Appendix A | Artesia-Aviation Area Plan Parking Study _ 600 Wilshire Boulevard, Suite 1050, Los Angeles, CA 90017 (213) 261-3050 www.fehrandpeers.com
MEMORANDUM
Date: February 28, 2019
To: Sean Scully, Planning Manager, City of Redondo Beach Jin Kim, Traffic Engineer, City of Redondo Beach
From: Drew Heckathorn and Michael Kennedy, Principal, Fehr & Peers Subject: Artesia-Aviation Area Plan Parking Study – Existing Conditions Ref: 2905
This memorandum documents the existing parking supply and peak demand during both a weekday and weekend day within the Artesia-Aviation Area Plan boundary. The existing parking demand will be used to calibrate an existing conditions shared parking model, consistent with the Urban Land Institute (ULI) shared parking methodology. The shared parking model will then be adjusted with future land use changes in order to estimate future parking demand for land uses within the Area Plan boundary.
DATA COLLECTION PARAMETERS
The Artesia-Aviation Area Plan corridor stretches approximately 1.9 miles along Artesia and Aviation Boulevards and includes portions of adjacent side-streets (see Figures 1-4 for maps of the corridor). The study area encompasses all available on-street parking and 88 private off-street parking lots within the Area Plan boundary. The non-residential land uses within the Area Plan boundary include retail, service, office, automotive, restaurant, hotel and institutional uses.
Residential uses are assumed to generally be self-parked and thus are not further considered in this analysis.
A manual inventory of on- and off-street parking was conducted in mid-December 2018. The inventory included length of unmarked curb space, where on-street parking is permitted; number of marked on-street spaces; off-street spaces in private lots; and all time limits, special curb designations, and other restrictions on parking. This manual inventory captures the overall supply of parking within the study area.
Once parking supply was calculated, on- and off-street parking surveys were conducted to capture existing parking occupancy. These parking surveys were also completed in December (typically the peak season for retail). Parking occupancy data was collected once during each period (weekday and weekend) through manual parking counts for all on-street parking spaces and off-street lots. These counts were conducted from 12:30pm to 2:30pm for each period. This timeframe includes the collection period Fehr & Peers recommended (1pm to 2pm) in our Artesia-Aviation Area Plan Parking Study memorandum dated November 21, 2018. The collection Sean Scully, Planning Manager
Jin Kim, Traffic Engineer
City of Redondo Beach
February 28, 2019
time period was extended to two hours on each day in order to give workers in the field adequate time to do a full sweep of the study area.
ON-STREET PARKING SUPPLY & RESTRICTIONS
There are approximately 688 on-street parking spaces within the study area, as summarized in Table 1. This inventory of spaces may be conservative: most on-street spaces are also unmarked.
To conform with the City of Redondo Beach’s Municipal Code, the length of unmarked curb was measured and divided by 22 feet per space1 to estimate a count of available parking spaces.
On-street parking throughout the study area is characterized by a mixture of restrictions and time limits. A variety of restrictions are present, including the following:
x 15-minute, 20-minute, 30-minute, 90-minute, 2-hour, or 4-hour parking x Mail box drop-off zone only
The most common restriction found in the study area is 2-Hour parking (from 9am to 6pm). The 2-Hour parking spaces are located along the dense commercial segments of Artesia Boulevard and Aviation Boulevard. The 2-Hour restriction serves two primary functions: prioritize commercial access towards customers patronizing retail/services adjacent to the spaces and force parking turnover to create more parking availability in high demand areas.
Table 1. Parking Supply within Artesia-Aviation Area Plan Boundary On-Street Parking 688
Off-Street Parking 2,189
Total 2,877
OFF-STREET PARKING SUPPLY & RESTRICTIONS
Approximately 2,189 parking spaces are provided in 88 off-street parking lots in the study area.
These lots are privately-owned within primarily commercial developments and are intended for use by customers and employees of each site. Since each lot serves a few uses at the most, the vast majority of these lots are relatively small – 25 spaces is the average lot size within the Plan Area boundary. Typically, each commercial development only provides enough parking to fulfill its own parking requirements as defined in the City’s Municipal Code. The study area does not include larger public or shared parking lots intended for use by customers of multiple developments throughout the commercial corridors (the closest shared/public lots within Redondo Beach are located near King Harbor and Redondo Beach Pier about 2-3 miles away).
1 City of Redondo Beach Municipal Code, Chapter 10-5.1706, City of Redondo Beach, 2019 ` Appendix A | Artesia-Aviation Area Plan Parking Study Sean Scully, Planning Manager
Jin Kim, Traffic Engineer
City of Redondo Beach
February 28, 2019
EXISTING PARKING DEMAND
Existing parking demand is assessed by measuring parking occupancy during a specified time of day/season and using a shared parking model to capture peak demand across an entire year.
Parking occupancy relates to the level of parking utilization at a specific time as compared to supply. This analysis uses parking utilization counts within the study area conducted on one weekday and one weekend day in December 2018.
On-Street Parking Occupancy
Maps depicting on-street parking occupancy are shown for weekday and weekend data collection in Figures 1 and 2, respectively. On-street parking utilization is higher during the weekend peak lunch period – 68% or about 470 spaces utilized – than during the weekday peak lunch period – 54% or about 375 spaces utilized. Overall, on-street parking utilization is highest along the dense commercial corridor of Artesia Boulevard and along side streets immediately adjacent to the corridor. Some parking segments, such as the southside of Artesia Boulevard between Mackay Lane and Phelan Lane were fully occupied in both the weekday and weekend periods.
Off-Street Parking Occupancy
Maps depicting off-street parking occupancy are shown for weekday and weekend data collection in Figures 3 and 4, respectively. As shown in the maps, occupancy ranges from less than 40% up to 100% for both weekday and weekend time periods. The overall occupancy for the off-street lots is 50% for the weekday period and 47% for the weekend period. Unlike the on-street occupancy, the off-street occupancy is comparable across the two time periods.
Occupancy during both time periods for all off-street lots included in the study can be found in Appendix A.
CONCLUSIONS AND POTENTIAL NEXT STEPS
The overall parking supply within the Plan Area boundary is more than adequate to accommodate existing demand. Ideally, an efficiently parked area would be around 85% utilized, keeping a 15% vacant space buffer to prevent excessive waiting or vehicles circling around blocks looking for available spaces. The on-street occupancy is at most 68% and the off-street occupancy is at most 50% within the study area. By harnessing the efficiencies of shared parking lots (either public or privately-owned) the study area can accommodate existing demand and some future growth in land uses using the existing supply of parking.
Parking occupancy data captured in this analysis will be used to calibrate an existing conditions shared parking model. As part of this calibration effort, we compared the parking demand observed along the Artesia-Aviation corridor for each land use category with the demand ratios recommended by ULI. Generally, the peak parking demand for retail and services along the corridor were less than half of what would be expected based on ULI ratios while the restaurant uses were generally consistent with the ULI ratios. A variety of factors contribute to the difference Sean Scully, Planning Manager
Jin Kim, Traffic Engineer
City of Redondo Beach
February 28, 2019
between the observed demand on the corridor and the ULI ratios, including the possibility of vacant units in shared commercial buildings. Another aspect to consider, while our midday counts reliably capture the peak demand for most retail and service uses, other less common uses on the corridor – such as hotels – have peak demand at other times of day. We will assess land use considerations in detail as part of our shared parking model development. The model can then be adapted to assess a variety of future growth scenarios and whether existing parking supply can accommodate different amounts of growth.
Appendix A | Artesia-Aviation Area Plan Parking Study _ Flagler Ln
Green Ln
Blossom Ln
Rindge Ln
Goodman Ave
Perkins Ln
Herrin St
Carnegie Ln
Felton Ave
Inglewood Ave
Palm Ln
Huntington Ln
Pruitt
Dr
Speyer Ln
Meyer
Ln
Slauson Ln
Harper Ave
High Ln
Lilienthal Ln
Dixon St
Ripley Ave
Ormond Ln
Ormond Ln
Carnegie Ln
Reynolds Ln
Clark Ln
Belmont Ln
Steinhart Ave
Ford Ave
Stanford Ave
Firmona Ave
Ruhland Ave
Nelson Ave
Carnegie Ln
Artesia Blvd
Rockefeller Ln
Vanderbilt Ln
Mathews Ave
Carmelita Ave
Harkness Ln
Aviation Blvd
Ruxton Ave
Vail Ave
Aviation Wy
Felton Ln
Mackay Ln
Phelan Ln
Harkness Ln
Aviation Wy
Speyer Ln
Goodman
Ave
11Th Pl
Stanford Ave
Hadley Ln
Clark Ln
Carver St
Wollacott St
183Rd St
182Nd Pl
182Nd St
185Th St
184Th St
11Th St Reed St
Steinhart Ave
Harper Ave
Marshallfield Ln
Pullman Ln
Goodman Ave
Harriman Ln
Ives Ln
10Th St
Hill Ln
9Th St
Axenty Wy
Grant Ave
On Street Parking Occupancy - Thursday
Figure 1
Occupancy Percent
0% - 40%
41% - 60%
61% - 80%
81% - 90%
91% - 100% Artesia-Aviation Area Plan Boundary
Off-Street Parking Lots
Fehr & Peers, 2019
` Appendix A | Artesia-Aviation Area Plan Parking Study Flagler Ln Green Ln
Blossom Ln
Rindge Ln
Goodman Ave
Perkins Ln
Herrin St
Carnegie Ln
Felton Ave
Inglewood Ave
Palm Ln
Huntington Ln
Pruitt
Dr
Speyer Ln
Meyer
Ln
Slauson Ln
Harper Ave
High Ln
Lilienthal Ln
Dixon St
Ripley Ave
Ormond Ln
Ormond Ln
Carnegie Ln
Reynolds Ln
Clark Ln
Belmont Ln
Steinhart Ave
Ford Ave
Stanford Ave
Firmona Ave
Ruhland Ave
Nelson Ave
Carnegie Ln
Artesia Blvd
Rockefeller Ln
Vanderbilt Ln
Mathews Ave
Carmelita Ave
Harkness Ln
Aviation Blvd
Ruxton Ave
Vail Ave
Aviation Wy
Felton Ln
Mackay Ln
Phelan Ln
Harkness Ln
Aviation Wy
Speyer Ln
Goodman
Ave
11Th Pl
Stanford Ave
Hadley Ln
Clark Ln
Carver St
Wollacott St
183Rd St
182Nd Pl
182Nd St
185Th St
184Th St
11Th St Reed St
Steinhart Ave
Harper Ave
Marshallfield Ln
Pullman Ln
Goodman Ave
Harriman Ln
Ives Ln
10Th St
Hill Ln
9Th St
Axenty Wy
Grant Ave
On Street Parking Occupancy - Saturday
Figure 2
Occupancy Percent
0% - 40%
41% - 60%
61% - 80%
81% - 90%
91% - 100% Artesia-Aviation Area Plan Boundary
Off-Street Parking Lots
Fehr & Peers, 2019
Appendix A | Artesia-Aviation Area Plan Parking Study _ Flagler Ln
Green Ln
Blossom Ln
Rindge Ln
Goodman Ave
Perkins Ln
Herrin St
Carnegie Ln
Felton Ave
Palm Ln
Inglewood Ave
Huntington Ln
Pruitt
Dr
Speyer Ln
Meyer
Ln
Slauson Ln
Harper Ave
H gh Ln i
Lilienthal Ln
Dixon St
Ripley Ave
Ormond Ln
Ormond Ln
Carnegie Ln
Reynolds Ln
Clark Ln
Belmont Ln
Steinhart Ave
Ford Ave
Stanford Ave
Firmona Ave
Ruhland Ave
Nelson Ave
Carnegie Ln
Artesia Blvd
Rockefeller Ln
Vanderbilt Ln
Mathews Ave
Carmelita Ave
Harkness Ln
Aviation Blvd
Ruxton Ave
Vail Ave
Aviation Wy
Felton Ln
Mackay Ln
Phelan Ln
Harkness Ln
Aviation Wy
Speyer Ln
Goodman
Ave
11Th Pl
Stanford Ave
Hadley Ln
Clark Ln
Carver St
Wollacott St
183Rd St
182Nd Pl
182Nd St
185Th St
184Th St
11Th St
Harper Ave
Reed St
Steinhart Ave
Marshallfield Ln
Pullman Ln
Goodman Ave
Harriman Ln
Ives Ln
10Th St
Hill Ln
9Th St
Axenty Wy
Grant Ave
1 2
3 4
5 6
7 8 9
10 11
12 13
14 15
16 17
18 19
20 21 22 23
24 25 26 27 28
29 30
31 32
33 34 35
36 37
38 39
40 41 42 43 44
45 46 47 48 49 50 51
52 53 54
55 56 57
58 59 60 61
62 63 64 65
66 67
68 69 70 71 72 73
74 75 76
77 78 79 80 81
82 83 84 85 86 87
88 Off Street Parking Occupancy - Thursday
Figure 3
Occupancy Percent
0% - 40%
41% - 60%
61% - 80%
81% - 90%
91% - 100% Artesia-Aviation Area Plan Boundary
Fehr & Peers, 2019
` Appendix A | Artesia-Aviation Area Plan Parking Study Flagler Ln Green Ln
Blossom Ln
Rindge Ln
Goodman Ave
Perkins Ln
Herrin St
Carnegie Ln
Felton Ave
Palm Ln
Inglewood Ave
Huntington Ln
Pruitt
Dr
Speyer Ln
Meyer
Ln
Slauson Ln
Harper Ave
H gh Ln i
Lilienthal Ln
Dixon St
Ripley Ave
Ormond Ln
Ormond Ln
Carnegie Ln
Reynolds Ln
Clark Ln
Belmont Ln
Steinhart Ave
Ford Ave
Stanford Ave
Firmona Ave
Ruhland Ave
Nelson Ave
Carnegie Ln
Artesia Blvd
Rockefeller Ln
Vanderbilt Ln
Mathews Ave
Carmelita Ave
Harkness Ln
Aviation Blvd
Ruxton Ave
Vail Ave
Aviation Wy
Felton Ln
Mackay Ln
Phelan Ln
Harkness Ln
Aviation Wy
Speyer Ln
Goodman
Ave
11Th Pl
Stanford Ave
Hadley Ln
Clark Ln
Carver St
Wollacott St
183Rd St
182Nd Pl
182Nd St
185Th St
184Th St
11Th St
Harper Ave
Reed St
Steinhart Ave
Marshallfield Ln
Pullman Ln
Goodman Ave
Harriman Ln
Ives Ln
10Th St
Hill Ln
9Th St
Axenty Wy
Grant Ave
1 2
3 4
5 6
7 8 9
10 11
12 13
14 15
16 17
18 19
20 21 22 23
24 25 26 27 28
29 30
31 32
33 34 35
36 37
38 39
40 41 42 43 44
45 46 47 48 49 50 51
52 53 54
55 56 57
58 59 60 61
62 63 64 65
66 67
68 69 70 71 72 73
74 75 76
77 78 79 80 81
82 83 84 85 86 87
88 Off Street Parking Occupancy - Saturday
Figure 4
Occupancy Percent
0% - 40%
41% - 60%
61% - 80%
81% - 90%
91% - 100% Artesia-Aviation Area Plan Boundary
Fehr & Peers, 2019
Appendix A | Artesia-Aviation Area Plan Parking Study _ Sean Scully, Planning Manager
Jin Kim, Traffic Engineer
City of Redondo Beach
February 28, 2019
Appendix A: Off-Street Lot Occupancy (Weekday and Weekend Peak Periods) Lot # Land Use Supply Weekday
Vehicles
Weekend
Vehicles
Weekday
Occupancy
Weekend
Occupancy
Restriction Notes
1 Retail, Restaurant,
Services 174 108 135 62% 78% 7 ADA, 6 10-Minute
2 Services 10 40 40% 0% 8 Reserved, 1 Guest, 1 ADA
3 Services 18 15 11 83% 61% 1 ADA
4 Retail 8 24 25% 50% 1 ADA
5 Automotive 0 00 0% 0% *Auto storage lot not included
6 Services 35 19 8 54% 23% 1 ADA
7 Services 00 0 0% 0% *No current building tenant
8 Services 16 32 19% 13% 1 Reserved, 1 ADA
9 Automotive 0 00 0% 0% *Auto storage lot not included
10 Restaurant, Retail 15 7 13 47% 87% 1 ADA
11 Restaurant, Services 16 8 10 50% 63% 15 1-Hour, 1 ADA 12 Retail 9 65 67% 56% 1 ADA
13 Retail 13 44 31% 31% 1 ADA
14 Retail 9 52 56% 22% 1 ADA
15 Services 55 13 15 24% 27% 2 ADA
16 Services 17 20 12% 0% 10 2-Hour, 1 ADA, 6 Tandem
17 Services 8 33 38% 38% 1 ADA
18 Services 20 13 6 65% 30% 2 ADA
19 Restaurant, Retail 76 51 52 67% 68% 68 2-Hour, 4 ADA, 4 15-Minute 20 Services, Restaurant,
Retail 129 59 82 46% 64% 121 2-Hour, 4 ADA, 2 Reserved, 2 15- Minute
21 Services 28 16 22 57% 79% 1 ADA
22 Retail 85 56 54 66% 64% 3 ADA, 23 Rental Car
23 Services 13 43 31% 23% 3 ADA
24 Restaurant 47 30 10 64% 21% 3 ADA
25 Hotel 15 15 7% 33% 1 ADA
26 Services 35 13 8 37% 23% 2 ADA
27 Restaurant 11 9 10 82% 91% 1 ADA
28 Services 11 83 73% 27% 1 ADA
29 Services, Restaurant 27 17 17 63% 63% 6 10-Minute, 2 ADA, 3 Parallel 30 Institution 34 20 9 59% 26% 2 ADA, 2 Police
31 Institution 37 22 14 59% 38% 2 ADA, 4 Staff
32 Services 16 4 11 25% 69% 1 ADA
33 Services 77 15 27 19% 35% 3 ADA
34 Services 8 50 63% 0% 1 ADA
35 Services, Restaurant 33 10 12 30% 36% 3 ADA
36 Retail 0 00 0% 0% *Former Haggen Grocery Store
37 Restaurant 11 23 18% 27% 1 ADA
38 Services, Restaurant 56 49 41 88% 73% 3 ADA, 4 10-Minute 39 Services 25 17 5 68% 20% 1 ADA
40 Services 13 63 46% 23% 2 ADA
41 Retail 17 12 6% 12% 2 ADA
42 Restaurant 27 23 22 85% 81% 2 ADA
43 Retail 35 33 24 94% 69% 3 ADA
` Appendix A | Artesia-Aviation Area Plan Parking Study Sean Scully, Planning Manager
Jin Kim, Traffic Engineer
City of Redondo Beach
February 28, 2019
Lot # Land Use Supply Weekday
Vehicles
Weekend
Vehicles
Weekday
Occupancy
Weekend
Occupancy
Restriction Notes
44 Services, Retail 17 27 12% 41% 1 ADA
45 Restaurant 15 12 5 80% 33% 1 ADA
46 Services 23 15 10 65% 43% 2 ADA
47 Retail 19 12 5% 11% 1 ADA
48 Services, Restaurant,
Retail 71 53 35 75% 49% 69 2-Hour, 2 ADA
49 Restaurant 8 12 13% 25% 1 ADA
50 Services 33 84 24% 12% 2 ADA
51 Services, Restaurant,
Retail 64 13 33 20% 52% 4 ADA, 1 15-Minute, 2 10-Minute 52 Services 35 43 11% 9% 2 ADA
53 Services 18 74 39% 22% 4 Compact, 1 ADA
54 Services 15 80 53% 0%
55 Services 8 50 63% 0% 1 ADA
56 Services 19 10 8 53% 42% 4 Guest, 15 Reserved
57 Retail 19 12 14 63% 74% 2 Compact, 1 ADA
58 Restaurant 15 14 5 93% 33% 1 ADA
59 Retail 12 55 42% 42%
60 Retail 32 17 18 53% 56% 2 ADA
61 Restaurant 6 14 17% 67% 1 ADA
62 Services, Restaurant,
Retail 25 11 16 44% 64% 1 ADA
63 Retail 13 32 23% 15% 1 ADA
64 Restaurant 7 01 0% 14% 1 ADA, *Closed until 4 PM
65 Services, Retail 15 10 9 67% 60% 2 Staff
66 Services, Restaurant 41 41 37 100% 90% 2 ADA
67 Restaurant 14 4 12 29% 86% 1 ADA
68 Services 29 07 0% 24% 2 ADA
69 Services 15 72 47% 13% 2 Compact, 1 ADA
70 Services 9 22 22% 22%
71 Restaurant 29 22 9 76% 31% 1 ADA
72 Services 20 60 30% 0% 2 ADA
73 Services 10 20 20% 0%
74 Services 13 87 62% 54% 1 ADA
75 Restaurant 5 11 20% 20% 1 ADA
76 Services 2 11 50% 50% 1 ADA
77 Services 14 33 21% 21%
78 Services, Retail 19 19 10 100% 53% 1 ADA
79 Services, Retail 16 10 6% 0% 1 ADA
80 Restaurant 18 17 10 94% 56% 1 ADA
81 Retail 7 32 43% 29% 1 ADA
82 Services 11 78 64% 73% 1 ADA
83 Retail 5 32 60% 40% 1 ADA
84 Services, Retail 13 77 54% 54% 1 ADA
85 Services 19 16 15 84% 79% 1 ADA
86 Hotel 40 88 20% 20% 2 ADA
87 Services, Retail 39 19 37 49% 95% 3 ADA, 1 Compact
88 Services, Retail 23 10 7 43% 30% 1 ADA
Total 2,189 1,102 1,031 50% 47%
Bold indicates occupancy greater than or equal to 80%.