HomeMy WebLinkAboutItem No. 2 - Parking Study - Lakefront Plaza Revitalization
K2 Traffic Engineering, Inc.
1442 Irvine Blvd, Suite 235, Tustin, CA 92780 T.714-832-2116 F.949-266-5875 Email: kay@k2traffic.com
May 23, 2024
Gregory S. Hann, Architect
Empire Design Group, Inc.
511 N. Main Street
Lake Elsinore, CA 92530
Re: Parking Analysis- Lake Elsinore Plaza Renovation
31701 & 31681 Riverside Drive, Lake Elsinore
Dear Gregory,
Per your request, we have prepared this parking analysis and for the renovation
project of Lake Elsinore Plaza. This letter presents out methodologies and findings.
PROJECT INFORMATION
Lake Elsinore Plaza is an existing commercial center located at 31701 & 31681
Riverside Drive in the City of Lake Elsinore. The site consists of two existing
commercial buildings: 11,959 sq. ft. in Building One and 13,435 sq. ft. in Building
Two. Upon project completion, the site will provide a total of 135 spaces, including
six (6) accessible spaces. The proposed site plan is shown in Exhibit 1.
This renovation and tenant improvement project includes aesthetics improvements
and functionality adjustments for both buildings. The proposed floor plan for
Building One is shown in Exhibit 2. The proposed floor plan of Building Two for
the ground and second floors are shown in Exhibits 3 and 4, respectively.
According to the City of Lake Elsinore, the future widening of Riverside Drive may
result in a loss of 13 parking spaces due to a required dedication of 10-foot Right-
of-Way along Riverside Drive to achieve the ultimate half-street width of 60 feet.
Such future widening is not a part of this development and does not concern this
parking analysis. Nonetheless, the future dedication of Right-of-Way is illustrated in
Exhibit 5.
APPROVED
NRL 6/4/24
Parking Analysis for Lake Elsinore Plaza May 23, 2024
31701 & 31681 Riverside Drive, Lake Elsinore Page 2 of 4
K2 Traffic Engineering, Inc.
1442 Irvine Blvd, Suite 210, Tustin, CA 92780 T.714-832-2116 F.949-266-5875 Email: kay@k2traffic.com
EXISTING AND FUTURE TENANTS
Rhema Word Ministries in Suite A and Encouragement Church in Suites G/H will
move out and not renew their leases. All other existing tenants are expected to
remain in place. The complete list of existing tenants and vacant units is shown in
Exhibit 6.
Upon project completion, Suite A will be repurposed for retail use, and Suite G/H
will be repurposed for restaurant use. Suite P is currently a vacant office on the
second floor of Building Two will be split into two units for restaurant use (1,917 sq.
ft. in Suite P) and office use (1,295 sq. ft. in Suite Q). The list of future tenants and
proposed uses can be found in Exhibit 7.
PARKING CALCULATION
According to Lake Elsinore Municipal Code, the parking requirement for
commercial uses including office and retail is one parking space for 250 square feet
of gross floor area. The parking requirement for restaurant and other eating,
drinking, and food establishments is one space for each 45 square feet of customer
area, plus one space for each 200 square feet of non-customer area. Parking
calculation of existing and future tenants can be found in Exhibits 6 and 7,
respectively.
TIME-OF-DAY FACTOR
The study applied shared parking methodology with time-of-day factors derived
from the published data of “Shared Parking, Third Edition” by Urban Land Institute
(ULI). Time-of-day factors are applied future tenants and vacant units to determine
the hourly parking demands for weekday and weekend, as shown in Exhibit 8. The
projected peak parking utilization of future tenants and vacant units is 61 spaces on
weekday at 12:00 PM and 58 spaces on weekends at 2:00 PM.
Parking Analysis for Lake Elsinore Plaza May 23, 2024
31701 & 31681 Riverside Drive, Lake Elsinore Page 3 of 4
K2 Traffic Engineering, Inc.
1442 Irvine Blvd, Suite 210, Tustin, CA 92780 T.714-832-2116 F.949-266-5875 Email: kay@k2traffic.com
PARKING SURVEY
In order to observe actual parking usage by existing tenants, the study conducted
field observations at the subject commercial center on Thursday, December 12,
2023 and Saturday, December 14, 2023. Parked vehicles were counted hourly during
the business hours from 11 AM to 7 PM. It is noted that Encouragement Church
(Suite G/H) and Rhema Word Ministries (Suite A) are not open at the time of survey.
Based on our observations, parking usage in the weekends is apparently higher than
the typical weekday. Peak parking took place on weekdays at 7 PM with 32 spaces
occupied, and Saturday at 6 PM with 75 spaces occupied among the capacity of 135
spaces. The peak parking usage was equivalent to 56% of the parking capacity.
Complete survey can be found in Appendix A.
EMPIRICAL PARKING DEMAND
The empirical parking demands of existing and future tenants, including vacant
units, for weekday and weekend are illustrated in Exhibits 9 & 10, respectively.
The empirical peak parking demand at the subject plaza is anticipated to be 83
spaces on weekday at 7:00 PM, and 132 spaces on Saturday at 6:00 PM. As a worst
case scenario, the project site is anticipated to have an empirical parking surplus of
three (3) spaces as shown in Table 1.
Table 1. Empirical Parking Demand
Peak Parking Usage
Parking
Demand
Parking
Percentage Note
Existing Tenants 75 56% Peak parking at 6 PM Saturday
Additional Demand 57 42%
Restaurant, Retail, and Office Uses by
future tenants and vacant units
Overall Empirical Demand 132 98%
Parking Capacity 135 100%
Parking Surplus + 3
Parking Analysis for Lake Elsinore Plaza May 23, 2024
31701 & 31681 Riverside Drive, Lake Elsinore Page 4 of 4
K2 Traffic Engineering, Inc.
1442 Irvine Blvd, Suite 210, Tustin, CA 92780 T.714-832-2116 F.949-266-5875 Email: kay@k2traffic.com
PARKING SUFFICIENCY
Upon project completion, the site will provide a total of 135 parking spaces,
including six (6) ADA accessible spaces, sufficient to accommodate the empirical
parking demand of all uses with a parking surplus of three spaces. The project is not
expected to result in parking overflow onto public streets.
Regards,
K2 Traffic Engineering, Inc.
Jende Kay Hsu, P.E., T.E.
California License # TR2285
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68,7($5(7$,/ 6)668,7(%5(7$,/6)668,7(&'5(67$85$176)&86720(5$5($ 6) 6668,7(()5(7$,/6)687,/,7<5220),5(5,6(5352326('%8,/',1*)/2253/$1$%1*+%1/$.((/6,125(&$ /$.((/6,125(3/$=$ 5,9(56,'('5352326('67)/2253/$1/(*(1'6,7('$7$EXHIBIT 2. FLOOR PLAN - BUILDING ONE
SUITE G / HRESTAURANT1,925 S.F.CUSTOMER AREA 770 S.F. (40%)23 SSUITE I/ JRETAIL1,470 S.F.7 SSUITE KRETAIL743 S.F.3 SSUITE LRETAIL730 S.F.3 SSUITE M / NRETAIL2,665 S.F.11 SSUITE ORESTAURANT1,810 S.F.CUSTOMER AREA 655 S.F. (36%)15 S + 4 STENANTCOMMONSPACE(833 S.F.)FIRE
RISERLOBBY AREA(338 S.F.)PROPOSED BUILDING 2FIRST FLOOR PLANB 1.0BNGHBNLAKE ELSINORE, CA 92530LAKE ELSINORE PLAZA31701 & 31681 RIVERSIDE DR.PROPOSED 1ST FLOOR PLANLEGEND123/29/2024 11:40:20 AM, designEXHIBIT 3. FLOOR PLAN- BUILDING TWO, 1ST FLOOR
SUITE PRESTAURANT1,917 S.F.CUSTOMER AREA 770 S.F. (40%)SUITE QOFFICE1,294 S.F.(COMMONTENANT AREA)543 S.F.PROPOSED DECK(COMMON TENANTAREA)833 S.F.MENSR.R.WOMENSR.R.2NDFLOORLOBBYBUILDING 2 - PROPOSED2ND FLOOR PLANB 1.1BNGHBNLAKE ELSINORE, CA 92530LAKE ELSINORE PLAZA31701 & 31681 RIVERSIDE DR.BUILDING 2 - PROPOSED 2ND FLOOR PLANLEGENDBUILDING DATAEXHIBIT 4. FLOOR PLAN- BUILDING TWO, 2ND FLOOR
SUITE ARETAIL2,987 S.F.12 SSUITE BRETAIL1,207 S.F.5 SSUITE C/DRESTAURANT4,414 S.F.CUSTOMER AREA = 2,118 S.F. (48%)47 S + 8 SSUITE E/FRETAIL3,351 S.F.14 SUTILITYROOMFIRERISEREXISTINGBUILDING 1 11,595 S.F.SUITE G / HRESTAURANT1,925 S.F.CUSTOMER AREA 770 S.F. (40%)23 SSUITE I/ JRETAIL1,470 S.F.7 SSUITE KRETAIL743 S.F.3 SSUITE LRETAIL730 S.F.3 SSUITE M / NRETAIL2,665 S.F.11 SSUITE ORESTAURANT1,810 S.F.CUSTOMER AREA 655 S.F. (36%)15 S + 4 STENANTCOMMONSPACE(833 S.F.)FIRERISERLOBBY AREA(338 S.F.)EXISTING BUILDING 29,681 S.F. (1ST FLR)3,754 S.F. (2ND FLR)13,435 S.F. TOTALPARCEL 2P.M. 20208PARCEL 1P.M. 20208QUAIL DRIVERIVERSIDE DRIVE100' WIDE PUBLIC ROADCL60' WIDE PUBLIC ROADCLQUAIL DRIVEFUTURE PHASESITE PLANAS 1.1FUTURE PHASE SITE PLANVICINITY MAPSITE DATAPARKING:BNGHBNLAKE ELSINORE, CA 92530LAKE ELSINORE PLAZA31701 & 31681 RIVERSIDE DR.NOT TO SCALESITEEXISTING: 138 STALLSPROPOSED: 135 STALLS (INCLUDING 4 H.C.)FUTURE PHASE: 123 STALLS (INCLUDING 4 H.C.)2*IF AND WHEN RIVERSIDE DRIVE IS EXPANDED TO FULL-WIDTH, THE LANDLORDWILL BE REQUIRED TO REDUCE THE MAXIMUM NUMBER OF DINE-INRESTAURANTS TO THREE (3), INSTEAD OF THE CURRENT PROPOSED FOUR (4).(THIS IS DUE TO THE REDUCED PARKING DURING THE FUTURE PHASE.)ADDRESS: 31681 & 31701 RIVERSIDE DRIVELAKE ELSINORE, CA 92530APN: 379-381-053, 379-381-054EXHIBIT 5. FUTURE SITE PLAN (AFTER LAND DEDICATION)
Exhibit 6. List of Existing TenantsPrepared 5/23/2024Suite Tenant Name UseGFA (Sq. Ft.) Business Hours Parking RatioReq'd ParkingBUILDING ONEA Rhema World MinistriesChurch2,987Worship Services on Sunday See Note 246.9B AP Beauty SuppliesRetail1,2079 am - 6 pm, daily. Closed Tuesday1 per 250 sf 4.8C/D74 Cantina Mexican Cuisine Restaurant4,414 M-F 10am- 11pm; Sat, Sun: 10am- 11:30pm See Note 1 52.5E/FAll-Pro Engine & Mower Supply Retail3,351 M-F 7:30am- 5pm 1 per 250 sf 13.4Building One Total 11,959 Sub-Total 117.6BUILDING TWOG/H Encouragement ChurchChurch1,925Worship Services on Sunday See Note 230.3I/J Aero Delivery, Inc.Retail1,76324/71 per 250 sf 7.1K Dreamcatchers PhotographyRetail743M-W 9am - 5:30pm, Sat, Sun 9am-2pm1 per 250 sf 3.0L VacantRetail730N/A1 per 250 sf 2.9M/N VIP Best Insurance AgencyOffice2,665M-F, 10:30 am - 5:30 pm1 per 250 sf 10.7O Pizza BowlRestaurant1,810Wed-Mon, 11 am - 9 pm, Tue, 3 - 9 pmSee Note 1 21.5P VacantOffice3,754N/A1 per 250 sf 15.0Building Two Total 13,390 Sub-Total 90.5Overall Leasable Space 25,349 Overall Parking Demand 208.1Round Up 209Current church tenants in Suites A & G/H will not renew leases as shown in greenVacant units are shown in orangeNote 1: One space for each 45 square feet of customer area, plus one space for each 200 square feet of non-customer area. Gross floor area includes 40% customer area and 60% non-customer area.Note 2: One space per each three seats, or one space per 21 sq. ft. of assembly floor area. Church assembly area estimated at 35% of the gross floor area
Exhibit 7. List of Future TenantsPrepared 5/23/2024Suite Tenant Name Proposed UseGFA (Sq. Ft.) Business Hours Parking RatioReq'd ParkingBUILDING ONEA Commercial TBDRetail2,987TBD1 per 250 sf 11.9B AP Beauty SuppliesRetail1,2079 am - 6 pm, daily. Closed Tuesday1 per 250 sf 4.8C/D74 Cantina Mexican Cuisine Restaurant4,414 M-F 10am- 11pm; Sat, Sun: 10am- 11:30pmSee Note 1 52.5E/FAll-Pro Engine & Mower Supply Retail3,351 M-F 7:30am- 5pm 1 per 250 sf 13.4Building One Total 11,959 Sub-Total 82.6BUILDING TWOG/H Restaurant TBDRestaurant1,925TBDSee Note 1 22.9I/J Aero Delivery, Inc.Retail1,76324/71 per 250 sf 7.1K Dreamcatchers PhotographyRetail743M-W 9am - 5:30pm, Sat, Sun 9am-2pm1 per 250 sf 3.0L Commercial TBDRetail730TBD1 per 250 sf 2.9M/N VIP Best Insurance AgencyOffice2,665M-F, 10:30 am - 5:30 pm1 per 250 sf 10.7O Pizza BowlRestaurant1,810Wed-Mon, 11 am - 9 pm, Tue, 3 - 9 pmSee Note 1 21.5P Restaurant TBDRestaurant1,917TBDSee Note 1 22.8Q Commercial TBDOffice1,294TBD1 per 250 sf 5.2Building Two Total 12,847 Sub-Total 96Overall Leasable Space 24,806 Overall Parking Demand 178.7Round Up 179New tenants in Suites A & G/H replacing church uses are shown in greenVacant units are shown in orangeNote 1: One space for each 45 square feet of customer area, plus one space for each 200 square feet of non-customer area. Gross floor area includes 40% customer area and 60% non-customer area.Note 2. Current Suite P will be converted into Suites P and Q plus a common space of 543 sq. ft.
Exhibit 8. Time-of-Day Factors for Future Tenants and Vacant Units
11:00 AM12:00 PM1:00 PM2:00 PM3:00 PM4:00 PM5:00 PM6:00 PM7:00 PMWEEKDAY
90% 100% 90% 50% 45% 45% 75% 80% 80%
41 46 41 23 21 21 34 37 37
60% 75% 100% 100% 95% 85% 85% 85% 90%
9 1115151413131313
100% 85% 85% 95% 95% 85% 60% 25% 15%
544554311
55 61 60 43 40 38 50 51 51
WEEKEND
65% 85% 90% 95% 95% 90% 95% 100% 95%
30 39 41 43 43 41 43 46 43
90% 95% 100% 100% 95% 90% 80% 75% 70%
13 14 15 15 14 13 12 11 10
0% 0% 0% 0% 0% 0% 0% 0% 0%
000000000
43 53 56 58 57 54 55 57 53
1 Restaurant use includes Suites G/H and P
2 Retail use includes Suites A and L
3 Office use includes Suite Q
4 Hourly demand is rounded up to the next whole number
Hourly Demand 4
Use
GFA
(Sq. Ft.)
Maximum
Parking
Demand
Office 3 5.2
Office 3 5.2
Resturant 1 45.7
Retail 2 14.8
3,842
3,717
1,294
3,842
3,717
1,294
WEEKEND TOTAL
WEEKDAY TOTAL
Resturant 1 45.7
Retail 2 14.8
80100120140DemandExhibit 9. Project Parking Demand - ThursdayProjectExisting Tenant31701 Riverside Drive, Lake ElsinoreK2 Traffic Engineerng, Inc.Survey: Thursday 12/14/2023Capacity = 135Overal Parking Demand = 83020406011:00 AM12:00 PM1:00 PM2:00 PM3:00 PM4:00 PM5:00 PM6:00 PM7:00 PMParking DTimeExisting Tenant Peak Parking =32at 7 PMFuture Tenant = 51at 7 PM
80100120140DemandExhibit 10. Project Parking Demand - SaturdayProjectExisting Tenant31701 Riverside Drive, Lake ElsinoreK2 Traffic Engineerng, Inc.Survey: Saturday 12/16/2023Capacity = 135Future Tenant = 57at 6 PMOveral Parking Demand = 132020406011:00 AM12:00 PM1:00 PM2:00 PM3:00 PM4:00 PM5:00 PM6:00 PM7:00 PMParking DTimeExisting Tenant Peak Parking =75at 6 PM
P6643 Lake Elsinore Plaza Parking Date: 12/14/2023
31701 Riverside Drive, Lake Elsinore Day: Thursday
By: Danny C.
Area A B C D E F G Total
Capacity 15 15 20 25 20 12 28 135
Handicap
Included 01013005
11:00 AM000631010
12:00 PM011711011
1:00 PM041661119
2:00 PM043671021
3:00 PM032361015
4:00 PM 1 6 1 3 5 1 0 17
APPENDIX A. PARKING SURVEY - THURSDAY
4:00 PM 1 6 1 3 5 1 0 17
5:00 PM033381018
6:00 PM272391024
7:00 PM1143491032*
Existing peak demand occurred at 7:00 PM MAX =32
K2 Traffic Engineering, Inc.
P6643 Lake Elsinore Plaza Parking Date: 12/16/2023
31701 Riverside Drive, Lake Elsinore Day: Saturday
By: Danny C.
Area A B C D E F G Total
Capacity 15 15 20 25 20 12 28 135
Handicap
Included 01013005
11:00 AM020861017
12:00 PM001971018
1:00 PM002861017
2:00 PM104541015
3:00 PM10123108
4:00 PM 1 2 3 1 3 1 0 11
APPENDIX A. PARKING SURVEY - SATURDAY
4:00 PM 1 2 3 1 3 1 0 11
5:00 PM3711581035
6:00 PM5 15161919 1 075*
7:00 PM4 15181719 1 074
Existing peak demand occurred at 6:00 PM MAX =75
K2 Traffic Engineering, Inc.
APPENDIX A. PARKING SURVEY MAP