PC 2016-11-15_9a STAFF 15-001 Parking Scope of WorkMEMORANDUM
TO: PLANNING COMMISSION
FROM: TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR
BY: MATTHEW DOWNING, PLANNING MANAGER
SUBJECT: CONSIDERATION OF STAFF PROJECT 15-011; REVIEW OF DRAFT
SCOPE OF WORK FOR THE 2016/17 PARKING STUDY; LOCATION-
CITYWIDE
DATE: NOVEMBER 15,2016
RECOMMENDATION:
It is recommended the Planning Commission review the draft scope of work prepared for
the 2016/17 parking study and provide feedback to address the Commission's parking
concerns.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
This work program was unidentified during the 2015-2017 budget update. Staff
resources will be impacted as a result of studying the City's current parking regulations
and may cause deferrals to other work efforts previously identified. The City Council
prioritized this work effort during their July 18, 2016 goal setting workshop, authorizing
staff to seek professional contract services to help complete the study.
BACKGROUND:
The Planning Commission has previously received information on City Policies to help
guide the Planning Commission in its deliberations on this item (Attachment 1 ). Many of
these policies are aimed at concentrating parking into common parking areas for
maximum land use efficiency, preservation of visual aesthetics, and ensuring adequate
supply. A scope of work has been prepared to help further refine the Commission's
direction on the parking study (Attachment 2).
ANALYSIS OF ISSUES:
Parking is an important component in many land use decisions. It affects trip generation,
mode choice, urban design and fonm, economic viability, and personal mobility. In an
automobile dependent state, region, and county, the character, competitive capability,
and commercial convenience of the City is largely detenmined by the quantity and quality
of parking availability for both short-term and long-term uses.
PlANNING COMMISSION
CONSIDERATION OF STAFF PROJECT 15-011
NOVEMBER 15, 2016
PAGE2
As discussed at previous Planning Commission meetings, parking studies tend to focus
more on specific districts of communities instead of the Citywide nature of this study.
Consideration of modifications to Citywide parking standards are typically undertaken as
part of a more comprehensive zoning ordinance update, taking into consideration the
impacts to land use. that can arise from the increases or decreases of onsite parking
requirements. However, in order to address and overcome this issue, it is the intent of
the study to focus on specific example sites within the City. These example sites would
include several compact residential developments, as well as commercial developments
that include a mixture of uses.
A significant portion of the parking study is proposed to obtain quantifiable data on how
much parking is provided for the different example sites and how impacted that parking is
during peak times. Additionally, it is anticipated that the consultant would also use other
data sources to help inform the data collection efforts. Using this collected data, it is
anticipated that the selected consultant would provide an analysis of the current
performance of parking in existence. Additionally, the data will be used in combination
with the General Plan to create future demand projections, ensuring that parking to be
required is adequate to serve the future uses. Lastly, based on the work under these two
(2) efforts, the consultant will provide recommendations on modifications to the parking
standards and recommend other opportunities to address future parking demand.
ALTERNATIVES:
The following alternatives have been identified for the Planning Commission's
consideration:
• Direct staff to proceed with issuing a Request for Proposals based on the prepared
scope of work;
• Revise the prepared scope of work and direct staff to proceed with issuing a
Request for Proposals;
• Revise the prepared scope of work and direct staff to return to the Planning
Corn mission with the revised scope of work prior to proceeding with a Request for
Proposals;
• Do not direct staff to proceed with work on the parking study and instead provide
direction to report to the City Council a recommendation to defer the parking study
project until a future date; or
• Provide other direction to staff.
ADVANTAGES:
This work effort will allow an opportunity for the parking standards to be reviewed and
necessary modifications to be made, keeping the City's parking standards current and
facilitating investment and development in the community.
PLANNING COMMISSION
CONSIDERATION OF STAFF PROJECT 15-011
NOVEMBER 15,2016
PAGE3
DISADVANTAGES:
Staff workloads are currently very high and initiation of this work program will result in
other existing work efforts being delayed. However, the use of a consultant will alleviate a
portion of the work associated with the project.
ENVIRONMENTAL REVIEW:
No environmental review is required for this item. Appropriate environmental review will
be required in the future when the project is being finalized.
PUBLIC NOTIFICATION AND COMMENTS:
The Agenda was posted at City Hall and on the City's website in accordance with
Government Code Section 54954.2. No public comments were received.
Attachments:
1. Current General Plan Policies related to parking
2. Tentative Scope of Work-2016/17 Parking Study
ATTACHMENT 1
Current General Plan Policies Related to Parking
Circulation Element:
CT3-5.Z Discourage on-street parking in Agriculture areas to enhance visibility and minimize
trespassing.
CT3-5.3 Develop adequate public or shared off-street parking lots conveniently located behind
and beside buildings in Village Core and Mixed Use Corridors, according to area design
guidelines.
CT4. Ensure compatibility and complementary relationships between the
circulation/transportation system and existing and planned land uses, promoting
environmental objectives such as safe and un-congested neighborhoods, energy conservation,
reduction of air and noise pollution, transit, bike and pedestrian friendly characteristics.
CT4·1 Promote "transit-oriented developments" and coordinated, compatible land use
pattern by encouraging multiple family residential and special needs housing in Mixed Use
Corridors, Village Core and near Office, Regional Commercial, Business Park and major
Community Facility areas.
CT4·1.3 Consider higher density allowance and reduced parking requirements within one-
quarter mile of transit routes when updating Development Code.
CTS-7 Utilize assessment and improvement districts and other supplemental private funding
to correct local area deficiencies such as inadequate parking, transit and streetscape
enhancement or completion of local street or trail segments that benefit the area.
Economic Development Element:
EDS·l.Z: Implement comprehensive design guidelines pertaining to both public and private
improvements, including, but not limited to, building fa<;ade restoration, landscaping, street
furniture installation, undergrounding of utilities, historic district character, and the
development of parking facilities.
EDS-1.4: Incorporate infrastructure projects into the City's Capital Improvement Program that
address deficiencies in commercial corridors that include major street reconstruction,
provision of fiber-optic cable, storm drain and sewer improvements, water capacity
improvements, underground utility projects, public parking improvements, improvements to
park facilities, recreation areas, community facilities, and other public buildings.
Housing Element:
Goal A: Provide a continuing supply of affordable housing to meet the needs of existing and
future Arroyo Grande residents in all income categories.
A.3-3. The City shall amend the Development Code to provide additional incentives specific
for extremely low-income housing projects. Incentives may include flexible standards for on-
and off-site improvements such as reduced parking requirements, reduced curb, gutter, and
sidewalk requirements; reduced or deferred water and/or sewer connection fees; permit
streamlining procedures and development review; or financial incentives and assistance.
Goal 8: Ensure that housing that is constructed in the City is affordable to all income levels
8.3. The City may establish parking districts, or off-site shared parking, and use of in lieu fees
where appropriate to enable additional density.
Goal D: In order to provide affordable housing, especially for extremely, very-low and low-
income households, encourage apartment construction.
D.l. The City shall relax parking standards for apartments containing extremely, very low, low,
moderate and/or senior housing.
Incentives available for "Attainable Housing" projects are anticipated to include but will not
be limited to: Reduced parking standards
Land Use Element:
LU4-2 The Office classification shall complement, and not conflict with, adjoining
development. Features such as pedestrian oriented plazas, landscaped street yards and off-
street parking areas, outdoor seating, fountains and similar amenities are encouraged. The
maximum floor area ratio (FAR) shall be 0.5.
LUS-8.3 Promote the development of buildings along a landscaped sidewalk frontage.
Promote rear yard parking by discouraging front yard parking and encouraging private, shared
or public parking facilities be located to the rear of buildings or side streets in Mixed Use
corridors.
LU5-11.4 Promote public transit-oriented development by allowing density bonuses and
Mixed Uses with shared or public parking reduction to conventional individual parking
requirements.
lU6-9.2 Link individual buildings with each other through the use of walkways, in addition to
sidewalks and encourage shared or common parking.
LU6-9.4 Discourage private parking facilities placed along and visible from Branch Street or
Traffic Way street frontage. Encourage public or shared off-street parking behind street
frontage buildings.
lU7-8 Projects in BP areas shall be located with direct access to arterial or non-residential
collector streets, and developed in a campus-like setting with standards for landscaping,
building fa~ade treatments, signage, pedestrian/employee amenities, etc., including but not
limited to consideration of the following: d. use of extensive landscape in open areas and
parking lots, including broad landscaped setbacks from principal peripheral streets; e. location
of parking to minimize views from principal peripheral streets;
LU1Z·Z.9 In higher density projects with opposing garages or carports, turn individual units
and orient them to avoid the monotony of parking corridors. Alternately, stagger parking
areas and provide appropriate landscaping.
LUlZ-7.3 Through the site plan review process, ensure that commercial facilities are oriented
to the pedestrian by the incorporation of seating areas, courtyards, landscaping, and similar
measures. Discourage wide expanses of parking lot between the sidewalk and the front of
commercial buildings and provide safe, easily identifiable pedestrian access through the
parking lot from multiple access points. Parking facilities should be convenient, well-designed,
usable, aesthetically attractive, landscaped (with large shade trees) and comply with City
design standards and guidelines.
LU12-11.9 Develop specific design criteria where feasible for commercial areas not expected
to develop as unified centers, in the form of conceptual approaches that integrate
landscaping, driveways and parking into functionally unified wholes.
Climate Action Plan:
Measure TL-5: Parking Supply Management -Reduce parking requirements in areas such as
the downtown where a variety of uses and services are planned in close proximity to each
other and to transit.
TL-5.1: Continue to implement reduced parking requirements where appropriate.
Measure TL-7: Smart Growth • Identify and implement additional incentives to encourage
mixed-use, higher density, and infill development near existing or planned transit stops, in
existing community centers/downtown, and in other designated areas.
TL-7.1: Provide and promote incentives (e.g., parking reductions, priority permitting, etc.) for
mixed-use and very high-density development that has a minimum density of 20 dwelling
units per acre and is located within Y.-mile of an existing or planned transit stop or park and
ride facility with regularly scheduled, dally service.
ATTACHMENT2
Tentative Scope of Work-2016/17 Parking Study
1. Task 1-Existing Conditions, Data Collection and Analysis
1.1 Project Initiation
The Consultant will meet with City staff to kickoff project, review and refine project
schedule, and identify available data relevant to the project, including available base
maps.
1.2 Collect Available Data
The Consultant will work with City staff to identify and collect available data, reports,
and studies related to parking. This step will allow the team to identify existing data and
document the current policy and regulatory framework for on-and off-street parking.
1.3 Parking Policy Review
The Consultant will analyze existing parking management policies, enforcement
practices, development standards, or other relevant tactics employed in the City that
would influence or be influenced by a new parking management program. This
evaluation should include:
• Current methods of parking supply and demand management. including parking
fee/rate structure, permit programs, hours of operation, time limits, on-street
parking regulations and times, restrictions, enforcement practices and
procedures, signing, lighting and disabled parking;
• Flexible parking requirements for uses that implement programs proven to
reduce parking demand;
• Shared and/or off-site parking, including potential incentives for developers to
seek out appropriate shared parking opportunities;
• Programs to increase the adequate provision of parking and reduce barriers to
new development (such as parking assessment districts);
• Bicycle parking requirements, as well as priority parking standards for smali or
fuel-efficient vehicles;
• Meeting all state and federal requirements for parking that is accessible to
persons with disabilities; and
• Ideas of entitlement streamlining in order to expedite projects with parking
schemes that help achieve City goals.
1.4 Document Existing Supply
The Consultant will conduct a field survey of select example sites to determine and
inventory the parking supply of differing development types, including on,street
parking. This will include documenting the supply by space type, verifying the off-street
parking spaces, and marking the presence of disabled spaces or other markings.
1.5 Peak Period Count
The Consultant will conduct targeted occupancy studies to produce parking utilization
data. Parking occupancy counts will be conducted during "peak-hour" on one (1) typical
weekday and on one (1) typical Saturday on all on-and off-street public and private
spaces in the select example sites. This count will allow the Consultant to determine the
demand for parking during those times.
In the event that, depending on the project schedule, data collection efforts miss the
peak usage periods, it may be necessary to use a combination of other data sources and
adjustment methodologies to account for peak demand. These may include, but not be
limited to:
• ULI's Shared Parking seasonal adjustment methodology;
• Selected land uses from the ITE Parking Generation manual;
• Seasonal parking data from neighboring jurisdictions;
• Sales tax receipts;
• Transient Occupancy Tax revenue; and
• Hotel occupancy rates.
1.6 Analysis of Parking System Performance
The Consultant will conduct a comprehensive analysis of the parking data. Parking
utiifzation and turnover rates and patterns will be analyzed to assess the capacity for the
existing supply to meet current demand. Importantly, the Consultant will develop a
comprehensive list of all land uses within the select example sites using the most
current land use data available. Using this information, the Consultant will conduct an
objective assessment of actual parking usage during a "typical" day for the study areas.
2. Task 2 Future Parking Demand
2.1 Establish Development Scenarios
The Consultant will work with City staff to use the City's land use regulations, current
development plans, future number of employees, and upcoming development
proposals to establish two (2) growth scenarios, including the short-term (over the next
1-4 years) and medium-term (over the next 5-10 years). These growth scenarios are to
be translated into average annual land use and expansion growth rates (i.e. 25 new
residential units per year; 3,000 square-feet of general office per year, 200 new
employees per year, etc.) that can be used as a basis for the demand projections. For
restaurants and assembly uses (such as theaters), the consultant should specifically
correlate parking demand to the number of seats.
2.2 Identify Development Scenario Parking Surplus or Deficit
The Consultant will utilize all appropriate data sources, resources, and existing parking
performance findings to project future demand. As parking supply expansion represents
a large investment for the City and property owners, accounting for projected parking
demand, economic factors and community interests shall be considered, and the point
at which parking expansion becomes necessary is an important metric to identify.
3 Task 3-Parking Standard Recommendations
3.1 Based on the findings of Tasks 1 and 2, the consultant will provide recommendations to
modify the current parking ordinance, if necessary. Additionally, parking demand
strategies and solutions to address current and future parking demands, including
consolidated parking facilities, joint use or shared parking, peak period parking
strategies, and bicycle parking management shall be considered and recommended to
the City,