HomeMy WebLinkAbout8.1 Attch 5 Parking Study • S
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E N G I N E E R S • PLAN N E R S
April 19,2012
Ms. Jaimee Bourgeois
Transportation&Operations Manager
City of Dublin
100 Civic Plaza
Dublin,CA 94568
RE: Focused Parking Analysis for a Proposed Pre-School Project in the City of Dublin
Dear Ms.Bourgeois:
The following letter report provides a focused weekday parking analysis for a proposed Pre-School
project in the City of Dublin. The proposed project would be located adjacent to an existing retail center
on the southeast quadrant of the Village Parkway/Amador Valley intersection (see Project Site Plan—
attached). The existing retail center contains a mixture of small commercial tenants that includes a
Starbuck's coffee shop. This center currently has an on-site parking supply of 32 spaces. There are an
additional 10 spaces used as overflow parking; however,these 10 spaces are located beyond the center's
property and are included on the property of the proposed project. The proposed project would be
constructed on the eastern half of the site with a capacity for 60 pre-school students, 5 staff,and a parking
supply/allotment of 17 parking spaces (seven more spaces than currently exist today). Combined with
existing retail uses, proposed pre-school uses could create a higher parking demand affecting overall
parking supply and availability during peak demand periods. Consequently, a focused parking demand
analysis has been conducted for the proposed project based on City code requirements and parking
surveys conducted for both existing and proposed uses. The following sections outline existing
conditions at the project site,City parking code requirements,parking surveys conducted for both existing
and proposed uses,and the likely parking demand during the weekday period.
Existing Uses/Parking Demand
The proposed project site is located at the southeast quadrant of the Village Parkway/Amador Valley
Boulevard intersection. The site is vacant with the exception of a paved parking area on the southern end
of the site that accommodates 10 parking spaces currently used by the adjacent retail center located to the
west of the project site. The existing center includes a Starbuck's coffee shop, Café Art, Optometrist, We
Buy Gold, and Salon uses totaling 8,539 square feet. Access to the site is provided by two right-turn-only
driveways; one off Village Parkway and one off Amador Valley Boulevard. The retail center currently
has 32 striped parking spaces on-site (19 standard, 11 compact, 2 accessible). In addition, there are
approximately ten(10)parking spaces(5 striped and 5 un-striped)on the proposed pre-school project site
where patrons or employees can currently park for an overall total supply of 42 on-site spaces. On-street
parking adjacent to the site includes 11 parallel parking spaces; four (4) parallel spaces on Village
Parkway and approximately seven(7)spaces on Amador Valley Boulevard.
1901 Olympic Blvd.,Suite 120,Walnut Creek,CA 94596 - (925) 935-2230 fax(925) 935-2247
ROSEVILLE REDDING VISALIA WALNUT CREEK
ATTACHMENT 5
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Ms.Jaimee Bourgeois Page 2
Apri119,2012
Existing Retail Center
Parking demand surveys for all existing and proposed uses were conducted during the morning (7:00-
10:00 a.m., mid-day (11:30 a.m.-12:30 p.m.), mid-afternoon (2:30-3:30 p.m.) and evening (4:00-6:15
p.m.) periods'. (A complete summary is provided in Table A in 15 minute increments for all parking
survey results and estimated parking demand has been attached). For existing retail uses adjacent to the
proposed project site,overall parking demand peaked during the mid-afternoon period(around 3:30 p.m.)
at 39 spaces. This included 37 spaces on-site and two (2) off-site spaces on Village Parkway. Of those
patrons parking on-site, 32 patrons were parked in dedicated (striped) spaces for existing retail and five
(5) patrons in the striped spaces on the pre-school site. As shown in Table 1 below, parking demand at
the existing retail center was over capacity during the mid-day, mid-afternoon, and evening periods
resulting in overflow parking onto the proposed pre-school project site.
Existing Springfield-Montessori Pre-School
To evaluate the parking demand characteristics of the proposed project, a comparable pre-school in the
City of Dublin was surveyed for overall parking characteristics. The Springfield-Montessori pre-school is
located at 5100 Brannigan Street. A self-contained facility, the pre-school has an on-site parking supply
of 53 spaces (51 standard, 2 accessible) and an attendance of 150 students the day of the survey." As
shown in Table 1, the pre-school had their peak demand period during the mid-afternoon period with 46
spaces occupied. During the mid-afternoon period, parents arrive slightly before pick-up times and park
in the lot for approximately 10-15 minutes. Once the students are released, parents leave the site and
demand drops. The entire process was observed to last approximately 20 minutes for the peak demand
period.
Table 1
Existing Parking Demand; Existing Retail Center& Springfield-Montessori Pre-School
Morning,Mid-Day,Mid-Afternoon,and Evening Demand Periods
Existing Retail Center Springfield Montessori Pre-School
Peak Time Period Peak Surplus/ Peak Surplus/
Demand (Deficit) Demand (Deficit)
Morning: 7-10 AM 26 +6 33 +20
Mid-Day: 11:30 AM-12:30 PM 37 (-5) 22 +31
Mid-Afternoon: 2:30-3:30 PM 39 (-7) 46 +7
Evening: 4:00-6:15 PM 35 (-3) 19 +34
Source: Omni-Means Engineers and Planners,Parking surveys at the Starbuck's Retail Center and Springfield-Montessori Pre-
School(7:00-10:00 a.m., 11:30-12:30 p.m.,2:30-3:30 p.m.,4:00-6:15 p.m.),March 21 and 22,2012. Based on total parking
supply of 32 spaces for existing retail uses and 53 spaces for existing Springfield-Montessori Pre-School uses.
Proposed Project Description
The proposed Pre-School project would be situated in the eastern half of the site as shown in the project
site plan (attached). The actual site would be situated on a vacant parcel adjacent to existing onsite
parking areas. Existing retail uses (shown as Parcel A) are located directly west of the project site and
both existing and proposed uses would share common access driveways. The pre-school would have a
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Ms.Jaimee Bourgeois Page 3
April 19,2012
capacity for 60 students and would supply 17 parking spaces (including 10 existing spaces). Proposed
parking spaces would be located immediately south of the pre-school building.
City Code Requirements
Parking code requirements for"day-care center"have been based on the City's zoning/municipal code for
off-street parking and loading regulations.' Based on proposed uses, the parking code requirements
would be as follows:
Day Care Center(15+): 1 space per employee, 1 space per company vehicle,plus a loading
space for every 5 children;
Based on the City code requirements the parking requirements have been calculated below:
Day Care Center: 60 children x 1 space/5 children= 12 spaces
5 employees x 1 space/employee= 5 spaces
Total: 17 spaces
As calculated above,the proposed pre-school project would require 17 parking spaces and this would
exactly match proposed supply.
Proposed Project Parking Demand with Existing Retail Uses
Methodology
The proposed project's parking demand has been based on parking surveys for the Springfield-Montessori
Pre-School adjusted proportionately for lower student enrollment and staffing level. Specifically,
surveyed Springfield-Montessori Pre-School parking demand reflects a total attendance of 150 students
and 20 staff members for a combined head count of 170. The proposed project would consist of 60
students and 5 staff members for a combined head count of 65. The total proposed project head count of
65 represents 38% (65 divided by 170) of the existing head count for the Springfield Montessori.
Therefore, the parking demand for the proposed Pre-School was estimated by multiplying the measured
parking demand found at the existing Springfield-Montessori Pre-School by 38%.
With the addition of the proposed project and associated parking spaces, there would be a total of 49
parking spaces on-site for both retail uses and proposed project uses. This supply would reflect 17 spaces
for the proposed project and 32 spaces for existing retail uses. As noted previously, parking demand for
existing retail uses has encroached beyond the 32 space limit during peak demand periods.
Project Parking Demand
Expected parking demand for the proposed project and the existing retail center has been shown in Table
2 (next page). As calculated, the proposed project's parking demand would peak during the mid-
afternoon period(around 3:30 p.m.) at 17 spaces. Supply for the proposed project would be sufficient to
meet the peak demand. At the same time,the existing retail center would have a demand for 39 parking
spaces, which is 7 more than the parking supply of 32. During various other times of the day as well
(mid-day and evening), the existing retail center parking demand would exceed its available on-site
supply.
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Ms.Jaimee Bourgeois Page 4
April 19,2012
Table 2
Proposed Project Parking Demand With Existing Retail Center Uses
Morning,Mid-Day,Mid-Afternoon,and Evening Demand Periods
Existing Retail Center Proposed Dublin Pre-School
Peak Time Period Peak Supply Surplus/ Peak Supply Surplus/
Demand 32 (Deficit) Demand 17 (Deficit)
Morning: 7-10 AM 26 32 6 13 17 4
Mid-Day: 11:30 AM-12:30 PM 37 32 (-5) 8 17 9
Mid-Afternoon: 2:30-3:30 PM 39 32 (-7) 17 17 0
Evening: 4:00-6:15 PM 35 32 (-3) 7 17 10
Source: Omni-Means Engineers and Planners,Parking surveys at the Starbuck's Retail Center and Springfield-Montessori Pre-
School(7:00-10:00 a.m., 11:30-12:30 p.m.,2:30-3:30 p.m.,4:00-6:15 p.m.),March 21 and 22,2012. A 38%weighted average
was applied to surveyed Springfield-Montessori Pre-School parking demand to generate proposed project parking demand.
Based on a total parking supply of 49 on-site parking spaces for existing retail and proposed project uses.
It is noted that off-site parking spaces located on Village Parkway and Amador Valley Boulevard were
not included in the assumed parking supply for the existing retail center; however, the 11 on-street
parking spaces would be sufficient to accommodate the excess demand from the retail center and allow
for a four(4)space parking surplus during the peak mid-afternoon(2:30-3:30 p.m.)demand period.
Summary/Conclusions
The proposed Pre-School project would meet City parking code requirements for 17 parking spaces.
Parking surveys conducted for existing retail uses adjacent to the project site indicate that peak demand
occurs during the mid-afternoon (2:30-3:30 p.m.) period for 39 parking spaces. Based on surveys
conducted for a representative pre-school in the City of Dublin, the Springfield-Montessori Pre-School
has a peak parking demand during the same mid-afternoon period of 46 spaces. Applying a head count
adjustment factor of 38%, the proposed project would have an estimated peak parking demand of 17
spaces during the mid-afternoon (2:30-3:30 p.m.) period. This 17-space project demand can be
accommodated on-site. The existing retail center parking demand at this same time would exceed
available supply by seven parking spaces. However,based on the findings of the prior Starbuck's parking
demand study (where on-street parking was counted toward the available supply for the purpose of
demonstrating that the Starbuck's use would not negatively impact the surrounding environment); the
total center demand can be accommodated on-site and/or within the adjacent on-street parking supply.
The result is that there would be a four-space surplus during the same mid-afternoon (2:30-3:30 p.m.)
period.
Based on the parking demand analysis for existing and proposed pre-school uses, it is likely that
competition for parking spaces will be at a premium during the peak mid-day,mid-afternoon,and evening
periods. It is important to note that an adequate parking supply usually reflects the availability of
additional parking spaces in order to function at an acceptable level. Most parking areas/lots function
best at approximately 90% of capacity. This essentially provides an efficiency factor of 10% to
accommodate prospective parkers looking for a parking space. Without such a buffer, users would find
themselves competing for the last available spaces. Those waiting for a space to open would slow traffic
in the lot's aisles. Given the small size of the project's parking lot, a 95% effective parking ratio would
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Ms.Jaimee Bourgeois Page 5
April 19,2012
likely be sufficient. This would mean that an additional 2-3 parking spaces would be needed on-site so
that retail customers and parents do not need to drive through the parking lot in search of a parking space
during peak demand periods. Exacerbating the problem would be existing"cut-through"traffic using the
parking lot to by-pass the Village Parkway/Amador Valley Boulevard intersection. Northbound motorists
on Village Parkway currently cut-through the existing parking lot and continue eastbound on Amador
Valley Boulevard to avoid turning right and/or delays at the signal-controlled intersection. All of these
factors would contribute to increased on-site congestion during peak parking demand periods.
Potential measures that could be implemented by the project applicant to improve circulation and parking
include the following:
• Similar to Village Parkway, delineate the on-street parking spaces on Amador Valley Boulevard
with striped "T"'s to insure maximum efficiency. A 15-foot red curb is recommended
immediately adjacent to the driveway;
• Execute a reciprocal parking agreement with the existing retail center property owner to allow for
the sharing of parking when uses are not peaking at the same time. If such an agreement were
executed, signage might be needed to reserve the pre-school parking during peak periods so that
parents would not end up having to park far from the school entrance.
It is noted that(should the proposed project be approved),much of the existing cut-through traffic would
likely be reduced. During peak parking demand periods of the retail center and proposed pre-school
project,the parking drive aisles would not provide a convenient or fast option to Village Parkway.
Please call if you have any questions.
Sincerely,
OMNI-MEANS,Ltd.
Engineers&Planners
I % I 4 actiekry
Peter G loway
Transp rtation Planner
Cc: George W.Nickelson,P.E.(Omni-Means)
Rob Tuma,Transportation Planner(Omni-Means)
Enc. Project Site Plan,Parking Survey and Demand Summary Table A(15 min. increments)
C1588LTR002.docx/35-2807-54
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Ms.Jaimee Bourgeois Page 6
April 19,2012
Omni-Means Engineers and Planners,Existing parking demand surveys at the Starbuck's Retail Center and
Springfield-Montessori Pre-School, (7:00-10:00 a.m., 11:30 a.m.-12:30 p.m., 2:30-3:30 p.m., 4:00-6:15 p.m.),
March 21, 22, 2012.
Ms.Laura Russ,Director, Springfield-Montessori Pre-School,Personal communication on March 21,2012.
"'City of Dublin, Zoning/Municipal Code, Chapter 8.76, Off-Street Parking and Loading Regulations,Parking
requirements by use type(8.76.080), Revised October, 2011.
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