HomeMy WebLinkAbout2016 Bozeman Midtown Parking Demand Evaluation Summary (v4) 4-7-17Bozeman Midtown Parking Demand Assessment Page 1 2016 Bozeman Midtown Parking Demand Evaluation Summary (April 2017) Purpose The Midtown corridor just west of Downtown Bozeman is an urban renewal area in transition. The commercial corridor is dotted with retail, restaurants, and service‐based businesses set back from the five lane road (7th Avenue) that separates one side from the other. Unlike Main Street, surface parking dominates the landscape. Rick Williams Consulting (RWC) was hired to assess parking demand for a select number of properties both in and outside of the Midtown corridor. The assessment looked at existing parking requirements for new or redeveloped uses (minimum and maximum parking ratios), the number of built parking stalls, and the number of occupied stalls during the land uses’ peak hour utilization. The findings from this assessment combined with case studies (peer reviews) of similar sized cities (future memorandum) will inform future recommendations made to the City of Bozeman for adjusting parking development ratios. Such recommendations are intended to ‘right‐size’ the parking supply by directing developers to build only the number of parking stalls needed to meet parking demand while maximizing the land use and building area devoted to commerce/residential use. Refinements to parking development ratios can help spur development by reducing the onus of building costly and unnecessary, maximizing leasable building area where the return on investment is higher. This could result in more profitable developments and provide a more attractive, pedestrian‐friendly environment for the City and patrons of Midtown.
Bozeman Midtown Parking Demand Assessment Page 2 Methodology The consultant team worked with the City to select a number of land uses for which to observe parking demand utilization. Sampled selections were chosen to provide several examples of uses (businesses or residences) representing a cross section of land use types both within the corridor and those envisioned for Midtown – retail, restaurant, office (including medical office), hotel, mixed use, institutional, and residential. Each site’s parking supply was inventoried in advance of the demand analysis, quantifying the numbers of stalls serving each location (visitor and employee parking). Surveyors counted occupied parking stalls during peak periods for each property to determine the uses’ highest individual parking demand. In some cases vehicles parked on‐street were also included as part of the demand counts if it was evident the drivers were patronizing, residing or employed at the property. Parking development requirements are expressed as ratios of stalls per 1,000 square feet of building area or stalls per residential unit. As such, the analysis requires information specific to the total building square footage for each survey site. RWC searched Montana Cadastral and commercial and residential real estate sites to derive the most accurate information possible. During the data collection process surveyors were careful to note any tenant vacancy observations. Where vacancies exist property owners were contacted to determine the amount of unleased space. Calculating ‘true’ parking demand ratios required factoring out any vacancies, so total parked cars were correlated only to occupied building square footage. This is the same methodology employed by the Institute of Transportation Engineers (ITE) to calculate parking demand by land use category, which has been the de facto metric used by jurisdictions across America for their municipal parking requirements. While this is a good starting point, the ITE information draws its examples from across America, which can include demand figures that date back as far as the 1980s. The methodology used for this study exclusively utilizes local Bozeman data gathered in November (2016), which provides the most accurate and true representation of existing conditions on the ground today.
Bozeman Midtown Parking Demand Assessment Page 3 Findings Findings in the following section are shown as demand ratios for individual properties within a common land use group, both graphically (charts) and in tabular format (tables). At the end of the section an aggregated table depicts average parking demand ratios by land use group, which can then be the first step in determining a blended parking ratio across all land use types. Office Land Uses Figure A: Parking Demand Ratios ‐ Office From the office land use analysis the following results can be derived: 3.752.883.085.977.582.251.971.152.043.790.001.002.003.004.005.006.007.008.00BRIDGER EYECARE OPPORTUNITY BANKINSURANCE UNLIMITEDABSAROKA/ PROGRESSIVE/ BOZEMAN SYMPHONYBROWN DINWIDDIE & MAZUREK PLLC2016 BOZEMAN MIDTOWN PARKING DEMAND EVALUATIONLAND USE: OFFICE (STALLS PER 1,000 SF)Built Parking RatioTrue Parking Demand Ratio
Bozeman Midtown Parking Demand Assessment Page 4 Built parking ratios vary widely in the office category from as little as 2.88 stalls per 1,000 square feet (Opportunity Bank) to as much as 7.58 stalls per 1,000 square feet (Brown, Dinwiddie & Mazurek). The average built parking ratio for office uses is 4.65 stalls per 1,000 square feet of building area. True parking demand ratios have less variation ranging from 3.79 vehicles per 1,000 square feet (Brown, Dinwiddie & Mazurek) to 1.15 vehicles per 1,000 square feet (Insurance Unlimited). The average true demand for parking for offices uses is 2.24 stalls per 1,000 square feet of occupied building area. A 15% buffer was added to true demand numbers to allow for the ebb and flow of customers/visitors within the off‐street parking supply. This supports the concept of an 85% occupancy threshold (industry standard) for a customer or visitor parking supply. Adding a 15% buffer to the average true demand figure (2.24) results in a market‐calibrated 2.5 stalls per 1,000 square feet of office space (i.e., average actual demand for parking). The recalibrated office parking demand ratio of 2.50 is 45% lower than the existing average built supply (4.65). Based on these findings, these developments significantly oversupplied parking for the land use actually built. Table 1: 2016 Bozeman Midtown Parking Demand Evaluation – Office Land Use Business Name Business Type Building Square Footage Built Off‐Street Stalls Built parking ratio Code Minimum w/bonuses Code Maximum True Demand TD + buffer (15%) Delta +/_ % Diff Bridger Eyecare Medical Office 2,668 10 3.75 6.00 7.50 2.25 2.59 1.16 31% Opportunity Bank Bank 15,256 44 2.88 3.33 4.16 1.97 1.88 1.00 35% Insurance Unlimited Office 2,600 8 3.08 4.00 5.00 1.15 1.33 1.75 57% Absaroka/ Progressive/ Bozeman Symphony Office ‐ multi tenant 21,600 129 5.97 4.00 5.00 2.04 2.34 3.63 61% Brown Dinwiddie & Office 1,320 10 7.58 4.00 5.00 3.79 4.36 3.22 43%
Bozeman Midtown Parking Demand Assessment Page 5 Business Name Business Type Building Square Footage Built Off‐Street Stalls Built parking ratio Code Minimum w/bonuses Code Maximum True Demand TD + buffer (15%) Delta +/_ % Diff Mazurek PLLC Average Parking Ratios 4.65 2.24 2.50 2.15 45% Restaurant Land Uses Figure B: Parking Demand Ratios ‐ Restaurant 12.3810.975.473.855.018.094.424.381.656.570.002.004.006.008.0010.0012.0014.00APPLEBEES FAMOUS DAVE'S BAMBOO GARDEN ASIAN GRILL/IWIRELESSBAR 3 BBQ MIDTOWN TAVERN2016 BOZEMAN MIDTOWN PARKING DEMAND EVALUATIONLAND USE: RESTAURANT (STALLS PER 1,000 SF)Built Parking RatioTrue Parking Demand Ratio
Bozeman Midtown Parking Demand Assessment Page 6 From the restaurant land use analysis the following results can be derived: Built parking ratios vary widely in the restaurant category from as little as 3.85 stalls per 1,000 square feet (Bar 3 BBQ) to as much as 12.38 stalls per 1,000 square feet (Applebees). Restaurant uses (outside of downtowns) on average, have higher demand ratios than most other types of land uses; particularly when they are a free‐standing use versus a component of a mixed use site. The average built parking ratio for restaurant uses is 7.54 stalls per 1,000 square feet of building area. True parking demand ratios have less variation ranging from 1.65 vehicles per 1,000 square feet (Bar 3 BBQ) to 8.09 vehicles per 1,000 square feet (Applebees). The average true demand for parking for restaurant uses is 5.02 stalls per 1,000 square feet of occupied building area. Similarly a 15% buffer was added to true demand numbers to allow for the ebb and flow of customers/visitors within the off‐street parking supply. Adding a buffer to the average true demand figure (5.02) results in a market‐calibrated 5.16 stalls per 1,000 square feet of restaurant space (i.e., equates to total square footage of the restaurant, not just dining room area). The recalibrated restaurant parking demand ratio of 5.16 is 29% lower than the existing built supply (7.54). As with office uses (above) restaurants have generally overbuilt actual parking supply versus actual need for parking. Table 2: 2016 Bozeman Midtown Parking Demand Evaluation – Restaurant Land Use Business Name Business Type Building Square Footage Built Off‐Street Stalls Built parking ratio Code Minimum w/bonuses Code Maximum True Demand TD + buffer (15%) Delta +/_ % Diff Applebees Restaurant 6,056 75 12.38 12.00 15.00 8.09 9.30 3.08 25% Famous Dave's Restaurant 6,564 72 10.97 12.00 15.00 4.42 5.08 5.89 54% Bamboo Garden Asian Grill/iWireless Restaurant ‐ retail 6,397 35 5.47 12.00 15.00 4.38 3.78 1.70 31%
Bozeman Midtown Parking Demand Assessment Page 7 Bar 3 BBQ Restaurant w/drive thru 1,820 7 3.85 12.00 15.00 1.65 1.90 1.95 51% Midtown Tavern Restaurant 6,388 32 5.01 12.00 15.00 6.57 5.76 (0.75) ‐15% Average Parking Ratios 7.54 5.02 5.16 2.37 29% Hotel Land Uses Figure C: Parking Demand Ratios ‐ Hotel 1.001.101.321.010.860.750.760.610.000.200.400.600.801.001.201.40DAYS INN AND SUITES BOZEMANLEWIS AND CLARK MOTELHOMEWOOD SUITES COMFORT INN2016 BOZEMAN MIDTOWN PARKING DEMAND EVALUATIONLAND USE: HOTEL (STALLS PER ROOM)Built Parking RatioTrue Parking Demand Ratio
Bozeman Midtown Parking Demand Assessment Page 8 From the hotel land use analysis the following results can be derived: All true demand parking ratios for hotels were adjusted to account for vacancies. Hotels experience seasonal variation in vacancy rates, however the parking demand analysis correlates parked cars to occupied rooms, as such the average true demand figure is representative of the hotel’s parking load on both slow and busy days. The variation in the built parking ratios in the hotel category is greatly diminished compared to other land use categories; ranging from as little as 1.00 stall per room (Days Inn and Suites) to as much as 1.32 stalls per room (Homewood Suites). The average built parking ratio for hotel uses is 1.11 stalls per bedroom. True parking demand ratios for hotels are similar in that the variation between each example is minimal. The properties range from as little as 0.61 vehicles per occupied room (Comfort Inn) to as much as 0.86 vehicles per occupied room (Days Inn and Suites). The average true demand for parking for hotel uses is 0.74 stalls per occupied room. A 10% buffer was added to average true demand parking numbers to allow for the ebb and flow of patrons within the off‐street parking supply. Hotel uses can support higher tolerances for parking availability during the peak period; as such a 10% buffer was added to the average true parking demand (versus a 15% buffer for most other land uses). Adding the buffer results in a market‐calibrated 0.82 stalls per hotel room. The recalibrated hotel parking demand ratio of 0.82 is 25% lower than the existing built supply (1.11). Table 3: 2016 Bozeman Midtown Parking Demand Evaluation – Hotel Land Use Business Name Business Type Building Square Footage Residential Units / Hotel Rooms Vacancy Rate Built Off‐Street Stalls Built parking ratio Code Minimum w/bonuses Code Maximum True Demand TD + buffer (10%) Delta +/_ % Diff Days Inn and Suites Bozeman Hotel 10,323 113 39% 113 1.00 1.10 1.21 0.86 0.94 0.06 6% Lewis and Clark Motel Hotel 3,461 50 36% 55 1.10 1.10 1.21 0.75 0.83 0.28 25%
Bozeman Midtown Parking Demand Assessment Page 9 Homewood Suites Hotel 8,643 102 37% 135 1.32 1.10 1.21 0.76 0.84 0.48 37% Comfort Inn Hotel 8,603 122 18% 123 1.01 1.10 1.21 0.61 0.67 0.34 33% Average Parking Ratio Hotel 1.11 0.74 0.82 0.29 25% Residential Land Uses Figure D: Parking Demand Ratios ‐ Residential 2.591.951.600.730.002.291.451.501.100.510.000.501.001.502.002.503.00615/625 N 5TH CONDOSKIRBEY PLAZA BRIDGER ARMS CONDOSBLACKMORE APARTMENTS217 W KOCH ST2016 BOZEMAN MIDTOWN PARKING DEMAND EVALUATIONLAND USE: RESIDENTIAL (STALLS PER UNIT)Built Parking RatioTrue Parking Demand Ratio
Bozeman Midtown Parking Demand Assessment Page 10 From the residential land use analysis the following results can be derived: Similar to hotel uses, the variation in the built parking ratios in the residential category is diminished compared to other land use categories; ranging from as little as 0 stalls per unit (217 W Koch St) to as much as 2.59 stalls per unit (615/625 N 5th Condos). The average built parking ratio for residential uses is 1.37 stalls per unit. Two of the sample residential land uses were built with less than 1 stall per unit. One property has no off‐street parking associated with it (217 W Koch St). True parking demand ratios for residential properties range from as little as 0.51 vehicles per unit (217 W Koch St) to as much as 2.29 vehicles per unit (615/625 N 5th Condos). The average true demand for parking for residential uses is 1.37 stalls per unit, the same as the average built supply. Occupancy assumptions had to be made for properties with closed (inaccessible) garage doors – occupancies were assumed at 50% accounting for storage of belongings or recreational space rather than automobile storage. A minimal 5% buffer was added to average true demand parking numbers to allow for some minor ebb and flow of residents within a limited off‐street parking supply. Residential uses (particularly rental units) can support the highest tolerance for parking availability during peak periods; as such a 5% buffer was added to the average true parking demand. Adding the buffer results in a market‐calibrated 1.44 stalls per residential unit. The recalibrated residential parking demand ratio of 1.44 is 7% higher than the sampled built supply (1.37), but 10% lower than the minimum parking requirement (1.601). Table 4: 2016 Bozeman Midtown Parking Demand Evaluation – Residential Land Use Business Name Business Type Residential Units / Hotel Rooms Built Off‐Street Stalls Built parking ratio Code Minimum w/bonuses Code Maximum True Demand TD + buffer (5%) Delta +/_ % Diff 1 Minimum residential parking requirements were simplified (averaged) for illustrative purposes. Based on Table 38.25.040‐1 (in R‐5 and B‐2M districts) A) Efficiency Unit: 1.0 B) One‐bedroom: 1.25 C) Two‐bedroom: 1.75 D) Three‐bedroom: 2.5 E) Dwellings with more than three bedrooms: 3.
Bozeman Midtown Parking Demand Assessment Page 11 Business Name Business Type Residential Units / Hotel Rooms Built Off‐Street Stalls Built parking ratio Code Minimum w/bonuses Code Maximum True Demand TD + buffer (5%) Delta +/_ % Diff 615/625 N 5th Condos Condos 22 57 2.59 1.60 3.00 2.29 2.41 0.19 7% Kirbey Plaza Apartments 78 152 1.95 1.60 3.00 1.45 1.52 0.43 22% Bridger Arms Condos Townhomes 10 16 1.60 1.60 3.00 1.50 1.58 0.02 2% Blackmore Apartments Apartments 33 24 0.73 1.60 3.00 1.10 1.15 ‐0.42 ‐58% 217 W Koch St Apartments 39 0 0.00 1.60 3.00 0.51 0.54 ‐0.54 Average Parking Ratio Residential 1.37 1.37 1.44 ‐0.06 ‐7%
Bozeman Midtown Parking Demand Assessment Page 12 Retail Land Uses Figure E: Parking Demand Ratios ‐ Retail From the retail land use analysis the following results and be derived: Built parking ratios vary widely in the retail category from as little as 1.25 stalls per 1,000 square feet (N2U Thrift) to as much as 9.58 stalls per 1,000 square feet (Verizon Wireless). The average built parking ratio for retail uses is 4.47 stalls per 1,000 square feet of building area. True parking demand ratios have somewhat less variation ranging from 0.26 vehicles per 1,000 square feet (Rikki’s Furniture) to 5.00 vehicles per 1,000 square feet (Verizon Wireless). 2.867.341.329.581.251.142.540.265.000.760.002.004.006.008.0010.0012.00AARON'S APPLIANCESECKROTH MUSIC RIKKI'S FURNITURE GALLARYVERIZON WIRELESSNU2U THRIFT2016 BOZEMAN MIDTOWN PARKING DEMAND EVALUATIONLAND USE: RETAIL (STALLS PER 1,000 SF)Built Parking RatioTrue Parking Demand Ratio
Bozeman Midtown Parking Demand Assessment Page 13 The average true demand for parking for retail uses is 1.94 stalls per 1,000 square feet of occupied building area. A 15% buffer was added to average true demand numbers to allow for the ebb and flow of customers/visitors within the off‐street parking supply. Adding a buffer to the average true demand figure (1.94) results in a market‐calibrated 2.23 stalls per 1,000 square feet of retail space. The recalibrated retail parking demand ratio of 2.23 is 58% lower than the existing built supply (4.47). Table 5: 2016 Bozeman Midtown Parking Demand Evaluation – Retail Land Use Business Name Business Type Building Square Footage Built Off‐Street Stalls Built parking ratio Code Minimum w/bonuses Code Maximum True Demand TD + buffer (15%) Delta +/_ % Diff Aaron's Appliances Retail ‐ showroom 7,000 20 2.86 3.33 4.16 1.14 1.31 1.54 54% Eckroth Music Retail 3,540 26 7.34 3.33 4.16 2.54 2.92 4.42 60% Rikki's Furniture Gallery Retail 23,485 31 1.32 3.33 4.16 0.26 0.29 1.03 78% Verizon Wireless Retail 2,400 23 9.58 3.33 4.16 5.00 5.75 3.83 40% Nu2U Thrift Retail 14,400 18 1.25 3.33 4.16 0.76 0.88 0.37 30% Average Parking Ratios Retail 4.47 1.94 2.23 2.24 58%
Bozeman Midtown Parking Demand Assessment Page 14 Mixed Uses Figure F: Parking Demand Ratios ‐ Mixed Use From the mixed use demand analysis the following results and be derived: Observations of mixed use parking demand validated them as the land use category with the most efficient parking supply – where true demand was closest to the built supply. Built parking ratios range from 2.08 stalls per 1,000 square feet (Cannery District) to as much as 3.46 stalls per 1,000 square feet (Community Co‐op). The average built parking ratio for mixed uses is relatively low at 2.61 stalls per 1,000 square feet of building area. 2.522.862.652.702.083.461.962.861.761.181.383.750.000.501.001.502.002.503.003.504.00SNOWLOAD BUILDINGPARK PLACE CONDOS777 BUILDING M VIEW PLAZA CANNERY DISTRICTCOMMUNITY FOOD CO‐OP2016 BOZEMAN MIDTOWN PARKING DEMAND EVALUATIONLAND USE: MIXED USE (STALLS PER 1,000 SF)Built Parking RatioTrue Parking Demand Ratio
Bozeman Midtown Parking Demand Assessment Page 15 True parking demand ratios range from 1.18 vehicles per 1,000 square feet (M View Plaza) to 3.75 vehicles per 1,000 square feet (Community Co‐op). The average true demand for parking for retail uses is 2.15 stalls per 1,000 square feet of occupied building area. A 15% buffer was added to true demand numbers to allow for the ebb and flow of customers/visitors within the off‐street parking supply. Adding a buffer to the true demand figure (2.15) results in a market‐calibrated 2.47 stalls per 1,000 square feet of mixed use space. The recalibrated retail parking demand ratio of 2.47 is 11% lower than the existing built supply (2.61). Table 6: 2016 Bozeman Midtown Parking Demand Evaluation – Mixed Use Business Name Business Type Building Square Footage Residential Units / Hotel Rooms Vacancy Rate Built Off‐Street Stalls Built parking ratio Code Minimum w/bonuses Code Maximum True Demand TD + buffer (15%) Delta +/_ % Diff Snowload Building Office/ Services 24,994 12% 63 2.52 3.33 4.16 1.96 2.25 0.27 11% Park Place Condos Office 10,500 40% 30 2.86 3.33 4.16 2.86 3.29 ‐0.43 ‐15% Park Place Condos Residential 16 32 2.00 1.60 3.00 ? ? ? ? 777 Building Office/ Retail 36,599 10% 97 2.65 4.00 5.00 1.76 2.02 0.63 24% M View Plaza Office/ Retail/ Services 51,545 139 2.70 5.00 6.25 1.18 1.36 1.34 50% Cannery District Office/Retail/ Restaurant/ Services 105,000 0% 218 2.08 5.00 6.25 1.38 1.59 0.49 24% Community Food Co‐op Grocery/ Restaurant/ 17,610 61 3.46 3.33 4.16 3.75 4.31 ‐0.85 ‐24%
Bozeman Midtown Parking Demand Assessment Page 16 Business Name Business Type Building Square Footage Residential Units / Hotel Rooms Vacancy Rate Built Off‐Street Stalls Built parking ratio Code Minimum w/bonuses Code Maximum True Demand TD + buffer (15%) Delta +/_ % Diff Coffee Shop Average Parking Ratios Mixed Use 2.61 2.15 2.47 0.24 11% Land Use Category Comparison Figure G: Parking Demand Ratios ‐ Land Use Category Comparison 4.657.541.111.374.472.612.245.020.741.371.942.150.001.002.003.004.005.006.007.008.00OFFICE RESTAURANT HOTEL RESIDENTIAL RETAIL MIXED USE2016 BOZEMAN MIDTOWN PARKING DEMAND EVALUATIONLAND USE CATEGORY COMPARISONBuilt Parking RatioTrue Parking Demand Ratio
Bozeman Midtown Parking Demand Assessment Page 17 From the land use category comparison the following results and be derived: Both office and retail uses are the most grossly overbuilt land use categories, with an average parking supply overbuild of 45% and 58%, respectively. Base solely on observations related to this demand analysis parking minimums for Office should be reduced by 2.00 stalls per 1,000 square feet (to 2.25); similarly Retail minimums (based solely on these observations) should be reduced by 1.40 stalls per 1,000 square feet (to 1.95). Mixed use developments are being built with parking supplies that most closely represent true demand – on average they are overbuilt by 11%. Observations from this parking demand evaluation reveal that Mixed Use parking minimums should be reduced by 0.50 stalls per 1,000 square feet (to 2.15 or 2.00). Hotel parking minimums could be reduced from their current level by 0.35 stalls per room, to 0.75 stalls per hotel room. Restaurant parking minimums could be reduced by nearly 7 stalls per 1,000 square feet, with current minimums at 12 per thousand and true demand at 5 per thousand. Based solely on demand observations conducted during this evaluation, the new (stand‐alone) restaurant parking minimums could be reduced to 5.00 stalls per 1,000 square feet. To calculate residential demand, particularly for properties without off‐street parking, some assumptions had to be made about ‘assigning’ vehicles to a residential property. It is not unusual to make this educated assumptions related to resident use/demand. As such, the current minimum parking requirement for residential are high. It is recommended that the minimums be reduced to 1.00 stall per unit and that the maximums are commensurately reduced to 2.25 stalls per unit. Determining a blended commercial minimum parking requirement is challenging, particularly in an area where shared parking is more challenging and on‐street parking is limited. Hotel, Residential, and stand‐alone Restaurant should likely be evaluated using a separate minimum parking scale. Office and Retail and Mixed Uses lend themselves more favorably to a blended rate. Based on observations from this analysis these uses could have a reduced minimum parking requirement of 2.00 – 2.25 stalls per 1,000 square feet.
Bozeman Midtown Parking Demand Assessment Page 18 Table 7: 2016 Bozeman Midtown Parking Demand Evaluation – Land Use Category Comparison Land Use Category Average Built parking ratio Average Code Minimum w/bonuses Average Code Maximum Averaged True Demand TD + buffer Average Delta +/_ Average % Difference Office 4.65 4.27 5.33 2.24 2.50 2.15 45% Restaurant 7.54 12.00 15.00 5.02 5.16 2.37 29% Hotel 1.11 1.10 1.21 0.74 0.82 0.29 25% Residential 1.37 1.60 3.00 1.37 1.44 ‐0.06 ‐7% Retail 4.47 3.33 4.16 1.94 2.23 2.24 58% Mixed Use 2.61 3.66 4.71 2.15 2.47 0.24 11% Average Parking Ratios 3.62 4.33 5.57 2.24 2.44 1.20 27%