31C - CUP - 2800 N MAIN STREET UNIT 3100

Home Browse Search

Mr. Gregg Berwin June 9, 2014 Page 4 Previous Variance The City has previously approved a parking variance for MPM resulting in a reduction to the Code requirement. Variance 96 -01 (approved April 1996) established an overall parking supply ratio requirement of 4.1 spaces per 1,000 sf at MPM. As detailed in Table 2, the variance requires a total parking supply of 4,635 spaces based upon the 1,130,523 sf available upon completion of the Project. The total future parking supply of 4,940 spaces maintains consistency with the previous parking variance by providing an overall ratio of 4.4 spaces per 1,000 sf. Parkins Summary Based on the future on -site parking supply of 4,940 spaces, the Project would not be able to satisfy the Code parking requirements; a deficit of approximately 2,137 parking spaces is anticipated. Conversely, the proposed future parking supply of 4,940 spaces is able to adequately satisfy the requirements of Variance 96 -01; a surplus of approximately 305 spaces is anticipated. Although the parking supply is consistent with the requirements of the approved variance, a shared parking analysis was prepared to determine the adequacy of the parking supply during periods of peak demand and with the introduction of new uses to MPM. SHARED PARKING The shared parking analysis is based upon Shared Parking, 2nd Edition (Urban Land Institute [ULI] and the International Council of Shopping Centers [ICSC], 2005). As part of their national research on shared parking, ULI and ICSC developed a database that identifies the peak parking demand for every land use typically found within a mixed -use development. This national research database forms the basis for the assumptions in the shared parking model. Shared Parking, 2 "d Edition describes shared parking as follows: "Shared parking is defined as parking space that can be used to serve two or more individual land uses without conflict or encroachment. The opportunity to implement shared parking is the result of two conditions: • Variations in the peak accumulation of parked vehicles as the result of different activity patterns of adjacent or nearby land uses (by hour, by day, by season) Relationships among land use activities that result in people's attraction to two or more land uses on a single auto trip to a given area or development" Most zoning codes provide peak parking ratios for individual land uses. While this appropriately recognizes that separate land uses generate different parking demands on an individual basis, it does not reflect the fact that the combined peak parking demand, when a mixture of land uses shares the same parking supply, can be substantially less than the sum of the individual demands, as is common of shopping centers like MPM. For example, retail uses peak in the early to mid - afternoon while restaurant uses peak in the lunchtime and/or evening hours (depending on the type of restaurant). 31 C -21