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<br />a~ For this reason, selling space is an unsuitable
<br />unit to use for statistical comparisons of building area
<br />to parking provisions, But the gross leasable area
<br />(GLA) is measurable, Furthermore, each tenant'SC1J\
<br />is'stated in the lease; GLA is thus a known and real-
<br />istic factor for measuifrigjhe adequacy of parking
<br />provision in relatimLto-retaih:lse.
<br />Based on a comprehensive study of parking re-
<br />quirements for shopping centers conducted by ULI
<br />under the auspices of the International Council of
<br />Shopping Centers, the following base parking stan-
<br />dards are recommended for a typical shopping center
<br />today:2
<br />
<br />. 4.0 spaces per 1,000 square feet of gross leasable
<br />area (GLA) for centers having a GLA of 25,000 to
<br />400,000 square feet;
<br />. from 4.0 to 5,0 spaces in a linear ro ression,
<br />with an average 0 4,5 spaces per 1,000 square feet
<br />of ~L~, for ce~lers havlllg trom 400.0.0.0 to
<br />600,00 square eet: and .
<br />~
<br />. 5,0 spaces per 1,000 square feet of GLA for centers
<br />having a GLA of over 600,000 square feet.
<br />
<br />These new standards recognize differences in cen-
<br />ter size and the impact of certain uses. They are there-
<br />fore somewhat more complex than the single index of
<br />5,5 spaces per 1,000 square feet of GLA previously
<br />recommended. To understand fully and apply cor-
<br />rectly the recommended standards, one should read
<br />the complete ULI report.
<br />The provision of parking based on these standards
<br />will serve patron and employee needs at the 20th
<br />busiest hour of the year, and allow a surplus during all
<br />but 19 hours of the remainder of the more than 3,000
<br />hours during which a typical center is open annually,
<br />During 19 hours of each year, which are distributed
<br />over 10 peak shopping days, some patrons will not be
<br />able to find vacant spaces when they first enter the
<br />center. However, these standards will need to be ad-
<br />justed depending on the quantitative presence of cer-
<br />tain land uses,3
<br />Within the full range of tenants found in shopping
<br />centers, offices, cinemas, and food services require
<br />additional consideration,
<br />
<br />"
<br />
<br />. Offices, Office space amountin u to 10 percent
<br />b t e to a can e accommodated with.o.u.l
<br />provldmg pa1j<ing in addition t~. that i~posecLEY
<br />!he application of the overall. parking indices,
<br />Qffice space in excessol1oper'cellt o{theceiiier's'
<br />G1A requires additional parkingLalthough it re-
<br />qJ.I.ires less than a freestanding office building
<br />because of the availability of parking for dual
<br />WlrpOSIiIS, Office entrances should be located so
<br />that office t~nants dp_nQtuse the-best retail park-
<br />
<br />I'1B6
<br />
<br />ing spaces, Mixed-use developments where the
<br />'pnmary use in building area is other than retail
<br />selling were not addressed in this study and
<br />therefore the standards set forth here may not be
<br />applied.4
<br />. Cinemas. At centers wit.lL..1.o.o...0o..D-to_2.D.O,OOO-
<br />square feet of GLA having cinemas with up to 450
<br />seats, and at centers with over 200,000 square feet
<br />O'f"GLA having cinemas with UI? to 750 seats,
<br />patrons can be accommodat;d;ith01.i----:-
<br />SlOn 0 par ing space.s.Jn..addition to the overall
<br />recommended standax:d... Cinemas having more
<br />t1la.n this number of seats, or cinemas located at
<br />smaller centers, however, require a nominal three
<br />additional spaces per 100 seats, as set forth in the
<br />full study report. 5
<br />. Food Services. The amount of center GLA de-
<br />voted to food service tenants influences the
<br />number of required parking spaces. The number
<br />of spaces to be added (or subtracted) from the
<br />amount of parking otherwise required can be cal-
<br />culated (using procedures resented in the study
<br />repor or centers in whir.h lip to 5 percent of
<br />center GLA..is-.de\let-e~foo.d-g@F-vice.6
<br />c:--- -
<br />Several key factors that had been considered likely
<br />to cause variances in demand were not supported by
<br />the study, No differences were found in demand be-
<br />cause of regional location at centers located in the
<br />United States as opposed to Canada, or at centers
<br />located in small as opposed to large cities, The find-
<br />ings concerning suburban location versus downtown
<br />location were less firm. While comparison did not
<br />show statistically significant differences in peak de-
<br />mand between suburban ~enters and those located in
<br />established retail areas, this conclusion could not be
<br />made for centers in the ~BDs of major cities wJ!.@...
<br />tenant service and high..w'!!l-in trade must be c~-
<br />e~d~ -
<br />-----
<br />According to the ULI study, a center will generate
<br />~on a Saturd~~n average of eight peak hour tripLp.er
<br />1,000 square feet of GLA, ~ trip is defined as one car
<br />driving in and one car driving out, ~ith the p'eak trip
<br />period coinciding with the peaK sho~_~riod
<br />(rroon-tcr5:GQJ1.ro,.), For a given center, the peak hour
<br />--
<br />
<br />2 Urban Land Institute. Parking Requirements for Shopping
<br />Centers; Summary Recommendations and Research Study Report
<br />(Washington. D,C.: ULI-the Urban Land Institute. 1982).
<br />
<br />3 Ibid,. p, 2,
<br />
<br />4 Ibid.. p, 16,
<br />
<br />5 Ibid,. p. 17,
<br />
<br />6 Ibid" pp. 17, 18,
<br />
<br />65
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