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HomeMy WebLinkAboutAdministrative Permit APX2011026 - PlansPAP-KIN6r STA":9'G sle goFs 33 32 I 30 Zg zs 24- i3 22 ZI to Lfj3 Iv 3S 3G 57 0 r0 Ig Vz 15.`2 I 6 S a-v l J L j401 . 4-I 5 -0 42 !I I I 1 +1 I I I I I I I !I:i I I I I I I 1 I I I I d I I !I 1 I I I I I I I1_.I !I °1 I I I I I I I 1 1 I I I 1 II''I I I °I I I I I1_.rI..._1_TL--T I---I+-T I_ I 1 I I I I I I I I II11I+II0iI1 I I I I I I I I i I I I I I 1 I I !, •i - RECEIVED MAR 28 2012 Dept.OfPlanning & Building 1 3.27•lZ FINAL PARKING MANAGEMENT PLAN FOR THE STRAND DEVELOPMENT PROJECT HUNTINGTON BEACH , CALIFORNIA APRIL 2008 PREPARED FOR CIM GROUP PREPARED BY FEHR & PEERS KN<UASSOCIATES FINAL PARKING MANAGEMENT PLAN FOR THE STRAND DEVELOPMENT PROJECT HUNTINGTON BEACH, CALIFORNIA April 2008 Prepared for: CIM GROUP Prepared by: FEHR & PEERS/KAKU ASSOCIATES 201 Santa Monica Boulevard, Suite 500 Santa Monica, California 90401 (310) 458-9916 Ref: 1703.01 TABLE OF CONTENTS Executive Summary 1. Introduction ................................................................................................................. 1 Garage Description ............................................................................................. 3 Parking Management Plan Overview ................................................................. 9 I. Parking Management ...................................................................................................... 10 Parking Demand ................................................................................................. 10 Parking Garage Operation .................................................................................. 14 Valet Service and Parking Attendants ................................................................ 14 Signs, Enforcement and Security ....................................................................... 21 Loading/Service Vehicles .................................................................................... 26 Plan Review ........................................................................................................ 27 Ill. Parking Rates ................................................................................................................. 28 Parking Validation ............................................................................................... 28 Appendix LIST OF FIGURES NO. 1 Site Plan .................................................................................................................3 2 Parking Level 1 ................................................................................................................4 3 Parking Level 2 ................................................................................................................5 4 Downtown Parking Master Plan Study Area ..................................................................11 5 Valet Service Traffic Circulation ......................................................................................16 6A Parking Level 2 - Location of Valet Parking (Small Area) ..............................................18 6B Parking Level 2 - Location of Valet Parking (Large Area) .............................................19 7 Potential Restricted Attendant Parking Area - Peak Weekends - Level P1 .................22 8 Potential Restricted Attendant Parking Area - Peak Weekends - Level P2 .................23 9 Designated Parking - Level P1 .......................................................................................24 10 Designated Parking - Level P2 .......................................................................................25 LIST OF TABLES NO. 1 Parking Garage Space Summary ................................................................................... 6 EXECUTIVE SUMMARY The Parking Management Plan for The Strand garage consists of strategies aimed at planning, managing, and monitoring parking operations to ensure that the parking areas within the project site are maintained for patrons of the project and the downtown area and do not adversely impact the local street system. The following is a summary of the Parking Management Plan: • The Strand project will provide 436 marked spaces in a subterranean parking garage and 13 spaces on the surface, including three spaces located in the service area and 10 flex spaces on 5th Street that will be available for short term parking during off-peak periods and for valet/passenger loading during peak periods. Total available parking will therefore be 449 marked spaces. Additional unmarked areas (including aisles and circulation areas) would be available during those times of the day when valet parking operations were in effect. • Of the 449-space total, 423 spaces will be provided in a self-park format that meets City requirements for the project. This is 12 spaces in excess of the 411-space supply required for the project. • Within the total 436 garage spaces, 26 parking spaces will be provided in a tandem parking format, resulting in 410 self-park spaces within the garage. The 26 tandem spaces will be served by valets or attendants. • The garage provides 188 spaces on the first level and 222 spaces on the lower level. These spaces include 24 compact, 10 American with Disabilities Act (ADA) accessible spaces, and 376 full-size spaces. In addition, the garage provides 26 standard-sized tandem spaces. Three additional spaces are also planned on the surface and 10 additional spaces are provided on 5th Street. • The City has established a criterion that at least 300 spaces in the garage be provided in a self-park format (i.e., adjacent to a travel aisle). The garage meets this criterion by providing 410 self-park spaces. • The parking supply provided by the project meets the City's Conditional Use Permit (CUP) requirements for the project and complies with the Downtown Parking Master Plan. • Queuing analysis conducted at the ingress and egress of the parking garage on 6th Street indicated that 200 feet of storage space at the entrance (100 feet in each of the two inbound lanes) will be more than adequate to handle the peak demand, and ample storage capacity in the garage will also be enough to handle the expected six vehicles queued at the exit. i • The Downtown Parking Master Plan calls for the proposed garage to serve both The Strand Project and adjacent activity in downtown. In addition to hourly visitor parking, the garage could provide long-term daily parking for visitors and employees through the sale of the City's Annual Parking Pass. • The garage would not be used for temporary or long-term vehicle storage. Overnight parking would only be allowed for vehicles associated with the hotel. • The garage should be operated such that early morning arrivals are sent to the lower level of the garage. This will force the early-arriving, all-day parkers to the lower level, thus saving the upper level for the short-term customer parking demand. • Since hotel guests typically have luggage, up to 10 short-term spaces (30-minute time limit) for hotel guest loading/unloading should be assigned and located near the elevators. These short-term spaces would also be available for anyone needing to make a brief stop in the project or nearby area. • The Strand project will operate a valet parking program. It was determined that the mid- block location on the both sides of 5th Street will provide the most convenient valet service to the patrons without compromising city street operations. Subject to City and California Department of Transportation (Caltrans) approval, temporary way-finding signs will be posted along Pacific Coast Highway, 6th Street, and Walnut Avenue to direct valet traffic toward the 5th Street valet drop-off zones. • Valet service operations were also analyzed for queuing and vehicle stacking capacity on 5th Street. The estimated time of valet operator to park a vehicle or retrieve a vehicle would be no more than 10 minutes, and therefore as many as 5-7 valet attendants may be needed during the very peak demand times. The valet service manager should staff the operation to ensure that queuing at drop-off be no more than three vehicles and wait times be within 10 minutes at any time. • Overall, when considering the expected peak parking demand, valet service is not essential to effective management of the parking system. Attendant parking will be important to effectively utilize the tandem parking spaces. At no additional cost to the customer, attendants could manage the tandem parking spaces and park additional cars in the aisles. Both valet and attendant parking during peak demand times will increase gross and net revenues. • The parking fees for this garage will be set by the City Council. It is expected that the hourly and daily parking rates for this garage will be generally consistent with the rates in other City parking facilities. Validations from participating merchants could provide one hour of free parking.. • The Parking Management Plan presented in this report outlines operations that are acceptable to the City. Bi-monthly operations meetings would be held between the parking operator and City staff to review the parking operations and suggest plan modifications as necessary. Minor operating revisions could be approved at the City staff level. ii I. INTRODUCTION This report summarizes the recommended parking management and operations plan for the proposed public parking garage associated with The Strand. The Strand project is the proposed redevelopment of Blocks 104/105, located in the area bounded by Pacific Coast Highway, Walnut Avenue, 6th Street, and Main Street in the City of Huntington Beach. The project proposes the construction of four separate buildings ranging in height from two to four stories with a total of 212,338 gross square feet (sf) of floor area. The project would be supported by a two-level subterranean parking structure that would provide 436 spaces. In addition, 13 surface parking spaces would be provided as part of the project bringing the total parking supply to 449 spaces. The proposed development is a mixed-use project containing the following land uses based on the entitled project and current project plans: ENTITLED PROJECT CURRENT PROJECT LAND USE SIZE s LAND USE SIZE s Restaurant 40,000 Restaurant*10,093 Retail 53,000 Retail 19,500 Office 28,000 Office 28,000 Retail/Restaurant*38,551 Hotel 149 rooms 105,245 Hotel 156 rooms 116,194 TOTAL 226,245 TOTAL 212,338 PARKING SIZE s PARKING SIZE s 411 S aces 105,245 449 S aces 207,985 * The total amount of restaurant space in the Current Project may not exceed 40,000 sf and the minimum amount of office space in the development is 28,000 sf. The 449 spaces reported above include 436 spaces in the subterranean garage (376 standard size spaces, 24 compact spaces, 26 tandem spaces, and 10 ADA spaces) and 13 spaces on the surface (three surface lot spaces and 10 on-street spaces along 5th Street). 1 The proposed garage will be a public garage, operated and managed by the project developer on behalf of the City of Huntington Beach. Figure 1 shows the location of the project and the garage access plan. GARAGE DESCRIPTION The current project's proposed garage will be a two-level subterranean facility with a capacity of 436 spaces. In addition, there will be 13 parking spaces on-grade for a total project parking supply of 449 spaces. The Strand project is required to provide 411 parking spaces to support the development. The additional spaces, which are provided in a tandem parking format, will provide additional public parking above and beyond the parking required to support the project. Additional unmarked areas, including aisle and circulation areas, would be available during those times when valet parking operations were in effect. Gara e Desi n Figures 2 and 3 illustrate the layout of the first and second floors of the parking garage, respectively. Table 1 summarizes the breakdown of the type of parking spaces provided on each level of the garage. Approximately 6% of the self-parking supply (24 spaces) will be compact spaces, 2% ADA spaces (10 spaces), and the remainder standard spaces. Approximately 6% of the total 449- space supply would be provided in a tandem parking format. Only five of the 436 spaces within the garage are designed as parallel parking spaces with the remainder designed with 90 degree parking, perpendicular to the aisles. Gara a Access Access to the parking garage will be from a single driveway on 6th Street with two inbound lanes and one outbound lane at 6`h Street. Inside the garage, there will be two lanes for 2 WALNUT AVENUE NDT TO SCALE MDTAPGBI w1[ro• •.wnr 4 L> DUIG D la w s.ar 1v1o•c• '1Y 4fs 30r -.r 1,1.1IW. • 4iSSl : i 41 rauA 1 DIDG B ALLEY 1 F5 is 1 NOT A PARTi.o uaru, Es .Siril WIN STREEt CONIEITDB 8 V r-1 - I __l l - _I NOT A PART e -I -- - - ----- ----- -,a_-- ---- -----------f I - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -1 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -I I I I I I - - - - - - - - - - - - - -- - -I I I I - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - FEHR & PEERS CICAC(UASSOCIATES FIGURE 1 SITE PLAN 77 e1 - f-i' IXR Tff ....sII:,s „„ >' II $77 C s sSs s s Is s21,111, I I I IS S S S S s s BS S S S S S S S S S S S S 7T7 2717 FIGURE 2 PARKING LEVEL 1 FEHR & PEERS KAKUASSOCIATES I_I tia 4 t PSSS P14T Pt1 Y4 74 CM a S S S S S S 5 S S S s s lCL4I II 7x41 Y4 AN Tr s s s s s s s s s t c* TS TS TS 71 I Y ! c an s s 5 s s s s s s I I S S S I S S S S S S 5 S S S S S S S S 7f_Au TV Y1f s y S S s S S {54 mu TVs-T s s 7f4 to 4 h S S S S S S S 5 S S 1-V S' 4 TV it S S 1 S S S S S S { x415 S P215 i1 Y PS11 nil S S S S s s s ANU IV 1 sti s s S • f S S AWA s T 'a P214 D C S S S I s S s I S S s I S S I S S I I I I• FEHR & PEERS KAKUASSOCIATES NOT TO SCALE a D T N FIGURE 3 PARKING LEVEL 2 TABLE 1 PARKING GARAGE SPACE SUMMARY PARKING SPACES PROVIDED NUMBER OF SPACES TYPE OF SPACE SURFACE LEVEL LEVEL P1 LEVEL P2 TOTAL Standard 13 170 206 389 Compact 8 16 24 Handicap 8 -8 Handicap Van 2 -2 Subtotal 13 188 222 423 Standard Tandem 11 15 26 TOTAL SUPPLY 13 199 237 449 PARKING SPACES PROVIDED VS PARKING SPACES REQUIREC Type of Space Provided Required [1]+1- Standard Spaces in Garage (not including tandem)376 Standard Spaces on Surface 13 Handicap Spaces 10 Subtotal 399 387 +12 Compact Spaces (Maximum permitted = 24)24 24 0 Total 423 411 +12 Note [1] - The total number of parking spaces that should be provided by the project as required by the City inbound vehicles to take a time-stamped ticket and two outbound lanes for exiting vehicles to check out through a cashier booth. Both exit lanes will contain cashier booths for motorists paying on the way out of the garage although it is likely that only one outbound cashier booth would be operated for most hours of the day. Cashiers would staff both exit lanes during peak exit times. The second exit lane would be controlled at all times by an electronic reader for pre- paid exit (e.g., pay-on-foot exit tickets). Ticket dispensers would control both inbound lanes so that visitors to the garage could use either entrance lane. The garage is designed with extensive stacking capacity in the aisles at exits while providing for internal circulation for vehicles entering the garage and looking for spaces to park. The entrance is also designed with 108 feet of storage in each inbound lane between the 6th Street sidewalk and the entrance gates to provide over 200 feet of storage space, enough capacity for 10 vehicles (five in each lane). Based on service rates per lane for ticket dispensers with gates at the entrance and cashiers with a variable fee and gate at the exit lanes, it was determined that queuing will not exceed the driveway storage at the entrance and will have no more than six vehicles in queue at the exit, according to the Traffic Impact Analysis conducted by LSA Associates, Inc. in June 2002. Gara e 0 erational Overview The garage is intended to be operated as a public parking facility with variable rates for parking in the facility based on the amount of time parked. Retail and restaurant patrons, office visitors, and general public patrons would pull a time-stamped ticket on the way into the garage and would pay a fee upon exit. The amount of the parking fee would be based on the length of stay in the facility. Hotel patron access to the garage would also be through the ticket booths at the garage entrance. Hotel patrons would take a ticket on the way into the garage and either pay on exit or present a ticket validated by the hotel for free or reduced rate parking. 7 The Strand project tenants may offer parking validation for their visitors/customers which could offer some amount of free parking (usually one hour) or offer parking at a reduced hourly rate. Monthly parking for project tenants (employees) and area adjacent businesses would be available through the City's Annual Parking Pass Program. Valets would also utilize some of the spaces within the garage. Valet parking would be offered to project visitors and to the general public through a valet stand located on 5th Street. The valet would take the car from the customer on 5th Street, enter the garage by pulling a ticket at the entry gate, and park the car in a designated area in the garage. The returning customer would pay the parking fee and a valet fee at the valet stand on 5th Street and the valet would retrieve the vehicle and deliver it back to the 5th Street valet station. It is likely that the valet service would operate on weekends year-round and on weekday evenings during the summer season. If the hotel were to participate in the valet program, it could offer the service at all times of the day, most likely focusing on check-out and check-in times. The parking garage would not provide temporary or long-term vehicle storage. The only overnight parking that would be allowed would be in connection with hotel guests. Parkin Su I Allocation The Planning Commission and City Council approved a parking supply of 411 spaces as part of The Strand entitlement. This parking supply was deemed to be adequate to: a. Be consistent with the Downtown Parking Master Plan (DPMP) b. Meet the needs of the Strand Project c. Allocate 132 parking spaces for the Oceanview Promenade, and d. Satisfy the parking obligations of the Agency under the Abdelmuti Owner Participation Agreement. The proposed parking supply provides 423 parking spaces that meet the City's approval requirements, exceeding the required parking by 12 spaces. In addition, 26 parking spaces will be provided in a tandem parking format to address the public parking needs of downtown Huntington Beach. 8 PARKING MANAGEMENT PLAN OVERVIEW The Parking Management Plan is intended to provide strategies to ensure that the parking areas within the project site are maintained for both project and downtown patrons and do not adversely impact the local street system. Because of the proximity of the project to the beach, there could be situations where beachgoers will park in the garage. It is desired that beach parking should not adversely affect the parking supply to the extent that adequate parking would not be available for the project and downtown patrons on any occasion. The Parking Management Plan is consistent with the Downtown Parking Master Plan, the Operating Agreement of the Strand Public Parking Structure, the provisions of the Fourth Amendment to the Owner Participation Agreement dated February 3, 2003, and the Settlement Agreement and Mutual Release with Abdelmuti Development Company, et al. 9 II. PARKING MANAGEMENT The goal of the Parking Management Plan is to ensure that adequate parking is always available to the patrons of the project and other area uses and to ensure that the parking system will have minimal impact to the local streets adjacent to the project even during peak summer times and special events. The Parking Management Plan addresses all issues pertaining to the parking system operations and management. Specifically, it addresses the parking demand management, valet service operations, parking space management, and other operational issues. PARKING DEMAND The DPMP calculated the need for 403 spaces for this project and the surrounding area of downtown. The DPMP indicated that a supply of 403 spaces to serve the development in Block A will be adequate to handle the expected parking demand for Area 1, illustrated in Figure 4. When the Strand Project was presented to the Planning Commission for approval, the parking garage attached to that proposal contained 411 spaces, and the requirement for the approved project was set at the higher 411 spaces. The proposed parking plan for the Strand project provides the required 411 spaces plus an additional supply of 38 spaces. These additional spaces will serve the general public parking demands of downtown Huntington Beach. Hotel The hotel included with the current project plans typically would provide valet service for its patrons. The overnight hotel parking demand and the event parking for meetings would utilize 10 c C X 1 N I 1 F2 LEGEND: . m m . - Downtown Parking Master Plan Boundary -Study Area Boundary 0 - Area I - Area 3 (Periphery)...e - G1 (ON-STREET) - Area 2 A - Block Identification KAKU AS SOC I ATES FIGURE 4 DOWNTOWN PARKING MASTER PLAN STUDY AREA the unreserved self-parking spaces in the garage, or at peak periods this demand segment could be parked in the tandem spaces by parking attendants. Short-Term S aces Ten parking spaces near the first floor elevators to the hotel lobby should be marked for short- term loading/unloading (30-minute time limit) to ensure adequate convenient access for hotel patrons checking into or out of the hotel. These short-term spaces would be available to any patron of the garage - hotel check-in or out as well as patrons using the spaces briefly to make a quick shopping trip or pick-up/deliver a package. Valet Demand The 5th Street frontage has been redesigned to provide a large valet pick-up/drop off area along both curb faces in the center of the block. The valet area has the capacity to accommodate approximately ten vehicles between the two sides of the street. Given the redesigned 5th Street frontage, The Strand project will operate a valet parking service on summer evenings and on weekend nights during the other months of the year. While peak valet capacity will be staffed and utilized during the periods identified above, it is anticipated that the hotel will support a limited valet operation during most business hours. While the project restaurants would be the primary users of the valet parking service, the valet operation would be available to any downtown visitor. Pro osed Pro'ect. The Strand project as currently proposed would include 10,093 sf of restaurant space although the maximum amount of restaurant space within the project could be up to 40,000 sf. Assuming a walk-in percentage based on the downtown location of the restaurants, the proposed 10,093 sf of restaurants would generate approximately 80 vehicle trips during the 8-9pm peak hour of a peak weekend night (48 inbound and 32 outbound trips). Based on valet parking usage patterns at the restaurants on Pier Plaza, as much as 60% of the total parking demand could utilize the valet parking service. If the valet usage were at this level, the valet stand would have to accommodate approximately 28 inbound vehicles and 19 12 outbound vehicles during the peak hour (8-9pm) on a Saturday evening, for a total of approximately 50 vehicle trips per hour. The Appendix shows the calculation of the potential valet parking demand if the project develops as is currently proposed. Based on a two-hour stay for restaurant customers, the total number of valet parking spaces inside the garage needed to serve the approximately 10,000 sf of restaurant space would be in the 20-25 space range. Given the inbound/outbound split of traffic and the time it takes for the valets to service an inbound and outbound customer, the 10-space valet area could accommodate up to 300 inbound vehicles per hour on a busy Saturday night. Thus, The Strand project valet area has the capacity to accommodate the project restaurant as well as a significant amount of downtown public parking demand. During the peak times of valet usage (summer weekend evenings), the maximum use of the tandem spaces would be made. Since the valets control the keys for the vehicles, both the inside and outside spaces in the tandem pairs could be used and the maximum capacity of the garage could be realized. Maximum Restaurant Demand. The Strand project could contain up to 40,000 sf of restaurant. Assuming the walk-in and valet usage percentages discussed above, the valet stand would have to accommodate approximately 115 inbound vehicles and 75 outbound vehicles during the peak hour (8-9pm) on a Saturday evening. The Appendix shows the calculation of the potential valet parking demand if the project developed its maximum allotment of 40,000 sf of restaurants. The typical size of a downtown quality restaurant is approximately 10,000 sf, so the full usage of the approved restaurant space could yield up to four restaurants in the project. Based on a two-hour stay for restaurant customers, the total number of valet parking spaces needed to serve each restaurant would be in the 20-25 space range. Thus, if all four 10,000 sf restaurants provided a valet service, approximately 80-100 spaces would be needed to serve the valet demand on a peak Saturday evening. This level of valet activity could be accommodated and still leave enough capacity within the garage to meet the City's target of 300 self-park spaces available to the general public. 13 Again, the design of the 5th Street valet area has enough capacity to accommodate the project valet parking demand even if the maximum allowable 40,000 sf of restaurant space is developed within the project. There still would be available capacity to accommodate valet parking demand for up to 45 inbound public vehicles during the weekend evening peak hour. PARKING GARAGE OPERATION The parking garage under The Strand project is intended to serve both the project and the surrounding area's parking demand. While some employee and monthly parking will be provided through the City's Annual Parking Pass Program, the primary function of the garage is to serve customers and visitors to downtown. Thus, the prime spaces in the garage should be convenient to short-term customer/visitor parking. To help establish this priority, the first floor of the garage should be "roped off' in the early morning hours so that the early arrivals (the vehicles most likely to stay all day) are directed to the lower parking level. The only early morning open spaces on the first floor would be the ADA accessible spaces and the 30-minute time limit spaces. This would leave the first level of the garage open for short-term parking after the lower level fills. VALET SERVICE AND PARKING ATTENDANTS The most logical area for the storage of valet-parked vehicles would be in the southeast corner of the lower level of the garage. The precise location of the spaces is discussed later in this chapter. In providing valet service, two issues are addressed: valet operations and vehicle stacking. Valet operations alternatives were studied to determine the most effective means to conduct the service without adversely affecting adjacent local street system. Vehicle stacking was also analyzed to determine if there is adequate vehicle storage capacity for efficient operations without adversely affecting the adjacent local street system. 14 Valet 0 erations Alternative vehicle drop-off locations, vehicle pick-up locations, parking areas, and circulation patterns were considered for valet operations. Considering various factors such as the parking garage access on 6th Street, pedestrian amenities on 5th Street, pedestrian access to the project venues along 5th Street, vehicle stacking capacities, and heavy traffic conditions on Pacific Coast Highway, the most convenient valet drop-off location for patrons will be at mid-block on 5th Street on both sides of the street. Vehicles arriving from eastbound Pacific Coast Highway will be directed north on 6th Street via way-finding signs' that would be deployed during the times of valet operation. These vehicles would proceed east on Walnut Avenue and south on 5th Street to the drop-off/pick-up booth on the west side of 5th Street. For vehicles arriving from Walnut Avenue and dropping off their vehicles on the west side of 5th Street, the valet attendants will take the vehicles southbound on 5th Street, head west on Pacific Coast Highway, then north on 6th Street and make a right turn into the parking garage. Figure 5 shows the location of the way-finding signs and a typical sign message. Vehicles approaching the site via westbound Pacific Coast Highway would be directed north on 5th Street to utilize the drop-off zone on the east side of 5th Street. Valets would take the cars to the 6th Street garage entrance via northbound 5th Street to westbound Walnut to southbound 6th Street. There were concerns expressed about valet traffic circulation through the heavy traffic on Pacific Coast Highway. The clockwise "around the block" circulation pattern illustrated in Figure 5 reduces the need for left turns onto Pacific Coast Highway and should be able to function without impact on adjacent street traffic. Other potential alternative locations such as on Walnut Avenue or on 6th Street were also considered but were rejected due to the potential adverse traffic and circulation conditions. The most convenient vehicle pick-up location for patrons will be on the west side of 5th Street, where valet attendants will retrieve vehicles from the garage, head north on 6th Street, east on Walnut Avenue, then south on 5th Street, and into the pick-up location. Patrons will exit via 1 Any temporary signs deployed along Pacific Coast Highway will require the approval of Caltrans. The design and location of all the signs will require the approval of the City of Huntington Beach. 15 •M 470'x' 1 S01 SYf{F.T \ DWkWAY t 155 51N S • A'1481 4TS ]tl-Y •E mI 4fs. 104* 19 a u ti • `'r•amn ALLE I p" an E8 8p. plMll+M \YYi \ MAIN STREEE cc.9EQT - Q NO-TARE W.UG E j I55 5111 S•IfCT N • T r • n 12D 671 S7TIEIT M1ouF+nac) F I- IF-7- NOT TO SCA THE STRAND RESTAURANT VALETPARKING 24• -------- LEGEND------------------------------I I- - - - - - - - - - - - - - - - - - - - - - - - - - - - - -y Customer Drop Off----- ------------ I --PAQIGC c6 H ___-______Valet Parking Route I I =00 ' Valet Retrieval FEHR &. PEERS KAKUASSOCIATES FIGURE 5 VALET SERVICE TRAFFIC CIRCULATION Pacific Coast Highway to their desired destinations. Figure 5 illustrates the valet service operations as recommended. It is estimated that vehicle retrieval could take about 8-10 minutes on average during peak conditions. Adequate valet staffing shall be required to ensure that wait times will not be over 10 minutes at pick-up and that queuing of vehicles on the west curb will not exceed the 10- vehicle storage length of the current cut-out areas on 5th Street. Valet Parkin Area Two valet parking areas are shown on Figures 6A and 6B. The smaller area is shown on Figure 6A and would include 30 spaces. This size area would accommodate the valet parking demand for one restaurant offering valet service. The area would be marked with signs over each space that read "Space Reserved for Valet Parking 6pm-1 am". If the restaurant valet service were only offered on weekends, a line would be added to the signs that read "Friday-Sunday Only". As an alternate, these signs could be installed only on the evenings that the valet service was in operation. The larger of the two areas includes all the spaces on the east bay of the lower level, as shown in Figure 6B. In this configuration, 68 spaces would be allocated to valet parking. This would be an adequate supply to accommodate a valet parking operation serving 2-3 restaurants plus some public parking. By adding the adjacent parking aisle to the west, the valet parking area would accommodate 118 vehicles - a supply sufficient to accommodate the maximum 40,000 sf of restaurants in the project plus public valet parking. In this configuration, the drive aisle at the south end of the garage could be blocked off with a chain and the north end of the eastern parking aisle could be blocked off with a temporary sign that read "Valet Parking Only Beyond This Point". The public would still have complete access to the general parking spaces and traffic flow to/from the floor-to-floor parking ramp would be maintained. The garage has sufficient flexibility to accommodate seasonal changes in valet parking demand and growth in valet parking demand over time. By expanding the valet parking area on the east side of the lower parking level, the public self-parking activity is given priority on the more 17 dTu I_ I S S S S S 3 S S S S S S S 3 5 S S S S 34'd xd 3Yd 343 Tr S S Std TV d TI S S 4 S ~e 5 S 8 S 444 S S I'm PM7 P206 W-V N33 Tf Yd 7d TL. lu lu o S 3 S 3 s s s s s S --a I I S-f S 3 S 5 5 $ TI h 71 TS T33 3 S S S S S S S S S S S S S S S S S Yd t -fm Yd S S S S S S S s S S S ml r:osPs"un s„Id mu lr S 3 s T 4- T T 0 T53 S S 3. 3 S LEGEND S S S • i Valet Area 1 S i k a,._....,..(30 Spaces) y1 Sh S 1 3 S 3 $ S S S + S S -` I 3 3 S S S S S S S I S S S S S S I S S 6 I i s S I S S 3 S I NOT TO SCALE ES 0 FEHR & PEERS KAKUASSOCIATES FIGURE 6A PARKING LEVEL 2 - LOCATION OF VALET PARKING (SMALL AREA) S S S S S S S S S 5 S S S S S S S S w R T T T S Y-V Y-Va as S S S S S s s S s S s S J4 II JX -an a !4t S S S S 3 S 5 S S 71 T= is TS C 3 I „ e c s a 3 5 5 3 S S S S S s S S 1 5 5 S S S S S 5 1 x V 3r r SAS TM xe J.V r x-q 4» VO s s 5 S S S S S x4 ml n x TV5 S s S 5 5 S-IM { 4 S ;e 3 S 5 f 4 S S S S 3 3 S D T T T T m1 r ml PM S xa x('uTr S4ti x l S rF SN s = S S 3 + S .- 4- 1}i 4 4- S 5 5 I s 5 5 1 S S 5 I s S I s 5 r V U 1 V C C 5 Tv LEGEND Valet Area 2 (68 Spaces) •s Aisle Closure FEHR & PEERS KAKUASSOCIATES FIGURE 6B PARKING LEVEL 2 - LOCATION OF VALET PARKING (LARGE AREA) NOT TO SCALE D D F convenient upper level and the valet spaces are located most convenient to the elevators close to the 5th Street valet pick-up/drop-off zone. The final location of the valet parking area would be determined after some experience with garage operations. Bi-monthly operations meetings between the garage operator and City staff would review the valet operations and deployment of spaces and these could be adjusted as necessary. Minor operational changes to the Parking Management Plan could be approved by City staff. Vehicle Stackin and Stora e Ca aci The current site plan for the project shows a vehicle stacking capacity in the midblock cut-out on the two sides of 5th Street of approximately 220 feet or enough storage to accommodate about 10 vehicles. The valet system must be designed so that it is adequately staffed so that no delay to the customer is experienced at vehicle drop-off and that no more than three vehicles are queued waiting for the drop-off transaction. At drop-off, the driver and all passengers will exit the vehicle, the valet attendant will hand the ticket stub to the driver, and the attendant will then proceed to drive the vehicle off the area and into the parking garage. Upon vehicle retrieval, the patron would pay the valet fee and the variable parking fee at the valet station and the valet would deliver the vehicle to the pick-up area on the west curb. The analysis summarized in the Appendix shows that the 10-vehicle drop-off area would be adequate to serve the valet parking demand even if the valet parking operation served both the general public and the full allocation of restaurant space in The Strand project. To ensure that there will be no delays or queuing, it is estimated that as many as five to seven valet attendants could be needed during the very highest peak conditions, depending on the level of traffic condition on the City streets. 20 Parkin Attendants The use of parking attendants will be required at each parking level to effectively utilize the tandem parking spaces. During the summertime peaks and special events, the parking attendants on the first level will allow the general public to access the tandem spaces along the west side of the parking garage. On the lower level, the parking attendants could make use of the tandem spaces along the west side and also stack-park in the aisles, if necessary. During all other times of the year, parking attendants on the P1 level could be provided on an as-needed basis to make full use of the tandem spaces as required. The tandem spaces on the P2 level could be allocated during weekday, daytime hours for monthly parkers who would be assigned to a particular set of tandem spaces. During most occasions in the off-peak, the expected demand will require only one attendant at each level, if any. During the peak conditions, two attendants will be needed on each level. Figures 7 and 8 illustrate areas that could be blocked off and designated for valet/attendant parking only. During the time periods when the tandem spaces were not in use, the space against the wall would be roped or coned off so that only the space against the aisle would be accessible. SIGNS, ENFORCEMENT AND SECURITY Clear and visible signs indicating the elevators/stairs to the hotel lobby, other key entertainment venues, and access to 5th Street should be posted at various locations on both levels of the parking garage. Most patrons will self-park their vehicles in a location nearest their destination and elevators/stairs. Signs indicating the general parking area, additional parking area, and exit should also be posted at various decision points at the end of the aisles. Parking spaces for monthly parkers, project tenants and hotel employees will be controlled through a proactive management program to encourage parking in the appropriate spaces. Figures 9 and 10 illustrate designated areas that will need additional signing and/or pavement markings to provide clear instructions. 21 I ml pi m IlY m 3-I Cl[ S Sx S S S S S S S 3 -t S S X'-U' M U 117'S t S S S S S 1 S S S D C FEHR & PEERS KAKUASSOCIATES FIGURE 7 POTENTIAL RESTRICTED ATTENDANT PARKING AREA - PEAK WEEKENDS - LEVEL P1 I_ I Vd 3 T CUt a YX + s 5 ME IV S S -V TV ti ! Its f S S S 5 S S 5 5 5 S 5 5 5 3 5 5 S T e S S S S T PSI r20t no rmT s s s!t s s s S 5 S S S S S S P211 yY S 5 S M II 1r S S s k I s S 5 V-VMtM f S S S S S S S S Is T5 is to ! c xf MSn V-VmITVSti Yk SN 3 S S S S 3 3 5 f ++ 4 s V-V TV S V-V TV S S 4 C C } S S S S 5 I 5 S S Is S S I S S S S S S I S 5 I S 9 I __I FEHR & PEERS KA KUASSOCIATES YI 4 TV V-V AL NOT TO SCALE c E ES FIGURE 8 POTENTIAL RESTRICTED ATTENDANT PARKING AREA - PEAK WEEKENDS - LEVEL P2 nw nEi m 1 [1trs s S s S I S S S S F S S S S s s nra C nM a- -rm S S Y, S s 'IN NOT TO SCALE E i s I LEGEND Y Handicap Reserved Parking Area 30 Minutes Parking Areat " Attendant Parking Morning Aisle/Space Closures S s S S S S S S S cE S S s s S s S S S S S $ S S I S s S I s s S J-R FEHR & PEERS KAKUASSOCV\TES FIGURE 9 DESIGNATED PARKING - LEVEL P1 S S S S S S S S S S S 5 5 S S f S S Y-r Yd v}. S NOT TO SCALE c D E "Olm s., d TW 3 3 5 @ S 4 ~e S S 9 S 3 3 S T S S S S S s rd 7X T S L- as as c I s 3 S S S S s s s s s s1' Yd I I Yd s all as S S S S S S S S S h p c 11 it TS Is S 'y I !!c S { W S S 5 S 5 5 s S S S S S S S s S S S S I S S s r-r r d TV rd S S Yd AMU TV s t- 3 S S S S S s S S m1 Y r it s S S s s S s s s Yd sNN TV s 3 ;R 1• Stia S 3 3 3 ; I I 1 3 3 s f + 3 3 1 S S S S s S S I S S s I s S S I I I I I FEHR & PEERS KAKUASSOCIATES N _ T T T T CY S S S S c c c ES E K N FIGURE 10 DESIGNATED PARKING - LEVEL P2 Providing private parking enforcement and security should be considered to ensure efficient parking and safety. Frequency of patrolling and drive-through inspection will depend on the frequency of violations. Figure 9 also shows the location of designated spaces on the first level of the garage. The 10 ADA accessible spaces are shown along the main drive aisle and the 10 30-minute spaces are located south of the elevator. Figure 9 also shows the locations where the chains would be set up in the morning hours to force early traffic to the lower level of the garage. Figure 10 shows the lower level parking areas that could be designated for attendant parking. These spaces could be controlled by an attendant or, if no attendant was on duty, the interior spaces could be coned/roped off and left empty for the day. 0 eratin Hours The garage will be accessible to hotel guests on a 24-hour basis. Upon checking in to the hotel, guests would receive a key card valid for the length of their stay that allowed them to exit the garage at any time without paying an hourly rate and to enter the garage even after closing hours. If the guest wanted to check into the hotel after garage closing hours, he/she could use one of the three surface spaces during check-in, at which time he/she would be given the pass to enter the garage. The operating hours of the garage for general public would be the same as the other public parking facilities in the area. LOADING/SERVICE VEHICLES Based on the review of the proposed parking garage design, all loading and access for service vehicles, other than for garage maintenance, will occur outside of the parking garage on the surface level. All building maintenance and servicing should be scheduled during off-peak hours during non-summer months, unless unavoidable. 26 PLAN REVIEW The Parking Management Plan should be reviewed during periodic operations meetings between the garage operator and City staff. Modifications to the Plan should be discussed and implemented as appropriate. Minor revisions to the Plan should be able to be approved by City staff while significant proposed changes should go back to City Council for approval. 27 III. PARKING RATES This garage will collect fees from parkers in a variety of ways: • A retail/restaurant or downtown visitor would pay-on-exit, use the City Annual Parking Pass or get a pre-paid exit pass. • With the pay-on-exit system, most of the public parkers will be short-term visitors to one of the project or area land uses who will pull a time-stamped ticket on their way into the garage and pay upon exit a variable fee based on their length of stay. • With the Annual Parking Pass, parkers will show their Pass to the booth attendant and the attendant will raise the exit gate. • If "pay-on-foot" equipment is installed in the garage, a visitor will have the option of paying his parking fee before returning to the car. The visitor would be issued an electronic exit pass which would, when inserted in the card reader at the exit gate, raise the gate. • Valet parking will be a pre-paid or a validated operation, so the parking fee will be collected at the valet station at the end of the stay. • Parking fees for hotel guests would be collected from the patron at the hotel desk at the time of check out and the parking key card would allow exit from the garage without paying an additional fee. PARKING VALIDATION Retail stores and restaurants outside of the project could participate in the validation program by purchasing validation stamps or purchasing a volumeter. The validation should be for one hour of free parking. Validation stickers or volumeter stamps should be charged to the tenants at the going rate charged by the City for public garages. 28 APPENDIX CALCULATION OF VALET PARKING DEMAND AND PICK-UP/DROP-OFF REQUIREMENTS CALCULATION OF RESTAURANT VALET PARKING DEMAND THE STRAND PROJECT TRIP GENERATION Restaurant T e Hour Trip Rate (tr/1000 sf) Inbound % Outbound % High Turnover Saturday Sitdown 8-9 pm 20.00 63%37% Quality Saturday 8-9 pm 10.82 59%50% Use Average 15.41 61%39% VALET DEMAND 40,000 sf x 15.41 trips/1000 sf = 616 trips 616 trips x 50% walk-in capture = 308 trips 308 trips/hr x 60% valet use = 185 trips/hr (113 inbound, 72 outbound) Inbound demand = 3 minutes x 113 veh/hr = 339 minutes occupied Outbound demand = 1 minute x 72 veh/hr = 72 minutes occupied Total occupied = 411 minutes occupied Capacity 10 spaces x 60 minutes = 600 minutes available Capacity exceeds Demand and therefore the valet station can accommodate the projected valet demand from maximum 40,000 sf allocation of restaurant space. VALET STATION CAPACITY 300 trips/hr = 180 inbound + 120 outbound Inbound demand = 3 minutes x 180 veh/hr = 480 minutes occupied Outbound demand = 1 minute x 120veh/hr = 120 minutes occupied Total occupied = 600 minutes occupied Capacity equals Demand and therefore the capacity of the valet station with 10 loading/unloading spots is 300 vehicle trips per hour. PARKING DEMAND Anal sis Based on Pier Plaza - Dukes/Chima o Valet Parkin Use 105 valet reserved parking spaces 13,300 square feet of restaurant Vast majority of valet use is by patrons (estimated 80 to 90%) Use rate = 105 spaces/13,300 square feet = 7.9 spaces/1000 sf For Strand Pro'ect Assume 50% of patrons are walk-in and 60% of drivers use valet 7.9 spaces/1,000 sf x 50% walk-in x 60% valet = 2.4 spaces/1000 sf Maximum valet parking demand = 40,000 sf x 2.4 sp/1,000 sf = 96 valet parking spaces á á á á