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HomeMy WebLinkAboutTHE HUB ON CAMPUS - PDP - PDP160038 - SUBMITTAL DOCUMENTS - ROUND 3 - PARKING STUDYkimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 May 23, 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. Access to The Hub project will occur from a new access to be constructed along Elizabeth Street, located approximately 575 feet west of City Park Avenue. This access is proposed to allow full turning movements. The Hub project is planned to develop with a 212-unit, 366-bed, student apartment complex with approximately 18,237 square feet of retail space. The development has proposed 307 parking spaces. A conceptual site plan is attached. 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 near 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. 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 May 23, 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 366 beds within 212 units, an overnight peak parking demand of 209 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 230 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 366 beds, the project is required to have 275 parking spaces. This calculation is used within this analysis to determine the number of parking spaces to be provided. Mr. Matesi May 23, 2017 Page 3 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 In addition to the residential component, approximately 18,237 square feet of retail space is proposed. Based on City of Fort Collins Land Use Code requirements, the minimum parking requirement for general retail area is 2 spaces per 1,000 square feet. Based on the proposed 18,237 square feet, the minimum parking code required spaces would be 37 spaces. Since this project is located within this area of Fort Collins, near Colorado State University and numerous student housing developments and units, trips to the retail area would likely include traffic from alternate modes, such as walking, bicycling, and transit. Therefore, a 25 percent transit oriented development (TOD) reduction is believed to be appropriate. Applying this 25 percent reduction results in a need of 27 parking spaces to serve the retail. Adding the 275 spaces identified from the student housing demand/ residential parking code required spaces to the reduced retail parking required of 27 spaces results in the project needing to provide a minimum of 302 parking spaces. This peak demand of 302 parking spaces is less than the 307 parking spaces being proposed with the project, and therefore it is believed that the 307 parking spaces being provided will be sufficient to accommodate the anticipated parking demand at The Hub. Of note, applying the peak parking demand of 0.57 occupied parking spaces per bed results in 230 parking spaces as previously discussed (366 units x 0.57 parking spaces per bed = 209 parking spaces plus 10 percent buffer) from The District at Campus West plus the 27 retail parking code required spaces equals a total of 257 parking spaces. Therefore, it is anticipated that the actual parking demand to serve this proposed project will be around 257 parking spaces. 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 302 parking spaces. The Hub project is planned to develop an approximate 212 unit / 366 bed student housing complex with approximately 18,237 square feet of retail space and 307 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 05/23/2017 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 CONCRETE WALK L/S UTILITY ACCESS PLATES ADJACENT BUILDING ADJACENT ADJACENT BUILDING ADJACENT BUILDING AREA UNDER CONSTRUCTION ELIZABETH STREET PRIVATE DRIVE PROPOSED RETAIL FFE: 40.50 PROPOSED GARAGE FFE: 40.50 PROPOSED GARAGE FFE: VARIES TACO BELL EXHIBIT © HUB ON CAMPUS FT. COLLINS FORT COLLINS, CO 80521 UTILITY PLAN NORTH UTILITY LEGEND