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<br />
<br />a~ For this reason, selling space is an unsuitable
<br />unit to use for statistical corn parisons of building area
<br />to parking provisions. But the gross leasable area
<br />(GLA) is measurable. Furthermore-;-eacn tenant'sGLA
<br />~-~-~
<br />is stated in the lease; G~fLkllQwn anQ..l~'!l:
<br />isti c fact~o r Q11tg..2I!ril1g~1hELad.eJ:l!lsE-,j[-QLR!l:Ik!Eg
<br />provision in ;mlatiOll.Joretaihlse.
<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 progression,
<br />with an average of 4.5 spaces per 1,000 squareTeet
<br />of~~L~for centeT~vln~.~.~~ to
<br />~LEL.reef~.jUld
<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 />. .Qffices. Office space amounti~~o 10 percent
<br />of the total GLA can beacc;ommoda~fLwlthQuL
<br />provlduifflclr1<Ing in--.acIdltio';to"lhCiUIllPosecl by
<br />llie appJlg~t19ii=;)CtFe~ov~r~1l parking indices.
<br />CSUice'sp'ace inexce'ss of 10 percent of the center's'
<br />@;AreQUfr8SaaarrrQriaTp~rng=arfli9~:g1i]LIf-~
<br />q,ui!Jlli_l~~lLllli!.n..-fl~frees tandinK_ ofEf~jJ.uil c!iEg
<br />~<lUSfLQLth.e avai lCib ill,tLQ.Lp~~lc.iIlK,.f9L_QllC!1.
<br />,pm:p.ose&'-Qig~(3..{')p_1E!ln~E)~should . b elQ.~~!.~.~o
<br />that offiCE) tenants do not use the be'siretail park-
<br />~~~~.~~,."^_~_ _n__ ~.-. ---~ ----- - ---"---- - --- -_ _ _~_.....".~,_~_____~_--=-__
<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 ~~.withJ.Qn,OQn..to-200,OOO.-
<br />square feet of GLA h_Clyjllg(:;i.!!~]1la..~_~ith.lU2 toi~..Q_.
<br />s-eafS, ariaatce;ters with over 200,000 square feet
<br />nLA hs!yj.l1g_~!n~l1lC!~.JNHh,.gp.J().Z~g,,_~.E)'=!!~L
<br />patrons can be accommodCited vvJth()ll1Jhe~pr.l:Lvi:.
<br />'slon .Q[]~i.l1g~nsH.~~aIu.JtLldIilQiJQ"lh.ILQY~I.~~JL
<br />r~gQ!!!.rp.~~~~t{').SL~.1<l:!1.QfU:J;t. Cinemas having more
<br />than 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 procedure~Ees~ntedin thf. study
<br />report) forcerlter-s-'irl~wbiclLul.2-.1Q...~ percSUlt of
<br />center GLA kdev0tea-to.Jo.OO-seF-vice.6
<br />C-----------".. ..
<br />
<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 centers and those located in
<br />established retail areas, this conclusion could not be
<br />made for centers in the CllQ~,QL!12~I()T..sjJi~swh!?r.l3
<br />tenant service and trade must be
<br />
<br />According to the ULI study, a center will E~.l3E~t~
<br />on a SaturdaY~Il_~Y?L~g~ of eight,P!'lCl.khmu:_tripsper
<br />1;6QQs9.~QTIiJ_{')_{')!9Lg1.A~:~t~ip is defined.as one car
<br />dr.ivingj!l:..'!12g_Q!1~.f~f.2!1~~ng C?~!, \J\THlJjli-:-e~p~ trJp
<br />period coin c i diniS\J\Tit.htl1ElJlEl~L~h() PJliIlgE~Ei()c!
<br />(rr~~::=~~~5~~~Q.jin1.). For a given center, the peak hour
<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 />4 Ibid., p. 16.
<br />5 Ibid., p. 17.
<br />6 Ibid., pp. 17, 18.
<br />
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