Final Report Parking Justification Report – 86 Pinnacle Drive, Kitchener Prepared for A&F Greenfield Homes Ltd. by IBI Group February 27, 2019 IBI GROUP FINAL REPORT PARKING JUSTIFICATION REPORT – 86 PINNACLE DRIVE, KITCHENER Prepared for A&F Greenfield Homes Ltd. Document Control Page CLIENT: A&F Greenfield Homes Ltd. PROJECT NAME: 86 Pinnacle Drive, Kitchener REPORT TITLE: Parking Justification Report – 86 Pinnacle Drive, Kitchener IBI REFERENCE: 118397 VERSION: 2.0 DIGITAL MASTER: W:\118397_86PinnacleDr ORIGINATOR: Andrae Griffith REVIEWER: Peter Richards AUTHORIZATION: Ron Stewart CIRCULATION LIST: 1.0 Draft Report – February 2019 HISTORY: 2.0 Final Report – February 2019 February 27, 2019 IBI GROUP FINAL REPORT PARKING JUSTIFICATION REPORT – 86 PINNACLE DRIVE, KITCHENER Prepared for A&F Greenfield Homes Ltd. Table of Contents 1 Introduction ........................................................................................................................... 2 2 Project Understanding .......................................................................................................... 2 3 Zoning By-law Requirements................................................................................................ 3 4 Parking Occupancy Studies.................................................................................................. 4 5 Development Area Transportation Network ......................................................................... 5 6 Pinnacle Drive Traffic Impacts .............................................................................................. 7 7 Conclusions and Recommendations .................................................................................... 8 List of Exhibits Exhibit 2-1: Development Location ...................................................................................... 2 Exhibit 2-2: Proposed Development of Project Site ............................................................. 3 Exhibit 3-1: Zoning By-Law Parking Requirements ............................................................. 4 Exhibit 4-1: Weekday Parking Utilization ............................................................................. 5 Exhibit 5-1: Existing Transit Network ................................................................................... 6 Exhibit 5-2: Existing Transit Service Patterns ...................................................................... 6 Exhibit 5-3: Future Transit Network ..................................................................................... 7 List of Appendices Appendix A: Review Agency Correspondence Appendix B: Parking Occupancy Counts Appendix C: Turning Movement Counts February 27, 2019 i IBI GROUP FINAL REPORT PARKING JUSTIFICATION REPORT – 86 PINNACLE DRIVE, KITCHENER Prepared for A&F Greenfield Homes Ltd. 1 Introduction IBI Group was retained to undertake a parking study for the property located at 86 Pinnacle Drive in Kitchener, Ontario. A&F Greenfield Homes Ltd. propose to construct a 16-unit residential apartment building geared towards seniors independent living. The purpose of this Parking Justification Report is to determine an appropriate supply to accommodate anticipated parking demand at the proposed development, based upon the zoning by-law requirements, parking demand patterns at comparable developments in Kitchener, and the sustainable transportation network in the area. The traffic impacts of the proposed development on Pinnacle Drive are also briefly discussed. We note that the City of Kitchener did not require a formal Transportation Impact Study for the proposed Zoning By-Law Amendment or Site Plan application given the small-scale nature of the development and limited number of residential uses. 2 Project Understanding 86 Pinnacle Drive is located in the Doon South neighbourhood of the City of Kitchener. The property is located on the east side of Pinnacle Drive, approximately 100 metres north of Doon Valley Drive. The area surrounding the development consists primarily of residential uses, with the Conestoga College Doon Campus being located to the east. The location of the proposed development is illustrated in Exhibit 2-1. Exhibit 2-1: Development Location Proposed Development ↑ N Base Map Source: City of Kitchener. Retrieved February 22, 2019 from: https://map.kitchener.ca/OnPointExt/WebPages/Map/FundyViewer.aspx February 27, 2019 2 IBI GROUP FINAL REPORT PARKING JUSTIFICATION REPORT – 86 PINNACLE DRIVE, KITCHENER Prepared for A&F Greenfield Homes Ltd. Presently, the property contains a single detached residential dwelling. A&F Greenfield Homes Ltd. are proposing to replace the existing dwelling with a 2-storey, 16-unit residential apartment building geared towards seniors independent living. 23 total parking spaces are proposed to satisfy the parking needs of both residents and visitors. The proposed Site Plan for the development is illustrated in Exhibit 2-2. Exhibit 2-2: Proposed Development of Project Site 3 Zoning By-law Requirements The property is presently governed by the City of Kitchener Zoning By-law 85-1 (ZBL 85-1), which specifies that multiple dwellings totalling 13 to 60 dwelling units must supply 1.75 parking spaces for each dwelling unit. As 16 units and 23 parking spaces are proposed, the parking requirement would be 28 spaces (15% of which are required to be for visitors). This results in a ZBL deficit of 5 parking spaces. Though not in effect, the April 2018 final draft of the proposed Kitchener Zoning By-law specifies a requirement of 1.0 resident parking spaces for each dwelling unit, plus 0.10 visitor parking spaces for each dwelling unit. Were these policies to apply, the parking requirement would be 18 spaces and the development would comply with the ZBL. As the proposed zoning by-law is designed to better reflect the goals and objectives of the Official Plan, this suggests that complying with the existing zoning would undermine Kitchener’s built form and sustainability goals. A summary of the parking requirements, proposed supply, and surplus / deficiency is presented in Exhibit 3-1. February 27, 2019 3 IBI GROUP FINAL REPORT PARKING JUSTIFICATION REPORT – 86 PINNACLE DRIVE, KITCHENER Prepared for A&F Greenfield Homes Ltd. Exhibit 3-1: Zoning By-Law Parking Requirements Requirement for a Proposed Parking 16-unit Supply (Surplus / Zoning By-Law Land Use Parking Regulation Development Deficiency) 85-1 Multiple dwellings 1.75 spaces per unit 23 resident parking 23 (-5) totalling 13 to 60 15% visitor parking spaces dwelling units 5 visitor parking spaces 28 total parking spaces Proposed Zoning By- Multiple Dwelling 1.0 resident spaces 16 resident parking 23 (+5) Law – April 2018 Final per unit spaces Draft 0.1 visitor spaces per 2 visitor parking unit spaces 18 total parking spaces Red text indicates a ZBL deficiency. 4 Parking Occupancy Studies As requested by City of Kitchener staff at the Pre-Submission Consultation Meeting for the proposed Zoning By-Law Amendment and Site Plan applications, a parking utilization survey was conducted at 278 Carwood Avenue in the City of Kitchener in order to inform an appropriate parking supply for the proposed development. This location was chosen due to similar intended occupants (seniors living independently), similar urban contexts, and similar access to sustainable transportation options. This location was also chosen as the residence is known to be fully occupied. On-site parking occupancy was observed on Thursday, January 31, 2019, and Saturday, February 2, 2019, between the hours of 8:00 a.m. and 8:00 p.m. Observations were collected every 30 minutes, and the observed occupancy was converted to a utilization rate per dwelling unit for comparison purposes. The key findings of the surveys are shown in Exhibit 4-1. February 27, 2019 4 IBI GROUP FINAL REPORT PARKING JUSTIFICATION REPORT – 86 PINNACLE DRIVE, KITCHENER Prepared for A&F Greenfield Homes Ltd. Exhibit 4-1: Weekday Parking Utilization Parking Utilization - 278 Carwood Avenue, Kitchener 2.00 ZBL 85-1 parking requirement = 1.75 spaces per dwelling unit 1.80 1.60 Proposed parking supply = 1.44 spaces per dwelling unit 1.40 Peak parking utilization = 1.20 0.48 spaces per dwelling unit 1.00 0.80 0.60 0.40 0.20 0.00 Parking Utilization (Spaces per Dwelling per (Spaces Dwelling Unit) Utilization Parking Time of Day Weekday Parking Utilization Weekend Parking Utilization Proposed Parking Supply ZBL 85-1 Parking Requirement As shown in Exhibit 4-1, peak parking utilization was 0.48 parking spaces per dwelling unit, and occurred at 5:00 p.m. on the weekday, and at 11:30 a.m. on the weekend. Trends over the course of the day are consistent with the demographics of the proxy site, as seniors are less likely to be in full time employment, and more likely to see visitors during the daytime. The observed peak parking utilization is significantly lower than the 1.75 parking spaces per dwelling unit ZBL rate, and lower than the 1.44 parking spaces per dwelling unit rate proposed at the development. At this level of demand, only 8 parking spaces would be occupied at the proposed development. This suggests that the proposed parking supply is sufficient to accommodate anticipated parking demand. 5 Development Area Transportation Network The development is located approximately 100 metres walking distance from the Pinnacle / Doon Valley bus stop, which is served by Grand River Transit (GRT) route 10 – Pioneer. This route operates every 30 minutes on weekdays, Saturdays, and Sundays.