HomeMy WebLinkAboutPermit L97-0062 - PARKWAY SUPERCENTER - PARKING VARIANCEL97 -0062
PARKWAY SUPERCENTER
17300 Southcenter Pkwy.
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BENNER STANGE ASSOCIATES / ARCHITECTS, P.C.
CITY ir TUKWILA
DEPARTMENT OF COMMUNITY DEVELOPMENT
FAX NUMBER: (206) 431-3665
COMPANY:
DEPARTMENT:
DATE:
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FROM:
TITLE:
DEPARTMENT:
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FAX NO.
g 670 - 093
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IF THIS COMMUNICATION IS NOT
CLEARLY RECEIVED, PLEASE CALL:
DEPARTMENT OF COMMUNITY DEVELOPMENT
6300 Southcenter Boulevard, Tukwila WA 98188
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City of Tukwila
John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
MEMORANDUM
TO: Steve Lancaster, DCD Director
FROM: Nora Gierloff, Associate Planner
RE: Proposed Administrative Parking Variance L97 -0062
DATE: October 3, 1997
REQUEST
The architect for the upcoming Parkway Supercenter redevelopment has submitted a
request for an administrative parking variance per TMC 18.56.140 with the attached
parking study. The variance is to cover the main portion of the mall and outbuildings
(Parcel A), but not the new theater and two new restaurants on the existing Pavillion Mall
site. The proposed redesign of the site includes the demolition of the westward building
projection, thereby significantly increasing the number of parking stalls. The current
proposal would provide 1,740 parking stalls, which is 93 fewer than the 1,833 required by
code. This is a deficiency of 5 %, within the 10% threshold for an administrative
variance.
DECISION CRITERIA
Parking variances may be allowed after the applicant demonstrates that the project will
meet the following criteria:
I) All shared parking strategies are explored
The project is under one ownership and surrounding businesses do not have excess
parking that could be safely accessed by customers of the Parkway Supercenter project.
Therefore shared parking is not an option.
II) On -site park and ride opportunities are fully explored
The vast majority of the parking is required by retail and restaurant customers, not
employees, so park and ride strategies would not effectively reduce parking demand.
III) The site is in compliance with the City's commute trip reduction ordinance or,
if not an affected employer as defined by the City's ordinance, agrees to become
affected.
The individual businesses on the site do not trigger CTR compliance because of their size
and hours of operation. However, the site as a whole will have to become an affected
employer as a condition of the variance.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
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IV) The site is at least 300 feet away from a single-family residential zone
The site meets this requirement.
V) A report is submitted providing a basis for less parking and mitigation
necessary to offset any negative effects
The parking study analyzes hourly peak parking demands for the center (retail and
restaurant uses) and concludes that a peak requirement of 1484 stalls would occur at 2:00
and 3:00 on Saturday. This is 349 fewer than required by code and 256 fewer than the
1,740 stalls that are proposed.
CONCLUSION
I recommend that a variance in parking requirements for 180 stalls (9.8%) be granted for
the Parkway Supercenter project. This additional amount is justified by the parking study
and will allow some flexibility for changes during design review and in the tenant mix.
As a condition of approval the development must agree to become a CTR affected
employer.
Reviewed and approved with the stated condtion by
Tukwila DCD Director, on Cpc---6%-3f2x- 7 , 1997.
• -
OCT 03 '97 08:35 BROWN&ASSQCIATES
Christopher Brown tif Associate&
879 Painicr Avenue N.. Suite A -201
Renton, WA 98055-1380
(206) 772 -1188 Fax 772-4321
P.1
Ms. Nora Gierloff
Department of Community Development
City of Tukwila
6300 Southcenter Boulevard
Tukwila, WA 98188
Re: City of Tukwila
Parkway Supercenter
Parking Analysis
Fax Transmittal dated 9/26/97
Dear Ms. Gierloff:
October 1, 1997
I have received a copy of the subject fax transmittal and wish
to confirm the following.
1. The parking then available at the time of our study was
1,740 stalls. You may note that as of October 1st
there are an additional 6 stalls but, as a minor
increase they do not effect the study conclusions.
2. The $200 review fee was sent by Mr. Stange last week
and should be on hand. If you have not yet received
it, please call me and I'll pay it so there.is no delay .
in your review.
I have been advised that Parcel 'B' now meets the
parking code and thus is not covered by my earlier
study. .
Again, thanks for your timely review of the parking Study: If
you have any questions on this matter you may refer them to me
if Mr. Stange is not otherwise available. I'll try to assist
you in any way I can.
Yours truly,
C. V. Brown, P.E.
cc Mr. Roger. Stange
Mr. Mason Frank
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Traffic Engineers CO Transportation Planners
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CITY .■ TUKWILA
DEPARTMENT OF COMMUNITY DEVELOPMENT
TITLE:
FAX NUMBER: (206) 431-3665
DATE:
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DEPARTMENT OF COMMUNITY DEVELOPMENT
6300 Southcenter Boulevard, Tukwila WA 98188
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September 26, 1997
Ms. Nora Gierloff
City of Tukwila
Department of Comunity Development
6300 Southcenter Blvd.
Tukwila, WA 98188
i • Parkway SuperCenter
Tukwila, Washington
Architect's Project No 97111
ear Nora:
BENNER
STANGE
ASSOCIATES
ARCHITECTS, P.C.
:.•i?TR.f,.
5000 SOUTHWEST
MEADOWS ROAD
SUITE 430
LAKE OSWEGO
OREGON
97035
As requested, enclosed is a check for $ 200.00 for the variance process submitted for the above
referenced project Please call me if you have any questions. Thank you for your assistance.
Sincerely,
BENNER STANGE ASSOCIATES ARCHITECTS, P.C.
fZoger . Lange
RWScmav
enclosure
o:/97111/letters/1997/09 -26 Gierloff
503
670 -0234.
FAX
670 -0235
bsa @pi- express.com
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Christopher Brown Associates
879 Rainier Avenue N.. (Suite A -201
Renton. WA 98055 -1380
(206) 772 -1188 Fax 772 -4321
September 26, 1997
Mr. Roger W. Stange
Benner Stange Associates, P.C. z
5000 Southwest Meadows Road, Suite 430 i z'
Lake Oswego, OR 97035 it �,
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In accordance with your request I am enclosing a co py of the w Q
Parkway Supercenter, Parcel 'A' parking analysis with its N o.
' "Conclusions" (page 10) and the attendant recommendation for an I- w '
"Administrative Variance" (page 11). ,z
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Briefly, considering Parcel 'A' with some 443,382 gsf and with' w ai
the code required 4.0 parking stalls per 1,000 gsf the design '2 D;
would suggest some 1,774 parking stalls. However, your design 0 CD;
shows 1,740 stalls which is a rather minor deviation. ;p F-,
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Parkway Supercenter Parking Analysis
Dear Mr. Stange:
Nonetheless, the purpose of the attached study is to review the
parking demands on the basis of both commercial - retail and also
restaurant space. Further, in this regard, attention is focused
on the typical Saturday peak parking demands since Saturday is
the peak day -of- the -week.
Likewise, since retail sales and restaurants do not peak at the
same time, the study also notes the peak parking for each of
these activities by hour -of- the -day for the typical Saturday.
Finally, since some of the stores will be used for bulk retail
sales (furniture and appliances which has been the historical
case in this section of the city) the code required parking for
this activity, set out in terms of a range (minimum and maximum
likelihood), is also shown.
The conclusion is that the amount of parking you have described
is more than sufficient for the Parkway Supercenter, Parcel 'A'
and a request for a variance is indeed appropriate.
C. V. Brown, P.E.
cc City of Tukwila
encl. Traffic Engineers C4 Transportation Planners
')1..( 2 5 1997
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9 -25 -1997 9:31AM FROM BENNER STANGE ASSOC. 503 228 3821
September 25, 1997
Ms. Nora Gierloff
City of Tukwila
Department of Comunity Development
6300 Southcenter Blvd.
Tukwila, WA 98188
Re: Parkway Super Center
Tuckwila, Washington •
Architect's Project No. 97111
P. 2
BENNER
STANGE
ASSOCIATES
ARCHITECTS, P.C.
5000 SOUTHWEST
MEADOWS ROAD
SUITE 430
LAKE OSWEGO
OREGON
97035
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Dear Nora: 2 °,
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Enclosed is a copy of the parking analysis by Christopher Brown and Associates for the °
. renovated,Parkway SuperCenter project. As we discussed, we request a variance for Area `A' . = w;
of the Parkway SuperCenter project from four cars per thousand square feet of retail space to w o;
3.5 car per thousand square feet of retail'space. This is a vast improvement over the current w z;
parking ratio' and, as outlined within the Christopher Brown study, meets and exceeds current c.) 1.
oITE standards. We would appreciate your response to this variance request as soon as O .
possible. Please feel, free to contact me with any questions or concerns. z • .
Sincerely,
NNER STANGE ASSOCIATES ARCHITECTS, P.C.
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enclosures 0
cc: Mason Frank, MBK Northwest Ltd.
Christopher Brown, Christopher Brown and Associates
o: \97111 \leter \1997 \09.25 Gierloff
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503
670-0234
FAX
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Christopher Brown Associates
879 Painier Avenue N., quite A -201
Penton, WA 98055 -1380
(206) 772 -1188 Fax 772 -4321
PARKWAY SUPERCENTER
Parking Analysis
A Study of Required Parking by Current City Code
and
Traffic Engineering Practice
September 24, 1997
Traffic Engineers 0 Transportation Planners
SEP 2 5 1997
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PARKWAY SUPERCENTER
Parking Analysis
A Study of Required Parking by Current City Code
and
Traffic Engineering Practice
TABLE OF CONTENTS
Introduction 1.
Site Designation, Parcels 'A' and 'B' 2.
Purpose 2.
Location 2.
Proposed Parkway Supercenter 4.
Proposed Parcel 'A' Code Required Parking 4.
Comment on Code Parking Needs 7.
Conclusions 10.
Recommendation 11.
List of Tables
•
I Parcel 'A' Proposed Commercial Areas 4.
II Parcel 'A' Maximum & Minimum Areas for Parking 6.
III Code Required Parking 7.
IV Range in Possible Code Parking Shortage 7
V Estimated Peak Parking Demands 8.
VI Peak Parking Demands by Hour of Day 9.
Appendix
Christopher Brown Associates
879 Rainier Avenue N., Suite A -201
Renton. WA 98055 -1380
(206) 772 -1188
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PARKWAY SUPERCENTER
Parking Analysis
A Study of Required Parking by Current City Code
and
Traffic Engineering Practice
Introduction
MBK Northwest is contemplating the acquisition and modification
of properties located in the southern section of the City of
Tukwila's main commercial retail core - Parkway Plaza and the
Pavilion Mall.
Two significant construction projects will be undertaken which
will effect both internal traffic circulation and parking
maneuverability. This construction program incorporates the
following:
1. The removal of a portion of the front of the main
building situated in the center of Parkway Plaza so
that the more linear design of the store frontage(s)
will enhance pedestrian circulation and, equally if
not more importantly, at the same time lead to a
reconfiguration of the parking lot so that the main
parking areas will primarily contain 90° stalls with
aisles oriented on an east -west axis with exceptions
being on the periphery 90° stalls.
2. The Pavilion Mall will be replaced by a multi- screen
theater and two new restaurants.
Both of these modifications will include the addition of free
standing restaurants and new retail sales pads. In particular,
the site immediately in front of the theatre will have two
restaurants (on two separate but proximate pads) while the site
in front of the reconfigured Parkway Plaza will include one new
restaurant pad and a new retail sales pad.
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Christopher Brown Associates
879 Rainier Avenue N., Suite A -201
Renton. WA 98055 -1380
(206) 772 -1188
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Site Designation, Parcels 'A' and 'B'
For the purposes of this parking analysis the site containing
the Parkway Plaza is called Parcel 'A' while the southerly site
for the 12- screen cineplex and the two new restaurants is
called Parcel 'B'.
The designation of two distinct "parcels" is not meant to
suggest or imply that either one operates in an isolated
fashion from a traffic circulation point of view or that
parking on one site precludes pedestrian access to the other.
Indeed, all- weather pedestrian ways are to be constructed in
order to facilitate internal pedestrian movements.
Purpose
The purpose of this study is to evaluate future parking demand
associated with Parcel 'A' since the reconfigured building and
the two new pads, when completed, tends to produce a site that
does not quite meet the recently adopted (May 5, 1997) revised
city parking code.
In this regard it may be noted that the use of "cooperative
parking" or what is sometimes called "shared parking" has an
historical basis that goes back to the days of initial
construction at the Parkway Plaza. Accordingly, in the event
of parking deficiencies that may arise from any new code based
analysis, this concept may carry forward.
The essence of this study is to ensure that parking will be
adequate from a customer base as well as from a city parking
code base.
Location
The location of the Parkway Supercenter is the northeast
quadrant of S. 180th Street and Southcenter Parkway in the
southern part of the main retail shopping sector of the City of
Tukwila, King County, Washington. It is shown on Figure 1, the
Vicinity Map.
-2-
Christopher Brown a Associates
879 Rainier Avenue N.. Suite A -201
Renton. WA 98055 -1380
(206) 772 -1188
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FIGURE 1
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Christopher Brown i Associates
879 Rainier Avenue N.. Suite A -201
Renton. WA 98055 -1380
(206) 772 -1188
Proposed Parkway Supercenter
Figure 2, in addition to describing the location of the main
parking areas for both the shops and the theater also depicts
the style of parking which is can be described, in general, as
90° angle parking served by 2 -way aisles.
Pedestrian corridors through the main parking areas are also
shown linking the shops with Southcenter Parkway. In general
they are located in front of the proposed "Old Navy" store,
"Comp USA ", "Babies 'R' Us ", and the cineplex theater, the
latter ending near the row of parking on the margin of
Southcenter Parkway.
The current design of the Parkway Supercenter (as of September
22, 1997) includes the following building scale and associated
parking supply.
TABLE I
Parcel 'A' Proposed Commercial Areas
Total Retail Sales (gross space)
Total Restaurant (gross space)
Total Commercial (gross space)
Total Parking Supply
Proposed Parcel 'A' Code Required Parking
413,963 gsf
29,419 qsf
443,382 gsf
1,740 stalls
On May 5, 1997 the City of Tukwila adopted Ordinance 1795, a
new parking code. This sets out the appropriate parking
standards to be used for this site along with review processes
for variances from the new standards.
Briefly, parking to be applied to this site is at the rate of:
-4-
4 stalls per 1,000 square feet for shops.
1 stall for each 100 square feet of usable area.
2.5 stalls per 1,000 square feet for bulk retail.
Christopher Brown a Associates
879 Rainier Avenue N.. Suite A -201
Renton. WA 98055 -1380
(206) 772 -1188
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Considering the associated parking for Parcel 'A' based on
gross building areas, with no reductions for unusable areas
such as mechanical rooms and rest rooms, and assuming some
continued "bulk retail sales" as now found in Parkway Plaza,
the following features can be considered.
First, of the major tenants there are two (2) whose entire
stock can be considered well within the bulk retail sales
classification. These are The Bon (40,240 gsf) and Krause's
Sofa Factory (21,200 gsf). In addition, Circuit City (32,420
gsf) has about half of its store (16,210 gsf) set aside for
appliances. Consequently, at a minimum some 77,650 gsf is
associated with bulk retail sales.
Second, while the attached Figure 2 shows several vacant
stores the current stores now using these spaces, such as the
Oak Gallery, Bedroom Superstore (Futons), Dining Interiors,
Furniture Mart, Bel -Red Furniture and Sleep Country are all,
likewise, bulk retail sales facilities.
This grouping does not include Evans Music which sells pianos,
certainly a bulk commodity. Leaving out Evans Music, for
example, perhaps as much as 20,000 additional gsf can be added
to the bulk retail sales group. Consequently, the following
range of deductions may be applied. Of course, this would be
in keeping with the historical nature of this shopping center
where furniture sales have been a rather significant sector.
Considering the above two potential kinds of tenants, then,
the bulk retail sales can range from a minimum of 77,675 gsf
as shown on the current site plan to a maximum of (20,000 plus
77,675) 97,675 gsf, an appropriate upper range of bulk retail
space that should be deemed appropriate in view of the
historical record.
With this range of bulk retail sales, the requisite code
required parking can be found. This is shown in Table II.
TABLE II
Parcel 'A' Maximum & Minimum Areas for Parking Needs
Land Use Maximum
Retail Sales (General) 336,288
Retail Sales (Bulk) 77,675
Restaurants 29,419
-6-
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Minimum
316,288 gsf
97,675 gsf
29,419 gsf
Christopher Brown a Associated
879 Rainier Avenue N.. Suite A -201
Renton, WA 98055 -1380
(206) 772 -1188
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TABLE III
Code Required Parking
Retail Sales (General) 1,345 stalls
Retail Sales (Bulk) 194 stalls
Restaurants 294 stalls
1,265 stalls
244 stalls
294 stalls
Total Code Parking Needs 1,833 stalls 1,803 stalls
Depending on the amount of bulk retail sales ultimately leased
in the new shopping center naturally leads to a range in the
code required parking per the new ordinance. Likewise, such a
range naturally leads to a range in the potential parking
shortfall. This is to be expected considering the original
parking design for this site when first configured as the
Parkway Plaza some years ago. The possible range in parking
shortages is shown in Table IV.
Range in
Land Use
TABLE IV
Possible Code Parking Shortage
Maximum
Parking
Total Code Parking Needs 1,833
Parking Supply, Parcel 'A', (1,740)
Possible Parking Deficiency 93
Deficiency, as a percent of
Comment on Code Parking Needs
Minimum
Parking
1,803 stalls
(1,740 stalls)
63 stalls
code 5.1 % 3.5 %
From the above analysis based on a range of possible bulk
retail sales the projected shortage in code required parking
appears to be minimal.
-7-
Christopher Brown Associates
879 Rainier Avenue N.. Suite A -201
Renton, WA 98055 -1380
(206) 772 -1188
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Nonetheless, to test whether or not the proposed parking
supply in Parcel 'A' is in conformance with observed parking
needs as defined by the Institute of Transportation Engineers
(ITE) the publication, Parking Generation (2nd Edition, (1987)
of ITE may be useful. In addition, since ITE has quantified
the maximum parking needs for both an average weekday and for
a Saturday, both of these periods can be addressed. In
particular, since Saturdays tend to be the highest use days in
a shopping center, a Saturday can serve as a useful comparison
against code required parking.
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In Parcel 'A' there are two (2) ITE Land Use Codes (LUC) of -1 '
interest. The first is LUC 820 -828 which applies to the cnu-;
413,963 gsf of commercial retail sales. The second is ITE w O
Land Use Code 835 which applicable to the typical Family g!5
Restaurant. Note that the latter is a higher parking u.Q
generator than a Ouality Restaurant, found under Land Use Code N a.
831, and thus will give a worst case. Indeed, it has a w:
suitable margin of error which is on the high demand side. z
The weekday and Saturday parking demands are noted below in 1-0
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Estimated Peak Parking Demands u0;
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Land Use Weekday Saturday vcn;
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TABLE V
Retail Sales (LUC 820 -828) 1,252 stalls 1,385 stalls
Restaurants (LUC 835) 279 stalls
219 stalls *
Maximum Parking Demand 1,531 stalls 1,604 stalls
* based on the maximum parking rate for this LUC
Parking Supply
Maximum Parking Demand
Apparent Surplus Parking
1,740 stalls 1,740 stalls
1,531 stalls 1,604 stalls
209 stalls 136 stalls
Based upon the combined maximum demand for peak parking (which
assumes the peak hours of restaurants and commercial retail -
sales are coincident, as measured by traffic engineering
-8-
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Christopher Brown g Associates
879 Rainier Avenue N.. Suite A -201
Renton. WA 98055 -1380
(206) 772 -1188
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standards for the worst case which will be on a Saturday when
1,604 stalls are required, a small surplus of 136 stalls or
some 7.8 percent will exist.
Accordingly, it may be concluded on the basis of current ITE
parking demand standards that an adequate supply of parking
will be available for Parcel 'A' of the Parkway Supercenter.
Of particular note, this is also based on the worst case
assumptions regarding the restaurant sites.
In addition, as shown in a previous study for the Cucina Cucina
Restaurant in this same shopping plaza, the peak parking demand
for the commercial retail sales and the restaurants is not
coincident, either. Thus, the peak parking needs for the shops
occurs in the 2:00 to 3:00 interval while restaurants will be
at a maximum later in the day peaking from 7:00 to 9:00 p.m.
The disparate peaking in the two kinds of enterprises leads to
an appropriate consideration of shared parking.
For a Saturday, the busiest day of the week at the center, the
following forecast parking demands may be a useful reference.
-9-
TABLE VI
Peak Parking Demands by Hour of the Day
Saturday Retail Restaurants Total
Hour of Day Demand
10:00 609 16 626
11:00 1025 22 1047
Noon 1163 66 1229
1:00 1302 99 1401
2:00 1385 99 1484
3:00 1385 99 1484
4:00 1274 99 1373
5:00 1053 131 1184
6:00 886 197 1084
7:00 859 208 1067
8:00 776 219 995
9:00 443 219 662
* The above distribution of parking by time -of -day for a
Saturday is based on the Urban Land Institute study
entitled The Dimensions of Parking (1993), Table 5 -6,
Shared Parking Ratios; Hourly Parking Demand Ratios -
Default Values.
Christopher Brown Associates
879 Rainier Avenue N.. Suite A -201
Renton, WA 98055 -1380
(206) 772 -1188
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With a parking supply of 1,740 stalls there is a comfortable
margin of safety at the time of peak shopping center parking
demand which takes place in the early afternoon. In the 2 :00 z
to 3:00 o'clock interval, on a Saturday, the surplus parkin g
will run to about 256 stalls or some 14.7 percent of the = w
total. Again this surplus, based on shared parking, supports
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The entire retail sales sector of the Parkway Supercenter takes N
place in an area called Parcel 'A'. The building areas total W
443,382 gsf including 29,419 gsf for restaurants. Some 1,740 z
parking stalls are proposed on parcel 'A'. H 0 O:
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Conclusions
The recently adopted parking code for the City of Tukwila sets
forth standard parking requirements and also allows a modest
deduction for stores that are engaged in bulk retail sales.
Typically these are related to furniture and appliances.
Considering a possible range in bulk retail sales, the range in
code required parking varies from 1,803 to 1,833 stalls.
The deficit in parking, depending on the range used, extends
from 63 to 93 stalls or about 3.5 to 5.1 percent of the total
parking supply.
However, contrasting the code required parking against the
theoretical maximum parking demands, as determined from
published ITE criteria, shows that on a practical basis there
will be a surplus amount of parking. The worst day of the week
is a Saturday and on a Saturday the ITE recommended parking is
1,604 stalls. This indicates that a surplus will exist.
Next, the Urban Land Institute has documented the variation in
parking demand by hour -of- the -day for both retail sales as well
as restaurants. The peak parking demand for retail stores on a
Saturday is from 2:00 to 3:00 in the afternoon. Conversely,
for a restaurant it is after 7:00 p.m. Consequently, the
concept of shared parking comes into play and can be used to
modify the respective peak demands for these two diverse kinds
of enterprises.
-10-
Christopher Brown g Associates
879 Rainier Avenue N.. Suite A -201
Renton, WA 98055 -1380
(206) 772 -1188
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Based on the shared parking concept, the maximum demand for
parking in Parcel A' will be from 2 :00 to 3:00 in the afternoon
and amount to some 1,484 stalls. This is about 85 percent of
the code mandated parking.
Given the surplus parking in Parcel 'A' as shown by ITE methods
and further amplified using the ULI demands by hour -of- the -day,
measured in the basic terms of supply versus demand, a request
for a variance in code required parking should be made.
There is little reason to believe that the proposed parking
supply will be inadequate.
Recommendation
A request for an Administrative Variance from Parking Standards
should be made in accordance with City of Tukwila Municipal
Code (TMC) 18.56.140, processed as a Type 2 decision pursuant
to TMC 18.108.020 since the deviation from the adopted standard
is less than 10 percent.
Christopher Brown Associates
879 Rainier Avenue N.. Suite A -201
Renton, WA 98055 -1380
(206) 772 -1188
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PARKWAY SUPERCENTER
Parking Analysis
A Study of Required Parking by Current City Code
and
Table of Contents
Traffic Engineering Practice
APPENDIX
1. Extract from City of Tukwila Parking Code
2. ITE Land Use Code 820 -828, Weekday Peak Parking,
Shopping Center
3. ITE Land Use Code 820 -828, Saturday Peak Parking
Shopping Center
4. ITE Land Use Code 835, Weekday Peak Parking
Family Restaurant
5. ITE Land Use Code 835, Saturday Peak Parking
Family Restaurant
ULI Shared Parking Ratios:
Table 5 -5, Monthly Variation
Table 5 -6, Hourly Variation
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Places of public asser•'"Av, in.
cluding auditoriums, .ibition
halls, community clubs, com•
munity centers , and private
clubs.
The Director shall determine the num.
ber of required parking spaces, with a
minimum of t space for every 100
square•feet of assembly area.
To ensure parking adequacy for each
proposal, the Director may consider the
following:
a. A parking study or documentation
paid tor by the applicant and admin.
istered by the City regarding the ac•
tuat parking demand for the pro.
posed use or
b. Evidence in available planning and
technical studies relating to the pro.
• osed use.
1 e per 50 parking stalls,
witn a minimum of 2 spaces.
Post offices
3 for each 1,000 square feet of usable
floor area
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Public facilities, including librar.
ies, police and fire stations
Shall be determined by the Planning
Commission
1 space per 50 parking stalls,
with a.minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Restaurant
I for each 100 square feet of usable
floor area
Restaurant, Fast food
1 for each 50 square feet of usable floor
area. Fifty percent of any outdoor seat.
Ing area will be added to the usable
floor area for parking requirement cal.
culatlons.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Retail Sales, Bulk
2.5 for each 1,000 square feet of. us.
able floor area
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Retail sales, General
4 for each 1,000 square feet of usable
floor areal! located within the TUC or
TVS zoning districts; 2.5 for each
1,000 square feet of usable floor area If
located In any other zoning district.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per classroom
Elementary and Junior high 1.5 for each staff member
schools
Shopping center (mall), planned, d per usable floor area size, as listed below
500,000 sq. ft. 5 for every 1,000 sq. ft. 1 space per 50 parking stalls,
or larger with a minimum of 2 spaces.
25,000 — 499,999 sq. ft. 4 for every 1,000 sq. ft. I space per 50 parking stalls,
with a minimum of 2 spaces.
Taverns
1 for every 4 persons based on occu•
.anc toad.
1 space per S0 parking stalls,
with a minimum of 2 spaces.
Theaters
1 for every 4 fixed seats. if seats are
not fixed, 1 per 3 seats, with concur•
rence of Fire Chief, consistent with
maximum allowed occupancy
t space per 100 seats, with a
minimum of 2 spaces,
Warehousing
1 for every 2,000 square feet of usable
floor area
1 space per 50 parking stalls,
with a minimum of 2 spaces.
S'd
18.56.060 Loading space requirements.
Off•street space for standing, loading and unloading services shall be provided in such a manner as not to obstruct
freedom of traffic movement on streets or alleys. For all office, commercial, and industrial uses, each loading space
shall consist of at least a ten•foot by 30.foot loading space with 14•foot height clearance for small trucks such as
pickup trucks, or a 1 Z•faot by 65•foat loading space with 14•foot height clearance for large trucks, including tractor•
trailer large spaces. The prescribed number of spaces required are as follows:
Loading Space Requirements Square Feet of Grass Floor Area (Except Rasement Area)
Number or
Spaces
OMce Buildings, Hotels,
Hospitals, and Instltutlons
1
3,000
to
100,000
2
100,000
to
335,000
3
335,000
to
625,000
4
625,000
to
945,000
5
945,000
to
1,300,000
6
. 1,300,000
to
1,695,000 _
7
1495,000
to
2,130,000
6
2,130.000
to
2,605,000
9
2,605,000
to
3,120,000
10
3,1 0,000
to
3,675,000
ZONL'PARK,DOC Sl7197
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SHOPPING CENTER (820 -828)
Peak Parking Spaces Occupied vs: 1,000 GROSS SQUARE FEET
LEASABLE AREA
On a: WEEKDAY
PARKING GENERATION RATES
Average Range of Standard Number of
Rate Rates Deviation Studies
Average 1,000
Square Feet GLA
3.23 1.02 -6.17 1.20
141
635
DATA PLOT AND EQUATION
10,000
9,000 -
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0 1 I 1 I 1 1 1 I I 1 1 1 1 1 1 I
0 200 400 600 800 1,000 1,200 1,400 1,600 1,800
X = 1000 GROSS SQUARE FEET LEASABLE AREA
❑ ACTUAL DATA POINTS FITTED CURVE
Fitted Curve Equation: Ln(P) = 1.173 Ln(X) + 0.064
R2 = 0.939
Parking Generation, August 1987 /Institute of Transportation Engineers
126
.
■
•
SHOPPING CENTER (820 -828)
Peak Parking Spaces Occupied vs: 1,000 GROSS SQUARE FEET
LEASABLE AREA
On a: SATURDAY
PARKING GENERATION RATES
Average Range of Standard Number of
Rate Rates Deviation Studies
Average 1,000
Square Feet GLA
3.97 1.11 -6.06 1.13
178
838
DATA PLOT AND EQUATION
P = PEAK PARKING SPACES OCCUPIED
10,000
9,000 -
8,000 -
7,000 -
6,000 -
5,000 -
4,000 -
3,000 -
2,000 -
1,000 -
0
1 1 1 1 I 1 1 I 1 1 1 I 1 1 r 1 I
200
400 600 800 1,000 1,200 1,400 1,600 1,800
X = 1000 GROSS SQUARE FEET LEASABLE AREA
❑ ACTUAL DATA POINTS
FITTED CURVE
Fitted Curve Equation: Ln(P) = 1.261 Ln(X) - 0.365
R2 = 0.948
Parking Generation, August 1987 /Institute of Transportation Engineers
127
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FAMILY RESTAURANT (835)
Peak Parking Spaces Occupied vs: 1,000 GROSS SQUARE FEET
LEASABLE AREA
On a: WEEKDAY
PARKING GENERATION RATES
Average Range of Standard Number of
Rate Rates Deviation Studies
Average 1,000 GSF
Leasable Area
9.08 5.67 -13.50 2.07
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DATA PLOT AND EQUATION
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X = 1000 GROSS SQUARE FEET LEASABLE AREA
0 ACTUAL DATA POINTS FITTED CURVE
Fitted Curve Equation: P = 9.54(X) -- 2.0
R2 = 0.928
Parking Generation, August 1987 /Institute of Transportation Engineers
138
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FA.t4ILY RESTAURANT (8:35)
Peak Parking Spaces Occupied vs: 1,000 GROSS SQUARE FEET
LEASABLE AREA
On a: SATURDAY
PARKING. GENERATION RATES
Average Range of Standard Number of
Rate Rates Deviation Studies
6.96
6.45 -7.46
Average 1,000 GSF
Leasable Area
2 10
CAUTION —USE CAREFULLY —SMALL SAMPLE SIZE.
NO PLOT OR EQUATION AVAILABLE INSUFFICIENT DATA*
Parking Generation, August 1987 /Institute of Transportation Engineers
139
:••,•••• -.....
•
5 -5 Shared Parking Ratios:
Monthly Variation in Peak Parking Demand Ratios - Default Values
(Percent of Peak Month)
Hotel Rooms Hotel Hotel
Month Office Retail Restaurant Cinema Residential Weekday Saturday Conference Convention
January 100° 65 °`a 50% 90°'0 100% 900'0 650.'o I00% 20%
February 100 65 75 70 100 90 70 100 40
March 100 70 90 50 100 95 80 100 80
April 100 70 90 70 100 95 85 100 80
May 100 70 95 70 100 95 85 100 100
June 100 75 100 100 100 100 90 100 100
July 100 75 100 100 100 100 100 100 50
August 100 75 85 70 100 100 100 100 50
September 100 75 80 80 100 95 90 100 70
October 100 75 80 70 100 95 90 100 70
November 100 . 80 80 50 100 85 80 100 40
December 100 100 90 50 100 85 65 100 20
Source: ULI, Shared Parking (1983).
5-6 Shared Parking Ratios:
Hourly Parking Demand Ratios - Default Values
Office Retail Restaurant
Spaces per 1,000 Spaces per 1,000 Spaces per 1,000 Cinema
Square Feet of GLA Square Feet of GLA Square Feet of GLA Spaces per Seat
Hour of Day Weekday Saturday Weekday Saturday3 Saturdays Weekday Saturday Weekday Saturday
6:00 a.m. 0.1 - - - -
7:00 a.m. 0.6 0.1 0.3 0.1 0.2 0.5 0.5
8:00 a.m. 1.9 0.3 0.7 0.4 0.5 1.0 0.5
9:00 a.m. 2.3 0.4 ' 1.6 1.2 1.5 2.0 1.0
10:00 a.m. 3.0 0.4 2.6 1.8 2.2 4.0 1.5
11:00 a.m. 3.0 0.5 3.3' 2.9 3.7 6.0 2.0 -
12:00 noon 2.7 0.5 3.7 3.4 4.2 10.0 6.0 0.10 0.10
1:00 p.m. 2.7 0.4 3.8 • 3.8 4.7 14.0 9.0 0.15 0.20
2:00 p.m. 2.9 0.3 3.7 4.0 5.0 12.0 9.0 0.15 0.20
3:00 p.m. 2.3 0.2 3.6 • • 4.0 5.0 12.0 9.0 0.15 0.20
4:00 p.m. 2.3 0.2 3.3 • 3.6 4.6 10.0 9.0 0.15 0.20
5:00 p.m. 1.4 0.1 ,3.0 3.0 3.8 14.0 12.0 0.15 0.20
6:00 p.m. 0.7 0.1 3.1 2.6 3.2 18.0 18.0 0.20 0.25
7:00 p.m. 0.2 0.1 3.4 2.4 3.1 20.0 19.0 0.20 0.25
8:00 p.m. 0.2 0.1 3.3 2.2 2.8 20.0 20.0 0.25 0.30
9:00 p.m. 0.1 - 2.3 1.6 2.1 20.0 20.0 0.25 0.30
10:00 p.m. 0.1 1.2 1.5 1.9 18.0 19.0 0.25 0.30
11:00 p.m. - 0.5 0.5 0.5 14.0 17.0 0.20 - 0.25
12:00 midnight - - 10.0 14.0 0.15 0.20
Peak parking ratio 3.0 0.5 3.8 4.0 5.0 20.0 20.0 0.25 0.30
Percent auto usage 100 100 100 100 100 100 100 100 100
Average persons/auto 1.2 1.2 1.8 1.8 1.8 2.0 2.0 2.0 2.0
'Represents nonguest parking demand, assuming 50 percent of restaurant patrons and 100 percent of conference and conven-
tion attendees are nonguests. Conference and convention demands indicated are upper bounds, which are rarely achieved.
2At one auto per dwelling unit.
34 The Dimensions of Parking
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