HomeMy WebLinkAboutBaker Warehouse Parking Demand Analysis Memo ENVIRONMENT I PLANNING I DEVELOPMENT
SOLUTIONS , INC .
To: City of Lake Elsinore
From: Hashem Basrawi, EIT
Date: 1 1/1/2023
Re: Parking Demand Analysis for the Proposed Baker Street Industrial Project
This technical memorandum provides an analysis of the parking demand for the proposed Baker Street
Industrial project. The project proposes a 1,000,451 square foot (SF) industrial project which includes
970,451 SF of warehouse area and 30,000 SF of office area.The project includes two warehouse buildings.
Building 1 is a 212,028 SF building which comprises 202,028 SF of warehouse area and 10,000 SF of
office area. Building 2 is a 788,423 SF building which comprises 768,423 SF of warehouse area and 20,000
SF of office area. The project site is comprised of 12 parcels (APN's 378-020-014, 012, 015, 016, 028,
029, 030, 031, 036, 037, 039, 048) located in the City of Lake Elsinore. The site is currently vacant and
approximately located at the south-east corner of Pierce Street and Baker Street. The purpose of this
analysis is to determine the number of parking spaces that would be required by the project. The project
site plan is shown in Figure 1.
Project Parking Supply and City Parking Requirement
Building 1 would provide 174 parking spaces and building 2 would provide 232 parking spaces. In total,
the project would provide 406 parking spaces at a rate of 0.4 spaces per 1000 square feet. According to
City of Lake Elsinore Municipal Code, Section 17.148.030 - Number of Parking Spaces Required,
A warehouse would require 1 parking space per 1000 SF, resulting in a total requirement of 1,002 parking
spaces including 213 parking spaces for building 1 and 789 parking spaces for building 2, as shown in
Table 1. Building 1 would be under-parked by 39 spaces and Building 2 would be under-parked by 557
spaces.The project as a whole would be under parked by 596 spaces,according to the City of Lake Elsinore
requirements.
Table 1. City of Lake Elsinore Parking Requirement
Spaces
Land Use Parking Ratio Area Required
City of Lake Elsinorel
Building 1 Warehouse 1/ 1,000 SF 212,028 213
Building 2 Warehouse 1/ 1,000 SF 788,423 789
Total 1,000,451 1,002
1 City of Lake Elsinore Municipal Code,Section 17.148.030 - Number of Parking Spaces Required.
Neighboring Cities Parking Requirement
Parking requirements of neighboring cities such as Perris, Wildomar, Murrieta, and Menifee were also
analyzed to evaluate the range of the number of parking spaces required by other cities in comparison to
the City of Lake Elsinore. For the purpose of this analysis, a similar warehouse is defined as a warehouse
with the same floor area as the project's warehouse floor area (i.e., 1,000,451 SF including building 1 and
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Baker Industrial Project
E I P I D SOLUTIONS, INC. Parking Demand Analysis
building 2).Table 2 shows the different parking ratios and parking spaces required by different neighboring
cities for a similar warehouse. As shown in Table 1, the parking requirement for a similar warehouse in
neighboring cities ranges from 520 to 776 spaces. The City of Perris has a parking requirement for high-
cube Warehouse, which would require 244 parking spaces for similar high-cube' warehouse projects.
Table 2. Neighboring Cities Parking Requirement
Spaces
Land Use Parking Ratio Area Required
City of Perris'
Building 1 Warehouse See Note' 212,028 116
Building 2 Warehouse See Note 788,423 404
Total 1,000,451 520
Building 1 High-cube Warehouse See Note' 212,028 64
Building 2 High-cube Warehouse See Note' 788,423 180
Total 1,000,451 244
City of Wildoenar2
Building 1 Warehouses and Wholesaling 1/ 2,000 SF 212,028 107
Building 2 Warehouses and Wholesaling 1/ 2,000 SF 788,423 395
Total 1,000,451 502
City of Murrieta3
Building 1 Warehouse and Storage Facilities See Note 212,028 116
Building 2 Warehouse and Storage Facilities See Note 788,423 404
Total 1,000,451 520
City of Menifee4
Building 1 Warehouse, Logistics and Distribution Facility See Note 212,028 208
Building 2 Warehouse,Logistics and Distribution Facility See Note 788,423 568
Total 1,000,451 776
1 City of Perris Municipal Code,Section 19.69.030-Non-Residential regulations.High-cube warehousing:One space per
7,000 square feet of gross floor area for the first 20,000 square feet,plus one space per 2,000 square feet for the second
20,000 square feet,plus one space per 5,000 square feet for that portion over 40,000 square feet.Parking for office area
comprising less than ten percent of the total gross square footage of the building shall be included in this calculation.Office
area over ten percent shall be calculated at the professional office rate. Warehousing:One space per 1,000 square feet of
gross floor area for the first 20,000 square feet and one space per 2,000 square feet for that portion over 20,000
square feet.
2 City of Wildomar Municipal Code,Section 77.188.030-Parking Design Standards.
3 City of Murrieta Municipal Code,Section 16.34.040 Number of Parking Spaces Required.One space for every 7,000
s.f.of gross floor area for the first 20,000 s.f.,and one space for every 2,000 s.f.thereafter.Gross floor area shall include
incidental office space comprising less than 20%of the total gross floor area.The parking requirements for additional office
space shall be calculated separately as provided by this fable for"offices."
4 City of Menifee Municipal Code,Section 9.275.040-Development Standards. 1 space per 1,000 sq.ft.of gross floor
area for the first 100,000 sq.ft.;1 space per 1,500 sq.ft.for any additional gross floor area between 100,000 to
500,000 sq.ft.; 1 space per 2,000 sq.ft.of additional gross floor area over 500,000 sq.ft.;plus 1 space per 300 sq.
ft.of office use.
The City of Perris Municipal Code 1 9.08.01 0 states that"High-cube warehousing means warehouses and distribution
centers with a minimum gross floor area of 200,000 square feet,a minimum ceiling height of 24 feet,and a minimum
dock high door loading ratio of one door per 10,000 square feet."
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Baker Industrial Project
E I P I D SOLUTIONS, INC. Parking Demand Analysis
Institute of Transportation Engineers (ITE) Parking Requirement
The Institute of Transportation Engineers (ITE) Parking Generation (2019) includes parking demand rates for
various uses derived from surveys taken throughout the United States. The ITE Parking Rates are based on
parking data collected at similar project sites throughout the country and therefore provide a real-world
estimate of a land uses' parking demand. The parking rates for warehousing (land use 150) were used for
this study and are based on 31 studies. It should be noted that ITE does not have parking rates for high-
cube warehouses. Per ITE, warehousing parking demand on a typical weekday is 0.39 spaces per 1,000
square feet. Application of the ITE rate of 0.39 spaces per 1,000 square feet would result in a parking
demand of 391 spaces including 83 spaces for building 1 and 308 spaces for building 2. Table 3 shows the
parking demand that would result when using the ITE parking rate.
Table 3. ITE Parking Requirement
Spaces
Land Use Parking Ratio Area Required
ITE Rates
Building 1 Warehouse 0.39/ 1,000 SF 212,028 83
Building 2 Warehouse 0.39/ 1,000 SF 788,423 308
Total 1,000,451 391
1 Parking rates from the Institute of Transportation Engineers,Parking Generation,5th Edition, 2019 - Land Use Code ISO-
Warehouse.The Institute of Transportation Engineers, Parking Generation,Sth Edition, 2019 states that a warehouse is
primarily devoted to the storage of materials, but it may also include office and maintenance areas.
Parking Demand Analysis Conclusion
The City of Lake Elsinore municipal code would require 1,002 parking spaces for the project. Conversely,
the average number of parking spaces required by the municipal codes of neighboring cities would be 580
parking spaces for a similar warehouse. The reason behind the wide contrast between the City of Lake
Elsinore's parking code and neighboring cities' parking codes is that the City of Lake Elsinore's parking code
does not include different parking ratios corresponding to primary and secondary SF (e.g., the City of
Murrieta states: one space for every 1,000 SF of gross floor area for the first 20,000 SF and one space for
every 2,000 SF thereafter), whereas the parking requirements in the municipal codes of neighboring cities
do.
The project buildings are considered high-cube warehouses since the building size is more than 200,000 SF
and has a minimum ceiling height of 24 feet. The City of Lake Elsinore code doesn't include parking ratios
for a high-cube warehouse whereas the City of Perris does. The City of Perris requires 244 parking spaces
for a similar high-cube warehouse project (64 spaces for Building 1 and 180 spaces for Building 2).
Therefore, since the City of Lake Elsinore doesn't include parking ratios for a high-cube warehouse,the City
of Perris' parking requirement (i.e., 244 total parking spaces broken down by 64 spaces for Building 1 and
180 spaces for Building 2) would be a reasonable consideration.
As discussed previously,the ITE parking rates are based on data collected at similar project sites throughout
the country and therefore provide a real-world estimate of a warehouse's parking demand. It is to be noted
that the ITE doesn't include rates for a high-cube warehouse, it only includes rates for a normal warehouse.
Application of the ITE warehousing rate would yield 391 parking spaces for the warehouse.
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Baker Industrial Project
E I P I D SOLUTIONS, INC. Parking Demand Analysis
Following the analysis of the various parking codes that require different numbers of parking spaces, the
average of the neighboring city code required number of parking spaces was calculated:
• Average of neighboring cities warehouse parking requirement:
=> 137 spaces for Building 1
=> 443 spaces for Building 2
=> 580 total parking spaces
• City of Perris high-cube warehouse parking requirement:
=> 64 spaces for Building 1
=> 180 spaces for Building 2
=> 244 Total parking spaces
• ITE parking requirement:
=> 83 spaces for Building 1
=> 308 spaces for Building 2
=> 391 parking spaces
Building 1 would provide 174 parking spaces and building 2 would provide 232 parking spaces. In total,
the project buildings would provide 406 parking spaces.
The provided parking supply of building 1 (i.e., 174 parking spaces) is more than the number of parking
spaces required by the City of Perris for High-Cube warehouse land use (i.e., 64 parking spaces) and more
than recommended by ITE (i.e., 83 parking spaces).
The provided parking supply of building 2 (i.e., 232 parking spaces) is more than the number of parking
spaces required by the City of Perris for High-Cube warehouse land use (i.e., 180 parking spaces) but less
than recommended by ITE (i.e., 308 parking spaces). Per ITE, building 2 parking supply (i.e., 232 parking
spaces) would be short by 76 parking spaces.
If you have any questions about this analysis, please contact me at (949) 794-1 1 86 or
techservicesCC7eadsolutions.com.
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Baker Industrial Project
E P D SOLUTIONS, INC. Parking Demand Analysis
Figure 1: Project Site Plan
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