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HomeMy WebLinkAbout3-13-12 LSA Shared Parking AnalysisLSA ASSOCIATES, INC. Chart House Restaurant1,2,3 Office 4 Office 4 Billy's Restaurant1,2,6 Condominium Guests Boat Slips7 Public Parking8 size =3,200 SF size =17,013 SF size =934 SF size =3,050 SF size =6 DU size =12 Slips size =7 1 space/ 50 SF 1 space/ 250 SF 1 space/ 50 SF 1 space/ 2 DU 0.75 space/ 1 Slip 1 space/ 1 spaces demand =64 spaces demand =39 spaces demand =4 spaces demand =58 spaces demand =3 spaces demand =9 spaces demand =7 spaces Residual/ Time spaces spaces spaces spaces spaces spaces spaces Utilized Provided 9 (Deficit) 6:00 AM 0% 0 1 3% 1 0% 0 0 9 7 18 131 113 7:00 AM 0% 0 6 30% 2 0% 0 1 9 7 25 131 106 8:00 AM 0% 0 19 75% 3 0% 0 1 9 7 39 131 92 9:00 AM 0% 0 35 95% 4 0% 0 1 9 7 56 131 75 10:00 AM 15% 10 39 100% 4 15% 9 1 9 7 79 131 52 11:00 AM 40% 26 39 100% 4 40% 24 1 9 7 110 131 21 12:00 PM 75% 48 35 90% 4 75% 44 1 9 7 148 131 (17) 1:00 PM 75% 48 34 90% 4 75% 44 1 9 7 147 131 (16) 2:00 PM 65% 42 35 100% 4 65% 38 1 100% 9 100% 7 136 131 (5) 3:00 PM 40% 26 32 100% 4 40% 24 1 100% 9 100% 7 103 131 28 4:00 PM 50% 32 23 90% 4 50% 29 1 100% 9 100% 7 105 131 26 5:00 PM 75% 48 20 50% 2 75% 44 2 100% 9 100% 7 132 139 7 6:00 PM 95% 61 10% 4 10% 1 95% 56 2 100% 9 100% 7 140 139 (1) 7:00 PM 100% 64 0% 0 0% 0 100% 58 3 100% 9 100% 7 141 139 (2) 8:00 PM 100% 64 0% 0 0% 0 100% 58 3 100% 9 100% 7 141 139 (2) 9:00 PM 100% 64 0% 0 0% 0 100% 58 3 100% 9 100% 7 141 139 (2) 10:00 PM 95% 61 0% 0 0% 0 95% 56 3 100% 9 100% 7 136 139 3 11:00 PM 75% 48 0% 0 0% 0 75% 44 3 100% 9 100% 7 111 139 28 Peak Shared Parking Demand 10 148 Proposed Parking Supply at Peak Demand 131 Residual / (Deficit) (17) Off-site Parking 11 26 Total Parking Residual/(Deficit) 9 Notes: Parking utilization is based on the ULI Shared Parking, 2nd Edition (weekdays). 1 Fine/Casual Dining 2 Area shown is maximum net public area. 3 Currently open between the hours of 4:30 p.m. and 10:00 p.m. Potential future lunch and dinner service shown in this calculation. 4 Gross Area Shown. Office use is closed after 5:00 p.m. Analysis accounts for 10 percent late departures. For Office Addition, higher of employee or guest rate is used. 5 Surveys were conducted on site for two days to identify average peak parking demand of office use (39 spaces). Office does not generate parking consistent with City code requirements (68 spaces). 6 Parking Demand reduced by 3 spaces based on Duffy Boat parking slips dedicated for restaurant patrons. 7 There are 18 total boat slips: 3 slips dedicated to restaurant use (see note #6), 3 slips reserved for the yacht sales office, and 12 slips dedicated to yacht sales and monthly lease. 8 Includes 6 dedicated spaces for public use and 1 space for valet manager. 9 Parking supply is increased by 8 spaces at 5:00 p.m. due to closure of office and conversion of self parking spaces to valet spaces on 2nd and 3rd floors. 10 Peak Parking Demand corresponds to 12:00 p.m. to 1:00 p.m. 11 Off-site street lot on Avon Street (currently utilized for employees only). Based on Surveys 5 100% 80% 60% 100% 100% 100% 20% 20% 20% 40% 20% 100% 100% 20% 100% 100% 20% 100% 100% 20% 100% 100% 20% 100% 100% 20% 100% 100% 10% 100% 100% 0% 100% 100% % utilization % utilization % utilization% utilization % utilization % utilization% utilization Spaces Table B - Earl's Landing Shared Parking Analysis - Weekday Existing To Remain (2801 West Coast Highway) Proposed (2751 West Coast Highway)Proposed Office Addition 3% 15% 49% 91% 100% 100% 91% 88% 91% 81% 58% 50% P:/EPL1101/Shared Parking_rev March 2012.xls\Surveys(3/13/2012) LSA ASSOCIATES, INC. Chart House Restaurant1,2,3 Office 4 Office 4 Billy's Restaurant1,2,6 Condominium Guests Boat Slips 7 Public Parking8 size =3,200 SF size =17,013 SF size =934 SF size =3,050 SF size =6 DU size =12 Slips size =7 1 space/ 50 SF 1 space/ 250 SF 1 space/ 50 SF 1 space/ 2 DU 0.75 space/ 1 Slip 1 space/ 1 spaces demand =64 spaces demand =39 spaces demand =4 spaces demand =58 spaces demand =3 spaces demand =9 spaces demand =7 spaces Residual/ Time spaces spaces spaces spaces spaces spaces spaces Utilized Provided (Deficit) 6:00 AM 0% 0 0 3% 1 0% 0 0 9 7 17 139 122 7:00 AM 0% 0 0 30% 2 0% 0 1 9 7 19 139 120 8:00 AM 0% 0 0 75% 3 0% 0 1 9 7 20 139 119 9:00 AM 0% 0 0 95% 4 0% 0 1 9 7 21 139 118 10:00 AM 0% 0 0 100% 4 0% 0 1 9 7 21 139 118 11:00 AM 15% 10 0 100% 4 15% 9 1 9 7 40 139 99 12:00 PM 50% 32 0 90% 4 50% 29 1 9 7 82 139 57 1:00 PM 55% 36 0 90% 4 55% 32 1 9 7 89 139 50 2:00 PM 45% 29 0 100% 4 45% 27 1 100% 9 100% 7 77 139 62 3:00 PM 45% 29 0 100% 4 45% 27 1 100% 9 100% 7 77 139 62 4:00 PM 45% 29 0 90% 4 45% 27 1 100% 9 100% 7 77 139 62 5:00 PM 60% 39 0 50% 2 60% 35 2 100% 9 100% 7 94 139 45 6:00 PM 90% 58 0% 0 10% 1 90% 53 2 100% 9 100% 7 130 139 9 7:00 PM 95% 61 0% 0 0% 0 95% 56 3 100% 9 100% 7 136 139 3 8:00 PM 100% 64 0% 0 0% 0 100% 58 3 100% 9 100% 7 141 139 (2) 9:00 PM 90% 58 0% 0 0% 0 90% 53 3 100% 9 100% 7 130 139 9 10:00 PM 90% 58 0% 0 0% 0 90% 53 3 100% 9 100% 7 130 139 9 11:00 PM 90% 58 0% 0 0% 0 90% 53 3 100% 9 100% 7 130 139 9 Peak Shared Parking Demand 9 141 Peak Proposed Parking Supply 139 Residual / (Deficit) (2) Off-site Parking 10 26 Total Parking Residual/(Deficit) 24 Notes: Parking utilization is based on the ULI Shared Parking, 2nd Edition (weekends). 1 Fine/Casual Dining 2 Area shown is maximum net public area. 3 Restaurant currently open for lunch on weekends. 4 Gross Area Shown. Main office use is closed on weekends but Office Addition may be open and higher of employee or guest rate is used. 5 Surveys were conducted on site for two days to identify average peak parking demand of office use (39 spaces). Office does not generate parking consistent with City code requirements (68 spaces). 6 Parking Demand reduced by 3 spaces based on Duffy Boat parking slips dedicated for restaurant patrons. 7 There are 18 total boat slips: 3 slips dedicated to restaurant use (see note #6), 3 slips reserved for the yacht sales office, and 12 slips dedicated to yacht sales and monthly lease. 8 Includes 6 dedicated spaces for public use and 1 space for valet manager. 9 Peak Parking Demand corresponds to peak restaurant use (7:00 p.m. to 9:00 p.m.). 10 Off-site street lot on Avon Street (currently utilized for employees only). 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% Table C - Earl's Landing Shared Parking Analysis - Weekend Existing To Remain (2801 West Coast Highway) Proposed (2751 West Coast Highway)Proposed Office Addition Spaces % utilization % utilization % utilization% utilization % utilization % utilization % utilization 0% 100% 100% 10% 100% 100% 20% 100% 100% 20% 100% 100% 20% 100% 100% 20% 100% 100% 100% 20% 100% 100% 40% 20% 100% Based on Surveys 5 100% 80% 60% 100% 100% 100% 20% 20% 20% P:/EPL1101/Shared Parking_rev March 2012.xls\Weekend(3/13/2012)