HomeMy WebLinkAboutCal Manor II Parking Analysis
(805) 316-0101
895 Napa Avenue, Suite A-6, Morro Bay, CA 93442
November 15, 2021
Kurt Zumwalt, CEO
Zumwalt Construction, Inc
5520 E. Lamona Ave.
Fresno, CA 93727
Via email: kzumwalt@zumwaltconst.com
Mr. Zumwalt:
This letter summarizes the parking analysis conducted for the Cal Manor project in Atascadero. The project is
located at 10165 El Camino Real and is occupied by an existing building with 95 units of affordable senior
housing. The proposed project would construct 76 additional units for a total of 171 units. The project proposes
a total of 151 on-site parking spaces to serve the 171 units.
The Institute of Transportation Engineers’ (ITE) Parking Generation Manual, 5th Edition provides parking demand
rates for a variety of land uses based on surveys of existing facilities. The Manual includes data for Senior Adult
Housing (Land Use #252) like the proposed project. The surveys reported a range of surveyed peak parking
demand rates between 0.45 - 0.67 spaces per dwelling unit, with an average rate of 0.61 spaces per dwelling
unit. Applying the average rate to the proposed project yields a peak parking demand of 105 spaces
(0.61*171=104.3). Applying the maximum observed rate yields a peak demand of 115 spaces. The proposed
supply of 151 spaces exceeds these demand estimates.
Note that these rates are for market-rate senior housing, not affordable housing. ITE data shows that affordable
housing projects generate fewer trips and lower parking demand than market-rate projects. Therefore the above
data is conservative since it was derived from market-rate housing.
In summary the proposed parking supply is expected to be more than adequate to accommodate the project’s
peak parking demand. Please let me know if you have any questions.
Sincerely,
Central Coast Transportation Consulting
Joe Fernandez, PE, AICP
Principal