HomeMy WebLinkAboutEx. 6 – 2019 Parking Study
PARKING STUDY
FOR THE
HIGHLAND PLAZA SHOPPING CENTER
IN THE
CITY OF SAN BERNARDINO
Prepared by:
Kimley-Horn and Associates, Inc.
765 The City Drive, Suite 200
Orange, CA 92868
January, 2019
PARKING STUDY
FOR THE
HIGHLAND PLAZA SHOPPING CENTER
IN THE CITY OF SAN BERNARDINO
TABLE OF CONTENTS
INTRODUCTION ............................................................................................................................. 1
PROJECT DESCRIPTION ................................................................................................................ 1
Existing Project Site ................................................................................................................... 1
Proposed Project ........................................................................................................................ 3
CITY OF SAN BERNARDINO PARKING REQUIREMENTS ............................................................ 5
Required Parking for Highland Plaza – Existing Conditions .................................................. 5
PARKING ANALYSIS ....................................................................................................................... 6
Observed Parking Demand ....................................................................................................... 6
Future Parking Demand ............................................................................................................ 8
Summary................................................................................................................................... 10
LIST OF FIGURES
Figure 1 – Existing Highland Plaza Center ................................................................................... 2
Figure 2 – Proposed Site Plan ....................................................................................................... 4
Figure 3 – Parking Data Collection Zones .................................................................................... 7
LIST OF TABLES
Table 1 – Summary of Parking Data Collection ........................................................................... 9
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Parking Study January, 2019
PARKING STUDY
FOR THE
HIGHLAND PLAZA SHOPPING CENTER
IN THE CITY OF SAN BERNARDINO
INTRODUCTION
This report has been prepared to evaluate the parking requirements for Highland Plaza, an
existing shopping center located in the northeastern portion of the City of San Bernardino. The
Applicant proposes to demolish an existing stand-alone retail building at the front of the site
(adjacent to Highland Avenue) and to construct two new buildings with drive-through
restaurants and retail space.
The Project will result in a reduction in the overall parking supply, and a parking variance will
be required. This parking analysis has been conducted to determine whether or not the
requested parking variance can be supported by analysis of empirical parking data for the
center.
PROJECT DESCRIPTION
Existing Project Site
Highland Plaza is located on the southeast corner of the intersection of Highland Avenue and
Sterling Avenue, in the City of San Bernardino. An aerial photo of the existing center is
presented on Figure 1. The site consists of a variety of commercial uses totaling 144,378
square feet. The center is currently 92% occupied.
The current mix of uses within the Highland Plaza center is as follows:
Summary of Highland Plaza Site Uses
Existing Conditions
Use Square Feet % of Total
Retail 99,738 69.1%
Restaurant 9,009 6.2%
Fitness Center 23,555 16.3%
Vacant 12,076 8.4%
Total 144,378 100%
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Parking Study January, 2019
The site currently provides a total of 659 parking spaces. The main parking area at the front of
the site is accessed via two driveways along Highland Avenue and one driveway along Sterling
Avenue. Additional parking behind the buildings may be accessed via one driveway each on
Highland Avenue and Sterling Avenue.
Proposed Project
A copy of the proposed Project site changes is provided on Figure 2. The proposed Project
involves the following changes to Highland Plaza:
·The stand-alone building at the front of the site, adjacent to Highland Avenue will be
removed. The building is a 6,937-square-foot X4 athletic shoe store.
·Two new buildings, each with a drive-through lane, will be constructed.
§A 5,184-square-foot building with a 2,184-square-foot drive-through Starbucks and
a 3,000-square-foot retail suite.
§A Wendy’s drive-through restaurant – 2,502 square feet.
·The Project would result in a net increase of approximately 749 square feet of building
space in the center.
·The parking area and drive aisles in the area where the demolition and construction
will take place will be reconfigured. The construction of the two new buildings and the
reconfiguration of the parking will result in a loss of 78 parking spaces in this portion
of the site.
The following provides a summary of the existing and proposed site uses and square footages
for the shopping center with the proposed site changes.
Summary of Highland Plaza Site Uses
Proposed Project
Use Existing SF Proposed SF % of Total Project Change
Retail 99,738 98,303 67.7%-1,435
Restaurant 9,009 11,193 7.7%2,184
Fitness Center 23,555 23,555 16.2%0
Vacant 12,076 12,076 8.3%0
Total 144,378 145,127 100% 749
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Parking Study January, 2019
CITY OF SAN BERNARDINO PARKING REQUIREMENTS
Required Parking for Highland Plaza – Existing Conditions
The parking requirement for the Highland Plaza center is 1 space per 250 square feet. Based
on this parking ratio, the parking requirement for the existing uses in the Highland Plaza center
is 578 spaces. The current parking supply is 659 spaces, resulting in an existing surplus of 81
spaces, based on the City parking requirement.
Summary of Highland Plaza Parking
Existing Conditions
Existing Square Footage 144,378 Sq. Ft.
Parking Ratio 1 per 250 Sq. Ft.
Required Parking 578 spaces
Existing Parking Supply 659 spaces
Parking Surplus 81 spaces
Required Parking for the Proposed Highland Plaza Project
The proposed Project would demolish the existing retail building at the front of the center and
construct two new buildings with drive-throughs. The Project would increase the shopping
center square footage by 749 square feet, for a total of 145,127 square feet, and would result in
the loss of approximately 78 parking spaces, resulting in a remaining parking supply of 581
spaces. The parking requirement for the center after completion of the proposed Project would
be 581 spaces, resulting in a balanced site, based on the City requirement.
Summary of Highland Plaza Parking
With Proposed Project
Proposed Square Footage 145,127 Sq. Ft.
Parking Ratio 1 per 250 Sq. Ft.
Required Parking 581 spaces
Proposed Parking Supply 581 spaces
Parking Deficit 0 spaces
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Parking Study January, 2019
PARKING ANALYSIS
Observed Parking Demand
The existing parking demand characteristics for Highland Plaza were surveyed, to determine
the actual parking demand generated by the existing uses in the center. Parking data was
collected throughout the center once every hour from 8:00 AM to 6:00 PM on the following
dates:
·Wednesday, November 7;
·Thursday, November 8; and
·Saturday, November 10.
The parking lot was divided into 12 parking zones for data collection purposes, as shown on
Figure 3. The number of parking spaces in each zone is as follows:
Zone # of Parking Spaces
A 77
B 23
C 56
D 38
E 43
F 64
G 59
H 77
I 76
J 91
K 55
Total 659
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Parking Study January, 2019
A summary of the total number of parking spaces occupied in each parking zone for the three
data collection days is provided on Table 1.
The parking data indicates that the peak parking demand at the Highland Plaza was as follows:
·255 parking spaces on Wednesday, between Noon and 1:00 PM;
·247 parking spaces on Thursday, between 3:00 and 4:00 PM; and
·313 parking spaces on Saturday, between 2:00 and 3:00 PM.
The center is currently 92% occupied. When this parking demand is adjusted to account for
the 8% vacancy, the peak parking demand for the existing center, if it were fully occupied, is
estimated to be:
·277 parking spaces on Wednesday;
·268 parking spaces on Thursday; and
·340 parking spaces on Saturday.
Based on this parking data, it is observed that the Highland Plaza shopping center parking
demand is less than 50% of the parking supply on weekdays, and slightly more than 50% on a
typical Saturday. At all times throughout the data collection period, there were more than 200
empty parking spaces in the center.
Future Parking Demand
The shopping center currently provides 659 parking spaces. With the proposed Project, the
parking supply in Parking Zones C and D (see Figure 3) would be most affected by the Project.
Although all of the parking areas for the shopping center are available to customers of all
tenants, customers prefer and are most likely to park in the parking field closest to their
destination, if it is available; therefore, this analysis focuses on the parking areas closest to the
proposed site changes.
Zones C and D consist of 56 and 38 parking spaces, respectively, for a total of 94 spaces. These
parking areas will be reconfigured to accommodate the proposed two new buildings. At Project
completion, the parking areas around the two new buildings will provide 48 spaces.
During the data collection periods, the existing peak parking demand in Zones C and D was as
follows:
·25 parking spaces on Wednesday, between Noon and 1:00 PM;
·17 parking spaces on Thursday, between 2:00 and 3:00 PM; and
·29 parking spaces on Saturday, between 2:00 and 3:00 PM.
This parking demand is assumed to be associated primarily with the X4 athletic shoe store,
which will be demolished.
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Parking Study January, 2019
With construction of the proposed Project, the existing parking demand in Zones C and D would
be eliminated, and would be replaced by the parking demand associated with the two new
buildings. Based on the parking ratio of 1 space per 250 square feet, the parking requirement
associated with the two new buildings would be 31 parking spaces. As shown on the site plan,
the parking area directly serving the two new buildings will provide 48 parking spaces. The
parking requirement of 31 spaces for the two new buildings can be accommodated by the
future parking supply of 48 spaces, with a surplus of 17 spaces. The proposed Project is not
anticipated to cause an increased demand for parking in any other areas of the parking lot.
In the event that the parking demand for the two new buildings were to exceed the parking
supply of 48 spaces immediately adjacent to the buildings, the available parking in the
remainder of the parking lot would be more than adequate to accommodate the overflow. Any
parking demand overflow from the two new buildings would most likely occur in the outer area
of the main parking field (Zones H and I), which, while being closest and most convenient to the
two new buildings, would, conversely, be farthest from, and least desirable to the rest of the
businesses in the center. At all times throughout the data collection period, there were 80 or
more empty parking spaces in Zones H and I.
The existing availability of more than 200 parking spaces in the Highland Plaza center, and
more than 80 parking spaces in Zones H and I (observed through the parking data collection)
would easily accommodate any parking demand in excess of the 48-space parking supply for
the two new buildings.
Summary
·The Highland Plaza shopping center consists of 144,378 square feet of commercial
space. The center is currently 92% occupied.
·The Applicant proposes to demolish the existing stand-alone retail building at the front
of the site, adjacent to Highland Avenue, and to construct two new buildings with retail
and drive-through restaurant space. The net change due to the project would be an
additional 749 square feet of space.
·The center currently provides 659 parking spaces. The project would reduce the
overall parking supply by 78 spaces. Upon completion of the Project, the site parking
supply will be reduced to 581 spaces.
·The parking requirement for the existing site uses is 578 spaces. Based on this parking
requirement, the Highland Plaza shopping center has a parking surplus of 81 spaces.
·The parking requirement for the proposed Project uses would be 581 spaces. The
resulting parking supply would satisfy this requirement.
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Parking Study January, 2019
·Existing parking data collection was conducted through the Highland Plaza center on
two typical weekdays and a typical Saturday.
·The current peak demand for parking at Highland Plaza was observed to be 313 spaces
during the midday on a typical Saturday.
·The existing parking demand in the area of the parking lot that would be affected by the
proposed Project (parking Zones C and D) was observed to be 29 spaces. With
completion of the proposed Project, this parking demand would be eliminated.
·The new parking area for the two new buildings will provide 48 spaces. The parking
requirement for the two new buildings would be 31 spaces.
·In the event that the parking demand for the two new buildings were to exceed the
parking supply of 48 spaces immediately adjacent to the buildings, any parking demand
overflow would occur in the outer area of the main parking field (Zones H and I). At all
times throughout the data collection period, there were more than 80 empty parking
spaces in Zones H and I.
·The existing availability of more than 200 parking spaces in the Highland Plaza center,
and more than 80 parking spaces in Zones H and I (observed through the parking data
collection) would easily accommodate any parking demand in excess of the 48-space
parking supply for the two new buildings.