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Tourist Area Parking Demand Study
Final Report
MAY 2009
TSH Project No.: 62-770038
City of Niagara Falls
Prepared by:
Totten Sims Hubicki Associates
3 – 30 Hannover Drive, St. Catharines, ON, Canada L2W 0A1
T 905.682.0212 F 905.682.4495
Project Number:
62-770038
Date:
May 2009
May 2009
Project Number: 62-770038
Ms. Marzenna Carrick, CET
Manager, Transportation Services
Community Services Department
Corporation of the City of Niagara Falls
4310 Queen Street
Niagara Falls, ON
L2E 6X5
Dear Ms. Carrick:
Re:
TSH Project No. 62-770038
Attached, please find 10 copies of a final report for the above captioned study. We welcome your comments
and would be happy to meet and discuss any outstanding issues on the matter.
Yours very truly,
John McGill, P.Eng., PTOE
District Business Line Leader, Transportation
JM
Encl.
T o u r i s t Ar e a P a r k i n g D e m a n d S t u d y
Executive Summary
With the introduction of Casino Niagara in 1997 and the Niagara Fallsview Casino in 2004, the City of
Niagara Falls has seen rapid development of the tourist industry for the Clifton Hill / Victoria Avenue and
Fallsview Tourist Areas. As a result of this widespread growth, the parking policies applied to new
development (as per City of Niagara Falls Zoning By-Law 79-200 or applicable site specific zoning by-laws
for the property) appear to be somewhat unreflective of the actual supply and demand for automobile
parking. Because the Zoning By-Law was originally drafted in the late 1970’s, some critics have argued that
when parking rates are calculated, the results are inflated and do not represent reductions for circumstances
such as:
•
•
•
•
shared parking facilities;
decrease in car travel;
hotel guest parking; and,
linked trips by pedestrians parked in satellite parking lots.
To justify a realistic reduction in parking due to the above mentioned factors, area developers have been
retaining planning and engineering consultants to analyze the theoretical parking demand for requirements at
proposed attractions. Therefore, in addition to the request for a reduction in parking spaces, the City has
received numerous engineering reports each justifying their own methodologies in calculating parking
demand rates. The City therefore has, in the interest of uniformity, published the document Guidelines for
the Preparation of Parking Demand Analysis Studies, in May 2005 which gives guidance on the methodology
and preparation of parking demand analyses.
Purpose
A more flexible parking policy is required that can be adapted for the dynamic conditions in the Tourist Area.
Accordingly, the Transportation Services initiated this study with the goal of developing updated parking
rates for the Tourist Area of the City.
Benefit to Developers
It is anticipated that this analysis of actual parking demands will eliminate the occurrence of developers
having to provide site specific parking demand analyses in support of development applications for similar
land uses surveyed as part of this study. This will reduce developer costs and allow applications to proceed
expeditiously.
General Approach
Representative samples of commercial establishments in the Tourist Area were surveyed in order to reflect
different characteristics in the study area; e.g., proximity to other parking facilities, walk-in or non-auto traffic,
distance from the core Tourist Area, and shared mixed uses on site.
(final report - nf tourist area parking demand study.doc)
-i-
The parking surveys were undertaken to collect the following information:
• the use (occupancy) of available parking at each site;
• the number of visitors and employees at each site;
• the purpose of the trip;
• mode of arrival;
• number of stops (i.e., linked trips);
• number in party (vehicle occupancy); and
• parking location and whether the trip was mainly to visit this establishment or a number of
establishments.
The results of the survey were tabulated in order to establish base parking rates and adjustments were made
for shared parking, captive / non-captive visitation and mode split to non-auto modes of travel.
Study Area
The Tourist Area that is the subject of this study includes the lands that are zoned as Tourist Commercial
(TC1), Tourist Commercial (TC2) and Tourist Commercial (TC3) in the City’s zoning by-law. The area is
shown in the Figure E1 and is bounded by Roberts Street, Bender Street, Victoria Park, Livingstone / Dunn
Street and the Hydro Corridor.
- ii -
Figure E1: Study Area
- iii -
Survey Approach
Parking surveys were conducted in the tourist seasons for both 2005 and 2006, and some follow up in 2007.
In order to capture peak visitor demands within the Tourist Areas, parking surveys were conducted during
the months of July and August. The following table outlines the individual businesses surveyed.
Table E1: Individual Businesses Surveyed
Restaurants
Boston Pizza
1
Wendy’s
1
Burger King
Capri
Casa D'oro
Monticello
Beef Baron
Skylon Tower
Montanas
Tony Romas
Kelseys
Applebys
Denny's
Perkins
Mr.
Sub
/
Baskin
Robbins
Dairy Queen
Starbucks
Restaurants in Hotel
Sheraton Fallsview Rest.
Michaels Inn Restaurant
TGIF
The Keg
Nicholbys Gift & Convenience
Ferry Variety
Payless Souvenirs
OK Gift Shop
Sheraton Fallsview Inn
Sheraton on the Falls
Doubletree
AAAA Royal Motel
Camelot Inn
Hill Top Motel
Rodeway Inn
Retail store
Gupta Gift Shop
1
Bargain King
Hotel/Motel
Museum
Motorcycle Museum
Louis Taussauds
Guinness
World
Alien Encounter
1
Rock Legends
Records
Niagara Falls Aviary
Movieland Wax Museum
1
Night club/bar
Yanks
Wild Mushroom
Pumps
Spicy Olive
Skylon Tower
Great
Tattoo parlor
Phat Cat Tattoo
Amusement game establishment
Spiderman Ride (Clifton Hill)
Scenic Ride Clifton Hill
Midway
Canadian
1
Arena
Niagara Falls Arena (winter)
Theatre/cinema
IMAX Theatre
1
Greg Frewin Theatre
Avalon Theatre
Ripley’s
Moving
Theatre
- iv -
Liquor/beer store
LCBO
Notes:
1. Survey results for Gupta Gift Shops, Alien Encounter, Imax Theatre, Boston Pizza, Wendy’s,
Movieland Wax Museum and Great Canadian Midway are included from separate studies.
Methodology
The methodology for calculating the parking demand at any given site followed the first 4 steps of the logic
outlined in the Transportation Planning Handbook (2nd Edition) prepared by the Institute of Transportation
Engineers (ITE), and referenced in the City’s Guidelines for the Preparation of Parking Demand Analysis
Studies.
The calculation of the parking demand rates was conducted for employees and visitors respectively at each
surveyed site. Categorical rates were developed by averaging individual results within each land use
category and by applying weighting towards sites with greater survey samples.
Policy Area
In reviewing the spatial variation in survey results, it appears geographical location within the Tourist Area
does not have a direct correlation with travel. As would be expected, mode of arrival at a hotel/motel does
not depend on where the facility is located. Mode of arrival and amount of linked trips for services (e.g.,
restaurants) and hence parking requirements do appear to be somewhat dependent on proximity to other
services/attractions.
As the Tourist Areas continue to develop/re-develop, the proximity to other
facilities/services will continue to increase. Any exact correlation between parking rate and proximity would
not be feasible. The rates developed for the new by-law are reflective of the study area and are thought to
be appropriate for the study area as a whole.
Recommended Rates
The following parking rates shown in Table E2 are recommended for inclusion into a revised City By-Law.
-v-
Table E2: Recommended Parking Rates
Land Use Category
Restaurants
Proposed Parking Rate
1 space per 5 seats
1 space per 10 seats
1 space per 25 m
Retail store
Motel
Hotel
Current 79-200 By-Law Rate
1
2
1 space per 60 m
Proposed
Change
2
=
Motel
Base Room Rates for Motel
1 space per 1.3 rooms
Hotel
Base Room Rates for Hotel
< 300 seats = no additional spaces
Ancillary Restaurant
>300 seats = 1 space per 15 seats
Ancillary Meeting/Convention Room
2
< 1400 m = no additional spaces
2
1 space per 5.5 m assembly
2
1 space per 66 m for ≥ 1400 m
2
AncillaryRetail Area
1 space per 25 m
2
no additional spaces
Bus Parking Space Substitution
substitution currently not
1.0 bus parking space = 20 vehicle parking
available
spaces. Maximum substitution of 40
New
spaces.
1 space per 50 m
Museum
2
1 space per 5 seats
Night club/bar
1 space per 40 m
Tattoo parlor
Amusement game
2
1 space per 5 person lawfully
occupied
establishment
Theatre/cinema
1 space per 5 seats
1 space per 150 m
1 space per 35 m
2
2
1 space per 2 seats
1 space per 75 m
2
N/A
N/A
N/A
Notes:
1.
Hotel - These rates are inclusive of ancillary uses for hotel guests which may be located on a
given site (e.g., retail, coffee shop, lounge, etc.). As such, additional parking requirements for
these ancillary uses need not be calculated if they are under the defined threshold limits, see
Notes 4 and 5.
- vi -
2.
Liquor store- This category was removed as applications for these types of establishments are
not foreseen. However, should there be an application for a similar establishment; the category
of Retail will be applied.
3.
Arena - This category was removed as applications for these types of establishments are not
foreseen.
4.
Ancillary Restaurant - the threshold values for this ancillary uses at which additional parking is
required is 300 seats.
5.
Ancillary Meeting/Convention Room - the threshold values for this ancillary uses at which
additional parking is required is 1400 sq. m.
Cash-in-Lieu Policy
Some development sites in the study area may have difficulty developing if they had to provide the required
number of parking spaces, e.g., those located on Clifton Hill. A cash-in-lieu policy has been in place for
some time in the Tourist Commercial Core Area to collect moneys from developers with a view to
constructing municipal parking when required. In contrast, developments in the Fallsview area have more
opportunity to construct their own on-site parking and cash-in-lieu should not be the first option considered.
At this time, there are still a number of private parking lots operating and therefore the City has not yet seen
the need to construct a parking lot.
Currently, the City operates six off-street parking facilities (surface lots) in the Tourist Area and there is no
need for the City to build additional parking spaces as the shortfall is being filled by available private payparking lots. As development continues, the frequency of inadequate on-site parking is likely to increase and
private lots are likely to come under development pressure themselves. At some time, the City will need to
construct a parking lot and it is likely to be a parking structure. At that time, should a site for the structure not
be readily identified (since the amount of available land will be limited) the City may wish to consider
requesting an extra level of parking be constructed at the City's cost, using the collected cash-in-lieu funds,
as new developments or redevelopment proposals come forward from the private sector. This strategy would
be more cost effective than having to purchase land, seek Environmental approvals and construct a separate
structure. This would also have an urban design advantage as a singular use parking structure does not add
to an area’s tourist attractions.
It is therefore appropriate that the City continues to operate a cash-in-lieu policy and update it regularly
(every three years) to ensure construction and land costs are current. Upon adopting the results from the
Tourist Area Parking Demand Study, it is presumed that eligible developers entering into cash-in-lieu
payments may be further reduced, provided the development is within a currently designated cash-in-lieu
area.
- vii -
Future Considerations
Provision of expanded transit services, including the possibility of the proposed People Mover, may have a
significant effect on the parking requirements of locations adjacent to transit and transit stations and possibly
some land use types in the Tourist Areas. In theory, there should be a reduction in some parking demand
rates but there is insufficient information available to quantify it. As transit initiatives continue to get
implemented, this parking study would need to be revisited after these transit initiatives have been actively in
operation for at least 1-2 seasons to review changes in parking demand for the Tourist Area.
- viii -
T o u r i s t Ar e a P a r k i n g S t u d y
Table of Contents
Letter of Transmittal
Executive Summary
page
1.
Introduction ..................................................................................................... 1
1.1
1.2
1.3
1.4
2.
Purpose .......................................................................................................................... 1
Objectives....................................................................................................................... 1
General Approach .......................................................................................................... 2
Study Area...................................................................................................................... 2
Survey .............................................................................................................. 4
2.1
2.2
2.3
Selection of Sites............................................................................................................ 4
Survey Dates .................................................................................................................. 5
Methodology ................................................................................................................... 8
2.3.1
2.3.2
2.3.3
2.3.4
2.4
3.
Assumptions ................................................................................................................. 13
Results ........................................................................................................... 15
3.1
3.2
3.3
3.4
3.5
Employee Parking ........................................................................................................ 15
Visitor Parking .............................................................................................................. 18
Conference Facilities Survey........................................................................................ 21
Overall Parking Demand Results ................................................................................. 23
Discussion of Results ................................................................................................... 27
3.5.1
4.
Spatial Correlation ..........................................................................................................29
Parking By-law............................................................................................... 30
4.1
4.2
4.3
4.4
5.
Step 1 - Standard Parking Generation Ratio (1 Space per Seat/Room/Sq.m) ..............10
Step 2 - Separate into Visitor and Employee Components ............................................10
Step 3 - Adjust for Captive Ratios & Mode Split to Obtain Site Specific Ratio ...............11
Step 4 - Obtain Design Parking Demand for Each Use..................................................12
Policy Area ................................................................................................................... 30
Recommended Rates................................................................................................... 30
Cash-in-Lieu ................................................................................................................. 32
Future Considerations .................................................................................................. 33
Reference ....................................................................................................... 33
List of Figures
Figure 1: Study Area...........................................................................................................................................3
Figure 2: Parking Demand Logic Flow ...............................................................................................................9
List of Tables
Table 1: Non-Surveyed Sites..............................................................................................................................5
Table 2: Individual Survey Dates ........................................................................................................................6
Table 3: Base Units ..........................................................................................................................................12
Table 4: Retail Occupancy Adjustments...........................................................................................................13
Table 5: Museum Occupancy Adjustments ......................................................................................................14
Table 6: Amusement Game Establishment Occupancy...................................................................................14
Table 7: Employee Parking Demand Rates .....................................................................................................16
Table 8: Visitors Parking Demand Rates..........................................................................................................19
Table 9: Conference Facilities Parking Rates ..................................................................................................22
Table 10: Hotels with Conference Facilities Rates Comparison ......................................................................23
Table 11: Overall Parking Demand Rate..........................................................................................................24
Table 12: Recommended Parking Rates..........................................................................................................31
Appendices
A.
B.
C.
D.
E.
Site Selection List
Technical Memorandum: Methodology In Calculating Parking Demand Rates
Sample Survey Forms
Summary Results Sheet
Spatial Representation of Parking Statistics (Aerial Photo)
1.
Introduction
With the introduction of Casino Niagara in 1997 and the Niagara Fallsview Casino in 2004, the City of
Niagara Falls has seen rapid development of the tourist industry for the Clifton Hill / Victoria Avenue and
Fallsview Tourist Areas. As a result of this widespread growth, the parking policies applied to new
development (as per City of Niagara Falls Zoning By-Law 79-200) appear to be somewhat unreflective of the
actual supply and demand for automobile parking. Because the Zoning By-Law was originally drafted in the
late 1970’s, some critics have argued that when parking rates are calculated, the results are inflated and do
not represent reductions for circumstances such as:
•
•
•
•
shared parking facilities;
decrease in car travel;
hotel guest parking; and,
linked trips by pedestrians parked in satellite parking lots.
To justify a realistic reduction in parking due to the above mentioned factors, area developers have been
retaining planning and engineering consultants to analyze the theoretical parking demand for requirements at
proposed attractions. In addition to the request for a reduction in parking spaces, the City has received
numerous engineering reports each justifying their own methodologies in calculating parking demand rates.
The City therefore has, in the interest of uniformity, published the document Guidelines for the Preparation of
Parking Demand Analysis Studies, in May 2005 which gives guidance on the methodology and preparation
of parking demand analyses
1.1
Purpose
A more flexible parking policy is required that can be adapted for the dynamic conditions in the Tourist Area.
Accordingly, the Transportation Services initiated this study with the goal of developing updated parking
rates for the Tourist Area of the City.
It is anticipated that this analysis of actual parking demands will eliminate the occurrence of developers
having to provide site specific parking demand analyses in support of development applications for similar
land uses surveyed as part of this study.
1.2
Objectives
The stated objectives for this study are:
1. Provide parking data for land uses in the Tourist Area;
2. Determine parking rates/model that can be applied to determine parking requirements for future
development applications within the Tourist Area;
-1-
3. Provide parking rates/model with and without a future People Mover serving the Tourist Area;
4. Complete the update and/or amendment to the draft zoning by-law relative to the parking rates in the
Tourist Area;
5. Prepare policy statements relative to the Official Plan and Zoning By-law; and
6. Determine the effect that changes to the parking requirements in the Zoning By-law will have on the
current cash-in-lieu of parking policy.
1.3
General Approach
Representative samples of commercial establishments in the Tourist Area were surveyed in order to reflect
different characteristics in the study area; e.g., proximity to other parking facilities, walk-in or non-auto traffic,
distance from the core Tourist Area, and shared mixed uses on site.
The parking surveys were undertaken to collect the following information:
•
•
•
•
•
•
•
the use (occupancy) of available parking at each site;
the number of visitors and employees at each site;
the purpose of the trip;
mode of arrival;
number of stops (i.e., linked trips),
number in party (vehicle occupancy); and
parking location and whether the trip was mainly to visit this establishment or a number of
establishments.
The results of the survey were tabulated in order to establish base parking rates and adjustments were made
for shared parking, captive / non-captive visitation and mode split to non-auto modes of travel.
1.4
Study Area
The Tourist Area that is the subject of this study includes the lands that are zoned as Tourist Commercial
(TC1), Tourist Commercial (TC2) and Tourist Commercial (TC3) in the City’s zoning by-law. The area is
shown in the Figure 1 and is bounded by Roberts Street, Bender Street, Victoria Park, Livingstone / Dunn
Street and the Hydro Corridor.
-2-
Figure 1: Study Area
-3-
2.
Survey
Parking surveys were conducted mainly in the tourist seasons for both 2005 and 2006 with some minor
follow up in 2007. In order to capture peak visitor demands within the Tourist Areas, parking surveys were
conducted during the months of July and August.
Correspondence was emailed to BIA representatives at the initiation of the project in 2005 and again in 2006
and 2007 prior to the commencement of surveys. These are attached to this report in Appendix C.
Prior to any parking surveys, TSH conducted site reviews of each site and distributed a detailed letter to the
site owners / managers in which the purpose and methodology of the surveys was explained, permission to
conduct the surveys was requested, and questions were asked regarding the relevant characteristics of the
site. The key characteristics of each site included peak operating hours, seating capacity, gross floor area,
and parking arrangements for employees and patrons. The site review questions and letter are attached to
this report in Appendix C.
During the site visits, it became clear that several of the businesses selected for survey were unwilling to
participate. As such, these sites were excluded, and if possible, alternate sites were selected.
2.1
Selection of Sites
The City of Niagara Falls provided a Tourist Area Survey List in August of 2005 identifying 49 locations. This
list was subsequently updated and reissued in March 2006 for the 2006 survey season to include 67
locations. The revised list is attached for reference in Appendix A.
As already mentioned, some of the selected sites were unwilling to participate. Furthermore, several sites
exhibited low patronage and were subsequently excluded from this study. A list of the non-surveyed sites is
found in Table 1.
-4-
Table 1: Non-Surveyed Sites
Site
Address
Reason for non-survey
Old Stone Inn Restaurant
5425 Robinson
Unwilling
Rainbow Fallsview Restaurant
5685 Falls Ave
Unwilling
B2B Marketplace
5695 Victoria
Low patronage
Super Discount Souvenirs
5401 Ferry St
Site does not exist
Saitoh Gift Shop
5530 Victoria Ave
Foreign bus-tour patronage
Quality Inn
5257 Ferry St
Unwilling
Days Inn
5046 Centre St
Unwilling
Cavalier Motel
5100 Centre St
Unwilling
6095 Fallsview
Low patronage
6357 Stanley
Under development
5145 Centre St
No suitable events for survey
Restaurant in Hotel
Retail Store
Motel/Hotel
Tattoo parlour
Alien Tattoo
Amusement Game Establishment
Freefall Experience
Destination Entertainment Complex
Niagara Falls Arena (summer event)
2.2
Survey Dates
Summer season parking surveys were conducted between August 12th and August 27th in 2005, between
June 30th and September 2nd in 2006, and between August 18th and September 22nd in 2007. A winter
survey was also conducted for a minor hockey tournament at the Niagara Falls Memorial Arena on March
15th and March 18th, 2006. During this time, it was intended that surveys were to be carried out for multiple
days at each land use (i.e., two survey days per land use); and that the selected days reflect the busiest or
peak days when the highest parking demand would be generated. Surveys spanned an elapsed time
between 6 to 8 hours per day to capture the peak hour of demand.
The following table outlines the dates for the individual surveys.
-5-
Table 2: Individual Survey Dates
Site
Address
Survey Date
Survey Date
Survey Date
Boston Pizza 2
4960 Clifton Hill
Sept. 1, 2007
Wendy’s 2
4950 Clifton Hill
Sept. 1, 2007
Burger King
4967 Clifton Hill
Aug. 18, 2005
Aug. 20, 2005
Capri
5438 Ferry St.
Aug. 13, 2005
Aug. 26, 2005
Casa D'oro
5875 Victoria
Aug. 9, 2005
Aug. 26, 2005
Monticello
5645 Victoria
Aug. 26, 2005
June 30, 2006
Beef Baron
5019 Centre St
Jul. 14, 2006
Jul. 21, 2006
Skylon Tower
5200 Robinson
Jul. 14, 2006
Jul. 15, 2006
Montanas
5657 Victoria
Aug. 18, 2005
Aug. 20, 2005
Tony Romas
5317 Ferry
Aug. 19, 2005
Aug. 20, 2005
Kelseys
4960 Clifton Hill
Aug. 19, 2005
Jun. 30, 2006
Applebys
6546 Fallsview Blvd
Jul. 14, 2006
Jul. 15, 2006
Perkins
5685 Falls Avenue
Jul. 14, 2006
Jul. 15, 2006
Dairy Queen
5500 Ferry St.
Aug. 25, 2005
Aug. 27, 2005
Mr. Sub / Baskin Robbins
5930 Victoria Ave
Jul. 15, 2006
Jul. 22, 2006
Starbucks
5733 Victoria
Jun. 30, 2006
Jul. 7, 2006
6755 Fallsview
Jul. 28, 2006
Jul. 29, 2006
5599 River Road
Jul. 28, 2006
Jul. 29, 2006
TGIF
6700 Fallsview Blvd
Aug. 11, 2006
The Keg
6700 Fallsview Blvd
Jul. 21, 2006
Aug. 5, 2006
Gupta Gift Shop 2
5701 Victoria
Jul. 23, 2004
Jul. 24, 2004
5613 Victoria
Jun. 30, 2006
Jul. 7, 2006
Jul. 8, 2006
Ferry Variety
5320 Ferry St
Jul. 7, 2006
Aug. 18, 2006
Aug. 19, 2006
Payless Souvenirs
5380 Ferry
Aug. 4, 2006
Aug. 5, 2006
OK Gift Shop
6683 Fallsview
Jul. 28, 2006
Jul. 29, 2006
Bargain King
5278 Ferry
Jul. 7, 2006
Jul. 8, 2006
Restaurants
July 8, 2006
Restaurant in hotel
Retail store
-6-
Site
Address
Survey Date
Survey Date
Survey Date
Sheraton Fallsview
6755 Fallsview
Jul. 7, 2006
Jul. 8, 2006
Aug. 18, 25, 2007
5785 Falls Ave
Jul. 29, 2006
Doubletree
6039 Fallsview Blvd
Jul. 7, 2006
Jul. 8, 2006
Sept. 22, 2007
AAAA Royal Motel
5284 Ferry St
Jul. 21, 2006
Jul. 28, 2006
Jul. 29, 2006
Camelot Inn
5640 Stanley Ave
Jul. 27, 2006
Jul. 28, 2006
Hill Top Motel
4955 Clifton Hill
Jul. 28, 2006
Jul. 29, 2006
Rodeway Inn
6663 Stanley
Jul. 7, 2006
Jul. 8, 2006
Motorcycle Museum
5709 Victoria Ave
Jul. 21, 2006
Louis Taussauds
5713 Victoria Ave
Jul. 21, 2006
Guinness World Records
4943 Clifton Hill
Jul. 21, 2006
Alien Encounter 2
5709 Victoria
Aug. 1, 2004
Aug. 6, 2004
Rock Legends
5020 Centre St
Aug. 11, 2006
Aug. 12, 2006
5651 River Rd
Jun. 30, 2006
Jul. 14, 2006
Movieland Wax Museum 2
4950 Clifton Hill
Sept. 1, 2007
Yanks 1
5008 Centre St
Aug. 1, 2006 - Sept. 7, 2006
Wild Mushroom
5633 Victoria Ave
Jun. 30, 2006
Jul. 14, 2006
Pumps (The Promenade)
5815 Victoria Ave
Aug. 11, 2006
Aug. 12, 2006
Spicy Olive 1
5026 Centre St
Aug. 10, 2006 - Aug. 22, 2006
Hotel/Motel
Museum
Jul. 22, 2006
Aug. 7, 2004
Jul. 15, 2006
Night club/bar
Jul. 15, 2006
Tattoo parlor
Phat Cat Tattoo 1
5830 Stanley
Aug. 4, 2006 - Aug. 22, 2006
5685 Falls Ave
Aug. 4, 2006
Aug. 25, 2006
4950 Clifton Hill
Aug. 4, 2006
Aug. 5, 2006
Skylon Tower
5200 Robinson St
Jul. 14, 2006
Great Canadian Midway 2
4950 Clifton Hill
Sept. 1, 2007
5145 Centre St
Mar. 15, 2006
Arena
Mar. 18, 2006
-7-
Site
Address
Survey Date
Survey Date
Survey Date
Theatre/cinema
IMAX Theatre 2
6170 Fallsview
Jul. 1 - 2, 2006
Jul. 4 - 5, 2006
Greg Frewin Theatre
5781 Ellen Ave
Aug. 4, 2006
Aug. 5, 2006
Avalon Theatre
Fallsview Casino
Jul. 22, 2006
Aug. 17, 2006
Ripley’s Moving Theatre
4983 Clifton Hill
Aug. 4, 2006
Aug. 5, 2006
5389 Ferry
Aug. 4, 2006
Aug. 5, 2006
Aug. 18, 2006
Liquor/beer store
LCBO
Notes
1. Surveys for Yanks, Spicy Olive and Phat Cat Tattoo were conducted by the business owners, over a
longer time period, due to inconsistent peak hours and low site patronage.
2. Survey results for Gupta Gift Shops, Alien Encounter, Imax Theatre, Boston Pizza, Wendy’s,
Movieland Wax Museum and Great Canadian Midway are included from separate studies.
2.3
Methodology
The methodology for calculating the parking demand at any given site followed the first 4 steps of the
approach outlined in the Transportation Planning Handbook (2nd Edition) prepared by the Institute of
Transportation Engineers (ITE), and referenced in the City’s Guidelines for the Preparation of Parking
Demand Analysis Studies. An illustration of this process is found in Figure 2. The stepwise progression is
further explained in the text following this figure.
A memorandum that explains the overall methodology with an example was prepared following the
completion of the 2006 survey season, and was presented to City staff for approval. A copy of this
memorandum is attached in Appendix B.
-8-
STEP 1
STEP 3
STEP 4
Standard Parking
Adjust for Captive Ratios &
Obtain Design Parking
Generation Ratio (Spaces
Mode Split to Obtain Site
Demand for Each Use
per Seat/Room/Sq m)
Specific Ratio
STEP 2
Separate into Visitor and
Employee Components
Steps 5, 6 and 7 not required in this study
STEP 5
STEP 6
STEP 7
Adjust for Temporal Factors
Determine Site Specific
Recommend Parking Plan
(Time, Day of Week, Etc.)
Usage
nd
Source: Institute of Transportation Engineers, Transportation Planning Handbook, 2 Edition, 1999
Figure 2: Parking Demand Logic Flow
As part of this methodology, three physical survey components were undertaken. Sample forms for each
component can be found in Appendix C.
1.
Patron Ins / Outs - A running tally was performed for the count of patrons entering and exiting
the site, for each 15 minute interval during the survey.
2.
Parking Lot Counts (if applicable) - A count of the number of vehicles parked in the on-site
parking lot was conducted at 30 minute or 60 minute intervals.
3.
Patron Questionnaires - A questionnaire containing 9 questions was administered to patron
groups as the entered and exited the site.
The results of the physical surveys were used in the calculation of parking demand rates, following the total
gross floor area approach described as follows.
-9-
2.3.1
Step 1 - Standard Parking Generation Ratio (1 Space per Seat/Room/Sq.m)
In the case of this study, the standard parking generation ratio, or unadjusted rate, was determined by the
theoretical maximum site occupancy (i.e., the number of seats in a restaurant, or the number of rooms in a
hotel), or determined by the maximum observed occupancy contained within the site (more applicable to
retail uses). The following steps were conducted to arrive at the unadjusted rate 1 .
First, the Patron Ins / Outs survey was used to determine the maximum accumulation of visitors to the site
in any 15 minute interval. This was accomplished by keeping a running total of the difference between the in
traffic and the out traffic, thus giving occupancy. The greatest number of occupants found to be accumulated
at one time within the site, was established to be the maximum observed occupancy. However, in the case
of a restaurant, the greater of the seating capacity or maximum observed occupancy, was used in the
calculation of the unadjusted rate.
Second, the maximum occupancy was converted to vehicle trips by dividing by the average vehicle
occupancy of visitors to the site. The average vehicle occupancy was determined based on the responses
provided by questions 1 and 5 of the Patron Questionnaire. In this manner, all respondents who indicated
they arrived by “automobile” were queried for the number of people in their group. Therefore, the average
number of people per group, who arrived by “automobile” becomes the average vehicle occupancy.
The result of the maximum site visitor occupancy divided by the average vehicle occupancy consequently
gives the number of peak vehicle trips attracted to the site (or peak number of vehicles expected to park on
site) - assuming no adjustments or reductions.
2.3.2
Step 2 - Separate into Visitor and Employee Components
The unadjusted rate calculated in Step 1 consists solely of the visitor component of the parking demand for a
specific site. To calculate the employee component, the owner/operator or shift manager was asked the
following two questions:
1.
2.
How many employees are present during the peak shift? and,
What percentage of these employees drive their own vehicles to work?
Therefore, the visitor component of parking demand for the site is the peak number of employees present
during a shift, multiplied by the percentage of those employees who drive their own vehicles to work.
1
It was assumed that the theoretical maximum occupancy (i.e., number of seats in a restaurant) is the design scenario for
calculating the unadjusted rate; however, it was found that some sites exhibited observed occupancy greater than their
theoretical maximum occupancy when all seats were full, and guests were waiting for a table.
- 10 -
2.3.3
Step 3 - Adjust for Captive Ratios & Mode Split to Obtain Site Specific Ratio
In Step 3, the visitor base parking demand is adjusted for various reduction factors, such as modal split, the
non-captive factor and linked trips. These terms are discussed in the following paragraphs.
Modal Split
The modal split is calculated as the percentage of the base demand that arrived to the site by passenger
vehicle. Several patrons claimed to “walk” to the site, however they further stated that their vehicle was
parked in a public/pay lot, on-street, on-site or at a hotel. These responses, with the exception of hotel
parked patrons, should be classified as arriving by “passenger vehicle” not by “walk” because they did in fact
travel to the general vicinity by means of a passenger vehicle. Patrons parked at hotels may not be
considered part of this group if their trip destination was in fact the hotel, however they should be included if
they are using the hotel as “free parking”.
Therefore, the subset of patron groups who make up the “arrived by passenger vehicle” mode are as follows:
•
•
•
Those who arrived by “automobile”;
Those who arrived by “walk” and parked:
• On-Site
• On-street
• In Public Pay Lots
• In Private Pay Lots; and,
Those who parked at a “hotel” and are not staying at a hotel.
Non-Captive Factor (or On-Site to Off-Site Parking Ratio)
This factor differentiates between patron group trips based on whether a site was the primary destination or
part of a trip to one or more other destinations. To differentiate the “non-captive” groups from the “captive
groups”, the parking location was examined. Those who claimed to park “on-site” are considered to be part
of the non-captive group (therefore no adjustment for linked trips) and those who claimed to park elsewhere
are aggregated in the “captive group”.
As mentioned under the “modal split” description, those who parked at a hotel may not be considered as part
of the subset of visitors captive to a site. To differentiate those who parked at the hotel for the purposes of
the hotel, and those who parked at the hotel as a means of “free parking”, a query of the questionnaire
database is performed to identify the patron groups that indicated both “parked at a hotel” and “not staying at
a hotel”.
Linked Trips
As a further reduction to the base visitor parking demand, the proportion of parking demand due to the
captive group of patrons is further reduced by the average number of linked trips. For the purpose of this
- 11 -
study, linked trips are defined as the “number of sites visited by a patron group whose vehicle remains
parked at a single location”. The average number of linked trips is calculated by taking the average value,
within the captive group only, for the response to question 9 of the questionnaire (How many stops will you
be making today?).
Site Specific Parking Demand
Once each of the three visitor reduction factors (modal split, non-captive factor and linked trip adjustment) is
completed, a total visitor reduction factor can be calculated and applied to the unadjusted parking demand
rate. The adjusted visitor parking demand, combined with the employee parking demand results in the site
specific parking demand.
Base Units
In order to normalize the results of the site specific parking demands, a base unit is selected - typically the
same base unit used to generate trips to the site. The site specific parking demand is divided by the base
unit giving a rate in terms of Number of Parking Spaces Required per Unit. Base units used in the analysis
are given in the following table:
Table 3: Base Units
2.3.4
Base Units
Type of Site
Number of Seats
Restaurant
Theatre / Cinema
Tattoo Parlour
Arena
Number of Rooms
Hotel / Motel
Square Meters Floor Area
Retail Store
Museum
Night Club / Bar
Liquor / Beer Store
Step 4 - Obtain Design Parking Demand for Each Use
The design parking demand for each surveyed site was evaluated by combining the employee parking
demand component and visitor parking demand component including all adjustments.
These calculations are given by the following expressions, for site i:
PDRi =
EDi + VDi
BU i
(1)
- 12 -
Where:
PDRi = Parking Demand Rate at Site i
EDi = Employee Parking Demand at Site i
VDi = Visitor Parking Demand at Site i
BUi = Base Units for Site i
The terms for Employee Parking Demand (ED) and Visitor Parking Demand (VD) are further defined as
follows:
ED = (Maximum Number of Employees ) × (Percentage of Employee Arrivals by Car )
VD =
(2)
(M aximum No. of Occupants )× (Modal Split (% by Car)) × (Linked Trip Adjustment Factor )
( Average Vehicle Occupancy )
(3)
Where:
Linked Trip Adjustment Factor =
2.4
(Non Captive Percentage ) + ⎛⎜⎜
Captive Percentage ⎞
⎟
Avg.
No. of Linked Trips ⎟⎠
⎝
(4)
Assumptions
Due to the empirical nature of this study, it was necessary to make several assumptions on the
characteristics and occupancy loading (number of patrons) of the subject sites. The following assumptions
were made:
1.
Retail Occupancy - During the survey process it was found that the observed occupancy for retail
stores was found to be low. Although this may be the case, a conservative estimate was performed
using the maximum occupancy loading from Table 3.1.16.1 of the Ontario Building Code (OBC);
where the occupant loading for Mercantile Use, Basements and First Storeys is 3.70 sq.m. per
person. Using this value, the maximum occupancy of the retail stores is increased as shown in
Table 4:
Table 4: Retail Occupancy Adjustments
Observed
Estimated Floor Area
OBC Occupancy
Occupancy
(Sq.m.)
(3.70 sq.m. /person)
Gupta Gift Shop
9
292
79 persons
Nicholby’s Gift and
Convenience
6
240
65 persons
Ferry Variety
12
60
16 persons
Payless Souvenirs
5
470
127 persons
OK Gift Shop
22
689
186 persons
Bargain King
19
375
101 persons
Retail Store
- 13 -
2.
Museum Occupancy - Similar to the Retail uses, the museum uses exhibited observed occupancy
values lower than expected. Therefore, a conservative estimate was taken using the OBC Table
3.1.16.1 value of 2.80 sq.m. per person for Assembly Uses, Exhibition Halls. However, this value
represents only the floor space of the exhibition hall which is occupant accessible (i.e., does not
include display cases, exhibits, etc.), and not the gross floor area. As such, we have assumed that
50% of the gross floor area is occupant accessible, whereas the other 50% is dedicated to displays
or exhibits. Therefore, for our purposes, the occupancy at museum is calculated to be half that of
the OBC use, or 5.60 sq.m. per person. Using this value, the maximum occupancy of the museum
land use is shown in the following table:
Table 5: Museum Occupancy Adjustments
Museum / Art Gallery
Motorcycle Museum
Louis Taussauds
Alien Encounter
Rock Legends
3.
Observed
Estimated Gross
50% OBC Occupancy
Occupancy
Floor Area (Sq.m.)
23
650
116 persons
44
404
72 persons
20
835
149 persons
23
372
66 persons
16
324
58 persons
101
2448
437 persons
Amusement Game Establishment Occupancy - Similar to the calculations above, occupancy at
amusement game establishments is calculated based on OBC Table 3.1.16.1, using a value of 0.95
sq.m. per person for Assembly Uses, space with non fixed seats, and tables. The results of the
occupancy conversions are shown in the following table:
Table 6: Amusement Game Establishment Occupancy
Amusement Game
Observed
Estimated Gross
OBC Occupancy
Establishment
Occupancy
Floor Area (Sq.m.)
Spiderman Ride
25
500
526
75
204
214
Skylon Tower
387
4459
4602
4.
Hotel Occupancy - Hotel occupancy data was unavailable from the hotel operators and was
impossible to collect during the survey periods due to the nature of hotel arrival and departure
patterns. Therefore it was assumed that for calculation of parking demand rates that the hotel was at
70% occupancy, and each room contained the number of occupants as calculated for the average
vehicle occupancy at that hotel.
5.
Restaurant Occupancy - It was assumed that the theoretical maximum occupancy (i.e., number of
seats in a restaurant) is the design scenario for calculating the unadjusted rate; however, it was
- 14 -
found that some sites exhibited observed occupancy greater than their theoretical maximum
occupancy when all seats were full, and guests were waiting for a table, and on the contrary some
sites exhibited observed occupancy less than their theoretical maximum occupancy. Therefore, in
determining restaurants occupancy, the ideal value would be obtained from the observed demand
taken from the In/Out counts; however, if the count data was unavailable the theoretical maximum
occupancy was used, taking into account an assumed 85% occupancy to compensate for the
fluctuation of occupancies within the group.
6.
Gross Floor Area - Floor areas used of the total gross floor area in this study were provided by the
City Building Department; however, where this information was not available, conservative estimates
of floor area were made based on the building footprint from aerial photography.
7.
Average Linked Trips – During the survey process it was found that the linked trip values within each
captive group had a great degree of variation; with the exception of the Hotel/Motel, Night club/bar,
and Arena groups. Therefore, based on assumed tourist behaviour it was estimated that a patron
group would typically visit 10 sites while their vehicle remains parked at a single location.
3.
Results
The calculation of the parking demand rates was conducted for employees and visitors respectively at each
surveyed site, and then averaged over the land use category using the weights from the individual surveys
responses. A detailed summary of the results is found in Appendix D.
3.1
Employee Parking
The results of the employee parking demand component is presented in Table 7.
- 15 -
Table 7: Employee Parking Demand Rates
Percentage of
Employee Parking
Employee Parking
No. of Employees
Employee Arrivals by
Demand (# of
Demand Rate
(Peak Shift)
Car
Spaces)
(1 space per)
Boston Pizza
40
25%
10
43.4 seats
Wendy’s
10
25%
3
86.4 seats
Burger King
15
15%
3
95.1 seats
Capri
15
75%
12
15.6 seats
Casa D'oro
20
75%
15
10.0 seats
Monticello
12
75%
9
19.7 seats
Beef Baron
20
60%
12
20.8 seats
16
17.3 seats
Site
Restaurants
Skylon Tower
20
1
80%
1
Montanas
25
60%
15
10.3 seats
Tony Romas
21
75%
16
13.0 seats
Kelseys
20
80%
16
16.9 seats
Applebys
25
80%
20
10.9 seats
Denny's
30
50%
15
13.3 seats
Perkins
20
80%
16
15.0 seats
Dairy Queen
10
10%
1
40.0 seats
4
75%
3
3.3 seats
Starbucks
4
100%
4
4.0 seats
15
90%
14
22.2 seats
9
14.4 seats
Restaurant in hotel
10
1
90%
1
TGIF
20
75%
15
20.0 seats
The Keg
20
75%
15
33.3 seats
Gupta Gift Shop
2
50%
1
292.0 m
2
4
50%
2
120.0 m
2
Ferry Variety
2
100%
2
30.0 m
Payless Souvenirs
3
75%
3
208.9 m
OK Gift Shop
10
80%
8
86.1 m
Bargain King
3
75%
3
166.7 m
Retail store
2
2
2
2
- 16 -
Site
Percentage of
Employee Parking
Employee Parking
No. of Employees
Demand (# of
Demand Rate
(Peak Shift)
Car
Spaces)
(1 space per)
200
75%
150
2.7 rooms
225
3.0 rooms
Hotel/ Motel
1
300
75%
1
Doubletree
60
75%
45
5.0 rooms
AAAA Royal Motel
4
100%
4
10.0 rooms
Camelot Inn
8
100%
8
6.9 rooms
Hill Top Motel
4
100%
4
10.0 rooms
Rodeway Inn
12
90%
11
5.6 rooms
Motorcycle Museum
3
100%
3
216.7 m
2
Louis Taussauds
3
66%
2
204.0 m
2
4
75%
3
278.3 m
Alien Encounter
4
0%
0
n/a
Rock Legends
4
25%
1
324.0 m
20
50%
10
N/A
10
25%
3
334.8 m
Yanks
6
75%
5
69.1 m
Wild Mushroom
5
50%
3
102.0 m
10
75%
8
61.9 m
Spicy Olive
13
75%
10
32.1 m
2
100%
2
2.5 seats
8
50%
4
125.0 m
3
75%
3
90.7 m
2
52
85.8 m
2
Museum
2
2
2
Night club/bar
2
2
2
2
Tattoo parlor
Phat Cat Tattoo
Skylon Tower
Great Canadian Midway
65
1
80%
1
2
2
5
25%
2
2006.4 m
12
100%
12
234.1 seats
Arena
- 17 -
Percentage of
Employee Parking
Employee Parking
No. of Employees
Demand (# of
Demand Rate
(Peak Shift)
Car
Spaces)
(1 space per)
21
90%
19
32.5 seats
27
25.9 seats
Site
Theatre/cinema
IMAX Theatre
Greg Frewin Theatre
30
1
90%
1
Avalon Theatre
20
90%
18
83.3 seats
8
75%
6
8.0 seats
4
100%
4
141.3 m
Liquor/beer store
LCBO
2
Notes:
1.
3.2
Several values for the number of employees and employee arrivals by car were unavailable from
the business owners. Therefore, conservative estimates were developed based on sites of
similar size and characteristics.
Visitor Parking
The results of the visitor parking demand component is presented in Table 8.
- 18 -
Table 8: Visitors Parking Demand Rates
Non-
Average
Visitor
Captive
No. of
Parking
Visitor Parking
Vehicle
Modal Split
Percent-
Linked
Demand (# of
Demand Rate
Occup-ancy
(% car)
age
Trips
Spaces)
(1 space per)
Boston Pizza
3.26
51%
0%
10
6
74.7 seats
Wendy’s
3.33
41%
0%
10
3
95.8 seats
Burger King
3.19
51%
4%
10
4
53.4 seats
Capri
2.90
80%
80%
10
34
5.2 seats
Casa D’oro
2.77
59%
73%
10
21
7.3 seats
Monticello
3.25
63%
61%
10
7
27.0 seats
Beef Baron
3.15
59%
62%
10
18
14.6 seats
Skylon Tower
2.76
70%
74%
10
46
6.1 seats
Montanas
3.10
54%
41%
10
12
13.1 seats
Tony Romas
3.51
57%
87%
10
26
8.2 seats
Kelseys
2.91
45%
38%
10
8
33.7 seats
Applebys
2.73
40%
56%
10
8
30.6 seats
Denny's
3.25
74%
35%
10
16
12.5 seats
Perkins
3.03
74%
54%
10
10
25.3 seats
Dairy Queen
2.98
81%
83%
10
8
5.1 seats
3.22
49%
39%
10
1
17.1 seats
Starbucks
3.23
25%
32%
10
1
38.9 seats
3.00
58%
9%
10
2
150.7 seats
2.79
95%
3%
10
5
27.3 seats
TGIF
3.78
74%
3%
10
7
47.1 seats
The Keg
3.45
95%
10%
10
9
55.5 seats
Site
Restaurants
Restaurant in Hotel
- 19 -
Non-
Average
Visitor
Captive
No. of
Parking
Visitor Parking
Vehicle
Modal Split
Percent-
Linked
Demand (# of
Demand Rate
Occup-ancy
(% car)
age
Trips
Spaces)
(1 space per)
Gupta Gift Shop
3.16
93%
28%
10
7
45.7 m
2
2.97
56%
63%
10
7
34.4 m
2
Ferry Variety
3.12
69%
2%
10
1
171.1 m
Payless Souvenirs
2.93
46%
50%
10
10
50.2 m
OK Gift Shop
3.63
34%
0%
10
2
464.1 m
2
Bargain King
3.24
56%
2%
10
2
211.6 m
2
2.87
87%
100%
3.18
250
1.6 rooms
3.50
62%
100%
3.72
295
2.3 rooms
Doubletree
3.30
91%
100%
3.62
145
1.5 rooms
AAAA Royal Motel
2.52
66%
100%
3.76
19
2.1 rooms
Camelot Inn
2.74
91%
100%
2.56
36
1.5 rooms
Hill Top Motel
3.41
85%
100%
5.20
25
1.6 rooms
Rodeway Inn
3.13
100%
100%
3.41
44
1.4 rooms
Motorcycle Museum
3.36
62%
0%
10
2
357.5 m
2
Louis Taussauds
3.47
35%
6%
10
1
431.8 m
2
3.73
63%
0%
10
3
393.4 m
2
Alien Encounter
3.50
82%
12%
10
3
134.3 m
2
Rock Legends
3.00
38%
0%
10
1
525.8 m
2
3.52
90%
94%
10
25
n/a
3.33
35%
0%
10
1
1662.6 m
Yanks
3.17
28%
0%
2.97
2
177.7 m
Wild Mushroom
3.50
38%
15%
3.45
5
56.0 m
2
3.00
56%
79%
1.64
11
45.0 m
2
Spicy Olive
3.45
66%
21%
1.98
12
26.5 m
2
Site
Retail store
2
2
Hotel/Motel
Museum
1
2
Night club/bar
2
- 20 -
Non-
Average
Visitor
Captive
No. of
Parking
Visitor Parking
Vehicle
Modal Split
Percent-
Linked
Demand (# of
Demand Rate
Occup-ancy
(% car)
age
Trips
Spaces)
(1 space per)
2.25
61%
89%
10
1
4.8 seats
3.28
86%
0%
10
12
42.8 m
2
3.81
69%
2%
10
4
50.9 m
2
Skylon Tower
3.11
77%
64%
10
653
6.8 m
3.15
37%
0%
10
26
943.4 m
3.64
92%
96%
2.64
590
4.8 seats
IMAX Theatre
3.48
40%
50%
10
33
18.6 seats
Greg Frewin Theatre
3.45
79%
97%
10
95
7.4 seats
Avalon Theatre
2.56
78%
95%
10
418
3.6 seats
3.61
40%
0%
10
1
90.2 seats
2.00
81%
94%
1.89
11
62.2 m
Site
Tattoo parlor
Phat Cat Tattoo
2
2
Arena
Theatre/cinema
Liquor/beer store
LCBO
2
Notes:
1.
3.3
The Niagara Falls Aviary exhibits site characteristics inconsistent with comparative sites (as
seen in the non-captive percentages and modal split). Therefore, this site has been excluded
from further analysis.
Conference Facilities Survey
Trade conferences in Niagara Falls tend to take place both in off-peak times (Spring/Fall) when hotels are
less busy and also during the week, when again hotels are less busy. Initially, it was thought that the peak
parking demand for such hotels would occur on a Friday or Saturday evening in the summer when the hotels
are full of tourists, and weddings or other parties are taking place in the conference facilities. In the initial
round of surveys, this latter type of event was not captured; therefore, in the summer of 2007, a specific
survey aimed at capturing the Friday/Saturday night party event was undertaken.
On the Saturday evenings of August 18th and August 25th at the Sheraton Fallsview and on September 22nd
at the Doubletree, the following survey questions were asked of guests at wedding parties taking place:
- 21 -
1.
2.
3.
How did you arrive at the party (car, taxi, bus, etc.)?
If car, how many were in the car?
Are you staying at a local hotel this evening?
The first question was designed to derive the auto mode share, and the second to determine vehicle
occupancy - the combination of these two results would determine the basic parking demand per guest. The
third question was designed to remove from the parking demand any guest staying at a nearby hotel and
whose parking demand will already have been captured in the main survey. Additionally, the amount of
conference facility space available was documented in order to work out a parking rate per square metre. If
the “actual conference space used” had been used as the factor, this would have resulted in an overestimation of the parking demand, and therefore would not be useful in calculating parking requirements for a
new hotel development application.
Results
It became clear that on Friday and Saturday nights, events were sporadic as some hotels with conference
facilities did not have any events during our survey period, while those that did, tended to use only one or
two of the many rooms available. Table 9 shows the calculated results of the surveys on those three dates.
The final calculated rates for the Doubletree (~1,000 sq.m. space available) and Sheraton Fallsview (~ 3,000
sq.m. space available) are seen to differ greatly, with the two Sheraton results in a range between 1 parking
space per 50.2 and 102.4 square metre and the Doubletree at 1 parking space per 21.4 square metre. The
reason for this discrepancy is the fact that the Sheraton has a much greater conference space available and
had most of their space unused on those evenings, while the Doubletree was using half of their available
space, although in reality, all three events were using a similar sized space within each hotel.
Table 9: Conference Facilities Parking Rates
Available Event
No. of
% by
Veh.
%
No. of Spaces
Sq.m. /
Space Sq ft /sq.m.
Guests
Car
Occup.
Overnight
Req’d
Space
Sheraton Fallsview
32,000 / 3000
292
80.0
2.46
37.1%
59.8
50.2 m2
Sheraton Fallsview
32,000 / 3000
151
82.8
3.00
29.8%
29.3
102.4 m2
Doubletree
10,000 / 930
128
96.9
2.68
6.3%
43.4
21.4 m2
Site
In reviewing other hotels with conference facilities in the Tourist Areas, most of them are similar in size to the
Doubletree with only the Sheraton-on-the-Falls being similar in size to the Sheraton Fallsview. If an averaged
rate was used, it would tend to over-estimate the parking demand at the larger facilities and under-estimate
the parking demand at the smaller facilities. It was therefore decided to use a cut-off point of 1,400 sq.m. of
conference space and use two separate rates: for facilities less than 1,400 sq.m., no additional parking
would be required and for those over 1,400 sq ft, a rate of 1 space per 66.0 sq.m. (average of the 2 nights)
would be used.
- 22 -
The current by-law rate for Hotels with Parking Facilities is 1 space per 2 rooms + 1 space per 5.5 per sq.m.
of conference facility.
The proposed rates would be 1 space per 1.25 rooms plus 1 space per 66.0 sq.m. for conference facilities
over 1,400 sq.m. (no additional parking requirements for conference facilities under 1400 sq.m.).
It should be noted when calculating the proposed parking requirement for conference facilities over 1400
sq.m. the total area of the facility is not reduced by 1400 sq.m.. For example, a 3000 sq.m. conference
facility would apply a rate of 1 space per 66.0 sq.m. to the total area, not 1600 sq.m. (3000 sq.m. minus 1400
sq.m.).
This would tend to reduce the parking requirement for hotels with conference facilities compared with the
existing by-law.
For example, the following table calculates parking requirements for existing hotels with conference facilities
based on the existing and proposed rates:
Table 10: Hotels with Conference Facilities Rates Comparison
Hotel
# rooms/conference space
2
(m )
Current By-Law
Proposed Rates
1 space per 2 rooms +
1 space per 1.25 rooms + 1
2
2
1 space per 5.5 m of
space per 66m of assembly
assembly
> 1400 m
2
Sheraton Fallsview
402 / 3000
746
367
670 / 3000
880
581
Hotel
Doubletree
3.4
# rooms/conference space
2
(m )
224 / 930
Current By-Law
1 space per 2 rooms + 1
2
space per 5.5 m of assembly
281
Proposed Rates
179
Overall Parking Demand Results
To compare the results of the combined parking demand rates, similar values have been gathered from the
current zoning by-law as well as from the 3rd Edition Parking Generation (2004) manual published by ITE.
The results of the overall parking demand rates and the comparative rates are shown in Table 11. Where
the ITE provides parking demand rates as a range of values, the mean value was selected and used for
comparison.
It is worthy to note that some, if not all, of ITE rates are based on a small sample of sites. Additionally,
sample sites are typically based in suburban settings which produce “car-orientated” results; which in this
case may overestimate the actual results occurring in the Tourist Areas.
- 23 -
In the following table, the results from a parking survey conducted by Delcan (September 2007) for several
sites on Clifton Hill were added (noted by an asterisk). The Delcan surveys used the same approach and
methodology as used in this study.
Table 11: Overall Parking Demand Rate
Number of
Approximate
Overall Parking
Demand Rate
Survey
Number of Seats /
Gross Floor Area
Responses
Rooms
(m )
(1 space per)
Boston Pizza *
19
434
-
27.4 seats
Wendy’s *
9
216
-
45.4 seats
Burger King
91
214
162
34.2 seats
1
50
175
350
3.9 seats
22
150
421
4.2 seats
19
177
441
11.4 seats
34
250
635
8.6 seats
33
276
800
4.5 seats
70
154
270
5.8 seats
82
205
522
5.0 seats
66
270
425
11.2 seats
112
218
100
8.0 seats
68
200
513
6.5 seats
93
240
903
9.4 seats
53
40
207
4.5 seats
63
10
50
2.8 seats
155
16
128
3.6 seats
Wtd. Average
9.4 seats
Site
2
Restaurants
Capri
Casa D'oro
1
1
Monticello
Beef Baron
1
Skylon Tower
Montanas
2
Tony Romas
Kelsey’s
Perkins
2
2
Applebys
Denny's
1
2
3
3
Dairy Queen
4
Starbucks
4
4
By-Law
5.0 seat
1
ITE
2.3 seat
2
ITE Land Use: 932 - based on 8 study sites
ITE
2.9 seat
3
ITE Land Use: 933a - based on 14 study sites
ITE
±0.9 m
4
ITE
±11.7 m
ITE Land Use: 933b - based on 14 study sites
2
2
Restaurant in hotel
19
300
700
19.4 seats
132
130
344
9.4 seats
TGIF
39
300
400
14.0 seats
The Keg
110
500
700
20.8 seats
- 24 -
Number of
Site
Approximate
Overall Parking
Demand Rate
Survey
Number of Seats /
Gross Floor Area
Responses
Rooms
(m )
(1 space per)
Wtd. Average
14.8 seats
By-Law
10 seat
ITE
2.3 seat
2
Retail store
Gupta Gift Shop
80
N/A
292
39.5 m
2
62
N/A
240
26.7 m
2
Ferry Variety
77
N/A
60
25.5 m
2
Payless Souvenirs
26
N/A
470
40.5 m
2
OK Gift Shop
47
N/A
689
72.6 m
2
Bargain King
169
N/A
375
93.2 m
2
Wtd. Average
58.6 m
By-Law
25 m GLA
ITE
20.8 m
2
2
2
Hotel/Motel
Sheraton Fallsview
1
1
Doubletree
1
AAAA Royal Motel
Camelot Inn
2
2
Hill Top Motel
Rodeway Inn
2
1
115
402
N/A
1.0 rooms
47
670
N/A
1.3 rooms
119
224
N/A
1.2 rooms
35
40
N/A
1.8 rooms
34
55
N/A
1.3 rooms
81
40
N/A
1.4 rooms
62
61
N/A
1.1 rooms
Wtd. Average
1.25 rooms
2.0 room +
2
5.5 m assembly (hotel
with conference facility)
1
2
By-Law
1.3 rooms (motel)
ITE
1.1 rooms
ITE
1.1 rooms
- 25 -
Number of
Approximate
Overall Parking
Demand Rate
Survey
Number of Seats /
Gross Floor Area
Responses
Rooms
(m )
(1 space per)
Motorcycle Museum
42
N/A
650
134.9 m
2
Louis Taussauds
49
N/A
404
138.6 m
2
56
N/A
835
163.0 m
2
Alien Encounter
186
N/A
372
134.3 m
2
Rock Legends
32
N/A
324
200.5 m
2
Movieland Wax Museum *
9
N/A
837
278.7 m
2
Wtd. Average
148.4 m
By-Law
50.0 m
ITE
21.3 m
Site
2
Museum
2
2
2
Night club/bar
Yanks
65
N/A
311
49.8 m
2
Wild Mushroom
52
N/A
255
36.1 m
2
25
N/A
464
26.0 m
2
Spicy Olive
29
N/A
313
14.5 m
2
Wtd. Average
36.2 m
By-Law
5.0 seats
ITE
2.3 seats
70
1.6 seats
By-Law
40 m
ITE
N/A
2
Tattoo parlor
Phat Cat Tattoo
59
5
2
- 26 -
Number of
Approximate
Overall Parking
Demand Rate
Survey
Number of Seats /
Gross Floor Area
Responses
Rooms
(m )
(1 space per)
21
N/A
500
31.9 m
2
62
N/A
204
32.6 m
2
Skylon Tower
57
N/A
4459
6.3 m
Great Canadian Midway *
13
N/A
2508
641.7 m
Wtd. Average
74.5 m
Site
2
2
2
2
5 person lawfully
By-Law
accom.
ITE
N/A
1486
4.7 seats
By-Law
5.0 seats
ITE
161.3 m
Arena
103
2809
ITE Land Use: 465 - based on 1 study site
2
Theatre/cinema
IMAX Theatre
200
614
1600
11.8 seats
Greg Frewin Theatre
48
700
3427
5.8 seats
Avalon Theatre
55
1500
N/A
3.4 seats
70
48
490
7.3 seats
Wtd. Average
9.0 seats
By-Law
5.0 seats
ITE
5.3 seats
565
43.2 m
By-Law
25.0 m
ITE
33.3 m
Liquor/beer store
LCBO
124
N/A
ITE Land Use: 859 - based on 1 study site
3.5
2
2
2
Discussion of Results
Overall, it was found that many of the average parking demand rates for the various land use categories
were relatively close to the by-law and ITE reference rates. However, there are several categories where the
calculated rates are consistently lower than the reference rates discussed in the following sections.
- 27 -
Restaurant in Hotel / Motel
It was found that there was little variation between the parking demand rates for categories of “chain” and
“non-chain” restaurants in hotel. In addition, from a planning perspective, the brand of restaurant (i.e., chain
or non-chain) is seldom known when a site plan application is submitted to the City. It is for these two
reasons that the chain and non-chain categories were combined into an overall category titled “Restaurant in
Hotel”.
Restaurants
Due to the same reasons described in the section above, the Restaurants category, which was originally
divided by 'chain' and 'non-chain', Fast food restaurants ‘with seats’ and ‘with limited seat’ were aggregated
resulting in the revised category titled “Restaurants”.
Hotels
The new hotel rate is higher than the previous by-law rate, while in-line with typical North American
Standards. However, there needs to be a change in the way that hotel parking requirements are calculated.
Previously, the City would examine all ancillary uses in the hotel (e.g. coffee shop, barber shop, retail, etc.)
and calculate their parking needs which would then be added onto the basic hotel parking requirement. As
the new rate now adequately reflects the parking requirements of hotel guests, there is no need to add
parking requirements for these internal guest services. The only uses that need to be added to the basic
hotel parking need is when the hotel will include conference/banquet facilities and/or a restaurant that is
going to attract non-hotel guests, e.g. the Sheraton Fallsview Hotel Restaurant.
Retail Store
The average parking demand rate for the retail store category was calculated to be 1 space per 58.6 sq.m. of
floor area. This value is nearly 60% lower than the current by-law rate of 1 space per 25 sq.m. of floor area
and approximately 65% lower than the observed ITE rate of 1 space per 20.8 sq.m. ITE rates will not reflect
the high degree of linked trips for this land use in the study area. The significantly lower parking demand
rate in the Tourist Area is justified, because the retail stores in this category are gift-shops or souvenir stores
which by nature attract visitors already captive to the area who have parked in a central location and travel
the Tourist Area by foot. Therefore, the reduction to the base parking demand for retail stores in the Tourist
Area is much greater than what would be expected elsewhere in the city.
Museum
The average parking demand rate for the museum category was calculated to be 1 space per 148.4 sq.m. of
floor area. This value is approximately 65% lower than the current by-law rate of 1 space per 50 sq.m. of
floor area and approximately 85% lower than the observed ITE rate of 1 space per 21.3 sq.m. The
justification for the lower value follows the same logic as that for retail stores, as it is found that tourists are
not making primary trips to the museum attractions in the Tourist Area, but visiting them as part of the
captive audience.
- 28 -
Night Club / Bar
The average parking demand rate for the night club / bar category was calculated to be 1 space per 36.2
sq.m. of floor area. Because many of the night clubs and bars within the study area do not actually contain
seats or provide limited seating, the parking demand rate for this category was calculated per sq.m. of floor
area. However, the current by-law rate of 1 space per 5.0 seats and the ITE rate of 1 space per 2.3 seats
are both calculated based on seating capacity. For comparison purposes therefore, it is noted that the
parking demand rate for night clubs / bars is approximately 60% higher than that of retail stores and
approximately 310% higher than the parking demand rate for museums / art galleries. As such, the parking
demand rate for this category appears to be appropriate, considering that night clubs / bars will attract a
large portion of the captive visitors to the area, but at the same time it is expected that this type of site will
also attract more non-captive visitors (i.e., night club / bar as primary destination) than retail stores and
museums.
The average parking demand rate for the amusement game establishment category was calculated to be 1
space per 74.5 sq.m of floor area. This value is approximately 95% lower than the current by-law rate of 1
space per 5.0 person lawfully or 1 space per 4.75 sq.m (based on OBC Table 3.1.16.1). The lower rate
found in this study appears to be appropriate, considering that most of the patrons were already captive to
the Tourist Area.
Finally, for this category, the parking rate was converted to a 1 space per square metre (GFA) so that the
rate is more easily calculated when a development application is submitted into the City.
3.5.1
Spatial Correlation
In addition to the correlation of parking demand within a specific land use category, it is also very possible
that parking demand could be correlated to a specific site location. Theoretically, this seems appropriate,
considering that in the high density core areas (i.e., Clifton Hill), visitors are more likely to park in a long-term
parking lot or at hotel and walk to nearby destinations. With this in mind, it is anticipated that there should be
a decrease in modal split (fewer autos) for the high density areas as well as an increase in the average
number of linked trips (more destinations visited) and a decrease in the non-captive percentage (primary
trips to a single destination).
To visualize the parking statistics within the two study areas (Clifton Hill and Fallsview), the observed values
for modal split, non-captive percentage and average number of linked trips have been mapped on an aerial
photograph of the study area provided in Appendix E. Key values (i.e., those values which reduce parking
demand) are shown in red for:
•
•
•
Modal Split < 50% by car
Non Captive Percentage < 50%
Average # of Linked Trips > 5.0
- 29 -
The results of the spatial correlation indicate that there is little correlation between the site location and
parking demand factors within the Study Areas. However, it is evident that there is a much stronger
correlation between sites within the same land use code.
4.
Parking By-law
4.1
Policy Area
In reviewing the spatial variation in survey results, it appears geographical location within the Tourist Area
does not have a direct correlation with travel behaviour. As would be expected, mode of arrival at a
hotel/motel does not depend on where the facility is located. Mode of arrival and amount of linked trips for
services (e.g., restaurants) and hence parking requirements do appear to be somewhat dependent on
proximity to other services/attractions. As the Tourist Areas continue to develop/re-develop, the proximity to
other facilities/services will continue to increase. Any exact correlation between parking rate and proximity
would not be feasible. The rates developed for the new by-law are reflective of the study area and are
thought to be appropriate for the study area as a whole.
4.2
Recommended Rates
The following parking rates are recommended for inclusion into the City By-Law.
- 30 -
Table 12: Recommended Parking Rates
Land Use Category
Restaurants
Proposed Parking Rate
1 space per 5 seats
1 space per 25 m
Retail store
Motel
Hotel
Current 79-200 By-Law Rate
1
2
1 space per 60 m
Change
2
Motel
Base Room Rates for Motel
Hotel
Base Room Rates for Hotel
Ancillary Restaurant
Proposed
=
4
< 300 seats = no additional spaces
>300 seats = 1 space per 15 seats
2
1 space per 5.5 m assembly
Ancillary Meeting/Convention Room
5
2
< 1400 m = no additional spaces
2
1 space per 66 m for ≥ 1400 m
1 space per 25 m
2
2
AncillaryRetail Area
no additional spaces
substitution currently not
Bus Parking Space Substitution
available
1.0 bus parking space = 20 vehicle parking
New
spaces. Maximum substitution of 40
spaces.
1 space per 50 m
Museum
1 space per 5 seats
Night club/bar
1 space per 40 m
Tattoo parlor
Amusement game
2
1 space per 5 person lawfully
occupied
establishment
Theatre/cinema
Notes:
1.
2
1 space per 5 seats
1 space per 150 m
1 space per 35 m
2
2
1 space per 2 seats
1 space per 75 m
2
N/A
N/A
N/A
Hotel - These rates are inclusive of ancillary uses for hotel guests which may be located on a
given site (e.g., retail, coffee shop, lounge, etc.). As such, additional parking requirements for
these ancillary uses need not be calculated if they are under the defined threshold limits, see
Notes 4 and 5.
- 31 -
2.
Liquor store- This category was removed as applications for these types of establishments are
not foreseen. However, should there be an application for a similar establishment; the category
of Retail will be applied.
3.
Arena - This category was removed as applications for these types of establishments are not
foreseen.
4.
Ancillary Restaurant - the threshold values for this ancillary use at which additional parking is
required is 300 seats.
5.
Ancillary Meeting/Convention Room - the threshold values for this ancillary use at which
additional parking is required is 1400 sq. m.
4.3
Cash-in-Lieu
Some development sites in the study area may have difficulty developing if they had to provide the required
number of parking spaces, e.g., those located on Clifton Hill. A cash-in-lieu policy has been in place for
some time in the Tourist Commercial Core Area to collect moneys from developers with a view to
constructing municipal parking when required. In contrast, developments in the Fallsview area have more
opportunity to construct their own on-site parking and cash-in-lieu should not be the first option considered.
At this time, there are still a number of private parking lots operating and therefore the City has not yet seen
the need to construct a parking lot.
Currently, the City operates six off-street parking facilities (surface lots) in the Tourist Area and there is no
need for the City to build additional parking spaces as the shortfall is being filled by available private payparking lots. As development continues, the frequency of inadequate on-site parking is likely to increase and
private lots are likely to come under development pressure themselves. At some time, the City will need to
construct a parking lot and it is likely to be a parking structure. At that time, should a site for the structure not
be readily identified (since the amount of available land will be limited) the City may wish to consider
requesting an extra level of parking be constructed at the City's cost, using the collected cash-in-lieu funds,
as new developments or redevelopment proposals come forward from the private sector. This strategy would
be more cost effective than having to purchase land, seek Environmental approvals and construct a separate
structure. This would also have an urban design advantage as a singular use parking structure does not add
to an area’s tourist attractions.
It is therefore appropriate that the City continues to operate a cash-in-lieu policy and update it regularly
(every three years) to ensure construction and land costs are current. Upon adopting the results from the
Tourist Area Parking Demand Study, it is presumed that eligible developers entering into cash-in-lieu
payments may be further reduced, provided the development is within a currently designated cash-in-lieu
area.
- 32 -
4.4
Future Considerations
Provision of expanded transit services, including the possibility of the proposed People Mover, may have a
significant effect on the parking requirements of locations adjacent to transit and transit stations and possibly
some land use types in the Tourist Areas. In theory, there should be a reduction in some parking demand
rates but there is insufficient information available to quantify it. As transit initiatives continue to get
implemented, this parking study would need to be revisited after these transit initiatives have been actively in
operation for at least 1-2 seasons to review changes in parking demand for the Tourist Area.
5.
Reference
1. The Corporation of the City of Niagara Falls, Zoning By-Law 79-200, November 5, 1979.
2. The Corporation of the City of Niagara Falls, Traffic and Parking Services Division, Guidelines for the
Preparation of Parking Demand Studies, May 2005.
3. The Corporation of the City of Niagara Falls, Draft Zoning By-Law, April 2004.
4. Institute of Transportation Engineers, Transportation Planning Handbook, 2nd Edition, 1999.
5. Institute of Transportation Engineers, Parking Generation, 3rd Edition, 2004.
- 33 -
APPENDIX A
SITE SELECTION LIST
Tourist Area Survey List
Rev. 2 - March 6, 2006
Location
Address
Comments
Survey
Complete
1. Quality restaurant - standalone (chain)
a. TGIF
b. Kelsey
5940 Victoria
4960 Clifton Hill
c. Montana
d. Keg
e. Tony Romas
5657 Victoria
5950 Victoria
5317 Ferry
declined participation in 2005
½ completed,
another survey in 2006 required
completed 2005
declined participation in 2005
completed 2005
Y
completed 2005
completed 2005
Y
Y
Y
2. Fast food restaurant with seats
a.
b.
c.
d.
Burger King
Dennys
Perkins
Applebys
4967 Clifton Hill
6361 Fallsview
5685 Falls Avenue
Fallsview Blvd
completed in 2005
Fast food restaurants with limited seats
e.
f.
g.
c.
Dairy Queen
Mr. Sub
Starbucks
Baskin Robbins
5500 Ferry St
completed 2005
Victoria Ave @ Magdalen
Victoria @ Centre
Victoria Ave @ Magdalen
Y
3. Quality restaurant - standalone (non-chain)
a.
b.
c.
d.
f.
Capri
Casa D’oro
Monticello
Beef Baron
Skylon Tower
5438 Ferry
5875 Victoria
5645 Victoria
5019 Centre St
5200 Robinson
4. Fast food with drivethrough
no selections in tourist area
5. Quality Restaurant in hotel - (non-chain)
a. Sheraton Fallsview 6755 Fallsview
b. Old Stone Inn
5425 Robinson
c. Rainbow Fallsview 5685 Falls Ave
(Sheraton on the Falls)
OR SPARE
d. Michaels Inn
5599 River Road
completed 2005
completed 2005
low patronage 2005
Y
Y
Page -2Location
Address
Comments
Survey
Complete
completed in 2004
Y
6. Quality Restaurant in hotel - (chain)
a) TGIF
Embassy Suites
b) The Keg
Embassy Suites
6700 Fallsview Blvd
6700 Fallsview Blvd
7. Retail store < 250 sq.m
a. Gupta Gift Shop
b. Nicholbys Gift
& Convenience
c. Super Discount
Souvenirs
d. Ferry Variety
OR
e. Kwik-E-Mart
5701 Victoria
Victoria @ Walnut
5401 Ferry St
5320 Ferry St
5930 Victoria Ave
7. Retail store > 250 sq. m to 400 sq.m
a.
b.
c.
d.
Saitoh
Payless Souvenirs
OK Gift Shop
Bargain King
5530 Victoria Ave
5380 Ferry
6683 Fallsview
5278 Ferry
8. Hotel with conference facilities
a. Sheraton Fallsview
b. Sheraton/Falls
c. Doubletree
OR
d. Embassy Suites
6755 Fallsview
5685 Falls Ave
6039 Fallsview Blvd
6700 Fallsview
9. Motel/Hotel without conference facilities with breakfast facilities
a. Quality Inn
b. Days Inn
c. Rodeway Inn
5257 Ferry St (restaurant on-site)
5046 Centre St (eating area)
6663 Stanley (restaurant on-site)
10. Motel - non-chain without breakfast facilities
a. AAA Royal Motel
b. Cavalier Motel
c. Camelot Inn
OR
d. Hill Top Motel
5284 Ferry St
5100 Centre St
5640 Stanley Ave
4955 Clifton Hill
Page -3Location
Address
Comments
Survey
Complete
11. Museum/art gallery
a. Motorcycle
Museum
b Louis Taussauds
Wax Museum
c. Guinness World
of Records
d. Alien Encounter
e. Rock Legends
f Niagara Falls
Aviary
5709 Victoria Ave
5713 Victoria Ave
4943 Clifton Hill
5709 Victoria (completed in 2004)
5020 Centre St
5651 River Rd
12. Night club/bar
a.
b.
c.
d
Yanks
Wild Mushroom
Pumps
Spicy Olive
5008 Centre St
5633 Victoria Ave
5815 Victoria Ave
5875 Centre St
13. Tattoo parlor
a. Phat Cat Tattoo
b. Alien Tattoo
5830 Stanley
6095 Fallsview
14. Amusement game establishment
a.
b.
c.
d
e
Spiderman Ride
5685 Falls Ave (Sheraton on the Falls)
Freefall Experience 6357 Stanley
Ripleys Moving Theatre 4915 Clifton Hill
Scenic Ride
Clifton Hill adjacent Wendys
Skylon Tower
5200 Robinson St
Observation Deck
15. Destination entertainment complex
a. Niagara Falls Arena 5145 Centre St (winter event)
b. Niagara Falls Arena 5145 Centre St (summer event)
16. Theatre/cinema (co-ordinate with scheduled events)
a. IMAX Theatre
6170 Fallsview
b. Greg Frewin Theatre 5781 Ellen Ave
c. Avalon Theatre
Fallsview Casino
Y
Page -4Location
Address
Comments
Survey
Complete
17. Convention centre
no selection in tourist area
18. Office/service
19. Liquor/beer store
a. LCBO
5389 Ferry
20. Personal service
21. Studio commercial
22-25 Combinations of above (other)
S:\TPS\TPS 6.00 Transportation Planning\TPS 6.20 Transportation Projects\Tourist Area Parking Study\Parking Survey Design Uses to be
Surveyed 2005 Rev 2.wpd
APPENDIX B
TECHNICAL MEMORANDUM METHODOLOGY IN CALCULATING PARKING DEMAND RATES
TECHNICAL MEMORANDUM
TO:
File
FROM:
Erik Nickel,
DATE:
October 2006
RE:
Calculation of Parking Rates, Niagara Falls Tourist Area Parking Study
TSH Project No. 62-770038
1.
INTRODUCTION
This technical memorandum was prepared to outline the methodology used in calculating parking rates for
sites surveyed in 2005 and 2006 under the Niagara Falls Tourist Area Parking Study. The City has
received a similar memo in winter 2005, outlining the methodology and results of the 2005 summer season
parking surveys. After a general discussion about the methodology, several minor improvements were
suggested and implemented for the 2006 surveys, specifically the wording of specific questions contained
in the patron questionnaire.
Based on a parking demand analysis carried out for Destination Cinemas (a private sector client of TSH)
we have developed a somewhat modified approach in carrying out the calculation of parking rates for the
2006 season. This is in comparison with the 2005, and earlier approaches.
This technical memorandum briefly outlines the steps followed and assumptions made in calculating the
parking demand rate for a specific site. Categorically, this is split into employee demand, and patron
demand. The figures and tables found in this memo are from the Destination Cinemas report, and are for
example purposes only. Two worked examples using the proposed methodology are attached at the end of
this memorandum. Also attached is a flow chart explaining the parking demand reduction process.
2.
BASE UNITS
The demand for parking is given as the number of stalls required. Therefore when calculating a demand
rate, a base unit is required such as stalls per sq.ft., stalls per seat, stalls per table, and etc. A demand rate
calculated for a specific site can therefore be applied to any proposed developments of similar type by
multiplying the demand rate by the base units (e.g. 0.25 stalls per seat multiplied by 200 seats equals a
demand requirement of 50 stalls).
It has been found more accurate to measure parking demand by seat or by hotel rooms rather than sq. ft.
because of the variation in density between sites. For example, a 4000 sq. ft. McDonalds Restaurant may
contain 50 seats whereas a 4000 sq. ft. Denny’s may contain 20 seats. Both restaurants are classified as
fast food, however the McDonalds has a higher density of seats per sq. ft. As such, all efforts should be
made to use a base unit explicit to the generation of patrons.
A base unit must be selected that best represents the generation of trips to the site; i.e.
Number of Seats, Number of Hotel Rooms … If this is not applicable, the base unit should be
given as per m2 or ft2.
QA 071
G:\Projects\62-770038 - NF Tourist Parking Study\2006 tech memo.doc
Memorandum to File
October 11, 2006
3.
2
EMPLOYEE PARKING DEMAND
Employees are included as a portion of the required overall demand for parking at the site. The following
two questions are asked to determine employee parking demands:
1. How many employees are on-site during a peak shift?
2. Of those employees, how many drive to work?
The following table shows the calculation for employee parking demand rates in # stalls/seat and #
stalls/100m2, based on 614 seats and a 1600m2 floor area.
Table 1 – Employee Parking Demand
The assumptions in calculating employee parking are:
1. A peak shift will consist of no more than the given maximum number of employees (i.e. 21)
2. The percentage of those who drive to work is constant (i.e. 90%)
3. Parking for those who drive to work is the responsibility of the site.
4. The employee parking rate is directly proportional to the base unit (i.e. direct relationship between
the number of employees and, in the case of Destination Cinemas, the number of seats)
4.
VISITOR PARKING DEMAND
The calculation of the visitor parking demand is somewhat more complex than the calculation of employee
parking demand. Information about the general parking characteristics of patrons at specific sites is
gathered through the administering of a questionnaire (attached in appendix).
4.1
Base Demand (A)
Step 1 (A): The base demand is calculated by assuming the site is at maximum occupancy,
and that every occupant arrives as the driver of a vehicle requiring a parking stall. (e.g. 614
stalls for Destination Cinemas)
The parking demand rate for visitors is calculated by reducing the base demand by factors for:
•
•
•
Modal Split (B);
Vehicle Occupancy (C);
Non-Captive Factor (D); and,
4.2
Modal Split (B)
The modal split is calculated as the percentage of the base demand that arrived to the site by passenger
vehicle. Several patrons claimed to “walk” to the site, however they further stated that their vehicle was
Memorandum to File
October 11, 2006
3
parked in a public/pay lot, on-street, on-site or at a hotel. These responses, with the exception of hotel
parked patrons, should be clarified as coming by “passenger vehicle” not by “walk” because they did in
fact arrive in the general vicinity by means of a passenger vehicle. Patrons parked at hotels may not be
considered part of this group if their trip destination was in fact the hotel, however they should be included
if they are using the hotel as “free parking”.
Therefore, the subset of patron groups who make up the “arrived by passenger vehicle” mode are as
follows:
•
Those who arrived by “passenger vehicle”;
•
Those who arrived by “walk” and parked:
o On-Site
o On-street
o In Public Pay Lots
o In Private Pay Lots; and,
•
Those who parked at a “hotel” and are not staying at a hotel.
The reduction factor for this groups arrival on foot, parking location and multiple stops are taken into
account by other factors (i.e. non-captive factor and trip-chaining share).
Step 2 = (Step 1 x B): The base demand is then multiplied by the modal split (percentage of
those who “arrived by passenger vehicle”), to give the total number of stalls required for
vehicle arrivals only, assuming only one occupant per vehicle.
The reduction factor for modal split makes the following assumptions:
•
The modal split, determined from data collected on the day(s) that the parking study was conducted, is
constant for all peak demand periods.
4.3
Vehicle Occupancy (C)
Vehicle occupancy is defined as the average number of occupants arriving to the site in a single vehicle. In
246
= 3.51 persons per vehicle.
the case of the table below, the average vehicle occupancy is calculated as
70
Table 2 – Vehicle Occupancy
Memorandum to File
October 11, 2006
4
Step 3 = (Step 2 ÷ C): Results of the previous calculation are then divided by the vehicle
occupancy, to give the total number of stalls required for vehicle arrivals only, taking into
account the occupancy of the vehicle.
The reduction factor for vehicle occupancy makes the following assumptions:
•
The vehicle occupancy, determined from data collected on the day(s) that the parking study was
conducted, is constant for all peak demand periods.
4.4
Non–Captive Factor (D)
The non-captive factor differentiates “shared”, or “captive” trips to the site that are made by patron groups
whose primary destination is not the site of study. The “non-shared” or “non-captive” component is
determined by the adding those who traveled only to the site, as well as the trip-chaining fraction of those
patrons visiting this site and other sites.
As mentioned under the “modal split” description, those who parked at a hotel, may not be part of the
subset of visitors captive to the site. To differentiate those who parked at the hotel for the purposes of the
hotel, and those who parked at the hotel as a means of “free parking” a query of the questionnaire database
is performed to identify the patron groups which indicated that they are both “parked at a hotel” and “not
staying at a hotel”.
Table 3a – Captive / Non-Captive Parking Groups
Non-Captive
Parking Group
Total Patron
Groups by Car
Captive Parking Group
On-Site
On-Street
Public Pay
Private Pay Lot
Hotel
40
8
5
10
11
74
The non-captive and captive groups of patrons, which in this example includes a total 74 patron groups, is
then analyzed for the reported number of stops, from none (i.e. this site only), to 10+.
Table 3b – Number of Stops
Non-Captive
Parking Group
Cinema Only
(1 stop)
2 Stops
3 Stops
4 to 5 stops
6 to 10 stops
10+ stops
Total
Patron
Groups by
Car
9
11
17
36
1
0
74
Captive Parking Group
The reported stop frequency is further analyzed by a weighted share calculation to determine the average
trip-chaining share of the “captive parking group”.
The trip-chaining share represents the fractional share of responsibility assigned to a specific site, when
patron groups parked at a single location visit multiple sites. For example, if a vehicle parks on-street and
visits 4 different sites, each site is responsibly for ¼ (or 25%) of the parking demand.
Memorandum to File
October 11, 2006
5
Table 3c – Trip Chaining Share
254
= 3.43 stops per group.
74
40
The non-captive factor is therefore calculated as the percentage of non-captive visitors ( ) plus the trip74
chaining reduction to the captive market share. This equation is expressed as follows:
 40   23  1 
Non-Captive Factor =   +  
 = 0.631 .
 74   74  3.43 
The results of this example of Trip Chaining Share yields an average of
Step 4 = (Step 3 x D): Results of the previous calculation are then multiplied by the noncaptive factor, to give the total number of stalls required for vehicle arrivals only, taking into
account the modal split, occupancy of the vehicle and non-captive factor.
By conducting Step 4, all reductions to the base demand are complete, and the product given is in terms of
total stalls required at the site under existing conditions. The calculation of total stalls required by visitors
can then be given as a rate, by dividing by the base units (max. occupancy, # of seats, floor area …etc).
The reduction factor for Non-Captive Factor makes the following assumptions:
5
•
The captive and non-captive parked groups, determined from data collected on the day(s) that the
parking study was conducted, is constant for all peak demand periods;
•
The reported number of stops, as given by the respondent, is accurate;
•
The reported number of stops, determined from data collected on the day(s) that the parking study was
conducted, is constant for all peak demand periods;
•
Parking for groups who parked “on-site” are not reduced by a “trip-chaining share”.
•
Parking for groups parked “off-site” are reduced by a “trip chaining share”.
OVERALL PARKING DEMAND
The overall parking demand is calculated once both the employee demand and visitor demand are
calculated. This can be left as a rate or as a total demand.
STEP 5 = EMPLOYEE PARKING + VISITOR PARKING
Memorandum to File
October 11, 2006
6
APPENDIX
Survey No.______
Survey Date:______________
Time: ______________
Weather: ____________________
Hello, we are conducting a parking survey for the city of Niagara Falls. Could you spare a minute to
answer a few questions about how you came here and where you parked?
Q1: How many people are in your immediate group (including the respondent)?
1
2
3
4
5+
Q2: What is the main reason for your trip to the area?
This Site
Casino
Falls
Sightseeing
Marineland
Vacation
Other_______________________________________
Q3: Are you a guest of a nearby hotel (or this hotel if applicable)?
YES
NO
Q4: How long are you staying in the city? __________________________________________________________
Q5: How did you get to this location today?
Automobile
Walk
Shuttle/Tour Bus
People Mover
Taxi
City Transit
Other:______________________________________
On-site
On Street
Private Pay Lot
(w/attendant)
Hotel
N/A
Other:______________________________________
Q6: Where is your vehicle parked?
Public Pay Lot
(w/ticket machine)
Q7: How far away did you park (if applicable)?
On-Site
1 Blocks
2 Blocks
3 Blocks
4+ Blocks
Other: ____________
Q8: HAVE you, OR ARE you planning on visiting any other sites during your visit today?
YES
NO
Q9: If YES, how many other sites?
1
2
3-4
5-9
10+
Typical sites may include: The Falls, Casino, Marineland, General Site Seeing, Vacation, etc….
Other:____________
Example: LCBO, Ferry Street
Employees:
No.
4
Number of Spaces Req'd =
Visitors:
% Drive
100%
4x1=
4
Maximum Observed Patron Demand =
75
persons
Modal Split
# by Auto # Park & Walk
Modal Split =
51
52 / 64 =
1
Total
Responses
64
81%
Vehicle Occupancy
# in Party # Responses
Total
1
15
15
2
18
36
3
11
33
4
4
16
5
4
20
52
120
Avg, Vehicle Occupancy =
120 / 52 =
2.31
Non-Captive / Captive Split
NonCaptive
On-Site
48
Non-Captive Percentage =
Captive Percentage =
Captive Group
On-Street
3
48 / 52 =
4 / 52 =
Public Pay
0
92.31%
7.69%
Private Pay
0
Hotel
1
Total
52
Average Number of Shared Trips
Captive No. of Trips
1 stop
30
Stops x Trips
30
Average No. of Trips =
2 stops
6
12
99 / 52 =
3 stops
10
30
1.904
4-5 stops
6
27
6-10 stops
0
0
10+ stops
0
0
Total
52
99
Non-Captive Factor = Non-Captive Percentage + (Captive Percentage ÷ Avg. No. of Trips) =
0.963
Visitor Adjustment Factor = Modal Split / Vehicle Occupancy x Non-Captive Factor =
0.339
Number of Spaces Required for Patrons = Maximum Observed Demand x Visitor Adjustment Factor
=
25
Visitor Parking Spaces
+
4
Employee Parking Spaces
30
Total Parking Spaces Required
(32 existing spaces)
Example: Mr. Sub / Baskin Robbins
Employees:
No.
4
Number of Spaces Req'd =
Visitors:
% Drive
75%
4 x 0.75 =
3
Maximum Observed Patron Demand =
27
persons
Modal Split
# by Auto # Park & Walk
Modal Split =
24
37 / 63 =
13
Total
Responses
63
59%
Vehicle Occupancy
# in Party # Responses
Total
1
1
1
2
6
12
3
6
18
4
7
28
5
4
20
24
79
Avg, Vehicle Occupancy =
79 / 24 =
3.29
Non-Captive / Captive Split
NonCaptive
On-Site
0
Non-Captive Percentage =
Captive Percentage =
Captive Group
On-Street
7
0 / 28 =
28 / 28 =
Public Pay
7
0.00%
100.00%
Private Pay
Hotel
7
7
no parking on-site
Total
28
Average Number of Shared Trips
Captive No. of Trips
1 stop
13
Stops x Trips
13
Average No. of Trips =
2 stops
1
2
103 / 33 =
3 stops
10
30
3.121
4-5 stops
4
18
6-10 stops
5
40
10+ stops
0
0
Total
33
103
Non-Captive Factor = Non-Captive Percentage + (Captive Percentage ÷ Avg. No. of Trips) =
0.320
Visitor Adjustment Factor = Modal Split / Vehicle Occupancy x Non-Captive Factor =
0.057
Number of Spaces Required for Patrons = Maximum Observed Demand x Visitor Adjustment Factor
=
2
Visitor Parking Spaces
+
3
Employee Parking Spaces
5
Total Parking Spaces Required
(0 existing spaces)
APPENDIX C
SAMPLE SURVEY FORMS
Dear Sir or Madam,
We, Totten Sims Hubicki (TSH), are working together with the City of Niagara
Falls Canada on a comprehensive tourist area parking study. The purpose of the study is
to establish parking rates and/or a parking model for the tourist area. These established
rates will be used to determine parking requirements for all land uses permitted in the
tourist area.
Overall, the goal of this study is to update current zoning bylaws in
anticipation of a more flexible parking policy focusing on alternative modes of
transportation and alternate parking destinations.
The process of creating a parking model requires a considerable amount of
cooperation between establishment owners/managers, clientele and city staff. Procedures
necessary to our purposes involve the physical survey of clientele parking habits, as well
as counts tallying traffic coming into and out of the establishment.
Please bear with us as we try to conduct these measures in a professional and
accommodating manner.
Should you have any further comments or questions regarding the nature of our
survey, please contact either one of the following:
Erik Nickel
TSH Niagara
36 Hiscott Street,
St. Catharines ON, L2R 1C8
(905) 682-0212 ext. 3133
Thank you for your understanding,
Erik Nickel
TSH Niagara
Marzenna Carrick
PO Box 1023, 4310 Queen Street
Niagara Falls ON, L2E 6X5
(905) 356-7521 ext. 5204
Survey No.______
Survey Date:______________
Time: ______________
Weather: ____________________
Hello, we are conducting a parking survey for the city of Niagara Falls. Could you spare a minute to
answer a few questions about how you came here and where you parked?
Q1: How many people are in your immediate group (including the respondent)?
1
2
3
4
5+
Q2: What is the main reason for your trip to the area?
This Site
Casino
Falls
Sightseeing
Marineland
Vacation
Other_______________________________________
Q3: Are you a guest of a nearby hotel (or this hotel if applicable)?
YES
NO
Q4: How long are you staying in the city? __________________________________________________________
Q5: How did you get to this location today?
Automobile
Walk
Shuttle/Tour Bus
People Mover
Taxi
City Transit
Other:______________________________________
On-site
On Street
Private Pay Lot
(w/attendant)
Hotel
N/A
Other:______________________________________
Q6: Where is your vehicle parked?
Public Pay Lot
(w/ticket machine)
Q7: How far away did you park (if applicable)?
On-Site
1 Blocks
2 Blocks
3 Blocks
4+ Blocks
Other: ____________
Q8: HAVE you, OR ARE you planning on visiting any other sites during your visit today?
YES
NO
Q9: If YES, how many other sites?
1
2
3-4
5-9
10+
Typical sites may include: The Falls, Casino, Marineland, General Site Seeing, Vacation, etc….
Other:____________
Name of Surveyor:____________________ Date of Survey:_________________
Site Review
1
Name/Address of Establishment:________________________________
2
Respondent Info. Name: __________________ Title: ______________
3
Type of Establishment: ________________________________________
4
Is the business licensed to sell alcohol? ___________________________
5
Gross floor area and/or Number of seats: __________________________
6
Number of employees (max) per shift: ____________________________
7
How do employees typically arrive to work? ________________________
8
Of those who drive, where do they park? __________________________
9
Number of parking spaces provided on site ________________________
10
Is parking shared with another establishment? ______________________
11
Weekday Hours of Operation: ____________ to _____________
12
Weekend Hours of Operation: ____________ to _____________
13
Typical Peak Period - Month _________ Day _________ Time ________
14
Type of Clientele (i.e. families, seniors, etc.): _______________________
Additional Site Info:
Adjacent land use & type:
Location of adjacent
public/private lots, onstreet parking:
Entrance configuration:
Site parking details (#
stalls):
General Comments:
Photos #: ______ to ______
M unicipal W orks
4310 Queen Street
P.O. Box 1023
Niagara Falls, ON
L2E 6X5
web site:
www.city.niagarafalls.on.ca
Tel.:
Fax:
E-m ail:
Ed Dujlovic P.Eng
Director
(905) 356-7521
(905) 353-0651
m carrick@ city.niagarafalls.on.ca
August 11, 2005
Sue McDowell - email [email protected]
Victoria @ Centre/Fallsview BIA
Charlie Burland - email [email protected]
Harry Oakes - email [email protected]
Clifton Hill BIA
Dino DiCienzo Jr.- email [email protected]
RE:
Tourist Area Parking Surveys
As you may be aware, the City of Niagara Falls in conjunction with Totten Sims Hubicki will be
embarking on a study to assess travel and parking patterns within the tourist area. An objective
of the study is to determine whether the parking requirements in the Zoning By-law are reflective
of parking demand in the tourist area. In particular, as a result of the high pedestrian volume
within the tourist area, the parking requirements in the By-law for some establishments have
proven to be excessive.
The City and Consultant will be requesting area business owners/operators to participate in
surveys, along with patrons. The businesses will be chosen randomly based on the type of service
provided to obtain a diverse and statistically sound sample. The consultant acting on behalf of
the city will also be requesting information regarding employee travel habits, business hours of
operation etc. The surveys will be commencing immediately until Labour Day 2005, and again
beginning at the start of the 2006 tourist season.
The City is appreciative of your anticipated co-operation in this effort. Should you have any
questions or would like additional information please contact the undersigned.
Yours truly,
M. Carrick
Marzenna Carrick, C.E.T.
Manager of Traffic Operations
905-356-7521 ext. 5204
c
John Hemingway, T.S.H.
Karl Dren, Alex Herlovich
S:\TPS\TPS 6.00 Transportation Planning\TPS 6.20 Transportation Projects\Tourist Area Parking Study\letter to
BIA.wpd
Working Together to Serve Our Community
Municipal Works • Fire Services • Parks, Recreation & Culture • Business Development • Building & By-Law Services
Municipal Works
4310 Queen Street
P.O. Box 1023
Niagara Falls, ON L2E 6X5
web site: www.city.niagarafalls.on.ca
Tel.:
Fax:
E-mail:
Ed Dujlovic P.Eng
Director
(905) 356-7521
(905) 353-0651
[email protected]
Sue McDowell - email [email protected]
Victoria @ Centre/Fallsview BIA
May 29, 2006
Charlie Burland - email [email protected]
Harry Oakes - email [email protected]
Clifton Hill BIA
Dino DiCienzo Jr.- email [email protected]
RE:
The City of Niagara Falls in conjunction with Totten Sims Hubicki will once again be embarking on the
study to assess travel and parking patterns within the tourist area. As you may recall, this initiative
commenced late August 2005. Given that the surveys started near the end of the tourist season, and the
inclement weather experienced at the time, all of the surveys were not completed. Thus, commencing in
June, surveyors will be contacting businesses requesting their participation in the survey. The objective
of the study is to determine whether the parking requirements in the Zoning By-law are reflective of
parking demand in the tourist area. It appears that due to the high pedestrian volume in the tourist area,
the current parking requirements in the By-law for some land use types have proven to be excessive.
The City and Consultant will be requesting area business owners/operators to participate in surveys,
along with patrons. The businesses are randomly chosen based on the type of service provided, to obtain
a diverse and statistically sound sample. The consultant acting on behalf of the city may also be
requesting information regarding employee travel habits, business hours of operation etc. The surveys
will be commencing in late June until Labour Day. Afterwards, the information will be analyzed and
presented to City Council.
The City is appreciative of your anticipated co-operation in this effort. Should you have any questions or
would like additional information please contact the undersigned.
Yours truly,
905-356-7521 ext. 5204
c
John McGill, Erik Nickel - T.S.H. (Fax - 905-682-4495)
Karl Dren, Alex Herlovich, City of NF
S:\TPS\TPS 6.00 Transportation Planning\TPS 6.20 Transportation Projects\Tourist Area Parking Study\letter to BIA 2006.wpd
Municipal Works • Fire Services • Parks, Recreation & Culture • Business Development • Building & By-Law Services
August 10, 2007
Dear:
Business Owner/Manager
RE:
The City of Niagara Falls in conjunction with Totten Sims Hubicki is in the process of finalizing the field
surveys for the Tourist Area Parking Study. As you may recall, this initiative commenced late August 2005
with the majority of surveys carried out during the 2006 summer season. The objective of the study is to
determine whether the parking requirements in the Zoning By-law are reflective of parking demand in the tourist
area. It appears that due to the high pedestrian volume in the tourist area, the current parking requirements in
the By-law for some land use types have proven to be excessive.
The City and Consultant are requesting your participation in the final surveys related to hotels with conference
facilities. The businesses are randomly chosen based on the type of service provided, to obtain a diverse and
statistically sound sample. The consultant acting on behalf of the city may also be requesting information
regarding employee travel habits, business hours of operation etc. The surveys will be carried out in August
2007.
We are appreciative of your co-operation in this effort. Should you have any questions or would like additional
information please contact the undersigned.
Yours truly,
905-356-7521 ext. 5204
c
Stephen Keen - T.S.H.
S:\TPS\TPS 6.00 Transportation Planning\TPS 6.20 Transportation Projects\Tourist Area Parking Study\hotel survey letter.wpd
Transportation Services
Ext 5204 Fax 905-353-0651
[email protected]
APPENDIX D
SUMMARY RESULTS SHEET
CITY OF NIAGARA FALLS
TOURIST AREA PARKING DEMAND STUDY
Summary of Results
Page 1
Existing Information
May 2009
Visitor Observations
Avg. #
Stops
Linked Trip
adjustment
(1=single trip)
Visitor Adj
Factor
1.00
1.00
0.96
0.20
0.27
0.39
0.38
0.26
0.59
0.13
0.62
0.44
0.65
0.46
0.17
0.61
0.68
10.00
10.00
10.00
10.00
10.00
10.00
10.00
10.00
10.00
10.00
10.00
10.00
10.00
10.00
10.00
10.00
10.00
0.10
0.10
0.14
0.82
0.76
0.65
0.66
0.77
0.47
0.88
0.44
0.60
0.42
0.59
0.85
0.45
0.39
0.016
0.012
0.022
0.226
0.162
0.126
0.123
0.193
0.082
0.144
0.069
0.089
0.094
0.143
0.231
0.069
0.030
5.8
2.3
4.0
33.6
20.6
6.6
17.1
45.4
11.7
25.1
8.0
7.1
16.0
9.5
7.8
0.6
0.4
74.7
95.8
53.4
5.2
7.3
27.0
14.6
6.1
13.1
8.2
33.7
30.6
12.5
25.3
5.1
17.1
38.9
seat
seat
seat
seat
seat
seat
seat
seat
seat
seat
seat
seat
seat
seat
seat
seat
seat
16
5
6
45
36
16
29
61
27
41
24
27
31
25
9
4
4
Avg (Weighted)
27.4
45.4
34.2
3.9
4.2
11.4
8.6
4.5
5.8
5.0
11.2
8.0
6.5
9.4
4.5
2.8
3.6
9.4
seat
seat
seat
seat
seat
seat
seat
seat
seat
seat
seat
seat
seat
seat
seat
seat
seat
seat
3.00
2.79
3.78
3.45
0.91
0.97
0.97
0.90
10.00
10.00
10.00
10.00
0.18
0.13
0.13
0.19
0.035
0.043
0.025
0.053
2.0
4.8
6.4
9.0
150.7
27.3
47.1
55.5
seat
seat
seat
seat
15
14
21
24
Avg (Weighted)
19.4
9.4
14.0
20.8
14.8
seat
seat
seat
seat
seat
93%
56%
69%
46%
34%
56%
3.16
2.97
3.12
2.93
3.63
3.24
0.75
0.37
0.98
0.50
1.00
0.98
10.00
10.00
10.00
10.00
10.00
10.00
0.33
0.67
0.12
0.55
0.10
0.12
0.095
0.126
0.026
0.087
0.009
0.021
6.4
7.0
0.4
9.4
1.5
1.8
45.7
34.4
171.1
50.2
464.1
211.6
m
2
m
2
m
2
m
2
m
2
m
2
7
9
2
12
9
4
Avg (Weighted)
39.5
26.7
25.5
40.5
72.6
93.2
58.6
m
2
m
2
m
2
m
2
m
2
m
2
m
808
1642
517
71
106
95
134
87%
62%
91%
66%
91%
85%
100%
2.87
3.50
3.30
2.52
2.74
3.41
3.13
0.00
0.00
0.00
0.00
0.00
0.00
0.00
3.18
3.72
3.62
3.76
2.56
5.20
3.41
1.00
1.00
1.00
1.00
1.00
1.00
1.00
0.303
0.176
0.275
0.261
0.333
0.250
0.320
244.7
289.4
142.3
18.4
35.1
23.9
42.7
1.6
2.3
1.6
2.2
1.6
1.7
1.4
room
room
room
room
room
room
room
395
514
187
22
43
28
54
Avg (Weighted)
1.0
1.3
1.2
1.8
1.3
1.4
1.1
1.24
room
room
room
room
room
room
room
room
m
2
m
2
m
2
m
2
m
2
m
2
99
61
127
56
49
48
62%
35%
63%
82%
38%
35%
3.36
3.47
3.73
3.50
3.00
3.33
1.00
0.94
1.00
0.88
1.00
1.00
10.00
10.00
10.00
10.00
10.00
10.00
0.10
0.15
0.10
0.21
0.10
0.10
0.018
0.015
0.017
0.049
0.013
0.010
1.8
0.9
2.1
2.8
0.6
0.5
357.5
431.8
393.4
134.3
525.8
1662.6
m
2
m
2
m
2
m
2
m
2
m
2
5
3
5
3
2
3
Avg (Weighted)
134.9
138.6
163.0
134.3
200.5
278.7
148.4
m
2
m
2
m
2
m
2
m
2
m
m2
2
60
105
60
102
28%
38%
56%
66%
3.17
3.50
3.00
3.45
1.00
0.85
0.21
0.79
2.97
3.45
1.64
1.98
0.34
0.40
0.92
0.61
0.029
0.044
0.171
0.116
1.8
4.6
10.3
11.8
177.7
56.0
45.0
26.5
m
2
m
2
m
2
m
2
6
7
18
22
Avg (Weighted)
49.8
36.1
26.0
14.5
36.2
m
2
m
2
m
2
m
m2
seat
4
61%
2.25
0.11
10.00
0.90
0.244
1.0
4.8
1.6
seat
m
2
m
2
m
2
m
2
447
182
3912
226
86%
69%
77%
37%
3.28
3.81
3.11
3.15
1.00
0.98
0.36
1.00
10.00
10.00
10.00
10.00
0.10
0.12
0.67
0.10
0.026
0.022
0.167
0.012
11.7
4.0
653.0
2.7
42.8
50.9
6.8
943.4
seat
2388
92%
3.64
0.04
2.64
0.97
0.247
589.2
4.8
Customer
Survey
Responses
No. of
Parking
Spaces
No. of
Seats
(rooms)
GFA (m2)
No.
Employees
Employee
Drv. %
4960 Clifton Hill
4950 Clifton Hill
4967 Clifton Hill
5438 Ferry St.
5875 Victoria
5645 Victoria
5019 Centre St
5200 Robinson
5657 Victoria
5317 Ferry
4960 Clifton Hill
6546 Fallsview Blvd
6361 Fallsview
5685 Falls Avenue
5500 Ferry St.
5930 Victoria Ave
5733 Victoria
19
9
91
50
22
19
34
33
70
82
66
112
68
93
53
63
155
2
30
30
13
0
200
0
119
0
66
18
shared
21
0
0
434
216
214
175
150
177
250
276
154
205
270
218
200
240
40
10
16
162
350
421
441
635
800
270
522
425
100
513
903
207
50
128
40
10
15
15
20
12
20
20
25
21
20
25
30
20
10
4
4
25%
25%
15%
75%
75%
75%
60%
80%
60%
75%
80%
80%
50%
80%
10%
75%
100%
10.0
2.5
2.3
11.3
15.0
9.0
12.0
16.0
15.0
15.8
16.0
20.0
15.0
16.0
1.0
3.0
4.0
43.4
86.4
95.1
15.6
10.0
19.7
20.8
17.3
10.3
13.0
16.9
10.9
13.3
15.0
40.0
3.3
4.0
seat
seat
seat
seat
seat
seat
seat
seat
seat
seat
seat
seat
seat
seat
seat
seat
seat
369
184
182
149
128
52
139
235
143
174
116
80
170
66
34
9
14
51%
41%
51%
80%
59%
63%
59%
70%
54%
57%
45%
40%
74%
74%
81%
49%
25%
3.26
3.33
3.19
2.90
2.77
3.25
3.15
2.76
3.10
3.51
2.91
2.73
3.25
3.03
2.98
3.22
3.23
Restaurant in Hotel
Sheraton Fallsview Restaurant
TGIF
The Keg
6755 Fallsview
5599 River Road
6700 Fallsview Blvd
6700 Fallsview Blvd
19
132
39
110
403
134
N/A
N/A
300
130
300
500
700
344
400
700
15
10
20
20
90%
90%
75%
75%
13.5
9.0
15.0
15.0
22.2
14.4
20.0
33.3
seat
seat
seat
seat
57
111
255
171
58%
95%
74%
95%
Retail store
Gupta Gift Shop
Ferry Variety
Payless Souvenirs
OK Gift Shop
Bargain King
5701 Victoria
5613 Victoria
5320 Ferry St
5380 Ferry
6683 Fallsview
5278 Ferry
80
62
77
26
47
169
44
10
6
6
27
0
N/A
N/A
N/A
N/A
N/A
N/A
292
240
60
470
689
375
2
4
2
3
10
3
50%
50%
100%
75%
80%
75%
1.0
2.0
2.0
2.3
8.0
2.3
292.0
120.0
30.0
208.9
86.1
166.7
m
2
m
2
m
2
m
2
m
2
m
2
67
55
14
108
158
86
Hotel / Motel
Sheraton Fallsview1
Sheraton on the Falls1
Doubletree1
AAAA Royal Motel1
Camelot Inn1
Hill Top Motel1
Rodeway Inn1
6755 Fallsview
5785 Falls Ave
6039 Fallsview Blvd
5284 Ferry St
5640 Stanley Ave
4955 Clifton Hill
6663 Stanley
115
47
119
35
34
81
62
300
N/A
200
26
50
100
76
402
670
224
40
55
40
61
40000
66000
23000
1761
2170
1806
6222
200
300
60
4
8
4
12
75%
75%
75%
100%
100%
100%
90%
150.0
225.0
45.0
4.0
8.0
4.0
10.8
2.7
3.0
5.0
10.0
6.9
10.0
5.6
room
room
room
room
room
room
room
Museum
Motorcycle Museum
Louis Taussauds
Guinness World
Alien Encounter
Rock Legends
5709 Victoria Ave
5713 Victoria Ave
4943 Clifton Hill
5709 Victoria
5020 Centre St
4950 Clifton Hill
42
49
56
186
32
9
0
4
0
650
404
835
372
324
837
3
3
4
4
4
10
100%
66%
75%
0%
25%
25%
3.0
2.0
3.0
0.0
1.0
2.5
216.7
204.0
278.3
#DIV/0!
324.0
334.8
Night club/bar
Yanks
Wild Mushroom
Spicy Olive
5008 Centre St
5633 Victoria Ave
5815 Victoria Ave
5026 Centre St
65
52
25
29
0
4
40
7
N/A
N/A
N/A
N/A
311
255
464
313
6
5
10
13
75%
50%
75%
75%
4.5
2.5
7.5
9.8
69.1
102.0
61.9
32.1
m
2
m
2
m
2
m
Tattoo parlor
Phat Cat Tattoo
5830 Stanley
59
4
5
70
2
100%
2.0
2.5
Spiderman Ride (ride on Clifton Hill)
Skylon Tower
5685 Falls Ave
4950 Clifton Hill
5200 Robinson St
4950 Clifton Hill
21
62
57
13
500
204
4,459
2,508
8
3
65
5
50%
75%
80%
25%
4.0
2.3
52.0
1.3
125.0
90.7
85.8
2006.4
Arena
5145 Centre St
103
1486
12
100%
12.0
234.1
Location
Address
Restaurants
Boston Pizza
Wendy's
Burger King
Capri
Casa D'oro
Monticello
Beef Baron
Skylon Tower
Montanas
Tony Romas
Kelseys
Applebys
Denny's
Perkins
Dairy Queen
Starbucks
0
212
2809
Calculations
Visitor Parking
Demand Rate
Alternate Units (1
space per)
Units
Calc
Visitor
Parking
Demand
Calc.
Employee
Parking
Demand
Employee Parking
Demand Rate Alternate
Units
(1 space per) Units
Observed Demand
Off/site On/site
OR Max Occup. Modal Split
Ratio (1 = offVeh.
85% or 70%1
site)
(% by Car) Occupancy
seat
2
m
2
m
2
m
2
m
seat
TOTAL No.
Spaces
3
16
6
705
4
Avg (Weighted)
601
Calc Parking Demand
Rate Alternate Units
(1 space per)
Units
31.9
32.6
6.3
641.7
74.5
4.7
2
2
2
2
m
2
m
2
m
2
m
2
m
seat
CITY OF NIAGARA FALLS
TOURIST AREA PARKING DEMAND STUDY
Summary of Results
Page 2
Existing Information
Visitor Observations
Customer
Survey
Responses
No. of
Parking
Spaces
No. of
Seats
(rooms)
GFA (m2)
No.
Employees
Employee
Drv. %
Calc.
Employee
Parking
Demand
6170 Fallsview
5781 Ellen Ave
Fallsview Casino
4983 Clifton Hill
200
48
55
70
123
107
614
700
1500
48
1600
3427
N/A
490
21
30
20
8
90%
90%
90%
75%
18.9
27.0
18.0
6.0
32.5
25.9
83.3
8.0
seat
seat
seat
seat
522
422
1425
48
40%
79%
78%
40%
3.48
3.45
2.56
3.61
5389 Ferry
124
32
565
4
100%
4.0
141.3
m
2
23
81%
2.00
Location
Address
Theatre/cinema
IMAX Theatre
Greg Frewin Theatre
Avalon Theatre
Ripleys Moving Theatre
Employee Parking
Demand Rate Alternate
Units
(1 space per) Units
Calculations
Visitor Parking
Demand Rate
Alternate Units (1
space per)
Units
Avg. #
Stops
Linked Trip
adjustment
(1=single trip)
Visitor Adj
Factor
Calc
Visitor
Parking
Demand
0.50
0.03
0.05
1.00
10.00
10.00
10.00
10.00
0.55
0.98
0.96
0.10
0.063
0.224
0.293
0.011
33.0
94.6
417.3
0.5
18.6
7.4
3.6
90.2
0.06
1.89
0.97
0.396
9.1
62.185
Observed Demand
Off/site On/site
OR Max Occup. Modal Split
Ratio (1 = offVeh.
85% or 70%1
site)
(% by Car) Occupancy
seat
seat
seat
seat
TOTAL No.
Spaces
52
122
435
7
Avg (Weighted)
Calc Parking Demand
Rate Alternate Units
(1 space per)
Units
11.8
5.8
3.4
7.3
9.0
seat
seat
seat
seat
seat
43.2
m
Convention centre
Office/service
Liquor/beer store
LCBO
Personal service
Studio commercial
Combinations of above (other)
May 2009
m
2
13
2
APPENDIX E
SPATIAL REPRESENTATION OF PARKING STATISTICS
(AERIAL PHOTO)

Report Template - Colour - 090105

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