HomeMy WebLinkAboutHEMMING MEMORANDUM - 08-00117 - Hemming-PRO ZoneM GOROVE/SLADE ASSOCIATES, INC.
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MEMORANDUM DRAFT
TO: Reginald Richey, AIA
FROM: Daniel B. VanPelt, P.E.
Felice Brychta
DATE: January 9, 2008
SUBJECT: Hemming Village—Rexburg, Idaho
Parking and the Rexburg Code
Hemming Village is a unique project for the City of Rexburg. It is mixed use containing a variety of land
uses in one project and is being planned such that it is pedestrian oriented. It is located a Mock from the
redeveloping Main Street CBD and at the periphery of the BYU Idaho campus. Hemming Village will
really be an extension of Rexburg's urban fabric that exists with the CBD and the University campus. It is
envisioned that the project will act as an enlivened gateway to the University campus and create a stronger
pedestrian connection between the campus and Porter Park.
Considering the nature of the Hemming Village project and its surrounding context within Rexburg, there
are sections of the Rexburg parking codes that do not fit with the objectives of the project. These sections
of the Rexburg Development Code and the Rexburg Municipal Code are identified below and discussed.
Parking Code Discussion
1) Mixed Use Projects
a. The Rexburg Development Code (RDC) 5.3.A has no provision for a shared parking reduction
in mixed use projects. Often the various users of a mixed use project have different parking
space hour needs and therefore parking spaces can be shared.
b. We would recommend that Urban Land Institute (ULI) shared parking ratios or other industry
data be used to calculate the parking need. Without consideration for shared parking the code
will overstate the necessary supply.
c. There is no mode split reduction provision to account for pedestrian traffic or shared trips. We
would recommend a reduction at least for the retail given the pedestrian nature of the project.
2) On Street Parking
a. In general there is no provision in the code for on street parking spaces to be considered for
fulfilling the parking requirements. There are two exceptions:
i. RDC 5.9 Central Business District — new uses are not required to provide off street
parking such that existing parking facilities are not reduced or removed.
RDC 5.10 University District — on street spaces within the campus are included when
considering the requirement.
TRANSPORTATION, TRAFFIC and PARKING www.goroveslade. corn
Parking and the Rexburg Code
January 9, 2008
Page 2
b. Rexburg Municipal Code (RMC) 10.10.010 does not allow a vehicle to be parked on street for
more than 48 hours.
c. RMC 10. 10.050 does not allow on street parking during the hours of 2 a.m. to 7 a.m. from
November 1" through March 1". We understand this is to clear the streets overnight for
winter snow removal.
d. Given that a large component of Hemming Village will include street -oriented retail similar to
the Main Street CBD, on street parking is necessary for this retail to be successful. On street
parking will also have a traffic calming effect to keep speeds down and promote a pedestrian
"friendly" character.
e. The Hemming Village site should be considered an extension of the CBD, at least as it relates to
retail parking on street. There is no need for retail patrons to park overnight. Therefore, the
on street spaces can be used by retail patrons during the day year round. As a practical matter
this will satisfy at least a portion of the project parking need lessening the need for off street
spaces.
£. Any on street parking will need to be managed with a time limitation so that turnover is
encouraged to make spaces available for retail patrons and discourage extended or all day
parking by commuters.
3) Parking Ratios
a. Table 1 below contains the parking requirements per RDC Section 5.8 and compares them
with LIN rates. As can be seen from the table, the Rexburg code rates are higher for the retail,
student housing and conference facility. The Rexburg rates are lower for office, hotel and
restaurant. These rates do not account for any shared parking reduction among the uses.
TABLE 1: PARKING RATIO COMPARISON
Land Use
Unit
Rexburg
Development
Code
Urban
Land
Institute
Percent
Difference
Retail
1,000 SF of GFA'
4.00
3.60
-10.00%
Office
1,000 SF of GFA
3.00
3.80
26.67%
Student Housing
Number of StudentSZ
1.00
0.41
-59.00%
Conference
Number of persons (max. capacity)'
0.25
0.12
-52.00%
Hotel
Number of Rooms
1.00
1.25
25.00%
Restaurant
Number of Seats"
0.25
0.53
110.00%
Table Footnotes
1 - ULI based on GLA, Rexburg ratio based on GFA.
2 - ULI ratio for residential use based number of units.
3 - ULI ratio based on kSF. Assume 50 people/k8F (GLA).
4 - ULI ratio based on kSF. Assume 20 seats/kSF (GLA).
b. Table 2 contains parking calculations for Hemming Village using Rexburg and ULI rates and
further analyzes the need by applying a shared parking reduction. These calculations include a
20% mode split reduction for the retail to account for non -vehicular trips.
TRANSPORTATION, TRAFFIC and PARKING www.gorovesladexom
Parking and the Rexburg Code
January 9, 2008
Page 3
TABLE 2: PARKING DEMAND (With Mode Split)'
'20% Mode split reduction taken for retail only
"Assumed that residential will not share parking
Other Assumptions:
Conference - Calculations for City rates based on 500 person maximum capacity
Residential - Calculations for City rates based on 1 space per student, 4 students per unit
1 - Parking Requirements per City of Rexburg Parking Regulations - reflects the number of parking spaces required per City
standards.
2 - Parking Recommendation per Urban Land Institute parking ratios without sharing between uses.
3 - Parking Recommendation per Urban Land Institute parking ratios with sharing between uses. Shared parking is calculated
using factors that adjust parking demand by month and time of day.
4 - Shared parking factors applied to standard City of Rexburg Parking Regulations ratios.
--If parking for uses such as office or conference center can be located on adjacent blocks, there may be an opportunity for more
sharing between uses.
--Shared parking was assumed between the retail on the south side of W 2nd S Street and the retail and office on the north side of
W 2nd S Street that are developed as part of Phase 1A.
--The parking demand shown above does not include additional parking needed to replace parking displaced by the project.
--There may be space to accommodate approximately 150 on -street parking spaces along W 1st S, S 1st W, and W 2nd S.
--The 20% mode split accounts for trips that will be by bike or on foot from campus
TRANSPORTATION, TRAFFIC and PARKING www.goroveslade.com
Size
Parking
Requirements
per Rexburg
Development
Code Ratios
Parking
Recommend'n
per
ULI Ratios
Parking
Recommend'n
per ULI with
Shared
Parking
Reduction
Phase 1A
Retail
36 kSF
115
104
146
Office
12 kSF
36
46
Residential`*
21 Units
84
35
35
Phase 1A Subtotal
235
185
181
Phase 1 B
Conference
10 kSF
125
60
Hotel
56 Rms
56
70
Restaurant
1.5 kSF
9
16
Phase 1B Subtotal
190
146
116
Phase 2
Office
12 kSF
36
46
Phase 2 Subtotal
36
46
46
TOTAL
461
377
343
'20% Mode split reduction taken for retail only
"Assumed that residential will not share parking
Other Assumptions:
Conference - Calculations for City rates based on 500 person maximum capacity
Residential - Calculations for City rates based on 1 space per student, 4 students per unit
1 - Parking Requirements per City of Rexburg Parking Regulations - reflects the number of parking spaces required per City
standards.
2 - Parking Recommendation per Urban Land Institute parking ratios without sharing between uses.
3 - Parking Recommendation per Urban Land Institute parking ratios with sharing between uses. Shared parking is calculated
using factors that adjust parking demand by month and time of day.
4 - Shared parking factors applied to standard City of Rexburg Parking Regulations ratios.
--If parking for uses such as office or conference center can be located on adjacent blocks, there may be an opportunity for more
sharing between uses.
--Shared parking was assumed between the retail on the south side of W 2nd S Street and the retail and office on the north side of
W 2nd S Street that are developed as part of Phase 1A.
--The parking demand shown above does not include additional parking needed to replace parking displaced by the project.
--There may be space to accommodate approximately 150 on -street parking spaces along W 1st S, S 1st W, and W 2nd S.
--The 20% mode split accounts for trips that will be by bike or on foot from campus
TRANSPORTATION, TRAFFIC and PARKING www.goroveslade.com
Parking and the Rexburg Code
January 9, 2008
Page 4
Using the Rexburg code rates, a total requirement of 461 spaces is calculated for Hemming
Village. The number decreases to 377 spaces using ULI rates and further decreases to 343
spaces accounting for shared parking among the uses. The Rexburg code requirement is 34%
higher than the expected need would actually be based on the preliminary calculations.
The student housing parking ratio by code requires one space per student. This assumes that
each student will have a car. We believe that the proximity of this project to the campus and
the quality of the project will have the potential to attract students even if each resident is not
able to have a car. There are two components to the student housing residential parking that
should be discussed further:
i. How much parking to provide for the student residential units is a function of the
market conditions. The right number is often a balance between what tenants will
demand and what the project can afford to provide, particularly considering the expense
of parking in structure.
ii. The City also has a policy decision to consider. By requiring one space for each student
there is a greater potential for increased traffic congestion. As the University
population grows the problem will only be further compounded. Fewer parking spaces
mean less potential cars that will be adding to traffic congestion on the streets. It makes
sense that residential projects within walking distance to the campus have a reduced
parking ratio.
Summary
1) Hemming Village should include on street parking to support the project. This parking will meet a
practical need for the retail parking and should be included toward satisfying the overall parking
requirement.
2) The City's development code if applied as written will require approximately 349/o more parking spaces
than is anticipated will be necessary based on ULI data, a shared parking reduction and a pedestrian
mode/ shared trip reduction.
3) The student housing parking rate per code merits further consideration. If Hemming Village is the first
of future similar projects in Rexburg to develop as the University grows, the policy of one space per
student is likely not the most practical and sustainable.
TRANSPORTATION, TRAFFIC and PARKING www.gorovesiade.com