City Council Staff Report – Home Depot Parking Variance Page 1 of 4
STAFF REPORT
T
O: Mayor and Members of the City Council
FROM: Farhad Mortazavi, City Planner
VIA: Daniel Barros, City Manager
MEETING DATE: October 23, 2024
SUBJECT: Home Depot Parking Variance
R
ECOMMENDATION
St
aff recommends that the City Council adopt the following:
R
ESOLUTION AMENDING RESOLUTION NO. 97 -01 APPROVING A PARKING VARIANCE FOR AN EXISTING COMMERCIAL USE LOCATED AT 2 COLMA BOULEVARD AND FINDING
THE PROJECT EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO CEQA GUIDELINE 15301 - APN: 008-322-550
CO
UNCIL ADOPTED VALUES
The discussion of Home Depot parking variance is consistent with the Council values of responsibility because it gathers information and considers actions pertaining to safety and economic development of the city, and vision because it looks to the future when making decisions.
BA
CKGROUND
The Home Depot Use Permit was approved by the council on November 1, 1990 (Resolution 90- 77) and a parking variance to reduce the required number of parking by 31 spaces approved by t
he council on December 11, 1996 (Resolution 97-01). The project site is 8.79 acres and was formerly used as a sanitary landfill. The site was stabilized by a crib wall around most of the site perimeter with importation of fill to condense the earth over the former landfill. The existing parking structure is experiencing structural issues due to settlement of the compacted landfill.
The applicant is requesting a Variance to allow the reduction of parking spaces from the existing 446 spaces to 309 spaces due to the issues with the parking structure. The parking structure is proposed to be removed if the variance application is approved.
ITEM #7
City Council Staff Report – Home Depot Parking Variance Page 2 of 4
ANALYSIS
The Home Depot Improvement store includes a 93,000 square foot retail space and a 16,600 square foot outdoor garden center. The submitted parking study, utilizing a typical Saturday during the summer season (July 27, 2024), indicates that at the busiest time of the parking occupancy count - at 2:00 PM - 168 parking spaces (or 58 percent) were occupied. In addition, and in regard to the second floor of the parking structure utilization, historical data of the top floor of the structure with a total of 132 stalls indicates eight vehicles were counted in March 2019, 21 vehicles were counted in May 2022, and 24 vehicles were counted in 2024 aerial photo: indicating the lack of utilization of the parking structure - this is with the consideration that the rear (north) side portion of the parking structure, where the surface parking is accounted for 52 stalls, only 3 cars were counted in 2024 aerial photo.
The applicant is proposing to remove the parking structure through the process and approval of the variance application by providing 309 newly configured parking stalls (the state mandated stormwater treatment requires 4 percent of the new surface parking lot, or 4,320 square feet, to be dedicated as part of the new parking lot design), reducing the number of total parking by 137 parking spaces, while providing the parking study supporting the reduction proposal as only 168 stalls were utilized at the busiest time of summer shopping season where the new parking design provides for 309 stalls. As indicated, the applicant is requesting a variance to allow the reduction of parking spaces from the existing 446 spaces to 309 spaces.
Variance Findings
1. Special circumstances apply to the property, including size, shape, topography, location, or surroundings, that deprive the property of privileges enjoyed by other properties in the vicinity and under identical zoning classification.
The property is developed on top of a landfill and a major settlement has taken place at the easterly location of the parking structure and it is to be removed due to public safety.
There are no other parcels that exist around the property for expansion of the surface parking in addition to an extreme slope west and south of the property for the surface parking expansion.
Therefore, the actuality that the property is developed on top of a landfill, the lack of available land, and extreme slope to the west and south of the property for the expansion of the surface parking, has created a special circumstance applied to the property – shape, topography, location, surroundings – resulting a situation where the strict application of the zoning ordinance, Colma Municipal Code Subsection 5.03.133(c)(3) of the newly adopted Zoning Code Update, deprives the applicant of privileges enjoyed by other property in the vicinity and under identical zoning classification.
2. Granting the Variance will not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which such property is situated.
In addition to the special circumstances applied to the property as described above, a parking variance was granted in 1993 to Target, adjacent and south of the subject property, with the same zoning classification (“C”, Commercial) as the subject property.
City Council Staff Report – Home Depot Parking Variance Page 3 of 4 Therefore, granting the variance does not constitute grant of special privileges in consistent with the limitations upon other properties in the vicinity and zone in which such property is situated.
3. Conditions will be imposed to protect the public health, safety, and welfare in accordance with the purposes and intent of the General Plan.
The applicant is proposing to remove the parking structure once the Variance is permitted, in line with protection of the public health, safety and welfare in accordance with the purpose and intent of the Colma General Plan 2040, adopted in March 2023.
REASON FOR RECOMMENDED ACTION
Staff recommends the City Council approve the Variance as the property at issue has special circumstances and would not constitute a grant of a special privilege as detailed above in the variance findings. Further, staff recommends Council approve the variance so that the parking structure can be removed considering the historical data for the lack of utilization of the parking structure, and the parking study indicating the efficiency of the surface parking for the most extreme usage by the Home Depot Improvement center patrons.
SUSTAINABILITY IMPACT
Adoption of the Resolution will improve sustainability by allowing the subsequent removal of a parking structure in line with the purpose and intent of the Colma General Plan.
FISCAL IMPACT
None. There is no fiscal impact related to the Home Depot Parking Variance.
ENVIRONMENTAL
As Lead Agency for approval of the permit under CEQA, the Town of Colma finds the project is Categorically Exempt under CEQA, California Code of Regulations Section 15301, Class 1, Existing Facilities - minor alteration of existing public or private structures. Further, no exception to the categorical exemption applies. Notably, there are no unusual circumstances that apply to the project.
ALTERNATIVES
Available alternative actions to the City Council:
A. Approve the Variance with recommended conditions.
B. Modify or add conditions.
C. Deny the Variance request.
City Council Staff Report – Home Depot Parking Variance Page 4 of 4
CONCLUSION
Staff recommends the City Council adopt the resolution approving the parking variance.
ATTACHMENTS
A. Resolution
B. Parking Variance Site Plan
C. Parking Study
Resolution 2024-__, Home Depot Parking Variance Page 1 of 5 RESOLUTION NO. 2024-
OF THE CITY COUNCIL OF THE TOWN OF COLMA
RESOLUTION AMENDING RESOLUTION NO. 97 -01 APPROVING A PARKING VARIANCE FOR AN EXISTING COMMERCIAL USE LOCATED AT 2 COLMA
BOULEVARD AND FINDING THE PROJECT EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO CEQA GUIDELINE 15301 - APN: 008-322-550 The City Council of the Town of Colma hereby resolves:
1. Background
(a) The Home Depot Use Permit was approved by the council on November 1, 1990 (Resolution 90-77) and a parking variance to reduce the required number of parking by 31 spaces approved by the council on December 11, 1996 (Resolution 97-01). (b
) The project site is 8.79 acres and was formerly used as a sanitary landfill. The site was stabilized by a crib wall around most of the site perimeter with importation of fill to condense the earth over the former landfill.
(c
) The existing parking structure is having ongoing issues due to settlement of the compacted landfill.
(d
) The applicant is requesting a variance to allow the reduction of parking spaces from the existing 446 spaces to 309 spaces due to the issues with the parking structure, to be scheduled for removal for public safety, if the variance application is approved.
2. Findings
The City Council finds as follows:
(a) The rec itals set forth above are true and correct and are incorporated into this Resolution by reference.
(b) The property is developed on top of a landfill and a major settlement has taken place at the easterly location of the parking structure and it is to be removed due to public safety, while replacing the structure on the compacted landfill is not recommended.
(c
) There are no other parcels that exist around the property for expansion of the surface parking in addition to an extreme slope west and south of the property for the surface parking expansion. Therefore, the fact that the property is developed on top of a landfill, the lack of available land, and extreme slope to the west and south of the property for the expansion of the surface parking, has created a special circumstance applied to the property – shape, topography, location, surroundings – resulting in a situation where the strict application of the zoning ordinance, Colma Municipal Code Subsection 5.03.133(c)(3), deprives the applicant of privileges enjoyed by other property in the vicinity and under identical zoning classification.
ATTACHMENT A
Resolution 2024-__, Home Depot Parking Variance Page 2 of 5 (
d) A parking variance was granted in 1993 to Target, adjacent and south of the subject property, with the same zoning classification (“C”, Commercial) as the subject property. Therefore, granting the variance does not constitute grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which such property is situated.
(e) The applicant is proposing to remove the parking structure once the variance is approved, in line with protection of the public health, safety and welfare in accordance with the purpose and intent of the Colma General Plan 2040, adopted in March 2023.
3. Conditions of Approval
1) T he parking structure demolition will commence only after the signed agreement by the property owner and the permittee, outlined at the end of this resolution. 2 ) This approval applies specifically to the project plans submitted to the Planning Department dated August 16, 2024, and resubmitted on September 25, 2024. All plans submitted for permits and subsequent construction, operation, and use on the site shall be in substantial compliance with these documents, subject to the changes and conditions set out herein. The Variance is valid for one year and will expire on October 23, 2025, if substantial progress for implementation of the new parking design has not been made.
3 ) The Permittee shall obtain all necessary permits, including building and fire permits. 4 ) All plans and documents must be stamped and signed by all design professionals. 5 ) All work must comply with the most recent California Building Code edition. 6 ) ADA improvements must comply with the California Building Code requirements. 7 ) All construction work must comply with 2023 California Building Code, 2023 Cal
ifornia Mechanical Code, and 2023 California Fire Code. 8 ) Per Colma Municipal Code 5.04.220(c), Standard Hours of Construction, within a r
adius of 500 feet of any residential unit, construction related work including truck hauling is limited to Monday to Friday from 8:00 AM to 7:00 PM, Saturday, 9:00 AM to 5:00 PM, and Sunday from 12:00 PM to 5:00 PM.
9 ) Prior to the end of each workday during construction, the contractor or contractors shall pick up and properly dispose of all litter resulting from or related to the project, whether located on the property, within the public rights-of-way, or properties of adjacent neighbors.
Resolution 2024-__, Home Depot Parking Variance Page 3 of 5 10) The requirements of the Colma Fire Protection District shall be met prior to the issuance of building permit(s) for the project. For further information on the requirements of the District, the applicant may contact the Deputy Fire Marshall, Bill Pardini at [email protected] or (650)740-2023.
11) This variance shall run with the land and be freely and automatically transferred to each user of the property described herein, subject to each of the specific and general conditions herein. As used in this permit, the word “Permittee” shall mean each person using the property pursuant to the permit granted herein, including successors to the person first obtaining the permit.
12) The Permittee must comply with all applicable federal, state and municipal laws, codes and regulations, including the California Building and Fire Codes. Nothing herein shall be construed as authorizing any approvals under, or any exceptions to any other law, code or regulation, or as authorizing any change to the occupancy classification of the premises or any buildings thereon as defined on the Californi a
B
uilding Code. Without limiting the generality of the foregoing, and 13) Indemnification. Permittee and its heirs, successors, and permitted assigns shall, at its sole cost and expense, indemnify, defend, protect, release, and hold harmless the Town and any agency or instrumentality thereof, including any of its officers, employees, commissions, and agents (collectively, “Indemnitees”), from and against any and all claims, actions, or proceedings (collectively, “Claims”) arising out of or in any way relating to the processing and/or approval of this Project, the purpose o f
wh
ich is to attack, set aside, void, or annul the approval of this Project and any environmental determination that accompanies it. This indemnification shall include, but not be limited to, suits, damages, judgments, costs, expenses, liens, levies, attorney fees or expert witness fees that may be asserted or incurred by any person or entity, including the Permittee, third parties and the Indemnitees, arising out of or in connection with the approval of this Project and/or any environmental determination that accompanies it. Permittee agrees to pay directly, or timely reimburse on a monthly basis, the Town for all such costs of defense, including but not limited to, court costs, attorney fees, and time referenced herein. The Town, in its sole and absolute discretion, may elect, and the Applicant hereby agrees, to have the Applicant provide the defense of the Indemnitees subject to the Town’s approval of defense council. Nothing herein shall prohibit the Town from participating in the defense of any claim, action, or proceeding. Permittee’s defense and indemnification of the Indemnitees as set forth herein shall remain in full force and effect throughout all stages of any litigation challenging the Project, including any and all appeals of any lower court judgments rendered in the proceeding. 14) The Permittee must agree to comply with every term and condition herein by countersigning a copy of this approval.
Resolution 2024-__, Home Depot Parking Variance Page 4 of 5 C
ertification of Adoption
I certify that the foregoing Resolution No. 2024- was duly adopted at a regular meeting of said City Council held on October 23, 2024, by the following vote:
Name Voting Present, Not Voting Absent
Aye No Abstain Not Participating
John Irish Goodwin, Mayor
Ken Gonzales
Carrie Slaughter
Helen Fisicaro
Joanne F. del Rosario
Voting Tally
D
ated ______________________ ___________________________________ John Irish Goodwin, Mayor
At
test: ____________________________
Michelle Estabillo, City Clerk
Resolution 2024-__, Home Depot Parking Variance Page 5 of 5 NOT
ICE OF RIGHT TO PROTEST
Th
e Conditions of Project Approval set forth herein include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d)(1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), began on the date of adoption of this approval. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions.
AG
REEMENT
Property Owner of 2 Colma Boulevard
The undersigned agrees to use the property on the terms and conditions set forth in this approval.
Dated:
Name (printed)
For: Property Owner, 2 Colma Boulevard
Permittee of 2 Colma Boulevard
The undersigned agrees to use the property on the terms and conditions set forth in this approval.
Dated:
For: Permittee, 2 Colma Boulevard
25.0' 15.0'15.0' 26.0'26.0'
9.0'
19.0'
9.0'
19.0'
9.0'
19.0'
9.0'
19.0'
25.0'
26.0'
EVA
30.0'
15.0'
15.0'
50 STALLS
42 STALLS (+4 ADA)
7 STALLS
13 STALLS
17 STALLS 24 STALLS
24 STALLS
22 STALLS
24 STALLS
5 STALLS
39 STALLS (+4 ADA)
26.0'
EVA
30.0'
EVA
34 STALLS
(SEASONAL STAGING)
12.0'
HC
HC
V
VHCHC
HC HC
EXISTING PARKING (APPROX)
EAST WEST ROOF DECK TOTAL
79 200 129 408
0 ADA 9 ADA 2 ADA 11 ADA
FUTURE PARKING
EAST WEST SEASONAL TOTAL
75 192 34 301
0 ADA 8 ADA 0 ADA 8 ADA
0September 18, 2024
NORTH20 40 80 120
Colma - Home Depot
Parking Test Fit 1
Allocation for
Bike Storage
Striped Clean
Air/EV Parking
Staging/Cart
Return Areas
Preserve Fire
Pump Room
Christmas
Tree Lot
ATTACHMENT B
kimley-horn.com 4637 Chabot Drive, Suite 300, Pleasanton, CA 94588 925 398 4840 September 26, 2024
Heather Torres
Senior Construction Manager
Realty Income
RE: Colma Home Depot – Parking Letter
Dear Ms. Torres,
Realty Income Corporation (Client) is proposing changes to the parking inventory for the existing Home Depot located at 2 Colma Boulevard in Colma, California. Since this would result in a reduction in parking supply that is less than the Town of Colma’s parking requirement, the Client is seeking a parking variance. A parking study was completed to determine whether adequate parking spaces will be available after the parking structure is demolished and a modified surface parking lot remains. This memorandum includes the data collection and results of a parking analysis to determine if there will be adequate parking with the proposed project.
Background
The Colma Home Depot (Project) is located on the southwest corner of Colma Boulevard and Junipero Serra Boulevard in Colma, California. Home Depot owns the parking area adjacent to the building as shown in Figure 1. Parking consists of surface lots surrounding the building and a two- story parking garage. It is proposed that the parking structure (Designated as Zones 4 and 5 in the parking study) be demolished and repaved as a surface level parking lot. The top level of the parking structure has 131 parking spaces.
Parking Variance
The project is seeking a parking variance for the project site because the removal of the parking structure would result in the project site having fewer parking spaces than required by the Town Municipal Code. The existing parking on-site includes a total of 446 parking spaces. The top level of the parking structure includes a total of 131 parking spaces. Therefore, if the parking structure were removed and no other modifications were completed for the existing parking lot, this would result in 315 parking spaces. Kimley-Horn has prepared a site plan to show the removal of the parking structure, in addition to modifications to the surface parking lot to improve site circulation and flow.
With these modifications, the parking lot would provide 309 parking spaces. It should be noted that the 309 parking spaces includes employee parking spaces and spaces already removed for shopping cart corrals. Therefore, the project is seeking a parking variance for 309 parking spaces.
It should be noted that there is the potential for fewer parking spaces to be provided for two (2) reasons:
1. C.3 Stormwater Treatment: The project may be required to provide additional area for stormwater treatment and this would require the project to reduce the parking supply. This is estimated to be a 25-parking space reduction.
ATTACHMENT C
kimley-horn.com 4637 Chabot Drive, Suite 300, Pleasanton, CA 94588 925 398 4840 Figure 1: Parking Area Map
Source: Google Maps
2. Special Events Staging: The project may need to accommodate Christmas Tree staging during the holidays or other special events staging, which would reduce the parking supply.
This is estimated to be a 34-parking space reduction, but would be a temporary reduction.
Therefore, if the proposed 309 parking spaces for the project site were to be reduced due to the reasons above, this could potentially reduce the parking supply to 250 parking spaces. To determine if the project site would have adequate parking spaces to accommodate the parking demand for the Home Depot store, a parking study was completed.
Parking Study
A parking study was completed for the project to determine if the Home Depot would have sufficient parking for a reduced parking supply. The following describes the methodology, analysis, and results.
kimley-horn.com 4637 Chabot Drive, Suite 300, Pleasanton, CA 94588 925 398 4840
DATA COLLECTION
The parking occupancy data was collected on Saturday, July 27, 2024. The survey was conducted from 6:00 AM to 10:00 PM at one-hour intervals and avoided major holidays and inclement weather.
No other days were collected because a typical Saturday during the summer season is expected to have the highest parking demand. Institute of Transportation Engineers (ITE) Parking Generation Manual, 6th Edition data for a home improvement superstore (land use code 862) shows the following average parking rates by day:
· Monday-Thursday: 0.93 parking spaces per 1,000 square feet gross floor area · Friday: 2.30 parking spaces per 1,000 square feet gross floor area · Saturday: 3.24 parking spaces per 1,000 square feet gross floor area · Sunday: 2.32 parking spaces per 1,000 square feet gross floor area As shown, the Saturday parking generation rate is the highest of any day of the week. Therefore, no other days were collected. The parking space type was also recorded (e.g., regular parking space, handicap parking space, loading space, pro parking, and veteran parking space).
To further refine the parking occupancy, the parking lot was divided into five (5) subareas as shown in Figure 1.
1. Zone #1 – Surface Parking Lot (North)
2. Zone #2 – Surface Parking Lot (East)
3. Zone #3 – Surface Parking Lot (South)
4. Zone #4 – Parking Garage Lower Level
5. Zone #5 – Parking Garage Upper Level
In addition to the parking occupancy data, Home Depot provided in-store transaction data to provide a larger sample size to supplement the parking counts. The in-store transaction data was provided for January 2021 through Week 30 of 2024 and separated by week.
EXISTING PARKING SUPPLY
As part of the parking study, the number of parking spaces within each subarea were confirmed in the field and summarized in Table 1. There is a total of 446 spaces, which consists of 416 regular parking spaces and 30 other parking space designations. Due to construction, Zones 1, 4, and 5 have a number of inaccessible spaces, which results in a total of 292 available parking spaces.
kimley-horn.com 4637 Chabot Drive, Suite 300, Pleasanton, CA 94588 925 398 4840 Table 1: Existing Parking Inventory by Parking Area
Parking
Area
Parking Space Type Total
Parking
Spaces
Available Parking
Spaces Due to
ConstructionRegular Handicap Veteran Pro
Parking Loading
Zone 1 56 - - - - 56 41
Zone 2 68 - 3 - - 71 71
Zone 3 28 - - 11 1 40 40
Zone 4 135 13 - - - 148 76
Zone 5 129 2 - - - 131 64
Total 416 15 3 11 1 446 292
PARKING OCCUPANCY
Existing Parking Occupancy
Based on the collected parking counts and parking inventory data, the percent occupancy was calculated and summarized in Table 2. It should be noted that the parking occupancy data in Table 2 is reflective of available spaces occupied by a vehicle and not total parking inventory.
As shown in Table 2 , the existing peak parking occupancy occurs at 2:00 PM with 168 parking spaces occupied, or 58 percent of the available parking spaces occupied. Parking counts are included in Attachment A. It should be noted that the parking occupancy data includes all vehicles, including employee parking.
Supplementing the parking occupancy data with the in-store transaction data provides a larger sample size for the parking analysis. The parking occupancy data was collected on July 27, 2024, or Week 30 of 2024. When comparing Week 30 of 2024’s in-store transaction data to every other week in 2024, Week 30 has the highest in-store transaction data in 2024. The Week 30 of 2024 in-store transaction data was also compared to the highest in-store transaction data from 2021, 2022, and 2023. The highest in-store transaction data is from Week 20 of 2021. Therefore, by developing a ratio of the peak in-store transactions from Week 20 of 2021 to Week 30 of 2024, we get a ratio of
1.211. And then applying this ratio to the peak parking demand that was observed in Week 30 of 2024, we get an adjusted peak parking occupancy of 204 parking spaces. See Attachment B for a graphical representation of the in-store transaction data.
kimley-horn.com 4637 Chabot Drive, Suite 300, Pleasanton, CA 94588 925 398 4840 Table 2: Existing Parking Occupancy
Note: Percent occupancy is based on available parking spaces. Peak parking occupancy is shown in bold and shaded. 1Available parking spaces due to construction activities at the time the counts were collected.
Zone Zone 1 Zone 2 Zone 3 Zone 4 - Ground
Level
Zone 5 - Elevated
Level
Total Parking
Spaces
Percent
Occupied
Space Type Regular Regular Veteran Regular Pro
Parking Loading Regular Handicap Regular Handicap Occupied Spaces
Total Parking
Spaces 56 68 3 28 11 1 135 13 129 2 446
Available
Parking
Spaces1
41 68 3 28 11 1 71 5 62 2 292
6:00 AM 0 10 0 4 4 1 11 1 6 0 37 13%
7:00 AM 0 11 2 5 8 1 13 1 7 0 48 16%
8:00 AM 1 14 2 5 10 1 26 2 9 0 70 24%
9:00 AM 1 36 2 10 8 1 25 4 7 0 94 32%
10:00 AM 1 42 2 8 11 1 23 3 8 0 99 34%
11:00 AM 6 39 3 11 10 1 49 4 13 0 136 47%
12:00 PM 4 62 3 7 7 1 43 5 12 0 144 49%
1:00 PM 1 57 3 11 11 1 55 4 19 0 162 55%
2:00 PM 7 61 1 11 10 1 58 4 14 1 168 58%
3:00 PM 4 52 1 11 10 0 56 4 13 0 151 52%
4:00 PM 3 60 2 11 9 0 47 4 12 0 148 51%
5:00 PM 2 58 2 11 11 0 39 5 15 0 143 49%
6:00 PM 2 55 2 7 10 0 31 4 13 0 124 42%
7:00 PM 0 56 2 6 8 0 24 3 10 0 109 37%
8:00 PM 0 30 1 4 10 1 21 3 6 0 76 26%
9:00 PM 0 23 0 4 8 0 11 0 4 0 50 17%
kimley-horn.com 4637 Chabot Drive, Suite 300, Pleasanton, CA 94588 925 398 4840 Proposed Parking Occupancy
The project is proposing to remove the parking garage and redesign the surface parking lot. The redesigned site can accommodate up to 309 parking spaces. As mentioned previously, the project may also reduce the parking spaces by 25 parking spaces to accommodate C.3 stormwater treatment and another 34 parking spaces for special event staging. This could potentially reduce the parking supply to 250 parking spaces provided. It was also assumed that the parking demand for the Home Depot store would not change with the proposed Project because the Project would not create any additional demand since the building square footage will remain the same.
The parking occupancy percentages using the 250 parking were calculated and are summarized in Table 3. With a reduction in parking supply to 250 parking spaces, the peak parking occupancy still occurs at 2:00 PM with 168 parking spaces occupied or 71 percent occupancy. With a total minimum parking supply of 250 parking spaces, a peak parking demand of 168 parking spaces would result in 82 unoccupied spaces. With the proposed parking spaces and the potential for reductions due to C.3 stormwater treatment and special event staging, the project would still provide significantly more parking spaces than the current parking demands of the Home Depot store.
Alternatively, by considering the peak parking from 2021 to 2024, the adjusted peak parking demand is 204 parking spaces. The 204 peak parking spaces would still be accommodated by the minimum 309 parking spaces proposed and even with the reduced 250 parking spaces if C.3 stormwater treatment and special event staging further reduced the parking spaces provided.
Table 3: Existing Vs Proposed Parking Occupancy
Note: Percent occupancy is based on available parking spaces. Peak parking occupancy is shown in bold and shaded.
Time
Existing Proposed (with C.3 and staging reductions)
292 Available Spaces 250 Available Spaces
Occupied Spaces Percent Occupied Occupied Spaces Percent Occupied 6:00 AM 37 13% 37 15%
7:00 AM 48 16% 48 19%
8:00 AM 70 24% 70 28%
9:00 AM 94 32% 94 38%
10:00 AM 99 34% 99 40%
11:00 AM 136 47% 136 54%
12:00 PM 144 49% 144 58%
1:00 PM 162 55% 162 65%
2:00 PM 168 58% 168 67%
3:00 PM 151 52% 151 60%
4:00 PM 148 51% 148 59%
5:00 PM 143 49% 143 57%
6:00 PM 124 42% 124 50%
7:00 PM 109 37% 109 44%
8:00 PM 76 26% 76 30%
9:00 PM 50 17% 50 20%
kimley-horn.com 4637 Chabot Drive, Suite 300, Pleasanton, CA 94588 925 398 4840
CONCLUSIONS
The Home Depot in Colma is proposing changes to the existing parking inventory that would reduce the total parking supply from 446 parking spaces to 309 parking spaces. The Client is requesting a parking variance for 309 parking spaces. However, the parking supply may be further reduced to 250 parking spaces to account for additional C.3 stormwater treatment (25 parking spaces reduced) and for special event staging (34 parking spaces reduced). A parking study was conducted to show that the existing parking demand could still be accommodated by the 309 parking spaces and even the 250 parking spaces.
For the parking study, hourly parking counts were collected on Saturday, July 27, 2024 from 6:00 AM to 10:00 PM. Based on the parking survey, the parking occupancy was calculated and the existing peak parking occurs at 2:00 PM with 168 parking spaces occupied or a 58 percent occupancy (this includes employee parking). Supplementing the parking data with in-store transaction data from 2021 through Week 30 of 2024, shows that the maximum in-store transactions is 23,868 in-store transactions in Week 20 of 2021. Comparing this to Week 30 of 2024, which is when the parking occupancy data was collected, it shows that the peak in-store transactions is 1.211 times higher.
Applying this ratio to the peak parking occupancy of 168 parking spaces results in an adjusted peak parking demand of 204 parking spaces. The 204 parking space demand is well below the proposed 309 parking spaces for the project. In addition, the 204 parking space demand is also below the 250 parking spaces provided if additional C.3 stormwater treatment and special event staging were to reduce the parking spaces. Therefore, the project’s request for a parking variance to provide 309 parking spaces should accommodate the existing Home Depot parking demand.
Sincerely,
Ben Huie, P.E.
California Professional Engineer #C76682
kimley-horn.com 4637 Chabot Drive, Suite 300, Pleasanton, CA 94588 925 398 4840 Attachments:
Attachment A: Saturday, July 27, 2024 Parking Survey Counts Attachment B: In-store Transaction Data
Project ID: 24-080191 Date: 7/27/2024
City: Colma, CA Day: Saturday
Lot Space Type Spaces 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM Zone 1 Regular 56 0 0 1 1 1 6 4 1 7 4 3 2 2 0 0 0
Regular 68 10 11 14 36 42 39 62 57 61 52 60 58 55 56 30 23 Veteran 3 0 2 2 2 2 3 3 3 1 1 2 2 2 2 1 0
Regular 28 4 5 5 10 8 11 7 11 11 11 11 11 7 6 4 4
Pro Parking 11 4 8 10 8 11 10 7 11 10 10 9 11 10 8 10 8 Loading 1 1 1 1 1 1 1 1 1 1 0 0 0 0 0 1 0
Regular 135 11 13 26 25 23 49 43 55 58 56 47 39 31 24 21 11 Handicap 13 1 1 2 4 3 4 5 4 4 4 4 5 4 3 3 0
Regular 129 6 7 9 7 8 13 12 19 14 13 12 15 13 10 6 4
Handicap 2 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0
Notes : Inaccessible spaces are included in inventory counts.
Zone 1 (Regular) - 15 spaces inaccessible due to construction; 6 spaces taken by equipment (excluded in the occupancy counts).
Zone 4 (Regular) - 64 spaces inaccessible due to construction.
Zone 4 (Handicap) - 8 spaces inaccessible due to construction.
Zone 5 (Regular) - 67 spaces inaccessible due to construction.
Zone 3
Zone 4 - Ground
Level
Zone 5 - Elevated
Level
Parking Study
Prepared by National Data & Surveying Services
Zone 2
1 2 3 4 5 6 7 8 9 1 01 11 21 31 41 51 61 71 81 92 02 12 22 32 42 52 62 72 82 93 03 13 23 33 43 53 63 73 83 94 04 14 24 34 44 54 64 74 84 95 05 15 2 # of Transactions
Week #
Home Depot Transactional Data - 2021 -2024
2021
2022
2023
2024
Peak Transactions - Week 20 of 2021
Parking Occupancy Collected -
Week 30 of 2024