HomeMy WebLinkAboutParking Study (7-26-17)
N:\3800\2173839 - 750 N. Diamond Bar Blvd Parking, Diamond Bar\Report\3839 -ltr 7-26-17.docx
July 26, 2017
Mr. Howard Zelefsky
Zelefsky & Associates
9735 La Capilla Avenue
Fountain Valley, CA 92708
LLG Reference: 2.17.3839.1
Subject: Parking Study for the
750 N. Diamond Bar Boulevard Building
Diamond Bar, California
Dear Mr. Zelefsky:
As requested, Linscott, Law & Greenspan, Engineers (LLG) is pleased to submit the
findings of a Parking Study we completed for the 750 N. Diamond Bar Boulevard
(DBB) Building, located in the City of Diamond Bar. The existing building consists
of general office, medical office, medical lab, bank, and storage uses, totaling 35,687
square feet (SF). This study was conducted to assess the feasibility of increasing
medical office use within the DBB Building by converting from existing general
office space. In addition to the existing land use mix, three future development
scenarios were evaluated, with each tabulation incrementally adding more medical
office and pharmacy space by reducing general office uses in the DBB Building.
A Reciprocal Easement Agreement establishing “mutual and reciprocal easements of
ingress, egress and parking over, along and across all parking areas” currently exists
between the DBB Building and four other individually-owned properties, referred to
in the Agreement as follows (Attachment A contains this Agreement):
Lots 10 and 11 (DBB Building/750 N. Diamond Bar Boulevard)
Lot 9 (732 N. Diamond Bar Boulevard)
Lots 12 and 13 (780-796 N. Diamond Bar Boulevard)
Lots 14 through 17 (800-880 N. Diamond Bar Boulevard)
Lot 18 (900-990 N. Diamond Bar Boulevard)
Briefly, our findings indicate that the City Code-based parking requirements for the
existing land use mix, and each of the three future scenarios evaluated would be
adequately served by the existing parking supply for the DBB Building (101 spaces),
and the available parking supply (i.e., Code-based surplus) for the 732, 780–796, and
800–880 N. Diamond Bar Boulevard buildings that adjoin, or located in close
proximity to, the DBB Building.
Mr. Howard Zelefsky
July 26, 2017
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PROJECT DESCRIPTION
Figure 1 presents an aerial map of the DBB Building, as well as the adjoining
buildings.
Table 1 presents the existing development summary, as well as three future scenarios
for the DBB Building, with each tabulation incrementally adding more medical office
and pharmacy space by reducing general office uses in the DBB Building. The
following presents a land use breakdown for the existing and future scenarios:
Land Use Existing Scenario 1 Scenario 2 Scenario 3
General Office 57% 48% 5% 0%
Medical Office 29% 35% 78% 83%
Pharmacy 0% 3% 3% 3%
Medical Lab 4% 4% 4% 4%
Bank 8% 8% 8% 8%
Storage 2% 2% 2% 2%
The existing parking supply for the DBB Building totals 101 spaces.
PROJECT CITY CODE PARKING REQUIREMENTS
The lower portion of Table 1 presents the City Code parking calculations for the
existing and future scenarios for the DBB Building, based on the application of City
of Diamond Bar Municipal Code requirements outlined in Chapter 22.30 – Off Street
Parking and Loading Standards. Parking ratios from the City Code relevant to the
project site in either its current or proposed development pattern are as follows:
Office, administrative, corporate: 1 space/400 SF GFA
Clinics, medical/dental offices: 1 space/250 SF GFA
Medical Lab: 1 space/300 SF GFA
Banks and financial services: 1 space/300 SF GFA
Under the existing land use mix, the City Code requirement totals 106 spaces, which
corresponds to a Code-based deficiency of 5 spaces when compared against the
existing supply of 101 spaces for the DBB Building.
The City Code requirement for Scenario 1 totals 109 spaces. Compared against the
101-space supply, the 109-space Code requirement results in a deficiency of 8 spaces.
Under Scenario 2, the City Code requirement totals 133 spaces, which corresponds to
a Code-based deficiency of 32 spaces when compared against the existing supply of
101 spaces.
Mr. Howard Zelefsky
July 26, 2017
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The City Code requirement for Scenario 3 totals 136 spaces. Compared against the
101-space supply, the 136-space Code requirement results in a deficiency of 35
spaces.
PROJECT VERSUS SITE-WIDE PARKING SURPLUSES
Table 2 presents a summary of the development tabulation, walking distance to/from
the DBB Building, existing parking supply, City Code parking calculations, and
comparison against the Code-based deficiencies for the DBB Building (as reported in
Table 1), for each of the four other buildings.
Based on an evaluation of walking distances, site access provisions, and on-site
circulation and parking layout, we conclude that parking spaces located in the other
surface lots are accessible and convenient for use by the DBB Building’s employees
and visitors.
Table 2 indicates that direct application of City Code parking ratios to each of the
four buildings results in Code-based parking surpluses when compared to the existing
supply for each property.
Comparing the Code-based deficiency of 5 spaces for the DBB Building under the
existing land use mix (per Table 1) against the Code-based surpluses (on a cumulative
or “running total” basis) for the other buildings, we conclude that the 5-space
deficiency can be met in Lot 9, with a residual surplus of 5 spaces.
Under Scenario 1, the Code-based deficiency of 8 spaces for the DBB Building can
be addressed by the available, Code-based surplus in Lot 9, as well, yielding in a
residual surplus of 2 spaces.
For Scenario 2, the DBB Building’s Code-based deficiency of 32 spaces can be
accommodated by the surpluses in Lot 9 and Lot 12 and 13, with a residual surplus of
1 space.
Under Scenario 3, the Code-based deficiency of 35 spaces for the DBB Building can
be adequately served by the surpluses in Lot 9, Lot 12 and 13, and Lots 14 through
17, with a residual surplus of 17 spaces.
Based on the above findings, we conclude that the City Code-based parking
requirements for the existing land use mix, and each of the three future scenarios
evaluated would be adequately served by the existing parking supply for the DBB
Building (101 spaces), and the available parking supply (i.e., Code-based surplus) for
the 732, 780–796, and 800–880 N. Diamond Bar Boulevard buildings that adjoin, or
located in close proximity to, the DBB Building.
Mr. Howard Zelefsky
July 26, 2017
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We appreciate the opportunity to provide this analysis. Please call us if you have any
questions.
Sincerely,
Linscott, Law & Greenspan, Engineers
Trissa (de Jesus) Allen, P.E.
Senior Transportation Engineer
cc: Johnney Y. Zhang, Zhang Group
Ira D. Lebovic, Attorney at Law
Suite Tenant100 Magan Medical Clinic 3,326 3,326 3,326 3,326 3,326 3,326 3,326 3,326101 JYZRE 3,574 3,574 3,574 3,574(3,574)3,574 3,574(3,574)3,574 3,574102 Vacant 1,190 1,190(1,190)1,190 1,190(1,190)1,190 1,190(1,190)1,190 1,190103 Leila Jabaji, MD 1,659 1,6591,659 1,659 1,659 1,659 1,659 1,659110 Quest Diagnostics 1,343 1,343 1,343 1,343 1,343 1,343 1,343 1,343111 Pacific Federal Credit Union 2,755 2,755 2,755 2,755 2,755 2,755 2,755 2,755112 John Yun, D.D.S 1,764 1,7641,764 1,764 1,764 1,764 1,764 1,764202 Vacant 988 988(988)988 988(988)988 988(988)988 988204 Barbara A. Ammon, PhD 460 460 460 460(460)460 460(460)460 460206 Philips Ranch Dental 2,435 2,435 2,435 2,435 2,435 2,435 2,435 2,435208 National College Resources Foundation 2,150 2,150 2,150 2,150(2,150)2,150 2,150(2,150)2,150 2,150212 Paul Brown 1,075 1,075 1,075 1,075(1,075)1,075 1,075(1,075)1,075 1,075214 Disability Rights California 775 775 775 775(775)775 775(775)775 775216 John Tchaboukian, DDS 1,375 1,375 1,375 1,375 1,375 1,375 1,375 1,375220 National Commercial Recovery 1,189 1,189 1,189 1,189(1,189)1,189 1,189(1,189)1,189 1,189222 Law Office of Mark Hawkins 2,502 2,502 2,502 2,502(2,502)2,502 2,502(2,502)2,502 2,502222a Law Office of Mark Hawkins 269 269 269 269(269)269 269(269)269 269224 Vacant 1,677 1,677 1,677 1,677 1,677 1,677(1,677)1,677 1,677226 Waters & Robinson 3,645 3,645 3,645 3,645(3,645)3,645 3,645(3,645)3,645 3,645228 Vacant 824 824(824)824 824(824)824 824(824)824 824Storage 1st Floor712 712 712 712 712 712 712 712PROJECT TOTAL 20,318 10,559 0 1,343 2,755 71235,687 17,316 12,371 1,190 1,343 2,755 712 35,687 1,677 28,010 1,190 1,343 2,755 712 35,687 0 29,687 1,190 1,343 2,755 712 35,687Land Use % Breakdown 57% 29% 0% 4% 8% 2% - 48% 35% 3% 4% 8% 2%-5% 78% 3% 4% 8% 2%-0% 83% 3% 4% 8% 2%- CITY CODE PARKING RATIOS [a]1 space 1 space 1 space 1 space 1 space - 1 space 1 space 1 space 1 space 1 space - 1 space 1 space 1 space 1 space 1 space - 1 space 1 space 1 space 1 space 1 space -per per per per per N/A per per per per per N/A per per per per per N/A per per per per per N/A400 SF 250 SF 300 SF [b] 300 SF 300 SF [c] 400 SF 250 SF 300 SF [b] 300 SF 300 SF [c] 400 SF 250 SF 300 SF [b] 300 SF 300 SF [c] 400 SF 250 SF 300 SF [b] 300 SF 300 SF [c] CITY CODE REQUIREMENTS 51420490106434944901094112449013301194490136EXISTING PARKING SUPPLY (spaces)------101------101------101------101Lot 10 & 11 (101 spaces)CODE PARKING DEFICIENCY ------(5)------(8)------(32)------(35)(Supply minus Code Requirement)Note:[a] Source: City of Diamond Bar Municipal Code Chapter 22.30 - Off-Street Parking and Loading Standards.[b] City Code does not provide parking ratios for Pharmacy, therefore the ratio for Medical Lab of 1 space per 300 SF was utilized.[c] No additional parking requirements are attributed to storage because it is ancillary to other uses.TABLE 1PROJECT DEVELOPMENT TABULATION & CITY CODE REQUIREMENTS750 N. DIAMOND BAR BLVD, DIAMOND BARExisting GFA (SF) Scenario 1: Future GFA (SF) Scenario 2: Future GFA (SF) Scenario 3: Future GFA (SF)General OfficeMedical Office PharmacyMedical Lab Bank Storage TOTALGeneral OfficeMedical Office PharmacyMedical Lab Bank Storage TOTALGeneral OfficeMedical Office PharmacyMedical LabMedical Lab Bank Storage TOTALBank Storage TOTALGeneral OfficeMedical Office Pharmacy3839 750 N. Diamond Bar Blvd Development Summary.xls7/26/2017
General OfficeAuto RepairShopping CenterTotal (Spaces)Cumulative Total (Spaces)Existing (Project Code Deficiency of 5 spaces)Scenario 1 (Project Code Deficicency of 8 spaces)Scenario 2 (Project Code Deficicency of 32 spaces)Scenario 3 (Project Code Deficicency of 35 spaces)9732 N. Diamond Bar Blvd16,324 -- -- 500' 1 space per 400 SF 41 5110 10 5 2(22) (25)12 & 13780 - 796 N. Diamond Bar Blvd-- 28,907 [b] -- 520'4 spaces for each service bay, plus 1 space for each 2 employees on the largest shift [a]70 9323 33 28 25 1(2)14, 15, 16 & 17800 - 880 N. Diamond Bar Blvd-- -- 60,022 1,020'1 space for each 300 SF of gross floor area for centers over 50,000 SF200 21919 52 47 44 20 1718900 - 990 N. Diamond Bar Blvd-- -- 60,439 1,250'1 space for each 300 SF of gross floor area for centers over 50,000 SF201 27675 127 122 119 95 92Note:[a] Corresponds to the walking distance (feet) between the Project (750 N. Diamond Bar Blvd) and the farthest parking space in the subject lot. [b] Source: Parking Calculations - All Buildings Table provided by the Client. There are a total of 15 service bays and 20 employees on the largest shift. Therefore, based on City Code, the total parking requirement for 780 - 796 N. Diamond Bar Blvd equates to 70 spaces.TABLE 2SUMMARY FOR OTHER BUILDINGS750 N. DIAMOND BAR BLVD, DIAMOND BARLot No. Building DescriptionGross Building Area (GBA) in Square Feet (SF)City Code Parking RatiosCity Code Requirements (Spaces)Parking Supply (Spaces)Code Parking SurplusCumulative Code Surplus vs. Project Code Deficiency (per Table 1)Walking Distance (feet) to/from Project [a]
ATTACHMENT A
RECIPROCAL EASEMENT AGREEMENT