CARLSBAD
CLOVIS
IRVINE
LOS ANGELES
PALM SPRINGS
POINT RICHMOND
RIVERSIDE
ROSEVILLE
SAN LUIS OBISPO
20 Executive Park, Suite 200, Irvine, California 92614 949.553.0666 www.lsa.net
MEMORANDUM
DATE: September 21, 2022
TO: Thomas J. Leary, MemorialCare Health System
FROM: Ken Wilhelm, Principal, LSA
SUBJECT: Supplemental Parking Analysis for San Clemente Senior Housing/Medical Office Project
LSA prepared a parking analysis for the proposed San Clemente Senior Housing/Medical Office project (project) at 654 Camino De Los Mares in San Clemente, California. The purpose of the analysis was to determine whether the proposed project would comply with the City of San Clemente’s (City) Off‐Street Parking Requirements. The analysis was completed on August 16, 2022.
On August 31, 2022, the City held a joint Study Session with the City Council and Planning Commission members. Several members had questions about parking and whether the project would provide adequate parking spaces to accommodate peak demand.
This memorandum summarizes the conclusions of the parking analysis and provides additional information to support the parking proposed for the project.
SUMMARY OF PROJECT SHARED PARKING ANALYSIS
The proposed project includes the demolition of the existing, vacant hospital and the construction of 250 dwelling units of senior housing (including one manager’s unit) and 7,500 square feet (sf) of medical office use. The project would provide a total of 312 parking spaces on site, which includes 251 parking spaces reserved for the senior residents (including the manager’s unit), 23 spaces dedicated to residential guests, and 38 parking spaces for the medical office building. A total of 61 parking spaces would be shared between the guests of the residents (including the manager’s unit) and the medical office building.
The project meets the City Municipal Code Section 17.28.280 for the required number of parking spaces for the residents of the senior housing component. The project also meets the City Municipal Code Section 17.64.050 for the required number of parking spaces for the medical office component. The parking analysis evaluated the ability to share parking spaces between the guests of the senior residential component and the medical office component. The two components do not “peak” during the same time of day and therefore have the ability to share parking between the two uses.
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9/21/22 (\\lsaazfiles.file.core.windows.net\projects\MEA2201\Doc\Parking\Supplemental Parking Memo.docx) 2 The results of the parking analysis identified that the peak weekday utilization of the combined senior resident guest and medical office uses occurs at 7:00 p.m. when 61 spaces are occupied.
Based on the proposed parking supply of 61 shared stalls, the parking supply would accommodate the peak parking demand. As a result, adequate parking supply would be provided during the weekday.
The analysis also described that the peak weekend utilization of the combined senior resident guest and medical office uses occurs between 7:00 p.m. and 10:00 p.m., when 50 spaces are occupied.
Based on the proposed parking supply of 61 shared stalls, a residual of 11 stalls is expected. As a result, adequate parking supply would be provided during the weekend.
Therefore, the shared parking analysis demonstrates that the proposed parking supply of 312 spaces, including 61 spaces shared between guests of the senior residents and the medical office building, would adequately accommodate the expected parking demand during the weekday and weekend. Per City Municipal Code Section 17.64.120, the two components meet the findings necessary to share parking on‐site.
INSTITUTE OF TRANSPORTATION ENGINEERS PARKING GENERATION LSA reviewed the Institute of Transportation Engineers (ITE) Parking Generation Manual (5th Edition, 2019), which includes parking requirements for different land uses. The ITE Parking Generation Manual is accepted throughout the nation as an industry standard.
Based on the ITE Parking Generation Manual (Land Use 252 – Senior Adult Housing, Attached), the peak parking demand for senior housing occurs between the hours of 10:00 p.m. and 8:00 a.m. The average parking rate is 0.61 space per dwelling unit. This includes both residents and guests/visitors.
Based on the 250 senior units for the proposed project, this would require 153 parking spaces for the senior residents and their guests. ITE also identifies an 85th percentile parking rate of 0.67 spaces per dwelling unit. Using this more conservative rate, the proposed project would require 168 parking spaces.
The proposed project will provide 274 dedicated parking spaces for the senior residents and their guests. This presents 121 more spaces than the average ITE rate for Senior Adult Housing and 106 more spaces than the 85th percentile parking rate identified in ITE.
URBAN LAND INSTITUTE SHARED PARKING
LSA reviewed the Urban Land Institute (ULI) Shared Parking Manual (3rd Edition, 2020), which includes a case study on senior adult housing parking requirements. The ULI Shared Parking Manual is also accepted throughout the nation as an industry standard.
Based on the survey of eight active adult senior housing facilities (Kimley‐Horn, Figure 4‐26 in the ULI Shared Parking Manual), the average parking rate is 0.88 space per dwelling unit. This includes both residents and guests/visitors. Based on the 250 senior units for the proposed project, this would require 220 parking spaces for the senior residents and their guests. The case study also identifies an 85th percentile parking rate of 0.90 space per dwelling unit. Using this more conservative rate, the proposed project would require 225 parking spaces.
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9/21/22 (\\lsaazfiles.file.core.windows.net\projects\MEA2201\Doc\Parking\Supplemental Parking Memo.docx) 3 The ULI Shared Parking Manual states “considering the parking behaviors, ITE parking ratios, and observed parking ratios, the recommended ratios of parking spaces per unit is 0.85 spaces per unit for weekdays and 0.76 spaces per unit for weekends,” which results in 213 and 190 spaces for the proposed project, respectively.
The proposed project will provide 274 parking spaces for the senior residents and their guests. This presents 54 more spaces than the average ULI rate in the case study for senior housing and 49 more spaces than the 85th percentile parking rate from ULI. This also results in 61 more spaces than the recommended ULI parking rate for senior housing.
SHORECLIFFS SENIOR APARTMENTS
An application to the City was submitted and approved by the Planning Commission on March 6, 2019, for a 150‐unit senior housing development at the Shorecliffs Golf Course property. As included in the Planning Commission Staff Report, a parking analysis (attached) was provided to present actual parking demand at four comparable senior housing properties within Southern California.
The data presented shows an average parking requirement of 0.80 space per dwelling unit. Based on the 250 senior units for the proposed project, this would require 200 parking spaces for the senior residents and their guests. The proposed project will provide 274 parking spaces for the residential component. This represents 74 more spaces than the average parking rate of similar senior housing facilities nearby.
CONCLUSIONS
The shared parking analysis demonstrates that the proposed parking supply of 312 spaces, including 274 designated for senior residents and their guests, would adequately accommodate the expected parking demand during the weekday and weekend. The sources identified above based on actual observations, as summarized in Table A (attached), suggest that the peak parking demand for senior adult housing does not require one space per dwelling unit per the City’s Municipal Code requirement. As such, parking will be more than satisfied for the residents, guests, and medical office building on site.
Attachments: Table A – Senior Housing Parking Rate Summary Shorecliffs Senior Apartments Parking Justification
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Project Project
Source Parking Rate per Senior Unit Parking Required Parking Provided Parking Surplus/(Deficit)ITE Parking Generation Manual (5th Edition) ‐ Average Rate 0.61 153 274 121‐ 85th Percentile Rate 0.67 168 274 106ULI Shared Parking Manual (3rd Edition) ‐ Average Rate 0.88 220 274 54‐ 85th Percentile Rate 0.90 225 274 49‐ Recommended Rate 0.85 213 274 61Shorecliffs Golf Course Senior Housing Parking Study ‐ Average Rate 0.80 200 274 74
Table A: Senior Housing Parking Rate Summary
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