HomeMy WebLinkAbout750 N DBB-Parking, review Memo 9-12-17SASAKI TRANSPORTATION SERVICES, INC.
P.O. BOX 5159 LAGUNA BEACH,CA 92652 (949) 376-6613
MEMORANDUM
DATE:September 12, 2017
TO:Mayuko Nakajima Fabian Aoun
FROM:Steve Sasaki
SUBJECT:Comments on the Commercial Building (750 N. Diamond Bar Blvd.) Parking
Study – Diamond Bar
As requested, we have reviewed the “Parking Study for the 750 N. Diamond Bar Boulevard
Building” (“Study”), regarding the proposed increase of medical office uses within the 750 N.
Diamond Bar Boulevard (“DBB”) building (“Project”). This Study was prepared by Linscott,
Law & Greenspan (“LL&G”) and is dated July 26, 2017.
The following are our initial comments related to the current Study. Detailed evaluations and
comments were not prepared as it appears the Study will require significant modifications to
comply with City of Diamond Bar Code section 22.30.050, “Reduction of off-street parking
requirements for shared use,” (“Shared Parking Section”). The following are the preliminary
comments on the Study:
COMMENTS:
1. The Shared Parking Section indicates a requirement for “two or more nonresidential uses
are developed as a recognized shopping or professional center…” The developments
included in the Study, even though physically connected, appear to be a collection of
individual developments rather than one fully integrated center (e.g., it does not appear
reasonable that patrons of the Project site would assume they could park at the Lot 18
site).
2. There is also a requirement for two or more uses to have “distinct and differing peak
parking usage periods.” This type of analysis is not provided in the Study. It is likely,
existing parking demand counts throughout the peak use periods will be required to
address this requirement.
3. Another Section provision is for the most remote parking space(s) to be used as
justification for the reduction of off-street parking, to be a maximum of “300 feet of the
use it is intended to serve (as measured along the most direct pedestrian path).” Per
SASAKI TRANSPORTATION SERVICES, Inc.750 N. Diamond Bar Blvd.
750 N DBB-Parking, reviewMemo 9-12-17 Parking Study review, Diamond Bar
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Table 2 of the Study, the “Walking Distance(s)” shown, greatly exceed the 300-foot
maximum. In addition, measurements of any distances (to remote parking spaces) used
in the Study would need to be measured in accordance with the methodologies identified
in the Code.
4. The Shared Parking Section also states the “amount of reduction may be up to the amount
of spaces required for the least intensive of the two or more uses sharing the parking.”
This requirement combined with the need for demonstration of differing peak parking
usage periods, suggest the uses for the “other” centers must be broken down, similar to
Table 1 for the Project site. But, Table 1 (and the other sites uses) needs to also include
the peaks throughout the day in order to satisfy the Shared Parking Section.
5. With regard to the “Reciprocal Easement Agreement,” Attachment A, there is a provision
in “3a” under “Limitation of Easements” that appears to allow the present and future
owners of each Parcel to “designate up to one hundred percent (100%) of the parking
spaces of the total number of available parking spaces on his respective parcel for the
exclusive use by the owner of said Parcel…” It appears this provision will need to be
modified/changed prior acceptance of any shared parking proposal(s).
Under the current agreement, it appears there would be no assurance(s) the parking
spaces on the other lots/parcels will be available to the Project.
6. We believe substantial modifications to the Study are required to assure compliance with
the Shared Parking Section. A more detailed review of the Study can be performed once
the Code requirements have been fully satisfied.
These comments and questions reflect our preliminary review of the Study. If there are any
added questions please contact me. Thank you.