HomeMy WebLinkAbout10/28/2020 Item 3, Corey / Bell
MEMORANDUM
DATE:October27,2020
TO:Planning Commission
BY:Kyle Bell, Associate Planner
FROM: TylerCorey, Principal Planner
SUBJECT:Item #3ARCH-0073-2020 (1691 Fredericks)Re-distributionofAttachment 5,
Parking Demand Study.
DISCUSSION
This memorandum has been provided to re-distribute Attachment 5 (Parking Demand Study) for
the project at 1691 Fredericks. The attachment that was included with the staff report inadvertently
did not include the entire study. The complete Parking Demand Study for the project has been
provided as attached to this memorandum.
ATTACHMENTS
1.Parking Demand Study
PO Box 2934 . Prescott, AZ . 86302 . 805-680-1586 . steveoeg57@gmail.com
OEG 20‐401
April 21, 2020
Mr. Tim Ronda
Studio Design Group Architects
762 Higuera Street, Suite 212
San Luis Obispo, CA 93401
Subject: 1691 Fredericks Street Assisted Living Shared Parking Analysis
Dear Mr. Ronda:
Orosz Engineering Group, Inc. (OEG) is pleased to provide you with this letter report to assist in the
evaluation of the potential parking impacts that could be associated with the proposed residential care
assisted living project planned at 1691 Fredericks Street in San Luis Obispo. We are familiar with shared
parking concepts and the City of San Luis Obispo parking requirements.
PROPOSED PROJECT
The proposed project will share parking with the existing Mt. Carmel Luthern Church immediately to the
east. A daycare/preschool also shares parking with the Church. The project is requesting a reduction in
the required parking on‐site which is allowed with the Director’s approval, as the parking supply serves
more than one use.
The project proposes a total of 35 living units with shared dining facility. Five (5) full‐time daytime staff
is planned with two staff members working overnight. On‐site parking for 73 vehicles is planned for the
assisted living facility, church and pre‐school.
PARKING REQUIREMENTS
The City of San Luis Obispo requires that a shared parking analysis be conducted to ensure that the on‐
street parking near the site is not impacted by the parking required for the proposed project. Further
the City requires that the land uses that will be sharing the parking, do not impact the on‐street parking
supply.
City of San Luis Obispo
Based on the City’s parking requirement for the three uses that share the parking, 86 parking spaces are
required summarized in the table below. As seen in this table, the assisted living component of the
project would require 12 parking spaces, before any shared parking reduction was considered. For the
Church element, the parking requirement would be 65 spaces and the Day Care/Pre‐school would
require eight parking spaces. The total parking requirements based on the City’s Zoning Ordinance
requirements would be 85 spaces.
Mr. Tim Ronda
April 21, 2020
Page 2
PO Box 2934 . Prescott, AZ . 86302 . 805-680-1586 . steveoeg57@gmail.com
Table 1
City of San Luis Obispo Parking Requirements
Fredericks Street Assisted Living
Function Size Rate Total Spaces
Assisted Living ‐ Beds 35 1 space/5 beds 7
Assisted Living ‐ Owner‐Manager Unit 1 2 space/ unit 2
Assisted Living ‐ Non‐resident Staff 3 1 space/non‐resident staff 3
Assisted Living Use Subtotal 12
Church 6,500 SF 1 space/100 SF 65
Day Care/Pre‐School 4,122 SF 1 space / 500 SF 8
Church/Pre‐School Subtotal 73
Site Total Required without Shared Parking/Mixed Use adjustments 85
PARKING DEMANDS
Parking demands are based on historical data collected. There are several resources that provide actual
parking demands for a variety of land uses and how those parking demands vary on an hourly, daily and
monthly basis. The Institute of Transportation Engineers (ITE)1 and Urban Land Institute (ULI)2 both
publish documents that analyze and summarize these parking characteristics.
The parking demands for the proposed project are summarized in Table 2. As seen in this table, the site
parking demand could be up to 85 spaces without an evaluation of the time of day, day of week, month
of year and shared parking factors.
Table 2
Parking Demand ULI/ITE
Fredericks Street Assisted Living
Function Size Rate Source Total
Spaces
Assisted Living ‐ Units/Beds 35 0.3 spaces per unit (residents) ULI 11
Assisted Living ‐ Owner‐Manager Unit 1 2 space/ unit SLO 2
Assisted Living ‐ Non‐resident Staff 3 1 space/non‐resident staff SLO 3
Assisted Living Use Subtotal 16
Church 6,500 SF 8.37 spaces / 1000 SF ITE 54
Day Care/Pre‐School ‐ Visitor 4,122 SF 1.75 spaces / 1000 SF ULI 7
Day Care/Pre‐School – Staff 4,122 SF 2.0 spaces / 1000 SF ULI 8
Church/Pre‐School Subtotal 69
Site Total Required without Shared Parking/Mixed Use adjustments 85
SHARED PARKING
The City of San Luis Obispo allows up to a 20% reduction for shared parking on a project site. The Urban
Land Institute (ULI) has published several factors for a variety of land uses that are based on numerous
field studies across the county and over 20 years of time.
1 Parking Generation, 5th Edition, 2019, ITE
2 Shared Parking, 3rd Edition, 2020, ULI
1691 Fredericks Street, San Luis Obispo, CaliforniaFREDERICKS RESIDENTIAL CAREThese drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC. All designs and other information on the drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC. Feb 11, 2020
PRELIMINARY
LOT LINE
ADJUSTMENT
C2.0
2/11/202:54:05 PMFredericks Residential Care v1.18.vwx
Table4/17/2020Project: Frederick Street Assisted LivingDescription: Parking AnalysisSHARED PARKING DEMAND SUMMARYPEAK MONTH: APRIL -- PEAK PERIOD: 9 AM, WEEKENDWeekday Weekend Weekday WeekendNon- Non- Peak Hr Peak Mo Estimated Peak Hr Peak Mo EstimatedBase Mode Captive Project Base Mode Captive Project Adj Adj Parking Adj Adj Parking Land Use Quantity Unit Rate Adj Ratio Rate Unit Rate Adj Ratio Rate Unit 7 PM April Demand 9 AM April DemandChurch 6,500 sf GLA 8.25 1.00 1.00 8.25 /ksf GLA 8.25 1.00 1.00 8.25 /ksf GLA 0.50 1.00 27 0.80 1.00 43 Employee 0.50 1.00 1.00 0.50 /ksf GLA 1.00 1.00 1.00 1.00 /ksf GLA 0.00 1.00 0 1.00 1.00 3Day Care - Preschool 4,122 sf GLA 1.75 0.00 0.00 0.00 /ksf GLA 0.00 0.00 0.00 0.00 /ksf GLA 0.00 1.00 0 0.01 1.00 0 Employee 10 2.00 0.00 0.00 0.00 /ksf GLA 0.00 0.00 0.00 0.00 /ksf GLA 0.00 1.00 0 0.20 1.00 0Assisted Living 35 rooms 0.30 1.00 1.00 0.30 /rooms 0.30 1.00 1.00 0.30 /rooms 1.00 1.00 11 1.00 1.00 11 Employee 3 0.10 1.00 1.00 0.10 /rooms 0.08 1.00 1.00 0.08 /rooms 1.00 1.00 4 1.00 1.00 3Manager Unit 1 units 2.00 1.00 1.00 2.00 /unit 2.00 1.00 1.00 2.00 /unit 1.00 1.00 2 1.00 1.00 2ULI base data have been modified from default values.Customer 38 Customer 54Employee 6 Employee 8Reserved 0 Reserved 0Total 44 Total 62Project Data
01020304050607080Parking StallsHourPeak Month Daily Parking Demand by HourWeekdayWeekend
01020304050607080Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Lat DecParking StallsMonthWeekday Month-by-Month Estimated Parking Demand
01020304050607080Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Lat DecParking StallsMonthWeekend Month-by-Month Estimated Parking Demand