HomeMy WebLinkAboutTHE HUB ON CAMPUS - PDP - PDP160038 - SUBMITTAL DOCUMENTS - ROUND 2 - PARKING STUDY (3)kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300
February 21, 2017
Mr. Chad J. Matesi
Core Spaces
2234 W North Avenue
Chicago, IL 60647
Re: Parking Generation Letter
The Hub - 1415 Elizabeth Street Fort Collins
South of Elizabeth Street, Between Constitution Avenue and City Park Avenue
Fort Collins, Colorado
Dear Mr. Matesi,
As requested by the City of Fort Collins, this letter presents the results of a parking study conducted
for The Hub student housing project proposed along the south side of Elizabeth Street, between
Constitution Avenue and City Park Avenue, in Fort Collins, Colorado. The Hub project is planned to
develop with an approximate 225-unit (387 bed) student apartment complex with an additional
approximate 9,649 square feet of retail space. The development has proposed 327 parking spaces.
As requested by the City of Fort Collins for the scope of this parking study, an existing student
housing development, The District at Campus West, was observed to determine actual peak parking
demand. The District at Campus West is located on the northeast corner of the Plum Street and City
Park Avenue. This project was chosen since it is in the same vicinity as this project and it would have
similar traffic and parking characteristics being in close proximity to Colorado State University.
Therefore, the purpose of this letter is to provide a parking study analysis for the proposed project to
determine the peak parking demand and recommended number of parking spaces.
The Hub is proposed along the south of Elizabeth Street, between Constitution Avenue and City Park
Avenue (conceptual site plan attached). Access to The Hub project will occur from the private
roadway adjacent to the site to the west. The access along this private roadway, located
approximately 300 feet south of Elizabeth Street (measured edge to edge) is proposed to allow full
turning movements. The proposed parking garage associated with the project will provide 327 parking
spaces, and be located along the southern portion of the residential building, at grade and under the
residential building.
For this study, parking utilization counts were performed for 24-hours on Wednesday, October 19,
2016 to Thursday, October 20, 2016 for the existing District at Campus West student housing
development. A parking utilization count was obtained at the beginning time of the count period (4:00
am) and then the driveway to parking structure was observed for entering and exiting vehicles to add
or subtract from this parking number. The time of the entering or exiting vehicle was recorded. The
following table shows the observed utilization of the District at Campus West on the day the counts
were performed (raw data counts attached). This utilization represents the peak demand that
occurred by hour of the day. Of note, the District at Campus West has approximately 189 units (650
beds). The District at Campus West is almost at full capacity at approximately 90 percent. Annual
leases that begin in the fall with the scholastic calendar, are generally full by late-February/Mid-
March. Parking is unbundled from residential units and leased at $65 per month for unreserved
permits and $85 per month for reserved spaces. If a tenant owns a vehicle but does not purchase a
parking permit (for example he or she parks in the neighborhood or off property), The District does
not track that demand. The highest parking demand was observed from 4:00 AM to 6:00 AM, which
saw 336 occupied parking spaces within the adjacent parking structure. Based on this, it is believed
that the peak parking demand for student housing occurs overnight, which is intuitive.
Mr. Matesi,
February 21, 2017,
Page 2
kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300
Parking Utilization
Site Observed Parking Demand
The District at Campus West
Student Housing Size 189 Units (650 Beds)
Percent of
Occupied Spaces
Maximum Parking Spaces 467
Maximum Occupied Spaces 336
Wednesday, October 19, 2016 Occupied
4:00-5:00 AM 336 71.9%
5:00-6:00 AM 336 71.9%
6:00-7:00 AM 334 71.5%
7:00-8:00 AM 335 71.7%
8:00-9:00 AM 328 70.2%
9:00-10:00 AM 330 70.7%
10:00-11:00 AM 332 71.1%
11:00-12:00 PM 327 70.0%
12:00-1:00 PM 331 70.9%
1:00-2:00 PM 321 68.7%
2:00-3:00 PM 304 65.1%
3:00-4:00 PM 290 62.1%
4:00-5:00 PM 273 58.5%
5:00-6:00 PM 262 56.1%
6:00-7:00 PM 267 57.2%
7:00-8:00 PM 275 58.9%
8:00-9:00 PM 290 62.1%
9:00-10:00 PM 295 63.2%
10:00-11:00 PM 306 65.5%
11:00-12:00 PM 317 67.9%
12:00-1:00 AM 323 69.2%
1:00-2:00 AM 325 69.6%
2:00-3:00 AM 326 69.8%
3:00-4:00 AM 326 69.8%
This peak parking demand observed at The District at Campus West of 336 occupied spaces results
in a peak parking demand ratio of 0.57 parking spaces per occupied bed (calculated based on 585
beds occupied at a 90 percent occupancy rate of 650 beds). Rates were calculated based on the
size of the existing The District at Campus West. The peak parking demand of 0.57 occupied parking
spaces per bed was used to determine the anticipated peak parking demand for The Hub project.
Based on the proposed 387 beds within 225 units, an overnight peak parking demand of 221
occupied parking spaces are anticipated to be needed to serve the demand when at full capacity. In
addition, it may be desirable that additional parking spaces be available for differences in demand
anticipated throughout the year. A 10 percent increase was calculated for this purpose, which
identifies a recommended number of 244 parking spaces be available for the site to adequately serve
the residential demand for parking. Based on City of Fort Collins Land Use Code requirements, the
minimum parking requirement for residential is 0.75 spaces per bed. Based on the 387 beds, the
project is required to have 291 parking spaces.
In addition to the residential component, approximately 9,649 square feet of retail is proposed. Based
on City of Fort Collins Land Use Code requirements, the minimum parking requirement for retail is 2
spaces per 1,000 square feet, while restaurant is 5 spaces per 1,000 square feet. It is uncertain at
this time how the retail will develop with the project but it is anticipated that roughly 2/3 of the retail
Mr. Matesi,
February 21, 2017,
Page 3
kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300
space will be retail and 1/3 will be a restaurant. Based on the proposed 9,649 square feet, the
minimum parking code required spaces would be 29 spaces. Using the minimum parking for this use
is believed to be appropriate as this development is within an area that would likely include traffic
from alternate modes, such as walking, bicycling, and transit. Since the peak parking demand for
student housing occurs generally between 10:00 pm and 2:00 pm of the following day, some overlap
of parking demands are anticipated to occur between the residential and retail components of the
project, most likely between 11:00 am and 1:00 pm. Adding the 29 retail/restaurant parking code
required spaces to the 291 spaces identified from the student housing demand/ residential parking
code required spaces equals a total of 320 parking spaces to be provided. Of note, the peak parking
demand of 0.57 occupied parking spaces per bed from The District at Campus West plus the 29
retail/restaurant parking code required spaces equals a total of 273 parking spaces. This peak
demand (320 parking spaces to be provided) is less than the 327 parking spaces being proposed with
the project, and therefore it is believed that the 327 parking spaces being provided will be sufficient to
accommodate the anticipated parking demand at The Hub.
As summarized, it is believed that the proposed Hub student housing project located along the south
side of Elizabeth Street, between Constitution Avenue and City Park Avenue, will have adequate
parking spaces provided to serve the anticipated demand. Based on the existing data collection,
calculations, and analysis within, it is recommended that The Hub provide a minimum of 320 parking
spaces. The Hub project is planned to develop an approximate 225 unit / 387 bed student housing
complex with an additional 9,649 square feet of retail and 327 parking spaces. Therefore, it is
believed that the proposed project will accommodate the anticipated parking demand. If you have any
questions or require anything further, please feel free to call me at (303) 228-2300.
Sincerely,
KIMLEY-HORN AND ASSOCIATES, INC.
Curtis D. Rowe, P.E., PTOE
Vice President
02/21/2017
Fort Collins CORE Parking Utilization Count, Plum Street Garage Access
Date: Wednesday, October 19th, 2016
Parking Utilization at Start 336
Parking Garage
Time Autos In Autos Out Count
4:05 AM 1 335
6:21 AM 1 334
6:32 AM 1 333
6:50 AM 1 332
6:59 AM 1 333
7:09 AM 1 334
7:10 AM 1 335
7:26 AM 1 334
7:33 AM 1 335
7:38 AM 1 334
7:41 AM 2 332
7:45 AM 1 331
7:48 AM 1 1 331
7:49 AM 331
7:50 AM 1 330
7:54 AM 1 329
8:00 AM 1 328
8:01 AM 1 327
8:03 AM 1 326
8:09 AM 1 325
8:17 AM 1 324
8:21 AM 1 1 324
8:23 AM 2 322
8:26 AM 1 323
8:29 AM 1 324
8:36 AM 1 1 324
8:44 AM 1 323
8:48 AM 1 324
8:49 AM 1 325
8:50 AM 1 324
8:51 AM 1 325
8:57 AM 1 326
8:58 AM 1 327
8:59 AM 1 326
9:06 AM 1 327
9:10 AM 1 328
9:14 AM 1 329
9:19 AM 1 330
9:25 AM 1 329
9:26 AM 2 327
9:32 AM 1 326
9:35 AM 1 325
9:38 AM 1 326
9:39 AM 1 327
9:40 AM 1 326
9:43 AM 1 325
9:44 AM 1 326
9:46 AM 1 327
9:49 AM 1 326
9:51 AM 1 325
9:57 AM 2 327
9:59 AM 1 328
10:06 AM 1 329
10:17 AM 1 330
10:20 AM 1 331
10:24 AM 1 332
10:33 AM 1 331
10:41 AM 1 330
10:42 AM 2 328
10:43 AM 1 327
10:46 AM 1 326
10:49 AM 1 327
10:52 AM 2 325
10:55 AM 1 1 325
10:59 AM 1 324
11:00 AM 1 325
11:02 AM 1 324
11:03 AM 1 325
11:06 AM 1 326
11:08 AM 1 325
11:11 AM 1 1 325
11:14 AM 1 326
11:15 AM 1 325
11:17 AM 1 324
11:18 AM 1 325
11:19 AM 1 326
11:20 AM 1 327
11:23 AM 1 326
11:25 AM 1 325
11:30 AM 1 326
11:33 AM 1 327
11:36 AM 1 1 327
11:39 AM 1 326
11:41 AM 1 327
11:44 AM 1 326
11:48 AM 1 327
11:52 AM 1 326
11:57 AM 1 1 326
12:02 PM 1 1 326
12:04 PM 1 327
12:05 PM 2 329
12:06 PM 1 330
12:09 PM 1 331
12:15 PM 1 330
12:17 PM 2 328
12:23 PM 1 329
12:27 PM 1 328
12:32 PM 1 1 328
12:33 PM 1 329
12:35 PM 1 328
12:36 PM 1 327
12:38 PM 2 325
12:41 PM 1 324
12:43 PM 1 323
12:45 PM 1 322
12:47 PM 1 321
12:48 PM 1 320
12:50 PM 1 319
12:54 PM 1 320
12:56 PM 1 321
12:58 PM 1 320
1:00 PM 1 321
1:02 PM 1 320
1:12 PM 1 319
1:14 PM 1 318
1:16 PM 1 1 318
1:19 PM 1 317
1:20 PM 1 316
1:21 PM 1 317
1:22 PM 1 316
1:23 PM 2 314
1:26 PM 1 313
1:28 PM 1 312
1:29 PM 1 311
1:30 PM 1 312
1:31 PM 2 310
1:34 PM 1 311
1:35 PM 1 312
1:36 PM 1 313
1:40 PM 1 1 313
1:41 PM 1 312
1:42 PM 3 309
1:43 PM 1 308
1:44 PM 1 307
1:46 PM 1 306
1:49 PM 1 1 306
1:51 PM 1 307
1:54 PM 1 306
2:00 PM 2 304
2:01 PM 1 303
2:02 PM 1 304
2:08 PM 1 1 304
2:11 PM 1 303
2:12 PM 1 304
2:13 PM 1 303
2:14 PM 1 302
2:15 PM 1 301
2:17 PM 1 300
2:18 PM 1 301
2:19 PM 1 1 301
2:25 PM 1 2 300
2:27 PM 1 301
2:28 PM 1 300
2:30 PM 1 299
2:31 PM 1 300
2:32 PM 1 299
2:33 PM 1 300
2:34 PM 1 299
2:36 PM 1 298
2:38 PM 2 296
2:40 PM 1 1 296
2:41 PM 1 1 296
2:43 PM 2 294
2:45 PM 2 292
2:46 PM 1 293
2:47 PM 1 292
2:48 PM 2 290
2:49 PM 1 291
2:50 PM 1 290
2:52 PM 1 289
2:53 PM 2 291
2:54 PM 1 292
2:56 PM 2 294
2:58 PM 1 293
2:59 PM 2 291
3:00 PM 1 290
3:03 PM 1 2 289
3:04 PM 1 290
3:06 PM 1 2 289
3:08 PM 1 288
3:11 PM 1 1 288
3:12 PM 3 285
3:13 PM 1 1 285
3:17 PM 1 286
3:18 PM 2 284
3:20 PM 1 283
3:21 PM 2 281
3:22 PM 2 1 282
3:23 PM 1 281
3:26 PM 1 1 281
3:30 PM 1 1 281
3:31 PM 1 1 281
3:32 PM 1 280
3:33 PM 1 279
3:34 PM 2 281
3:35 PM 1 282
3:37 PM 3 279
3:38 PM 1 278
3:39 PM 1 277
3:40 PM 2 275
3:41 PM 1 274
3:43 PM 1 2 273
3:44 PM 2 271
3:46 PM 1 270
3:47 PM 1 271
3:48 PM 1 270
3:50 PM 1 269
3:52 PM 3 272
3:53 PM 2 270
3:55 PM 1 271
3:56 PM 2 273
3:58 PM 1 2 272
4:00 PM 2 1 273
4:01 PM 1 2 272
4:03 PM 1 271
4:04 PM 1 2 270
4:08 PM 1 2 269
4:09 PM 269
4:10 PM 1 1 269
4:12 PM 1 268
4:13 PM 1 267
4:14 PM 1 268
4:16 PM 1 267
4:17 PM 1 1 267
4:20 PM 2 269
4:21 PM 1 1 269
4:23 PM 1 268
4:28 PM 1 267
4:30 PM 1 266
4:32 PM 1 265
4:33 PM 2 267
4:36 PM 1 268
4:38 PM 2 270
4:41 PM 1 269
4:42 PM 3 266
4:43 PM 2 264
4:44 PM 1 263
4:45 PM 1 264
4:47 PM 2 262
4:48 PM 1 261
4:49 PM 1 260
4:50 PM 1 261
4:52 PM 1 260
4:53 PM 1 259
4:54 PM 1 258
4:56 PM 1 259
5:00 PM 2 257
5:03 PM 1 4 254
5:04 PM 1 255
5:05 PM 2 257
5:06 PM 1 1 257
5:07 PM 1 256
5:08 PM 1 255
5:09 PM 1 254
5:10 PM 3 1 256
5:11 PM 2 254
5:12 PM 1 255
5:15 PM 1 254
5:16 PM 1 253
5:17 PM 1 252
5:20 PM 1 253
5:21 PM 2 255
5:25 PM 2 253
5:29 PM 1 1 253
5:30 PM 2 255
5:31 PM 1 256
5:32 PM 1 255
5:33 PM 1 256
5:34 PM 1 257
5:35 PM 1 256
5:36 PM 3 259
5:37 PM 3 262
5:42 PM 1 261
5:43 PM 2 259
5:44 PM 1 1 259
5:45 PM 2 261
5:46 PM 1 260
5:47 PM 1 2 259
5:48 PM 2 261
5:50 PM 1 260
5:51 PM 2 2 260
5:52 PM 1 259
5:55 PM 1 260
5:56 PM 1 261
5:57 PM 1 262
5:58 PM 1 1 262
6:00 PM 1 261
6:01 PM 1 260
6:02 PM 1 261
6:03 PM 1 262
6:05 PM 1 263
6:06 PM 2 1 264
6:10 PM 1 263
6:12 PM 1 264
6:14 PM 1 263
6:17 PM 1 264
6:21 PM 1 1 264
6:22 PM 1 263
6:23 PM 1 264
6:24 PM 1 265
6:25 PM 1 264
6:27 PM 1 263
6:29 PM 2 265
6:30 PM 1 266
6:34 PM 1 265
6:35 PM 1 266
6:37 PM 1 265
6:38 PM 1 266
6:39 PM 1 267
6:40 PM 1 266
6:42 PM 1 265
6:43 PM 1 2 264
6:45 PM 1 3 262
6:46 PM 1 1 262
6:48 PM 2 264
6:49 PM 1 263
6:54 PM 3 266
6:57 PM 1 267
6:59 PM 2 265
7:00 PM 3 268
7:02 PM 1 2 267
7:03 PM 2 269
7:04 PM 1 270
7:05 PM 1 271
7:06 PM 1 272
7:07 PM 2 274
7:08 PM 1 2 273
7:09 PM 1 1 273
7:10 PM 1 274
7:12 PM 1 1 274
7:14 PM 1 273
7:16 PM 1 272
7:18 PM 1 271
7:19 PM 1 272
7:20 PM 3 269
7:21 PM 1 268
7:23 PM 1 267
7:25 PM 1 1 267
7:29 PM 1 266
7:30 PM 2 268
7:34 PM 1 269
7:35 PM 1 270
7:36 PM 1 271
7:37 PM 1 270
7:38 PM 1 3 268
7:40 PM 1 267
7:41 PM 1 266
7:42 PM 1 265
7:43 PM 1 264
7:44 PM 2 262
7:45 PM 1 263
7:47 PM 1 264
7:48 PM 3 267
7:51 PM 2 269
7:52 PM 2 271
7:55 PM 1 272
7:56 PM 3 1 274
7:57 PM 1 275
8:02 PM 1 276
8:03 PM 1 277
8:04 PM 277
8:05 PM 1 276
8:06 PM 1 277
8:07 PM 1 1 277
8:08 PM 2 279
8:09 PM 1 278
8:10 PM 1 279
8:13 PM 1 280
8:14 PM 1 279
8:16 PM 1 280
8:17 PM 1 1 280
8:18 PM 1 1 280
8:20 PM 1 1 280
8:23 PM 2 278
8:24 PM 1 277
8:25 PM 1 278
8:26 PM 2 280
8:27 PM 1 279
8:28 PM 1 280
8:32 PM 1 281
8:33 PM 2 1 282
8:34 PM 1 283
8:39 PM 1 1 283
8:40 PM 1 284
8:41 PM 1 283
8:43 PM 1 282
8:44 PM 2 284
8:47 PM 3 2 285
8:50 PM 1 286
8:51 PM 1 287
8:52 PM 1 1 287
8:53 PM 1 288
8:54 PM 2 290
8:57 PM 1 289
8:58 PM 1 288
9:00 PM 1 289
9:01 PM 2 1 290
9:02 PM 1 289
9:03 PM 2 287
9:08 PM 1 286
9:10 PM 1 285
9:14 PM 1 286
9:15 PM 1 1 286
9:17 PM 1 285
9:19 PM 1 284
9:20 PM 1 283
9:23 PM 2 285
9:26 PM 1 284
9:29 PM 3 287
9:30 PM 1 288
9:31 PM 1 289
9:33 PM 1 288
9:36 PM 1 289
9:39 PM 1 288
9:41 PM 1 289
9:42 PM 2 1 290
9:43 PM 1 291
9:45 PM 1 292
9:49 PM 2 2 292
9:50 PM 1 293
9:51 PM 1 294
9:53 PM 1 295
9:56 PM 1 294
9:57 PM 1 295
10:01 PM 1 294
10:05 PM 1 295
10:08 PM 1 296
10:09 PM 1 295
10:11 PM 1 294
10:12 PM 1 295
10:13 PM 1 296
10:14 PM 1 297
10:19 PM 1 298
10:21 PM 2 296
10:22 PM 1 297
10:24 PM 1 298
10:25 PM 1 299
10:27 PM 2 1 300
10:30 PM 1 299
10:32 PM 1 298
10:34 PM 1 299
10:35 PM 1 298
10:36 PM 1 299
10:38 PM 1 300
10:39 PM 1 301
10:43 PM 2 303
10:44 PM 1 304
10:46 PM 1 305
10:47 PM 1 306
10:52 PM 1 305
10:55 PM 1 306
10:58 PM 1 305
10:59 PM 1 304
11:01 PM 1 303
11:04 PM 1 302
11:08 PM 1 303
11:09 PM 1 302
11:14 PM 1 303
11:15 PM 2 1 304
11:17 PM 1 305
11:18 PM 1 306
11:22 PM 2 308
11:25 PM 2 310
11:34 PM 1 311
11:36 PM 1 312
11:37 PM 1 311
11:40 PM 1 1 311
11:48 PM 1 312
11:52 PM 1 313
11:53 PM 2 315
11:55 PM 1 316
11:56 PM 1 317
11:58 PM 1 316
11:59 PM 1 317
12:03 AM 1 318
12:05 AM 1 319
12:06 AM 1 320
12:07 AM 1 321
12:10 AM 1 322
12:17 AM 1 323
12:18 AM 1 322
12:20 AM 1 323
12:21 AM 1 322
12:34 AM 1 323
12:46 AM 1 322
12:50 AM 1 323
1:06 AM 1 322
1:12 AM 1 323
1:22 AM 1 324
1:28 AM 1 323
1:34 AM 1 324
1:38 AM 1 323
1:46 AM 1 324
1:49 AM 1 325
2:21 AM 1 326
4:00 AM 326
Total 337 347
4BD/4BR
DUPLEX
1646 SF
TOTAL
4BD/4BR
DUPLEX
1646 SF
TOTAL
4BD/4BR
DUPLEX
1646 SF
TOTAL
20' WIDE DRIVEABLE
FIRE LANE ACCESS
20' WIDE DRIVEABLE
FIRE LANE ACCESS
TRASH/
MECH
669 SF
SALES
2,494 SF
RETAIL
9,649 SF
FIRE
423SF
GROUND FLOOR PLAN (38,810 SF)
21 PARKING SPACES
MAIL
155 SF
LOBBY
20' WIDE DRIVEABLE
FIRE LANE ACCESS
BIKES (20) BIKES (20)
PATIO AREA PATIO AREA
PLAZA
AREA
PLAZA
AREA
PLAZA
AREA
PLAZA
AREA
RETAIL
APT.
BUILDING
FAST
FOOD
REST.
RETAIL
FAST
FOOD
REST.
PLANTER
PLANTER
LOADING
4BD/4BR ZONE
DUPLEX
1646 SF
TOTAL
3BD/3BR
DUPLEX
1475 SF
TOTAL
3BD/3BR
DUPLEX
1475 SF
TOTAL
3BD/3BR
DUPLEX
1475 SF
TOTAL
4BD/4BR
DUPLEX
1770 SF
TOTAL
4BD/4BR
DUPLEX
1990 SF
TOTAL
RAMP
DOWN
TWO-WAY
RAMP UP
55 PARKING SPACES
GRADE PARKING LEVEL 1 (COVERED - 19,680 SF/LEVEL)
This conceptual design is based upon a preliminary review of
entitlement requirements and on unverified and possibly
incomplete site and/or building information, and is intended
merely to assist in exploring how the project might be developed.
NORTH
SHEET
11.14.2016
1415 W. Elizabeth St. CHI16-0159-00
scheme: 14
Ft. Collins, CO 1
0 2' 4' 8' 16'
1/4"=1'-0"
P R O J E C T D A T A :
SITE AREA: (84,123 SF) 1.93 AC
BUILDING AREA: 313,425 SF
BUILDING COVERAGE: 69.53%
F.A.R.: 3.73
CAR PRKG PROVIDED: 332 STALLS
BIKE PRKG PROVIDED: 40+1/ BED
TOTAL AREA BREAKDOWN:
RETAIL AREA: 9,649 SF
RESIDENTIAL: 138,270 SF
AMENITY: 6,924 SF
CORRIDOR: 17,648 SF
STAIR/ELEV: 5,898 SF
MECH/TRASH: 5,576 SF
PARKING AREA: 129,460 SF
TOTAL BLDG AREA: 313,425 SF
PROPOSED # OF UNITS: 219 UNITS
PROPOSED # OF BEDS: 387 BEDS
W. ELIZABETH STREET
CITY PARK AVENUE