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  9.B.       
Meeting Date: 01/17/2023  
From: Genevieve Pearthree, Senior Planner

TITLE:
Consideration and Approval of Parking Demand Study: Request by the Holy Trinity Catholic Newman Center to approve a Parking Demand Study for a new place of worship building at 520 W. Riordan Rd., subject to the issuance of a Conditional Use Permit.
STAFF RECOMMENDED ACTION:
Approve the parking demand study with the following conditions:
  1. The Newman Center shall work with NAU to secure additional parking spaces on NAU property to account for increases in the size of the congregation in the larger Newman Center building and associated increases in parking demand.
  2. The Newman Center shall provide a pedestrian path per City of Flagstaff Zoning Code section 10-30.60.080.A. that connects to the existing pedestrian path located on the adjacent property to the west at 910 S. Milton Rd. (APN 103-04-005B).
  3. The Newman Center shall provide a minimum of 12 bicycle parking spaces, as shown on the Concept Plan that city staff deemed Complete with Conditions on November 17, 2022.
Executive Summary:
Section 10-50.80.060.C of the City of Flagstaff Zoning Code allows a property owner to submit a study or plan prepared in accordance with the established professional traffic and parking practices by a registrant licensed to practice in the State of Arizona to allow reduced parking for any development.  The study or plan is required to document how any reductions are calculated and the assumptions utilized in the calculations.  The Planning Director may approve a reduction equal to, or less than, 30 percent of the total parking spaces required by this Division.  Any request greater than 30 percent requires the approval of the City Council.  The applicant is requesting to meet the required on-site parking by providing 45 on-site spaces, in addition to managing demand through a contract between the Newman Center and NAU for 20 Sunday parking passes in two NAU parking lots, the Newman Center's ability to purchase additional daily NAU parking passes on an as-needed basis, parishioners' possession of their own NAU parking passes, and alternative transportation means, including walking, biking, and carpooling.
Financial Impact:
None
Policy Impact:
None
Connection to PBB Key Community Priorities/Objectives & Regional Plan:

Priority Based Budget Key Community Priorities and Objectives
  • Environmental Stewardship:  Implement sustainable building practices, enhance waste diversion program, alternative energy programs and multi-modal transportation options.
  • Sustainable, Innovative Infrastructure:  Provide effective management of and infrastructure for all modes of transportation.

Regional Plan
  • Goal T.1. Improve mobility and access throughout the region.
  • Goal T.7. Provide a high-quality, safe, convenient, accessible public transportation system, where feasible, to serve as an attractive alternative to single-occupant vehicles.

Carbon Neutrality Plan
  • DD-3: Encourage Flagstaff residents and visitors to walk, bike, roll and take the bus.
Previous Council Decision on This:
There has been no previous Council decision on the Parking Demand Study affiliated with the Newman Center.
Options and Alternatives:
  1. The City Council may approve the Newman Center parking demand study with conditions, as recommended by staff.
  2. The City Council may approve the Newman Center parking demand study with additional or modified conditions.
  3. The City Council may deny the Newman Center parking demand study.
Background/History:
On November 17, 2022, City Staff reviewed and accepted a Concept Plan for an approximately 25,520 square-foot building at 520 W. Riordan Ranch Rd. in the HC (Highway Commercial) Zone. The proposed building will include a sanctuary, student center, rectory, and assembly hall. Places of Worship is a permitted use in the HC Zone, but a Conditional Use Permit is required for facilities that exceed 250 seats. The Parking Demand study was based on a 4,554 square-foot sanctuary, which can hold up to 413 people and would require 73 parking spaces. Staff understands that the Newman Center may shrink the building footprint to approximately 23,000 square feet and reduce the size of the sanctuary. These changes may reduce the minimum required parking spaces, but the provided parking (45 spaces) is unlikely to reach the minimum required per the Zoning Code. These changes will be formally reviewed when the applicant submits for Site Plan review (future submittal).

A total of 73 parking spaces are required for the building shown on the Concept Plan per Zoning Code section 10-50.80.040: Number of Motor Vehicle Parking Spaces Required (Places of Worship require one parking space per 60 gross square feet of sanctuary area). The Concept Plan shows 45 on-site parking spaces. The existing Newman Center building has 62 on-site parking spaces. The Newman Center is currently in negotiations with NAU to purchase 20 Sunday parking spaces on NAU campus. Staff understands that the Newman Center also has the ability to purchase daily parking passes from NAU on an as-needed basis.

The Newman Center is within 1/4 mile of a northbound bus stop on Mountain Line's Route 14 along Milton Rd. and is within walking distance to a southbound Route 14 stop and a southwest bound Route 8 stop along Plaza Way. A pedestrian path required by Zoning Code Section 10-30.60.80.2 to connect to the existing pedestrian walkway on the property at 910 N. Milton Rd. (APN 103-04-005B) directly to the west, will facilitate pedestrian access directly from Milton Rd. to the Newman Center.
Key Considerations:
Zoning Code section 10-50.80.060: Parking Adjustments allows applicants to request reduced parking through the preparation of a parking demand study in accordance with established professional traffic and parking practices. However, City Council must approve parking reductions that exceed 30% of the total required on-site parking. The Newman Center requests a reduction of 28 on-site parking spaces (a 38% reduction).

On November 2, 2022 the applicant submitted a parking demand study prepared by CivTech. The study is based on a survey that the Newman Center took of its congregation when NAU was in session, and when NAU was not in session during winter and summer breaks, to determine how the congregation travels to the Newman Center. In addition, the Newman Center recorded the number of attendees at each Sunday mass over an almost two-year period. 

The parking demand study identified 10 distinct transportation groups. Per the study, only four of these groups need on-site parking: 
  • Students who carpool with no NAU parking pass
  • Students who drive alone with no NAU parking pass
  • Non-students who carpool with no NAU parking pass
  • Non-students who drive alone with no NAU parking pass
The remaining six transportation groups do not need on-site parking per the study: 
  • Students who walk/bike
  • Students who carpool with a NAU parking pass
  • Students who drive alone with a NAU parking pass
  • Non-students who walk/bike
  • Non-students who carpool with a NAU parking pass
  • Non-students who drive alone with a NAU parking pass

The parking demand study found that the attendees that use the current Newman Center building require 31 parking spaces when NAU is in session, and 44 spaces when NAU is not in session. The study states that more parking is needed when NAU is not in session because larger portion of congregants are non-students who drive alone and who do not possess a NAU parking pass. The study determined the required parking numbers by dividing the required parking spaces (73) by the percent of student vs. non-student attendees, and determining how many spaces are needed by each of these groups when NAU is in session vs. not in-session, based on each group's travel patterns. 

The average year-round attendance in the current building is approximately 27% of the maximum occupancy, or 88 people (the maximum occupancy is 325 people). Thirty-two parking spaces are needed to meet average parking demand in the current building based on the travel patterns identified in the study. The maximum occupancy of the new building is a 27% increase over the current building. If attendance and travel trends carry through to the new building, then 41 parking spaces will be need to accommodate average attendance.
Attachments
Presentation
Parking Demand Study


    

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