Memorandum
Date: April 12, 2022
To: Ms. Jessica Viramontes, ICF
From: Gary Black, Katie Riutta
Subject: Parking Study for 555 W. Middlefield Road in Mountain View, Ca lifornia Hexagon Transportation Consultants, Inc. has completed a parking study for the proposed residential development at 555 W. Middlefield Road in Mountain View, California. The project site is located on the south side of Middlefield Road, midblock between Moffett Boulevard and SR 85. The project currently has 402 units, with 483 bedrooms. The proposed project would provide 323 new units, with 521 new bedrooms, for a total of 725 units with 1,004 bedrooms.
Based on input from the City Council Public Hearing on February 8, 2022, the applicant proposes changes to the project that would preserve the trees in Block A by reducing the parking garage footprint and reconfigure the Block C parking garage. The proposed changes to the project would provide 926 on-site parking spaces. In Block A, the proposed changes would provide 67 fewer spaces than the project analyzed in the 555 West Middlefield Road Project EIR. The proposed changes (i.e. the reconfiguration of the Block C parking garage) would provide 435 parking spaces in the Block C parking garage, which is similar to the number of spaces anticipated and evaluated in the EIR. Thus, the proposed changes to the Block C parking garage, including the construction of 23 additional spaces, would not exceed what was analyzed in the EIR. Overall, the proposed changes would reduce the parking supply by 44 spaces.
The purpose of this memo is to determine the number of parking spaces that should be provided for the proposed residential project based on peak parking demand ratios by bedroom and by unit. This memo provides an analysis of the peak parking demand observed at other residential developments in the area. These surveyed parking ratios at nearby developments were used to estimate the number of parking spaces necessary to serve the project.
Parking Research
Hexagon conducted peak parking counts at 26 apartment buildings in 10 cities in the South Bay and on the Peninsula to determine the peak parking demand per bedroom and per unit. The number of vehicles parked at each apartment building was counted at midnight on one to three typical days. The apartment buildings that were studied vary in their size. Apartment building size based on number of bedrooms ranged from 196 to 4,305. The number of units ranged from 103 to 2,762. The data are summarized in Appendix A.
Based on the peak parking counts conducted at the surveyed apartment buildings, parking demand ranged from 0.59 to 0.96 spaces per bedroom, with an average parking demand ratio of 0.80 spaces per bedroom. The parking demand ranged from 0.91 to 1.88 spaces per unit, with an average parking demand ratio of 1.23 spaces per unit.
Attachment 9
555 W. Middlefield Road Parking Study April 12, 2022
Page | 2
Mountain View Apartments Parking Counts
To augment the previous counts done in 2011-2018, Hexagon conducted new peak parking counts at five apartment complexes in Mountain View on Tuesday March 15, 2022. The apartment building sizes ranged from 164 to 583 units. The data are summarized in Appendix A.
Based on the peak parking counts, the parking demand ranged from 0.60 to 0.90 spaces per bedroom, with an average parking demand ratio of 0.72 spaces per bedroom. The parking demand ranged from 0.87 to 1.14 spaces per unit, with an average parking demand ratio of 1.00 spaces per unit. The new peak parking demand counts were consistent with, and slightly lower than, the previous counts from year 2011-2018 for buildings in the South Bay and on the Peninsula.
Parking Estimate
The proposed project would provide 1,004 bedrooms in 725 units. Based on the parking research conducted by Hexagon, the project would be expected to have a peak parking demand of 804 parking spaces using the demand per bedroom. The project would be expected to have a peak parking demand of 892 parking spaces using the demand per unit. Therefore, the proposed project should provide at least 892 parking spaces to meet the peak parking demand.
Based on the Mountain View apartments parking counts, the project would be expected to have a peak parking demand of 725 parking spaces using the demand per bedroom. The project would be expected to have a peak parking demand of 717 parking spaces using the demand per unit.
Therefore, the proposed project should provide at least 725 parking spaces to meet the peak parking demand.
The proposed project would provide 926 on-site parking spaces, which is 28% more spaces than the estimated peak parking demand based on the parking counts for the Mountain View apartment buildings. The additional parking spaces would make it easier for residents to find the vacant spaces. Therefore, the proposed parking supply would be expected to meet the peak parking demand.
Appendix A: Hexagon Apartment Parking Demand Research
San Mateo Palo Alto
All Sites
Average
River-
view North Park
The Shadows
Apartments
Central Park
Apartments
Park Place
Apartments
North Park
Apartments
Avalon
Mountain
View
Avalon
Towers on the
Peninsula
Madera
Apartments
Markham
Apartments
Siena
Apartments
Arioso
Apartments
Archstone
Cupertino
Biltmore
Apartments Verandas
The
Metropolitan
Altaire
Apartments
Count Date 2/28/2018 3/1/2018 2/14/2012 2/14/2012 2/16/2012 2/16-17/2012 2/23/2012 3/6/2012 6/25-26/2013 10/22/2011 10/22/2011 10/27/2011 2/16/2012 2/16/2012 12/3/2018-12/9/2018 7/27/2011 7/27/2011 1 bedroom units 814 1340 92 68 181 98 117 90 116 259 36 81 145 78 115 5 2 bedroom units 494 1301 64 204 186 90 75 115 87 245 92 120 152 93 91 2 3 bedroom units 0 121 24 82 6 0 56 6 0 0 0 14 8 12 63
4 bedroom units 0 0 0 0 0 0 0 0 33
Total Apartment Units 13,615 1308 2762 180 354 373 188 248 211 203 504 128 201 311 179 120 218 103 Total Bedrooms 20,766 1,802 4,305 292 722 571 278 435 338 290 749 220 321 491 288 240 333 330 Bedrooms to units ratio 1.53 1.38 1.56 1.62 2.04 1.53 1.48 1.75 1.60 1.43 1.49 1.72 1.60 1.58 1.61 2.00 1.53 3.20 Occupied Parking Spaces 16,681 1,570 3,265 219 490 339 215 301 247 206 575 182 275 385 276 188 305 194 Total Parking Spaces 19747 1805 3536 341 696 511 324 426 529 313 529 353 229 Percent Occupied 87% 92% 64% 70% 66% 66% 71% 47% 66% 73% 78% 82% Occupied spaces to units ratio 1.23 1.20 1.18 1.22 1.38 0.91 1.14 1.21 1.17 1.01 1.14 1.42 1.37 1.24 1.54 1.57 1.40 1.88 Parking Supply per Unit 1.58 1.38 1.28 1.89 1.97 1.37 1.72 1.72 2.51 1.54 1.70 1.97 1.91 Parking Supply per Bedroom 1.05 1.00 0.82 1.17 0.96 0.89 1.17 0.98 1.57 1.08 1.08 1.23 0.95 Occupied spaces to bedrooms ratio 0.80 0.87 0.76 0.75 0.68 0.59 0.77 0.69 0.73 0.71 0.77 0.83 0.86 0.78 0.96 0.78 0.92 0.59 San Jose Mountain View Cupertino
P:\Active\Mountain View\555 W Middlefield TIA_ICF_17KK08\Parking Study 2022 - 22KR03\Report\Appendix\Hexagon Apartment Parking Counts_2019 Updates.xls 2/15/2022 Count Date
1 bedroom units
2 bedroom units
3 bedroom units
4 bedroom units
Total Apartment Units
Total Bedrooms
Bedrooms to units ratio
Occupied Parking Spaces
Total Parking Spaces
Percent Occupied
Occupied spaces to units ratio
Parking Supply per Unit
Parking Supply per Bedroom
Occupied spaces to bedrooms ratio
The Plaza,
Foster City
Township,
Redwood
City
Colonnade,
Los Altos
Weekday Weekend Weekday Weekend Weekday Weekend Weekday Weekend Weekday Weekend Weekday Weekend 9/12/17-9/14/2017 9/16/17-9/17/17 9/12/17-9/14/2017 9/16/17-9/17/17 9/12/17-9/14/2017 9/16/17-9/17/17 9/12/17-9/14/2017 9/16/17-9/17/17 9/12/17-9/14/2017 9/16/17-9/17/17 10/3/2018 9/29/2018 150 71 100 129 129 114 114 118 118 85 85 502 502 550 550 138 58 67 160 160 145 145 104 104 88 88 494 494 216 216 19 3 0 0 0 0 0 0 0 0 0 4 4 0 0
0 0 0 0 0 0 0 0 0 0 0 0
307 132 167 289 289 259 259 222 222 173 173 1000 1000 766 766 483 196 234 449 449 404 404 326 326 261 261 1502 1502 982 982
1.57 1.48 1.40 1.55 1.55 1.56 1.56 1.47 1.47 1.51 1.51 1.50 1.50 1.28 1.28 442 140 191 353 364 317 314 274 271 212 219 1,317 1285 882 868 693 169 321 474 474 462 462 378 378 345 345 1670 1670 1157 1157 64% 83% 60% 74% 77% 69% 68% 72% 72% 61% 63% 79% 77% 76% 75%
1.44 1.06 1.14 1.22 1.26 1.22 1.21 1.23 1.22 1.23 1.27 1.32 1.29 1.15 1.13
2.26 1.28 1.92 1.64 1.64 1.78 1.78 1.70 1.70 1.99 1.99 1.67 1.67 1.51 1.51
1.43 0.86 1.37 1.06 1.06 1.14 1.14 1.16 1.16 1.32 1.32 1.11 1.11 1.18 1.18
0.92 0.71 0.82 0.79 0.81 0.78 0.78 0.84 0.83 0.81 0.84 0.88 0.86 0.90 0.88 Mansion Grove
Santa Clara
Hearth North Hearth South Cobalt
Sunnyvale
Spruce Apartments
3/7/2017-3/9/2017
Park Central
P:\Active\Mountain View\555 W Middlefield TIA_ICF_17KK08\Parking Study 2022 - 22KR03\Report\Appendix\Hexagon Apartment Parking Counts_2019 Updates.xls 2/15/2022 Appendix A: Mountain View Apartment Parking Counts on Wednesday March 15, 2022 Building
Names Street Address
Mixed
Use
Parking
Spaces
Parking
Residential
Shared
Retail
Parking
Occupied
Spaces
Parking
Count
Date
Parking
Unbundled
Parking
Cost
Monthly
Available
Parking
Per Unit
Available
Parking
Per Bdrm
Occupied
Parking
Per Unit
Occupied
Parking
Per Bdrm Units Bedrooms
Park Place 851 Church St Yes 561 493 68 343 03/15/22 unknown unknown 1.50 0.98 0.92 0.60 373 571 The Dean 458 San Antonio
Rd
Yes 837 668 169 507 03/15/22 1st space
included with
rent
$100 1.44 1.01 0.87 0.61 583 830
Madrone 111 Rengstorff
Ave
No 415 415 284 03/15/22 1st space
included with
rent
unknown 1.53 1.04 1.04 0.71 272 398
Elan 801 W El
Camino Real
Yes 303 248 55 187 03/15/22 1st space
included with
rent
$75 1.85 1.46 1.14 0.90 164 208
Eaves 555 W
Middlefield Rd
No 670 670 385 03/15/22 Bundled 1.67 1.39 0.96 0.80 402 483
1.00 0.72
Average Parking Demand Rate