HomeMy WebLinkAbout8.3 Attch 6 Parking EvaluationForCombatSportAcademyCUPPublic Works Department
MEMORANDUM
DATE: January 19, 2012
TO: Marnie Delgado, Senior Planner
FROM: Jaimee Bourgeois, Transportation & Operations Manager
SUBJECT: Parking Evaluation for Combat Sports Academy Conditional Use Permit -
PLPA-2010-00030
A conditional use permit was issued for a martial arts studio at 7100 Village Parkway (inside
Parkway Center), with a parking reduction for an individual use and a parking reduction for
shared parking, on June 30, 2009. An application has been received from Combat Sports
Academy (CSA) to expand the current hours of operation at 7100 Village Parkway and expand
into the building space at 7106 Village Parkway.
The existing tenant space is 4,695 square feet, and the proposed tenant space is 3,833 square
feet. Based on the current parking standard for a martial arts studio (per Zoning Ordinance
8.76.080. D), 1 parking space is required for every 200 square feet, requiring a total of 42
parking spaces. Based on the total off-street parking supply and cumulative required parking
per the zoning ordinance for the other uses within the site, there are not 42 available off-street
parking spaces to allocate to CSA. However, if an allowed retail use were to occupy 7100
Village Parkway and an allowed warehouse use were to occupy 7106 Village Parkway, City
approval would not be required and the required parking allocation would only be 20 parking
spaces (at 1 space per 300 square feet for retail and 1 space per 1,000 square feet for
warehouse). As such, it seems appropriate to allow CSA to operate between typical business
hours (7:30 a.m. to 5:30 p.m.) as long as the total parking demand does not exceed 20 at any
given time. To satisfy this proposed requirement, CSA would be restricted to having no more
than 20 employees and customers in the facility at any given time. Non-driving age children
should be excluded from the count. The 20 total head count could include any combination of
employees and customers at either 7100 or 7106 Village Parkway.
Further analysis was required to determine whether there would be parking impacts during off-
peak business hours (before 7:30 a.m. and after 5:30 p.m.) if CSA were allowed to operate
without restrictions. CSA is already operational at 7100 Village Parkway, and there are no
restrictions to their operations during off-peak business hours (before 7:30 a.m. and after 5:30
p.m.); therefore, the parking evaluation was limited to assessing the impacts associated with
CSA's proposed expansion to 7106 Village Parkway.
To determine whether sufficient parking is available to accommodate unrestricted operations
during off-peak business hours at 7106 Village Parkway, a parking study was conducted, as
prevailing conditions may not match requirements set forth in the Zoning Ordinance. Total
parking demand within Parkway Center was counted during two weekday evenings and one
Saturday during the month of December. Estimated parking demand for one vacant space
Attachment 6
was also included, as it is expected that this space will be occupied at some point in the future.
The results are presented in Table 1. The Wednesday evening and Saturday daytime surveys
both showed available parking totaling 43 stalls. The worse-case condition was on Monday
evening (at 6:00 p.m.), when there were 33 stalls available for use by the CSA expansion.
Based on the current parking standard for a martial arts studio (per Zoning Ordinance
8.76.080D), 1 parking space is required for every 200 square feet, requiring a total of 19
parking spaces for the 3,833 square-foot expansion. The available parking exceeds the
parking requirement for the expanded space.
TABLE 1
Combat Sports Academy Expansion
Parking Evaluation
Monday Wednesday Saturday
6:00 .m. 6:00 .m. 10:30 a.m.'
Occupied Stalls 116 106 106
Vacant Space - 10 10 10
Estimated Demand2
Total Supply 159 159 159
Unoccupied Stalls 33 43 43
(available capacity)
Notes:
1. Saturday at 3:00 p.m. was also surveyed but 10:30 a.m. demonstrated worse-case conditions.
2. 7066 Village Parkway (3,000 square feet) was vacant at the time of the survey. Assuming a
parking demand equivalent to the Zoning Ordinance requirement for retail space (1 space per
300 square feet), this space results in an assumed demand for 10 stalls. This analysis
conservatively assumes that this demand would occur during weekday evenings and on
Saturdays, when the surveys were conducted.
Conclusion
Based on the total off-street parking supply and cumulative required parking per the zoning
ordinance for the entire Parkway Center, there are not 42 available off-street parking spaces to
allocate to CSA. However, it would be appropriate to allow CSA to operate between typical
business hours (7:30 a.m. to 5:30 p.m.) as long as the total parking demand does not exceed
20 at any given time (equivalent retail and warehouse space parking requirements). The 20
total head count could include any combination of employees and customers at either 7100 or
7106 Village Parkway.
During off-peak business hours (before 7:30 a.m. and after 5:30 p.m.), there is sufficient
parking available on-site (33 available at worse-case) to allocate to CSA for the expansion of
operations into 7106 Village Parkway, as the Zoning Ordinance requires 19 stalls.
Please let me know if you have any questions.
G:\DEVELOPMENT, PRIVATE\Combat Sports\Parking\memo_Combatsports_Parking_011912.doc