HomeMy WebLinkAbout0012_7_CDR 2015-09 Parking Study 2.23.16max.
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September 8, 2015
Joseph Karaki
Western States Engineering, Inc.
4887 E. La Palma Ave, Ste 707
Anaheim, CA 92807
Re: Parking Review- La Quinta Hotel
NEC Dexter Ave and Third St, Lake Elsinore
Dear Joseph,
Per your request, 1 have conducted a shared parking study for the proposed La
Quinta Hotel on Dexter Avenue in the City of Lake Elsinore. This letter presents our
methodology, findings, and recommendations in regards to on-site parking.
PROPOSED DEVELOPMENTS
The proposed La Quinta Hotel includes a four-story building of 63 hotel rooms.
This proposed hotel does not contain any public meeting room, banquet room,
restaurant, and bar. The site is situated on a vacant land at the northeast corner of
Dexter Avenue and Third Street in the City of Lake Elsinore. The site plan is shown
in Exhibit 1.
PARKING REQUIREMENT
The proposed La Quinta Hotel features 63 rooms and suites, no public meeting room,
banquet room, restaurant, and bar. The maximum work shift would be 9 persons.
Based on Zoning Codes of the City of Lake Elsinore, parking requirements for the
project are shown in Table 1.
K2 Traffic Engineering, Inc.
1442 It BIVd, Suite 210, Tustin, CA 92780 "1'.714-832-2116 Email: khsuQk2 ti a rric.com
Parking Review - La Quinta Hotel September 8, 2015
NEC of Dexter Ave and Third St. Lake Elsinore Page 2 of 3
Table 1. Parking Requirements per Zoning Codes
Unit
Required
Calculation
Parking
Room/Suite
63
1 per room/suite (63 rooms, 100% occupancy)
1 per 3 employees at largest work shift (9
Employee
3
employees)
Meeting and
0
1 per 3 persons to the max capacity of each
Banquet Room
0
public meeting and/or banquet room
Restaurant
0
50% of the space otherwise required for
and Bar
0
accessory uses (e.g. restaurants and bars)
Total
66
accessory uses (e.g. restaurants and bars)
The above calculations based on Zoning Codes assume 100% occupancy of the
proposed hotel rooms. However, hotels in rural areas similar to the project site are
rarely fully booked under normal circumstances. Research indicates that the national
average of hotel occupancy is under 65% for each year in the past decade. To
estimate a reasonable parking demand at peak usage, this review uses a conservative
85% occupancy rate and projected parking demand is shown in Table 2.
Table 2. Projected Parking Demand
Unit
Required
Calculation
Parking
Room/Suite
54
1 per occupied room/suite (85% of 63 room =
53.5 occupied room)
1 per 3 employees at largest work shift (9
Employee
3
employees)
Meeting and
0
1 per 3 persons to the max capacity of each
Banquet Room
public meeting and/or banquet room
Restaurant and
0
50% of the space otherwise required for
Bar
accessory uses (e.g. restaurants and bars)
Total
57
K2 Traffic Engineering, Inc.
1442 1rvine 131vd, Suite 210, Tustin, CA 92780 1 .714-832-2116 Fin aiI khsu@k2rrarric.cam
Parking Review -La Quinta Hotel September 8, 2015
NEC of Dexter Ave and Third St, Lake Elsinore Page 3 of 3
SUMMARY
Based on 85% occupancy rate, the projected parking demand is 57 spaces. The
proposed development with 60 on-site parking spaces should provide sufficient
parking for the proposed uses. In the event of special occasion when unusually high
parking demand are expected, the hotel should make arrangements for remote
parking sites, shuttles, and/or alternative transportation based on the actual demand.
Regards,
K2 Traffic Engineering, Inc.
.iende "Kay" Hsu, T.E.
California Licensed TR
K2 Traffic Engineering, Inc.
1442 1rvine Blvd, Suite 210, 'Tustin, CA 92780 1'.714-832-2116 Email: khsu(a)k2ua17ic.com