Tahoe/Placer County Parking Improvement District Study
Chapter 2
Existing Parking Conditions in the
Kings Beach and Tahoe City Commercial Core Areas
This study focuses on the two prime commercial centers for the Tahoe Basin portion of Placer County: Kings Beach and Tahoe City. Within these areas, the study further focuses on the Kings Beach Commercial Community Plan Area east of State Route (SR) 267, and the Tahoe City Community Plan Area north of the Truckee River. The other commercial centers in the Tahoe portion of Placer County (such as Carnelian Bay, Homewood, Tahoe Vista, and the Kings Beach Industrial area) are substantially smaller and are not expected to generate the multiple development/redevelopment projects in close physical proximity that are required for an effective PID (as discussed in the following chapter).
Existing Parking Requirements
As the basis for this discussion, it is worthwhile to review the existing regulations regarding the provision of parking in the North Tahoe area. At present, commercial development in the region is governed by Standards and Guidelines for Signage, Parking and Design: Lake Tahoe Region of Placer County, published jointly by the County of Placer and TRPA (dated April 30, 1996). Chapter 12 of this document requires the provision of adequate parking, based either on a "technically adequate parking analysis" or through use of parking demand rates as presented in a Parking Demand Table1. The Standards and Guidelines also allows for reductions associated with the shared use of parking, and for properties close to transit stops. Importantly for this study, the Standards and Guidelines also allows for the provision of offsite parking, as follows:
A.6 Offsite Parking: Offsite parking shall not be considered in determining the adequacy of parking facilities except as follows:
(a) Temporary Uses: Offsite parking may be permitted for a temporary use on the basis of an approved parking analysis...
(b) Deed Restrictions: Based upon an approval of a parking analysis ... Placer County and TRPA may approve offsite parking provided an appropriate deed restriction is recorded which documents the relationship of the two parcels.
(c) Assessment Districts: Placer County and TRPA may approve offsite parking which is provided pursuant to an assessment district for which a parking analysis is prepared...
(d) Locations: Locations for offsite parking facilities may be approved by Placer County and TRPA if it finds that the offsite parking will not violate other applicable standards. Parking credited for meeting parking standards shall be located within 300 feet of the facility it serves or shall be directly connected by transit during the hours of operation.
1For instance, one parking space is required for every 300 square feet of gross floor area for a general merchandise store (other than a convenience store), while restaurants require 1 space for every 100 square feet of gross floor area or for every four seats (whichever is higher).
Other key portions of this document are as follows:
A.7 On-Street Parking: Except when included in an assessment district, on-street parking shall not be considered in determining the adequacy of parking facilities...
A.8 Assessment District Standards: Exceptions to the parking standards in this section may be approved pursuant to an assessment district's approved parking plan. It is assumed that any parking provisions pursuant to an approved parking analysis, in an assessment district, are superior to the application of the parking demand table.
Kings Beach Existing Conditions
A comprehensive study of parking supply and demand in the study area was conducted in 2000 by LSC Transportation Consultants, Inc., as documented in the Kings Beach Commercial Core Parking Study - Technical Memorandum Number One: Evaluation of Existing and Future Conditions. This study focused on an area within one block of SR 28 between SR 267 and Chipmunk Street. The parking supply data presented in this document was updated by LSC to reflect changes in land uses and associated parking supply between 2000 and the preparation of the environmental document in 2005, such as the removal of the Beach Barn and the conversion of the Los Compadres restaurant site to a furniture store.
Excluding informal parking in vacant lots and disabled-only spaces, there are a total of approximately 1,968 parking spaces in the study area. As much of the existing parking is not formally striped, some of this parking capacity has been estimated based upon typical parking patterns during peak periods. Of this total, 1,530 are private spaces in developed lots, 202 are along the SR 28 right-of-way, and 236 are along the side streets. Of the 1,530 private spaces, 666 are associated with lodging or residential uses, and the remaining 864 are associated with commercial or public uses. In total, 1,302 spaces are available for commercial/public parking (excluding lodging and residential) on the streets or in private lots.
A comprehensive survey of parking utilization throughout the study area was conducted on Friday, August 24, 1999. This data was then factored up (based upon traffic counts on the peak day and on the day of the counts) to reflect parking conditions in a peak Saturday in August. The total number of parked vehicles in the area overall reached a maximum of 1,039 between Noon and 2:00 PM, reflecting an overall peak utilization of 53 percent. Parked vehicles exceeded the parking supply in the subarea along the south side of SR 28 between Deer and Coon Streets, where a total of 246 vehicles were observed to be parking in an area with 203 identified spaces (with the remaining 43 vehicles parked in illegal or sub-standard spaces). Focusing only on the spaces along the SR 28 right-of-way (excluding spaces on private property accessed directly off of the highway), at the peak time 91 of the total 202 spaces were utilized. These figures do not reflect parking conditions during special events.
There is no similar available count data for winter parking use in Kings Beach. The summer beach use, however, is the single greatest generator of parking demand in the study area, resulting in an estimate 200 parked vehicles at peak. While winter parking supply is reduced somewhat due to snow storage, it can be concluded that the critical parking conditions occur in summer.
A summary of existing parcel-by-parcel parking conditions, estimated by updating the 2000 data for known changes in land use, is shown in Table 1. As indicated, of the 73 individual commercial developments, 38 (or just over half) are estimated to not have adequate on-site parking supply. It's also instructive to consider the number of parcels deficient in parking on a block-by-block basis (total of both sides of the state highway), as a basis for defining where the need for shared parking would most be needed:
SR 267 - Secline 1
Bear - Coon 16
Secline - Deer 2
Coon - Fox 8
Deer - Bear 5
Fox - Chipmunk 6
This parcel-by-parcel data also indicates that maximum parking demand observed at many individual properties was lower than that required by a simple application of the existing parking code requirements. This is due to some degree to the fact that parking counts were only conducted during the mid-day peak in total parking demand, while the peak in parking demand for some land uses (such as restaurants and lodging) occurs at other times. However, overall the data also indicates that parking needs in Kings Beach may be lower than those identified by the parking code (probably due to factors such as a relatively high pedestrian access rate, or relatively low levels of business activity per unit of development).
Public parking supply in the Kings Beach Commercial area was recently improved through the completion of a 20-space lot located along the north side of Brook Avenue between Bear and Coon Streets. This lot cost a total of $675,000 (roughly $300,000 for the land plus $375,000 for design, management, permits, and construction), equal to
| TABLE 1: Kings Beach Parking Supply, Demand and Accumulation Data By Establishment |
|
|
|
Number of Occupied Spaces (1) |
|
|
|
| Business Name |
Land Use Used for Parking Demand |
Existing Private Parking Spaces |
10am to 12 pm |
12 pm to 2 pm |
2 pm to 4 pm |
Existing Parking Surplus/ Deficit |
Parking Demand (According to County Parking Code) |
Parking Code Surplus/ Deficit |
Code Parking Demand With Shared Parking |
Shared Parking Surplus/ Deficit |
|
| Hwy 267 to Secline / North of 28 |
|
|
|
|
|
|
|
| Stones County Tire and Automotive |
Auto Repair |
21 |
12 |
9 |
9 |
9 |
12 |
9 |
12 |
9 |
| Hwy 267 to Secline / South of 28 |
|
|
|
|
|
|
|
|
| Mobil |
Service Station |
2 |
4 |
1 |
0 |
-2 |
4 |
-2 |
4 |
-2 |
| Secline to Deer / North of 28 |
|
|
|
|
|
|
|
|
| True Value Building: |
Build Mat., Heath Care, etc. |
21 |
18 |
18 |
14 |
1 |
78 |
-57 |
78 |
-57 |
| La Comunidad Unida |
Cultural Facility |
15 |
5 |
6 |
6 |
9 |
2 |
13 |
2 |
13 |
| Hiro Sushi |
Eating & Drinking |
17 |
11 |
7 |
6 |
6 |
8 |
9 |
6 |
11 |
| Rite Aid |
Gen Merch, Other |
15 |
14 |
15 |
12 |
0 |
15 |
0 |
15 |
0 |
| Tahoe Paddle & Oar/Dave's Ski Shop |
Gen Merch, Other |
19 |
22 |
20 |
20 |
-3 |
4 |
15 |
4 |
15 |
| Secline to Deer / South of 28 |
|
|
|
|
|
|
|
|
| Century 21 |
Professional Offices |
4 |
0 |
5 |
1 |
-1 |
3 |
1 |
3 |
1 |
| La Petite Salon/Peluzos |
Eating & Drinking/Personal Svcs. |
4 |
5 |
6 |
4 |
-2 |
12 |
-8 |
12 |
-8 |
| Steamers |
Eating & Drinking |
34 |
2 |
15 |
13 |
19 |
8 |
27 |
6 |
28 |
| Deer to Bear / North of 28 |
|
|
|
|
|
|
|
|
| Mountaineer Real Estate, NS Flooring |
Professional Offices |
2 |
2 |
2 |
1 |
0 |
1 |
1 |
1 |
1 |
| North Shore Flooring/Re Nue Carpet Care |
Furniture, Home Furnishings |
– |
0 |
0 |
0 |
0 |
2 |
-2 |
2 |
-2 |
| Layton Building: |
– |
12 |
14 |
7 |
5 |
-2 |
8 |
4 |
8 |
4 |
| Las Panchitas |
Eating & Drinking |
0 |
0 |
0 |
0 |
0 |
16 |
-16 |
13 |
-13 |
| Chevron |
Service Station |
16 |
7 |
6 |
5 |
9 |
3 |
13 |
3 |
13 |
| Tahoe 99 Cent or More |
Gen Merch, Other |
17 |
8 |
7 |
6 |
9 |
17 |
0 |
17 |
0 |
| As You Wish |
Gen Merch, Other |
4 |
0 |
0 |
0 |
4 |
2 |
2 |
2 |
2 |
| Unknown (Felte Service & Supply) |
– |
6 |
1 |
1 |
1 |
5 |
– |
6 |
0 |
6 |
| Deer to Bear / South of 28 |
|
|
|
|
|
|
|
|
| Conference Center (NTPUD) |
Convention |
61 |
52 |
74 |
67 |
-13 |
26 |
35 |
26 |
35 |
| Jason's |
Eating & Drinking |
11 |
2 |
11 |
11 |
0 |
20 |
-9 |
16 |
-5 |
| Inside Outfitters |
Gen Merch, Other |
– |
0 |
0 |
0 |
0 |
3 |
-3 |
3 |
-3 |
| Dana Sports & Ski |
Gen Merch, Other |
– |
0 |
0 |
0 |
0 |
3 |
-3 |
3 |
-3 |
| Bear to Coon / Brook to Trout |
|
|
|
|
|
|
|
|
| Animal Hospital |
Professional Offices |
3 |
4 |
1 |
1 |
-1 |
8 |
-5 |
8 |
-5 |
| Bank of the West |
Financial Services |
12 |
1 |
1 |
1 |
11 |
15 |
-3 |
15 |
-3 |
| Glass Replacement Specialists |
Furniture, Home Furnishings |
|
1 |
1 |
0 |
-1 |
3 |
-3 |
3 |
-3 |
| – |
Gen Merch, Other |
– |
0 |
0 |
0 |
0 |
2 |
-2 |
2 |
-2 |
| Taqueria La Mexicana |
Eating & Drinking |
1 |
1 |
1 |
1 |
0 |
3 |
-2 |
3 |
-2 |
| Kings Beach Automotive |
Gen Merch, Other |
8 |
9 |
9 |
8 |
-1 |
6 |
2 |
6 |
2 |
| Bear to Coon / North of 28 |
|
|
|
|
|
|
|
|
| Brick House Building |
– |
3 |
4 |
4 |
4 |
-1 |
22 |
-19 |
22 |
-19 |
| Placer Sierra Bank |
Financial Services |
23 |
2 |
6 |
6 |
17 |
5 |
18 |
5 |
18 |
| Taneva Auto Parts |
Gen Merch, Other |
22 |
5 |
7 |
6 |
15 |
8 |
14 |
8 |
14 |
| Taco Bell Express/Bruening Ass. Real Estate |
Eating & Drinking |
|
0 |
0 |
0 |
0 |
6 |
-6 |
6 |
-6 |
| Sierra Counsel (above Taco Bell) |
Professional Offices |
– |
0 |
0 |
0 |
0 |
5 |
-5 |
5 |
-5 |
| Bruening Ass. Real Estate (above Taco Bell) |
Professional Offices |
– |
0 |
0 |
0 |
0 |
3 |
-3 |
3 |
-3 |
| Empty |
Gen Merch, Other |
– |
0 |
0 |
0 |
0 |
4 |
-4 |
4 |
-4 |
| Tahoe Bike and Ski |
Gen Merch, Other |
– |
0 |
0 |
0 |
0 |
6 |
-6 |
6 |
-6 |
| China Express |
Eating & Drinking |
15 |
0 |
1 |
1 |
14 |
8 |
8 |
8 |
8 |
| Tradewinds |
Eating & Drinking |
|
0 |
0 |
0 |
0 |
8 |
-8 |
6 |
-6 |
| The Robin's Nest |
Gen Merch, Other |
20 |
6 |
8 |
7 |
12 |
8 |
12 |
8 |
12 |
| Melissa's Gallery |
Gen Merch, Other |
|
0 |
0 |
0 |
0 |
12 |
-12 |
12 |
-12 |
| Jenkins Building: |
Professional Offices, Gen. Merch |
4 |
4 |
2 |
1 |
0 |
10 |
-6 |
10 |
-6 |
| 7-11 |
Gen Merch, Convenience |
9 |
8 |
11 |
7 |
-2 |
12 |
-3 |
12 |
-3 |
| Bear to Coon / South of 28 |
|
|
|
|
|
|
|
|
| Public Beach/Park |
Group Facilities |
107 |
92 |
131 |
124 |
-24 |
200 |
-93 |
200 |
-93 |
| Coon to Fox / Salmon to Brook |
|
|
|
|
|
|
|
|
| Placer County Public Health/Lab/Medical Clinic |
Health Care Services |
14 |
0 |
0 |
0 |
14 |
23 |
-9 |
23 |
-9 |
| Post Office |
Govt. Offices |
15 |
1 |
2 |
2 |
13 |
15 |
0 |
15 |
0 |
| Coon to Fox / North of 28 |
|
|
|
|
|
|
|
|
| K.B. Professional Building: |
– |
17 |
9 |
11 |
12 |
5 |
18 |
-1 |
18 |
-1 |
| Mad About Music |
Gen Merch, Other |
4 |
2 |
2 |
0 |
2 |
10 |
-6 |
10 |
-6 |
| Mike's Floor Covering |
Furniture, Home Furnishings |
2 |
2 |
4 |
4 |
-2 |
5 |
-3 |
5 |
-3 |
| North Tahoe Village: |
– |
11 |
11 |
17 |
15 |
-6 |
23 |
-12 |
23 |
-12 |
| Scraps Dog Bakery |
Gen Merch, Other |
51 |
1 |
2 |
1 |
49 |
3 |
48 |
3 |
48 |
| Kings Beach Mini Golf |
Miniature Golf |
|
0 |
0 |
0 |
0 |
13 |
-13 |
13 |
-13 |
| Kentucky Fried Chicken |
Eating & Drinking |
9 |
5 |
8 |
5 |
1 |
2 |
7 |
2 |
7 |
| Coon to Fox / South of 28 |
|
|
|
|
|
|
|
|
| Vacant Lot |
Gen Merch, Other |
0 |
0 |
0 |
0 |
0 |
0 |
0 |
0 |
0 |
| Timeless Sculptures |
Gen Merch, Other |
11 |
4 |
8 |
9 |
2 |
8 |
3 |
8 |
3 |
| Lakeside Gallery & Gifts |
Gen Merch, Other |
10 |
2 |
4 |
1 |
6 |
9 |
1 |
9 |
1 |
| Log Cabin Café & Ice Cream |
Eating & Drinking |
8 |
4 |
9 |
5 |
-1 |
13 |
-5 |
13 |
-5 |
| Sierra Shirts |
Gen Merch, Other |
4 |
4 |
4 |
1 |
0 |
5 |
-1 |
5 |
-1 |
| Subway |
Eating & Drinking |
15 |
0 |
0 |
0 |
15 |
7 |
9 |
7 |
9 |
| Fox to Chipmunk / North of 28 |
|
|
|
|
|
|
|
|
| Front Porch Furniture |
Gen Merch, Other |
1 |
-- |
-- |
-- |
-- |
4 |
-3 |
4 |
-3 |
| Brockway Theatre |
Theater |
|
0 |
0 |
0 |
0 |
85 |
-85 |
85 |
-85 |
| Taco's Jalisco Mexican Rest. |
Eating & Drinking |
5 |
1 |
7 |
4 |
-2 |
3 |
3 |
3 |
3 |
| Jaiyen Treasures |
Gen Merch, Other |
4 |
-- |
-- |
-- |
-- |
4 |
0 |
4 |
0 |
| Lake Tahoe Specialty Stove & Fireplace |
Furniture, Home Furnishings |
3 |
0 |
0 |
0 |
3 |
8 |
-5 |
4 |
-1 |
| Pacific Telephone & Telegraph |
Industrial Services |
10 |
1 |
1 |
7 |
3 |
5 |
5 |
0 |
10 |
| KB Car Wash |
Service Station |
27 |
1 |
8 |
1 |
19 |
9 |
18 |
5 |
23 |
| New Restaurant |
Eating & Drinking |
12 |
1 |
2 |
5 |
7 |
23 |
-11 |
23 |
-11 |
| Chevron Station |
Service Station |
4 |
1 |
2 |
0 |
2 |
0 |
4 |
0 |
4 |
| West of Chipmunk / South of 28 |
|
|
|
|
|
|
|
|
| Brockway Bakery |
Eating & Drinking |
5 |
4 |
4 |
2 |
1 |
5 |
1 |
5 |
1 |
| The Lighting Showroom |
Gen Merch, Other |
18 |
2 |
11 |
8 |
7 |
6 |
12 |
6 |
12 |
| Char-Pit |
Eating & Drinking |
1 |
1 |
0 |
0 |
0 |
13 |
-12 |
13 |
-12 |
| Laundrette & New Leaf |
Personal Services, Laundromat |
11 |
5 |
4 |
4 |
6 |
4 |
7 |
4 |
7 |
| Acupuncturist |
Personal Services |
– |
0 |
0 |
0 |
0 |
3 |
-3 |
3 |
-3 |
| Brad's High Performance |
Auto Repair |
9 |
8 |
11 |
11 |
-2 |
6 |
3 |
6 |
3 |
| TOTAL |
|
806 |
387 |
515 |
444 |
246 |
929 |
-123 |
904 |
-98 |
|
| Note 1: During Period of Peak Parking Demand |
|
KB Parking Analysis for PID.wb3 |
|
$33,750 per space. The County is currently developing plans for additional public lots along Salmon Avenue (east of the post office) and along Minnow Avenue between Fox Street and Chipmunk Street.
Overall, there are more than an adequate number of parking spaces in the Kings Beach commercial core area to meet total observed parking demand. However, the large majority of spaces are privately owned, which precludes joint use and increases the number of unused spaces at any one time. In addition, there are numerous public and private land uses without adequate on-site parking. The area of particular parking shortage is concentrated in the central portion of Kings Beach, roughly between Deer Street and Fox Street.
Tahoe City Existing Conditions
The Tahoe City Public Parking Facilities Construction Development Program(Gordon H. Chong, 2001) is the most recent comprehensive study of parking conditions in the Tahoe City commercial core area. It includes an inventory of spaces, a survey of utilization and an evaluation of potential parking options, but does not include a parcel-by-parcel evaluation of parking supply versus code requirements. The inventory conducted in October 2001 indicated a total of approximately 1,830 parking spaces: 1,648 off-street and 187 on-street.
Table 2 presents an evaluation of observed peak parking demand versus available total supply. Parking counts were conducted by Walker Parking Consultants over Thursday July 6 and Saturday July 8, 2000 (peak summer season) from 11 AM to 11 PM. The maximum observed parking utilization was identified for each of six study sub-areas and for on-street versus off-street spaces, and compared against the maximum parking utilization (85 percent on-street and 90 percent off-street, to allow for adequate circulation) as identified in the Gordon H. Chong study. As shown in the table, a shortfall is found in three of the six sub-areas (the Henrikson Building - Travelodge area, the Cobblestone - Grove Street area, the Tahoe City Marina area, and the Boatworks Mall-Lighthouse Center area), with a total shortfall of 34 spaces.
In addition to this overall numeric shortfall in parking supply, the Tahoe City Public Parking Facilities Construction Development Program also indicated the following deficiencies in the Tahoe City parking supply:
- Only 272 total spaces were available for unrestricted public use (or roughly 15 percent of the total). Persons not patronizing a specific commercial property therefore have very limited parking options.
- Of the total parking supply roughly 716 (or 39 percent) are deficient, in that they do not comply with Placer County Code regarding space width, space length, aisle width, or other criteria.
'
| TABLE 2: Tahoe City Commercial Core Parking Supply and Peak Utilization |
|
Counts Conducted on Thursday July 6 2000 and Saturday July 8 2000 from 11 AM through 10 PM |
|
|
|
Onstreet |
|
|
Offstreet |
|
|
Total(1) |
|
Parking Shortfall |
|
|
|
|
|
|
|
|
|
Peak |
|
|
Peak |
|
|
Peak |
|
On- |
Off- |
|
| Zone |
|
Spaces |
Vehicles |
% Util |
Spaces |
Vehicles |
% Util |
Spaces |
Vehicles |
% Util |
Street |
Street |
Total |
|
|
| 1 |
Albertsons - Bechdolt |
0
|
- |
- |
231 |
158 |
68% |
231 |
158 |
68% |
- |
0 |
0 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
| 2 |
Hennriskon - Travelodge |
32
|
34 |
106% |
348 |
231 |
66% |
380 |
256 |
67% |
7 |
0 |
7 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
| 3 |
Cobblestone - Grove Street |
41 |
40 |
98% |
201 |
178 |
89% |
242 |
218 |
90% |
6 |
0 |
6 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
| 4 |
Peppertree - Trading Post |
86 |
61 |
71% |
237 |
137 |
58% |
323 |
183 |
57% |
0 |
0 |
0 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
| 5 |
Marina |
8 |
8 |
100% |
124 |
128 |
103% |
132 |
136 |
103% |
2 |
17 |
19 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
| 6 |
Boatworks Mall - Lighthouse Center |
20 |
19 |
95% |
507 |
409 |
81% |
527 |
428 |
81% |
2 |
0 |
2 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Total - For Area As a Whole(1) |
187 |
151 |
81% |
1648 |
1115 |
68% |
1835 |
1278 |
70% |
0 |
0 |
0 |
|
Recommended Maximum Utilization |
85% |
|
|
90% |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Total - Individual Zone Deficits |
17 |
17 |
34 |
|
|
|
Note: Total peak vehicles does not necessarily equal the sum by row or column, as peak times differ by zone and location |
|
The parking utilization observed in the 2000 surveys, moreover, do not consider any special events. As a prime example, a weekly summer Farmers Market has been operating on Commons Beach since the summer of 2005. A draft parking analysis conducted by LSC in October 2005, based on patron and seller surveys indicates that the Farmers Market generates the need for 104 spaces off of the Commons Beach parcel. In combination with the peak summer parking shortfall observed in 2000, this indicates a need for additional parking supply to support "special events" such as the Farmers Market.
Planned Changes in Parking Supply
There are three proposals currently under development to expand public parking supply in the Tahoe City area:
- The Tahoe City Marina Master Plan (which recently received all necessary approvals) includes plans for a 137-space, 3 story parking structure. Subtracting existing spaces on lands to be used for the structure and its access roads, the structure will result in a net increase of 80 parking spaces. None of these spaces will be designated for specific land uses (such as the Marina); rather, all will be available for public parking. The land use changes associated with the Master Plan will generate an increase in parking demand during the summer of 29 in Phase I and 47 in Phase II. This will leave a net increase in 51 spaces available for non-Marina parking in Phase I and 33 spaces in Phase II. While snow is not planned to be removed from the top story (reducing winter parking supply by 44 spaces), the substantially lower parking demand generated by the Marina in the winter will still yield an increase in parking available for non-Marina uses.
- The Tahoe City Transit Center is currently in the final phases of environmental review and decision making. This facility, proposed for the northeast portion of the 64 Acre Parcel along SR 89 just south of Fanny Bridge, would provide up to 130 public parking spaces. As 36 existing shoulder parking spaces would be eliminated as part of the project, it would result in a net increase of up to 94 spaces. While some of the spaces are expected to be used by transit passengers making longer trips out of the Tahoe City area, in summer roughly 62 of the net increase in spaces are expected to be available for Tahoe City parking needs (particularly for employees).
- The Placer County Public Works Department is currently developing the environmental study for a 40-space public parking lot proposed to be located on the northeast side of Jackpine Street between SR 28 and Tahoe Street. The current cost estimate for this project totals $930,000 ($770,000 for construction plus $160,000 for design and permitting) excluding the land costs associated with the long-term lease. This equates to roughly $23,000 plus land costs.
If all three proposed projects are fully implemented, the total public parking supply in Tahoe City would increase by 135 spaces.
Estimated Parking Required to Address Future Potential Development
To provide an understanding of future parking needs, it is useful to assess the parking needs that could be generated by future development in the two commercial areas. The question of total future development capacity under TRPA regulations is a very complicated topic, made even more so by the potential for changes under the Pathway 2007 process currently underway. For purposes of this evaluation, the following land use quantities (potentially available under current allocations) are assumed2:
| |
Available Tahoe City Community Plan Commercial Floor Area |
15,071 sf |
|
Available Kings Beach Commercial CP Commercial Floor Area |
19,411 sf |
|
Available Commercial Floor Area (CFA) from the California Tahoe Conservancy in KB |
10,000 sf |
|
Bonus CFA potentially available in Placer County portion of TRPA |
80,000 sf |
2The first three of these figures are drawn from the North Lake Tahoe Redevelopment Area Conceptual Plan and Redevelopment Opportunties prepared by Design Workshop for the North Lake Tahoe Resort Association and Placer County Redevelopment Agency in August 2005. The final figure is from Bill Combs of the Placer County Planning Department.
Table 3 presents an evaluation of the parking needs associated with these land uses. This analysis assumes that the 80,000 square feet of bonus development floor area is split evenly between the two study areas, and that three-quarters of commercial development occurs as retail space and the remaining quarter as restaurant space. Parking demand rates are drawn from the Placer County Code, with a 20 percent reduction in demand for the restaurant land use (when considered as part of a shared parking analysis) to reflect the fact that peak need for this use does not occur during the early afternoon peak period of overall parking demand in the two areas. As shown, future development could increase overall parking demand by up to roughly 312 parking spaces in Kings Beach, and 248 spaces in Tahoe City.
| TABLE 3: Estimate of Parking Demand for Future Commercial Land Uses |
| |
| Area/Land Use |
Size |
Units |
Parking Demand Rate |
Demand at Peak of Land Use |
Shared Parking Factor |
Parking Demand at Peak Time |
|
| Kings Beach Commercial Area |
|
|
|
|
|
| Commercial (1) |
69.4 |
KSF |
|
|
|
|
|
|
| – General Retail (2) |
52.1 |
KSF |
1 Space per |
300 |
SF |
174 |
100% |
174 |
| – Restaurant (2) |
17.4 |
KSF |
1 Space per |
100 |
SF |
174 |
80% |
139 |
|
|
|
|
|
|
|
|
|
| – Total |
|
|
|
|
|
347 |
|
312 |
| |
|
|
|
|
|
|
|
|
| Tahoe City Community Area (3) |
|
|
|
|
| Commercial (1) |
55.0 |
KSF |
|
|
|
|
|
|
| – General Retail (2) |
41.3 |
KSF |
1 Space per |
300 |
SF |
138 |
100% |
138 |
|
– Restaurant(2)
|
13.8 |
KSF |
1 Space per |
100 |
SF |
138 |
80% |
110 |
|
|
|
|
|
|
|
|
|
| -Total |
|
|
|
|
|
275 |
|
248 |
|
Note 1: Assuming that half of the 80,000 in bonus commercial floor area develops in the Tahoe City area, and half in the Kings Beach Area
Note 2: Assuming that two-thirds of future commercial development is retail and one-third is restaurant/bar.
Note 3: Excluding lodging and housing land uses, that are assumed to provide parking on-site Source: Placer County Parking Code, "Shared Parking" (ULI). Also see text. |
|
Another change that could impact parking demand in Tahoe City would be the implementation of passenger ferry service to South Shore. The recently-passed Federal SAFETEA-LU (Safe, Accountable, Flexible, Efficient Transportation Equity Act - A Legacy for Users) includes $8,000,000 in funding for such as service on Lake Tahoe. The most recent analysis of a Tahoe ferry service is presented in the Lake Tahoe Waterborne Transit Analysis prepared by Pacific Transit Management Corporation in 1996. This plan specifically recommends a single route between the Lighthouse Center portion of Tahoe City and the Ski Run Marina in South Lake Tahoe. It identifies the ultimate need for up to roughly 400 parking spaces in Tahoe City to support the service.