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Home My WebLink AboutAttahmnt 3-Trip Gen & Pkg Study 30th Year Änniversar MEMORANDUM May 24, 2004 From: Ray Kuzbari City of Dublin Gordon Lum Project No.: 157-181 To: Jurisdiction: Dublin Subject: Proposed Ulferts Center The purpose of this memo is to determine the trip generation due to changes in land uses on the northwest parcel of the Koll Dublin Corporate Center Development and to describe traffic impacts to the study intersections and roadways. In addition, the adequacy of parking is evaluated for this parcel. The Koll Dublin Corporate Center Development is located on the south side of Dublin Boulevard between Tassajara Road and Jon Monego Court. The previous proposal for the northwest parcel was for 100,000 square feet (s.f.) of hotel use and 7,000 s.f. of retail space. The current proposal (Ulferts Center) is for 25,120 s.f. of restaurants, 25,058 s.f. of retail, and a 3,855 s.f. furniture store. The attached figure shows the northwest parcel ofthe site with the new land uses. Trip Generation The previous hotel and retail uses were expected to generate 3,666 daily trips, 230 a.m. peak hour trips, and 296 p.m. peak hour trips, as summarized in A Traffic Study for the Proposed Koll Dublin Corporate Center Development dated July28, 1998. With the change in land uses, the new proposal is anticipated to generate approximately 4,200 daily trips, 314 a.m. peak hour trips, and 361 p.m. peak hour trips, resulting in approximately 550 more daily trips, 84 more a.ill. peak hour trips and 65 more p.m. peak hour trips. The expected trip generation for Ulferts Center is summarized in Table 1. 925-463-0611 phone 925-463-3690 fax www.tjkm.com PLEASANTON SANTA ROSA 5960 Inglewood Drive. Suite 100 Pleasanton, CA 94588·8535 ATTACHMENT 3 Ray Kuzbari, May 27,2004, Pg. 2 TABLE I: PROJECT TRIP GENERATION Daily A.M. Peak Hour P.M. Peak Hour Land Use Size Rate Total Rate In/Out In Out Total Rate In/Out In Out Total Restaurants (a) 25.1 KSF. 127.15 3,191 11.52 52:48 150 139 289 10.86 61:39 166 106 273 Retail Center (b) 23.1 KSF 42.94 992 1.03 61:39 15 9 24 3.75 48:52 42 45 8, Furniture Store (c) 3.9 KSF 5.06 20 0.17 69:31 1 0 1 0.46 45:55 1 1 2 Total 52.1 KSF -- 4,203 -. -- 166 148 314 o- n 209 152 361 Notes: (a) Trip generation rates for "high-turnover restaurant" (Land Use Code 932) from Trip Generation, 7th Edition were used. (b) Trip generation rates for "shopping center" (Land Use Code 820) from Trip Generation. 7th Edition were used. (c) Trip generation rates for "furniture store" (Land Use Code 890) from Trip Generation, 7th Edition were used. KSF = Thousand Square Feet The additional trips in the peak hours and daily basis are insignificant. These trips are not expected to further impact the study intersections, roadway segment analysis or significantly change the results of the level of service analysis summarized in the Final Report for Koll Dublin Corporate Center. Parking Analysis Based on the site plan dated 9/25/03, a total of 338 parking stalls will be provided to match the following City requirements per square foot: Stalls for Total Floor Area of Restaurants: Stalls for Total Floor Area of General Retail: Stalls for Furniture Store: Total Required Parking Stalls: 25,120 s.f.l100 s.f. = 23.058 s.f.l300 s.f. = 3.835 s.f.l400 s.f. = 251 stalls 77 stalls 10 stalls 338 stalls The parking demand for the proposed Ulferts Center was calculated based on rates provided in Parking Generation, 2nd Edition (published in 1987 by ITE) and Parking Requirements for Shopping Centers (published in 1999 by the Urban Land Institute). Parking Generation states that the average rate for Peak Parking Spaces Occupied for 1,000 gross square feet of leasable area (GLA) of shopping center on a Saturday is 3.97 (with a range of 1.11-6.06). This rate is higher than the average weekday rate of3.23. The recommended ratio in Parking Requirements for Shopping Centers is 4.0 parking spaces per 1,000 GLA. Applying this 4.0 ratio to Ulferts Center would result in a parking requirement of 208 spaces (= 4.0 spaces per 1,000 GLA x 52.1 KSF). Therefore, the 338 spaces proposed by the project sponsor should be adequate to meet peak parking demand that typically occurs on a Saturday. ~ ~ c (") ~ ,.... ~ ~ CD ~'< "tJooS, -(")0 D) CD C ::¡ ::¡ 0- - - D) ~ S' ::¡ C. "tJ """ ~ CÞ' C') r+ '" ~ o .. ~ :;I -. " tn "T1 ~ cõ" t: .., CD . v,v.0'\ O<õ0v,O'¢\ ~~Of) 2 (2) ~ r 5 (7) ~r"í N'¡:' ~ co N~ ~.¡:. ~ 1 /' <D a> N~ ~<D N<D ~~ ~"... (Z)ZJ ~ \9£~) 130~ o'Ò S\ÜüM'D a(\\)O as . ~ JUL 02 2004 4:40PM HP LASERJET 3200 p. 1 rtII ...-..... ... 30th \! ~ Il'~ìr I\nn]\,crs¡.tfY Transpottation Consultants MEMORANDUM J oly 2, 2004 To: Mike Porto City of Dublin Via Fax Only: 829-9248 (4 pages) Gordon Lum ~ Project No.: 157·181 From: Jurisdiction: Dublin Subject: Proposed U1ferts Center The purpose of this memo is to determine the trip generation due to changes in land uses on the northwest parcel of the KolJ Dublin Corporate Center Development and to describe traffic impacts to the study intersections and roadways. In addition, the adequacy of parking is evaluated for this parcel. The Koll Dublin Corporate Center Development is located on the south side of DubJin Boulevard between Tassajara Road and Jon Monego Court. The previous proposal for the northwest parcel was for 100,000 square feet (s.f.) of hotel use and 7,000 s.f. of retail space. The current proposal (Ulferts Center) is for 25,335 s.f. of restaurants , 21,881 s.f. of retail, and 2,846 s.f. of furniture store (Units 220 and 221). The attached figure shows the proposed project site. Trip Generation The previous hotel and retail uses were expected to generate 3,666 daily trips, 230 a.m. peak hour trips, and 296 p.m. peak hour trips, as summarized in A Traffic Study for the Proposed Koll Dublin Corporate Center Development dated July28, 1998. With the change in land uses, the new proposal is anticipated to generate approximately 4,170 daily trips, 314 a.m. peak hom trips, and 358 p.m. peak hour trips, resulting in approximately 550 more daily trips, 84 more a.m. peak hour trips and 62 more p.m. peak hour trips. The expected trip generation for U1ferts Cen1er is sunnnarized in Table 1. 5960 Inglewood Drive. Suite 100 Pleasan1on. CA 94588-.9535 925-463·061 1 phone 925-463-3690 fax www.tjkm.com PLEASANT ON SANTA ROSA I. V"¡ e 1; f eat e t t a ~'I ::; p G r tat ij 0 n S (If I u 't i 0 :n 5 . .. IN I : II t h 7 rig Ii t P e 0 pi:; ,. JUL 02 2004 4:40PM HP LASER JET 3200 p.2 Mike Porto, July 2, 2004, Pg. 2 TABLE I: PROJECT TRIP GENERATION Dally A.M. Peak Hour P.M. Peak Hour Land Use Size Rate Total Rate In/Oui In Out Total Rate In/Out In Out Tota lRestaurants (a) 25.3 KSF. 127.15 3,217 11.52 52:48 151 140 291 10.86 61:39 168 107 27E Retail Center (b) 21.8 KSF 42.94 936 1.03 61:39 14 9 22 3.75 48:52 39 43 B. ~urniture Store (c) 2.8 KS: 5.06 14- 0.17 6931 0 0 0 0.46 45:55 1 1 1 Total 49.9 KSF .. 4,167 .. - 165 149 314 .. .. 207 150 35E Notes: (a) Trip generation rates for "hìgh-turrrover restaurant" (Land Use Code 932) ftom Trip Generation. 7'h Edition were used. (b) Trip generation rates for "shopping center" (Land Use Code 820) from Trip Generation, 7'h Edition were used. (c) Trip generation rates for "furniture store" (Land Use Code 890) from Trip Generation, 7'h EdiJirm were used. KSF = Thousand Square Feet The additional trips in the peak hours and daily basis are insignificant. These trips are not expected to further impact tbe study intersections, roadway segment analysis OT significantly change the results of the Ieve1 of service analysis summarized in the Final Report for Kol1 Dublin Corporate Center. Parking Requirements Based on the cover sheet (plan A-Q.O dated 9/25/03 and released 6/7/04) a total of 31 0 parking staUs Vldll be provided to exceed the following City requirements per square foot: Stalls for Total FlooT Area of Restaurants: 25,335 s,f./100 s.f. = Stalls for Total Floor Area of General Retail: 24,727 s.f.l300 s.f. = Total Required Parking Stalls: Minus 10% as Allowed by the City Assumed Parld.ng Stalls Required by the City 253 stalls 83 stalls 336 stalls - 33 stalls 303 staUs As requested by City staff, Table II iJIustrates the expected parking demand on a typical demand Saturday, which is the usually the busiest day ofthe week for a retail/restaurant center. The peak parking demand is assumed to be 303 vehicles to match the City's parking requirement calculated above. Hourly parking demand for restaurant and retail uses on a Saturday is not provided in standard publications such as Parking Generation, 2nd Edition (published in 1987 by lTE) and Parking Requirements for Shopping Centers (published in 1999 by the Urban Land Institute). Therefore, Table II is based on parking occupancy data collected on two consecutive Saturdays at Hopyard Village in Pleasanton on September 27,2003 and October 4,2004. Similar to the proposed U1ferts Center, Hopyard Village has a mixture of retail and restaurant uses. Based on the survey results, the peak parking demand is expected to typically occur between 11 :30 p.m. and 2:30 p.m. because of the popularity of eating lunch at restaurants on a Saturday. Although restaurants are also popular fOT dinner, some of the retail uses closes by 6:30 p.m. on a Saturday. Therefore, the peak parking demand is not expected to typ1cal1y occur during the evening. JUL 02 2004 4:40PM HP LASER JET 3200 p.3 Mike Porto, July 2, 2004, Pg. 3 TABLE nI: EXPECTED PARKING DEMAND ON A TYPICAL SATURDAY Percent of Peak Expected Demand Time Demand (in vehicles) 7:30 a.m. 26 percent 79 8:30 a,m. 38 percent 114 9:30 a.m, 78 uercent 237 10:30 a.m. 94 uercent 285 11 :30 a.m. ! 95 percent 288 12:30 p.rn. 88 percent 268 1 :30 p.m. 88 percent 268 2:30 p.m. 100 percent 303 3:30 p.m. 68 percent 205 4:30 p.m. 66 percent 199 5:30 p.m. 67 percent 202 6:30 p.m. 71 percent 214 7:30 p.m. 78 percent 237 8:30 p.m. 66 percent 200 9:30 p.rn. 61 percent 185 JUL 02 2004 4:40PM HP LASERJET 3200 p.4 ./ ~ t) a. :J ,... 0) ü: ~ o(\"e ~Ose G~~~ \Qß~~~ "0 ... IV > Q) "'5 o ro .5 :a ::::I C J £1 en Q. ~ .... C,) CI) "- o ... -a. 'C C cQ)Cts :c 1: c (') :::::I Q) CIS > Clü - ;'1; _ ,,., a. ¡¡¡ O v. .~ 1::0> ~.æ .'!:: O::>cn Q,\ e EE .a.a ~~ g g ::z: 11 .,g¡ ~r::L C·€~ !! ~I .009 LLI zõ~~6' z ~ _ {.. cß.,:) rþ0 ~o~ ~o~(\ ~ ,.c ~