Hotel Parking Management Plan

Transcription

1 Hotel Parking Management Plan ATTACHMENT 8

2 D1att San Juan Capistrano Hotel Parking Management Plan u lntrm:luctif.m The purpose of this document is to outline a comprehensive Parking Management Plan (PMP) for the proposed San Juan Capistrano Hotel ("Hotel"). Parking facilities The proposed hotel has 142 subsurface parking stalls and 7 on grade parking stalls for a total of 149 parking stalls. In January 2014 the City of San Juan Capistrano contracted with Linscott, Law & Greenspan to complete a parking study. Parking Studll Findings Accumulated experience in parking demand characteri.stics indicates that a mixing of land uses results in an overall parking need that is less than the sum of the individual peak requirements for each land usc. Given the mixed use nature of the proposed project, there is an opp01tunity to share parking spaces based on the utilization profile of each land use component of the project. Shared parking calculations recognize that different uses often experience individual peak parking demands at different times of the day, or days of the week, or even months of the year. When uses share a common parking footprint, the total number of spaces needed to support the collective whole is determined by adding parking profiles (by time of day, week, and year), rather than individual peak ratios as represented in the City of San Juan Capistrano Municipal Code. The traffic impact analysis conducted for the proposed project (see Appendix J) includes a shared parking analysis for the proposed project based on a model created by the Urban Land ~San Juan Capistrano Parking Management Plan

3 Institute (ULI). The ULI shared parking model was modified to ret1ect applicable City parking ratios. As shown in (Appendix A), during the weekday, the peak month (July) parking demand is forecast to occur at 9:00 PM, with a peak demand of 216 spaces consisting of a customer/guest parking demand of 136 spaces, an employee parking demand of 14 spaces, and a residentreserved parking demand of 66 spaces (assumes 2-car garages are only accessible by residents of tbe proposed villas). With a total parking supply potential of 217 spaces, a parking surplus of 1 space is forecast. For a weekend day, further review of the same table indicates that the proposed project would experience a peak parking demand at 8:00 PM with a combined demand of 211 spaces, consisting of customer/guest parking demand of I 27 spaces, an employee parking demand of 18 spaces, and a resident-spaces reserved parking demand of 66 spaces. With a total parking supply potential of 217 spaces, a parking surplus of 6 spaces is forecast. A summary of the peak month (July) hourly shared parking demand for the proposed project is presented in Table!8-6 of the Traffic Impact Analysis. The parking accumulation characteristics and parking demand are presented for the proposed project's uses between the hours of 6:00 AM to midnight. A review of Table!8-6 indicates that AM peak, PM peak and Evening (Overall) peak parking demand for the project during a weekday occurs at 11:00 AM, 5:00 PM and 9:00 PM, respectively, while the peak during the weekend occurs at 8:00AM, 5:00 PM and 8:00 PM, respectively. As demonstrated in the traffic impact analysis, the project's on site Parking supply of 217 spaces will adequately accommodate the project's weekday and weekend hourly shared parking demand for all morning, midday, late afternoon and evening hours. According to the Parking Study the project meets peak parking requirements. However, the Hotel may from time to time have events that exceed the parking capacity on-site. ~San Juan Capistrano Parking Management Plan

4 2.0 Parking Management Strategies On days in which the hotel parking demand is anticipated to exceed the 217 spaces allocated to the hotel and additional parking is not expected to be available within the Hotel Parking Facility, the parking management strategies in the following section should be implemented. The availability and use of any additional spaces in the Hotel Parking Facility (over the allocated 217) should continue to he coordinated with the Traffic & Parking Team (Hotel Staff). Offsite Parking Management An offsite parking facility ("OPF") has been identified with an executed lease providing 40 parking stalls between 6pm-6am Monday through Friday and all day Saturday and Sunday (Exhibit A). The parking lease provides for an initial five year term with two extensions for Jive years each, at the lessees discretion. The OPF is adjacent to the hotel with direct access for hotel guests or valet attendants (Exhibit B). The OPF can be used for overflow, event or employee parking. Overflow Parking During days when the offsite parking will not be utilized for event parking overflow parking signage will be posted at the porte-cochere, parking garage and hotel lobby providing directions and available parking times for OPF. Event Parking On days with aggregate event parking of Jifty guests or less overflow parking instructions for the OPF lot will be provided to events guests in advance and at the porte-cochere. On days with aggregate event parking of more than fifty guests valet parking will be provided utilizing the OPF lot. Employee Parking Employees working on shifts starting after 6pm and ending before 6am on Monday through Friday along with all employees working shifts Saturday and Sunday will be instructed to use the OPF lot for parking. 3.0 Annual Parking Monitoring Program It is recommended that a process be established to monitor the effectiveness of the strategies implemented as pact of this Parking Management Plan and to modify the Plan so issues/problems can be promptly addressed. The process will include reporting of the following items: A Summary of the prior year's Hotel Occupancy and Parking Demand - The summary should include hotel room occupancy rates and approximate parking demand (on a daily basis) for the prior year. Summary of incidents of shortfalls -- The summary should include days in which 1=1-iJ.W.t:J-San Juan Capistrano Parking Management Plan

5 the hotel parking demand exceeded the 217 spaces allocated to the hotel, as well as days in which the Hotel Parking Facility reached capacity and off-site parking locations were utilized. Issues encountered and resolution requirements - Identify any parking management related issues that were encountered throughout the year, as well as the applied resolution (when applicable). Need for PMP modifications - Based on the issues encountered throughout the year, identify any needed modifications to the current Parking Management Plan. 14i!.tefi-San Juan Capistrano Parking Management Plan

6 bpiidixa San Juan Capistrano Hotel Parking Demand StmiJ ~an Juan Capistrano Parking Management Plan

7 EKhibitA Parking lease

8 bhibitb Offsite Parking Fa«:ilit!l

9 =- I I

10 June 13, 2014 Plaza De Prosperidad lp Alipaz Street, Suite A l Su Juan Capistrano, CA Commercial LEAsE for PARKING SPACES OFF-KOUIIS Plaza de Pl'Oiperldad Oa OBISPO STREET, SAN JUAN CAP1STRANO, CA f"~'g Hcsp.t~k~ ~*~~~ ' b&. Sluctus BeteloputentlttefS. LlC (lessee) hereby leases from Plaza De Prosperidad, up to Forty (40) non-ekclusive parking spaces, (the "Premises») from Plaza De Prosperidad lp (the "lessor»). l. PROJECT: 2. RENTAL HOUIIS: PARKING STALLS: DEL OBISPO STREET, SAN JUAN CAPISTRANO, CA Monday through Friday 6:00pm-6:00am Saturday and Sunday!2:00am-!! :59pm Lessee lease up to Forty (40) of the forty-eight (48) parking stalls on the property. The eight (8) parking stalls excluded from the lease are identified on Attachment l as spaces 41 through 48. The lease Term shall be five (S) years. This Lease shall automatically renew, up to two times for five (5) years each time unless lessee notifies lessor of its intent to terminate the lease not less than one hundred twenty days in advance of the termination date of the then current lease.

11 Termination This Lease m y be tenninated early by Lessor in the event Lessee fail$ (i) to pay rent, or (ii) to cure a material breach within thirty days of Notice of the Breach. s. L.I:AsE COMMENCEMENT The Lease Term shall DATE: i:ommence upon issuan~:e of a certificate of occupancy of the hotel by the City of San Juan Capistrano. ~ 10 c~g.~\ DEPOSIT: Within } days of Si!lfliAS tftig leu(iiie Lesshall deposit with Lessor the An-..~l equivalent of two months of non-refundable lease payments as consideration for this binding Leise.!Jf3 7. RENTAL RA TIE: The monthly Rental Rate shall be set at $3,000 per month ancl increase three percent (3%) each year. The Rent will be due by the fifth (5th) day of each month. A ten pergent (I 0%) late fee will apply for any payments after the fifth {5th} along with 11 ten percent (10%} annuli! interest charge. fl. ' SDGNAGE Lessee is responsible for lhe cost of any signage relating to the lease of the parking spaces. Any sis;nage must be approved by lhe Lessor and comply with applicable zoning regulations prior to instsllation. c;:;:;;.-

12 ' DEVELOPMENT CLAUSE: The u-r may termit111te this lease early (i) if at some point in the course of the lease lessor determine it needs the parking lot space to redevelop the property, or in the event of a sale of the Property. In this case the Lessor can terminate the lease by providing six (6) months wriltell notice. 10. SUBLEAS 1ASSIGNMENTI Lessee shall only have the right tc assian this Lease to the current owner of the Hotel locared on the comer of Forster and Camino Capistrano in San Juan Capistrano MAINTENANCEANDitEPAIR SECt!Rm Lessee shall keep the parking area in a neat and clean condition. Lessee shall contribute its pro-rata share (SO%) of the cost of any repair, maintenance and improvement, lighting and landscaping of the parking lot area. Sucb costs shall be treated as Additional Rent and Lessee will pay Lessor the amount of sueh Additional Rent within six!)' (60} days of invoice. u-r shall not be liable for security for the parking area. Lessee shall be solely responsible for adequate lighting 1111d security of the Parking Lot during after hours.

13 13. Lessee shall obtain and maintain liability Insurance coverina: claims of third plll'lles for property damap and peraonat 11\fury or death 111d name the 1..41&1101" 111 an additional insured. Leuee will indemnify, defend and hold Lessor hannlm from and apinst personal injury and property damage for loss or injury resulting from Lessees acts or omissions. EFFECTIVE DATE: AGREED AND ACCEPTED: Teaut: By:A~ ~ Title: ~ "'2::> ~ Laadlonl: By: 12AM..t~ Tille:~?~ Date: (o -/3-2..Df4