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FFIAR & PFrRs
TRANSPORTATION CONSULTANTS
FINAL MEMORANDUM
Date: October 27, 2010
To: Matt Scanlon, Bratts Entertainment, LLC
From: Dan Hennessey & Kathrin Tellez, Fehr & Peers
Subject. Enea Plaza Parking Study
WC1a2766
This memorandum presents the findings of a parking study for Enea Plaza in Dublin, California.
Enea Plaza contains approximately 70,000 square feet of developed building area in four parcels,
separated by Amador Plaza Road, Saint Patrick Way, and Interstate 680 Ramps in the downtown
Dublin area, as shown on Figure 1 (all figures are attached at the end of this report). An
entertainment center including a bowling alley, bar and restaurant (Project) is proposed within a
vacant building located on the northeast portion of Enea Plaza. The purpose of this study is to
estimate parking demand for the Project at varying times of day to determine if there is sufficient
parking within Enea Plaza, considering the parking demand from existing uses at varying times of
daytweek. Approximately 423 parking are provided on the four parcels that comprise Enea
Plaza, with 173 spaces on the parking area adjacent to the site.
The parking assessment evaluated conditions on a typical weekday from noon to 8:00 PM, as
well as for Friday and Saturday late aftemoon/evenings. Parking demand for the site at varying
times of day was estimated based on the Project program. The results of the parking
assessment indicate that at all times; sufficient parking would be provided in Enea Plaza to satisfy
existing parking demand and expected Project demand. However, on Friday and Saturday
evenings after 7:00 PM the Project parking demand would need to be potentially accommodated
by parking areas not adjacent to the Project site, potentially requiring patrons to cross Amador
Plaza Road. The following is recommended to alleviate potential parking shortages:
• Require employees to park in designated employee parking areas on Parcels B - D on
Fridays and Saturdays
• Provide valet parking on Friday and Saturday evenings starting between 7:00 and 9:00
PM, as actual demand dictates
• Restrict parking on the southern, eastern and northern portions of Project site to Valet
parking only on Friday and Saturday evenings, and employ stacked (tandem) parking
techniques to maximize parking supply in area adjacent to site to minimize vehicle
maneuvers across Amador Valley Boulevard
• Designate the area in front of the Project entry as a valet drop-off area for passenger
loading and unloading - this may require the conversion of the 90 perpendicular parking
to angled parking to provide sufficient vehicle clearance between the parking supplies
and the valet zone
The following presents a detailed project description, data collection efforts and parking demand
analysis.
100 Pringle Avenue, Suite 600 Walnut Creek, CA 94596 (925) 930-7100 Fax (925) 933-7090
www.fehrandpeers.com
RECEIVED
DEC 15 2010
DUBLIN PLANNING
PLPYA-a0lo - 000-13 hq
ATTACHMENT 3
Mr. Matt Scanlon
October 27, 2010
Page 2 of 8
PROJECT DESCRIPTION
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The Project would occupy 28,445 square feet of an existing building. The entertainment center
would provide bowling, restaurant, bar, billiards, darts, and special event space. A complete
description of the Project and proposed square footage by area is shown on Table 1.
TABLE 1
PROJECT SQUARE FOOTAGE BY USE
Component Area (Sq. Feet) Percentage
Bowling 16,000 56%
Billiards 425 1%
Other Games 185 1 %
Restaurant/Bar 4,345 15%
Event Space/Concierge/Concourse 2,580 9%
Administrative/Operations Space 4,910 17%
Total 28,445 100%
Source: Bratts Entertainment, October 2010.
Based on Project estimates, there is capacity for approximately 193 bowlers, 12 billiards players,
and 12 people playing other games, totaling 217 customers in the entertainment areas.
Additional customers could be accommodated in the restaurant and bar area, as well as the
special event areas, for a total expected capacity of 400 to 500 patrons plus employees.
The parking areas in Enea Plaza are governed by a reciprocal parking agreement, although the
parking areas are physically separated by roadways. In total, there are 423 parking spaces in
Enea Plaza, of which 173 are in the parking field adjacent the proposed Project. This parking
area also serves a bank, a furniture store, and a restaurant. No vacant buildings share this
parking field that could increase demand in this area in the future.
DATA COLLECTION
Existing Parking Supply
The amount of parking in the area surrounding the proposed Project site was documented
through the use of site plans, aerial photography and field verification. As summarized in Table 2
and shown on Figure 2 by area, there are 173 spaces are adjacent to the proposed Project, of
which 154 are unrestricted, 11 are reserved for the physically disabled, and 8 are reserved for
Bank of America customers that plan to be there for 10 minutes or less (this is denoted with a
green curb printed with a message for drivers). Across Amador. Plaza Road to the west, there is
a Big 5 Sporting Goods store and a Jennifer Convertibles furniture store, along with other retail
stores, all of which are part of the Enea Plaza. There are 142 parking spaces for these locations,
four of which are reserved for the physically disabled. Across Saint Patrick Way at the southwest
comer of the intersection is a small strip of retail stores that contains 108 parking spaces, of
which four are reserved for the physically disabled.
In addition to the parking supply that is provided for Enea Plaza, there is also a parking area
located south of strip commercial area with 345 parking spaces at these locations, for a total of
Mr. Matt Scanlon
October 27, 2010
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approximately 768 parking spaces in the immediate vicinity of the Project. The Stoneridge car
dealership at the southeast corner of the Saint Patrick Way/Amador Plaza Road was excluded
from the study.
TABLE 2
E)aSTING PARKING SUPPLY
Parcel Unrestricted
Spaces Disabled
Spaces Restricted
Spaces Total
Northeast Corner of Enea Plaza (A) 154 11 8 173
Northwest Corner of Enea Plaza (B) 138 4 - 142
Southwest Corner of Enea Plaza (C) 104 4 - 108
Subtotal Enea Plaza 396 19 8 423
Other Parking Near Site 331 9 5 345
Total Off-Street Parking in Vicinity of
Project 727 28 13 768
Source: Fehr & Peers, September 2010.
Existing Parking Demand
Fehr & Peers surveyed Enea Plaza and surrounding parking areas on Friday, September 10,
2010 and Saturday, September 11, 2010 at 5:00 PM, 7:00 PM, and 9:00 PM to document existing
parking demand when the proposed Project is expected to have the highest levels of parking
demand. Existing parking demand declines sharply after 9:00 PM as all businesses are closed
by 11:00 PM.
A temporary Spirit Halloween store is located in the building where the Project is proposed. This
store provides merchandise and costumes/accessories for Halloween and is expected to close in
early November. The store was open during the data collection period, and its parking demand
was separated from the other uses.
The results of the data collection are presented in Table 3 for Friday and Table 4 for Saturday by
parking area. Peak parking demand currently occurs at 5:00 PM on Friday, with 98 occupied
spaces (325 available spaces). Peak demand on Saturday is slightly less.
In addition to the data collected by Fehr & Peers, a prior parking study prepared for this site in
2009 documented parking demand at other times of day. This data was used to supplement the
analysis. Therefore, three periods will be analyzed: a typical weekday from 12:00 PM to 8:00 PM
(using available data from the previous study), the PM peak period on Friday and Saturday
evenings, and a weekend afternoon during which peak for the nearby retail businesses would be
at its peak.
Mr. Matt Scanlon
October 27, 2010
Page 4 of 8
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TABLE 3
FRIDAY NIGHT PARKING OCCUPANCY
Total 5:00 PM 7:00 PM 9:00 811:00 PM
Parcel Parking Occupied Available Occupied Available Occupied Available
Spaces Spaces Spaces Spaces Spaces Spaces Spaces
Northeast Comer 173 54(19)1 119 (138)2 51(15)1 122 (137)2 20 (6)' 153 (159)2
of Enea Plaza (A)
Northwest Corner 142 28 114 13 129 4 138
of Enea Plaza (B)
Southwest Corner 108 16 92 7 101 4 104
of Enea Plaza (C)
Subtotal 423 98 325 (344)2 71 352 (367)2 28 395 (401)2
Other Parking 345 58 287 26 319 21 324
Near Site
Total 768 156 612 (631)2 97 671 (686)2 49 719 (725)2
Notes:
1. Occupied spaces at time of survey (Estimated to be occupied by Spirit Halloween store customers and
employees)
2. Available spaces at time of survey (Available spaces without Spirit Halloween store)
Source: Fehr & Peers, September 2010.
TABLE 4
SATURDAY NIGHT PARKING OCCUPANCY
Total 5:00 PM 7:00 PM 9:00 PM
Parcel Parking Occupied Available Occupied Available Occupied Available
Spaces Spaces Spaces Spaces Spaces Spaces Spaces
Northeast Comer 173 50 (18)' 123(141 )2 46 (15)' 127 (142)2 22(6)1 151 (157)2
of Enea Plaza (A)
Northwest Corner 142 26 116 9 133 3 139
of Enea Plaza (B)
Southwest Corner 108 17 91 9 99 5 103
of Enea Plaza (C)
Subtotal 423 93 330 (348)2 64 359 (374)2 30 393 (399)2
Other Parking 345 63 282 39 306 23 322
Near Site
Total 768 156 612 (630)2 103 665 (680)2 53 715 (721)2
Notes:
1. Occupied spaces at time of survey (Estimated to be occupied by Spirit Halloween store customers and
employees)
2. Available spaces at time of survey (Available spaces without Spirit Halloween store)
Source: Fehr & Peers, September 2010.
Mr. Matt Scanlon
October 27, 2010
Page 5 of 8
PARKING DEMAND ANALYSIS
Project Parking Demand
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Peak parking demand for the Project was estimated based on the square footage of the proposed
uses within the site, and the expected maximum occupancy. Parking demand by time of day was
also calculated. The Proposed project is expected to have minimal parking demand in the
morning as it is not expected to open until 11:00 AM, with peak parking demand occurring on
Friday and Saturday evenings. Several sources of data were used, including the Institute of
Transportation Engineers' Parking Generation (4m Edition) and Trip Generation (e Edition), as
well as Urban Land Institute's Shared Parking (2nd Edition). The parking demand rates and
expected peak demand used in this assessment are presented in Table 5.
TABLE 5
PARKING DEMAND SUMMARY
Use Demand Rate Size' Peak Parking Demand
Bowling Alley 4.79 spaces per AlleyZ 16 Lanes
(20,355 square feet) 77 spaces
RestauranVBar3 14.2 square spaces per feet4 '?0 8,090 Square feet 115 spaces
Total Peak Parking Demand 192 spaces
Notes:
1. As bowling alleys surveyed in Parking Generation contain ancillary games, administrative offices, and special
event rooms half of the event space/concierge area and the administrativeloperations space was assigned to
the bowling alley and the other half was assigned to the restaurantibar area for purpose of estimating parking
demand.
2. Based on average parking demand data from Institute of Transportation Engineers' Parking Generation (d"
Edition) for Bowling Alley. The parking demand rates reflect parking demand for active bowlers, as wells as for
patrons waiting for a lane.
3. For the restaurant/bar area, a variety of sources were evaluated as Parking Generation does not include parking
data for a drinking place. Data related to the trip generating characteristics of Drinking Places was reviewed
from Pip Generation, but insufficient information was provided to develop parking demand estimates, although
parking turnover could be estimated from that data. Data from ULI's Shared Parking was also reviewed for
Night Club, but night dubs tend to have more floor space devoted to dancing than is proposed for this Project,
where there are more people per square foot.
4. Based on 85th percentile parking demand data from Institute of Transportation Engineers' Parking Generation
(4"' Edition) for quality low-tum over restaurant.
Fehr & Peens, 2010.
As shown in Table 5, peak parking demand for the Project is expected to be approximately 192
spaces, of which approximately 15 percent is employee and 85 percent is patron parking
demand. Based on the expected maximum occupancy of the site, approximately 400 to 500
patrons plus staff, this equates to between 2 and 3 patrons per vehicle, plus staff parking. Given
that most patrons of this type of land use tend to travel to together as part of a larger night out
and may require a designated driver, the resulting parking demand estimates correlate with the
expected building occupancy.
Mr. Matt Scanlon
October 27, 2010 f p
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This level of parking demand is expected on Friday and Saturday evenings. At other times of
dayiweek parking demand is expected to be much less. Using data presented in the Urban Land
Institute's Shared Parking (2nd Edition) for similar entertainment land uses, the demand
throughout the day can be estimated from the peak demand. Table 6 shows the expected
parking demand by time of day and day of week for the Project.
TABLE 6
PROJECT PARKING DEMAND BY TIME OF DAY
Time Monday Friday Saturday
12:00 P.M. 10% 19 25% 48 25% 48
1:00 P.M. 10% 19 25% 48 25% 48
2:00 P.M. 10% 19 25% 48 50% 96
3:00 P.M. 10% 19 25% 48 50% 96
4:00 P.M. 10% 19 25% 48 50% 96
5:00 P.M. 25% 48 50% 96 75% 144
6:00 P.M. 25% 48 50% 96 75% 144
7:00 P.M. 25% 48 75% 144 75% 144
8:00 P.M. 50% 96 75% 144 100% 192
9:00 P.M. 50% 96 100% 192 100% 192
10:00 P.M. 50% 96 100% 192 100% 192
11:00 P.M. 50% 96 100% 192 100% 192
12:00 A.M. 50% 96 100% 192 100% 192
1:00 A.M. 30% 58 60% 115 60% 115
Source: Urban Land Institute's Shared Parking (2n° Edition), 2005.
An assessment of the proposed Project parking demand in conjunction with existing parking
demand was conducted, as detailed below.
Parking Supply Assessment
Using the existing parking demand data for Enea Plaza based on field observations and the
expected parking demand for the proposed Project, the adequacy of the parking supply was
evaluated, as presented in Figure 3, and summarized in Table 7.
On Monday, sufficient parking would be provided in the parking area A adjacent to the Project to
accommodate existing parking demand as well as Project demand. Additionally, a parking
circulation efficiency factor of at least 15 percent would be maintained at all times within parking
area A. This equates to at least 26 spaces being vacant at all times, reducing the need for
vehicles to circulate through the lot to find available parking supplies.
On a Friday and Saturday evenings, parking shortages would start to occur in the parking field
adjacent to the Project after 5:00 PM if staff were not directed to park in the parking facilities
located on the other portions of Enea Plaza. With staff parking demand accommodated by the
lots across Amador Valley Boulevard on the other portions of the Plaza, Friday and Saturday
evening Project adjacent parking shortages would occur between 7:00 and 9:00 PM.
Mr. Matt Scanlon
October 27, 2010
Page 7 of 8
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TABLE 7
PARKING ANALYSIS SUMMARY
Current Demand Estimated Total Parking
Demand Surplus/(Deficit)
Time Project
Project Plaza Demand Project Plaza Project Plaza
Adjacent' Tota12 Adjacent Tota12 Adjacent° Total6
Weekdal
12:00 P.M. 51 93 19 70 112 103 311
1:00 P.M. 41 81 19 60 100 113 323
2:00 P.M. 37 76 19 56 95 117 328
3:00 P.M. 32 69 19 51 88 122 335
4:00 P.M. 38 77 19 57 96 116 327
5:00 P.M. 40 72 48 88 120 85 303
6:00 P.M. 42 64 48 90 112 83 311
7:00 P.M. 25 37 48 73 85 100 338
8:00 P.M. 18 28 96 114 124 59 299
Friday'
5:00 P.M. 35 79 96 131 175 42 248
7:00 P.M. 36 56 144 180 200 (7)" 223
9:00 P.M. 14 22 192 206 214 (33)' 209
Saturday
1:00 P.M.6 52 98 48 100 146 73 277
2:00 P.M.6 28 83 96 124 179 49 244
5:00 P.M.7 32 75 144 176 219 (3)4 204
7:00 P.M.7 31 49 144 175 193 (2)4 230
9:00 P.M.7 16 24 192 208 216 (35)4 207
Notes:
1. Parcel A Only
2. Parcels A through D
3. Staff parking demand is reflected in this number, which accounts for approximately 15 percent of
the peak demand or 29 spaces when peak occupancy levels are met. If staff park off-site, Site
adjacent parking shortages are significantly reduced.
4. Parcel A supply of 173
5. Parcel A through D supply of 423
6. Data collected by Omni-Means in 2009 for study for Proposed Fitness Club
7. Data collected by Fehr s Peers in 2010 for this study
Source: Omni-Means, 2009, and Fehr a Peers, 2010.
Mr. Matt Scanlon
October 27, 2010
Page 8of8 Fi HR & PEERS
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RESULTS AND RECOMMENDATIONS
As discussed above, sufficient parking would be provided in the parking field adjacent to the
Project to accommodate existing Parking demand and demand from the proposed Project on
Mondays. Parking conditions are not expected to vary significantly from the Monday condition for
Tuesday through Thursday.
On Friday and Saturday evenings, parking shortages are expected to occur in the parking area
adjacent to the Project starting between 7:00 and 9:00 PM, assuming all employees park in
available spaces across Amador Valley Road on Parcels B - D. To address potential parking
shortages, the following strategies are recommended:
• Require employees to park in designated employee parking areas on Parcels B - D on
Fridays and Saturdays
• Provide valet parking on Friday and Saturday evenings starting between 7:00 and 9:00
PM, as actual demand dictates
• Restrict parking on the southern, eastern and northern portions of Project site to Valet
parking only on Friday and Saturday evenings, and employ stacked (tandem) parking
techniques to maximize parking supply in area adjacent to site to minimize vehicle
maneuvers across Amador Valley Boulevard
• Designate the area in front of the Project entry as a valet drop-off area for passenger
loading and unloading - this may require the conversion of the 90 perpendicular parking
to angled parking to provide sufficient vehicle clearance between the parking supplies
and the valet zone
This completes our parking assessment for Enea Plaza. Please call Kathrin Tellez at (925) 930-
7100 if you have any questions.
Attachments:
Figure 1 Study Location
Figure 2 Parking Areas and Supply
Figure 3 Monday Parking Conditions With Project
Figure 4 Friday Parking Conditions With Project
Figure 5 Saturday Packing Conditions With Project