TO:
Hunter Weaver, Carmel Partners
FROM: Brian Hartshorn
DATE: December 1, 2022
RE: Parking Utilization Analysis for Long Beach Marketplace Residential Mixed-Use Component
Long Beach, California Ref: J2021
Gibson T
ransportation Consulting, Inc. (GTC) conducted a parking utilization estimate for a proposed mixed-use development on the southern end of Long Beach Marketplace.
PROJECT DESCRIPTION
Long Beach Marketplace is located on the east side of Pacific Coast Highway (PCH) between the San Gabriel River and 2nd Street in the City of Long Beach, California (City). The northern portion of the site generally provides retail establishments, including grocery, restaurants, and services. The southern portion of the site is primarily composed of commercial office uses.
For the purposes of parking utilization, this study focused on the southern office component where a proposed development will demolish and rebuild two office buildings (#6615 and #6695) into 390 multi-family units with approximately 5,013 square feet of local-serving retail near the northeast corner of PCH & Studebaker Road (Project). A third building (#6621) will remain and operate as office. The Project will provide 570 parking spaces in a seven-story structure to accommodate residential tenants, residential guests, and patrons of the retail component.
Figure 1 depicts the entire boundary of the Long Beach Marketplace with the Project building areas defined.
PROJECT PARKING UTILIZATION
The City requested specific analyses to determine utilization rates for anticipated parking demand for the Project components. As such, this parking utilization study was conducted to determine the required parking supply minimum for the Project using a shared parking calculation estimation. GTC prepared a shared parking analysis using the Shared Parking Calculation Model (Urban Land Institute, International Council of Shopping Centers and National Parking Association) (Shared Parking Model).
Attachment F
Hunter Weaver
December 1, 2022
The Shared Parking Model calculates peak estimates of parking demand throughout a calendar year, including peak monthly demand, as well as hourly demand for projects that include more than a single land use component. In the case of the Project, with both residential and retail components, it is expected that some amount of parking demand would be shared between uses (i.e., a resident of the apartments may utilize the retail portion of the Project but not require an additional parking space).
The Shared Parking Model utilizes years of data development to generate adjustment factors (such as mode-split, captive ratio, driving adjustments, etc.) and to estimate parking supply for the interaction between specific land uses. For the purposes of this analysis and to remain conservative, no alterations were made to the Shared Parking Model’s calculating factors.
Inputs to the Shared Parking Model include individual residential unit types (i.e., one-bedroom, two-bedroom, etc.) and the retail component. Because the Project is primarily residential, the Shared Parking Model reserves parking spaces specifically for tenants that cannot be shared with retail at any time. The Shared Parking Model also calculates the guest spaces, the employee spaces, and the patron spaces during the peak periods throughout the year.
The output for the Shared Parking Model is provided in the Attachment. Table A1 of the Attachment provides the summary of shared parking output for the peak month (calculated as December) and the weekday and weekend peak demand (occurring at 7:00 PM). For this peak, the minimum weekday parking demand is 499 spaces and the minimum weekend parking demand is 518 spaces. Table B2 reflects the hour-by-hour results for the peak month of December.
Figures A1-A3 of the Attachment provide a graphical representation of the peak parking demand compared to the proposed parking supply of 570 spaces. As shown, the peak parking demand of 518 spaces can be accommodated within the Project’s proposed parking supply of 570 spaces.
LONG BEACH MARKETPLACE WITH PROJECT DETAILS
FIGURE1NNot to Scale
Pacific Coast Highway2nd St
Studebaker Rd
6621Remaining6615Demo6695Demo
Attachment
Shared Parking Model
TABLE A1
PARKING DEMAND SUMMARY FOR
LONG BEACH MARKETPLACE (RESIDENTIAL MIXED USE COMPONENT) Quantity Unit 7 PM December 7 PM December
Retail (<400 ksf) 5,013 sf GLA 2.90 100% 80% 2.31 ksf GLA 3.20 100% 85% 2.72 ksf GLA 90% 100% 11 60% 100% 9 Employee 0.70 100% 39% 0.27 0.80 100% 55% 0.44 100% 100% 2 80% 100% 2 Residential, Urban 0%
Studio Efficiency 61 units 0.00 100% 100% 0.00 unit 0.00 100% 100% 0.00 unit 75% 100% - 55% 100% - 1 Bedroom 205 units 0.00 100% 100% 0.00 unit 0.00 100% 100% 0.00 unit 75% 100% - 55% 100% - 2 Bedrooms 116 units 0.00 100% 100% 0.00 unit 0.00 100% 100% 0.00 unit 75% 100% - 55% 100% - 3+ Bedrooms 8 units 0.00 100% 100% 0.00 unit 0.00 100% 100% 0.00 unit 75% 100% - 55% 100% - Reserved 100% res spaces 1.15 100% 100% 1.15 unit 1.15 100% 100% 1.15 unit 100% 100% 448 100% 100% 448 Visitor 390 units 0.10 100% 100% 0.10 unit 0.15 100% 100% 0.15 unit 100% 100% 39 100% 100% 59 50 68
2 2
448 448
499 518
Weekend
Shared Parking Demand Summary
Peak Month: DECEMBER -- Peak Period: 7 PM, WEEKEND
WeekdayWeekendWeekday
Project DataLand Use Peak Mo
AdjUnit For
Ratio
Estimated
Parking
Demand
Peak Hr
Adj
Peak Mo
Adj
Office
Base
Ratio
Unit For
Ratio
Estimated
Parking
Demand
Retail
Non-
Captive
Ratio
Project
Ratio
Non-
Captive
Ratio
Project
Ratio
Driving
Adj
Entertainment and Institutions
Hotel and Residential
Food and Beverage
Base
Ratio
Driving
Adj
Peak Hr
Adj
Additional Land Uses
Total
Reserved
Employee/Resident
CustomerCustomer/Visitor
Employee/Resident
Total
Reserved
TABLE A2
PEAK MONTH PARKING DEMAND SUMMARY FOR
LONG BEACH MARKETPLACE (RESIDENTIAL MIXED USE COMPONENT) December
Overall Pk AM Peak Hr PM Peak Hr Eve Peak Hr
7 PM 11 AM 5 PM 7 PM
Retail (<400 ksf) 100% 01247 1 0 1 2 1 3 1 3 1 3 1 1 1 0 1 1 1 1 1 0 6410 1 1 1 0 1 0 1 1 Employee 100% 0011222222222211100 2222
Residential, Urban ----
Studio Efficiency 100% 0000000000000000000 ----
1 Bedroom 100% 0000000000000000000 ----
2 Bedrooms 100% 0000000000000000000 ----
3+ Bedrooms 100% 0000000000000000000 ----
Reserved 100% 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 Visitor 100% 04888888888 1 6 2 3 3 9 3 9 3 9 3 9 3 1 2 0 3 9 8 1 6 3 9 Customer/Visitor 0 5 10 12 15 18 20 21 21 20 18 26 34 50 49 45 43 32 20 50 18 26 50 Employee/Resident 0011222222222211100 2222
Reserved 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 Total 448 453 458 461 465 468 470 471 471 471 469 475 484 499 499 494 491 481 468 499 468 475 499 December
Overall Pk AM Peak Hr PM Peak Hr Eve Peak Hr
7 PM 11 AM 5 PM 7 PM
Retail (<400 ksf) 100% 01159 1 3 1 5 1 5 1 5 1 5 1 3 1 2 9987520 9 1 3 1 2 9 Employee 100% 0012233333332222100 2332
Residential, Urban
Studio Efficiency 100% 0000000000000000000 ----
1 Bedroom 100% 0000000000000000000 ----
2 Bedrooms 100% 0000000000000000000 ----
3+ Bedrooms 100% 0000000000000000000 ----
Reserved 100% 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 Visitor 100% 0 1 21 21 21 21 21 21 21 21 21 22 43 55 95 95 95 94 73 0 5 9 1 2 2 4 5 9 C u s t o m e r / V i s i t o r 0 1 31 31 72 12 42 72 72 72 72 53 54 56 86 76 66 44 93 0 6 8 2 4 3 5 6 8 Employee/Resident 0012233333332222100 2332
Reserved 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 Total 448 461 462 467 471 475 477 477 477 477 476 486 495 518 517 516 513 498 478 518 475 486 518 12 PM 12 AM
Retail
12 PM8 AM 9 AM 10 AM
3 PM 4 PM 5 PM 9 PM
Weekend Estimated Peak-Hour Parking Demand
Land Use Monthly
Adjustment 6 AM 7 AM
Weekday Estimated Peak-Hour Parking Demand
Land Use Monthly
Adjustment 6 AM 7 AM 8 AM 9 AM 10 AM 11 AM 6 PM 7 PM 8 PM 10 PM1 PM 2 PM 11 PM 11 PM 12 AM
Retail
5 PM 6 PM 7 PM 8 PM 9 PM 10 PM11 AM 1 PM 2 PM 3 PM 4 PM Additional Land Uses
Office
Hotel and Residential
Food and Beverage
Entertainment and Institutions
Hotel and Residential
Office
Additional Land Uses
Food and Beverage
Entertainment and Institutions
0 100
200
300
400
500
600
6 AM 7 AM 8 AM 9 AM 10 AM 11 AM 12 PM 1 PM 2 PM 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM 9 PM 10 PM 11 PM 12 PM Parking Stalls
Hour
FIGURE A1
PEAK MONTH PARKING DEMAND BY HOUR
LONG BEACH MARKETPLACE
Weekday
Weekend
Parking Supply
0 100
200
300
400
500
600
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Lat Dec Parking Stalls
Month
FIGURE A2
WEEKDAY MONTH-BY-MONTH ESTIMATED PARKING DEMAND
LONG BEACH MARKETPLACE
0 100
200
300
400
500
600
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Lat Dec Parking Stalls
Month
FIGURE A3
WEEKEND MONTH-BY-MONTH ESTIMATED PARKING DEMAND
LONG BEACH MARKETPLACE