113-12 - Transportation evaluation by Fehr & Peers, dated January 13, 2014.pdf
160 West Santa Clara Street, Suite 675, San Jose CA 95113 (408) 278-1700 Fax (408) 278-1717 www.fehrandpeers.com
MEMORANDUM
Date: January 13, 2014
To: George Schroeder, Assistant Planner
Community Development Department, City of Cupertino
From: Ian Barnes, PE and Katy Cole, Fehr & Peers
Subject: Evaluation of Proposed Live-Work Development at 10121 North Foothill
Boulevard in Cupertino, CA
SJ13-1428
The purpose of this memorandum is to summarize the results of a focused transportation
evaluation of the proposed redevelopment at 10121 North Foothill Boulevard in Cupertino,
California. This memorandum summarizes the transportation analysis for the following areas:
• Project trip generation calculation
• Parking requirements
• Site plan evaluation
The analysis was based on the site plan received December 6, 2013 from City of Cupertino staff,
which is illustrated in Figure 1.
BACKGROUND
The proposed project is located at 10121 North Foothill Boulevard at the southwest corner of the
North Foothill Boulevard and Silver Oak Way intersection in the north-west of Cupertino. The
current approved use of the site is a gas station, but the site has previously been used as a vehicle
repair shop without the gas facilities. The project applicant is seeking to redevelop the site with
five live-work spaces (a single family residence with a detached 435-square foot work space) and
one standalone single family residence. Currently, 28 parking spaces are proposed: six two-car
garages (for a total of 12 spaces), five on-street guest spaces, and 11 off-street guest spaces. To
reduce the number of parking spaces required for the site, each workspace would be permitted to
have only one client meeting at a time would (for a maximum of five client meetings on site).
ANALYSIS, RESULTS, AND RECOMMENDATIONS
Trip Generation
Project trip generation was calculated using trip rates from the Institute of Engineers’ (ITE) Trip
Generation, 9th Edition. Credit was taken for the existing gas station use on site, which was
analyzed using ITE Land Use Code 945 – Gasoline/Service Station with Convenience Market. Per
Volume 1 of Trip Generation, the pass-by rate for gas stations averages around 50 percent. A
Mr. George Schroeder
City of Cupertino
Page 2 of 6
higher pass-by rate for existing uses results in a more conservative analysis as it decreases the trip
credit for the existing uses.
For the proposed land uses, the residences were analyzed using ITE Land Use Code 230 –
Condominiums, and the work spaces were analyzed using ITE Land Use Code 710 – General
Office. Land Use Code 710 assumes that persons are driving to/from home and work during the
morning and afternoon peak hours of travel; since the project work spaces are on-site, Land Use
Code 710 assumes additional the morning inbound trips and afternoon outbound trips that
would not occur with the proposed land uses, resulting in a more conservative analysis. The trip
generation calculation is detailed below in Table 1.
TABLE 1
TRIP GENERATION ESTIMATES
Land Use Units Daily AM Peak Hour PM Peak Hour
Rate Trips Rate In Out Total Rate In Out Total
Existing Uses
A
Gas Station
(ITE Land Use
Code 945)
8 pump
locations 162.78 1,303 10.16 41 41 82 13.51 54 55 109
B Pass-by reduction for Gas
Station (50% reduction) -- 652 -- 21 21 42 -- 27 28 55
C=A-B Total Existing Trips -- 651 -- 20 20 40 -- 27 27 54
Proposed Uses
D
Condominium
(ITE Land Use
Code 230)
6
dwelling
units
9.33 56 1.00 1 5 6 1.00 4 2 6
E
Office (ITE
Land Use
Code 710)
2.18 KSF1 33.56 73 4.14 8 1 9 1.49 1 3 4
F=E+D Total Project Trips -- 129 -- 9 6 15 -- 5 5 10
G=F-C Total Net New Project
Trips -- -522 -- -11 -14 -25 -- -22 -22 -44
Notes:
1. 1 KSF = 1,000 square feet (gross)
Source: Fehr & Peers, January 2014
The project would produce fewer peak hour trips than the existing permitted use. Specifically, the
proposed live-work development is estimated to generate 522 fewer daily trips, 25 fewer AM
peak-hour trips, and 44 fewer PM peak hour trips than the site’s currently allowable uses. The City
of Cupertino requires a focused transportation impact analysis when a project is projected to
generate 50 or more net new peak hour trips. Since the overall trip generation for the site is less
than 50 trips in either peak hour, a full transportation impact analysis is not required for the
project per City guidelines. Similarly, a transportation impact analysis per the Santa Clara Valley
Transportation Authority (the congestion management agency for Santa Clara County) is not
required, since the project is not projected to generate 100 or more net new peak hour trips.
Mr. George Schroeder
City of Cupertino
Page 3 of 6
Parking Requirements
The City of Cupertino does not have parking standards specifically tailored to live-work
developments. Therefore, parking requirements were calculated using two methodologies:
1. Use the City’s Parking Ordinance for townhomes (2.8 spaces per unit: 2 garage spaces +
0.8 open guest spaces) and add one additional parking space per live/work unit to
account for the live/work units allowing only one customer at a time.
2. Set a minimum parking requirement using ITE’s Parking Generation, 4th Edition and the
Urban Land Institute’s (ULI) Shared Parking, 2nd Edition. Shared parking is expected to
occur between the workspace and residential portions of the project. The minimum
parking requirement is informational and the ultimate parking recommendation is based
on the City’s Parking Ordinance.
City Parking Ordinance
The City of Cupertino Parking Ordinance (Title 19, Chapter 19.124, Table 19.124.040(A)) requires
2.8 parking spaces per unit (2 garage, 0.8 open) for “Small-Lot Single-Family, Townhouse”. The 0.8
space requirement above the 2 garage spaces is intended to provide space for guests. The
Ordinance does not specify requirements for the workspace component of a live/work unit;
however, the live/work units will only allow one customer per unit at a time. Therefore, 1 parking
space per live/work will provide adequate parking supply for the live/work unit customers.
Table 2 displays the parking requirements based on the City of Cupertino Parking Ordinance.
TABLE 2
PARKING SUPPLY REQUIREMENT FOR LIVE-WORK SPACES: CITY OF CUPERTINO PARKING
ORDINANCE
Land Use Parking
Ordinance Size2 Parking Required
Residential Units 2.8 spaces/unit 6 units 16.8 = 17 spaces
(12 garage + 5 guest)
Live/Work Units:
Workspace 1.0 space/unit 5 units 5 spaces
Total Parking Required 22 parking spaces
Source: Fehr & Peers, January 2014
Shared Parking (Informational Only)
Since there is a significant potential for shared parking between the workspace and residential
portions of the project, research from the ITE’s Parking Generation, 4th Edition and the Urban Land
Institute’s (ULI) Shared Parking, 2nd Edition were used to develop a minimum parking supply
standard for the site.
The residential parking demand was estimated using the Single-Family Detached Housing rate
(ITE Land Use Code 210) of 2.0 spaces per unit. The Condominium (ITE Land Use Code 230) rate
Mr. George Schroeder
City of Cupertino
Page 4 of 6
was 1.4 spaces per unit, so using Land Use Code 210 was ultimately more conservative. For the
workspaces, the parking demand was calculated using the Office Building (ITE Land Use Code
701) rate as no other land use types in Parking Generation fit the proposed land use type. To
account for parking supply turnover throughout the day, these demand rates are multiplied by a
factor of 1.20 to determine the supply required for the land use.
Shared Parking, 2nd Edition was used to determine the shared parking percentages for the
residential and office uses. The maximum visitor parking demand for the office uses occurs in the
2:00 PM hour. At this time, 100 percent of the office demand is used along with 70 percent of the
residential demand. The shared parking calculation for live-work units is summarized below in
Table 3.
TABLE 3
SHARED PARKING CALCULATION FOR LIVE-WORK SPACES
Land Use Rate1 Size2
Calculat
ed
Demand
Shared Parking
Percentage for
2:00-3:00 PM3
Average Parking
Demand for Shared
Parking Peak Hour
A Residential 2.00 spaces / du 1 du 2.00 70% 1.40
B Office 2.84 / KSF 435 SF
GFA 1.24 100% 1.24
C=A+B Total Demand 2.64
D=120%*C Total supply required per live-work unit
(Supply = 120% * demand for parking turnover purposes) 3.16
E Number of live-work units4 5
F=D*E Total number of parking spaces required for live-work spaces 15.8
G Spaces for dwelling unit without workspace 1.4
H=F+G Total Minimum Parking Supply 18
Notes:
1. 1 KSF = 1,000 square feet (gross), du = dwelling unit
2. SF GFA = square feet gross floor area
3. Per Shared Parking, 2nd Edition
4. Per June 2013 site plan
Source: Fehr & Peers, January 2014
Based on published parking data and research, a parking supply of 18 spaces (for both residents
and guests) could adequately accommodate the parking demand associated with the proposed
uses on-site, while providing additional spaces for parking turnover.
Site Plan Evaluation
As shown in Figure 1, 28 parking spaces are shown on the site plan: six two-car garages (for a
total of 12 spaces), 11 on-site spaces (for 23 on-site spaces total), and five on-street spaces. The
project site plan evaluation focused on identifying issues that may affect on-site pedestrian and
vehicular circulation, queuing, and parking supply. Figure 1 presents the proposed revisions to
the site plan, which are discussed below.
Mr. George Schroeder
City of Cupertino
Page 5 of 6
On-Site Circulation
The site plan identifies a 24-foot wide parking aisle between Home 1 and Home 6 on the site
plan, which provides access to the garage and off-site parking areas. A turnaround area for
vehicles that reach the end of the drive aisle is is provided for vehicles to turn around.
ADA access to and from the van-accessible handicap parking stall has been provided by a paved
walkway along the southern edge of the project site.
Pedestrian Access
A walkway is provided along the south side of the project site to allow pedestrians to bypass the
parking aisle and access Foothill Boulevard. Access to and from Silver Oak Way would be
provided by walking in the drive aisle of the parking area. The low number of vehicles using the
parking aisle at any given time results in a low number of potential vehicle-pedestrian conflicts
indicating that this is not a likely safety hazard.
Queuing
Silver Oak Way is a residential street that carries relatively low volumes of traffic. Queues that
exceed the throat depth would only block the garage spaces for Home 1 for very short periods of
time before dissipating.
Parking Supply
The December 2013 site plan shows 28 parking spaces provided for the site. Twelve spaces are in
private garages attached to Homes 1-6 (2 spaces each) and 11 spaces are provided in an on-site
parking lot (for a total of 23 on-site spaces). In addition, the site plan shows five on-street spaces
for guest use.
The on-street space shown in the trash pick-up area should be labeled as “no parking on trash
pick-up days.”
The on-site parking supply meets the parking requirements per City Ordinance described above.
Table 4 details the parking supply vs. the parking requirements.
Mr. George Schroeder
City of Cupertino
Page 6 of 6
TABLE 4
ON-SITE PARKING SUPPLY VS. PARKING REQIREMENTS
Land Use Number of Spaces
Required
Number of Spaces
Provided On-Site1 Is the Requirement Met?
Residential Units 12 garage 12 garage Yes
5 guest 5 guest Yes
Live/Work Units:
Workspace 5 customer 5 customer Yes
Total 22 spaces 22 spaces Yes
Notes:
1. After removal of one on-site parking space as outlined in this memorandum.
Source: Fehr & Peers, January 2014
SUMMARY AND RECOMMENDATIONS
In summary, the proposed live-work project would result in fewer trips compared to the existing
permitted use of a gas station. A full transportation impact analysis is not required for this project.
The recommended parking supply for the site is 22 on-site spaces. The site plan meets this
requirement.
If you have any questions, please call Ian Barnes at (408) 645-7015.