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HomeMy WebLinkAboutAppendix I - Shared Parking Assessment MemoAppendix I Shared Parking Assessment Memo kimley-horn.com 1100 Town and Country, Suite 700, Orange, CA 92868 714 939 1030 August 24, 2022 Mr. Ray Allard Citrus Development, LLC 16866 Seville Avenue Fontana, CA 92335 Subject:Shared Parking Assessment for the Proposed Fontana Square Project in the City of Fontana Dear Mr. Allard, The purpose of this memorandum is to provide a shared parking assessment for the proposed Fontana Square project to demonstrate that the proposed parking supply will satisfy the peak parking demand for the proposed project. The parking analysis includes a comparison between the project’s parking requirement, based on Section 30-685 of the City of Fontana Municipal Code, and the proposed parking supply, to determine whether there is a parking surplus or deficit. The parking assessment also includes a shared parking analysis based on the Urban Land Institute’s (ULI) Shared Parking (3rd Edition) methodology. PROJECT DESCRIPTION The proposed project is located on the northwest corner of Citrus Avenue and South Highland Avenue in the City of Fontana. The project site is currently vacant. The applicant proposes to develop the following uses for the project site: ·7,610 square-foot (SF) Banquet Hall ·184-Room Staybridge Suites/Holiday Inn Express Hotel ·5,000 SF Sit-Down Restaurant ·3,885 SF In-N-Out Burger1 A copy of the project site plan is shown on Figure 1. PARKING ASSESSMENT City staff has requested a shared parking assessment be conducted to justify any adjustment of parking requirements from the City’s Municipal Code. Ultimately, this assessment will help determine whether the Fontana Square project will satisfy the peak parking demand with the proposed parking supply, based on the Urban Land Institute’s (ULI) Shared Parking (3rd Edition) methodology. 1 The In-N-Out Burger will be self-parked and has been excluded from the shared parking analysis. Mr. Allard, August 24, 2022, Page 2 kimley-horn.com 1100 Town and Country, Suite 700, Orange, CA 92868 714 939 1030 City of Fontana Parking Requirements The City of Fontana Municipal Code has established regulations regarding minimum parking requirements for all development sites, based on the type of land use. The City’s parking requirements for the proposed uses on the site, as indicated in Section 30-685 of the City of Fontana Municipal Code, are as follows: Banquet Hall ·1 parking space for each 40 square feet of floor area in the principal assembly area and/or overflow area Office ·1 parking space for each 250 square feet of gross floor area Hotel ·1 parking space for each guest room, and required spaces for restaurants, lounge, banquet, or meeting rooms, and 1 space per employee on maximum shift Restaurant ·1 parking space for each 100 square feet of gross floor area; ·Outdoor seating shall be parked at 1 parking space for each 200 square feet of patio area provided that the patio area is less than 50% of the indoor dining area. If the outdoor seating exceeds 50% of the indoor seating area it shall be parking at 1 parking space per 100 feet of patio area. Required Parking – Proposed Conditions The In-N-Out Burger portion of the site will be self-parked. Per the City’s parking requirements, the In- N-Out Burger would have a parking requirement of 45 spaces. The parking supply would be 61 spaces, resulting in a surplus of 16 parking spaces for the In-N-Out Burger portion of the site, compared to City code. A summary of the City’s parking requirements for the remainder of the site is provided on Table 1. Per the parking requirements noted above, the proposed parking requirement for the project site is 435 parking spaces. The site will provide 370 parking spaces, resulting in a deficit of 65 parking spaces (or 15% below the City’s parking requirements), compared to City code. Parking Recommendations – Urban Land Institute (ULI) The Urban Land Institute’s (ULI’s)Shared Parking, 3rd Edition (ULI Shared Parking) provides base parking ratios that can be utilized for parking calculations. Recommended base parking ratios included in the ULI Shared Parking were used to determine the parking requirements for the proposed land uses. The base parking demand ratios and the parking demand generation estimates for the proposed land uses are shown in Table 2. The base ratios and estimates were used as part of the shared parking analysis. Mr. Allard, August 24, 2022, Page 3 kimley-horn.com 1100 Town and Country, Suite 700, Orange, CA 92868 714 939 1030 Based on the ULI recommended base ratios, the proposed parking demand for the project site would be 330 parking spaces. The site will provide 370 parking spaces, resulting in a surplus of 40 parking spaces, compared to ULI recommended parking ratios. SHARED PARKING Urban Land Institute (ULI) Shared Parking Assessment The Urban Land Institute (ULI) documents shared parking characteristics in their Shared Parking, 3rd Edition Publication. Furthermore, the ULI parking rates reflect the distribution between customer and employee parking demand, and adjusts the overall demand based on monthly and hourly peak demands. Generally, shared land uses within a single development can experience peak parking demands at various times throughout the day and would therefore not require the full parking for all land uses involved. The ULI Shared Parking methodology is a multi-step process that, first, establishes the stand-alone peak parking requirements for individual uses, such as office, retail, restaurant, and hotel uses. The methodology then applies a percentage to the peak requirement for each use, for each hour of the day between the hours of 6:00 AM and midnight, reflecting the fact that the parking demand for each use varies throughout the course of the day. Beneficial shared parking synergies exist between different uses whose peak operating times occur at different times of the day. An example of complementary uses for shared parking purposes are office and theatre. When the office parking demand is at 100% (at 10:00 and 11:00 in the morning on a weekday), the theatre parking demand is at 0%, according to the ULI Shared Parking document, Table 2- 5. Conversely, when the theatre parking demand is at 100% (from 8:00 to 10:00 on a weekend night), the office has virtually no parking demand. These two uses, then, can share all or a portion of the same parking supply without detriment to the other, rather than each providing their own distinct and complete parking study. The ULI study also identifies monthly variations in parking demand for each use for each month of the year. Parking demand for retail peaks in the month of December, during the holiday season, and is at less than 75% from January through October. A health club, on the other hand, is at its peak during January. Each of these factors are applied to the proposed condition and incorporated into spreadsheets, which are summarized and provided in Attachment A. Applying these factors to a particular mix of integrated land uses yields a projected peak parking requirement, at a particular time of day (weekday and weekend) and season. In theory, the actual parking needs for that mix of uses will not exceed the projected peak, due to the interrelationships and benefits of shared parking synergies. Mr. Allard, August 24, 2022, Page 4 kimley-horn.com 1100 Town and Country, Suite 700, Orange, CA 92868 714 939 1030 The ULI study classifies restaurant use into three categories: Fine/Casual Dining, Family Restaurant, and Fast-Food Restaurant. For purposes of the shared parking analysis, both restaurants were classified as Fast-Food Restaurant. The shared parking analysis indicates that in the proposed condition, with ULI base ratios, the weekday parking demand for the banquet hall, hotel, and restaurant uses would peak at 178 occupied parking spaces at 2:00 PM in the month of October, and the weekend parking demand would peak at 173 occupied parking spaces at 2:00 PM in the month of October. Based on ULI’s recommended parking demand by use, this equates to a shared parking reduction of approximately 46%. After applying this shared parking reduction to the City’s parking requirement for the proposed project of 435 parking spaces, the adjusted peak parking demand for the proposed project would be 235 parking spaces. The site will provide 370 parking spaces, resulting in a surplus of 135 parking spaces, based on the shared parking analysis. The shared parking reduction and adjusted parking demand is shown in Table 3. Based on the shared parking synergies and fluctuations in peak parking patterns on a monthly, daily, and hourly basis, the parking demand for the combination of land uses would be accommodated with the proposed parking supply. CONCLUSION Based on the shared parking synergies and fluctuations in peak parking patterns on a monthly, daily, and hourly basis, the parking demand for the combination of land uses would be accommodated with the proposed parking supply. Should you have any questions regarding this memorandum, please do not hesitate to contact me at 714-786-6117. Sincerely, KIMLEY-HORN AND ASSOCIATES, INC. Trevor Briggs, P.E. Project Manager TABLE 1 FONTANA SQUARE PROJECT SUMMARY OF PARKING REQUIREMENTS Quantity/Parking Required Unit Capacity Code 1 Parking Banquet Hall SF 7,610 0.025 191 Rooms 184 1.0 184 Employee 10 1.0 10 Restaurant SF 5,000 0.010 50 TOTAL Parking Required 435 TOTAL Parking Provided 370 Parking Surplus (Deficit)(65) 1 Source: City of Fontana Municipal Code, Section 30-685 Building / Use Staybridge Suites/Holiday Inn Express (Hotel) Fontana Square Project Shared Parking Analysis Kimley-Horn and Associates, Inc. August 2022 TABLE 2 FONTANA SQUARE PROJECT SUMMARY OF ULI PARKING RECOMMENDATIONS Quantity/Parking Required Unit Capacity Code 1 Parking Banquet Hall KSF 7.61 6.00 46 Rooms 184 1.15 212 Restaurant KSF 5.00 14.40 72 TOTAL Parking Required 330 TOTAL Parking Provided 370 Parking Surplus (Deficit)40 1 Source: ULI Shared Parking Third Edition Building / Use Holiday Inn Express (Hotel) Fontana Square Project Shared Parking Analysis Kimley-Horn and Associates, Inc. August 2022 TABLE 3 FONTANA SQUARE PROJECT SUMMARY OF SHARED PARKING REDUCTION Required Parking City Code Parking Requirements 1 435 330 Peak Shared Parking Demand 178 Shared Parking Reduction 46% TOTAL Adjusted Parking Required 235 TOTAL Parking Provided 370 Parking Surplus (Deficit)135 1 Source: City of Fontana Municipal Code, Section 30-685 Parking Requirements ULI Parking Requirements Fontana Square Project Shared Parking Analysis Kimley-Horn and Associates, Inc. August 2022 Copyright © 2020 All rights reserved. The Urban Land Institute, International Council of Shopping Centers, and National Parking Association. Project:Fontana Square Description:NWC Citrus & S Highland Ave Quantity Unit 2 PM October 2 PM October Fast Casual/Fast Food 5,000 sf GLA 12.40 100%67%8.27 ksf GLA 12.70 100%68%8.66 ksf GLA 90%96%36 90%96%38 Employee 2.00 100%100%2.00 2.00 100%100%2.00 95%100%10 95%100%10 Hotel-Business 184 keys 1.00 59%100%0.59 key 1.00 69%100%0.69 key 60%95%62 60%95%73 Hotel-Leisure keys 1.00 50%100%0.50 key 1.00 50%100%0.50 key 70%75%-70%75%- Hotel Employees 184 keys 0.15 100%100%0.15 key 0.15 100%100%0.15 key 100%95%26 100%95%26 Restaurant/Lounge sf GLA 6.67 63%90%3.78 ksf GLA 7.67 54%30%1.24 ksf GLA 33%96%-33%96%- Meeting/Banquet (0 to 20 sq ft/key)sf GLA 0.00 68%60%0.00 ksf GLA 0.00 68%70%0.00 ksf GLA 65%100%-65%100%- Meeting/Banquet (20 to 50 sq ft/key)sf GLA 0.00 68%60%0.00 ksf GLA 0.00 68%70%0.00 ksf GLA 65%100%-65%100%- Meeting/Banquet (50 to 100 sq ft/key)sf GLA 0.00 68%60%0.00 ksf GLA 0.00 68%70%0.00 ksf GLA 65%100%-65%100%- Convention (100 to 200 sq ft/key)7,610 sf GLA 12.64 68%60%5.16 ksf GLA 5.50 68%70%2.62 ksf GLA 100%85%34 100%85%17 Convention (> 200 sq ft/key)sf GLA 5.50 68%60%2.24 ksf GLA 5.50 68%70%2.62 ksf GLA 100%85%-100%85%- Restaurant/Meeting Employees 7,610 sf GLA 1.29 100%100%1.29 ksf GLA 1.29 100%100%1.29 ksf GLA 100%100%10 100%100%10 Office <25 ksf sf GFA 0.30 100%100%0.30 ksf GFA 0.03 100%100%0.03 ksf GFA 95%100%-60%100%- Reserved empl 0.00 100%100%0.00 0.00 100%100%0.00 100%100%-100%100%- Employee 3.50 100%100%3.50 0.35 100%100%0.35 95%100%-60%100%- 132 128 46 46 -- 178 173 Weekend Shared Parking Demand Summary Peak Month: OCTOBER -- Peak Period: 2 PM, WEEKDAY WeekdayWeekendWeekday Project DataLand Use Peak Mo AdjUnit For Ratio Estimated Parking Demand Peak Hr Adj Peak Mo Adj Office Base Ratio Unit For Ratio Estimated Parking Demand Retail Non- Captive Ratio Project Ratio Non- Captive Ratio Project Ratio Driving Adj Entertainment and Institutions Hotel and Residential Food and Beverage Base Ratio Driving Adj Peak Hr Adj Additional Land Uses Total Reserved Employee/Resident CustomerCustomer/Visitor Employee/Resident Total Reserved Fontana Square Shared Parking Analysis ATTACHMENT A Kimley-Horn and Associates, Inc. 8/24/2022 Copyright© 2020 The Urban Land Institute, International Council of Shopping Centers, and National Parking Association. All rights reserved. Project:Fontana Square Description:NWC Citrus & S Highland Ave Time Demand Time Demand Time Demand Time Demand January 12 PM 137 11 AM 135 12 PM 137 6 PM 115 February 2 PM 160 11 AM 159 2 PM 160 6 PM 134 March 2 PM 175 11 AM 173 2 PM 175 6 PM 150 April 2 PM 170 11 AM 168 2 PM 170 6 PM 152 May 2 PM 169 11 AM 167 2 PM 169 6 PM 150 June 2 PM 164 11 AM 163 2 PM 164 6 PM 147 July 2 PM 163 11 AM 161 2 PM 163 6 PM 147 August 2 PM 165 11 AM 164 2 PM 164 6 PM 144 September 2 PM 170 11 AM 168 2 PM 170 6 PM 147 October 2 PM 178 11 AM 176 2 PM 178 6 PM 154 November 2 PM 168 11 AM 166 2 PM 168 6 PM 141 December 12 PM 152 11 AM 149 12 PM 152 6 PM 124 Late December 12 PM 108 11 AM 105 12 PM 108 6 PM 99 Time Demand Time Demand Time Demand Time Demand January 12 PM 131 11 AM 129 12 PM 131 6 PM 121 February 2 PM 151 11 AM 149 2 PM 151 6 PM 139 March 2 PM 169 11 AM 168 2 PM 169 6 PM 159 April 2 PM 172 11 AM 170 2 PM 172 6 PM 165 May 2 PM 169 11 AM 168 2 PM 169 6 PM 162 June 2 PM 167 11 AM 165 2 PM 167 6 PM 160 July 2 PM 167 11 AM 165 2 PM 167 6 PM 161 August 2 PM 162 11 AM 160 2 PM 162 6 PM 153 September 2 PM 166 11 AM 164 2 PM 166 6 PM 156 October 2 PM 173 11 AM 172 2 PM 173 6 PM 163 November 2 PM 159 11 AM 157 2 PM 159 6 PM 147 December 12 PM 141 11 AM 138 12 PM 141 6 PM 127 Late December 12 PM 115 11 AM 113 12 PM 115 6 PM 112 Eve Peak HrPM Peak HrAM Peak HrOverall Pk Monthly Comparison Summary Monthly Comparison Summary Month Weekend Eve Peak HrPM Peak HrAM Peak HrOverall PkMonth Weekday Fontana Square Shared Parking Analysis ATTACHMENT A Kimley-Horn and Associates, Inc. 8/24/2022