HomeMy WebLinkAboutParking Study (8-8-18)
N:\3800\2173839 - 750 N. Diamond Bar Blvd Parking, Diamond Bar\Report\3839 -ltr 8-8-18.docx
August 8, 2018
Mr. Howard Zelefsky
Zelefsky & Associates
9735 La Capilla Avenue
Fountain Valley, CA 92708
LLG Reference: 2.17.3839.1
Subject: Revised 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. This letter report updates our
prior study dated January 31, 2018 to address the City’s comment letter dated April
17, 2018.
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 future on-site parking supply for the DBB Building (121
Mr. Howard Zelefsky
August 8, 2018
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spaces), without having to rely on 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.
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 54% 43% 36% 31%
Medical Office 32% 40% 47% 52%
Pharmacy 0% 3% 3% 3%
Medical Lab 4% 4% 4% 4%
Bank 8% 8% 8% 8%
Storage 2% 2% 2% 2%
The on-site parking supply for the DBB Building totals 121 spaces, comprised of 101
existing spaces, and 20 spaces to be added through the proposed expansion of the
project site’s parking lot.
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
General retail: 1 space/250 SF GFA
Banks and financial services: 1 space/300 SF GFA
Under the existing land use mix, the City Code requirement totals 109 spaces, which
corresponds to a Code-based surplus of 12 spaces when compared against the future
supply of 121 spaces for the DBB Building.
Mr. Howard Zelefsky
August 8, 2018
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The City Code requirement for Scenario 1 totals 115 spaces. Compared against the
121-space supply, the 111-space Code requirement results in a surplus of 6 spaces.
Under Scenario 2, the City Code requirement totals 119 spaces, which corresponds to
a Code-based surplus of 2 spaces when compared against the future supply of 121
spaces.
The City Code requirement for Scenario 3 totals 121 spaces. Compared against the
121-space supply, the 121-space Code requirement would exactly match the supply.
Based on the above findings, 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 future on-site parking supply for the DBB Building (121
spaces).
PROJECT VERSUS SITE-WIDE PARKING SURPLUSES
Table 2 presents a summary of the development tabulation, walking distance to/from
the DBB Building, parking supply, City Code parking calculations, and comparison
against the Code-based surpluses for the DBB Building (as reported in Table 1), for
each of the four other buildings.
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 surpluses for the DBB Building under the existing land
use mix and three future development scenarios (per Table 1) against the Code-based
surpluses (on a cumulative or “running total” basis) for the other buildings, we
conclude that the project’s parking needs would be adequately served by the future
on-site parking supply for the DBB Building (121 spaces), without having to rely on
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. Site-wide parking surpluses are to be expected
under existing and future land use mixes.
● ● ● ● ●
Mr. Howard Zelefsky
August 8, 2018
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We appreciate the opportunity to provide this analysis. Please call me if you have
any questions at 949.825.6175.
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 3,5743,574 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 Office 988 988 988 988 988 988 988 988204 Barbara A. Ammon, PhD 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 2,1502,150 2,150 2,150 2,150212 Paul Brown 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 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 1,189222 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(1,677)1,677 1,677226 Waters & Robinson 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 19,243 11,634 0 1,343 2,755 71235,687 15,552 14,135 1,190 1,343 2,755 712 35,687 12,781 16,906 1,190 1,343 2,755 712 35,687 11,132 18,555 1,190 1,343 2,755 712 35,687Land Use % Breakdown 54% 32% 0% 4% 8% 2% - 43% 40% 3% 4% 8% 2%-36% 47% 3% 4% 8% 2%-31% 52% 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 250 SF [b] 300 SF 300 SF [c] 400 SF 250 SF 250 SF [b] 300 SF 300 SF [c] 400 SF 250 SF 250 SF [b] 300 SF 300 SF [c] 400 SF 250 SF 250 SF [b] 300 SF 300 SF [c] CITY CODE REQUIREMENTS 48470590109395755901153268559011928745590121EXISTING PARKING SUPPLY (spaces)------121------121------121------121Lot 10 & 11 (121 spaces)CODE PARKING SURPLUS ------12------6------2------0(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 General Retail of 1 space per 250 SF was utilized.[c] No additional parking requirements are attributed to storage because it is ancillary to other uses.Medical Lab Bank Storage TOTALBank Storage TOTALGeneral OfficeMedical Office PharmacyStorage TOTALGeneral OfficeMedical Office PharmacyMedical LabTOTALGeneral OfficeMedical Office PharmacyMedical Lab BankGeneral OfficeMedical Office PharmacyMedical Lab Bank StorageTABLE 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)3839 750 N. Diamond Bar Blvd Development Summary.xls8/8/2018
General OfficeAuto RepairShopping CenterTotal (Spaces)Cumulative Total (Spaces)Existing (Project Code Surplus of 12 spaces)Scenario 1 (Project Code Surplus of 6 spaces)Scenario 2 (Project Code Surplus of 2 spaces)Scenario 3 (Project Code Surplus or Deficiency of 0 spaces)9732 N. Diamond Bar Blvd16,324 -- -- 500' 1 space per 400 SF 41 5110 10 22 16 12 1012 & 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 45 39 35 3314, 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 64 58 54 5218900 - 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 127 139 133 129 127Note:[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 Surplus (per Table 1)Walking Distance (feet) to/from Project [a]