City of Huntington Beach
Parking Requirements Review and Update
Downtown, Industrial Districts, and Citywide
June 6, 2023
Presentation Agenda 01 Study Purpose & Focus Areas
02 Citywide Findings
03 Industrial Area Findings
04 Downtown Area Findings
01 Study Purpose and Focus Areas
STUDY PURPOSE
WALKER CONSULTANTS 4
• Address areas where parking related opportunities and concerns have been raised
• Industrial Areas
• Downtown
• General assessment of the appropriateness of Citywide parking requirements
• Are parking requirements reasonable for parking needs? • Is parking a hindrance to the type of flexibility needed for business to grow and expand in the City and if so, how can that be addressed?
WALKER CONSULTANTS 5
DATA COLLECTION
• Citywide
• Focused counts at samples of businesses
deemed of interest (restaurant, medi-spa,
small retail centers)
• Review of Citywide minimum off-street parking
requirements compared to parking industry
standards
• Industrial
• Focused counts at select mixed-use
(commercial/industrial) zoned locations
• Opportunities to share parking for efficiency
• Visual observation of industrial-zoned areas
• Downtown
• Summertime parking occupancy data
collection on a weekday and a Saturday (July
2022)
02 Citywide
WALKER CONSULTANTS 7
DETERMINING APPROPRIATE PARKING REQUIREMENTS
• Transportation Needs
• Economic Development Impacts
• Accuracy vs. Simplification
• Ease of Understanding and Administration
• Parking as Public Space
• Dedicated Parking vs. Shared Parking
WALKER CONSULTANTS 8
CITYWIDE - OBSERVATIONS
• Walker made observations and collected parking occupancy data at select:
• Restaurants
• Medi-spas
• Retail shopping centers
• Office buildings
• Restaurants had a wide range of needs, depending on the specific restaurant and operating modus operandi.
• Medi-spas generated parking needs similar to medical offices. • Retail centers and mixed-use/office developments had ample well-functioning parking supply.
WALKER CONSULTANTS 9
CITYWIDE – MINIMUM PARKING REQUIREMENT RECOMMENDATIONS
Land Use Code Requirement ULI Base Ratio Walker Recommendation Health Club 1 per 200 sq. ft. 1 space per 150 sq. ft. 1 space per 150 sq. ft.
Class-Based Fitness Studios Not in Code N/A 1 space per 100 sq. ft.
Retail sales not listed under
another use classification 1 space per 200 sq, ft. 1 space per 250 sq. ft. 1 space per 250 sq. ft.
Medical/Dental Offices 1 spaces per 175 square feet 1 space per 220 sq. ft. 1 space per 220 sq. ft.
Office
1 space per 250 square feet Varies between 1 space
per 263 and 357 sq. ft.
1 space per 250 sq. ft. for offices under
100,000 sq. ft.
1 space per 300 sq. ft. for office over 100,000
sq. ft.
Retail Shopping Center (Large) Not in Code 1 space per 250 sq. ft. 1 space per 200 sq. ft., retail shopping center
can include restaurants, Medi-spas, gyms,
fitness studios, and personal services to
occupy up to 40% of gross leasable area after
which a parking study would be required to
determine continued adequacy of the parking
supply
Retail Shopping Center (Small) Not in Code 1 space per 250 sq. ft. 1 space per 200 sq. ft., retail shopping center
can include restaurants, Medi-spas, gyms,
fitness studios, and personal services to
occupy up to 40% of gross leasable area after
which a parking study would be required to
determine continued adequacy of the parking
supply
Medi-Spas Not in Code 1 space per 220 sq. ft. 1 space per 250 sq. ft.
Restaurants
1 space per 200 sq. ft. if less than 12 seats
1 space per 60 sq. ft. if more than 12 seats, but
1 space per 100 sq ft. if on a site with 3 or more uses 1 space per 70 sq. ft. 7 spaces per 1,000 sq. ft.
Hospitals 1 space per 250 square feet 1.5 spaces per bed As determined by Parking Study 03 Industrial
WALKER CONSULTANTS 11
INDUSTRIAL DISTRICT PARKING REQUIREMENT ISSUES
• Parking issue is the requirement not the adequacy
• City staff identified lack of clarity with the application of current requirements in the City’s Industrial Districts.
• New businesses not contemplated in the code including breweries and distilleries, which also offer tasting rooms.
• Non-industrial uses which seek out large buildings and ample parking such as churches and activity centers for children.
• Current restrictions on businesses in front or back of (mixed-use) Industrial centers.
• Navigating lack of clarity takes staff time and creates unknowns and delays for businesses wanting to open, particularly land uses not included in the code
• Except for a few concentrated areas of full parking lots and block faces, there is an abundance of available parking.
• Mixed-industrial center parking less than 50% full, parking demand under 2.0 spaces per thousand square feet observed.
WALKER CONSULTANTS 12
INDUSTRIAL - RECOMMENDATIONS
• Add a catch-all blended requirement that allows
for non-industrial potential uses interspersed with
traditional light industrial for land uses not
already in the code
• Allow submission of parking study in lieu of
adhering to parking requirements.
• Eliminate additional parking requirements for
change of use in existing industrial areas.
04 Downtown
WALKER CONSULTANTS 14
DOWNTOWN EXISTING PARKING SUPPLY (SPACES)
Off-Street parking inventory excludes resident parking except visible Huntington Pacific surface lots adjacent to PCH WALKER CONSULTANTS 15
WEEKDAY PARKING
OCCUPANCY
• Peak demand:
1:00 PM
• Beach Lots Full
• ‘Free’ and core
on-street full
• On-Street – 81%
• Public O/S – 51%
• Public/Private
O/S – 58%
• Private O/S – 38%
• Beach Lots – 88%
• Overall– 64%
WALKER CONSULTANTS 16
WEEKEND PARKING
OCCUPANCY
• Peak demand:
4:00 PM
• Most parking full
• On-Street – 100%
• Public O/S – 92%
• Public/Private
O/S – 92%
• Private O/S – 53%
• Beach Lots – 96%
• Overall – 92%
WALKER CONSULTANTS 17
DEMAND OVER TIME - WEEKDAY
0%
10%
20%
30%
40%
50%
60%
70%
0 500
1000
1500
2000
2500
3000
10:00 AM 1:00 PM 4:00 PM 7:00 PM
Parking Demand Occupancy (%)
WALKER CONSULTANTS 18
DEMAND OVER TIME - WEEKEND
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
0 500
1000
1500
2000
2500
3000
3500
4000
4500
10:00 AM 1:00 PM 4:00 PM 7:00 PM
Parking Demand Occupancy (%)
WALKER CONSULTANTS 19
• Consider further fine-tuning the demand-based parking prices currently employed in the downtown by:
• Increasing hourly parking prices further at parking meters on summer weekends, and weekends in general. Curb space is finite. Demand is high. • Increasing parking prices at Main Promenade Parking Structure on summer weekends. • Lowering parking prices in Main Promenade Parking Structure on weekdays in the offseason. • A nexus between demand and price is warranted and increases capacity. Do recent rate increases accomplish this?
• Utilize revenues generated from rate increases to fund parking management. programs to increase the efficiency of the parking system on summer weekends. • Downtown Valet Program. Work with applicable stakeholders/jurisdictions to right- size the valet parking area in the beach lot that does not appear to be fully utilized for restaurant valet. Walker recognizes this may be out of the City’s jurisdiction entirely.
• Reconfigure In-Lieu Fee Program to increase Downtown access
DOWNTOWN - RECOMMENDATIONS
WALKER CONSULTANTS 20
NEXT STEPS
• Finalize recommendations with Parking Consultant
• Outreach to interested stakeholders
• Prepare and present Zone Text and Local Coastal Program Amendment to PC for recommendation
• Return to City Council with action documents for Council review and approval