Attachment 6 - Parking Studyjl.NAHEIM
¥Ac,l<Etrt�T ·:�mst�mct
December 22, 2023
RE: Spartan Bar
--
Mr. Sarraga.
As you are aware, we are proposing a new outdoor garden bar in Farmer Park.
The original park design included an open air pavilion to be used as an outdoor
marketplace. The footprint of this planned building has remained a DG pad in
the landscape since opening. The mobile trailer will be parked on this DG pad
without any landscape modifications or construction on site Trailer is self
contained and is 320 SF. The enclosed patio here will be 1594 SF.
We conducted a parking study with Kimley Horn to study parking demand and
have a requirement for 35 spaces for this new use.
We understand that we will need to coordinate with Economic Development to
procure these parking spaces in the City parking pool once the project is
approved and prior to opening.
ATTACHMENT NO. 6
ATTACHMENT NO. 10
Parking Study
for the:
PROPOSED PACKING HOUSE
In the City of Anaheim
Prepared for:
The City of Anaheim
Kimley -Horn and Associates, Inc.
September, 2011
PARKING STUDY
FOR THE
PROPOSED PACKING HOUSE
IN THE CITY OF ANAHEIM
Preparedfor:
The City of Anaheim
200 S. Anaheim Boulevard, Suite 162
Anaheim, California 92805
Prepared by:
Kimley -Horn and Associates, Inc.
765 The City Drive, Suite 400
Orange, California 92868
714 - 939 -1030
September, 2011
Kinley -Horn and Associates, Inc.
PARKING STUDY FOR THE
PACKING HOUSE
IN THE CITY OF ANAHEIM
TABLE OF CONTENTS
INTRODUCTION........................................................................................ ..............................1
PROJECTDESCRIPTION ........................................................................... ..............................1
ExistingProject Site ................................................................................. ............................... I
ProposedProject ....................................................................................... ..............................3
CITY OF ANAHEIM PARKING REQUIREMENTS .................................. .............................11
Required Parking for the Packing House ................................................. ............................... I I
Modifications to Farmer's Market ............................................................ .............................11
PARKING DEMAND REDUCTIONS ........................................................ .............................14
PARKINGADEQUACY ............................................................................. .............................14
APPENDICES
APPENDIX A — City of Anaheim Municipal Code — Chapter 18.42 (Applicable pages)
APPENDIX B — Farmer's Market Observations from the June 2010 Report
LIST OF FIGURES
Figure 1 — Project Site Location .................................................................... ..............................2
Figure2 — Project Site Plan ........................................................................... ..............................4
Figure 3 — Overall Packing District Site Plan ................................................. ..............................6
Figure 4 — Off -Site Parking Locations ........................................................... ..............................7
LIST OF TABLES
Table 1— Proposed Uses at the Packing District ............................................ ..............................5
Table 2 — Off - Street Parking Supply for the Packing District ........................ ............................... 9
Table 3 — Summary of On- Street Parking ..................................................... .............................10
Table 4 — Parking Requirements per City Parking Code for the Packing House .......................... 12
Table 5 — Parking Requirement for the Entire Packing District ..................... .............................13
Table6 — Parking Adequacy ......................................................................... .............................15
PARKING STUDY FOR THE
PACKING HOUSE
IN THE CITY OF ANAHEIM
INTRODUCTION
This report has been prepared to evaluate the parking adequacy of the proposed Packing House
project, as well as the entire Packing District. A parking study was prepared in June 2010 by
Kimley -Horn and Associates, Inc. (KHA) which analyzed the parking adequacy for the Colony
Marketplace on a site adjacent to the Packing House. That parking study has since been
approved. The Colony Marketplace consists of an outdoor farmer's market and a
restaurantibrewery within the Packard Building at the north end of the project site. The applicant,
the Anaheim Redevelopment Agency, now wishes to add a new component to the overall project
called The Packing House. The Packing House is a historic building that will be renovated to
include retail, restaurant, entertainment, and dining patios. Together, the original Colony
Marketplace and the proposed Packing House will be known as the Packing District.
The project site is located at the northeast corner of S. Anaheim Boulevard and E. Santa Ana
Street in the City of Anaheim. The project address is 336 -440 S. Anaheim Boulevard.
The City of Anaheim is requesting a parking analysis to determine if the proposed off - street
parking supply at and near the site would provide enough spaces to meet the City's parking code
requirements.
PROJECT DESCRIPTION
Existing Project Site
The historic Packing House building is located at the northeast corner of S. Anaheim Boulevard
and E. Santa Ana Street in the City of Anaheim. The site is 0.96 acres and is currently occupied
by the existing 2 -story 42,766- square -foot Packing House building. The project site is bordered
to the north by the previously- approved Colony Marketplace, to the west, east, and south by
various retail and residential uses, and by alleys and roadways that serve the entire site. Figure 1
depicts the project site location.
Access to the Packing House will be provided via the existing alley that runs along the north edge
of the site between S. Anaheim Boulevard and S. Claudina Street.
Packing House Parking Study - 1 - Kimley -Horn and Associates, Inc.
City of Anaheim September, 2011
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The proposed project consists of renovating an existing building to include two levels of retail,
restaurant, entertainment, and outdoor dining patios. Both levels will have suites around the outer
perimeter of the building with a center grand staircase and gathering places for dining and live
music. The Packing House is anticipated to operate daily from 10 a.m. to 10 p.m. A portion of
the previously - analyzed farmer's market will include two additional cafe buildings with outdoor
patios. A copy of the proposed project site plan is provided on Figure 2. A summary of
proposed uses and square footages for entire Packing District is shown on Table 1.
The renovated Packing House will be a two -story building with 10 retail, restaurant and
entertainment suites on the ground level and 15 retail and restaurant suites on the upper level.
City staff has indicated that all of the suites in Table 1 labeled "Retail/Restaurant" will be food -
related uses, such as coffee shop, bakery, taco shop, etc. Several outdoor dining patios are
proposed adjacent to the Packing House building. The project also includes two 2,500- square-
foot cafes with outdoor dining areas within the area previously dedicated to the outdoor farmer's
market. An overall site plan for the Packing District is shown on Figure 3.
Project Parking Supply
The Packing House and the Packing District as a whole will be served by both on -site and off -site
parking spaces. A total of 172 off - street parking spaces (including 6 handicap accessible spaces)
are dedicated to the exclusive use of the Packing District. On -site parking includes 8 spaces at
the north and east sides of the Packard restaurant building, 31 spaces (including 4 handicap
accessible spaces) at the east and south sides of the farmer's market and 15 spaces (including 2
handicap accessible spaces) along the north side of the Packing House building.
Off -site parking will be provided in off -site city -owned lots, as shown on Figure 4.
Off -site parking lot #1 is immediately north of the Packing House and immediately east
of the farmer's market and is accessible via S. Claudina Street and the alley east of
Farmer's Market. This lot will have 47 parking spaces.
Off -site parking lot #2 is on S. Claudina Street less than 300 feet south of E. Santa Ana
Street. This site will have 52 spaces.
Off -site parking lot #3 is also on S. Claudina Street, approximately 200 feet south of E.
Santa Ana Street. This lot will have 19 spaces. The City of Anaheim owns all three off -
site lots.
City staff has also indicated that the city -owned and operated parking lot at the northwest corner
of Broadway and E. 42n Street (the Broadway parking lot) will also be available for the Packing
District. This parking lot currently serves the adjacent office building; consequently, it is nearly
empty in the evenings and weekends when the offices are closed, but when the Packing District
would experience its peak business. This parking lot is located approximately 370 feet walking
distance from the north property line of the Packing District and has 40 spaces.
Packing House Parking Study -3- Kimley -Horn and Associates, Inc.
City of Anaheim September, 2011
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TABLE 1
PROPOSED USES AT THE PACKING DISTRICT
Location Suite Use'SF
A23 Retail /Restaurant 4,340
A24 Retail /Restaurant 600
A25 Retail /Restaurant 670
A26 Retail /Restaurant 670
J A27 Retail /Restaurant 1,215
A29 Retail 1,985
o A30 Retail 525
CD A31 Retail 1,100
A32 Retail 545
A33 Retail 465
Total 12,115
B2 Office Space 270
B3 Lobby
B5 Retail /Restaurant 1,316U)
135P Railcar Patio 320
B6 Retail /Restaurant 300
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B8 Retail /Restaurant 300
B9 Retail /Restaurant 545
B10 Retail /Restaurant 570
B1 OP Railcar Patio 320
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B11 Retail 200
B14 Retail 200
B15 Restaurant 1,985
B1 5P Back Yard Patio 1,000
B16 Retail /Restaurant 332
B17 Retail /Restaurant 510
B18 Retail /Restaurant 332
B19 Restaurant 1,045
B1 9P Patio 590
Total 10,435
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Farmer's Market 28,133
Cafe #1 2,500
Cafe #2 2,500
Total 33,133
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Brewery - Manufacturing 4,246
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Restaurant 2,099
Dining Patio 2,692
Total 9,769
SF = Square Feet
City staff has indicated that all "Retail /Restaurant" suites will be leased to food -
related uses.
Packing House Parking Study -5- Kimley -Horn and Associates, Inc
City of Anaheim September, 2011
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OFF - SITE PARKING LOCATIONS
A total of 212 off - street parking spaces would be available for the Packing District. Parking
spaces that will be available in parking lots for the Packing House are tallied on Table 2.
On- Street Parking Supply
On- street parking is allowed on S. Anaheim Boulevard and E. Santa Ana Street in the project
vicinity. Although on- street parking will not be counted towards satisfying the City parking
requirement, they are shown here for information purposes only.
KHA performed a brief survey of the available on- street parking on S. Anaheim Boulevard and E.
Santa Ana Street within the immediate area of the project location. The results of our survey are
shown on Table 3, and are categorized by street segment, length of available curb distance, type
of parking, and the number of potential parking spaces available. The number of spaces is
calculated using the city's parallel parking standard of 22 feet per space. Table 3 shows that there
are 76 on- street parking spaces within the immediate area of the Packing District, and the
majority of these spaces are not subject to a time limit.
Packing House Parking Study -8- Kimley -Horn and Associates, Inc.
City of Anaheim September, 2011
TABLE 2
OFF - STREET PARKING SUPPLY
FOR THE PACKING DISTRICT
Parking Area
Number of
Spaces
Adjacent to Packard Building 8
Adjacent to Farmer's Market 31
Adjacent to Packing House 15
Off -Site Parking Lot #1 47
Off -Site Parking Lot #2 52
Off -Site Parking Lot #3 19
Broadway Parking Lot'40
Total Parking Supply 212
1
Broadway parking lot is located at the northwest corner of
Broadway and E. 42nd Street
Packing House Parking Study
City of Anaheim
9- Kimley -Horn and Associates, Inc.
September, 2011
TABLE 3
SUMMARY OF ON- STREET PARKING'
PACKING DISTRICT
Street Segment
Type of Parking
Total
Parking
Spaces
30- Minute No Time Limit
Distance
in Feet
Parking
Spaces
Distance
in Feet
Parking
Spaces
2
S. Anaheim Boulevard between Oak Street and West Broadway
West Side 76I 3I I 3
East Side 1 0
S. Anaheim Boulevard between West Broadway and Santa Ana Street
West Side 95 4 4
East Side 81 3 3
77 3 3
88 4 4
j —j 59 j 2 1 2
S. Anaheim Boulevard between Santa Ana Street and Water Street
West Side 296 13 13
123 5 5
45 2 2
64 3 3
East Side 119 5 5
73 3 3
71 3 3
104 4 4
110 5 5
E. Santa Ana Street between S. Anaheim Boulevard and S. Claudina Street 3
North Side 8 8
South Side 6 6
Total 25 51 76
On- street parking within 1/4 mile of project site
2
City of Anaheim requires 22 feet for each parallel parking space
3 Information obtained from City of Anaheim staff
Packing House Parking Study
City of Anaheim
10-Kimley -Horn and Associates, Inc.
September, 2011
CITY OF ANAHEIM PARKING REQUIREMENTS
The City of Anaheim parking requirements are contained in Chapter 18.42 of the City's
Municipal Code, which specifies the City's off - street parking requirements for a variety of land
uses, including Restaurant, Retail, and Office. Copies of relevant pages of Chapter 18.42 are
provided in Appendix A to this report.
Required Parking for the Packing House
The Packing House will be mainly occupied by restaurant and retail vendors, with a small amount
of office uses. The City's parking requirement for "Restaurant — Semi - Enclosed" will be applied
to restaurant suites, and the requirement for "Retail Sales — General" will be applied to retail
suites. The City's parking code requirements for the proposed Packing House are shown below:
Restaurant — Semi - Enclosed
8 spaces per 1,000 square feet of GFA, if integrated into a planned development complex
Retail Sales — General
5.5 space per 1,000 square feet of GFA for the first 100,000 square feet
Offices — General
4 spaces per 1,000 square feet of GFA for buildings of 3 stories or lower
Table 4 shows the parking requirements for the Packing House, calculated using the city parking
code requirement. Per the city's parking code, the proposed Packing House project would be
required to provide 167 parking spaces.
Modifications to Farmer's Market
The parking study prepared by KHA in June 2010 analyzed the Farmer's Market with 33,133
square feet. However, the current plan reduces the Farmer's Market by 5,000 square feet to
create two 2,500 square -foot caf6s with outdoor dining areas. Using the same assumptions as the
previous study, the new smaller Farmer's Market is forecasted to require 51 parking spaces.
Details of the parking assumptions for the farmer's market as used in the previous report are
included in Appendix B.
The City's parking requirement for "Restaurant - Semi - Enclosed" is applied to the two new
2,500- square -foot caf6s. This results in a parking requirement of 40 spaces for the two caf6s.
Table 5 shows the parking requirement of the entire Packing District, including the previously
analyzed brewery, restaurant, and farmer's market with the currently proposed modifications.
The Packing District would require a total of 315 parking spaces. The supply of off - street
parking spaces is 212 spaces, for a deficit of 103 parking spaces compared to city code.
Packing House Parking Study - 11 - Kimley -Horn and Associates, Inc.
City of Anaheim September, 2011
TABLE 4
PARKING REQUIREMENT PER CITY CODE
FOR THE PACKING HOUSE
GROUND LEVEL
Suite Land Use Quantity (sf)Code Requirement Parking
Required
A23 Restaurants - Semi - Enclosed 4,340 8 spaces /KSF 34.7
A24 Restaurants - Semi - Enclosed 600 8 spaces /KSF 4.8
A25 Restaurants - Semi - Enclosed 670 8 spaces /KSF 5.4
A26 Restaurants - Semi - Enclosed 670 8 spaces /KSF 5.4
A27 Restaurants - Semi - Enclosed 1,215 8 spaces /KSF 9.7
A29 Retail Sales - General 1,985 5.5 spaces /KSF 10.9
A30 Retail Sales - General 525 5.5 spaces /KSF 2.9
A31 Retail Sales - General 1,100 5.5 spaces /KSF 6.1
A32 Retail Sales - General 545 5.5 spaces /KSF 3.0
A33 Retail Sales - General 465 5.5 spaces /KSF 2.6
TOTAL GROUND LEVEL 85.4
UPPER LEVEL
Suite Land Use Quantity (sf)Code Requirement Parking
Required
B2 Offices - General 270 4 spaces /KSF 1.1
B3 Lobby
B5 Restaurants - Semi - Enclosed 1,316 8 spaces /KSF 10.5
135P Restaurants - Semi - Enclosed 320 8 spaces /KSF 2.6
B6 Restaurants - Semi - Enclosed 300 8 spaces /KSF 2.4
B7 Restaurants - Semi - Enclosed 300 8 spaces /KSF 2.4
B8 Restaurants - Semi - Enclosed 300 8 spaces /KSF 2.4
B9 Restaurants - Semi - Enclosed 545 8 spaces /KSF 4.4
B10 Restaurants - Semi - Enclosed 570 8 spaces /KSF 4.6
B10P Restaurants - Semi - Enclosed 320 8 spaces /KSF 2.6
1311 Retail Sales - General 200 5.5 spaces /KSF 1.1
B14 Retail Sales - General 200 5.5 spaces /KSF 1.1
B15 Restaurants - Semi - Enclosed 1,985 8 spaces /KSF 15.9
B15P Restaurants - Semi - Enclosed 1,000 8 spaces /KSF 8.0
B16 Restaurants - Semi - Enclosed 332 8 spaces /KSF 2.7
B17 Restaurants - Semi - Enclosed 510 8 spaces /KSF 4.1
B18 Restaurants - Semi - Enclosed 332 8 spaces /KSF 2.7
B19 Restaurants - Semi - Enclosed 1,045 8 spaces /KSF 8.4
B19P Restaurants - Semi - Enclosed 590 8 spaces /KSF 4.7
TOTAL UPPER LEVEL 81.4
TOTAL PACKING HOUSE PARKING REQUIREMENT 167
Packing House Parking Study
City of Anaheim
12-Kimley -Horn and Associates, Inc.
September, 2011
TABLE 5
PARKING REQUIREMENT FOR THE
ENTIRE PACKING DISTRICT
Parking
Packing District Site Uses Required
Packing House - Ground Level 85
Packing House - Upper Level 81
Brewery - Tasting'12
Brewery - Manufacturing '7
Restaurant'38
Farmer's Market', 2 51
New Cafes 40
TOTAL PARKING REQUIRED 315
I Parking Study for the Proposed Colony Marketplace Kimley-
Horn and Associates, Inc. June, 2010.
2
Parking requirement modified from the June 2010 report, but
using the same parking rate.
Packing House Parking Study
City of Anaheim
13-Kimley -Horn and Associates, Inc.
September, 2011
17 ; :
The proposed Packing House and the Packing District as a whole will cater to the needs of the
local residents and, therefore, will draw most of its customers from the nearby neighborhoods.
The project is located near several residential neighborhoods within walking distance, and more
high - density residential units are planned and being built west and southeast of the project site.
Due to its proximity to a large number of residential units, KIIA believes approximately 25% of
the Packing District's customers would arrive at the site by walking or other forms of non-
vehicular mode.
Due to the mix of land uses of the Packing District, some customers who arrive together at the
project would visit the restaurants and the farmer's market and the retail shops at the same time.
This phenomenon is referred to in the Urban Land Institute (ULI) Shared Parking publication as
captive ratio ". The term "captive" has been used to describe users (customers, employees, etc)
at one land use who are already counted as parked for another land use at a particular hour. For
example, customers might visit the farmer's market or a retail store while waiting for a table at
the restaurant or brewery, or an employee of a business on site may visit another business on site
during his break. The mix of uses in the Packing House is conducive to captive parking given the
complementary nature of restaurants and retail uses. KHA assumes a 10% reduction in parking
demand to account for this type of captive customer behavior.
PARKING ADEQUACY
The proposed Packing District as a whole would be required to provide 315 parking spaces
according to the City's parking code. However, appropriate parking demand reductions were
applied for customers who may choose to arrive on site by walking, biking, or some travel mode
other than an automobile, and for the "captive ratio" factor to account for customer vehicles that
would be simultaneously associated with more than one business. After the reduction factors are
applied, the parking requirement for Packing District would be 212 parking spaces. Forecasted
parking demand and parking supply adequacy is calculated in Table 6.
The combination of on -site and off -site parking spaces provides a total of 212 off - street parking
spaces. When compared to the parking requirement of 212 spaces, the proposed parking supply
would meet the forecasted demand of the Packing District.
Packing House Parking Study -14- Kimley -Horn and Associates, Inc.
City of Anaheim September, 2011
TABLE 6
PARKING ADEQUACY
Parking Component Parking
Reduction
Parking
Spaces
Original Parking Requirement 315
25% Reduction for Walking and Other
Alternative Travel Modes
25%79
Adjusted Parking Requirement 236
10% Reduction for "Captive Ratio"10%24
Final Adjusted Parking Requirement 212
On -Site Parking Supply 54
Off -Site Parking Exclusively for Packing District 118
Off -Site Parking at Broadway and E. 42nd Street 40
Total Parking Supply 212
Parking Surplus / (Deficit)0
Packing House Parking Study
City of Anaheim
15-Kimley -Horn and Associates, Inc.
September, 2011