Loading...
HomeMy WebLinkAbout01311995BOA City of Sebastian 1225 MAIN STREET n SEBASTIAN, FLORIDA 32958 TELEPHONE (407) 589-5330 [:::] FAX (407) 589-5570 January 31, 1995 Mr. Roy Wissel 6140 Highway A1A Indian River Shores, FL 32963 RE: Shade Tree Plaza Dear Roy: On August 11, 1992, a variance was granted by the Board of Adjustment for the City of Sebastian, for a reduction in the parking requirements regarding the above referenced building. The parking provided on your site was based on the office/retail requirement of 1 space for every 200 square feet. (4800 square feet at 1/200 = 24 spaces or 6 per unit). The parking requirement for the dental office unit was reduced from 15 spaces to 8 spaces. The additional 2 spaces were provided by designating 600 square feet of one unit as storage only. This area, which had required 3 spaces would then only require 1 space. (600 square feet at 1/1000 = 1 space). Since the overall parking requirements are calculated on the whole building, you may designate which unit will have the 600 square feet of storage area, or you may split this area among the units. The parking requirements will be reviewed each time a new application is received for an occupational license in this building. If you have any further questions regarding this matter, or if I can be of any assistance to you, please let me know. Director of Community Development BC:jk Case No. 92.008 PARKING STUDY Prepared for: Roy Wissel 6140 Highway A1A Indian River Shores, FI 32963 Prepared by: Peterson and Votapka, Inc. 2345 14th Avenue Suite 6 Vero Beach, Fl. 32960 HARLAN L. PETERSON, P.E. TODD N. SMITH, P.E. PETERSON & VOTAPKA, INC. Consulting Civil Engineers 2345 14th Avenue Suite 6 Vero Beach, Florida 32960 Phone (407) 569-1814 FAX (407) 569-5709 RICHARD B. VOTAPKA, P.E. July 17, 1992 Mr. Bruce Cooper City of Sebastian 1225 Main Street Sebastian, Fl. 32958 RE: Parking Study Shade Tree Plaza 457 Fellsmere Rd., Sebastian, FI. Dear Mr. Cooper: In order to justify a request for a variance for a reduction of parking spaces required for the proposed Orthodontist's Office in the existing Shade Tree Plaza Complex, I am submitting this parking study, which was conducted at three locations, for your review and approval. The study was conducted between June 25, 1992 to June 29, 1992. It should be noted that the proposed satellite office for Dr. Barkett in Shade Tree Plaza will have only two examining rooms compared to the 5 examining rooms that he has in his 3,100 sq. ft. Vero Beach office. The staff that is proposed at the Sebastian office would be only himself and one assistance. Since, only two patients could be treated at one time and considering the small staff at the office, it is not anticipated that more than 6 parking spaces will be needed for this facility. This conclusion is further reinforced by the following study. Should you have any questions, please call. Respectfully submitted, Case No. 92.008 INTRODUCTION On June 25 through June 29, 1992 a parking lot study was conducted at three facilities to determine the level of service that the current parking lot for Shade Tree Plaza is providing and to determine actual parking needs for a specialized medical office (Orthodontist's Office.) The owner of Shade Tree Plaza is proposing to rent the remaining 1200 square foot bay of the building to Dr. George Barkett, Orthodontist. Currently, there are 6 parking spaces that are assigned to the bay. It should be noted that this business does qualify as a permitted use for the zoning of the property. However, current Sebastian Parking Ordinances require a parking space for each 150 sq. ft. of building with a minimum of 10 spaces per doctor plus 5 spaces for employees. Whereby, the minimum number of parking spaces required would be 15 spaces for the proposed 1200 sq. ft. office. Based upon our experience of actual parking needs for such facilities, we have concluded that the minimum requirements stated above far exceed the actual needs that this facility would need in order to provide satisfactory parking for it's clients and not jeopardize tile parking facilities that are provided for the other businesses in the plaza. In order to justify this, the following parking study has been conducted. BASIS OF STUDY The study was conducted in two parts. First was a study of two Orthodontist's Offices in Vero Beach. The first of which was Dr. George Barkett's office in Vero Beach (App. 3,100 sq. ft.) and the second was Dr. David Wemmer's Office in Vero Beach (App. 1,200 Sq. Ft.) The purpose of the studies at similar offices to the one proposed for Shade Tree Plaza is to determine the ratio of square footage to parking spaces that is actually being used for these types of offices. The second part'of the study was to determine the efficiency of the existing parking lot ~or the facilities that are currently using them. Currently, the following stores are in the plaza: Video Palace and Harper Electric. The following pages are the data that was accumulated from the three parking areas. 0 0 4 ~$e Y~.UU~ 0 0 o 4 Case 92.008 Case 92.008 Case 92.008 I Case 92.008 Case 92.008 Case 92.008 Case No. 92.008 ANALYSIS Throughout the Parking study, the highest 1 hour interval parking demand at Dr. Barkett's Office in Vero Beach was 11 spaces, which has a actual use parking ratio of app. 1 space to 282 sq. ft. The highest 1 hour interval parking demand at Dr. Wemmer's Office in Vero Beach was 6 spaces, which has a actual use parking ratio of app. 1 space to 200 sq. ft. The highest 1 hour interval parking demand at Shade Tree Plaza in Vero Beach was 6 spaces. The existing parking lot has a capacity of 24 parking spaces. The current parking lot is being used at 25~ capacity. This small capacity is probably as result of the fact that the majority of traffic for the video store (2,400 Sq. Ft.) takes place during the evening hours and the traffic for Harper Electric (1,200 Sq. Ft.) is significantly less than the type of traffic that would be associated with a retail store. It should be noted that the original design of the parking lot for Shade Tree Plaza was based on 1 parking space per 200 square feet for the entire 4,800 Sq. Ft. building. Usual parking requirements for trade oriented businesses is 1 space per 500 square feet. CONCLUSIONS In conclusion, based upon the data documented in this study, it is apparent that the minimum requirements required by the current City of~Sebastian Ordinances for a medical office is extremely conservative in this circumstance. A 1 parking space to 200 sq. ft. of building ratio will provide adequate parking needs for this specialized medical office, as well as maintain the level of service and the number of parking spaces that are currently available'for the other businesses in the plaza. The ratio of 200 sq. ft. of building to 1 iparking space was what the original design of the existing parking lot provided and currently exists at the site. Actual parking needs for Shade Tree based upon the businesses .that exist and the Doctor's Office proposed will be only 50~ of the parking lot capacity during peak hour conditions. In lieu of the information presented in this study, ~we respectfully request that a variance be granted from the minimum parking requirements for the proposed Orthodontist's office in order for a certificate of occupancy may be obtained. LAND USE: 630 MEDICAL/DENTAL CLINIC/OFFICE DESCRIPTION A me;llcalldental ellnlr./olfice Is defined aea facility that provides diagnostic and outpatlenl c;ire, but which is not ecluiPped to provide prolonged in-house medical/surgical care. All facilities surveyed are freestanding, and have their own parking areas. Parking generation data for medk;al and dental clin- ics and offices were available for sixteen facilities, all located In either CBD'$ or suburban areas. The facilities surveyed ranged in ilza from 1,550 to 140,o00 gross square feet of building area. PARKING CHARACTERISTICS AND DATA LIMITATIONS peaK p;rklng occurred during the mid*morning and mid-afternoon hours. The highest rate reported was for the smallest facil- ity surveyed. Ae expected, the rates reflect a higher parking usage than general offices, Future studies should provide · rate relating to the number of employees in addition to b~lliding size. perkln~ Ge~teratlon. August lmtTIInstltute 0! Tl'alleportatlon Englneerl MEDICAL/DENTAL CLiNIC/OFFICE (630) Peak Parking Spaces Occupied vs: 1,000 GROSS SQUARE FEET BUILDING AREA On a: WEEKDAY PARKING GENERATION RATE6 Average Range of Standard Number of Average 1,000 GSF Rare Rates Deviation Stucllea Building Area 4.11 2.22-9.67 1.39 40 23 DATA PLOT AND EQUATION 360 340 320 $00 260 240 220 200 180 160 140 120 100 8O 60 40 2O 0 , 20 40 60 80 100 120 X = 1000 GROSS SQUARE FEET BUILDING AREA ACTUAl. DATA POINTS ..... FITTED CURVE Fitted Curve Equation: Ln(P) - 0.82 Ln(X) + 1.81 R' = 0.956 Pafkllt~ 13elter4llon, Auous! lg~')'/Inslilule of Tfan;partMIon Engineers 10~