HomeMy WebLinkAbout8.3 Attmt 4 Parking Study by Omni Feb 2009Parking Study for
Proposed Fitness Club
In The Enea Center, Dublin
Prepared for:
The City of Dublin, CA
February, 2009
omni means
E N G I N E E R S P L A N .N E R S
Attachment 4
PARKING STUDY FOR PROPOSED FITNESS CLUB
IN THE ENEA CENTER
DUBLIN, CA
PREPARED FOR:
CITY OF DUBLIN
100 CIVIC PLAZA
DUBLIN, CA 94568
PREPARED BY:
OMNI-MEANS, LTD.
ENGINEERS & PLANNERS
1901 OLYMPIC BOULEVARD
WALNUT CREEK, CA 94596
(925) 935-2230
FEBRUARY 2009
R2807RPT002.DOC
I. Parking Study for the Proposed Fitness Club in the Enea Retail Center
This report presents the findings of a parking demand study for the proposed fitness club in the
Enea Center on Amador Plaza Road in the City of Dublin. The study examined City zoning
requirements and likely actual demand for parking. Surveys of the existing center were
conducted in order to determine the existing parking demand and remaining supply of available
spaces. Parking demand rates for the proposed fitness club were derived from surveys conducted
at other clubs in the area and national data from the Institute of Tramportation Engineers (ITE).
Based on the findings, several recommendations intended to preserve and/or enhance parking
conditions have been presented.
The Enea Center is divided into several parcels with businesses and parking areas on both sides
of Amador Plaza Road. A site plan identifies the four areas as Parcels A-D, with the currently
unoccupied fitness building located in Parcel A (please refer to Figure 1). The center has 423
spaces overall, with 173 in Parcel A, 142 in Parcels B-C, and 108 in :?arcel D. The center has a
common parking arrangement which allows customers of Parcel A to park in Parcels B-D.
1. Zoning Requirements for Parking
General Zoning Ordinance
The number of spaces mandated by City zoning requirements was evaluated for the proposed
project. The general Zoning Ordinance was examined as well as -:he Planned Development
zoning which applies to this site. (The zoning requirement figures have been provided by the
City.) Based on the current tenants (not including the vacant building proposed for the fitness
club), the City's general Zoning Ordinance requires 245 spaces which leaves 178 spaces
available out of 423 total spaces.
The Zoning Ordinance for the fitness club requires 187 spaces. Added to the 245 required retail
spaces equals 432 required spaces overall, which means there is a nine space deficit from the 423
spaces available. Therefore the Zoning Ordinance would not be met.
Planned Development Ordinance
The Enea Center is also a designated Planned Development with zoning specific to the site. This,
requires a higher number of spaces than the general zoning ordinance. Based on the current
tenants, 353 spaces are required which leaves 70 spaces available overall.
Adding the fitness club's zoning requirement of 187 spaces to the _,53 required retail spaces
equals 540 spaces, which results. in a deficit of 117 spaces from the 423 spaces available.
Therefore the planned development ordinance would not be met.
Parking Study for
Enea Center Fitness Club Page 1
Shared Parkins Analysis Based On Zoning Requirements
To refine the parking demand based on the zoning requirements, a "stared parking" analysis was
conducted. The zoning codes are designed to address the peak demand for each business
individually. However, businesses sharing a common parking area may have parking demands
that vary independently throughout the day. For example, within Parcel A there is a. bank,
restaurant, and fiimiture store. Bank demand at night is low while restaurant demand is high.
This "shared parking" characteristic may result in greater parking space availability than the
zoning codes would indicate.
Using. Urban Land Institute data which identifies parking demand throughout the day for various
businesses, shared parking analyses were conducted for the Enea Ginter based on the Dublin
zoning requirements.' Table 1 shows demand throughout the day based on the City's general
Zoning Ordinance. The highest demand for the existing businesses is 223 spaces. The required
fitness club parking of 187 spaces based on the.Zoning Ordinance was added to the parking
analysis. The highest demand is 374 spaces (6:00 pm), which is accommodated in the center's
423 spaces, but Parcel A is full and approximately 80 club-related sp,%.es are occupied in Parcels
B-D. Therefore, if the shared parking analysis is utilized for the Zoning Ordinance the,
requirement would be met.
A shared parking analysis was also conducted based on the higher space requirements of the
Planned Development zoning. Table 2 shows the space requirements for the existing businesses
and with the fitness club. The highest demand for the existing businesses is 347 required spaces.
Adding the fitness club's zoning ordinance requirement of 187 spaces results in a peak
requirement of 470 spaces. Under this scenario, there is a parking space deficit of 8 to 47 spaces
for six hours of the day. Therefore, even under the shared parking scenario, the Planned
Development requirement would not be met.
2. Surveyed Parking Demands
Existing Enea Center Parking_Demand
In order to identify the actual existing parking demand, surveys were conducted at the Enea
Center. Based on the ITE data (and our own research) the most active days for fitness clubs are
typically Mondays-Wednesdays with peak demand occurring around 5:00-6:00 p.m. The.Enea
Center was surveyed on a Monday with the parking totals recorded hourly between 9:00 am. and
8:00 p.m? However, parking demand for retail businesses during the week is typically higher on
Fridays in the afternoon and evening and on Saturday afternoons. Therefore, due to the common
parking areas, additional surveys were, conducted at the Enea Center during the typical retail
peaks on Friday (from 12:00-1:00 p.m. and 5:00-7:00 p.m.) and on Saturday (from 1:00-3:00
p.m.).
The surveyed existing parking demands are listed in Table. 3. The renter's Monday evening
demand was 72 occupied, spaces, with 42 occupied in Parcel A. Friday experienced the highest
total. with 119 occupied spaces overall and 63 within Parcel A.
Parking Study for
Enea Center Fitness Club Page 2
Fitness Club Parking Generation
Parking demand for the proposed fitness center was derived from published ITE data and surveys
conducted at two. fitness clubs in the region. The ITE data is based. on studies conducted
throughout the country. Their average peak demand is 5.19 vehicles parked per 1,000 sq. ft. of,
gross floor area.3 To supplement the ITE data, parking surveys were conducted at two fitness
facilities (Bally Fitness in Pleasant Hill and 247Hour Fitness in Moraga/Rheem) during the peak
fitness and retail parking periods. 4,5 These locations share similar characteristics with the
proposed project: They both provide a mix of aerobic machines, weight-lifting areas, and fitness
classes. The Pleasant Hill facility has high freeway visibility and the Moraga facility is in a
relatively low-use retail center. The average peak parking demand of the two surveys is 5.90
spaces per 1,000 square feet of floor area; which is very. similar to the ITE average. The
surveyed rate was applied to the project's 33,455 square feet of floor area, resulting in 197 peak
period occupied spaces.
Combined Retail and Fitness Club Parking Demand
The project's. calculated demand was added to the existing retail 3emand. ITE data which
identifies fitness club.parking demand throughout the day as a percentage of the peak period was
used to generate the fitness club demand outside of the surveyed periods.
The combined retail and fitness club parking totals are listed in Table 4. The center's highest
calculated demand would occur during the weekday evening (6:0 pm) peak period, with
approximately 261 occupied spaces (64 retail plus 197 fitness clu)).. This demand could be
accommodated within the four parcels' total of 423 spaces (62% occupancy).
Parcel A could accommodate the club's parking demand for most of the day. However, during
the evening period Parcel A would be 100% occupied. Assuming completely efficient parking
conditions (every space utilized) results.in 65-70 vehicles having to park across the street in
Parcels B-D. In actuality, a parking lot becomes functionally "full" when demand exceeds 90%.
Also, none of the spaces are currently reserved for retail use. In order to preserve parking near
the retail businesses for their customers, a number of spaces would likely have to be designated
for retail use only, resulting in a lower supply of spaces for the club within Parcel A.
Therefore, to better simulate actual conditions, the parking was also evaluated assuming 74
spaces are reserved for retail use only (the number of required retail spaces based on the City's
zoning ordinance) and Parcel A being full at 90% occupancy. This results in 89 spaces available
in Parcel A for club parking. The parking demand is listed in Table. 5. The club's allocated
spaces in Parcel A would likely be full during: the afternoon and evening and approximately 100
vehicles would be parked in Parcels B-D at the peak hour. However, there would be adequate
availability within Parcels B-D to accommodate the existing retail anc!. club demand (130 out of
250 spaces occupied, or 52% occupancy) and the club demands would be lower at other times of
the day.
Parking Study for
Enea Center Fitness Club Page 3
3. Results/Summary
This study was conducted in order to identify parking conditions with a proposed fitness club in
the Enea Center. The number of spaces required based on the City's zoning were compared with
the likely demand based on surveys of the Enea Center and calculated demand for the proposed
fitness club. The parking demands associated with each scenario are summarized in Table 6.
Based on the general Zoning Ordinance and the Planned Develop pent zoning there are not
enough required spaces for the existing tenants and the proposed fitness club. The Enea Center
has 423 striped spaces. The. City's general Zoning Ordinance requires 245 spaces for the
existing tenants plus 187 spaces for the proposed fitness club, for a total of 432 spaces. The Enea
Center's Planned Development zoning requires 353 spaces for.existiig tenants plus 187 for the
fitness club, or 540 total spaces
However, zoning requirements are intended to address maximum demand for each business
individually. Businesses utilizing a common parking area may generate peak demands at
different times of the day, resulting in greater parking space availability. Based on a "shared
parking" calculation, the.general Zoning Ordinance requirement for the existing tenants and the
fitness club would be met (374 spaces required out of 423 spaces). Applying.a shared parking
calculation to the Planned Development zoning indicates the parking requirement would not be
met (470 spaces required out of 423 spaces).
In order to identify the actual parking demand, parking surveys were: conducted at the existing
Enea Center. The surveys identified a maximum demand of 119 spares (28% occupancy) on a
Friday afternoon and 64 spaces (15% occupancy) during the fitness club peak period on Monday
evening. Adding the calculated peak fitness club demand of 197 spaces results in 261 occupied
out of 423 spaces (62% occupancy). Therefore, the surveys of actual conditions show there
would be an adequate supply of parking spaces to accommodate the existing retail businesses
and the fitness club.
However, Parcel A would likely be full for several hours during the lace afternoon/early evening,
requiring a number of club members to park in Parcels B-D. Assuming 74 spaces within Parcel
A are reserved for retail use (per the Zoning Ordinance), approximately 100 club-related vehicles
would park in Parcels B-D at the peak, but demand would be lower at other times of the day.
4. Recommendations'
Due to the likelihood of Parcel A. becoming full during peak periods, the following measures are
recommended in order to maintain/enhance parking conditions for all customers of the Enea
Center:
Designate spaces for the retail businesses in Parcel A.
In order to preserve parking for the existing businesses in Parcel A (Bank of America,
Thomasville Furniture, and Rigatoni's Restaurant), the spaces in front of and in the vicinity of
these tenants should be designated for retail use only (at least duri rig business hours). The
number of designated spaces could range from 63 (enough to accommodate the highest observed
Parking Siudy for
Enea Center Fitness Club Page 4
retail demand) to 74 (the required number of retail spaces based or.. the City's general Zoning
Ordinance). (Providing the Planned Development zoning requirement of 96 . spaces does not
appear to be necessary based on the parking surveys.) The designated spaces should include
three or four stalls near the stand-alone Bank of America ATM machine posted as temporary
parking for ATM customers at all times.
Explore the possibility of additional parking spaces within Parcel A.
A review of the Parcel A site plan suggests there may be space available to stripe additional
parking stalls in some of the open areas.
Provide designated parking areas in Parcels B-D for fitness club.
Designated parking areas for fitness club members are recommended for Parcels B-D. Fitness
club parking should be located in the corners of Parcels C and D near the Amador Plaza Road /
St. Patrick Way intersection. This would place fitness members closer to the intersection's
signalized crossing (instead of crossing mid-block on Amador Plaza Road) and preserve spaces
near the retail businesses for their customers.
Inform club members of parking locations.
To increase awareness of the desired parking areas within Parcels B-D, it would be beneficial for
the club to provide parking location information to new members at the time they join.
Instruct fitness club =lovees to park in the designated areas of Parcels B-D:
To maximize parking availability in Parcel A, fitness club employees should be instructed to
park in Parcels B-D.
Encourage pedestrians to cross street at signalized intersection.
A short pedestrian path in the corner of the Parcel C lot (and perhaps the Parcel D lot) that would
connect to the sidewalk at the Amador Plaza Road / St. Patrick Way intersection may need to be
provided in order to promote pedestrian access in/out of the parking lot near the signalized
crossing.
If mid-block pedestrian crossings on Amador. Plaza Road become an issue, consideration may.
need to be given to installing a barrier fence on the perimeter of Parcels B-C and/or Parcel Ain
order to direct pedestrians to the.signalized crossings or at least the driveway opening locations.
(Existing hedges/vegetation may serve this purpose in some areas.)
Maximize visibility at the driveways with "Keep Clear" pavement markings.
In order to promote maximum visibility on Amador Plaza Road, pavement markings stating
"Keep Clear could be installed on Amador Plaza Road (particularly the northbound direction) in
front of the driveway(s).
Parking Study for
Enea Center Fitness Club Page 5
REFERENCES:
1. Urban Land Institute, Shared Parking, Second Edition, 2005.
2. Parking demand surveys at Enea Center conducted by Omni-Means, Friday December 5 (12:00-
1:00 p.m., 5:00-7:00 p.m.), Saturday December 6 (1:00-3:00 p.m.), and Monday December 8 (9:00
a.m. - 8:00 p.m.), 2008.
3. Institute of Transportation Engineers, Parking_ Generation, 3'd Edition, Washington, D.C.,
Publication No. IR-034B, 2004.
4. Parking demand surveys at Bally Fitness, 2316 Monument Blvd., Pleasant Hill, CA, Friday
December 12 (12:00-1:00 p.m., 5:00-6:00 p.m.), Saturday December 13 (1:00-2:00 p.m.), and
Monday December 15 (5:00-7:00 p.m.), 2008.
5. Parking demand surveys at 24-Hour Fitness, 351 Rheem Blvd., Moraga, CA, Wednesday.
December 10 (5:00-7:00 p.m.), Friday December 12 (1:00-2:00 p.m., 6:00-7:00 p.m.), and
Saturday December 13 (2:00-3:00 p.m.), 2008.
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TABLE 1
WEEKDAY SHARED PARKING ANALYSIS")
cno cC1Jr-0e1 OnNINr^_ nontrueNr•.P 09M IIRFMFNT
OFFICEM RETAIL" RETAILP) FAM REST"' BANW )
(1,000 SF) 1,000 SF .1;000 SF) 1,000 S 1,000 SF
Project Size: 1.66. 15.604 46.858 2 3.525 Fitness + Available
Pkg.Ratio(O) 1.33 0.66 0.87 0.95 0.87 Club Spaces
HOUR PARKING D EMAND TOTAL Zoning TOTAL Out of 423
8:00 AM 5 6 23 13 8 55 54 109 , 314
9:00 AM 6 12 46 16 13 93 107 200 223
10:00 AM 7 22 85 17 14 145 161 306 117
11:00 AM 7 29 116 18 10 180 133 313 110
12:00 PM 6 35 139 20 10 210 99 309 114
1:00 PM 6 39 155 18 10 228 92 319 104
2:00 PM 7 39 155 11 11 223 79 302 121
3:00 PM 7 39 155 10 10 220 92 312 111
4:06 PM 6 37 147 10 12 212 142 355 68
5:00 PM 3 33 132 16 14 198 165 362 61
6:00 PM 2 31 124 16 14 187 187 374 49
7:00 PM 1 29 116 16 0 163 144 307 116
8:00 PM 0 25 101 16 0 143 116 .259 164
l?) The Urban Land Institute (ULq , Shared Parking - Second Edition, 2005.
R) Peak office rate is 3.0 spaces/1,000 sq.fL
of Peak retail rate is 3.8 spaces11,000 sq.11. -
"i Peak family restaurant rate is 10.5 spaces/1,000 sq ft.
Peak bank rate is 4.6 spacesM.000 sq.ft
i6l.Parking Ratio reflects peak rate used in this matrix compared with the peak ULI rate
TABLE 2
WEEKDAY SHARED PARKING ANALYSIS"'
FnR Pi nNNFn nFvFi nPUFNT 7nlWINP RFOL11RFPAFNT
OFFICEIn RETAILpi FAM REST) BANKM
1,000 SF 1,000 SF 1,000 SF 1,000 S
Project Size: 1.66 62.462 2 3.525 Fitness Available
Pkg Ratios' . 1.33 1.32 0.95 , 0.87 Club Spaces
HOUR PARKING DEMAND TOTAL Zoning TOTAL Out of 423
8:00 AM 5 47 13 8 73 54 127 296
9:00 AM 6 94 16 13 129 107 236 187
10:00 AM 7 172 17 14 211 161 371 52
11:00 AM 7 235 18 10 269 133 402 21
12:00 PM 6 282 20 10 317 99 417 6
1:00 PM 6 313 18 10 347 92 439 -16
2:00 PM 7 313 11 11 343 79 421 2
3:00 PM 7 313 10 10 339 92 431 -8
4:00 PM 6 298 10 12 326 142 468 -45
5:00 PM 3 266 16 14 299 165 464 41
6:00 PM 2 251 16 14 283 187 470 -47
7:00 PM 1 235 16 0 252 144 396 27
8:00 PM 0 204 16 0 220 116 336 87
I't The Urban Land Institute (ULI), Shared Parking - Second Edition, 2005.
(2) Peak office rate is 3.0 spaces11,000 sq.ft.
fsi Peak retail rate is 3.8 spaces/1,000 sq.fL
(4) Peak family restaurant rate is 10.5 spaces/1,000 sq.tt
Isi Peak bank rate is 4.6 spaoesf1,000 sq.ft.
0) Parking Ratio reflects peak rate used in this matrix compared with the peak ULI rate
TABLE 3
FYI_RTINr. FNFA CFNTFR PARKINn DEMAND
PAR
173 CEL A
s aces PARCE
142 s LS B-C
paces PARC
108 EL-D
w aces) PARCE
(423s LS A-D
aces
Demand % Occupied Demand % Occupied Demand % Occupied Demand %o Occupied
Monday:
9:00 27 16% 8 6% 26 24% 61 14%
10:00 27 16% 10 7% 26 24% 63 15%
11:00 .35 20% 15 11% 26 24% 76 18%
12:00 51 29% 17 12% 25 23% 93 22%
1:00 41 24% 14 10% 26 24% 81 19%
2:00 37 21% 16 11% 23 21% 76 18%
3:00 32 18% 15 11% 22 20% 69 16%
4:00 38 22% 17 12% 22 20% 77 18%
5:00 40 23% 17 12% 15 14% 72 17%
6:00 42 24% 12 8% 10 9% 64 15%
7:00 25 14% 7 5% 5 5% 37 9%
8:00 18 10% 5 4% 5 5% 28 7%
Friday: .
12:00 48 28% 27 19% 34 31% 109 26%
1:00 63 36% 21 15% 35 32% 119 28%
5:00 59 34% 19 13% 19 18% 97 23%
6:00 57 33% 9 6% 12 110/0 78 18%
Saturday:
1:00 52 30% 25 18% 21 19% 98 23%
2:00 28. 16% 38, 27% 17, 16% 83 20%
Parking surveys conducted.at Enea (:enter,-Uecemder, d,6,cas, zuw.
'Parcel D demand numbers reflect increase to account for vacant retail space.
TABLE 4 .
COMBINED RETAIL AND FITNESS CLUB PARKING DEMAND
Existing
Demand Parcel A (1
Club
Demand
@ 5.90/ksf' 73 spaces)
Combined
Demand
Remaining
Spaces In
Parcel A
Spillover
To
Parcels B-D Parcels B-D (250 spac
Combined
Existing Demand
Demand Parcels B-D es)
Remaining
Spaces
Monday:
9:00 27 112 139 34 0 34 34 216
10:00 27 169 196 -23 23 36 59 191
11:00 35 140 175 -2 2 41 43 207
12:00 51 104 155 18 0 42 42 208
1:00 41 97 138 35 0 40 40 .210
2:00 37 83 120 53 0 39 39 211
3:00 32 97 129 44 0 37 37 21.3
4:00 38 150 188 -15 15 39 54 196
5:00 40 173 213 -40 40 32 72 178
6:00 42 197 239 -66 66 22 88 162
7:00 25 152 177 -4 4 12 16 234
8:00 18 122 140 33 0 10 10 240
Friday:
12:00 48 79 127 46 0 61 61 189
1:00 63 80 143 30 0 56 56 194
5:00 59 89 148 25 0 38 38 212
6:00 57 104 161 12 0 2.1 21 229
Saturday:
1:00 52 72 124 49 0 46 46 204
2:00 28 85 113 60 0 55 55 195
' Average peak parking demand of the two surveyed fitness clubs.
TABLE 5
COMBINED RETAIL AND FITNESS CLUB PARKING DEMAND.
ASSUMING 89 AVAILABLE SPACES FOR FITNESS CLUB IN PARCEL AZ
Parcel A (89 spaces available)
Club Remaining
Available Demand Spaces In
Supply @ 5.90lksf' Parcel A Parcels B-D (250 spaces)
Spillover Combined
To Existing Demand Remaining
Parcels B-D Demand lPercelsB-D Spaces
day:
9:00 89 112 -23 23 34 57 193
10:00 89 169 -80 80 36 116 134
11:00 .89 140 -51 51 41 92 158
12:00 89 104 -15 15 42 57 193
1:00 89 97 -8 8 40 48 . 202
2:00 89 83 6 0 39 39 211
3:00 89 97 -8 8 37 .45 205
4:00 89 150 -61 61 39 100 . 150
5:00 89 173 -84 84 32 116 134
6:00 89 197 -108 108 22 130 120
7:00 89 152 -63 63 12 75 175
8:00 89 122 -33 33 10 43 207
y:
12:00 89 79 10 0 61 61 189
1:00 89 80 9 0 56 56 194
5:00 89 89 0 0 38 38 212
6.00 89 104 -15 15 21 36 214
1:00 1 1 89 72
2:00 89 85
0 46 46 204
0 55 55 195
' Average peak parking demand of the two surveyed fdness clubs.
Y Total Parcel A supply of 173 spaces, minus 74 reserved for existing retail businesses (per zoning ord.),
and minus 10 to reflect "full" conditions when parking demand reaches 90% occupancy.
r
TABLE 6-
r-nMDAR1BnN (IF: PARKINr. nFMANn SCFNARIAS
Total Available /
Parking Requirement Parking Requirement Total Parking Number Unavailable
For Existing Tenants For Fitness Club Requirement Spaces Spaces Result
General Zoning Ordinance: 245 187 432 423 -9 Not Met
Planned Development Ordinance: 353 187 540 423 -117 Not Met
Highest Demand
For Existi 'renants
Highest Demand
For Fitness Club
Highest
Total Demand Total
Number
Spaces Available /
Unavailable
Spaces
Result
Shared Parking Analysis
Using General Zoning Ordinance: 223 .187 374 423 minimum of 49 Met
Shared Parking Analysis
Using Planned Development Ord.: 347 187 47D 423 -8 to -47 Not Met
depending on
time of day.
Highest Fitness Club Total Available /
Highest Surveyed Demand Based on Highest Number Unavailable
Existing Demand Surveyed Parking Rate Total Demand Spaces Spa ces Result
Parking Surveys of Existing
Center and Fitness Clubs: 119 197 261 423 162 Met