HomeMy WebLinkAbout6/21/2017 - STAFF REPORTS (2) Judy Deertrack
1333 South Belardo Road,Apt 510
Palm Springs, CA 92264
Wednesday, June 21 2017
To the City Council t �
Palm Springs, California , ,
RE: A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, COMPLYING WITH WRIT
OF MANDATE, REQUIRING ELIMINATION OF THE EVENT AREA FROM PLANNED DEVELOPMENT DISTRICT PD-374,
THE 750 LOFTS" PROJECT LOCA TED A T 750 N. P ALM CANYON DRIVE, CONFIRMING CONFORMITY WITH THE
CITY'S MUNICIPAL CODE WITH REGARD TO PARKING,AND OTHERWISE AFFIRMING APPROVAL OF PD-374
To the City Council:
The 750 Lofts approval in September 2015 was litigated and challenged it as an illegal spot zone. The court disagreed that illegal spot
zoning had occurred, but remanded to the City with instructions to cure the deficiency in allocating for adequate parking. That is
because the parking study DID NOT assess parking for the fourth floor event center, pool, open bar, lounge, conference rooms, and
spa. The court directed the city and the developer to comply with its local ordinance parking requirements. The City is now
attempting to follow that court order.
On May 3, 2017, City Attorney Doug Holland actually RESCINDED (VACATED) the PDD Permit (land use permit), the Conditional Use
Permit (CUP) and the Architectural Permit (AAC) for this project. The rescission appears in the Action Summary prepared after the
hearing. From a transcription of the videotaped May 3, 2017, hearing, the following was stated:
"CITY COUNCIL MEMBER GEOFF KORS: I have a question for the City Attorney. So, are we limited at our
public hearing to either making a decision on the parking to conform to the request of the court or do we
have other opportunities regarding this project?
CITY ATTORNEY DOUG HOLLAND: The court had instructed us to re-visit this issue in regard to the parking
with the council having rescinded the action, and in considering this for public hearing the council would
have the discretion to look beyond just simply the parking issue if it wishes, but at this point we are only
obligated to review the parking considerations."
The City now says one option is to simply remove the fourth floor event center and no particular findings are required. But, there are
four new city council members voting on this tonight that have NEVER before inspected the evidence, heard the testimony, or
considered the impacts of whether this project conforms to the Las Palmas Business District Historic Guidelines, or whether its building
height and mass, and its parking actually serve the character of the area. The local ordinances of Palm Springs and California State
law requires the city council to make FINDINGS that this project, as designed, conforms to the Historic District and to the General Plan,
especially because these prior approvals have been vacated.
The City Council either needs to deny this project outright as non-conforming or send it back for a complete re-design, with comments
and review by the Historic Site Preservation Board (HSPB) and Planning Commission -- because this is a NEW CITY COUNCIL and the
present city council can't just rubber-stamp what the old council did.
Other Concerns are as follows:
1/. The PDD, CUP, AND MajAA for 750 Lofts were rescinded. The General Plan Amendment was not. If the project is denied on June
21st, this will leave a spot zone of Central Business District high-intensity use without an underlying project.
2/ EVEN if the City Council restricts its modifications to elimination of the Event Center, the rescission has VACATED any previous
findings on compliance of the PDD, CUP, ARCHITECTURAL PERMIT with the City's General Plan and Historic District.
3/The GPA has created a SPOT ZONE of high intensity use on a lot that is specifically designed to accommodate only Neighborhood
Commercial. Neighborhood Commercial prohibits hotels, and this project competes DIRECTLY with the boutique hotels that have been
PROPERLY zoned along the eastern edge of Indian Canyon. Those hotels had every reason to count on the historic district protections,
because they have restricted activity on their own projects.
Those FINDINGS MUST BE MADE by a new City Council with no less than FOUR MEMBERS who were never part of the original city
council approval. I recommend that this project be denied as non-conforming.
Judy Deertrack
OCTOBER 9 2012
HISTORIC SITE PRESERVATION BOARD COMMENTS
PAR REVIEW ON ALCAZAR HOTEL
IMMEDIATELY SOUTH OF 750 LOFTS IN LAS PALMAS HISTORIC BUSINESS DISTRICT
Pre-App 12-001 750 North Palm Canyon Drive Page 2 of 12
P. cGrew:
• The proposed design ignores nearly all of the historic district design guidelines.
• It dwarfs the adjacent buildings.
• It is not proportionate to adjacent buildings.
• Relationship of upper floors and ground level is not integrated
• Ignores the rhythm and pattern of solid and void found on adjacent historic buildings.
• Overhang at Palm Canyon fagade does not relate to adjacent buildings.
• Long windowless fagade on Indian Canyon kills pedestrian street life along that street
frontage.
• Proportions and ornamentation do not relate to adjacent buildngs.
S. Gratten:
• Concurrence with Mr. McGrew's comments on lack of adherence to any of the historic
district guidelines.
• Concerned with the excessive height.
• Lacks"fit"into the context of the neighborhood.
• Blocks views of the mountains from properties to the east.
J. Gilmer:
• Concern with north side zero lot lines and conflict with future development on that lot
I blocking views from the proposed building's balconies.
• Future submission should more clearly show the relative height and fenestration of
adjacent buildings.
j R. Ploss:
• Square footages don't seem to add up.
€ • Treats Indian Canyon as "the bastard child".
• Concern with blocking of views from adjacent one and two story hotels to the east,.
• The intimacy and scale in the neighborhood created by the older smaller hotels is
--► destroyed by the proposed massive building.
• Lack of parking is a concern.
T. Deleeuw:
• Lacks cohesive relationship with the neighborhood.
• Presents an unattractive solid blank wall along Indian Canyon.
• Doesn't allow adjacent smaller buildings to maintain their identity; looms over adjacent
buildings and smothers them.
Public Comment:
R. Marshall:
• Historic guidelines should be followed.
• Appears"hulking, looming, overbuilt"
-► + Out of scale with the rest of the neighborhood.
• It is not the City's job to make a project have "financial sense".
• A lot is wrong with this building.
+ The Pre-app has proven to be a useful process in this case.
S. Frith:
• Very grave concerns about negative impact of this project on the neighborhood.
-� • Over density and height.
0 Hyatt Hotel downtown was a mistake and would be tragic to repeat that mistake here.
Ot
Revisions have been highlighted in yellow.
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, COMPLYING WITH WRIT
OF MANDATE, REQUIRING ELIMINATION OF THE
EVENT AREA FROM PLANNED DEVELOPMENT
DISTRICT PD-374, THE "750 LOFTS" PROJECT LOCATED
AT 750 N. PALM CANYON DRIVE, CONFIRMING
CONFORMITY WITH THE CITY'S MUNICIPAL CODE WITH `���
REGARD TO PARKING, AND OTHERWISE AFFIRMING \ k
APPROVAL OF PD-374
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, FINDS:
A. In 2014, 750 Lofts, LLC a California limited liability company applied for approval
of Planned Development District PD-374, General Plan Amendment, Conditional Use
Permit and Major Architectural Application (the "Entitlements") in order to construct a 39
room hotel on 1.13 acres of property located at 750 N. Palm Canyon Drive, Palm
Springs (the "Property").
B. The Property, while itself not a historic structure, is located within the Las Palmas
Business Historic District. On October 12, 2014, the Historic Site Preservation Board
("HSPB") reviewed the General Plan Amendment ("GPA"), Conditional Use Permit
("CUP"), and Planned Development District ("PDD") for the original project application
which, at that time, included a hotel with forty-six (46) rooms, sixty-two (62) parking
spaces and a maximum height of fifty feet (50'), with lower heights at the street
frontages. The HSPB approved the Project subject to certain conditions, one of which
required that the Major Architectural Application ("MAJ") come back to the HSPB for
review.
C. The Project, including the MAJ, was brought back to the HSPB on January 13,
2015, and at that time, the HSPB approved the Project subject to conditions requiring
reductions in building height, limitations on rooftop structures, and a requirement that
the parking study be reviewed by the City Engineer for adequacy of off street parking
such that the Project would not adversely impact the historic district.
D. The Project was revised in an effort to respond to the HSPB conditions, resulting
in a hotel of only thirty-nine (39) rooms, thereby reducing room count by seven (7), and
reducing some building heights
E. An initial study was prepared for the Project pursuant to the California
Environmental Quality Act ("CEOX), and was circulated for a twenty (20) day period
from February 6, 2015 to February 25, 2015. With the revisions to the Project prompted
-1-
Revisions have been highlighted in yellow,
by the HSPB review, the initial study was revised and re-circulated for public comment
from June 29, 2015 to July 20, 2015.
F. On June 24, 2015, July 22, 2015, and August 12, 2015 the Planning Commission
conducted a public hearing and reviewed the project. At its August 12, 2015 meeting,
the Planning Commission recommended that the Project be approved subject to the
conditions of approval..
H. On September 16, 2015, the City Council held a public hearing and, after taking
public testimony, approved the Project, including the GPA, PDD, CUP, MAJ and
Mitigated Negative Declaration and deleted HSPB conditions 1, 2 and 3.
I. On October 23, 2015, Advocates for Better Community Development filed a
Petition for Writ of Mandate (the "Petition"), seeking to compel the City to rescind its
approval of the Entitlements.
J. In adjudicating the Petition, the Court heard three (3) basic arguments: (a) that
the City Council abused its discretion when it deleted the HSPB conditions without
sending the Project back to the HSPB, (b) that the City violated its municipal code for
approving the Project without considering the parking requirements for the "event
space", and (c) that the approval of the Project was "spot zoning."
K. The Court denied the Petition as to the claim that the City Council abused its
discretion in deleting the HSPB conditions and it found nothing in the municipal code
that requires the Council to refer the revised Project back to the HSPB.
L. The Court also denied the Petition as to the claim of spot zoning, finding that no
spot zoning occurred as no "island" was created, and the Court further found that even if
it had been spot zoning, such zoning was in the public interest as it provided tourist
accommodations and revitalized Indian Avenue.
M. The Court, however, granted the Petition as to the issue of parking, and on April
6, 2017, issued a "Peremptory Writ of Mandate" (the "Writ") to the City. The Writ
requires neither more nor less than that the City set aside its approvals of the
Entitlements until such time as the City adequately addresses all parking issues,
including event space parking, as required by the City's Municipal Code.
N. On May 3, 2017, the Council took affirmative action rescinding Ordinance No. 1886
(the past approval of the PDD), Resolution No. 23899 (the past approval of the MAJ), and
directing staff to schedule a public hearing in this matter.
O. Staff first issued and gave proper notice of this public hearing to take place on May
17, 2017, then re-noticed this public hearing for June 7, 2017, and then continued, after
being opened and properly adjourned until the date of this Resolution's consideration, and
adoption, June 21, 2017.
-2-
Revisions have been highlighted in yellow.
P. At the public hearing in this matter, prior to adopting this Resolution, the City
Council considered a report from its staff inclusive of a true and correct copy of the Writ,
received any and all written or oral testimony offered, and deliberated upon the approval
of this Resolution to the extent deemed appropriate by the City Council.
THE CITY COUNCIL HEREBY FURTHER FINDS AND RESOLVES:
Section 1: The true and correct recitals above are incorporated by this reference
herein as the factual basis for this Resolution.
Section 2: The list of permitted uses and development standards reflected in the
Project's conditions of approval did not contain the "event space." Regardless of the
terms and conditions of approval, and independent of whether the parking study in
support of the Project referenced or included the "event space," that space was not
removed from the Project plans prior to Council approval of the Project, and ambiguity
existed in the administrative record as to whether the Project included the event space.
Section 3: With the elimination of the event area, the Project consists of a thirty-nine
(39) room hotel, a one hundred thirteen (113) seat restaurant on Palm Canyon Drive, a
thirty-nine (39) seat lounge on Indian Canyon, and a twenty (20) seat roof top lounge
Section 4- Palm Springs Municipal Code ("PSMC") Section 93.060.00(16) requires
one (1) parking space for each hotel room in any hotel having less than fifty (50) rooms.
Section 5: PSMC Section 93.060.00(30) one (1) parking space for every three (3)
seats in restaurants and lounges.
Section 6: Given the PSMC requirements, the parking requirement for the Project
includes thirty-nine (39) spaces for the hotel and fifty-eight (58) spaces for the
restaurant and lounges, for a total parking requirement ninety-seven (97) spaces.
Section 7: The Project plans as approved will provide for a total of one hundred eight
(108) spaces, thirty-four (34) of which will be on-site valet spaces. The Project is
conditioned to provide valet service at all times.
Section 8: Condition of Approval number ADM 15 provides that any deviation from
the number of restaurant or lounge seats shall require prior approval by the Director of
Planning by means of an amendment to the use permit associated with each use,
thereby assuring that the City retains control to enforce Project compliance with the
PSMC as to parking.
Section 9: An independent traffic engineer reviewed the Project's parking
requirements exclusive of the event area, and found that based on the PSMC and the
widely accepted and used Urban Land Institute shared parking methodology, the
forecast shared parking demand for the Project can be accommodated by the one
hundred eight (108) off-street parking spaces in the Project.
-3-
Revisions have been highlighted in yellow.
Section 10: Since the issuance of the Writ and pending the City of Palm Springs'
adoption of this Resolution, all Project approvals have been and remained effectively
"set aside." As such, the City has neither processed nor issued any Project permits. To
ensure certainty on the part of all parties regarding the status of all Project approvals
and resolutions pending adoption of this Resolution, the City Council formally rescinded
approval of the PDD and the MAJ on May 3, 2017.
Section 11. The environmental assessment prepared and approved pursuant to and in
accord with the California Environmental Quality Act in conjunction with the Project is
the controlling environmental assessment for purposes of this Resolution. The only
defect in this assessment, per the Court's ruling issued in relation to the Writ, was the
City's parking analysis related to the "event space." Although the Writ set aside the
City's approval of that assessment, the analysis contained therein, complemented by
this Resolution's clarification that the event area/space is no longer a part of the Project,
supports the recommended action.
Section 12: This Resolution shall be effective immediately upon its adoption, and the
City Attorney and City Clerk are hereby directed to take all necessary action to ensure
the City's timely compliance with the Writ, including without limitation the filing of a
Return to the Writ, explaining the City's action(s) taken to comply with the terms of the
Writ.
Section 13. Auer the initial issuance and publication of this Resolution and the related
staff report, but prior to the public hearinq in this matter, the City learned that (i) the
Secretary of State of the State of California suspended the limited liability company that
is the developer of this Project, 750 Lofts, LLC, (ii) this suspension took place on May 8,
2017 and resulted from a failure to file a statement of information, and that (iii) upon
learning of the suspension, 750 Lofts, LLC filed the statement of information necessary
to return the company to "active"status. The City acquired the information regarding the
existence of the suspension independently, and acquired the additional information from
legal counsel for 750 Lofts, LLC.
NOW THEREFORE, BE IT FURTHER RESOLVED that, based upon the foregoing, the
City Council hereby orders that (i) an additional condition shall be placed on the Project
which expressly requires that the "event area," also referenced in the Writ and from time
to time in relation to the Project as "event space," is eliminated from PDD-374, and that
(ii) subject to that change, the approval of PDD-374 and all related approvals and
resolutions, including without limitation Ordinance No. 1886 and Resolution No. 23899,
adopted arising from and related to the Project are hereby reinstated and affirmed in
their entirety.
-4-
Revisions have been highlighted in yellow.
IT IS FURTHER RESOLVED that although this Resolution is effective immediately, the
City shall neither process nor approve any Project permit, and shall not transact any
Project-related business of any kind with 750 Lofts, LLC., a limited liability company,
until such a time as 750 Lofts, LLC provides documentation to the City Clerk of the
restoration and revival of the limited liability company, by the Secretary of State of the
State of California to "active"status.
ADOPTED this 21 s' day of June, 2017.
David H. Ready, City Manager
ATTEST:
Kathleen Hart, Interim City Clerk
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS )
I, Kathleen Hart, Interim City Clerk of the City of Palm Springs, hereby certify that
Resolution No. is a full, true and correct copy, and was duly adopted at a regular
meeting of the City Council of the City of Palm Springs on
by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Kathleen Hart, Interim City Clerk
City of Palm Springs, California
-5-
engineering traffic engineering•transportation planning
group.inc. acoustical engineering•parking studies
�f air quality&greenhouse gas analysis
LETTER OF TRANSMITTAL
TO: KITTRIDGE HOTELS DATE: July 31, 2015
234 E. Colorado Boulevard, Suite 500 JOB NO.: 2441-2014-01
Pasadena,CA 91101 SUBJECT: Proposed 750 Lofts Project
(Updated 07/30/2015)
ATTN: Mr.Andy Carpiac Parking Analysis, City of Palm Springs
WE ARE FORWARDING: By Messenger X By E-Mail
By Blueprinter By Fedex
NUMBER OF COPIES DESCRIPTION
1 PDF copy for your use
SENT FOR YOUR STATUS PLEASE NOTE
Approval Preliminary X Revisions
Signature X Revised Additions
x Use Approved Omissions
File Released Corrections
REMARKS:
Attached is a PDF copy of the Proposed 750 Lofts Project Parking Analysis (Updated 07/24/2015), City of Palm
Springs.
Please call me at (949)474-0809 extension_214 if you have any questions.
BY:
AI ,
Associate Principal
COPIES TO:
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33
PROPOSED 750 LOFTS PROJECT
PARKING ANALYSIS (UPDATED 07/31/2015)
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Mr. Andy Carpiac
KITTRIDGE HOTELS
234 E. Colorado Boulevard, Suite 500
Pasadena, CA 91101
Subject: Proposed 750 Lofts Project — Parking Analysis (Updated 07/3012015),
City of Palm Springs
Dear Mr. Carpiac
RK ENGINEERING GROUP, INC. (RK) is pleased to provide this updated Parking Analysis for
the proposed 750 Lofts Project. The proposed site is located to the north of Granvia
Valmonte, and is bound by North Palm Canyon Drive on the west and North Indian Canyon
Drive on the east, in the City of Palm Springs, as shown in Exhibit A.
The mixed-use project will consist of construction of a proposed hotel including the
following components:
39-room hotel;
• 20-seat roof-top area;
113 seat quality restaurant (approximately 4,722 square feet); and
• 39-seat lounge area.
The proposed project is planned to provide 74 designated off-street parking spaces and
will provide valet parking services. The valet service is planned to operate for majority of
the day and will enable double parking of vehicles resulting in added parking capacity. The
valet service is expected to add a minimum of approximately 34 parking spaces beyond the
74 designated parking spaces. Therefore, the project is planned to provide a minimum of
108 parking spaces when accounting for the valet services.
It should be noted that an agreement was previously in place between the project site and
a hotel on the same street, the Colony Palms Hotel, that allowed for overflow parking
rights for the Colony Palms Hotel on the project site. That agreement expired in early 2014
and has been terminated per the original terms of the agreement, as recorded on title.
An aerial image of the site plan is shown in Exhibit B.
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www.rkengineer.com
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-Mr. Andy Carpiac
KITTRIDGE HOTELS
July 31, 2015
Page 2
The multi-use nature of the proposed project provides an opportunity for shared parking
within the overall project site. The City of Palm Springs Municipal Code permits a shared
parking analysis for multi-use development. The location of the project site and its
proximity to the downtown area create opportunities for users and visitors to access the
project site by other modes of transportation such as walking, or use of public
transportation such as trolley or taxi. Additionally, it is likely some hotel guests will utilize
taxi or shuttles to and from the airport.
The City of Palm Springs Municipal Code parking requirements in conjunction with the
Urban Land Institute (ULI) Shared Parking methodologies has been utilized to evaluate the
adequacy of the parking for the overall project site. Both weekday and weekend parking
demands have been evaluated, based on the hourly variations in parking demand.
Based on the City of Palm Springs Municipal Code and the proposed land uses, the project
would require 96 parking spaces without assuming mode and internal adjustments or a
shared parking condition.
Based on the City of Palm Springs Municipal Code and a 50% reduction for mode and
internal adjustments, the project would require 68 parking spaces without assuming a
shared parking condition.
Utilizing the shared parking concept as applicable to the proposed project, the shared peak
parking demand for the project has been estimated to be 60 parking spaces during peak
weekday conditions and 62 parking spaces during peak weekend conditions.
If you have any questions regarding this study, or need further review, please do not
hesitate to call our office at (949) 474-0809.
Sincerely,
RK ENGINEERING GROUP, INC-
Alex Tabrizi, P.E., T.E. Tiffa Giordan I.T.
Associate Principal apFESS Engineer II
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PROPOSED 750 LOFTS PROJECT
PARKING ANALYSIS
(UPDATED 07/31/2015)
City of Palm Springs, California
Prepared for:
KITTRIDGE HOTELS
234 E. Colorado Boulevard, Suite 500
Pasadena, CA 91101
Prepared by:
RK ENGINEERING GROUP, INC.
4000 Westerly Place, Suite 280
Newport Beach, CA 92660
Mohammad "Alex" Tabrizi, P.E., T.E.
Tiffany Giordano, E.E.T.
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JN:2441-2014-01
Table of Contents
Section Page
1.0 Project Description ................................................................................ 1-1
2.0 Parking Analysis..................................................................................... 2-1
2.1 City of Palm Springs Parking Requirements 2-1
2.2 Shared Parking Parameters 2-2
2.3 Shared Parking Results 2-4
3.0 Conclusions............................................................................................ 3-1
TG.dt1RK 10708.doc
JN:2441-2014-01
List of Attachments
Exhibits
Location Map .....................................................
SitePlan ................................................................................................................... B
Tables
City of Palm Springs Municipal Code Required Parking ............................................. 1
ULI Hourly Weekday Shared Parking Analysis......................................................... ... 2
ULI Hourly Weekend Shared Parking Analysis ............................................................ 3
ULI Hourly Shared Parking Analysis: Summary ........................................................... 4
Appendices
City of Palm Springs Parking Requirements................................................................ A
Urban Land Institute (ULI) Shared Parking Methodology............................................ B
Shared Parking Termination ...................................................................................... C
TG:dt/RK10708.doc q
1N:2441-2014-01
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1 .0 Project Description
RK ENGINEERING GROUP, INC. (RK) is pleased to provide this parking analysis for the
proposed 750 Lofts Project located in the City of Palm Springs. The project site is located
to the north of Granvia Valmonte, and is bound by North Palm Canyon Drive on the west,
and North Indian Canyon Drive on the east, as shown on Exhibit A. The proposed
development will replace the existing buildings on-site. The site plan is shown in Exhibit B.
The proposed mixed-use project will include the following:
39-room hotel,-
* 20-seat roof-top area;
• 113 seat quality restaurant (approximately 4,722 square feet); and
• 39-seat lounge area.
The proposed project is planned to provide 74 designated off-street parking spaces and
p P p 1 p P 9 p g p
will provide valet parking services. The valet service is planned to operate for majority of
the day and will enable double parking of vehicles resulting in added parking capacity. The
valet service is expected to add a minimum of approximately 34 parking spaces beyond the
74 designated parking spaces. Therefore, the project is planned to provide a minimum of
108 parking spaces when accounting for the valet services.
It should be noted that an agreement was previously in lace between the project site and
� Ea Y � N 1
a hotel on the same street, the Colony Palms Hotel, that allowed for overflow parking
rights for the Colony Palms Hotel on the project site. That agreement expired in earl 2014
g Y
and has been terminated per the original terms of the agreement, as recorded on title. The
termination records are provided in Appendix C_
-1 40
The proposed project will be served by two (2) driveways; one (1) existing full access
driveway on North Palm Canyon Drive, and one new (1) right-in/right-out only driveway on
North Indian Canyon Drive_
The proposed project site is currently zoned as a Planned Development (PD) district by the
current City of Palm Springs Zoning Map.
This analysis determines the parking requirements for the proposed project land uses based
on the City of Palm Springs Municipal Code. The analysis also evaluates the shared parking
demand for the proposed multi-use site utilizing the Urban Land Institute (ULI) shared
parking concepts and methodology and applicable rates of hourly parking demand and
utilization for each use.
Based on the City Municipal Code without any shared parking assumptions or reductions
for mode and internal adjustments, the proposed project requires 96 parking spaces.
Therefore, the site is forecast to supply an excess of 12 parking spaces based on the
required number of parking spaces for the City of Palm Springs.
Without assuming a shared parking condition for the proposed uses, using the City
Municipal Code and assuming a total of 50% parking demand adjustment associated with
noncaptive and modal reduction, the total combination of the proposed uses (hotel,
lounge, roof-top area, and restaurant) for the proposed project would require a total of 68
off-street parking spaces. Therefore, based on the City Municipal Code and the mode and
internal adjustments, without any shared parking, the site is forecast to supply an excess of
40 parking spaces.
When accounting for the shared parking conditions, the proposed project is forecast to
have a maximum parking demand of 62 parking spaces occurring at 8:00PM and 11 :00PM
during the weekend conditions. Hence, assuming shared parking conditions, the proposed
project is forecasted to provide a sufficient number of parking spaces.
1-2
41.
r
Based upon the shared parking analysis, an adequate number of parking spaces
is forecast to be provided to accommodate the proposed land uses during any
time of weekday or weekend.
1-3
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43
1-4
2.0 Parking Analysis
2.1 City of Palm Springs Parking Requirements
As shown in Table 1, without assuming adjustments for mode and internal capture
nor any shared parking opportunity between the uses, the total combination of the
proposed uses (hotel, lounge, roof-top area, and restaurant) for the proposed
project would require a total of 96 off-street parking spaces based on the City of
Palm Springs Municipal Code. The applicable City of Palm Springs Municipal Code
Parking Requirements are included in Appendix A.
The project is planned to provide 108 off-street parking spaces when accounting for
the valet services. Therefore, based on the City Municipal Code, the site is forecast
to supply an excess of 12 parking spaces.
2.2 Mode and Internal Adjustment
The location of the project site and its proximity to the downtown area create
opportunities for users and visitors to access the project site by other modes of
transportation such as walking, or use of public transportation such as trolley or taxi.
ULI recommends a 30% noncaptive reduction and a 60% mode adjustment for
restaurants that are near resort hotels (Appendix B).
This analysis assumes a total of fifty (50) percent adjustment in parking demand
associated with the restaurant, lounge and roof-top area land uses to account for
noncaptive and modal reductions. This estimate is conservative based on the ULI
recommendations and the downtown area features. Additionally, it is very likely
some hotel guests will utilize taxi or shuttles to and from the airport.
2-1 44
Table 2 provides the required number of parking spaces as a result of the City
Municipal Code and the 50% reduction for mode and internal adjustments. As can be
seen from the table, the combination requires 68 parking spaces, Therefore, the
project will supply an excess of 40 parking spaces.
2.3 Shared Parking Parameters
The multi-use nature of the proposed project provides an opportunity for shared
parking within the overall project site. Shared parking is the use of a-parking space
to serve two or more individual land uses without conflict or encroachment. The
ability to share parking between two or more uses is the result of two conditions:
• Variations in the accumulation of vehicles by hour of day; and
Relationships among the land uses that result in visiting multiple land uses
on the same auto trip.
The key goal of shared parking analysis is to find the balance between providing
adequate parking to support a development from a commercial viewpoint while
minimizing the negative aspects of excessive land area or resources devoted to
parking. Multi-use developments that share parking result in greater density, better
pedestrian connectivity, and, in turn, reduced reliance on driving, typically because
multiple destinations can be accessed by walking.
RK has used procedures developed by the Urban Land Institute (ULI) from their 2005
publication, Shared Parking, Second Edition. This document contains the latest
procedures and data with respect to parking demand and shared parking_ This
shared analysis utilizes the parking demand rates from the City of Palm Springs
Parking Requirements for each of the proposed project's land uses.
45
2-2
The ULI shared parking analysis evaluates the types of land uses, parking rates,
monthly variations of parking demand by land use, differences between weekday
and weekend parking demand, the hourly distribution of peak parking demand for
each type of land use, and captive versus non-captive parking demand within the
project site. This analysis is based on a selection of ULI procedures to evaluate peak
parking demand that will occur at the proposed 750 Lofts Project.
The ULI parameters were used in conjunction with the City of Palm Springs parking
rates and 50% reductions for mode and internal adjustments to analyze shared
parking demand at the project site. The analysis is based on the following inputs
and calculations for each land use:
1 . ULI peak parking demand by land use for visitors and employees.
The ULI Shared Parking model proportions the parking rates between visitors
and employees for weekday and weekend conditions, each with their own
parking demand characteristics_ While the ULI parking rates were modified
to reflect the City of Palm Springs' Municipal Code, the split between
employees and visitors identified in the ULI analysis was used.
2. ULI hourly variations of parking demand. Throughout the day, a
different percentage of employees and visitors are expected.
3. ULI weekday versus weekend adjustment factor. Weekdays and
weekends attract a different percentage of visitors and employees based on
the land use.
4. Captive trip reductions. As with most multi use developments, the
proposed project is expected to have a small percentage of captive trips
between users within the development, which further reduces the parking
demand. The parking demand is reduced due the fact that multiple land
uses are visited while parking only once.
2-3
S. Modal adjustment reductions. It is expected that some visitors may use
different modes of transportation, and it is typical to take a modal
adjustment for this type of development. The modal adjustment takes into
account modes such as walking, biking, and other non-auto modes of
transportation to and from the site for employees.
As previously noted the location of the project site and its proximity to the downtown
area create opportunities for users and visitors to access the project site by other
modes of transportation such as walking, or use of public transportation such as
trolley or taxi. ULI recommends a 30% noncaptive reduction and a 60% mode
adjustment for restaurants that are near resort hotels (Appendix B).
This analysis assumes a total of fifty (50) percent adjustment in parking demand
associated with the restaurant and roof-top area land uses to account for
noncaptive and modal reductions. This estimate is conservative based on the ULI
recommendations and the downtown area features.
It is very likely some hotel guests will utilize taxi or shuttles to and from the airport.
However, this analysis is considered conservative since it does not account for any
modal or captive adjustments associated with the hotel use.
The analysis also does not account for the following ULI procedure which could
potentially further reduce parking demand associated with the proposed project:
1. ULI monthly adjustment factors. Throughout the year, differing land
uses peak during different months. For example, retail land uses are typically
expected to peak during the end of the year in late December. The parking
demand is reduced during the months that the land use is not expected to
peak. For this project, it is assumed that the land uses will be peaking
throughout the year to be conservative.
2-4 '
r
2.4 Shared Parking Results
Table 3 and 4 provide the hourly shared parking demand for the weekday and
weekend, respectively, based on the number of required parking spaces determined
by the City of Palm Springs Municipal Code, 50% reductions, and the ULI-based
hourly parking demand. The tables also calculate the split of demand between
visitor and employees based on the ULI methodology and the City of Palm Springs
Municipal Code parking rates with 50% reductions. Table 5 provides a detailed
summary of the percent of parking spaces expected to be occupied throughout a
typical weekday and weekend assuming shared parking conditions. As shown in
Table 5:
• During a typical weekday, the expected peak will occur at 9:00 PM with 60
parking spaces occupied, or 55.6% of the total supplied parking.
• During a typical weekend, the expected peak will occur at 8:00 PM and
11:00 PM with 62 parking spaces occupied, or 57.4% of the total supplied
parking.
It should be noted that the project will provide valet services. When valet services
are utilized, vehicles can be double-stacked, allowing additional parking spaces. A
valet parking plan should be developed for the project site and approved by the City
and the Fire Department. It should be noted that the proposed project, assuming
shared parking conditions, is forecasted to provide a sufficient number of parking
spaces.
The proposed 750 Lofts Project would provide a total of 108 off-street parking
spaces. Based upon the shared parking analysis, adequate number of
parking spaces are forecasted to be provided to accommodate the
proposed land uses during any time of weekday or weekend.
z-5
4g
THIS PAGE INTENTIONALLY LEFT BLANK
19
2-6
3.0 Conclusions
The following conclusions have been reached with respect to the proposed 750 Lofts
Project:
1. The project would consist of hotel, lounge, roof-top area, and restaurant uses, which
are compatible from a shared parking standpoint, Peak parking demand will not
occur simultaneously from all of the various uses.
2. Based on the City of Palm Springs Municipal Code and the proposed land uses, the
project would require 96 parking spaces without assuming mode and internal
adjustments or a shared parking condition.
3. Based on the City of Palm Springs Municipal Code and a 50% reduction for mode and
internal adjustments, the project would require 68 parking spaces without assuming a
shared parking condition.
4. Utilizing the shared parking concept as applicable to the proposed project, the shared
peak parking demand for the project has been estimated to be 60 parking spaces
during peak weekday conditions and 62 parking spaces during peak weekend
conditions.
5. The proposed project is planned to provide 108 off-street parking spaces with the
valet service in use. The valet service will allow double-stacking of vehicles, increasing
the parking supply.
6. Based on the City of Palm Springs Municipal Code and the ULI shared parking
methodology, the forecast shared parking demand for the proposed project can be
accommodated by the 108 off-street parking spaces planned to be provided by the
proposed project.
� III
„ o
3-1
e
7. The project should monitor its peak parking demand as needed to refine parking
management operations at the site.
3-2
Exhibits
�2 v
Exhibit A
Location Map
Tamarisk Road
1 4
SITE'
va Altamira
i 6
E
I
GruMa Wmonte
3 7
c �
� c
E
Akio Road
Le end:
�;J =Study Area Intersection
---=Driveway to be Removed
——=Proposed Project Driveway
N
2441-24WOItExA, engineering
_...PROPOSED 750 LOFTS PROJECT-PARKING ANALYSIS.City of Palm Springs,Catifcrnta group, inc.
v
Exhibit B
Site Plan
xt 1 Illy �:
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♦.tip Y .. ._.,...... _ ....,__ _' _..... _._.. ... .r;_
N
PROPOSED 750 LOFTS PROJECT-PARKING ANALYSIS,GV of Palm Springs,Cafifomia (group, inc.
V'Y
Tables
k
Table 1
Proposed 750 Lofts Project
City of Palm Springs Municipal Code Required Parking
Size
Land Use No.of Spaces Required
SF(Gross) Rooms Seats
Hotel N/A 39 N/A 39.0
Restaurant z 4,722 N/A 113 37.7
Lounge N/A N/A 39 13.0
Roof-Top Bari N/A NIA 20 6.7
Total Proposed Project 96.3
Required Parking Per Palm Springs Code 96.0
Project Site Proposed Parking Spaces Provided 108.0
Parking in Excess Per Code 12
Parking Analysis is based on City of Palm Springs Municipal Code Section 93.06.00
SF = Square feet
' In accordance with City of Palm Springs Municipal Code,there shall be provided one(1)garage,carport, or
open parking space as an accessory for each of the first fifty(50) guest rooms in any establishment.
Establishments with more than fifty(50) guest rooms shall provide 0.75 parking spaces as an accessory for each
guest room in excess of fifty(50),
z In accordance with City of Palm Springs Municipal Code, restaurants shall provide one(1)space for each thirty-
five(35) square feet of gross floor area where the public is served, or one(1) space for every three(3) seats.
3 In accordance with Cityof Palm Springs Munici al Code cabarets cocktail lounges, and discotheques as a
p - � g q
separate use or within a restaurant shall provide(1) space for each thirty-five(35) square feet of gross floor area
where the public is served, or one(1) space for every three(3) seats.
4 From the City of Palm Springs Municipal Code: When computation of the required number of parking spaces
results in a fractional parking space, one(1) additional parking space shall be required for one-half(1/2) or
more fractional parking space and any fractional space less than one-half(1/2) of a parking space shall not be
counted.
is bktab1es'\RK 10708T8.xls
1N:2441-2014-01 f
Table 2
Proposed 750 Lofts Project
Required Parking with Mode and Internal Adjustments
Size
Land Use No.of Spaces Required
SF(Gross) Rooms Seats
Hotel ' N/A 39 N/A 39.0
Restaurant 2 4,722 N/A 113 37.7
Restaurant Mode&Internal Adjustment(50%)4 18.8
Subtotal Restaurant 18.8
Lounge3 N/A N/A 39 13.0
Lounge Mode&Internal Adjustment(50%)4 6.S
Subtotal Lounge 6.5
Roof-Top Bari N/A N/A 20 6.7
Roof-Top Bar Mode& Internal Adjustment(50%)4 3.0
Subtotal Roof-Top Bar 3.7
Total Proposed Project 68.0
Project Site Proposed Parking Spaces Provided 108.0
Parking in Excess with Adjustments 40
SF = Square Feet
' In accordance with City of Palm Springs Municipal Code,there shall be provided one(1)garage, carport, or
open parking space as an accessory for each of the first fifty(50)guest rooms in any establishment.
Establishments with more than fifty(50)guest rooms shall provide 0.75 parking spaces as an accessory for
each guest room in excess of fifty(SO).
In accordance with City of Palm Springs Municipal Code, restaurants shall provide one(1)space for each thirty-
five(35)square feet of gross floor area where the public is served, or one(1)space for every three(3)seats.
3 In accordance with City of Palm Springs Municipal Code, cabarets,cocktail lounges, and discotheques as a
separate use or within a restaurant shall provide(1)space for each thirty-five(35)square feet of gross floor
area where the public is served, or one(1)space for every three(3)seats.
a Due to the mixed-use nature of the proposed development, it is expected that approximately 50%of the
visitors to the proposed project will be either internally captured from the hotel(25%), and therefore will not
be needing an additional parking space, or will be using other modes of transportation (25%),such as
walking or biking,and will not be needing a parking space. A total reduction of 50%is used conservatively,
and it can be expected to be higher. The 50%reduction is not included nor addressed in the City of Palm
Springs Municipal Code.
1:lrktab1es\RK 10708TB.xls
1N:2441-2014-01
TAI.3
Proposed 750 Lofts Project
ULI Hourly Weekday Shand Parking Malysis
Cary of Pak.Springs Adjusted City Waakday Haud7 Shard Palkinl Aawmdakan
Apui+W hrkin9 willr Parting Rate
Lard Ust Mad.andIt-I With UtI-eased 5:OoAM 7:00 AM 8:00 AM 9:00 AM 10:00 AlA 11:00AM 13:00 PM 1:00 PM 7:00 PM 3:00 Tld 4:W PM 5:00 PM 6:00 PM1A 7:00 PM SW PM 9:00 PM 10:00 PM 11 PO PM
Adjustment: split
Pelrenr Uld.lanrn 1"`• 1,0% 7m. PG, 65% u5% 7D% 1- 75, 41!9. d5% 85>, 9'Q% 9t% 9b% 1UU1a
vlmM :n;
P.dim9 Darnand 19.0 29.0 :/.S 24A 21A ilA 19.8 14.9 21.4 11 e.. J24 A 25.9 2'59 27!i 29.11 29D 30.5
Hotel 391. Percent Ulil'let- 5% 31r9: 9(i% 40% 1W1. IUW. 1W% IUO. 119-1% 111,1% 91i% 71'dk Ali% 20n_ 1:m .:rr, 2U% It1Y.
Employee B
Pu,k:ng U.uw+d U.4 2.0 /.1 7./ 8.S 6.1 &5 05 8.S d.S /./ 6.11 IA 1.? 1.7 17 17 1,A
Tord 191) Tnral Parkin90rmard 29,4 316 +';2 32A 29.0 29.9 28.3 ?8-3 29,9 0.v M. JDA 29J 2J.b 1912 10.1 30./ IIA
Yelamt Uld.e.11eri 0% 01. nY. Uh IS'. 40% IMI, 751-o n..c•a 4:- in% 75`r. 951. _I.I'M IW% IU",4 95%
l'niln 1S.9 .. _._ .. _.. .. .. . ......._ _
Valkr••91Jemu+d U.0 U.0 U.0 11U 2.4 6./. 11.9 11.4 10.1 uA A,0 110 :r,t ,u 1,9 1y,9 li-; 11.9
Aealnu;.nr Ib.d Venenl J14"A- :Ri 2D1. ctr+, 75y. 'Mti vu+. 9Ub, WU YOtt /SY. 11% I110'. IUOt. to", 100% I '00% k5%
FnlptOya: !.Y
Yarkin9 L-,emand :..1, 0.6 1.5 I !J 7.6 1.5 ?.a i 6 2 A 1
a. .. 2.9 :9 21 2.9 1.9 2.4 2.5
Totd 16.8 I..I Puk-1 Uen-d U.0 O.b 1.5 12 ..0 9.0 14.5 14.5 1.19 a 'G: 14N 'r.n 'Ah Ik. I4.rt IA.I: 14A
I
.....__-.. _,....�..__..._ _.__ A hS r C U I: t1S% 100% IMS, IWAI U-% 71%
Vanslt.IlJ.edlwr. W�" I% Ut, % IS•X� O% ISS: .•, 'a .Y,a 50% JS%
9]IIUI t.S
Puke y llelnulvl UA OJl 2.8 4.- S.J S.S SS .. S.2 41
laY.+r9t b.5 I--llldo.Uor; M: 10fa SnS: 1Si: a». 90% 4fit1. Ir'% VU% 7S'y: 1',Yb Inc% In*, 1W, lorry. M." 1.11 d5!.
PtlkY.9 t*,.-d VU 0.1 U.5 d.b J.J 0.9 09 09 09 0.9 O.k 'F 'A I',I IJI 1A 1, U,9
lull 6.9 7o141 7anrry Derna':d 0.0 U,1 11,5 U.B I.1 I.I 5.0 5.0 4.`. 3.0 1.6 LIA fill 6.11 Ii., fi 9 6,7 511
Percent Ulllumrun Ut: II% n% 1% 15% 41% 75% 7511 o5% 411% :Il. 75% 3M IU0% 107% 100% 95% 15%
Vnitur3.' .. .. ._ _ ... ... ...... ...... .. .....
Parking 0--d no ".I, U.L' U.'] 0.5 1, 1.3 1.1 1,U I.! .o :.3 /.4 +. i: 3; J.9 2.1
AMrtOp
Gal Rlea J.. Yaabit Uliliialr�'rl U,i I.A. S(1'q /S".: )U;f 'A)y. 91"Y g1i% 9:1% 15'.4 15% Illl'Sk 103% 1111Fn I'J:!A 111 K• Irki'a A5°.+
FlnpluYee 0.6
P.W'19 Ue-4 DO 11.' Q.I 0.5 U.S US O.S tk. O.S tLS C.. 0.a "A 0fi AA 06 0.1,
lull 3.1 T.Nd--.,.y Denis"N Ir.0 I.V 17 JA a.B 2.b 1.1 1., 1.9 3.S 3.1 1.1 17 I,S 1.!
Waek&yfasrastShmd Palkin1 Demand 29 33 38 36 36 44 51 51 50 43 47 53 57 57 56 60 58 54
R-wMn9 Paddno Upadly IAwrming a Tout Pwitinl apacirf of 108 Sperm) 79 75 70 72 70 64 57 ST 58 65 61 55 51 51 5o 48 5'9 54
CA
;.rt!aa4i AR'BJVBIB J� w
Ih 71Ai 1914 p1
Table 4
Proposed 750 Lofts Pfoiert
ULI Moudy Weekend Shared Parking Analysis
CRY et Palm 5y,ir.aa Adjrnted ciy WaRaW H..ty Sharaf Parking ASa9m.W-
RagWred►.,king wlM P.61.9 Rake
land U4c Modeend IM-1 VseT W,huu-eaaed 6:00 AM 00 AM 11:00 PM 12C0 PM 1:00 PM 1:00 PM 3:00 RN •;pO pM 5;00 PM 57M rM 7:00 PM B;oO PM 9:Oa PM I0100►M 11 Ao Pyd
Adj..I-eMa Split
Yer9e.1 lildiraUon Y5-. 91, 901 VOA 1U14 !C% 651; vl:% 7q% 10. )'A: N)'. Y1'. nrn 911% 911, 95'a 1[NIA
Yrn!or 33.1
Padiry[NmurW 31,4 11.4 298 20.5 23.1 231 21 i II s I3.2 23.2 14R 26i M. 20.1 29A 314 314 11.1
IW t 190 Perce^i lndrtannn S% 3G% 903i DVs, sGU'A ltlo 10C% lm% 100% WAI 90% A,; M. SS% SS% SSA 4S% 45%
E, 4.:yaa 5.9 ..._ .. .._._. .. ....... _. .... ... .....
P.,Wq 0-nd fli 1,9 53 `il 54 59 59 59 %.9 i9 SA 4.4 M; 3.2 1.7 12 J.7 2.!
Tala1 390 Imd Pamzg Demand 31.7 35.2 35.1 31.8 2M 29.1 174 21.4 19.1 29.1 10.1 30.9 A1.. 31.3 33.0 34.0 341 35.8
I'rrcantl WI-ion 0% O4 04 !Y. 0% 1Sti 10% SS% 45% 45-4 .51 oUti 9n5. '!5'.:, 1- Wn: 0% 9U%
Vmmr 16.0
Pai.ing Demand n!1 0;U !'..ti :i 0 Ir.fr 2 4 A.C. A.A 7,7 7 4,f. 14.4 IS) 1fi,U 14.A 11.M1 .4.4
A---, `%N herreni U[rlitnlinn 01. 70% 3�.. 6U' .. 755: Is% !S'. is% 75% is% I'. IT41A Iva`.h IO"i IOU'. INN, ICG': 6%
k mPluyce 2.9
Yaranq nr.mann 0.0 U 8 0.8 1.1 2.I ),I J.'. ].I 7.1 ..i 1.1 71 7.8 2.0 L.tl J.tl 2.6 L.4
7ou1 1M.N 1-1l'ahinq Dem.no 0.0 C�6 U.b 1.1 2.1 4S MA Me 9.3 9.1 9- 11.1 t1.2 18A Md 11, 1f.2 I6.8
Pacen;tl:ikta[ian U% _..
. U% 1% 0% '5% SIWA 55% 45% 45t. 45+1 bUY. 9", 95bt rUUS: 9U4: W% 9n%
V isitor ... .. _ ..
�.nk.ng lwmann DA 0,5 :/0 0L Do 0A 2A 1.0 2;, 2.`. I.1 J. s.G 5.1 S S so
I.mugY n.. Pafr•ry lnibYanMr 0% 2C4. 11l'% t,0% 15% 15% IS% IS% IS% Is% IYa '00% 'E . :UtM Vol.: 1UU% i00% M%
ir-y4r.yee 1.0
Pnhnq lL.m.nn 0.0 0, U t U.e U.8 U.tl 0 8 U b U.8 C.b 0.6 1J1 I.0 I.0 1.0 I.0 1,D :1.9
Told 6s Iara1 Parking 0amand 0.0 0.2 DA U.. U.. I.. 1.k 3.8 3.1 1.3 1.1 4.1 4.0 b e 6.1 b.0 6.0 1.1
Yn[en[UtilaeUon UA :'°/. U^. 1W.i UA IS'.[. 5UA SSA 45'. 45% 4b% 60% 911% US:b 10o% 9Clh 90, 90%
N.rinr 1.1 U
lurk rry:l Clr.erW II t: ;I,II Il ll na 0.0 .. l.i './ 1.4
AubI19P Bar f.! Pwrnm llbk7alkvi 0%= Jil% 6GX "sk "% IUC'k 1UOT. 11%l'. IUOA IG095 tlSY
A•ea FriPl�y..0 �.0
F.W4 Uarn.nd C.0 ...1 I1. 0.4 11,E u.. !.. O.S U.. U.h 0S OF 0.o 0.6 0A 0.6 06
lotel 1! .rel Ye!kmy Utrr en6 U.1 U,2 0A Il.> _ 2.-' 1.9 I.'1 "0 2,S 3.4 f5 3.7 3A J.4 3,3
WeeFnlr 1 f9remal ShwW Parking nanard 32 34 36 35 33 36 43 44 44 44 IS 50 5a 59 62 61 61 62
R48a11Ung Paw"0why(A-MN a lain Parking O.W y at 106 SP-) 76 74 72 73 i 75 1 72 1 65 44 1 64 1 64 1 m 1 5a 50 49 46 47 1 47 46
V'
S.Q
r.Vkrdd'nrka:n%Utl/d.:>
W 2441 2014 Of
Table 5
Proposed 750 Lofts Project
ULI Hourly Shared Parking Analysis: Summary
Weekday Weekday Weekend Weekend
TIME Forecast Remaining Percent TIME Forecast Remaining Percent
Parking Parking Occupied Parking Parking Occupied
Demand Supply Demand Supply
6:00 AM 29 79 26.9% 6:00 AM 32 76 29.6%
7:00 AM 33 75 30.6% 7:00 AM 34 74 31.5%
8:00 AM 38 70 35.2% 8:00 AM 36 72 33.3%
9:00 AM 36 72 33.3% 9:00 AM 35 73 32.4%
10:00 AM 38 70 35.2% 10.00 AM 33 75 30.6%
11:00 AM 44 64 40.7% 11:00 AM 36 72 33.3%
12:00 PM 51 S7 47.2% 12.00 PM 43 65 39.8%
1:00 PM 51 57 47.2% 1:00 PM 44 64 40.7%
2:00 PM 50 58 46.3% 2:00 PM 44 64 40.7%
3:00 PM 43 65 39.8% 3:00 PM 44 64 40.7%
4:00 PM 47 61 43.5% 4:00 PM 45 63 41.7%
5:00 PM 53 55 49.1% 5:00 PM 50 58 46.3%
6:00 PM 57 51 52.8% 6:00 PM 58 50 53.7%
7:00 PM 57 51 52.8% 7:00 PM 59 49 54.6%
8:00 PM 58 50 53.7% 8:00 PM 62 46 57.4%
9:00 PM 60 48 55.6% 9:00 PM 61 47 _ 56.5%
10:00 PM 58 50 53.7% 10:00 PM 61 47 56.5%
11:00 PM 54 54 50.0% 11:00 PM 62 46 57.4%
JArktables\RK 10708TB.x1s
IN:2441-2014-01 60
Appendices
Appendix A
City of Palm Springs
Parking Requirements
1011612014 Palm Springs Municipal Code(Palm Springs,California)
Palm Springs Municipal erode
Up Previous Next Main Search Print No Frames
70NINCCODE
Chapter 93.00 GENERAL CONDITIONS
93.06.00 Off-street parking,
A. Intent and Purpose.
I. These regulations are intended to create properly designed and integrated off-street parking areas,
with adequate capacity, circulation and landscaping organized aesthetically to positively relate to the use or
building being serviced.
2. "Off-street parking" means an area together with the required number of parking spaces and
improvements thereon, as required by this section, for vehicle parking and maneuvering
necessary to serve particular land uses, irrespective of the zones in which they occur.
B. General Provisions.
1. Applicability.
These standards shall apply:
a. Upon construction of any main building;
b. Upon establishment of any off-street parking;
C. Upon alteration or enlargement of an existing building{including the addition of dwelling units
or guest rooms or where the use is intensified by the addition of floor space or seating capacity).
2. a. Provision of Off-Street Parking.
Off-street parking required in connection with any existing building or use shall be provided so long as such
building or use remains. Any off-street parking which is permitted but not required by this Zoning Code shall
comply with all regulations herein.
b. Nothing shall prohibit the employee of a particular use or building. for which off-street parking
is being provided, from using such off-street parking.
3. Nonconforming Parking.
a. Buildings or uses which have insufficient off-street parking per the requirements of this Zoning
Code,shall not be expanded unless sufficient additional parking spaces can be provided in accordance
with the standards of this Zoning Code,Existing parking shall be counted as meeting this requirement
only if it is laid out in compliance with the standards at the time of its establishment.
b. In the case where parking requirements for particular uses become equal to or more restrictive,
those uses established prior to the change in parking requirements may be continued without providing
additional parking, as long as there is no interruption of such use for a period greater than one hundred
eighty(180)days.
C. If such use is interrupted for a greater period,and the parking is nonconforming for such use, the
planning commission may require reoccupation by a use which meets the intent of the current parking
requirements or may grant continued nonconforming status according to Section 94.05.06.
d. Where a use which is nonconforming according to the current parking standards is replaced by
another type of use,such new use shall meet the intent of the current parking requirements.
e, Exception.
Class l historic structures shall be exempt from the requirement to provide additional parking or pay in-lieu fees
http://www.gcode.us/codes/palmsprings/ 63 1/17
1011612014 Palm Springs Municipal Code(Palm Springs,California)
for any new use allowed by the Zoning Code for the zone in which the Class 1 historic structure is located.
4. Computation of Required Off-Street Parking Spaces.
When computation of the required number of parking spaces results in a fractional parking space, one(1)
additional parking space shall be required for one-half(%)or more fractional parking space and any fractional
space less than one-half(%Z) of a parking space shall not be counted.
5. Location.
a. Single-or Multiple-family Dwellings and Hotels.
Parking facilities shall be located on the same lot or building site as the buildings they are required to serve.
b. Hospitals,Rest or Convalescent Homes, Boarding or Rooming Houses and Fraternity and
Sorority Houses.
Parking facilities shall be located not more than one hundred fifty (150) feet from the building they are required to
serve.
i. Exception.
When approved by the planning commission, hospitals may provide parking facilities more
t the building
than one hundred tttty (150) feet from they are required to serve: provided that,
an automatic parking(T
0 sate or similar method of control approved by the commission shall be
installed to insure that the parking lot will not be used by other developments in the area.
C. Other Uses.
Parking facilities shall be located not more than three hundred(300) feet from the building or use they are
required to serve, except as follows:
i. Note.
Distances specified in subsections(B)(5)(a), (B)(5)(b) and(13)(5)(c)of this section shall be
measured from the nearest point of the parking facility to the nearest point of the building or
use served by such parking.
6. Mixed Uses or Occupancies.
In the case of mixed uses or occupancies, the total number of required off-street parking spaces shall be the sum
of the requirements for the various uses computed separately. Off-street parking facilities provided for one use
shall not be considered as providing the required parking facilities for any other use, unless a joint use of parking
facilities has been approved by the planning commission as specified in this section.
7. Joint Use of Off-Street Parking Facilities.
In the case of uses which operate at hours not coincident with adjacent uses, parking credit may be given for the
use of those adjacent parking spaces under the following conditions:
a. Sufficient evidence shall be presented to the director of planning and building demonstrating that
no substantial conflict in the principal hours or periods of peak demand of the structures or uses for
which the joint use is proposed will exist;
b. The credited space may not exceed the distance authorized in this section from the subject use;
C. The spaces must be attributed to the user by a covenant running with the land from the owner
designating the spaces and their hours of use to the subject use; or
d. A lease agreement from the owner to the subject user specifying the spaces and their hours of
use with a requirement to notify the city if the lease is broken.
8. a. In-Lieu Payments.
In the C-B-D zone, in-lieu of furnishing the parking spaces required by the provisions of this section,the {parking
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requirement or any portion thereof may be satisfied by the payment of such amount as may be prescribed by
resolution of the city council, into the parking fund of the city prior to the issuance of a building permit. In-lieu
parking may be used to satisfy requirements in other zones only if a parking district has been established to
include the subject property.
b. Funds placed in the parking fund of the city, pursuant to the provisions of this section, shall be
used and expended exclusively for the purpose of acquiring and developing off-street parking facilities,
limited insofar as practicable to the general vicinity of the premises for which the in-lieu payments
were made.
9. Uses Not Specified.
Where the parking requirement for a use is not specifically defined herein, the parking requirement for such use
shall be determined by the planning commission in the manner set forth in Section 94.01.00; and such
determination shall be based upon the requirement for the most comparable use specified herein.
10. Administrative Relief.
The director of planning and building may grant a reduction of width of required parking spaces by not more than
six(6) inches and modification of other design standards subject to the finding that special circumstances would
deprive the subject property of privileges enjoyed by other properties in the vicinity.Administrative relief from
the number of parking spaces required by this section may be granted by the director of planning and building in
the manner set forth in Section 94.06.01 (Minor modification).
11. Specific Parking Plan.
Economies in parking may be achieved by large or mixed use developments. The director of planning and
building may approve a specific parking plan for these kinds of development under a land use permit.
C. Parking Design Standards.
i. Plot Layout Plan.
The layout plan of any proposed parking shall be completely dimensioned and shall include all of the
informational requirements as set forth in the appropriate application forms.
In addition,the site plan shall indicate the following:
a. School plot plans shall indicate:number of employees (including teachers and professional
staff);number of students at ultimate enrollment; and square footage of assembly areas or number of
seats;
b. Plot plans for places of public assembly shall indicate, the number of seats in assembly area; or
if no fixed seating,the total gross floor area of the assembly areas;
C. Multiple-residential plot plans are to indicate the number of bedrooms in each unit as well as
total number of units;
d. Hospital plot plans shall indicate the number of beds and total gross floor area;
C. Automotive repair shop plans are to indicate the number of service bays and number of
hydraulic lifts;
f. Restaurants, discotheques and cabarets are to indicate the square footage of area where the
public is served and/or the amount of proposed seating.
2. Improvement of Parking Areas.
All parking areas shall be improved per city specifications as follows:
a. Graded for Adequate Drainage.
All drainage flows shall be carried by concrete gutters or swales.
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b. The minimum pavement section shall be a minimum of two and one-half(2-1/2) inch asphalt concrete
pavement over native soil,or equal. The pavement section shall be designed using
"R"values, determined by a licensed soils engineer and submitted with the fine grading plan to the city
engineer for approval.
C. Parking stalls clearly delineated with a four(4)to six(6) inch stripe; '`hairpin"or elongated"U"
design;or other approved striping or stall delineation,except for single-family dwellings.
d. Continuous six(6) inch concrete curbs installed to serve as wheel stops for cars, edging for
planting areas,and protection for walls at entrances and exits, located no closer than five (5) feet from
any building, hedge or fence, except for parking garages where a two (2) foot minimum protection
space is required from the nose of the space to the face of the wall.
3. Landscape Treatment.
Landscaping shall be incorporated into the design of all off-street parking areas, including covered, decked or
underground parking(but which may require special landscape treatment),as follows:
a. Parking Lot Shading.
Trees,of suitable eventual size, spread and climatic conditioning, shall be placed throughout the parking area to
provide adequate shade for pedestrians and vehicles. Shade trees shall be placed so as to shade the following
amount of the total parking area:
Percentage of Total Parking Area to
Parking Spaces Required be Shaded
5-24 spaces 30%minimum
25-49 spaces 40%minimum
50+spaces 50%minimum
i. Tree coverage shall be determined by the approximate crown diameter of each tree at
fifteen (15)years of age.
ii. A shade plan shall be submitted with detailed landscaping plans,which shows canopies
after fifteen(15)years growth to confirm the above percentages.Tree locations should not
interfere with required lighting of public areas or parking areas.
b. Landscaped Planters and Perimeter Treatment.
Trees shall be placed in planters that must also include plant material such as groundcover or appropriate vines
and screen shrubs. Boulders, gravel and the like, may be integrated with plant material into a well-conceived plan;
berming or other aesthetic approaches integrating into the overall design are encouraged.
i. Alternative.
The planning commission may approve covered parking structures to be incorporated into
the landscape shading for the purposes of providing equivalent shaded area.
C. Labeling the Plant Material.
A plant list shall be included giving the botanical and common names of the plants to be used.
d. Irrigation System.
An automatic irrigation system sufficient to sustain healthy planted areas shall be provided. Irrigation water shall
be contained within property lines.
4. Lighting.
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Parking lot lighting must be in accordance with Section 93.21.00, Outdoor lighting standards.
5. Bicycle Parking.
Bicycle racks or bicycle parking facilities may be required in any,development submitted for architectural
approval after the effective date of this Zoning Code. If required, the location and design of these facilities shall
be shown on the site plan.
6. Tandem Parking.
Automobile parking so arranged as to require the moving of any vehicle in order to enter or leave any other stall
shall be prohibited in any zone unless specifically approved by the director of planning and building.
7. Traffic Circulation Within Off-street Parking Areas.
Parking stalls,driveways, Porte cocheres and landscape planters shall be arranged so that a free flow of vehicular
traffic and adequate site clearances are permitted at all times_ City standards and specifications relating to curve
radii and similar maneuvering requirements shall apply.
8. On-site Turn-around.
Automobile parking so arranged as to require the backing of motor vehicles onto a major or secondary highway
shall be prohibited in any zone.
9. Pedestrian Walkways.
Pedestrian walkways shall be provided between the parking area and the building or use being served.
10. Handicapped Parking Spaces (for all projects other than single-family residential development).
If parking spaces are provided for self-parking by employees or visitors,or both,then accessible spaces
complying with this section and state and federal guidelines shall be provided according to the table below. These
spaces need not be provided in the particular parking lot but may be provided in a different location, subject to
Section 93.06.00(B) and approval by the director of planning and building, if equivalent or greater accessibility,
cost and convenience is ensured.
Number of Parking Handicap Spaces
Spaces Provided Required
1-25 spaces 1 space
26-50 spaces 2 spaces
51-75 spaces 3 spaces
76-100 spaces 4 spaces
101-150 spaces 5 spaces
151-200 spaces 6 spaces
201-300 spaces 7 spaces
301-400 spaces 8 spaces
401-500 spaces 9 spaces
501-1000 spaces 2%of total
1001+spaces 20, plus l for each 100
total spaces over 1000
At facilities providing medical care and other services for person with mobility impairments,parking space
shall be provided according to the table above except as follows:
a. Outpatient Units and Facilities. C 7
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Ten(10) percent of the total number of parking spaces provided serving the unit or facility,
b. Units and Facilities That Specialize in Treatment or Services for Person With Mobility
Impairments.
Twenty(20)percent of the total number of parking spaces provided serving the unit or facility.
Individual spaces shall be nine(9) feet wide plus a five(5)foot walkway at the right side; two (2)spaces can
share a common walkway. Ramp access shall be provided from the parking area to the interior walkway system.
One(1) in every eight(8)accessible spaces, but not less than one(1), shall be served by an eight(8) foot
walkway at the right side and shall be designated as"van accessible."
11. Controlled Access to Off-street Parking Areas.
Proposed off-street parking areas designed to control public access shall require planning commission approval
upon recommendation from the fire and police departments and traffic engineer. Ingress and egress design should
include vehicle maneuvering and"stacking"space to avoid internal and external traffic conflict.
12. Off-street Parking Adjacent to Streets.
Where parking areas front, side or rear on a street, there shall be a landscaped boarder of not less than ten(10)
feet in depth, adjacent to the property line, and a decorative solid masonry wall and/or landscaped berm at least
four(4) feet in height plus adequate landscaping shall be erected between the property line and the paved parking
area,unless otherwise prescribed in this Zoning Code. Such wall or berming shall be reduced to thirty(30) inches
in overall height within any corner cutoff area. (See Exhibit`'B,"found at the end of this section).
13. Off-street Parking Abutting Residential Zones.
Where parking areas side or rear directly on a residential zone,a solid masonry wall six(6) feet in height shall be
installed on the property line, such wall shall be reduced to a maximum four and one-half(4 1/2) feet in height
within the front or side front area of the adjacent property, and a landscape border not less than five(5) feet in
width shall be installed between the wall and the paved parking area. (See Exhibit"C," found at the end of this
section).
14. Off-street Parking Abutting Nonresidential Zones.
Where parking directly abuts a nonresidential zone, there shall be a five(5) foot landscape border adjacent to the
property line. (See Exhibit"D,"found at the end of this section).
15. Parking Bays.
Along local and collector streets in residential, commercial and industrial zones, parking may be provided in bays
opening directly into the street, subject to the approval of the planning commission. The arrangement shall be
developed in accordance with current city specifications and shall conform to the following standards(See
Exhibit"E,"found at the end of this section).
a. Parking shall be installed at an angle of ninety (90) degrees with the street.Each stall shall be at
least nine (9) feet wide and eighteen (18) feet deep, and entirely on private property.
b. There shall be a landscaped area with a minimum width of nine(9) feet between each five(5)
parking spaces in a parking bay.
C. In the case of a corner lot,no bay shall be nearer than thirty(30) feet to the ultimate right-of-
way lines of the intersecting local street.For intersecting streets other than local streets,no bay shall be
nearer than one hundred(100)feet to the ultimate right-of-way of the intersecting major or secondary
thoroughfare,and fifty(50) feet to the ultimate right-of-way line of the intersecting collector street.
This dimension may be varied upon approval by the city traffic engineer where it can be determined
there will not be a detrimental affect on public health, safety and welfare.
d. No parking bay or driveway opening shall be installed closer than six(6) feet to any side or rear
lot line.
e. For residential and commercial zones, paving material shall be decorative paving,colored
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and/or patterned to relate to the overall design.
f. For industrial zones paving material shall be six(6) inch concrete or asphalt concrete with
minimum two and one-half(2 1/2) inch thickness.
g. A continuous six(6) inch concrete curb shall be installed to serve as a wheelstop, located no
closer than five (5) feet from any building, wall or fence. Individual wheelstops shall be prohibited
unless approved by the director of planning and building.
16. Underground, Decked and Covered Parking.
The minimum dimensions for underground,decked or covered parking shall be as required for uncovered surface
area parking as specified throughout this section, except additional minimum dimensions may be necessary for
specific circulation conditions resulting from underground or decked parking.
a. A level transition area between the street and a ramp serving underground or decked parking
shall be provided for a distance which will provide adequate site distance at the street.
b. Landscaping shall be incorporated into parking structures to blend them into the environment.
This shall include perimeter grade planting and rooftop landscaping as deemed appropriate by the
planning commission.
17. Compact Car Parking.
Up to forty(40)percent of the total parking provided may be compact spaces, subject to planning commission
approval. The first twenty (20)spaces of any proposal shall be standard sized spaces. Compact parking space
dimensions shall be eight 8 feet b fifteen 15 feet(ninety 90 degree parking). Spaces shall be properly
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marked act cars only.for compact .
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18. Drive-through Facilities.
Such facilities shall conform to the following regulations. Exceptions to these regulations may be permitted by the
planning commission when existing on-or off-site conditions warrant alternative design solutions.
a. Safe on- and off-site traffic and pedestrian circulation shall be provided, including, but not
limited to, traffic circulation which does not conflict with entering or exiting traffic to the site, parking
or pedestrian movements.
b. A stacking area shall be provided for each service window or machine and shall provide a
minimum of seven (7) tandem standing spaces inclusive of the vehicle being serviced.The standing
spaces shall not extend into the public right-of-way nor interfere with any internal circulation patterns.
Vehicles at service windows or machines shall be provided with a shade structure.
e. The drive-through facility shall be designed to integrate with existing or proposed structures,
including roof lines,building materials, signage and landscaping.
d. Amplification equipment, lighting and location of drive-through elements and service windows
shall be screened from public rights-of-way and adjacent properties.
D. Off-street Parking Requirements.
The number of off-street parking spaces required shall be no less than the following for all zones within the
city of Palm Springs unless otherwise noted in this Zoning Code:
I. Automobile Rental Agencies.
One(1) space for each two hundred(200)square feet of gross floor area, plus one(1) storage parking space for
each vehicle to be stored on the lot. (Number of storage spaces to be determined by the maximum number of
vehicles to be stored at any one time.)
2. Automobile Service Stations.
Four(4) spaces plus four(4) spaces for each service bay. Exception: Stations with mini-marts shall provide
parking at the rate of one(1) space for every two hundred (200)square feet of gross floor area within enclosed
structures plus one(1) space for water/air dispensers, if provided. E 9
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Note: Submitted plans shall show the number of service bays and number of hydraulic lifts.
3. Banks, Savings and Loans, and Other Financial Institutions.
One(1)space for every two hundred(200) square feet of gross floor area.(For drive-through,see Section
93.06.00(C)(18)). Off-street parking spaces provided in the drive-through parking area may be considered as part
of the required parking provision,at the discretion of the planning commission.
4. Bowling Alleys.
Five(5) spaces for each alley, plus two(2) for each billiard table, plus one(1) for each five(5)seats in any
gallery.
5. Cabarets, Cocktail Lounges and Discotheques, as a Separate Usc or Within a Restaurant.
One(1) space for every thirty-five(35) square feet of gross floor area where the public is served,or one(1) space
for every three(3) seats.
6. Car Wash.
Four(4) spaces and stacking parking equal to five(5)times the capacity of the car wash;five(5) for every two (2)
self-operated wash stalls.
7. C-B-D Zone(Central Business District) Parking Requirements.
a. Uses within the central business district(C-B-D)zone shall provide one(1)space for each three
hundred (300) square feet of gross floor area where parking is to be provided on site at the time of
development. Where"in-lieu"payments are used to satisfy parking requirements,then the parking
requirement shall be at the ratio of one(1) space for each four hundred(400) square feet of gross floor
area.
b. Mixed-use developments,which exceed twenty thousand (20,000)square feet of gross floor
area,shall provide one (1) space for each three hundred twenty-five(325)square feet of gross floor
area.Additional parking need not be provided for restaurants, provided that, no more than twenty-five
(25)percent of the total floor area of the whole complex is devoted to restaurant use.
C. See Section 92.09.04(A) for requirements.
8. Convenience Markets, Supermarkets and Liquor Stores.
One(1) space for every two hundred (200)square feet of gross floor area.
9. Neighborhood Shopping Center(C-D-N)zone and community shopping center(C-S-C)zone uses.
One(1) space for each two hundred twenty-five (225) square feet of gross leasable floor area for all uses,
including restaurants and theaters.
10. Furniture, Appliance Stores, Art Galleries and Interior Decorators.
One(1)space for every five hundred(500) square feet of gross floor area, but not less than five(5)spaces;and
one(1)space for every company vehicles.
11. Game Courts.
Three (3) spaces for every one(1)court.
12. Golf Courses(full size)and Driving Ranges.
Six(6) spaces per hole plus the requirements for additional uses on the site; for driving ranges, one(1)space per
tee,plus the requirements for additional uses on the site. Miniature golf,three(3) spaces per hole plus additional
parking for ancillary commercial uses.
13. Gymnasiums and Health Studios.
One(1) space for each four hundred (400)square feet of gross floor area, plus one (1) for each employee.
14. Homes for the Aged, Sanitariums, Children's Homes, Asylums,Nursing and Convalescent Homes.
See Section 94.02.00(H)(7).One (1)space for each two(2)beds or one (1)space for each one thousand (1,000)
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square feet of gross floor area, whichever provided the greater number, plus one (1) for each three (3)employees.
15. Hospitals.
Two (2)spaces for each bed, plus one (1) space for every vehicle owned and operated by the hospital.
16. Hotels and Clubs.
a. There shall be provided one(1) garage, carport or open parking space as an accessory for each of
the first fifty(50)guest rooms in any establishment.
b. Establishments with more than fifty(50)guest rooms shall provide 0.75 garages/carports,or
open parking space as an accessory for each guest room in excess of fifty(50).
Resort hotels and resort hotel complexes shall comply with the following additional standards:
C. One(1) parking space shall be provided for every sixty(60) square feet of gross floor area of
dining room, bar and dancing areas, and places where the public is served. As an alternative where
seating can be determined, one(1)parking space for every five(5) seats shall be provided.An
additional twenty(20) percent of the above required parking spaces shall be provided for the use of the
employees.
d. Commercial accessory uses shall provide one (1) parking space for each employee.
e. Parking for the single largest places of public asscmbly only, such as auditoriums,exhibition
halls,theaters, convention facilities, meeting rooms, and other places of public assembly(excluding
foyers,corridors,restrooms,kitchens,storage, and other area not used for assembly of people) shall be
based on the following standards:
i. Up to thirty(30)square feet of the single largest above ancillary facility may be provided per
each guest room without providing additional parking.
ii. The single large public assembly floor area in excess of thirty(30)square feet per guest room
shall provide off-street parking at the ratio of one(1) space for each thirty (30)square feet or one (1)
space for each six seats if the seats are fixed.
17. Manufacturing and Industrial Uses(including open industrial uses).
One(1) space for each five hundred(500) square feet of gross floor area.
18. Mini-warehousing.
Self-storage or Dead Storage. A minimum of six 6 spaces per complex;additional parking to be as required by
g g ( ) P P p p � q i
the director of planning and building. Where a caretaker's residence is provided, a minimum of two (2)parking
spaces shall be provided for the exclusive use of such residence in addition to those required for the
p p q
miniwarehouse function.
19. Mixed-use Developments(with a gross floor area exceeding twenty thousand(20,000) square feet,
including retail but excepting the C-B-D zone).
One(1) space for each two hundred fifty(250) square feet of gross floor area.Additional parking need not be
provided for restaurants;provided that, no more than twenty-five(25)percent of the total floor area of the whole
complex is devoted to restaurant use.
a. The percentage of floor area devoted to restaurant uses without additional parking may be
increased by the planning commission where it finds that the nature of the use will not require
increased parking,that other adequate arrangements exist to satisfy the parking demand or that other
similar factors exist.
20. Mortuaries and Funeral Homes.
One(1) space for each twenty(20) square feet of floor area of assembly rooms plus one(1) per employee, plus
one(1) for each car owned by such establishments.
21. Motor Vehicle or Machinery Sales. 71
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One(I) space for each eight hundred(800) square feet of gross floor area to be clearly delineated as public
parking.Plus any parking required for repairs as specified in Section 93.06.00(D)(2).
22. Motor Vehicle Repair Shops.
Four(4) spaces for each service bay or lift or one(1)space per one hundred (100)square feet of gross floor area.
23. Plant Nurseries, Building Materials, Yards and Outdoor Display Sales.
One(1)space for every five hundred (500) square feet of gross floor area and/or outdoor display area, plus one
(1)space for every company vehicle.
24. Offices,Nonmedical.
One(1)space for each two hundred (200)square feet of gross floor area for facilities up to ten thousand(10,000)
square feet in floor area.Nonmedical offices with a floor area which exceeds ten thousand(10,000) square feet
shall provide parking at one(1)space per two hundred fifiy(250) square feet of gross floor area in excess of ten
thousand(10,000) square feet.
25, Offices, Medical and Dental.
One(1) space for each one hundred fifty(150) square feet of gross floor area for facilities up to ten thousand
(10,000)square feet in floor area.Medical and dental offices with a floor area which exceeds ten thousand
(10,000)square feet shall provide parking at one(1)space per two hundred (200) square feet of gross floor area in
excess of ten thousand (10,000)square feet.
26. Private Park and Recreation Uses.
One(1) space for every three persons based upon the approved capacity of the facility.
27. Public Park and Recreation Uses.
One (1) space for each eight thousand (8,000)square feet of active recreational area within a park or playground,
Plus one(1) space per acre of passive recreational area within a park or playground.
28. Places of Public Assembly.
Churches, auditoriums, exhibition halls,theatres; convention facilities, meeting rooms and other places of public
assembly shall provide one (1) off-street parking space for every three (3)seats, if seats are fixed;one (1)space
for each twenty-four 24 square feet of assembly area, which does not include foyer, corridors restrooms
q Y Y .
kitchens, storage and other areas not used for assembly of people. For churches. off-street parking shall be
required for primary seating only.
a. Note.
Submitted plans shall show the number of seats in assembly area; or if no fixed seating, the total gross
floor area of the assembly area.
29. Residential Uses.
Note.
Submitted plans shall show the number of bedrooms in each unit as well as total number of units.
a. Single-family Homes.
Two (2)spaces for each dwelling unit, within a garage or carport.Trellises, or other construction providing a
seventy(70)percent shade factor, may be used.
b. Condominiums or Residences Within a Planned Development District(PD).
i. Primary parking(per unit) shall be required as follows;
(A) Studio and efficiency One (1)primary space
units
(B)One(1) bedroom unit One and one-quarter(I
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(C)Two(2) bedroom 10ne and one-half(1 '/2)
units I primary spaces
(D)Three(3)or more Three-quarters('/4)
bedrooms primary space per
bedroom
(E) Mobile home parks Two(2) spaces per
mobile site
ii. Guest Parking.
In addition to the primary parking required above, one(1) designated parking space per
each four(4) units shall be provided for guest parking, except that mobile home parks shall
provide designated guest parking at a rate of one(1) space per each seven(7) units, unless
guest parking can be provided on a private street.
iii. Covered Parking.
(A) One(1)covered parking space shall be provided for each unit. Trellises providing a
seventy(70)percent shade factor may be used.
(B) This requirement shall not apply to existing lots of record which are substandard in
area or dimension requirements as established elsewhere in the Zoning Code.
C. Apartments.
Apartment uses shall have the same requirements as condominiums for primary parking and guest parking, except
that covered or enclosed parking spaces are optional.
d. Rooming, Boarding and Fraternity Houses.
One(1) space for each sleeping room or one(1) space for each two(2) beds, whichever yields the greater number.
30. Restaurants(Freestanding).
One(1) space for each thirty-five(35) square feet of gross floor area where the public is served,or one(1)space
for every three(3)seats.
a. Restaurants in Large Mixed-use Commercial Complexes.
Additional parking need not be provided for restaurants in mixed-use commercial complexes(commercial, office,
retail)which have a gross floor area which exceeds twenty thousand (20,000) square feet; provided that, no more
than twenty-five (25)of the total floor area of the whole complex is devoted to restaurant use.
b. Note.
Submitted plans shall show the square footage of area where the public is served and/or the amount of proposed
seating.
31. Retail Stores Not Otherwise Specified Herein, Including Ice Cream Parlors and Donut Shops.
One(1) space for each three hundred(300)square feet of gross floor area.
32. Schools.
a. Day Nurseries.
One (1) space for each employee plus one(1)space for each five(5)children in attendance.
b. Elementary and Intermediate.
One(1) space for each employee.
C. High Schools. �3
One(1) space for each eight(8)enrolled students,plus one(1)space for each employee.
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d. Colleges.
One(1) space for each three(3)enrolled daytime students, plus one(1) space for each employee.
e. Trade Schools and Business Colleges.
One(1)space for each one hundred fifty(150) square feet of gross floor area.
33. Self-service Laundries.
One (1)space for every three(3) machines.
34. Wholesaling and Warehousing.
One(1)space for each eight hundred(800)square feet of gross floor area, plus one(1) space for each company
truck or motor vehicle.
E, Design Dimensions.The off-street parking area design criteria, as set forth as follows, exemplify minimum
dimensions necessary for traffic circulation, ingress and egress, and public safety to and through parking areas,
while setting aside ample open space to integrate landscaping, lighting and pedestrian design features into the
plan to create an off-street parking area aesthetically complementary to the urban environment.
In order to allow for innovative designs to be explored, alternate designs may be considered and approved
by the planning commission. While this provision is not intended to allow deviation from the minimums as set
forth herein, it is to provide flexibility in the application and structuring of landscaping and related environmental
elements.
The following parking lot dimensions shall apply to all parking lots constructed in accordance with this
Zoning Code.In event practical difficulties and hardships result from the strict enforcement of the following
standards due to existing permanent buildings,or an irregular shaped parcel,administrative relief may be granted
by the director of planning and building according to Section 93.06.00(B)(l0)and Section 94.06.01 (Minor
modifications).
Parking Dimensions—Ninety(90) Degree Angle(See Exhibit F-1 found at the end of this section).
1. Parking spaces shall be seventeen (17) feet deep(standard) and fifteen(15) feet deep(compact),
except where nose-to-nose deep (see subsection E8 of this section).
2. Parking spaces shall be nine(9) feet wide(standard) and eight(8)feet wide(compact).
3. A driveway adjoining a double row of parking spaces shall be twenty-six(26) feet wide. Driveways
adjoining a single row of spaces shall be twenty-four(24) feet wide.
4. Curbs shall be installed at a minimum of five (5)feet from face of walls, fences, buildings or other
structures.This requirement excepts driveways that are not a part of the maneuvering area for parking,
5. Peripheral planting areas are required every ten (10) spaces.The planters shall have a minimum
exterior width of nine(9) feet and provide at least six(6) foot minimum planting width.
6. Curbs shall be placed at a minimum of two feet from the face of walls, fences or buildings adjoining
driveways which are not part of a maneuvering area. (See subsection E4 of this section where drive adjoins a
maneuvering area).
7. Tree wells/median islands shall have a planting area of six(6) feet in diameter/width.
8. Nose-to-nose parking spaces shall be nineteen(19) feet long(standard) and seventeen (17) feet long
(compact).
9. Cumulative dimensions.
(Deleted by Ord. 1300)
10. Driveway widths shall be twenty-four 24 feet minimum and constructed to city standards. The
I Y h' ( )
dire a director f planning nning and building may require a wider driveway to accommodate needs.
11. First parking space shall be ten (10)feet minimum distance from property line adjacent to the street..7
The director of planning and building may require a greater distance. `
http:/hwwv.gcode.us/codes/palmspringst 12/17
1011612014 Palm Springs Municipal Code(Palm Springs.California)
12. Six(6) inch PCC curb and gutters shall be installed, except that six(6) inch PCC vertical curbs may
be installed in lieu of curb and gutters if no drainage is carried along curb line. Where a six(6) inch PCC
vertical curb is used, a two (2)foot wide concrete gutter section shall be installed along drainage lines.
Individual wheelstops shall be prohibited unless approved by the director of planning and building_
13. Concrete walks with a minimum width of two(2) feet shall be installed adjacent to end parking spaces
or end spaces may be increased to eleven(11) feet wide.
14. Curb radii shall be three(3) feet minimum.
15. One-way drives shall be fourteen(14) feet minimum wide. Two-way drives shall be twenty-four(24)
feet minimum wide.
16. Cumulative dimension.
(Deleted by Ord. 1300)
17. Parallel parking spaces shall be eight(8) feet wide by twenty-four(24) feet long.The length may be
reduced to eighteen(18) feet, if six(6) foot separation (no parking area) is provided between every two(2)
spaces.
18. Single-family covered parking spaces shall be ten(10) feet wide by twenty(20) feet long.
19. Handicapped Parking Spaces.
See subsection (C)(10)of Section 93.06.00.
Other dimensions as accepted by the Institute of Traffic Engineers may be approved by the director of planning
and building or planning commission.
Parking Parking Parking Parking
Aisle Angle(In Angle(In Angle(In Angle(In
Width Degrees)30 Degrees)45 Degrees)60 Degrees)75
One-wav
12' 14' 18' 20'
traffic
T8vo-�,vay
2(} 21 22 22
traffic
i
* These dimensions are face-of-curb to face-of-curb for curb and gutter aisles,or edge of pavement to edge of pavement for strip pared
aisles-
* Nose-to-nose parking spaces shall be an additional trco(2) feet in length.
Exhibit A
75
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1011612014 Palm Springs Municipal Code(Palm Springs,California)
Ty..y
RAMP
S NiNG
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Exhibit B
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WALL/BERM
PARKING ADJACENT STREETS
E'1'
Exhibit C
0' WALL.
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PARKING ABUTTING RPSIOGUTtAL
Exhibit Di Parking Abutting Non-Residential
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Appendix B
Urban Land Institute (ULI)
Shared Parking Methodology
If
SECOND EDITION .
i 1
iw
� !J
Introduction
i
a
The Concept of Shared Parking projects in many different settings have benefited from
Shared parking is the use of a parking space ;o serve two shared parking.
or more individual land uses without conflict or encroach- Parking is a key element of any site development plan.
ment.The ability to share parking spaces is the result of two Parking can consume 50 percent or more of the building and
conditions: land area of a development.An oversupply of parking can
■ variations in the accumulation of vehicles by hour, result in excess storm drainage impacts and unnecessarily high
by day,or by season at the individual land uses,and expenses(surface stalls can cost$2,000 to$3,000 per space
■ relationships among the land uses that result in visiting and structured spaces $15,000 to $25,000 or more).
� I
multiple land uses on the same auto trip, Insufficient parking can result in the intrusion of parking into
Although the ULI methodology for shared parking neighborhoods or adjoining properties,excessive vehicle circu-
analysis was developed in the early 1980s,'the concept of lation,and unhappy users.Ultimately,great parking alone won't
shared parking was already well established:a fundamen- make a mixed-use project successful;however, inadequate or
tal principle of downtown planning from the earliest days of poorly designed parking can Emit its potential success.
i
the automobile has always been to share parking resources The key goal of shared parking analysis,then,is to find the
i rather than to allocate parking for each use or building.The balance between providing adequate parking to support a
resurgence of many central cities resulting from the addi- development from a commercial viewpoint and minimizing
tion of vibrant residential,retail,restaurant,and entertain- the negative aspects of excessive land area or resources
ment developments continues to rely heavily on shared devoted to parking. Mixed-use developments that share
parking for economic viability. In addition, mixed-use parking result in greater density, better pedestrian connec-
7
8Z
i
Lions, and, in turn, reduced reliance on driving, typically whether shared parking is'still appropriate,given changes in
because multiple destinations can be accessed by walking, society, transportation, and mixed-use development trends.
Higher-density development,especially on infill sites,is also The consensus was that the underlying concept and method-
more likely to support alternative modes of travel,including ology are still viable,but that an update of the default factors
transit and carpools. wovid be appropriate.The following three examples illustrate
Concern for the negative impacts of growth has stimu- how changing trends have affected parking needs.
lated a search for better ways to develop land. "Smart ■ When Shared Parking was first published, a multiscreen
growth"is a collection of planning principles and strategies cinema complex had two or three screens.By the late 19905,
designed to facilitate development without sprawl. Smart new cinema developments had as many as 30 screens.It is
i
growth projects typically are designed to create transporta- far less likely that every seat in a 30-screen cineplex is filled
Lion options and reduce driving, especially for short trips. than in a two-or three-screen cinema. The proliferation of
Walkable live/work/play environments, located near estab- these complexes has had a profound impact on the movie
lished transportation and infrastructure resources,are central industry, and the parking needs of cineplexes will be dis-
to the concept.Some communities are questioning the eco- cussed later in this report,
Mnomic costs of abandoning infrastructure in the city only to ■Changing lifestyles have fed to a significant increase in the
rebuild it further out' Ironically, a critical element of such proportion of family meals eaten outside the home,which
pedestrian-oriented districts is adequate parking. has caused a marked increase in the proportion of newly
One of the hottest real estate trends is known as"place developed space that is occupied by restaurants.In 1955,2S
making,"the development of town centers and urban villages percent of expenditures for food in the United States was
with mixed uses in pedestrian-friendly settings.Another sig- spent in restaurants(both limited and full service);in 2003,
nificant trend today is transit-oriented development, which restaurants'share of the food dollar was 46A percent'
seeks to cluster development near transit stations. With ■As more women have joined the workforce,there has been
housing located within walking distance of rail transit,some an increase in the proportion of shopping trips that occur in
j trips and,in turn,some parking spaces can be eliminated. evenings and a significant increase in"trip-chaining,"owing
E
I Shared parking is a critical factor in the success of all to commuters making multiple stops to drop off or pick up
these development approaches,and thus the importance of children at daycare and to take care of household errands.
shared parking will continue to grow in future years. This A committee of the Institute of Transportation Engineers
report aims to provide planners, engineers,developers,and (ITE)also agreed that the methodology recommended in the
agencies with tools to better quantify and understand how first edition of Shared Parking is still the correct approach to
shared parking can be successful. shared parking analysis, but it called for updating some
default values' It found that almost half of all local govern-
Objective of the Second Edition ments had incorporated shared parking into local codes,
The widely accepted methodology for shared parking analysis either directly or as an option,and many of those codes cited
was established in 1983 with the publication of the first edition the ULI shared parking methodology.
of Shared Parking.Two decades later,ULI and ICSC convened a The development of updated references on the parking
working group of parking experts to examine the question of needs of individual land uses also made an update of Shared
2 Shared Parking
83
Parkfr?g timely. in 1998, ULI and ICSC commissioned an Parking ratio is the number of parking spaces that should
update of Parking Requirements for Shopping Centers,the most be provided per unit of land use, if parking serves only
widely recognized reference regarding that land use. That that land use.The ratios recommended herein are based on
reference's second edition recommended a 10 percent the expected peak accurrrulalion of vehicles at the peak
reduction in the parking ratio for centers over 600,000 hour on a design day(see below),assuming nearly 100 per-
square feet and modified its recommendations for centers cent modal split to auto use and minimal ridesharing. The
with more than 10 percent of GLA in restaurant, entertain- recommended ratios also include consideration of effective
ment, or cineplex users In particular, when more than 20 supply issues.
percent of the space in centers is allocated to those uses, Parking accumulation is the number of parked vehicles
shared parking analysis should be employed to determine observed at a site,
the appropriate number of parking spaces. Parking supply is the total number of spaces available to
ITE also has updated its Trip Generation' and Parking serve a destination.tt may include spaces that are on site,off
Generation' publications. The third edition of Parking site,on street,or shared with other uses.
+ Generation includes four times as much data as the second Effective parking supply is the number of occupied spaces
I edition,with over 100 land uses now incorporated.This doc- at optimum operating efficiency. A parking facility will be
ument provides much-needed information on the parking perceived as full at somewhat less than its actual capacity,
3
needs of individual land uses,but it simply provides statisti- generally in the range of 85-95 percent occupancy. (The
cal analysis of the data. It makes no recommendations range is because regular users learn where spaces are likely
regarding appropriate parking ratios to be used in parking to be available at a particular time of day and thus require
studies,including shared parking analysis. In fact,the limited less of an extra cushion than unfamiliar users.)It is appropri-
data in many land use classifications are not statistically reli- ate to have a small cushion of spaces over the expected
able, and professional experience and judgment must be peak-hour accumulation of vehicles.The cushion reduces the
employed in their use.One of the purposes of this report is need to search the entire system for the last few parking
to formulate recommendations regarding the parking ratios spaces,thus reducing patron frustration. It further provides
to be used in shared parking analysis, using, to the extent for operating fluctuations, misparked vehicles, snow cover,
appropriate,the data found in Parking Generation,Both docu- vehicle maneuvers, and vacancies created by reserving
ments are complementary, spaces for specific users,such as disabled parking.The effec-
I ULI and ICSC concluded that the timely coordination of Live supply cushion in a system also provides for unusual
an updated Shored Parkin ub4cation with these other doc peaks in activities,
� Pd 9 P p
uments would result in a vastly improved set of tools for A design day or design hour is one that recurs frequently
F transportation planners to determine the appropriate num- enou h to justify providing spaces for that level of parking
P Pg 1 YP B P P g
ber of parking spaces for mixed-use developments. activity. One does not build for an average day and have
insufficient supply for the peak(if not multiple)hours on 50
Definition of Terms percent of the days in a year.Conversely,It is not appropriate
A key to understanding the shared parking methodology is to design for the peak accumulation of vehicles ever
the definition of terms and assumptions inherent in the use observed at any site with that land use.That peak accumula-
of those terms.
Introduction 3
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f,�. t yµit.s r+�d �.�< •P M. .Y. tY,;G• ?4. � ' ..n �R R J
u• �i�,�k"r",c`- ia..*p«Y.,••'T,a•.�•�.t'sa" s,t..a �LL�nCend`,�+ r ,:s'.'-"',. .dx.`3Fw �w�trf 84�' •i. �.H.aea-�`. x..s.- x:�n .ia..,,,s�u 3..`�.n Ea }�� �'iu Aih,,��5}�,s a.� �;�� ,��jiF'-'_.��9t,�,•
< �, r �rdr'c !St' .t�Ye-:..�''•. =?.4ns iR..r..k+i� '?': .2T 7..n _:
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Lion might last only`or an hour or so,while there are 8,760 Noncaptive ratio is an estimate of the percentage of park-
hours in a year. A traffic engineer does not design a street ers at a land use in a mixed-use development or district who
system to handle the peak volume that would ever occur; are not already counted as being parked at another of the
instead,the level of activity that represents the 85th or 90th land uses.For example,when employeesof one lard use visit
percentile of observed traffic volumes in peak hours on aver- a nearby Food court or coffee store,there usually is not any
age days is used for design. This second edition of Shared additional parking demand generated.See chapter 3 for fur-
Parking uses the 85th percentile of peak-hour observations ther discussion.
for recommended parking ratios, unless otherwise noted.
See chapter 3 for further discussion of design hour issues. Units of Land Uses
Mode adjustment is employed to adjust the base parking Parking ratios are generally stated as a ratio of x spaces per y
rat.os for Iota' transportation characteristics. Two factors units, with the unit being the most statistically valid inde-
must be considered in such adjustments:modal split for pri- pendent variable for that land use. In the vast maority of
vate auto and auto occupancy,both of which are terms corn- uses,the unit is square feet of building area.Other units that
monly used in transportation planning. The parking ratios may be used are employees,dwelling units,hotel rooms,or
herein assume that nearly all users arrive by private auto with seats.This publication uses the most widely accepted inde-
typical auto occupancy for the spec.fic use. It should be pendent variable, generally in accordant a with Parking
noted that even in locations without transit, some walkir•g Generdtior. The following terms describe specific formulas
and dropoffs occur, as well as some ridesharing. The base for parking ratios.
ratios are appropriate for conditions of free parking and neg- Gross Floor Area (GFA): dotal gross floor area, including
ligibfe use of public transit. The mode adjust.-ient then exterior building walls or all F;oors of a building or structure.
reflects local transit availability, parking fees, ride sharing Also referred to as gross square feet or GSF.
programs,and so on.See chapter 3 for further discussion of Gross leasable Area (GLA): The portion of CFA that is
mode adjustments. available for leasing to a tenant. Generally, GLA is equal to
Modal split is the percentage of persons arriving at a desti- GFA less "cornmon" areas that are not leased to tenants,
nation in different modes of transportation. Among the including spaces `or circulation to and from tena,nt spaces
modes that may be available are commuter rai,light ail,bus, (lobbies,elevator cores,stairs.corridors,atriums,and so on),
private automobile (including trucks. vans, and SU'Js used utility/mechanical spaces,and parking areas.
for personal transportation),carpools and vanpoois,walking. Net Floor Area (NFA):Total floor area, excluding exterior
and bicycling. The percentage of persons who arrive at the building walls-
destination by private automobile is generally called "auto Net Rental Area (NRA): The portion of NFA that is
mode split"and includes both driver and passengers- rentaole to a tenant.Also called net leasable area.
Auto occupancy is the average number of persons per pri- Thus,GFA and GLA are calculated out-to-out of exterior
vate automobile arriving a: the destination. Vehicle occu- walls,while NFA and NRA are calculated between interior
panty(as employed in transportation planning)refers to the faces of exterior walls. GLA is commonly used for shopping
average number of persons per vehicle including all vehicle centers, but GFA or NFA s more commonly used for office j
types,such as public and chartered buses. uses. No matter what calculat'on method is employed, the
4 Shared Parking
1
t
I
vehicular parking and loading areas and the floor area occu- Notes
,i
pied by mechanical,electrical,communications,and security
1,ULI-the Urban Land Institute,Shared Porking(Washington,D.C,:UU-the Urban
equipment are deducted from the floor area for the purpose
Land Institute,1983),
t of calculating parking needs. 2."About smart Growth:'www.srnartgrowth.org/about(October 2003).
I
r 3.2004 Restaurant Industry Forecast. or Nat al Restaurant Association.
4. JE Technical Council Committee 6F•52, Shared Porking Manning Guidelines
Organization of This Report (Washington.D.C:Institute of Transportation Engineers,1995).
5.ULi-the Urban Land Institute and the International Council of Shopping Centers,
Chapter 2 of this report presents key findings,including the parking Requirements for Shopping Centers, 2nd ed.(Washington.D.C-:ULI-the
recommended default values for shared parking analysis. urban Land Institute,1999).
6.ITE Technical Council Committee,Trip Generation,7th ed.(Washington.D.0
Chapter 3 discusses the methodology, with an example Institute of Transportation Engineers,2004).
2.DE Technical Council Committee,Parking Generation,3rd ed.(Washington,D.C.:
analysis,and chapter 4 discusses the parking needs of indi-
Institute of Transportation Engineers,2004).
jvidual land uses and the derivation of the default values.
Chapter 5 presents case studies,while chapter 6 discusses
t I the design,operation,and management of shared parking.
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Introduction 5
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Summary of Recommended Base Parking Ratios (Spaces per Unit Land Use)
um use Weekday Weekend Una Source
VMor Emttiotree TAft Emulate
Commie ty ShoppingCentef t<400,000 sq.110 2.9 03 32 0.8 lksPGI A 1
n -iat"'?�c7;:-�u: ��x _.,f..>:�.�' �5�"...��y41...,�'J`a.J..;r�'��$�. �c •�� ���"t3„�,��;.5'f�/�r,b9d�,,-k. '4t rfi t., 'i�:;�d
Sher Reg orwp SAopping tenter(�6t10 000 sq R) 32 O 8 3.6 0.9 Asf GLA 1
.J .»yMkY•, '4*✓ aq.,,�x: i ' a ( ,. t" YnIF "+v `. n,z h� S rs ..a 1r za nv,� nt
�1'Y.L` /?+ � Y!Y$'�•��pL9't �_m.'t
n .;:Lc. �.-s rt.�i'xr` ✓. "'+..4' c?•4 ::.4tr.d,� '.��9:,2 i1r�" w �i..:,,s,i.w,'"C ck A"•.•.., k�.x..s.,.Frokti tieaN +u�.,.t. �.TT.t@
faaety'Restauanf 9.0 is 1275 2.25 Asf GLA 3
4 }Y r• ,s. 7,,
pi
i � .� ...,"�';`�,'�� ..�;th.•»�i::�* . «)51°,�a .:h.= ;�, �:)'�a°� �``4r- �" �r"r �^������ .o�se".�a`s.`.•,}t='�
a"ightcfub Y 15Z 125 175 LS Asf GLA 3
-;Qa r-�''"�t i•� r'^+�. 'a�, �`�' . .,�,,r,.� ;r� •t�.g'T--�'�S`ray r'€" �• z�� -u F,�4��"' v- '��.
' z Cineplex 019 0.01 U14 0.01 Aeat 3.2
..suss -t 'xs =� h: .G +."' u •s.= ;a* [. �:?'.,y ,. ^st o r r r r=t.s !r+ r.gr;
�t�� a s. ,x +c�:.3"sh- ;i.R '' < � ate•} � ttfi;� 'S'c �� w�'xr r��'. a,4C E!•`4;yt-
"ifY".�.� &...o. .. ..asa��„� �`,�t�"��. �•'.%s._$a'`'#'�.'d�.'�.�".:�i.".�4tt ....�dwt -',t.$x"5 ��a'd��^rar'�:c�.v+�' ,�t`:€ f+. ��.'�o-�..�a
r Arevta 027 0.03 03 0.03 /seat 3 1
x<
Pro Baseball Stadita 031 (1.01 D 34 Col /feat 3
r ae '1�-��+ �.��vx;r,�• t�.'3r'n... �h'+4,�.�,.'� er' �, -,sa•E .r��y y,� '�a•r at, ,��, �^ � ^tyy�y,;u..
+a,:akv..l.>� :f�t*ruY.'�^.�'i�+�' rt ..��'�,'d"�r... ��....,��e'.f=.a;� 7u wYr;.��"�t7r.�,:L:Sr':rL�dCR •st.Y.�Ctu "3��,�.sa„','�+
Corwerd oa Center 5,5 05 55 0-5 /ksf GLA 3
tar",t>.. g �^ r zV3-.•^'�"fi•_; h t s?•{1� -�n"r Y?�ytPet�L°t�r`^fvoy0cyrd..'{�'r;i�`"z;,{i•efr3rr 9 Sr�'43 i.*ac`r-.frtl.r,9,gfi;.E,�".b'`+,';hTr�i�'°�P.r 7+JJtkY�st,'¢r.?�'E.:f,3�11r+x/,L{t{'a�str� �t•'✓r �.f'!,tSt tasa� �rt�r ls¢7�E, 1�1jf ° ,4•i5a
ste f a
provided i ; REM,
•:
•_`'� 4 � �: this $1������ gi :f'.�'ti�§Ji i�4 :;!}fr y rt a r�'�`Y.'f 3�'r .rj 31s1�e tr.r i3$t � :M. 4�4� 44�11 �,�+y h i� �1+` .�
�!�{ ?� y7���,1t'�,,�j } .. # .#v r r ,u a a $ M , ¢�+ �•r ti r kh,+ *`y �`i i
�qJjjqs �d�,y��,rf�Lrl�L'�xtab_`:+t:lA �^"'z":r.-.�M1.�T*�'?' >✓� �:'.�a c`$. .1,+„ra�t�['.1 /�y,1�4't t+..-a kcY {:i.�•�lQ�L'Ci,.
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Office(<2500osq.IQ 03 35 003 035 JkSfGFA 2
maw,in cen-
s � '�M p ��t t��3`L� r- _7p��+"x m •� t� �i1i�";�• l:r"•r....� r. ;r
,•r� � z.�h4�4%:,a��",��»a..�t��s.r'`��'^�'.t=t?s�a�'�`';;�.-,':�:.� ~�t'�'�, _. ._�`.. .s 3r .,.��! ��-..'f,a.,.. ...Il,..#+i3.'� w�,s,rwt` r�s��.3t.F�a �i
Office{f00A0o to 500,000 so,it)Sfiding scale between Asf CFA 2
100000 4 it-- 025 115 003 032
xt +1 t}
�( 500,000 sq,IL. 0,2 2.6 OA2 026
Lamt1�Iq�I_ " " ': i •, •K�y r.;' r".� '3is:',t.+-=,�ir,i4r E'�i.�.'i'�. .=; . �4tt✓>'�i" t {' U'S' f �k'
' 8m,k,8rard with Drive-in 10 i.6 10 1.6 Asf GFA 2
g pus Notes
Ratios taxed on peak parking spaces required with virtually 100%auto ma"typical 6dest+aring Dof suhtuben cLxv,fi0ns.
YW=per thousand s%A.
t M spaces reserved br residents sde rsG 24 hwrs a clay:remaicdvt sl ared with visitors and older uses
i.?br}1ngReptdrernerHs/arSlwPpNgCmters 2rd ad-(Washington,DC,VU-1het1(btn Land hntitute,M9)spaces
2,Pwking D.C:k+sf a of TranspottAon Engirters,20041
3 Data rolkded by Learn members
a 4.John W.Dorsett,"Parking Requirements far Health Clubs,'Ae Pb rg Pa:(s•s4m%t ApM 2004
5Gexald Sakman•"Motet Parkes Maw Much Is knaugh? ttrl>an land kutuMy 1988.
Key Findings 11
h
xx 1
,
- 87
• �"MYr
Recommended Monthly Adjustment Factors for Cusfomer/Visitor Parking
Late
Latid Use JAN FEB MAR APR MAY JUN JUl AUG S£P OCT NOV DEC DEC Source
Shopping tenter 56% 57% 64% 63% 66% 67% 64% 69% 64% 66% 72% 100% 90% 1.3
Restaurant 85% 8§% 95% 92% 96% 95°!a 98% .99% 91% 96% 93% 100% ::95% 1
Fast Food 85% 86% 95% 92% 96% 95% 98% 99% 91% 96% 93% 100% 95%ry 1
Njgi•Itchrb 14. ` 86%; 98% 90% 90% 91% . 94% 96% 92% :9804 .96°4
Cineplex Weekdays 27% 21% 20% 19% 27% 41% 55% 40% 15% i5% 25% 23% 100% 3
Cineplex lkeekends 7196 5996 6796 584 't%. 829ii 92% 75% 51% 62% 78% 6*' 10096 3
Performing Arts Theater 90% 90% 90% 90% 90% 90% 90% 90% 90% 90% 90% 100% 100% 2
Arend ,:, 96 bA l00% 1i7Q% 100% 75% -- ;60% `65% 9096'" 4596"' `9546 2
Pro football Stadiums _ _ _ _ _ _ 67% — — - 10,61 2
Pro Baseball Stad'wm - —", 100% 100% 100% 100% �XM ;M 100% - - 2
Health Club 100% 95%6 85%b 70% 65% 65% 65% 70% 80% 85% 85% 90% 95% Z 4
Convention Center? 7546. 100% 40% . `55% ,60% 50% 45% 7596 $0% 85% 1Q0 60b 2
Hotel—Busirtess 71% 85% 91% 90% 92% 100% 989E 92% 93% 930A 81% 67% 50'% 5
Fbtel—lersitre _. , ' 904� lt1(.196 10Ctgfi 1Qf1% §OR6 , Qfl°i5 10096 100°6 7596 ,75%_ 7i'� sa04& 10t191 5
Resta irant/Lrwuge 85%& 86% 95% 92% 96% 95% 98% 99% 91% 96% 93% `)00% 95% 1
Meetfng/BaGuet load 10096 100%,'100% 1000A 100% 140% 100% ,t00% 1009f°. <100 0 ,ibb% t00% 7
(20 to 50 sq;ftlguest roam}
Convention 75`'rb 100°/a 90% 55% 60% 50% 45% 5% 80% 85% 100%6 60% — 2
050 sq,ft1guest room)
fees% tal 100% 100% 100% 1Q0% 100% 100% 100% 100% 100%6 100%, 100% . 1,00% 100% 2
Office,Bank 100% 100% 100% 100% 100% 100% 95% 95% 100% 100% 100°'re 100% 80% 2,6
Notes
€7ecemcer w becetio,—1-24,Late Uccemcer r Decernber 2 i_a'
'Because:here"s only arse weeknight game and no Saturda+r'games Of NFL e �-yrp e;,bet:t:raugh 43aurrrt;er.and 3ct4Ej pdt:errts arz'MO&i ed at ad acer,t
uses sfue to toe crowds ex;*cted,this category;s not cori;d red a'rei;go day'fc,pxk.ng plarHrt;r g
trvtany conventiop cpnters are compielely dark horween Christmes and Ne a f_t'S pz y
Slums:
1 US Census nureau,unadjusted esttrna.es o`rmon,ts?y revs l and`ocd sery e saves,19'9-2^02
2.Gera collected by team rnent0ers
3 Pcmi*iq Generotiao.3rd e!.Mjshirgtor,0C tnststuteof Irrnspor,,ai cn Ergsneers.2004)
4 tnhn W.porsa:t.'Park:ng Regwremerits for Heal*lr Clubs.'Toe park,%Pmknit.,nor.Aort 2Cr~".i4
5.5mitr,Travel Research,wwwwws:arcorn
6 Panking study conducted by'atwe Harris Rust&associates'or he Pate-sort Cwnoanies 20W
14 Shared Parking
.� Recommended Monthly Adjustment Factors for Employee Parking
Late
Some land Use !AN FER MAR APR MAY JUN JUL AUG SEP OCT NOV DEC DEC Source
l 3 Shopping Ceder 80% 00% 80% 80% 80% 80% 80% 80% 80% 80% 90% 100% 90% 1 2
-r f n ^Y' r°y+ ,•"`i,e vow�k• ,� x '+mu.�' •a'y`^.R, w-av yv,�6,5K r .+H rr °tr�:i�•`.r"q ny �.�m^,raa �' .�_r ri
s e
w'�'-��?i ��~I��a:3fa3'�..`'�t.L"'-'�.N';;�tr�-,�r� ��5;�4'.��^�a' ..r� ..�.r.�a�`r`.ac' .v�� 4�riaL�#��::-•:a`'1s���aetk5,� •�t
1 Fast Foal _ 95% 95% 100% 100% 100% 100% 100% 100% 100% 100% 100% 1W% I" U
. F�, :�� � `y���� 5r`/f�t •'+�1�,T�'�+ t smv.:f.* 9 Y,.i� r^£TM� � P'
YA'f. tT` Kef.'✓rum.�"iSv`�w1 M`k•. F..s�i.w.al�F3 � '�• �C'STa�ii�'3i� �id9'���h��,?%A •+� " ` '��^al
3 Gneplex Weekdays 50% 50% 50% 50% 50% 75% 75% 75% 50% 50% 50% 50% 100% 12
*�'"r-`"#r"" - � '` ,�:T'a»•ern a.�.. � r - �-• C"'�e" 2 �n'rr s.o
2 Performing Arts Theater 100% 100% 1009% 100% 100% 100% 110% 100% 100% 100% 100% =% IM 2
F]h4�Y•`Nh..�.` 4i4tt�e..,�J.aat�Ji.Gaw�t�sLr3r.F r :« •. »d3:. d" F ft.Y
' Z Pro Faot1?al1 Stadetmi 1D% 10% 10% 10% 1096 SO% i0% MH}% 10% 10% 1096 It l00% 2
,. .� ��» ,�»�� .�r` � �, -N,„..�.,r+*�•�a� `ate. a �• � ?� :.. - '. ���:o
Z 4 ,.Wth Club a% 100% 95% 80% M 75% 7$% S0% 90% 95% 95% 100% 100% 4,2
OV
5 .'otel t0096 100% 1009f> 1Qa% 100 10Q% iQ0°eb 10090 100% 100% 100% 1dQ3'o 10495 2
,p T,' +..4 v`i'K t.�, •u,>• - *^. wx .,r,n.• 'e- s.
'!: rA. Sao.. ee.Y;i::. i ,i!. •�:
1 tNiice.Bank M 100% 100% 100% lOtr%i 100% 10096• 95% 95% 100% 100% 100% 100% 80%1' 6
kv�as w rt
2 ;Notes
'December=December 1-24;Late December=Nceinfxr 25-31.
%ecarse there is only one weeknight game and no Saturday games per NFL team September through November,and activity patterns are modified at.adjacent
uses due to the crowds expected,t4is category is not considered a`design day'to parking planning.
2
�6 °9 1�,Saunas:
2,6
I,U.S.Census Bureau,una*sted estimates of monthly retail and toad service sates,1999-2002.
p 2.Data adjusted by team members.
3 Pocking Cienerofior,3rd ad.(Washington,i3C_institute of Transportation Engineers,2004).
4.tphn W.Dorsett,"Parking Requirements for Health Clubs;'N Nrrrkng Prajestiorurl,April 2C04
S.Smith frravel Researck wwwwwst4r.com,
adjacent ` 6.Paf%M study conducted by Patton Harris Rust&Associates for the Peterson Companies,2001.
`qpF`5�
�r1
Key Findings 15
gg
s.
i r-94,
b�
N
i
Q
I ,
s
b
u
4`.
4 I
Of
0 All ;M .. '
o -
,t F
` .Xn} V X Sa fr?aA,I
o
o
�t
.. . .. � .. �s*.. • Y ...n. � i=r w S• � sin .x •+ ��
IWI -au
� yex yge yytt �e �e g
_ y
9
h+v
'to 5 lot A 6 1
r;
A 4 0 6 itI iI mo :
ye 4 �e xc
I I 'A; I I l i a ! f i 'I I i y@ I I I I eA i, t
� �r �I 1 .
x
i
I
'r
car R' ould be modified for resort hotels, which have distinct The time-of-day factors developed in the 1988 study have
h' " rise seasons. Suggested factors for hotels in climates Keen used For each component,with an additional set of fac-
sf w at attract winter tourists are provided for resort hotels, tars for guest rooms at resort hotels to reflect the greater
re ut these may not be suitable for resorts in northern climes presence of vehicles there during the daytime.The time-of-
Sha at only have summer seasons. Monthly factors for day figures in Parking Generation reflect overall parking occu-
cap staurants are the same as those for non-hotel-based pancy.To check the reasonableness of these factors,proiec-
use ,+estaurants, because the parking need is based on bons of parking accumulation for the average size of each
week nguest patronage.The monthly factors for hotel conven- component in each ITE subtype are shown in Table 4-17.
si 'on centers are the same as those for freestanding conven- Meeting and convention space where reported by seats
an centers. rather than.square feet were converted using 40 seatgksf.
late
ons
atteel�
slay i' Hotel Parking Needs Projections Using Recommended Default Values
is like r
in tfa Office Hark Full-ServIca Airport Business Resort
r WD WE WD WE WD WE WD WE WD WE
park,'
.. ;Salzman Salzman fTE Avg. ITE Aug. Satzman Salzrtan Suburban 'Suburban Resort Resort
es/ks b" .
r'Ravms 300 300 350 350 300 300_ 130 130 450 450
Oed foe m?.Guest Room Mode Adjustment 66% 77% 66% 775E 54% 544E 66% 77%, 66% 7796
p data r rr� g4nt ksN f r 7 50 13 0 y8 575 ,8,515 350 7,350 1,050, , l fj50 1 125< 131 5
d ten` 30 r` 9096 ,f 30%
'`Atrs€merrt i,> 709A fi(196 rZ096 E6'` 706 609�fr_ 7D°r 6{Y4b b0 b{l�b
facilr r _ _. : . _., � �. a,. . ,.. .
. Meeting Roam ksf 7,000 7,000 — — 7,000 7,000 1,310 1,310 - —
"` Percent Noncapt'nre 60% 70% 60% 70% 60% 70% 60% 700% 60% 70%
Mode Adjustment 75% 75% 75% 75%r 75% 75% 75% 75% 75% 75%
0.25 tejit Nancapllver 7596 25% 2 96 ;2596 2596 2546 25% 25 n r 2596
q. r" t f 3 z �� .-f .•*t
These plllustmeiit .: :?5 75°G r ;75Z 75% % 7S"/� 75% 7596..f. 7i ° . .`
some Estimated Peak-Hour Demand 304 252 322 289 264 210 105 97 470 393
other Peak Hour 9 p.m. 9 p.m. Noon 9 am 5 p.m, 9 p.m. 8 am, 8 a.m. Noon 8 a,m.
rnt on . ,, 'Overall Ratio'.Spaces per Roan 1.0 0.8 019 0.8 09 0J 0.8 OJ 1.0 0.9
ITE 85th Percentile 11 •0.9 11 - — — 01 0.7 1.86 —
a 100
er car w `„ notes
t ksf-thousand sq.it,
WD=Weekdays
,erage
" WF Weekends
��
which
actors "
a Analysis of Single Land Uses 87 02
Appendix C
Shared Parking Termination
� 3 W
DOC#2014-0460511
11/25/2014 08:00 AM Fees: $27.00
Page 1 of 5
Recorded in Official Records
County of Riverside
RECORDING REQUESTED BY AND Larry W.Ward
WHEN RECORDED MAIL TO: Assessor,County Clerk&Recorder
Elkins Kalt Weintraub Reuben Gartside LLP -"This document was electronically submitted
2049 Century Park East,Suite 2700 to the County of Riverside for recording"
Los Angeles,California 90067 Receipted by:LJONES
Attention: Scott M.Kalt,lsq.
(Space above this line is for recorder's use)
TERMINATION OF MEMORANDUM OF AMENDED AND IRE,STATED
AMENDMENT TO PARKING LEASE
This TERMINATION OF MEMORANDUM OF AMENDED AND RESTATED
AMENDMENT TO PARKING LEASE dated 7^^v �7, , 20' (this "Termination
Memorandum") will acknowledge that the Memorandum of Amended and Restated
Amendment to Parking Lease dated January 26, 2012 by and between PACIFICA COLONY
PALMS LOFTS, LLC, a California limited liability company ("Landlord") and PACIFICA
COLONY PALMS, LLC, a California limited liability company, ("Tenant'), retarded on
•��a, / , 2012 in the Official Records of Riverside County as Instrument No,
tyy- 001/k999 and pertaining to the real property described on Exhibit"A" attached
hereto (the "Memorandum") has been terminated and is of no further force or effect (and that
the parking lease agreement described in such Memorandum has expired or been terminated).
f
[Signature Page Follows]
ACCOMMODATION ONLY
177476v i
Q 4
e
RECORDING REQUESTED BY AND
WHEN RECORDED MAIL TO:
Elkins Kalt Weintraub Reuben Gartside LLP
2049 Century Park East,Suite 2700
Los Angeles,California 90067
Attention: Scott M.Kalt,Esq.
(Space above this line is for recorders use)
TERMINATION OF MEMORANDUM OF AMENDED AND RESTATED
AMENDMENT TO PARKING LEASE
This TERMINATION OF MEMORANDUM OF AMENDED AND RESTATED
AMERIDMENF TO PARKING LEASE dated z ). , 20 r 7(this "Termination
Memorandum") will acknowledge that the Memorandum of Amended and Restated
Amendment to Parking Lease dated January 26, 2012 by and between PACIFICA COLONY
PALMS LOFTS, LLC, a California limited liability company ("Landlord") and PACIFICA
COLONY PALMS, LLC, a California limited liability company, ("Tenant'), recorded on
2012 in the Official Records of Riverside County as Instrument No.
10Ia� �oro99q and pertaining to the real property described on Rxhibit"A"attached
Hereto (the "Memorandum")has been terminated and is of no further force or effect (and that
the parking lease agreement described in such Memorandum has expired or been terminated).
[Signature Page Follows)
ACCOMMODATION ONLY
17MOVI 1 131p yp h6c
° 5 -
e
IN WITNESS WHEREOF,Landlord and Tenant have executed and delivered this
Termination Memorandum as of the day and year first above written.
TENANT:
PACIFICA COLONY PALMS,LLC,
a California limited liability company
By: -�o�
Name: An 0 tf- OW t A---
Title:
LANDLORD:
PACIFICA COLONY PALMS LOFTS,LLC,
a California limited liability company
By: PALM CANYON DESIGNS LLC,
a California limited liability company,
its Member
By:
Carol Blum,its r
By: ,
CIiffor Jr.,its
SlguUm Page 1D Termfaation cf Memornndum
ofAmended ad Restated Amendment to Parking Lease 2
C�
v
LANDLORD'S ACKNOWLEDGEMENT
STATE OF 04"f '"�A"f )
COIN,"OF 4os Auc cis }
On �,IAN beforeme, A� '�+� ��o ,allotary
Public,personally appeared CA94,.from s4Na CbFrnoo 4oiw,-7k,who proved to me on the
basis of satisfactory evidence to be the person(s)whose name(s)mare subscribed to the
within instrument,and acknowledged to me that WAIVthey executed the same in
hill kr71heir authorized capacity(ies),and that by Whefftheir signature(s) on the instrument
the person(s),or the entity upon behalf of which the person(s)acted,executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
ARTHUR ONO
NOTARY PUBLIC.CALIFORNIA
COMMISSION#909400
09 ANOELE3 COUNTY
My Carnet.Exp,October 19.2014
Notary Public
176070 5
07
r
STATE OF CALIFORNIA }
COUNTY OF LOS ANGELES ) S S
On January 31,2012 before me,Jeffqrpon C. Javier, a Notary b`li�in and for said Co
unty and State,
personally appeared, �j ��/IV!S AWrff 6MMC,
who proved to me on the basis of
satisfactory evidence to be the person(s) whose names) is/are subscribed to the within instrument and
acknowledged to me that he/she/they executed the same in hislher/their authorized capacity(ies),and that
by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the
person(s)acted,executed the instrument,
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing
paragraph is true and correct.
WITNESS my hand and official seal 11-hV
JE.I ie 4N C.JAVIER
(:OMMISsion#1797899
d Notary Publlc-Callfofnl$
Signature; "`� Los Angeles County
. My Comm.Expltes May 10,2012
(Notary Seal)
QgV
• .r
EXHIBIT"A"
LEGAL DESCRIPTION
Peml I of Pa vd Malt We.17049,in the City of Palm Springs,County of RivVelde,$tata of
CslffWde,as shown byMap on FRo in Balk 94 of Pewet Maps,Pnga 17,RaaoWs ofRivemlde
CoWsq►,Califoxnia.
i
` r �
mnsyi Exhibit"A"
. t�
l9
KUNZMAN ASSOCIATES, INC.
75t� LOFTS PRQIECT �,
PARKING STUDY
February 1�, 20�,5
L
�V V
> a
OVER_�S WARS OF EXCELLENT SERVICE
February 12,2015
Ms.Nicole Sauvlat Criste,Principal
TERRA NOVA PLANNING&RESEARCH,INC.
4263S Melanie Place,Suite 101
Palm Desert,CA 92211
Dear Ms.Criste:
INTRODUCTION
The firm of Xunzman Associates,Inc.is pleased to submit this parking study for the 750 Lofts Project in
the City of Palm Springs. Kunzman Associates,Inc.has been asked to conduct an analysis of the parking
for the 750 Lofts Project in order to ascertain if adequate parking spaces are currently provided at the
project site under the Clty's parking regulations. This parking study supplements the 750 Lofts Protect
Parking Analysis prepared by RK engineering Group,Inc(December 19,2014).
This report summarizes our methodology, analysis, and findings. Although this Is a technical report,
every effort has been made to write the report dearly and concisely. To assist the reader with those
terms unique to transportation engineering,a glossary of terms is provided within Appendix A.
PROTECT DESCRIPTION
The project site is located immediately north and adjacent to the existing Alcaza r Hotel,and is bounded
by North Palm Canyon Drive on the west and North Indian Canyon Drive on the east In the City of Palm
Springs. The mixed-use project will consist of a 46 room hotel with 2,190 square feet of spa,a rooftop
bar area with 47 seats,a 3,025 square foot quality restaurant with a maximum of 50 seats provided,and
2,595 square feet of retail use. The project site plan will provide a total of 62 off-street parking spaces,
and will provide valet parking services.
PARKING CODE
The City of Palm Springs parking code requirements are included in Appendix B. Based upon the City
parking code requirements,93 parking spaces are required per Table 1. This demand(31 parking space
deficiency)is required If all land uses simultaneously generated their maximum parking code demands.
CAPTIVE/NON-CAPTIVE ADJUSTMENTS
The Urban Land Institute, Shared Parking (ZOOS) provides a discussion of captive/non-captive
adjustments. Both formal studies and general experience have proven that some reduction of customer
parking needs occurs In a mixed-use project due to patronage of multiple land uses. This interplay of
IRl Tmw&Caumr Runt sum:34
Cu.Pna►+u4 9200
rn�
www.T"fl`1c-9=Ne8tXM t !,
Ms.Nicole Sauviat Criste,Principal
TERRANOVA PLANNING&RESEARCH,INC.
February 12,2015
land uses in a mixed-use environment often produces a reduction in the overall parking demand. This Is
commonly seen in an environment where some percentage of patrons at one business (such as a
restaurant)maybe guests of another business(such as a hotel). Under this assumption,the guests have
already parked at the hotel (their primary reason for being on-site) and are already present in the
Immediate vicinity and visiting the restaurant/bar as a secondary visit. Although the interplay of land
uses can reduce the overall demand,it should be noted that there are limits imposed by the proximity of
land uses to each other and to parking facilities. Human behavior often restricts shared parking
opportunities by limiting the distance users are willing to walk from a parking facility to their final
destinations. The restaurant and bar that are on-site and well within the appropriate walking distance
for visitors to the hotel. The restaurant and bar may have much greater patronage from the hotel than
it would otherwise due to its captive market effects than a freestanding everyone-must-drive
restaurant/bar. Kunzman Associates,Inc.utilized Industry knowledge and expertise,developed through
work on previous similar projects and internal research, to adjust the non-captive factor to an
appropriate level for the project. No two projects are alike, and therefore engineering judgment was
used to allocate a 50%parking demand adjustment for the on-site restaurant/bar.
Captive ratios are an estimate of the percentage of parked vehicles at a land use in a mixed-use
development or district that are already counted as being parked at another of the land uses. Captive
parking comes into play when you have hotel workers and hotel guests. All of these users occupy a
parking space all day but they will utilize the spa, restaurant,and bar facilities without occupying an
additional parking space.
Captive adjustments should not be confused with the mode of walking,as those who walk from other
uses within the project(hotel)would be considered captive while those who walked from uses outside
the project would be considered to affect the mode adjustment. The walkers are those who do not
drive and park on-site. The proposed restaurant/bar are within a five-minute walking distance of four
other hotels: Alcazar Palms Springs to the south,Colony Palms Hotel to the southeast,tos Arboles Hotel
to the north, and Movie Colony Hotel to the east. It is antidpated that these patrons sometimes will
walk to this hotels restaurant/bar as opposed to patronizing only their own hotels restaurant,just for a
variety of dining experiences.
SHARED PARKING ,
Because the peak parking demands for the various land uses are non-coincidental, there is substantial
opportunity for shared parking to occur.
Kuntman Associates, Inc. has used the procedures developed by the Urban Land Institute, ShgEC4
Parking(2005). The Urban Land institute shared parking analysis evaluates the types of uses, parking
rates,monthly variations of parking demand by land use, differences between weekday and weekend
parking demand for customer/visitor and employees, and the hourly distribution of peak parking
demand for each type of land use. The Urban Land institute procedures were utilized in this study to
evaluate peak parking demand that would occur for the project at any point in time when monthly,day
of week,and hourly factors are utilized.
www rtu►nxtic-Ewaa�,coK
f
Ms.Nicole Seuviat Criste,Principal
TERRA NOVA PLANNING&RESEARCH,INC.
February 12,2025
A computer program was used to analyze the shared parking for the proposed development. The
program is consistent with the procedures provided by the Urban Land Institute. The following inputs
were included within the shared parking computer program for each land use:
■ Peak parking demand by land use per parking code.
s Weekend vs.weekday adjustment factors.
s Customer/visitor/guest and employee/resident factors.
a Monthly adjustment factors to account for variations In parking demand aver the year. it should
be noted that a late December month Is defined as the period between Christmas and New
Year's Day,reflecting high attendance at active entertainment venues, lower demand at office
and other employment-centered destinations,and moderate demand for retail.
■ Hourly distribution of parking demand based upon the Urban Land Institute data.
f a shared parking
The idea o a ed pa ing analysis is that if the various land uses have peak parking demands at
different paints in time,or on different days of the week,then the number of spaces required Is not the
sum of the parking requirements for each land use,but rather less. if the peak demands for the various
land uses are non-coincidental,then there is an opportunity for sharing of parking. To determine the
degree to which shared parking can occur, the cumulative hourly parking demand of the land uses Is
calculated at all points in time throughout the day for both weekdays and weekends. With the parking
demand known by hour and day,then the maximum peak parking demand during a seven day week can
be determined. The maximum expected parking demand during the seven day week is then used as a
basis for determining the number of parking spaces needed.
p g P
To determine the degree to which sharing of parking can occur,each month of the year was evaluated
and the peak parking demand for both weekdays and weekends was determined utilizing data provide
by the Urban Land institute.
To conduct a shared parking analysis,it is necessary to disaggregate the parking code into weekday and
weekend as well as customer/visitor/guest and employee/resident parking space demands. Based on
the City of Palm Springs Parking Code and the Urban Land Institute recommended parking ratlos for
weekdays and weekends,the disaggregated parking spaces required are shown in Table 1. A total of 69
parking spaces are required for weekdays and 72 parking spaces are required for weekends. These
calculations are based upon'a 50% parking demand adjustment of the restaurant/bar land uses
associated with non-captive and modal reduction. Due to the mixed-use nature of the proposed
project,it is expected that 50%of the visitors to the restaurant/bar will be elther internally captured
from the hotel and therefore will not be needing an additional parking space or will be using other
modes of transportation such as walking or biking. The spa will be restricted to hotel guests only;
therefore,no additional parking spaces are required for the spa use.
www.'nN"101MtMR=M
3 1 C 3
Ms.Nicole Sauviat Criste,Principal
TERRA NOVA PLANNING&RESEARCH,INC.
February 12,2015
As will be shown below,when monthly,day of week,and hourly parking factors are utilized,less than 72
parking spaces will be needed for the project site.
Table 2 shows the expected hourly peak parking demand of the land uses for both weekdays and
weekends. Table 3 shows the cumulative parking demand peaks for all land uses combined.
Based on the calculations in this report, a March/July/August maximum parking demand of 55 parking
spaces will occur on weekdays at 9:00 PM- 10:04 PM, and an August maximum parking demand of 61
parking spaces will occur on weekends from 9:00 PM-10:00 PM. The detailed computer calculations for
each month are included in Appendix C.
Sufficient on-site parking will be provided based on the maximum likely parking demand of 61 parking
spaces and the proposed 62 parking spaces provided. It should be noted that the valet service will allow
double-stacking of vehicles,increasing the parking supply.
CONCLUSIONS
1. The project site Is located Immediately north and adjacent to the existing Alcazar hotel, and Is
bounded by North Palm Canyon Drive on the west and North Indian Canyon Drive on the east in
the City of Palm Springs. 'The mixed-use project wilt consist of a 46 room hotel with 2,190 square
feet of spa, a roof-top bar area with 47 seats, a 3,025 square foot quality restaurant with a
maximum of 5o seats provided, and 2,595 square feet of retail use. The project site plan will
provide a total of 62 off-street parking spaces,and will provide valet parking services.
Z. Based upon the City parking code requirements,93 parking spaces are required per Table 1. This
demand (31 parking space deficiency) is required if all land uses simultaneously generated their
maximum parking code demands.
3. Because the peak parking demands for the various land uses are non-coincidental, there Is
substantial opportunity for shared parking to occur.
4. Based on the City of Palm Springs Parking Code and the Urban Land Institute recommended
parking ratios for weekdays and weekends,the disaggregated parking spaces required are shown
In Table 1. A total of 69 parking spaces are required for weekdays and 72 parking spaces are
required for weekends. These calculations are based upon a 50%parking demand adjustment of
the restaurant/bar land uses associated with non-captive and modal reduction. Ova to the mlxed-
use nature of the proposed project, it Is expected that 50% of the visitors to the restaurant/bar
will be either Internally captured from the hotel and therefore will not be needing an additional
parking space or will be using other modes of transportation such as walking or biking. The spa
will be restricted to hotel guests only;therefore,no additional parking spaces are required for the
spa use.
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WWW.TRAI W-ENOANEE&JC0M
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Ms.Nicole Sauviat Criste,Principal
TERRA NOVA PLANNING&RESEARCH,INC.
February L2,2015
5. once shared parking factors are utilized, a March/July/August maximum parking demand of 55
parking spaces will occur on weekdays at 9..W PM- 10:00 PM,and an August maximum parking
demand of bl parking spaces will occur on weekends from 9.00 PM-10.00 PM.
G_ Sufficient on-site parking is provided based on the parking study.
It has been a pleasure to serve your needs on the 7S0 Lofts Project Should you have any questions or if
we can be of further assistance,please do not hesitate to call at(714)973-8383.
Sincerely,
KUNZMAN ASSOCIATES,INC. Q4a E q KUNZMAN ASSOCIATES,INC.
QAa.IT t
.TR0056
Carl Ballard,LEER GA William Kunzman,P.E.
Principal * T * Principal
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