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HomeMy WebLinkAbout8.1 Att 3 Parking Study FEHR PEERS MEMORANDUM Date August 31, 2015 To Obaid Kahn and Kristi Bascom, City of Dublin From Kathnn Tellez and Patrick Glister, Fehr& Peers Subject: Avesta Dublin Senior Care Facility Parking Study WC15-3261 This memorandum presents the results of a parking assessment prepared for a proposed Avesta assisted living facility (project) in the City of Dublin The project site is located on Amador Valley Boulevard between Donohue Drive and Starward Drive The purpose of this assessment is to evaluate parking code requirements as well as estimate the projected typical and peak parking demand Projected parking demand was based on a survey of a similar use in a neighboring community as well as published data Based on a proposed parking supply of 36 parking spaces, there could be a deficit of approximately 2 to 3 parking spaces around shift times At all other times of day, the proposed 36 space parking lot is expected to be sufficient to accommodate typical parking demand Implementation of a parking and transportation demand management plan that includes provisions for shuttling employees to/from the West Dublin BART station, transit subsidies, and staggered shift changes, would reduce the expected peak parking demand to a level that could be accommodated by the proposed parking supply The following presents the project description, an overview of parking code requirements, and the expected peak parking demand ._)Pino° -nl 1 Ira '!da' Ll fro f r,, ;r i ra• ,.%.i 'eh ATTACHMENT 3 Obaid Kahn & Kristi Bascom, City of Dublin August 31, 2015 Page 2 of 6 The proposed project is located on Amador Valley Boulevard between Donohue Drive and Starward Drive, within the Downtown Dublin Specific Plan area A tull access driveway is proposed on Starward Drive that would serve a surface parking area with 36-spaces The project would provide a combination of senior apartments and memory care units Residents of the senior apartments would be provided a la carte assistance at various levels of requested care As proposed, the project would provide 48 apartment units (9 studio, 35 1-bedroom and 4 2- bedroom) and 32 memory care beds of a total of 80 units and 84 beds The facility would be staffed by 70 full-time equivalent employees A shuttle service is also proposed to transport residents within the local area for shopping, doctors appoints and other scheduled trips This shuttle could also be used to transport employees to/from the West Dublin BART station, which is less than one mile from the project site It is expected that few, if any, residents would own a vehicle that would be parked at the site and the majority of site parking demand would be from employees and visitors/guests City of Dublin Zoning Code provides parking requirements for two uses similar to the proposed project, senior citizen apartments and community care facilities The parking required for the site using each of these rates is summarized in Table 1. Obaid Kahn At Knsti Bascom, City of Dublin August 31, 2015 Page 3 of 6 TABLE 1 PARKING CODE REQUIREMENTS Use Quantities Units Parking Requirement 1 covered or garaged space per dwelling unit, Senior Apartment plus one guest parking 80-units 107 spaces space for every three dwelling units 1 per 3 employees on (largest 13 40-employees liar Community Care 9 largest shift, plus 1 per 3 shift) + 28 Facility beds 84-beds 41 Source City of Dublin Municipal Code E 8 76 080 Table B and Fehr&Peers 2015 The parking requirement for senior citizen apartments requires 1 space per unit for residents, plus one space per each three units for guests resulting in a parking requirement of 107 spaces As the residents of this project are typically not able to live independently and require some level of dally assistance, high levels of vehicle ownership and usage are not expected by the residents Therefore, this rate is not considered appropriate for this project The parking requirement for community care facilities is based on the number of staff in the largest shift, plus one space per each three beds For the purposes of the parking code calculation, It is expected that the day shift would be the largest shift with up to 40 of the 70 total employees on-site during the daytime, resulting in a potential parking requirement of 41 spaces, 5 spaces more than the proposed parking supply As the project may not provide sufficient parking to meet code requirements, a parking demand assessment was conducted to determine if the proposed project would provide sufficient parking to accommodate typical and peak parking demands Fehr & Peers conducted a parking occupancy survey at a similar use in Pleasanton and reviewed published parking demand information for similar uses Obaid Kahn & Knsti Bascom, City of Dublin August 31, 2015 Page 4 of 6 Parking Occupancy Survey Fehr & Peers staff conducted occupancy surveys at the Parkview - Eskaton on Valley Avenue in Pleasanton The Parkview is an assisted living and memory care facility similar to the proposed project The minimum resident age is 62-years old and the facility provides 105 units with 110 beds, supported by 90 full-time equivalent staff. The site provides 53-surface parking spaces Parkview also provides transportation to residents within the local area for shopping, doctors appoints and other scheduled trips Daytime parking demand was noted on 30-minute intervals between 9 AM and 3 PM on August 20 and 21st, evening parking demand was noted between 9 and 10 PM on August 25, 2015 During the data collection period, typically 70 to 80 percent of parking spaces were occupied throughout the day, with peak parking demand occurring around 2 PM when there was a shift change During the shift change time, 94 percent of parking spaces were occupied during one day of data collection, and 89 percent of spaces were occupied on the second day of data collection During the late evening hours, less than 30 percent of the spaces were occupied Attachment A summarizes the data collection effort Based on the data collection effort, Fehr & Peers calculated a parking demand rate for several independent variables, including the number of units, beds and employees Rates were calculated based on the peak daytime and evening observed occupancy, as summarized in Table 3 TABLE 2 PARKING DEMAND RATES FROM PARKVIEW ASSISTED LIVING SITE Independent Maximum Maximum Typical Typical Maximum Maximum Variable Quantity Daytime Daytime Daytime Daytime Evening Evening Occupancy' Rate Occupancy' Rate Occupancy' Rate Spaces Per 105 SO 048 44 042 15 014 Unit Spaces Per 110 50 045 44 040 15 014 Bed Spaces Per FTE 90 SO 056 44 049 15 017 Employees Notes 1 Represents the peak parking demand experienced for appronmately 30 minutes 2 Peprsu'as the most frequently observed parking der nand 3 Represents the maximum observed evening parking demand Obaid Kahn & Knsti Bascom,City of Dublin August 31, 2015 Page 5 of 6 Published Rates Fehr& Peers also reviewed published parking generation data as presented in Parking Generation, 4th Edition, Institute of Transportation Engineers (ITE) The average, 33rd and 85th percentile peak parking demand rates are presented in Table 3, reflecting data from 33 sites surveyed throughout the United States between 1988 and 2009 A comparison of the published rates from ITE to the data collection effort by Fehr & Peers indicates that the observed peak parking demand rate falls between the average and the 85th percentile published parking demand rate TABLE 3 PUBLISHED PARKING DEMAND RATES Use Independent 33th Percentile Average Peak 85th Percentile Variable Peak Demand Demand Peak Demand Assisted Living Units 034 041 054 Facility Sistine Fehr&Peers 2015 Proposed Project Parking Demand As the locally observed peak parking demand for a similar use falls within the range of published data, the local rates were applied to the proposed project to estimate a peak parking demand range for both daytime and evening hours, as presented in Table 4 TABLE 4 PARKING DEMAND PROJECTIONS FOR PROPOSED AVESTA DUBLIN SITE Independent Proposed Project Maximum Typical Daytime Maximum Variable Quantity Daytime Demand Demand Evening Demand Units 80 38 34 11 Beds 84 37 33 11 FTE Employees 70 39 34 12 Source Fehr& Peers,:015 Obaid Kahn & Knsti Bascom, City of Dublin August 31, 2015 /c.19 Page 6 of 6 On a typical weekday, a peak parking demand range of 38 to 39 spaces could be expected around shift change times Based on observations at a similar site, this peak parking demand would occur for around 30-minutes, with a parking demand of around 34 spaces for the majority of the day During the evening peak hours, the peak parking demand is expected to be between 11 and 12 parking spaces Use of the resident shuttle to transport employees to/from the BART station in combination transit subsidies and other transportation demand management strategies, such as staggered shift- change times, is expected to reduce peak parking demand by approximately 10 percent (or 4 spaces), reducing the peak parking demand to 35 spaces, which could be accommodated by the proposed supply At other times of day the typical parking occupancy would be approximately 30 spaces, which would be accommodated by the proposed supply Based on a proposed parking supply of 36 parking spaces, there could be a deficit of approximately 2 to 3 parking spaces around shift times At all other times of day, the proposed 36 space parking lot is expected to accommodate typical parking demand The applicant has indicated that they plan to implement a parking and transportation demand management plan that includes provisions for shuttling employees to/from the West Dublin BART station, transit subsidies, and staggered shift changes, which would reduce the expected peak parking demand to a level that could be accommodated by the proposed parking supply This completes our parking assessment for the proposed Avesta assisted living facility in the City of Dublin Please call Kathnn or Patrick at(925) 930-7100 if you have questions Attachments: Attachment A Data Collection Worksheet