) fewer spaces than if all uses are assumed to peak at the same time. Conclusions Comparing the proposed 486-space on-site supply (excluding; the 14 on-street spaces) with peak supply needed according to the two methods shown in Table; III yields the following conclusions: • Using City requirements, 453 of the 486 on-site spaces would be needed during peak hour parking demand at 6:00 p.m., which provides a surplus parking supply of 33 spaces, or seven percent of the on-site supply. TJKM Mr. James Tong Transportation November 5, 2008 Consultants Page 5 • Using the ITE Health Club rate for the Clubsport use and City requirements for the Mercantile uses, 408 of the 486 on-site spaces would be needed during peak hour parking demand at 6:00 p.m. This provides a surplus parkin; supply of 78 spaces, or 16 percent of the on-site supply. We believe that the ITE parking data for health clubs, which correlates closely with actual Clubsport site observations at an existing facility, more accu,ately represents the likely peak hour parking demand for the Clubsport component of the project: than the City requirements. Combined with the peak hour parking supply needed based :)n City requirements for the Mercantile uses, the expected peak parking requirement is 408 spaces. Furthermore, the City requirements are intended to accommodate peak demand for individual uses in suburban areas, where each land use tends to be partitioned to individual buildings or sites and at relatively low densities. In such suburban areas, walking is typically not an attractive travel option, and vehicle parking demand is thereby at a maximum. In contrast, the proposed Parcel 5 site includes a mix of uses at moderate density, in a setting surrounded by existing and proposed developments of complementary mixed-uses at higher densi:ies than typical suburban areas, such as The Terraces residential complex and Grafton Plaza mixed-use development immediately adjacent. Approximately 1,400 residential units and 1,000 employees will be located within ''A mile of the project site, which also has close proximity to walkiniJbiking trails. This setting increases the likelihood of "internal capture trips," where people walk or bicycle between complementary land uses rather than drive and create additional parking deriand. The reduced parking demand associated with mixed-use internal capture trips is above and beyond the shared parking analysis herein that is based on hourly demand variations for each use, and probably adds at least several percent to the parking surplus for the project described above. A letter describing the experience with walk, bicycle, and motorcycle travel shares at existing C:lubsport sites is attached. With the additional 14 curb spaces to be located on the portion of Grafton Street and Finnian Way immediately fronting the site, the total parking supply is 500 spaces. The 14 curb spaces on the street will have a two-hour parking time limit, which will encourage a parking turnover rate consistent with the needs of the retail and restaurant uses it the project. Therefore, the 33-space surplus of on-site parking supply over the peak supply needed, based on the conservative shared parking analysis using City requirements, strongly indicates that the proposed parking supply is reasonable to fully accommodate the project's parking and on-site circulation needs. We will be happy to discuss any questions or comments you may have regarding these findings. Very truly yours, Richard K. Haygood, P.E. Senior Associate Attachments cc: Dave Chadbourne, Land Plan Associates Chris Kinzel, TJKM David Mahama, TJKM J:\JURISDICTION\D\Dublin\157-145 Dublin Ranch on-ca1A2008 Stuff\Clubspon - Grafton-Dublin\LR I I0508.docx Parcel 5/The Promenade Clubsoort/Mercantile Shared Parkin¢ City Requirements used as Peak Rates 1 sf/rooms City Ratio' City Req't 6:00 AM 7:00 AM 8:00 AM j 9:00 AM 10:00 AM 11:00 AM Noon 1 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Clubsportz Weight Room, Pool, Spa 16,647 1/150 111 55.5 55.5 50.0 72.2 77.7 72.2 77.7 66.6 55.5 61.1 77.7 99.9 111.0 99.9 77.7 50.0 44 4 Aerobics Room 7,971 1/50 160 79.8 79.8 71.8 103.7 111.7 103.7 111.7 95.7 79.8 87.7 111.7 143.6 159.5 143.6 111.7 71.8 . 63.8 Spa Treatment Rooms 9 1 9 4.5 4.5 4.1 5.9 6.3 5.9 6.3 5.4 4.5 5.0 6.3 8.1 9.0 8.1 6.3 4.1 3 6 Office 2,573 1/250 10 5.2 5.2 ( 4.6 6.7 7.2 6.7 7.2 6.2 5.2 5.7 7.2 9.3 10.3 9.3 71 4.6 . 4 1 Eating/Drinking Area 2,644 1/100 27 13.3 13.3 11.9 17.2 18.6 17.2 18.6 15.9 13.3 14.6 18.6 23.9 26.5 23.9 18.6 11.9 . 10.6 Clubsport Subtotal 317 159 159j 143 206 222 206 222 190 159 174 222 285 317 285 222 143 127 Mercantile Retail/Office Building3 { i Office 1 34,530 1/300 115 3.5 34.5 1 86.3 109.3 115 115 j 103.6 103.6 115 115 103.6 57.6 28.8 11.5 8.1 3.5 1.2 Retail 10,996 1/300 37 1.8 3.7 7.3 16.5 25.7 33.0 37 37 37 34.9 34.9 34.9 34.9 34.9 31.2 20 2 12 8 Restaurant 7,190 1/100 72 0.7 3.6 7.2 10.8 21.6 39.5 57.5 57.5 50.3 36.0 43.1 61.1 71.9 71.9 71.9 . 71.9 . 71 9 Mercantile Retail/Office Building Subtotal 224 7 42 101 137 163 188 198 198 203 186 182 154 136 119 112 1 96 . 86 Grand Total Demand 541 166 201 244 343 385 394 420 388 362 360 4041 439 453 404 334 239 213 , i 1. Parking space per number of square feet (sf) or room. ) Hntirkf0/'c of ncalr ri--4 !firv Ran'+1 -Aoro+kek;-&..r..F.h+,,..I'L??.,. ..,.. ??.. .. __i. _ ? _... -r- ? .. t.a !i t r _ 2 fo - p....,,,,.,.... ,..sp or -- ---... _. _..._.._ _..,..-?•----...-.,,-,.. . . z n u . Een .,! iuuca»a G . 4-iw : w ii Rai u?i i, w u e wu?ewau ve 3. Hourly %'s of peak demand (City Req't) used are from ULI Shared Parking data for each land use. Parcel 5/The Promenade Clubsport/Mercantile Shared Parkin¢I ITE Average/Clubsport Peak Rate for Clubsport; City Requirements for Mercantile sf/roams Ratio' Peak/Use 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM Noon 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM ClubsportZ Health/Fitness CIub3 47,669 1/175 272 136.1 136.1 122.5 176.9 190.5 176.9 190.5 163.3 136.1 149.7 190.5 244.9 272.1 244.9 190.5 122.5 108.9 Mercantile Retail/Office Building" I 1 Office 34,530 Retail 10,996 111 1/300 1/300 115 1 37 3.5 1.8 34.5 3.7 86.3 7.3 109.3 16.5 115 25.7 115 33.0 103.6 37 103.6 37 115 115 37 34.9 103.6 34.9 57.6 34.9 28.8 34.9 11.5 34.9 8.1 31.2 3.5 20.2 1.2 12.8 Restaurant 7,190 1/100 72 0.7 3.6 7.2 10.8 21.6 39.5 57.5 57.5 50.3 36.0 43.1 61.1 71.9 71.9 71.9 71.9 71.9 Mercantile Retail/Office Building Subtot al 224 7 42 101 137 163 188 198 198 203 186 182 154 136 119 112 96 86 i Grand Total Demand 496 143 178 223 314 353 365 388 361 339 336 372 399 408 364 302 218 195 1. Parking space per number of square feet (sf). Clubsport based on ITE/Clubsport peak rate; City requirements used for Mercantile. 2. Hourly Ws of peak demand used are the higher of data for Clubsport Walnut Creek or 24-Hour Fitness San Ramon, to be conservati ve. j 3. ITE Land Use Category 492: average peak demand = 5.19 spaces per thousand sf gross area. Clubsport Walnut Creek peak demand = 5.08 spac es per thous and sf. Higher ITE rate u sed to be con servative. I 5.19/thousand sf plus 10% circulation factor = 5.71/thousand sf = one space/175 sf (1/175) 4. Hourly Ws of peak demand (City Req't) used are from ULI Shared Parking data for each land use. LEISURE I SPORTS I INC TJKM Transportation Consultants 3875 Hopyard Rd, suite 200 Pleasanton, CA 94588 To: Chris Kinzel ekinzel(rutikrn.com From: David Grove Cc: Dave Chadbourne dave(alandptan-ca.com Date: October 23, 2008 Re: Modes of Transportation for ClubSport membership base After having a chance to review the report prepared by TJKM entitled Shared Parking Analysis for ClubSport - The Promenade at Dublin Ranch, there are a few points that I wanted to bring to your attention regarding usage patterns that we have observed from our current membership base. According to your study, "The proposed Parcel S site includes a mix of uses at moderate density, in a setting surrounded by existing and proposed developments o rcomplimentary mixed-uses at higher densities than typical suburban areas, such as The Terraces residential complex and Grafton Station mixed-use development immediately adjacent. H is setting increases the likelihood of "internal capture trips ", where people walk between complimentary land uses rather than drive and create additional parking demand. " We have experienced "internal capture trips" at many of our other facilities that are located both in semi-pedestrian friendly areas as well as typical suburban locations. I have included statements below from the General Managers of some of our other ClubSport facilities that detail what they have experienced in teams of members that either walk, bicycle, or ride motorcycles to our clubs. Leisure Sports, Inc. operates six other ClubSport facilities in California, Nevada, and Oregon. We operate clubs in both suburban and semi-urban locations and have found some interesting patterns in terms of how our members access our clubs. ClubSport Oregon - • This property is a large (140,000 square feet) suburban club that is located in a business/retail area just outside of Portland, Oregon. According to the General Manager of this club: "...when the weather clears for a consistent period of time, we see a plethora of members that opt to travel by other means than automobiles. Many LEISURE I SPORTS I INC of our members can be found traveling to and from th.? club by bicycle (15-25 per day), motorcycle (5-10 per day), running (5-10 per day) and even, walking. " Interestingly, the closest residential neighborhood to this club is located half a mile away. Renaissance ClubSport Walnut Creek - • This club is a combination of a 75,000 square foot ChibSport and a 174 room Renaissance hotel located at the intersection of Treat 131vd and Jones Rd. in Walnut Creek, CA. According to the General Manager of this property: "I find that a good percentage of our club members' fitness activity does not begin when they arrive at our club but in how they get to us. It is not uncommon to see our members walking, biking, or running to and from the club here at Renaissance ClubSport. Our club is situated adjacent to the Iron Horse Trail. The Iron Horse Trail is a pedestrian and bicycle trail that connects residential and commercial areas, schools, public transportation, and communityfacilities. On any given day, a large number of our members uti /ize the trail as a method of travel to our club. We see approximately thirty-five to forty-five bicycles parked at the bike racks throughout the day. We also see motorcycles parked in our parking lot throughout the day. " The area surrounding this property is a mix of business and retail. ClubSport Green Valley - • This property is a large (120,000 square foot) suburban club that is located in an area that is made up of a mix of retail and residential developments. According to the General Manager of this facility: "...we do have a sigZificant number of members as well as guests who come to our Club to work out riding motorcycles and bicycles on a daily basis. The bicycle and motorcycle spaces we provide are usually occupied for most of the mid-day and evening hours. We also have a number of members who walk to the Club from nearby apartments (when our desert heat permits). " ClubSport Pleasanton - • This property consists of 180,000 indoor square feet and is located at the intersection of I-580 and I-680 in Pleasanton, CA. Because of its lack of surrounding residential areas we don't typically see many walkers or bike riders at this club. What we do see is quite a few motorcycles. Our General Manager estimates 10-12 motorcycles per day use our dedicated motorcycle parking at this club. 2 LEIS URE I SPORTS I INC Overall, I believe your peak parking demand analysis is quite cor_servative because the "internal capture trips" have not been factored in. Based on the comments from the General Managers of our other C1ubSport facilities, the mixed-use and pedestrian friendly nature of this project, and the associated trail system that will run through the development, I believe we will produce a large number of "internal capture trips" at the new Dublin facility. As you stated in your parking analysis, these "internal capture rates" will add several percent to the parking surplus. Sincerely, David Grove Director of Development Leisure Sports, Inc. 3