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HomeMy WebLinkAbout8.1 Attch 2 Focused Parking Analysis FOCUSED PARKING ANALYSIS FOR THE PROPOSED CAR WEST AUTOBODY RELOCATION IN DUBLIN, CA Prepared for: CITY OF DUBLIN, CA Final Report August 23, 2012 Prepared by: Omni-Means, Ltd. Engineers & Planners 1901 Olympic Blvd., Suite 120 Walnut Creek, CA 94596 omni * means E N G I N E E R S - PLANNERS ATTACHMENT 2 4 This report presents a focused parking analysis for the proposed relocation of the Car West Autobody repair business from 6077 Dublin Boulevard to a larger facility at 6080 Dublin Boulevard. The study examined City of Dublin zoning requirements for parking as well as likely parking demand based on surveys of existing Car West locations. The parking demand was analyzed within the context of the increased number of repair bays and parking spaces at the proposed location. The new facility would have 32 repair bays (27 interior and 5 exterior), compared to 16 bays at the existing location. There would be 63 parking spaces at the new location. The Dublin zoning ordinance for "Auto Repairs & Service" requires 95 spaces based on the size of the proposed facility. Parking surveys were conducted at existing Car West locations, which indicate the proposed Dublin facility parking demand would be 62 vehicles. Therefore, the expected parking demand would be accommodated at the new project site. Based on the findings, several recommendations intended to preserve and/or enhance parking conditions at the proposed location have been presented. 1. Existing Facility The existing facility is located at the east end of a retail center on the north side of Dublin Boulevard. The existing building consists of approximately 10,000 square feet, with 7,000 square feet of interior repair-work space and 3,000 square feet of office space. The interior repair space consists of 16 repair stalls (11 body repair, 2 paint-prep, 1 paint booth, and 2 detail work stalls). There are 20 external parking spaces allocated to the business within the retail center. There is also an outdoor fenced area for 15-20 cars where damaged vehicles waiting for repair are stored. There are 21 employees at this location. Parking conditions are constrained at the current site, as both the fenced area and all of the general parking spaces are fully occupied by repair vehicles (either waiting to be repaired or in some stage of the repair process). Customer access/parking is negatively impacted and there is no room for employee parking. Existing employees park in other spaces at the retail center and/or on streets to the north of the property. 2. Proposed Location The proposed project site location is an existing stand-alone building at the southwest corner of Dublin Boulevard and Scarlett Drive. It consists of approximately 26,000 square feet, with 21,000 square feet of interior repair-work space and 5,000 square feet of office space. There would be a total of 32 work stallsibays. The interior work space would consist of 27 repair stalls. Another 5 detail-work bays would be located outside but covered. There would also be a small rental car office (187 square feet), which is not present at the existing facility. Parking Study for Dublin Car West Autobody Relocation Page 1 A site plan is shown in Figure 1. The plan shows 68 total spaces, of which five are dedicated detail-work stalls. Thus, 63 spaces would be available. Of these spaces, 16 (14 unrestricted plus 2 accessible spaces) are in a publicly available area. The remaining 47 spaces would be located within a gated area. (A comparison of the existing and proposed facility components is provided in Table A-1, attached.) 3. Municipal Code Requirements for Parking The City of Dublin's municipal code (Section 8.76.080) for "Auto Repairs & Service" businesses results in 95 required off-street spaces. The zoning parking calculations are shown in Table 1 (equations provided by City of Dublin personnel). The proposed location's 63 available spaces equates to a 32 space deficit based on the City code. The "Auto Repairs & Service" category encompasses a variety of business types, including autobody repair shops as well as other kinds of shops (such as mechanical or engine repair), which may have different parking demand characteristics. Therefore, parking surveys were conducted. 4. Surveyed Parking Demands Due to the site constraints at the existing Dublin facility, a parking survey was conducted at another existing Car West facility located in Fremont, California. The larger Fremont facility better reflects parking characteristics that would exist at the proposed Dublin location. Spot surveys were also conducted at the existing Dublin location to identify morning, afternoon, and overnight parking conditions. (The surveyed parking demands are listed in Table A-2, attached). The Fremont location had a peak demand of 103 vehicles parked outside, consisting of 68 employee vehicles, 29 vehicles waiting for repair (within a gated area), and 6 other (customer/rental/parts) vehicles. The surveys found parking demand fluctuated very little and customer demand was low (0-3 cars at any given time) throughout the day. Customer vehicle drop offs are typically by appointment at a scheduled time which keeps the number of customers onsite at one time low. The Fremont location has 71 vehicle service bays and all were occupied, therefore the surveys are representative of maximum demand. The existing Dublin Car West Autobody location had a surveyed peak demand of 63 vehicles. This consisted of 21 damaged vehicles waiting for repair within the gated area; 20 additional repair vehicles (waiting or in the process of being repaired) filling all of the general parking spaces; 2 customer/parts vehicles onsite; plus approximately 20 employee vehicles parked offsite. As noted, the current ratio of work stalls to repair vehicles requires parking repair vehicles in all 20 of the onsite parking spaces, which displaces employee parking to offsite areas. Some of these spaces are occupied by vehicles in the process of being repaired, but have to be moved outside temporarily because a needed stall inside is still occupied by another vehicle. Parking Study for Dublin Car West Autobody Relocation Page 2 5. Parking Demand at Proposed Project Site Location Based on Surveys The surveys found external parking demand derives from three main categories: employees, vehicles waiting to be repaired, and a low number of miscellaneous vehicles (customers, rental cars,parts delivery trucks). Employee parking demand is closely associated with the number of repair stalls. The Fremont location has a ratio of 68 employees to 71 work bays, which equates to 0.96 employees per work bay. Applied to the proposed Dublin location's 32 bays results in an employee parking demand of 31 vehicles. This closely aligns with Car West's stated expectation of having 30 employees at the new facility compared to the existing number of 21 employees. Calculating the parking demand from vehicles waiting for repair is somewhat harder to determine, as it is not directly proportional to the number of repair stalls. The number of repair vehicles outside at the existing 16-bay Dublin location was 41 vehicles. However, this consisted of vehicles waiting for repair and in the process of being repaired. The number of outside vehicles waiting for repair at the larger 71-bay Fremont location was only 29 cars. (There were no vehicles already under repair outside at the Fremont location). With 16 additional repair stalls at the new Dublin location (32 stalls compared to existing 16 stalls), the number of vehicles outside waiting for repair could be reduced from 41 to 25 vehicles. However, this assumes the vehicles moved inside are not replaced by more vehicles waiting to be repaired. The proposed Dublin site anticipates approximately 5-6 other parked cars (1-2 customers, 2-3 rental cars, 1 parts delivery) at any given time of the day. The parking demand at the new location is calculated to be 62 vehicles (31 employees, 25 waiting for repair, and 6 other). The calculated demand is shown in Table 2. The proposed location has 63 available striped spaces. Therefore, the new location would accommodate the calculated demand. Furthermore, it appears the new project site would beneficially reduce the existing offsite/street parking demand by accommodating employee parking demand onsite. This assumes, however, that the spaces are properly allocated so that all three parking demand categories (employees, vehicles waiting for repair, and customers/rental cars) are accommodated. The site plan for the new location shows the parking field divided into two sections, with 16 spaces in the non-gated area and 47 spaces within the gated area. At the existing Dublin and Fremont locations, the gated areas are occupied only by vehicles waiting for repair. In order to accommodate the total calculated parking demand on the project site property, a maximum of 25 spaces could be occupied by vehicles waiting for repair in the gated area. The remaining spaces within the gated area would have to be occupied by the other types of vehicles. Parking Study for Dublin Car West Autobody Relocation Page 3 6. Summary/Recommendations The required number of parking spaces for the proposed relocation of the Car West Autobody business was calculated based on the Dublin city zoning ordinance for auto service facilities. The required number of 95 spaces would exceed the proposed location's supply of 63 available spaces. However, given that the auto service category encompasses a variety of different repair businesses, expected parking demand was also calculated based on surveys of existing Car West facilities. The proposed Dublin facility was calculated to generate a parking demand of 62 vehicles, comprised of 31 employees, a maximum of 25 cars waiting to be repaired, 3 rental cars, and up to 3 customer/parts vehicles. Therefore, the expected demand would be accommodated. The new location would also have the beneficial effect of improving customer parking and vehicle circulation compared to the existing location. Additionally, it would move existing employee vehicles from offsite areas onto the project property site. This assumes, however, that an adequate number of spaces is allocated to each of the demand categories (employees, vehicles waiting for repair, customers/rental cars) and that the number of vehicles waiting to be repaired does not increase to displace employee/customer vehicles to offsite areas. In order to maximize onsite parking efficiency and cap the number of vehicles waiting for repair, it is recommended that parking spaces be allocated in some way for each type of parking generator: employees, vehicles waiting for repair, and others (customers/rentals). Two examples of how this could be accomplished are presented as follows: • Specifically designate spaces for a particular use. For example, 31 employees, 25 repair vehicles, 3 customers, 3 rental cars. All spaces could be designated, or a smaller combination such as 3 customer spaces near the entrance, and 31 employee spaces. This would leave 29 spaces for the repair vehicles and rental cars. • Or reduce the size of the gated area to accommodate 25 repair vehicles and require that all vehicles waiting for repair be contained within that area and not in spaces outside the gated area. Parking Study for Dublin Car West Autobody Relocation Page 4 TABLE 1: Municipal Code Parking Requirement EQiTAT� ]►N REQRD. SPADES Auto Repairs & Service (23,373 s.f. at 1 space per 400 s.£) 58 Storage (3,028 s.f. at 1 space per 1,000 s.£) 3 Service Bays (32 bays at 1 space per bay) 32 Office for Vehicle Rental (187 s.f. at 1 space per 250 s.f.) 1 Vehicle Rentals (1 space per 1,000 s.f. storage area) 1 TOTAL 95 Total Number of Parking Spaces 63 Spaces Dublin municipal code(Section 8.76.080)for"Auto Repairs&Service" TABLE 2: Calculated Parking Demand for Proposed Car West Autobody Location in Dublin Based on Parking Surveys at Fremont Location 11�A K iG-co 1V1 'I TENS' : 1 gi ting Fremo►> Lncatio�t Proposed Dublin Location EMPLOYEES (Variable demand depending 68 employees per 71 stalls 31 cars on number of work stalls.) =0.96 employees per stall (32 stalls x 0.96=31 cars) 25 cars CARS WAITING FOR REPAIR (41 existing outside cars— 16 (Primarily fixed demand.) 29 cars additional interior work bays at new location=25 cars remaining outside. CUSTOMERS& MISC. (Primarily fixed demand.) 0-5 cars 0-3 cars RENTAL CARS (Primarily Fixed demand.) 5 cars 2-3 cars TOTAL 62 cars Total Number of Parking Spaces 63 Spaces � . ~ KEY DAMS SUE NOMS DUBLIN BLVD El 8 N", z -17 � . 20 3 ED I'D 11 6�4 -A�i']'6-A I" I I Hl ED SITE PLAN SMET AM NORT TABLE A-1 EXISTING AND PROPOSED CAR WEST AUTOBODY FACILITY COMPONENTS,DUBLIN,CA Dublin Current Dublin Proposed Total building square feet; 10,000 25,000 Office space square feet; 3,000 5,000 Rental Car office square feet; N/A 187 Number of rental cars typically onsite; N/A 3 Car repair shop area inside total square feet; 7,000 20,000 Number of body repair stalls; 11 19 Number of paint booths; 1 4 Number of Paint Prep; 2 4 Number of"detail work" bays(covered,outside spaces at proposed location); 2 5 Total number of work bays; 16 32 Number of employees; 21 30 Number of external parking spaces. 20 63 TABLE A-2 PARKING DEMAND SURVEY OF FREMONT CAR WEST AUTOBODY(71 Service Bays) 7/11/12 Wed. 7:30 8:00 8:30 9:00 9:30 10:00 10:30 11:00 11:30 12:00 12:30 1:00 1:30 2:00 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 6:30 PARKING DEMAND am I pm I I pm Exterior fenced area: 29 26 26 26 29 27 25 25 24 25 25 25 25 25 25 25 25 25 25 25 25 25 25 (cars waiting for repair) Unfenced onsite areas and street: 58 64 65 65 74 74 73 72 71 71 72 71 70 70 67 64 61 56 53 49 46 33 25 comprised of employees: 53 59 60 60 68 68 67 66 66 64 65 66 64 65 62 59 55 49 46 41 37 27 20 customers/parts trucks: 0 0 0 0 1 1 1 1 0 2 2 0 1 0 0 0 1 2 2 3 4 1 0 rental cars: 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 Exterior Total: 87 90 91 91 103 101 98 97 95 96 91 96 95 95 92 89 86 81 78 74 71 58 50 PARKING DEMAND SURVEY OF EXISTING DUBLIN CAR WEST AUTOBODY(16 Service Bays) 7/12/12 Thurs. 7:30 8:00 8:30 9:00 4:30 5:00 5:30 6:00 6:30 PARKING DEMAND am pm Exterior fenced area: 15 15 15 15 15 15 15 15 15 (cars waiting for repair) Unfenced onsite area: 26 27 27 28 27 27 26 26 26 comprised of repair vehicles: 26 26 26 26 26 26 26 26 26 customers/parts trucks: 0 1 1 2 1 1 0 0 0 Estimated offsite parking demand: 11 15 20 20 20 15 10 5 0 (employees) Exterior Total: 52 56 61 63 61 56 51 46 41