appendix 4: Parking Management Study, Phase II

appendix 4: Parking Management Study, Phase II A4-1

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Eastlake Parking Management Study Final Phase 2 Report Future Parking Demand & Supply January 6, 2017 Submitted by Denver Corp Center III 7900 E. Union Ave #925 Denver, CO 80237 (303) 740 1700 www.desman.com

City of Thornton Eastlake Parking Management Study Final Phase 2 Report Future Parking Demand & Supply TABLE OF CONTENTS Page INTRODUCTION... 1 PUBLIC INPUT... 1 FUTURE PARKING DEMAND... 1 The Shared Parking Process... 2 Captive Market and Modal Split Adjustments... 2 Hourly Variations in Parking Demand... 3 Conclusion and Recommended Parking Ratios... 4 FUTURE PARKING SUPPLY... 5 RTD and City Overflow Parking... 5 Future City Off Street Parking... 5 Future City On Street Parking Opportunities... 6 FUTURE PARKING REGULATIONS... 6 SUMMARY OF FUTURE PARKING... 6 CONCLUSION... 7 FIGURES 1 7... 8 15 TOC

City of Thornton Eastlake Parking Management Study Final Phase 2 Report Future Parking Demand and Supply INTRODUCTION Phase 1 of the Eastlake Parking Management Study identifies, recommends and determines the cost of management strategies at and near the 124 th Avenue/Eastlake Avenue Station (Eastlake Station) to meet the parking needs of commuters, nearby businesses and Old Town Eastlake and Eastlake Estates residents. New development near the Eastlake Station in Old Town Eastlake will also require additional parking. An important component of the study is to determine Old Town Eastlake parking needs for the preferred infill development identified in the Eastlake Subarea Plan. In conjunction with Design Workshop we have determined future parking needs and identified the recommended locations of the parking improvements required to meet these needs in this Phase 2 report. PUBLIC INPUT Public meetings were held and input received on the content included in this Phase 2 report in conjunction with the Eastlake Subarea Plan public meetings and input. FUTURE PARKING DEMAND The estimated future parking demand in Old Town Eastlake is based on the following build out commercial outlook developed by Design Workshop as part of the 2016 Eastlake Subarea Plan: 44,073 square feet of office space 13,128 square feet of retail space 39,384 square feet of restaurant space 40 residential units (1,800 square feet each in mixed use areas only) Table 1 below indicates the base parking demand for Old Town Eastlake using the City s parking requirements for the office, retail and restaurant space. If the individual land uses are viewed separately, 570 parking spaces are required to satisfy the commercial parking demand. Table 1. Base Commercial Parking Demand Parking Land Use Quantity Parking Ratios Demand Office 44,073 sf 1.0 space per 333 sf 132 Retail 13,128 sf 1.0 space per 300 sf 44 Restaurant 39,384 sf 1.0 space per 100 sf 394 Total: 570 Page 1

City of Thornton Eastlake Parking Management Study Final Phase 2 Report Future Parking Demand and Supply The Shared Parking Process The parking requirements indicated in the table above are for single, stand alone land uses that account for the maximum level of parking demand that is likely to occur. Parking demand for downtowns and mixed use developments can be significantly overstated if parking is provided for each land use in accordance with base parking ratios. This occurs for three primary reasons: 1. The density of the development and the patronization of two or more land uses near each other in a single trip. 2. The use of public transportation and other modes of transportation (carpooling, walking, bicycling, etc.) reduce the reliance on the use of the automobile, particularly among commuting employees. 3. Variations in peak parking accumulation by time of day, day of week, and month of the year for the different land uses. The Shared Parking Analysis process, developed by the Urban Land Institute (ULI) in the early 1980 s, is today widely accepted among most jurisdictions to more accurately balance the parking supply with parking demand in developments with a mix of land uses. Captive markets reduce parking demand in developments with a mix of land uses. Captive Market, also known as market synergy, refers to a reduction in parking due to the proximity of land uses that allow individuals to walk between destinations in a single trip. The use of alternative modes of transportation such as public transportation, carpooling, walking, bicycling, etc. should also be considered in a shared parking analysis. The main goal of a shared parking study is to provide sufficient parking to support the development while minimizing the area and resources dedicated to parking. ULI s Shared Parking documents the peak accumulation of vehicles for several land uses, including office, retail, restaurant, and residential. Variations in parking accumulation are provided for time of day, day of week (weekdays versus weekends), and month of the year. The time share approach to shared parking can result in significant reductions in parking even in suburban locations. Captive Market and Modal Split Adjustments Table 2 on the following page separates the parking for the individual land uses (570 spaces) into customer (385 spaces) and employee (185 spaces) components based on parking demand ratios presented in Shared Parking by ULI. The non captive ratio presented in the table for restaurant customers is based on case studies presented in Shared Parking. As seen in the table below, there is estimated demand for 350 customer spaces and 139 employee spaces with captive market and modal split adjustments. These adjustments reduce the overall parking demand by 14.2%. Page 2

City of Thornton Eastlake Parking Management Study Final Phase 2 Report Future Parking Demand and Supply Table 2. Revised Parking Demand with Captive Market and Modal Split Adjustments Revised Revised Total Customer Modal Customer Employee Modal Employee Revised Land Use Parking Non Captive Split Parking Parking Non Captive Split Parking Parking Office 11 1.00 0.95 10 121 1.00 0.75 91 101 Retail 35 1.00 0.95 33 9 1.00 0.75 7 40 Restaurant 339 0.95 0.95 306 55 1.00 0.75 41 347 TOTAL: 385 350 185 139 489 Hourly Variations in Parking Demand Table 3 below indicates hourly variations in parking accumulation as a percent of the peak (100%) accumulation for the subject land uses in Old Town Eastlake. The percentages in the table are taken from Shared Parking and are based on data collected from hundreds of mixed use developments throughout the country. Table 3. Hourly Variations in Parking Demand by Land Use (Weekdays) Office Retail Restaurant Hour Employee Visitor Customer Employee Customer Employee 6:00 AM 3% 0% 1% 10% 0% 0% 7:00 AM 30% 1% 5% 15% 0% 20% 8:00 AM 75% 20% 15% 40% 0% 50% 9:00 AM 95% 60% 30% 75% 0% 75% 10:00 AM 100% 100% 55% 85% 15% 90% 11:00 AM 100% 45% 75% 95% 40% 90% 12:00 PM 90% 15% 90% 100% 75% 90% 1:00 PM 90% 45% 100% 100% 75% 90% 2:00 PM 100% 100% 100% 100% 65% 90% 3:00 PM 100% 45% 100% 100% 40% 75% 4:00 PM 90% 15% 95% 100% 50% 75% 5:00 PM 50% 10% 85% 95% 75% 100% 6:00 PM 25% 5% 80% 95% 95% 100% 7:00 PM 10% 2% 75% 95% 100% 100% 8:00 PM 7% 1% 65% 90% 100% 100% 9:00 PM 3% 0% 50% 75% 100% 100% 10:00 PM 1% 0% 30% 40% 95% 100% 11:00 PM 0% 0% 10% 15% 75% 85% 12:00 PM 0% 0% 0% 0% 25% 35% Source: Shared Parking, 2nd ed. (Washington, D.C.: The Urban Land Institute, 2005). Page 3

Conclusion and Recommended Parking Ratios City of Thornton Eastlake Parking Management Study Final Phase 2 Report Future Parking Demand and Supply Table 4 presents the hourly distribution of parked vehicles based on the adjusted parking demand presented in Table 2 and the percentages presented in Table 3. The peak hour for parking occurs at 1:00 PM when there is the estimated demand for 393 parking spaces. The 393 parking spaces represent approximately a 31% reduction in parking from the 570 spaces presented in Table 1. Table 4. Parking Demand by Land Use and Hour (Weekdays) Office Retail Restaurant Hour Employee Visitor Customer Employee Customer Employee Total 6:00 AM 3 0 0 1 0 0 4 7:00 AM 27 0 2 1 0 8 38 8:00 AM 68 2 5 3 0 21 99 9:00 AM 86 6 10 5 0 31 138 10:00 AM 91 10 18 6 46 37 208 11:00 AM 91 5 25 7 122 37 287 12:00 PM 82 2 30 7 229 37 387 1:00 PM 82 5 33 7 229 37 393 2:00 PM 91 10 33 7 199 37 377 3:00 PM 91 5 33 7 122 31 289 4:00 PM 82 2 32 7 153 31 307 5:00 PM 46 1 28 7 229 41 352 6:00 PM 23 1 27 7 291 41 390 7:00 PM 9 0 25 7 306 41 388 8:00 PM 6 0 22 6 306 41 381 9:00 PM 3 0 17 5 306 41 372 10:00 PM 1 0 10 3 291 41 346 11:00 PM 0 0 3 1 229 35 268 12:00 PM 0 0 0 0 76 14 90 Peak Hour Summary of Shared Parking Analysis Base Commercial Parking Demand 570 Shared Parking Calculation 393 Parking Reduction 177 Percent Reduction 31% This analysis indicates that if parking is shared in Old Town Eastlake, commercial parking ratios can be reduced by 25%. The reduced ratios will satisfy the demand for parking and provide excess parking capacity for more efficient operations. Following are the recommended reduced parking ratios for Page 4

City of Thornton Eastlake Parking Management Study Final Phase 2 Report Future Parking Demand and Supply future office, retail and restaurant development in Old Town Eastlake: Office: Retail: Restaurant: 1 space/444 sf (2.25 spaces/1,000 sf) 1 space/400 square feet (2.5 spaces/1,000 sf) 1 space/133 square feet (7.5 spaces/1,000 sf) The City s parking requirement for multiple dwellings of one space per 500 square feet of floor area, up to a maximum of three spaces for each dwelling unit, plus one guest space per five units is high compared to parking industry standards for residential parking. However, based on experience with recent residential developments, City officials are suggesting using the City s parking requirement for the 40 future residential units. This results in the demand for 128 parking spaces if the residential parking is not shared. If the residential parking is shared, the number of spaces can be reduced by 25%. The 40 residential units in Old Town Eastlake will require 96 parking spaces if the residential parking is shared. FUTURE PARKING SUPPLY RTD and City Overflow Parking RTD is developing a parking lot with approximately 410 spaces next to the 124 th Avenue/Eastlake Avenue Station (Eastlake Station). Claude Court has been realigned to accommodate the station and future RTD parking lot. Anticipating the commuter parking demand will exceed the 410 space capacity of the RTD lot, the City of Thornton is proposing the development of an overflow lot with approximately 130 to 150 spaces south of 124 th Street between First Street and York Street. The approximate location of these lots is shown in Figure 1. The overflow lot will be developed and paid for by RTD and owned by the City of Thornton, as the City owns the land. Figure 2 is a concept parking plan for the overflow parking lot with 154 spaces. The parking lot entry/exit is aligned with York Street and access to an existing residential driveway is maintained. The intersection at York Street and 124 th Avenue may be a roundabout or mini roundabout to address 124 th Avenue traffic flow at the intersections of Second Street and York Street. The parking lot could be expanded to the south in the future and provide an estimated 250 to 300 more parking spaces. Future City Off Street Parking Other possible locations for additional City parking are illustrated in Figure 3. The City has conceptually designed two parking lots located north and south of Eastlake Station and east of the railroad tracks that will be accessed from First Street. These parking lots will combined contain an estimated 64 parking spaces for Old Town Eastlake. RTD parking will most likely be prohibited in the two parking lots, which are depicted by the two solid rectangles west of First Street. The previously discussed City overflow lot is depicted on the plan as well. Page 5

City of Thornton Eastlake Parking Management Study Final Phase 2 Report Future Parking Demand and Supply Future City On Street Parking Opportunities It would also be possible to provide additional on street parking on York Street between 124 th Avenue and 128 th Avenue within the existing right of way. The parking could be diagonal parking on one side of the street or parallel parking on both sides of the street. It is estimated that 55 to 85 on street parking spaces could be added on York Street, as indicated in Figures 4 and 5. The curbs on York Street should be extended as much as possible to address sight distance issues, define the parking, and mitigate an ongoing speeding problem on York Street between 124 th Avenue and Birch Street. It may also be possible to add an estimated 75 to 85 diagonal spaces on the east side of First Street in the future if/when the area is redeveloped. Similarly, diagonal parking could be added to the alleys behind commercial properties on Lake Avenue if/when the area is redeveloped. It is estimated that 55 to 65 parking spaces could be added in the alleys. The First Street and alley parking plans are shown in Figures 6 and 7. FUTURE PARKING REGULATIONS Options to dissuade commuters from parking in Old Town Eastlake and Eastlake Estates were previously presented to City Council (refer to the Eastlake Parking Management Study Final Phase I Report). City Council favors posting No RTD Parking signs in both neighborhoods. The signs will be posted at onstreet locations throughout Old Town Eastlake and at the neighborhood entrances in Eastlake Estates. These recommendations are also applicable to other commercial and residential areas in Thornton located near transit stations. It is recommended that the City to have a noticeable and consistent enforcement presence in the area the first few weeks after the station opens. It is anticipated that limited enforcement with existing personnel should be adequate for most of the commuters to comply with the new parking regulations after the first few weeks. That said, it will likely be necessary to hire a Parking Enforcement Officer (PEO) to enforce parking regulations sometime in the future as the area redevelops. Other measures to regulate the on street parking in Old Town Eastlake could be considered as the area evolves, including a Residential Parking Permit (RPP) program and parking meters. SUMMARY OF FUTURE PARKING Following is a summary of the additional parking to be added or possibly added in Old Town Eastlake in the future: Future RTD Lot Future City Overflow Lot Future City Lots on First Street Possible York Street Possible First Street (if redeveloped) 410 spaces 130 150 spaces 64 spaces 55 85 spaces 75 85 spaces Page 6

City of Thornton Eastlake Parking Management Study Final Phase 2 Report Future Parking Demand and Supply Possible Alleys (if redeveloped) 55 65 spaces Total RTD Parking Total Possible City Parking 410 spaces 379 449 spaces CONCLUSION The possible City parking will essentially meet or exceed the estimated commercial parking demand for 393 parking spaces over the next several years in Old Town Eastlake. The future parking lots on First Street, conceptually depicted in Figure 3, could be funded and built by developers in lieu of the on site parking required by code to support future commercial development. Page 7

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