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Home My WebLink About851 Burlway Road - Technicial StudyM� � Civil and Transportation Engineering �� l� 1� 1' �l� PARKING STUDY 851 BURLWAY ROAD BURLINGAME, CALIFORNIA February 4, 1999 Prepared for - Westates Venture, Inc. c/o Pan Pacific Realty, Inc. 1818 Gilbreth Road Suite 101 Burlingame, CA 94010 978 DeSoto Lane • Foster City, CA 94404-2928 •(650) 572-0978 • FAX: (650) 574-3150 PARKING STUDY 851 BURLWAY ROAD BURLINGAME, CALIFORNIA February 4,1999 STUDY PURPOSE The seven story office building at 851 Burlway Road known as the Westates Building is being remodeled. The existing exterior curtain walls are being replaced. In the replacement process, the building's gross floor area will increase due to the placement of the new curtain wall. The gross floor area of the building will increase from the existing 62,315 square feet to 71, 561 square feet, an increase of 9,246 square feet. The City has asked for a parking study to determine if the increase in floor area will require an increase in provided parking. EXISTING BUILDING The existing seven story building contains 62,315 square feet of gross floor area. Because of its original use as a bank/office building the amount of usable floor area is significantly lower than the gross floor area due to large hallways and lobby area. The usable floor area is 45,100 square feet and the rented floor area is 51,900 square feet. The building is presently fully occupied. There are presently 161 parking spaces on the site, 155 surface spaces and 6 covered spaces in a detached storage building. Parking is allowed on Burlway Road in front of the building. EXISTING PARKING DEMAND Thursday, 1/21/99 ,so - -- -- -- -- — �ao --- �za , �oo 4:00 pm ao f '-:- ° i so 40 �,'; h;; 2� o - 9:00 am 11:00 am 2:00 pm Parking occupancy counts were taken on two separate week days in the building's parking lot. The first count was taken on Thursday, January 21, 1999. Counts were taken at 9:00 am, 11:00 am, 2:00 pm and 4:00 pm. The findings are shown on the chart at the left. The maximum parking occupancy was found to be 119 spaces at 11:00 am. -2- �� The second parking occupancy survey was made on Wednesday, January 27, 1999. The findings of the second survey are shown on the chart at the right. The maximum observed parking occupancy was 118 spaces at 11:00 am. �so 140 �20 100 The parking occupancies are fairly consistent from the ao first to the second day of observation. One can so conclude that the data is reasonable and representative ao of the typical parking demand at this office building. 20 PEAK PARKING DEMAND ANALYSIS Wednesday, 1/27/99 The peak parking occupancy is lower than one could expect from a building of this size. Based on published data by the Institute of Transportation Engineers', the peak parking demand for a commercial office building of this size is on the order of 163 spaces for a gross floor area of 62,300 square feet. However, when considering only the useful floor area of the building, 45,100 square feet, the projected peak parking demand is 121 spaces according to the ITE data. This is projection correlates closely to the observed peak parking demand. The City Zoning Code requires one parking space for every 300 square feet of gross floor area for a commercial office building. That requirement equates to a parking supply of 208 spaces, or 47 spaces more than presently provided. The City requirement is not reasonable in light of the iindings of the parking survey. The new exterior curtail wall will add a small amount to the existing leased floor area of each of the tenants of the building. It will not be a 9,246 square foot addition to the building in a single location but rather, it will be spread out around the perimeter of each of the seven floors of the building. If the additional floor area was in one location which could be leased to a new tenant, there would be an increase in the overall parking demand at the office building. Initially there will not likely be any increase in parking demand at the building as a result of the new exterior curtain wall. Over time there may be a slight increase in parking demand as new tenants move in to spaces based on recalculated floor areas. A conservative projection of peak parking demand based on the new square footage of the building assumes that the 9,246 square foot addition can be occupied at the same or higher density of persons that presently occupy the building. That assumption translates into a peak parking demand for the modified building of 137 spaces, or 24 spaces less than presently provided. � Institute of Transportation Engineers, Parking Generation, Second Edition, 1987. -3- �� 9:OOam 11:00 am 2:00 pm 4:00 pm RECOMMENDED PARKING SUPPLY There is considerable variation in what the zoning code requires for this building, what is cuncntly provided and what is actually used. The table below summarizes the parking requirements and projections for the existing and modified building. Existing Proposed Parking Issue Buildings Buildings Gross Floor Area, SF 69,115 79,459 Zoning Code Required Parking, Spaces 210 244 Provided Parking Spaces 161 161 ** Parking Deficiency Based on Zoning Code 49 83 Peak Parking Demand, Spaces 119 137 Minimum Recommended Parking Spaces* 137 158 Additional Spaces Needed to Meet p 0 Recommended Minimum � � � �o aouve peaic parxing aemana to mmimize circulation ** Could be increased to 174 spaces by reducing stall width and converting some spaces to compact car spaces. The minimum recommended parking supply is very close to that presently provided for the office building and the detached storage building. The current parking layout could be modified to provide an additional 13 parking spaces. Based on the current building occupancy, there is no overriding need to increase the parking supply. The current parking supply would only need to be increased if the building occupancy significantly inereased for some reason. i� �� CONCLUSIONS AND RECOMMENDATIONS Conclusions Peak parking demand for the existing office building is significantly less than the current supply of parking and a conservative projection of parking demand for the modified building will still be less than the current supply. Unless occupant density significantly increases, there is no need to increase the current supply of parking spaces on the building site for the modified building floor area. Recommendations Evaluate the parking demand of the building no sooner than 6 months nor more than 12 months following completion of the modification work to determine if the maximum parking demand has increased to the point of needing additional parking spaces. 2. Based on the findings of the parking survey, modify, if necessary, the parking layout to provide additional on-site parking spaces. Richard K. Hopper, P.E. Principal -5- ��