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Home My WebLink About8.3 Att 3 Updated Results from Parking Study � � € � VisianThat F'lovesYaur Cornrriunicy Transportation �°�,� �.____.�......__ ._m _._�.__ ____ . __ _� �...��._ _ kw� ____._��. ____ �....._�_�.._v�._.__._�... .. Consultants � $eptember 10, 2015 � Ms. Heide Chapman � Forward Planning Director � Trumark Homes LLC � 4185 Blackhawk Plaza Circle � Suite 200 � Danville, CA 94506 � � Re: Updated Results of Supplemental Parking Study for Regional Street Housing in ! Dublin � _ � Dear Ms. Chapman � In a letter dated July 16, 2015, TJKM Transportation Consultants summarized a parking analysis of � the proposed Regional Street Housing development proposed by Trumark. The City of Dublin requested additional factual data based on field studies of comparable developments. This letter is � to report on the parking occupancy surveys. This letter is an updated version of the report dated � September 3, 2015 in order to respond to comments from the City of Dublin. 4 j Parking Occupancy Surveys fThe purpose of the parking occupancy exercise is to compare the parking demand of similar ¢ residential developments. The developments studied by TJKM are as follows: � � • Bellina Commons, a 55 unit development near Bellina Street and San Ramon Road, Dublin � � • The Foothills, a 186 unit development on Norris Canyon Road, San Ramon � • The Cottages, a 41 unit development on La Gonda Way near EI Cerro Blvd, Danville � � The parking occupancy survey took an inventory of the parking spaces, number of garages, ; number of dwelling units, and surveyed occupied spaces. The survey was performed at midnight, Pi�as,nto� � Thursday August 27, 2015 to ensure the highest number of residents would be parked. In 4305 Hacienda Drive � addition to countin the on-site arkin s aces, T KM ersonnel also observed an nearb on- s�ice sso � g P S P � P Y Y Pleasanton,cn � street parking that might be attributable to the residential development. 94588-2798 925.463.0611 , 925.463.3690fax � As requested by the City, the surveys were conducted after all local schools were back in Fresno � session after the summer recess. This was true for Dublin, San Ramon and Danville schools. In 516 W.Shaw Avenue � addition, six of seven community colleges and universities in the area also were in session. Cal Suite 200 fresno,cn State East Bay classes begin on September 24. The surveys were conducted more than one week 93704-2515 � in advance of Labor Da weekend. 559.325.7530 � y 559.221.4940 fax s�«am��o � TJKM determined that all units were occupied at all three locations. TJKM checked real estate 980 Niib sFioor � listings, for sale signs, and websites to make this determination. All of the units contained Sacrame to,cA ` garages for residences. The purpose of the survey was to determine the amount of non-garage 95814-2736 1 arkin that occurred at each location. 916.449.9095 ? P g Santa Rosa � 1400 N.Dutton Avenue � Sulte 21 � Santa Rosa,CA 95401-4643 { 707.575.5800 707.575.5888 fax � tjkm�a7tjl<mcom � www.tjkm.coitt 3 ATTACHMENT 3 Ms. Heide uhaj�man TJKM � September t 0, 2015 Transpartatian � Poge 2 CansUltants !_ .._� _._._�.�,.�_��__.._.�... _.__._______.._._ Table I: On-Site Parking Occupancy Gorages Number o f Additior�al Q«WfiE� Num6er of � �.ocatian Units T e o Patk!►+$ Porking spaces per � Number YA f Stalls u�it Garoges SPoces; Bellina Two-car,8 � Commons, 55 55 �ndem 26 50� 0.91 Dublin � The Foott�fll�. I 8b I 86 Single-Car 22b ' ` 142 0.7b3 San Ra�n!on ' „ , j The Cot.tages, 3 I-Two-car; 26 22 0.54 E Danville 41 41 10-Single Car M � � � Includeci parking observed on Bellina Street and in adjacent retail parking area z At the F�oothills, this is the ratio of cars not parked in garages, per unit. However, only one-car garages are available for each unit. Bellina 1:ommons in Dublin has two car garages with side by side parking in 47 units with two-car t:andem garages in the remaining eight units. In addition, 26 additional stalls are available, � with 19 rnarked for guest parking, three for I S minute parking, and four with no designation. E During tF►e survey, 25 of the 26 stalls were occupied, including those marked for guests and � those marked for 15-minute parking. � I I � ', =�� f � �_ 4 _- � -� � � _ ;� � �._ " ..�____ T� . t1 )�3 'f. . `t �� $ �� l f �3 ?� ��E�' �.. l Pe.�s �.. . . 1'�EUd 'lti� '� W� - ,y�.._LC* `H� d�`. iD• . �4 ��'f gY�� ' �;"—�` y3� 4 , �� Qy �. - �., �� p,T�'°�' ,_ �: i . k "` ' � � �� (� �`�� r �� a +�, � *� �� _�� t i ,� ��"� '� ��; v��,. �� .� �I �� _ "� � x �� I i i� p,� '� �� x �� E ' .r'a` ;;�d :�. �� . , � . �?.' ��, � i �� — � � � � . � � � _ �� Bellina Commons residents can also park on nearby Bellina $treet. (See photos One and Two.) Several of the residential units are located very close to the street, making the on-street stalls an attractive; alternative to personal garages located in alleys at the rear of each residence. TJKM � � Ms. 1-lei�e Cf�r��mc�n TJKM j S��r.errataer 1 Q, 2C1 i 5 Transportatie�n � p��,e� � C�nsultants �__.._.______�. �� ...__._. __.__�.__ ___ .�__�._,_______�_______._______r_.� � � t�.�d �� :� �� 1 4;� s� " 31! ''a�� r. , � � -E A�' t��: � �I� ..,�� r. E � � � �t� �`�� __ p a 8 � � c 1 * : �tw • � ' �i 3 � � �,_ �� • � � � � 4 � observed I 5 vehicles parked on Bellina Street adjacent to Bellina Commons during the midnight � survey in the general location shown in Photos One and Two. I E In addition, Bellina Commons is located immediately adjacent to an active shopping center � containing several restaurants, a gym, a full service gasoline station, and other retail uses. The � shopping center contains 73 parking stalls, most of which are prominently marked and signed ? "Retail Only". There are also 25 spaces for employee parking on the east side of, and behind, the � shopping center. The service station contains I 5 stalls not including the pumping positions. On � one 6:30 p.m. weekday visit to the site, TJKM observed that most of the 73 parking stalls were j occupied, seemingly by restaurant and gym customers. { � Of the 73 stalls, 14 of them are angle parking stalls that face the residential units. These stalls � are very attractive to the residents and would likely be more heavily used on an overnight basis, � but for the "Retail Only" marking on each stall. (See Photo Three.) TJKM did observe that 10 of 3 � these stalls were used, apparently by residents, during the midnight survey. (At midnight, they ; were the only cars in the lot, so what appears to be a ready-made shared parking opportunity � between the residential and retail uses is not being utilized.) (Further, TJKM surmises that the � main reason for the extra residential stalls being marked Guest Parking Only is to keep out the � retail patrons, since some of these stalls are convenient to the shoppers.) The photos are � intended to show the proximity of street parking to the residential units and the proximity of ' the retail parking to the front doors of the residents. This is to make the point that in this � complex, like some in east Dublin, residents find it more convenient to park at their front door, ; rather than in their garage. I ; Summarizing observed Bellina Commons parking, there were 25 cars parked in available on-site = stalls (mostly marked Visitor Parking), 15 cars were parked on Bellina Street adjacent to some � units, and 10 cars were parked in the Retail Only stalls at the front door of other units. With 55 i units and 50 cars parked, the ratio of non-garaged parking is 0.91 stalls per unit. i 5 Ms. Heide Cha�mnn Tf KM Se�ater»ber !0, 2015 Trar�sportation p�ge 4 Consultants �__. _._ ___— _ M� e.e._._._ �__.�._ __.__ � _ _.. .� _ ______.__.�._.,___...�� __._._.__...�..____ _�. .....� �_�_ �- �.E.� r � v� �, .� 1 j 3 � : �'-, :, ...<4.� :, p . . �� ' �° ,y � � ' t' � y � t ' '(p'. ' ��. 'y", 3 j • - - • , The Foathills in San Ramon is a large condominium complex with a one-car garage for each of the 186 dwelling units. In addition to the garage, there are assigned parking spaces and visitor parking spaces for a total of 226 spaces. At the time of survey, The Foothills' occupancy totaled � 142 stalls including visitor parking, or 63 percent occupancy. The Foothills non-garaged parking I occupancy works out to be 0.76 stalls per unit. Considering there are only one-car garages, the Foothills supplies 412 total parking stalls, or 2.22 stalls per unit. Even if it is assumed all one- garage stalls are occupied at the time of the survey, the total demand is 328 stalls, or I.76 stalts � per unit. There is no on-street parking occurring near this development. I � The Cot:tages in Danville has 3 I units with two-car garages and I 0 units with single car garages � in the development. In addition, there are 26 stalls for guests and residents. At the time of the survey, 22 of the parking spaces were occupied, or 0.54 spaces per unit. A stairway to a medical-c�ffice building located north of the development on the corner of La Gonda Way and EI Cerro Bc>ulevard, is available for spillover parking. However, at the time of survey, there were no vehicles parked in the medical-office building parking lot closest to the Cottages. There is no on-street: parking occurring near this development. � Summak-y The survey of three residential developments provides a snapshot of parking occupancy locally with a similar type of residential product. The Foothills in San Ramon has a large amount c>f parking and still only has a demand of I.76 stalls per unit, including the one car garage. The Cottages in Danville has a non-garage demand of 0.54 stalls per unit. Bellina Commons has the ' highest ratio, at 0.91 non-garaged stalls per unit. It is TJKM's opinion that the Bellina Commons � ratio is influenced by the convenience of on-street parking and the convenience of available retail I parking near many of the units. The influence of some supply of tandem parking that has been � shown in east Dublin to discourage residents from using both parking stalls could also be a factor. Conclusion This survey shows that one survey location exceeds the proposed Trumark supply, � one locat:ion has a slightly smaller demand than Trumark, and the third is well under the Trumark � proposal. Based on the survey results, TJKM continues to suggest that the rationale for requiring � � Nls. Ne;de Chc��rn�n T)KM � Septernber i 0, 2(?t.5 Transpc�rzacian E pa�e 5 Cor�sulcar�ts !.__ _ .__.. _....._��._._.._...e�.__ { _______ ..W__.__.� �.,..._....W ': three stalls per residential dwelling unit does not apply at this Trumark development. The true a � demand for guest parking is lower than one stall; in many cases the third "guest" parking stall is � actually for people who choose to not use their garage. The proposed layout, unlike some of the ; east Dublin residential complexes with problematic parking, does not incentivize residents to not � use their garages. The parking ratios in Bellina Commons, where alternative parking is very � convenient, demonstrates how this factor appears to influence residents to rely less on available ; garage parking. i s � As noted in our earlier letter, TJKM feels that the proximity of BART and Wheels and nearby € walkable amenities could result in somewhat lower auto ownership at this complex. TJKM also G feels a strong HOA requirement for residents to observe parking rules should also be instituted. ; TJKM is of the opinion that the 2.60 stalls per unit proposed will satisfy the parking demand, when � considering and applying the factors described in this letter. � In addition, TJKM understands that the City is considering removing some of the existing red � curbing near the Trumark development which would produce on-street parking stalls along ; Regional Street at the frontage of the Trumark development. If this does occur, at least six � additional parking stalls could be provided along the Trumark frontage, with perhaps more e elsewhere. In this instance, the effective visitor parking ratio would increase to 42 stalls for 60 ; units, or 0.70 stalls per unit. Because this portion of Regional Street is fully occupied by non- ; residential retail uses, the City would consider two-hour parking limits during business hours. This ; would appear to be an excellent use of curb parking: for business uses during the day and for � overflow or guest parking on an overnight basis. i � Thank you for the opportunity to provide this evaluation of project residential guest parking. � Please do not hesitate to contact me with your questions or comments at (925) 264-5006. � > Very truly yours, � ' �� . ��'�''! , � � Chris D. Kinzel, P.E. � ( Vice President ; � i I i ; i � i i € { I