ATTACHMENT B10
DRAFT PARKING MANAGEMENT PLAN
3900 5th Avenue, Suite 310 San Diego, CA 92103 619-795-6086 www.CRAmobility.com
TO: AOA San Marcos, LLC.
FROM: Jonathan Sanchez, PE, TE, PTOE; CR Associates
DATE: October 21, 2022
RE: San Marcos – Artist’s Village Project– Special Events Parking Management Plan CR Associates has prepared this technical memorandum to document the recommended Parking Management Plan for the San Marcos Artist’s Village (the “Project”). The memorandum summarizes the project’s parking supply, description of the special events, and the recommended parking management measures.
Project Description
The Project, to be located at the northwest corner of Linda Vista Drive and Grand Avenue in the City of San Marcos, proposes to construct 102 multi-family dwelling units on the “West End” of the project site and 63,746 square feet (s.f.) of commercial retail on the “East End” of the project. It is important to note that the analysis documented herein focuses on the “East End” and does not include the multi-family dwelling units located on the “West End”.Figure 1 displays the Project’s regional location. Figure 2a (1st Floor) and Figure 2b (2nd Floor) displays the Project’s current site plan with a detailed land use breakdown.
The “East End” commercial retail component will be comprised of offices, maker spaces, restaurants, live/work spaces, retail, a distillery, a brewery, and bars. This section of the project will also be hosting events for the community from smaller weekly events to larger quarterly art fairs or holiday festivals. A breakdown of the magnitude of the events in terms of the number of approximate attendees is provided below.
Small Events – Occur weekly with 10 to 20 people attending. Examples include:
o Live music on the lawn
o Art lecture series
o Buskers in Makers Promenade
o Art demonstrations and educational speakers
o Yoga in the Park
Medium Events – Occur monthly with 20 to 100 people attending. Examples include:
o Summer movie series (Art Film Festival)
o Craft Fair
o Music School Recitals
o Open Art Studio Nights
Large Events – Occur quarterly with over 100 people attending. These events are geared towards attracting the community to the project. Examples include:
o Annual Art Fair
o Craft Beer Festival
o Seasonal Food Festival (i.e., Tamale Festival)
o Holiday Market (Christmas Market)
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Figure 1
Project Regional Location
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0 21 Miles
Project Site
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Figure 2a
Project Site Plan First Floor
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Figure 2b
Project Site Plan Second Floor
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Shared Parking Demand and Availability
Based on the Shared Parking Analysis Memorandum prepared for the project by CR Associates (dated June 20, 2022), there is sufficient parking spaces available during both weekday and weekends to satisfy demand. Table 1 summarizes the available spaces by hour for both weekdays and weekends. See Attachment A for more details.
Table 1 – Parking Demand (Weekdays and Weekends)
Time
Total Parking
Supply
Weekday Weekend
Total Parking
Demand
Remaining
Available Spaces
Total Parking
Demand
Remaining
Available Spaces
8:00 AM 278 151 127 145 133
9:00 AM 278 208 70 203 75
10:00 AM 278 244 34 249 29
11:00 AM 278 259 19 265 13
12:00 PM 278 272 6 277 1
1:00 PM 278 261 17 249 29
2:00 PM 278 219 59 208 70
3:00 PM 278 192 86 154 124
4:00 PM 278 186 92 148 130
5:00 PM 278 216 62 162 116
6:00 PM 278 213 65 179 99
7:00 PM 278 209 69 180 98
8:00 PM 278 203 75 177 101
9:00 PM 278 165 113 124 154
10:00 PM 278 143 135 107 171
11:00 PM 278 148 130 83 195
12:00 AM 278 61 217 59 219
Source: Urban Land Institute (ULI), Third Edition (2020); CR Associates (2022).
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Special Events Parking Demand
The Project anticipates hosting events of different sizes: small, medium, and large events. However, small events are not anticipated to draw attendees that are not already on site. Small events may consist of a busker in the promenade or an artist doing a demonstration for passersby patrons.
Table 2 displays the estimated parking demand for each event size. It is important to note that a carpool ratio of 1.421 people per vehicle was utilized.
Table 2 – Special Events Parking Demand
Event Attendance
Anticipated
Parking Demand
Medium 20 to 100
People 70 vehicles
Large 100 or
more
At least 70
vehicles
Source: CR Associates (2022).
As shown, a total of 70 vehicles are anticipated to drive to a medium event, and 70 or more to a large event.
Parking Demand During Medium Events
Medium events include summer movie series, craft fair, open studio nights, etc., and will not be set up at the parking lot. Therefore, the parking supply of 278 parking spaces will remain. Additionally, these events will occur monthly and will take place on weekends during evenings/nights, unless approved by a Special Event Permit.
Table 3 displays the hourly parking demand during a medium event.
Table 3 – Parking Demand on Typical Weekend - Medium Event Time Total Parking
Demand1
Total On-Site Parking
Supply
On-Site Parking
Surplus
4:00 PM 218 278 61
5:00 PM 232 278 46
6:00 PM 249 278 29
7:00 PM 250 278 28
8:00 PM 247 278 31
9:00 PM 194 278 84
10:00 PM 177 278 101
11:00 PM 153 278 125
12:00 AM 129 278 149
Source: CR Associates (2022).
Note:
1 Weekend parking demand (4pm – midnight) from Table 1 plus 70 vehicles (maximum) anticipated to drive to medium events.
As shown, during a typical weekend evening/night with a medium event, the proposed project’s parking demand peak hour would occur between 7:00 PM and 8:00 PM, with 250 parking spaces required (surplus of 28 parking spaces). Hence, the proposed project provides adequate parking to 1 SANDAG’s Mobility Management VMT Reduction Calculator Tool – Design Document, June 2019.
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accommodate a medium event. Additionally, Linda Vista Drive allows for on-street parking (approximately 75 parking spaces) on both sides of the roadway, which could help supplement the on-site parking supply at the site, if needed.
It is important to note that valet parking services will be provided and rideshare services encouraged during special events. However, while it is anticipated that these two features will reduce the parking demand, there is no research at the moment that provides an exact percentage for this reduction.
Therefore, as a conservative approach, no parking demand reductions associated with valet parking and rideshare services are assumed in this analysis.
Parking Demand During Large Events
Large events include an annual art fair, craft beer festival, seasonal food festival, holiday festivals, etc., and will be set up in certain areas of the parking lot. Therefore, the parking supply of 278 parking spaces will be reduced to approximately 115 parking spaces. Attendance for large events is anticipated to be 100 or more people. Therefore, it is required that for large events, the project applicant secures off-site parking lot location(s) to complement its on-site parking supply (115 parking spaces). Figure 3 displays the areas of the parking lot that would be closed off to set up the events.
Figure 4 displays parking lots located within a quarter mile from the proposed project that could be considered as options to provide additional parking spaces during large events, based on hours of operation.
It is important to note that valet parking services will be provided and rideshare services encouraged during special events. However, while it is anticipated that these two features will reduce the parking demand, there is no research at the moment that provides an exact percentage for this reduction.
Therefore, as a conservative approach, no parking demand reductions associated with valet parking and rideshare services are assumed in this analysis.
Furthermore, a Special Event Permit is required to be approved by the City prior to any large event.
The Special Event Permit shall be accompanied by proof that off-site parking lot locations have been secured.
Figure 3
Parking Lot Closure Locations
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Art festivals/Outdoor Markets/ Farmers Markets- Outdoor community events will be programmed to occur both within the open spaces of the project and within the parking lots which have been designed to have small WVY[PVUZJSVZLKVɈ^P[OV\[SPTP[PUNJPYJ\SH[PVU:LLNYLLUSVJH[PVUZMVYWHYRPUNSV[ZLJ[PVUZ[OH[TH`ILJSVZLKVɈH[KPM- ferent times.
Loss of approximately
158 parking spaces
Art Festivals/Outdoor Markets/Farmers Markets- Outdoor community events will be programmed to occur both within the open spaces of the project and within the parking lots which have been designed to have portions closed off without limiting circulation. See green locations for parking lot sections that may be closed off at different times.
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Figure 4
Supplemental Parking Lot Locations
Bent Ave
Grand Ave
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0 400200 Feet
Supplemental Parking Locations
NEOTech Parking Lot
Precise Manufacturing Parking Lot
Future Costco Parking Lot
On-Street Parking
! Study Intersection
Study Roadway
Project Site
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Via Vera Cruz
Project
Site
Linda Vista Dr
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Dwy #
2 Project
Dwy #
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Dwy #
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Parking Demand Management Requirements
Based on the analysis conducted above, the 278 on-site parking spaces provided by the proposed project are adequate to accommodate the parking demands for small and medium events. However, for large events which occur on a quarterly basis (4 times a year), it is required that the project applicant secures off-site parking lot location(s) to complement its on-site parking supply (115 parking spaces). Additionally, the project applicant shall consider parking management and parking demand management measures.
The table below provides a summary of the recommendations for special events.
Event Size Without Parking Lot Areas
Closed With Parking Lot Areas Closed
Less than 100 People
(Medium Events)
Provide information on
event flyer about pick-up
and drop-off areas
N/A
More than 100 People
(Large Events)
Provide information on
event flyer about pick-up
and drop-off areas
Provide off-site parking
and shuttle services for
employees
Provide information on event
flyer about pick-up and drop-off
areas
Provide off-site parking and
shuttle services for employees
Provide shuttle services
Provide valet for attendees
Charge for premium parking
spaces
The Transportation Demand Management measures described in the Shared Parking Analysis memorandum shall be implemented during special events.
Figure 5 and Figure 6 display the location of the proposed valet parking services, rideshare pick- up/drop-off, and multi-modal amenities without and with parking lot areas closed, respectively.
Additionally, these graphics display the presence of a traffic supervisor whose function is to control and manage vehicular traffic flow within and around the project site during events. They can do so with the help of special equipment, such as traffic cones, warning signs and barricades.
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Site Plan
N
Figure 5
Parking Demand Management without Parking Lot Area Closed Lot Full -
Valet
Parking &
Rideshare
Only
Valet
Grand Ave
Linda Vista DrLinda Vista Dr
Grand Ave
Vehicle Pick-Up
Traffic Flow (In)
Traffic Flow (Out)
Rideshare
Pick-up/Drop-off
Valet
Pick-up/Drop-off
Traffic Supervisor
Lot Full -
Valet
Parking &
Rideshare
Only
Valet
Lot Full -
Valet
Parking &
Rideshare
Only
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Site Plan
N
Grand Ave
Linda Vista Dr
Vehicle Pick-Up
Traffic Flow (In)
Traffic Flow (Out)
Rideshare
Pick-up/Drop-off
Valet
Pick-up/Drop-off
Traffic Supervisor
Event Space /
Parking Lot Closed
Event Space /
Parking Lot Closed
Figure 6
Parking Demand Management with Parking Lot Area Closed
Lot Full -
Valet
Parking &
Rideshare
Only
Valet
Right
Turn
Only
Linda Vista Dr
Grand Ave
Valet
Lot Full -
Valet
Parking &
Rideshare
Only
Lot Full -
Valet
Parking &
Rideshare
Only