HomeMy WebLinkAbout8.2 Attch 4 Memo from J.BourgeoisPublic Works Department
MEMORANDUM
DATE: January 21, 2011
TO: Kristi Bascom, Principal Planner
FROM: Jaimee Bourgeois, Senior Civil Engineer (Traffic)
SUBJECT: Star Lanes Conditional Use Permit and Minor Use Permit PLPA-2010-00073
I have reviewed the application submitted by Star Lanes for a Conditional Use Permit for a parking
reduction and a Minor Use Permit for an Indoor Recreation Use to occupy the 28,455 square foot
building at 6705 Amador Plaza Road (former Good Guys building). The purpose of this memorandum
is to provide an assessment of the proposed parking reduction and to provide specific conditions of
approval.
To assess the appropriateness of allowing a parking reduction, I reviewed both a parking study
prepared by Fehr & Peers, Transportation Consultants, and the applicant's written statement, which
includes a description of the proposed valet parking program. In summary, I recommend approval of
the parking reduction, as summarized below. Specific conditions of approval are also provided at the
end of this memorandum in Table 1.
Peak operations for Star Lanes are expected to occur on Friday and Saturday evenings. As such, a
parking study was prepared that examined available parking on-site as well as within the remainder of
Enea Plaza during a typical Friday evening and Saturday evening. A count of available parking spaces
was taken at 5pm, 7pm, and 9pm. In addition, data from a prior study conducted for the site in 2009
was used to assess parking conditions on a typical weekday between 12pm and 8pm. Parking demand
for Star Lanes was then estimated for the same time periods based on the expected operating
characteristics of the business. The restaurant/bar, bowling, billiards/games, event space and
administrative space were all taken into consideration. The parking demand was then compared to
available supply to determine whether demand could be accommodated on-site and/or within the larger
Enea Plaza parking lots.
It was identified that all parking demand on a typical weekday could be accommodated on-site. On
weekends (including Friday night), the peak parking demand (combination of existing demand and Star
Lanes demand) would occur in the evenings. Starting after 5pm, not all parking could be
accommodated on-site. To help alleviate this condition, the applicant proposes to direct staff to park
within an adjacent parking lot within Enea Plaza to free up parking for customers on-site. With this
change, parking for customers could be accommodated on-site up at least until 7pm, after which time
customer demand would start to exceed on-site capacity.
It is the desire of City staff for safety reasons to not have a significant amount of customers parking off-
site, requiring them to cross Amador Plaza Road to access the business. As such, the applicant has
ATTACHMENT 4
proposed to implement a valet parking program that would allow customers to drop off their vehicle at
the front door. The valet program would include parked vehicle stacking within a designated area on-
site so that capacity could be maximized. As a result, all customers could be accommodated on-site,
eliminating the need for them to walk across Amador Plaza Road. In addition, by stacking vehicles on-
site, the valet operations would not include valet workers crossing Amador Plaza Road. Pedestrians
crossing Amador Plaza Road would be limited to employees arriving and leaving work, or customers
arriving by walking rather than by vehicle.
In order to ensure the safe on-site parking for customers and off-site parking for employees at peak
parking demand, the compliance with the following conditions of approval will be necessary:
TABLE 1
Proposed Conditions of Approval
1 Require employees to park in designated employee parking areas on Parcels B, C or D on Fridays
and Saturdays after 5pm or earlier if determined by the City Traffic Engineer after operations
commence.
2 Provide valet parking on Friday and Saturday evenings starting at 7pm or earlier if determined by
the City Traffic Engineer after operations commence. A later start time would require approval by
the City Traffic Engineer upon completion of a parking assessment study.
3 Designate a restricted valet parking area(s) on-site that can accommodate an additional 17 parking
spaces through implementation of stacked parking techniques.
4 Establish a valet drop-off/pick-up area immediate) in front of the project entrance.
5 Additional measures may be needed if it is determined by the City Traffic Engineer that the
proposed operations are not functioning as planned and customers are parking off-site and walking
across Amador Plaza Road.