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: August 16, 2022
TO: Thomas J. Leary, MemorialCare Health System
FROM: Ken Wilhelm, Principal, LSA
SUBJECT: Parking Analysis for San Clemente Senior Housing/Medical Office Project LSA has prepared this parking analysis for the proposed San Clemente Senior Housing/Medical Office project (project) at 654 Camino De Los Mares in the City of San Clemente (City), California.
The purpose of this memorandum is to determine whether the proposed project would comply with the City’s Off‐Street Parking Requirements.
PROJECT DESCRIPTION
The project site currently contains a vacant hospital. 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), and 61 parking spaces shared between the medical office building and guests of the residents (including the manager’s unit). Access to the project would be provided via existing signalized and unsignalized driveways along Camino De Los Mares.
CITY MUNICIPAL CODE REQUIREMENTS
LSA prepared an analysis based on the City of San Clemente Municipal Code for Off‐Street Parking Requirements. The senior housing parking requirements were based on Municipal Code Section
17.28.280 and the medical office use was based on Municipal Code Section 17.64.050 to determine the parking spaces required for the proposed project.
Table A (all tables attached) provides a breakdown of parking rates per land use and the total required parking per City Code of each component of the project. As shown in Table A, the project would require 301 parking spaces for the senior housing component (including the residents, manager’s unit, and guests) and 38 parking spaces for the medical office building. The total parking required per City Code is 339 parking spaces.
The proposed project would meet the Municipal Code requirements for the senior housing component (residents and manager’s unit) and the medical office building. The City’s requirement for guest parking for the senior housing units is 50 spaces. The project would provide 23 spaces dedicated for guest parking. The remainder of guest parking would be shared with the medical office parking spaces. The peak parking demand for different land uses can occur during different times of ATTACHMENT 9
8/17/22 (\\lsaazfiles.file.core.windows.net\projects\MEA2201\Doc\Parking\Shared Parking Memo.docx) 2 the day. As such, there is an opportunity for shared parking between the guest parking and medical office uses.
City Municipal Code Section 17.64.120 describes the ability to share parking spaces for mixed‐use projects. Specifically, the Code states:
In all nonresidential and mixed‐use zones, private parking facilities may be shared by multiple uses whose activities are not normally conducted during the same hours, or when hours of peak use vary. The applicant shall have the burden of proof for a reduction in the total number of required off‐street parking spaces.
Per the City’s Municipal Code, the parking study should result in the following findings:
1. Given the specific conditions of the site and the adjacent area, the shared parking arrangement would not result in inadequate parking; and
2. The number of parking spaces required for the site, in accordance with Municipal Code Section 17.64.050(B), Number of Parking Spaces Required, is provided through the shared parking arrangement, based on varied hours of operation and/or combinations of peak and oft‐peak uses.
SHARED PARKING ANALYSIS METHODOLOGY
Shared parking is the use of a parking space to serve two or more individual land uses without conflict because of variations in the (parking) accumulation of vehicles by hour, by day (ULI Shared Parking 2020). LSA conducted a shared parking analysis consistent with the methodology presented in the Urban Land Institute’s (ULI) Shared Parking to determine whether the peak senior housing guest parking demand and the peak medical office parking demand can be accommodated based on the shared parking supply proposed on site.
The projected parking utilization for the proposed senior housing guests and medical office uses was calculated using the methodology presented in Shared Parking (ULI 2020). The percentage of utilization was obtained from Shared Parking for resident guests and medical office uses and applied to the required number of parking spaces per the City’s Municipal Code.
The total projected demand was calculated against the proposed shared parking supply (61 spaces) to determine the expected parking utilization per hour. Tables B and C show the peak parking utilization of the proposed guest/medical office components for a typical weekday and weekend, respectively. The number of residual or deficient parking stalls was also identified per scenario.
PARKING ADEQUACY FINDINGS
Weekday Analysis
The peak weekday utilization of the combined 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.
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8/17/22 (\\lsaazfiles.file.core.windows.net\projects\MEA2201\Doc\Parking\Shared Parking Memo.docx) 3 Weekend Analysis
The peak weekend utilization of the combined 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.
City Municipal Code Shared Parking Findings
The shared parking arrangement between the resident guests and medical office uses would not result in inadequate parking. Furthermore, the number of parking spaces required for the site is provided through the shared parking arrangement between the two uses, based on varied hours of operation and/or combinations of peak and oft‐peak uses. As such, the project meets the findings of the City’s shared parking requirements (Municipal Code Section 17.64.120).
CONCLUSIONS
The shared parking analysis demonstrates that the proposed parking supply of 312 spaces, including 61 spaces shared between guests of the residents and the medical office building, would adequately accommodate the expected parking demand during the weekday and weekend.
Attachments: Tables A–C
ATTACHMENT 9
Land Use Quantity Parking Ratio 1 Parking Required Parking Provided Senior Housing Apartments 249 units 1 covered parking space per residential dwellilng unit. 249 249 Manager's Unit 1 unit 2 parking spaces 22
Senior Housing Guests ‐‐‐ 1 guest parking space for each five dwelling units (including Manager's Unit) 50 23 2 Medical office building 7,500 sf 1 space per 200 sf 38 38 Total Parking Spaces: 339 312
Notes:
1 Parking for Senior Housing Projects (Section 17.28.280) Parking for Medical Office (Section 17.64.050)
2 Senior guest parking spaces shared with Medical Office use. Total shared spaces = 61 spaces.
Table A: City Parking Requirement
ATTACHMENT
9 Size = 7,500 sf
Demand1 = 50 spaces Demand1 = 38 spaces
Residual/
Time Spaces Spaces Utilized Provided (Deficit)
8:00 AM 10 34 44 61 17
9:00 AM 10 34 44 61 17
10:00 AM 10 38 48 61 13
11:00 AM 10 38 48 61 13
12:00 PM 10 11 21 61 40
1:00 PM 10 34 44 61 17
2:00 PM 10 38 48 61 13
3:00 PM 10 38 48 61 13
4:00 PM 10 34 44 61 17
5:00 PM 20 30 50 61 11
6:00 PM 30 25 55 61 5
7:00 PM 50 11 61 61 0
8:00 PM 50 6 56 61 5
9:00 PM 50 0 50 61 11
10:00 PM 50 0 50 61 11
11:00 PM 40 0 40 61 21
Peak Shared Parking Demand 61
Parking Supply 61
Residual / (Deficit) 0 1
Parking demand referenced from the City of San Clemente Municipal Code, Chapters 17.28.280 and 17.64.050 DU = dwelling unit
sf = square feet
Spaces
Table B: Shared Parking Analysis ‐ Weekday
Weekday
Senior Housing Guests Medical Office
% Utilization 2 % Utilization 2
20% 90%
20% 90%
20% 100%
20% 100%
20% 30%
20% 90%
20% 100%
20% 100%
20% 90%
40% 80%
60% 67%
100% 30%
100% 15%
100% 0%
100% 0%
80% 0%
2 Time‐of‐Day Factors referenced from Shared Parking, Third Edition , Urban Land Institute, 2020.
ATTACHMENT 9
Size = 7,500 sf
Demand1 = 50 spaces Demand1 = 38 spaces
Residual/
Time Spaces Spaces Utilized Provided (Deficit)
8:00 AM 10 34 44 61 17
9:00 AM 10 34 44 61 17
10:00 AM 10 38 48 61 13
11:00 AM 10 38 48 61 13
12:00 PM 10 11 21 61 40
1:00 PM 10 0 10 61 51
2:00 PM 10 0 10 61 51
3:00 PM 10 0 10 61 51
4:00 PM 10 0 10 61 51
5:00 PM 20 0 20 61 41
6:00 PM 30 0 30 61 31
7:00 PM 50 0 50 61 11
8:00 PM 50 0 50 61 11
9:00 PM 50 0 50 61 11
10:00 PM 50 0 50 61 11
11:00 PM 40 0 40 61 21
Peak Shared Parking Demand 50
Parking Supply 61
Residual / (Deficit) 11 1
Parking demand referenced from the City of San Clemente Municipal Code, Chapters 17.28.280 and 17.64.050 DU = dwelling unit
sf = square feet
Spaces
Table C: Shared Parking Analysis ‐ Weekend
Weekend
Senior Housing Guests Medical Office
% Utilization 2 % Utilization 2
20% 90%
20% 90%
20% 100%
20% 100%
20% 30%
20% 0%
20% 0%
20% 0%
20% 0%
40% 0%
60% 0%
100% 0%
100% 0%
100% 0%
100% 0%
80% 0%
2 Time‐of‐Day Factors referenced from Shared Parking, Third Edition , Urban Land Institute, 2020.
ATTACHMENT 9