Off-Street Parking Policy Update

Department of Transportation

Off-Street Parking PolicyUpdate

City CouncilOctober 15, 2012


Questions to be Addressed

• How has off-street parking been provided?

• What public policy objectives are currently in place?

• How do they work?

• What are the options for future action?

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Timeline – Off-Street Parking

1940’s – Zoning Code established parking requirements for parcels in commercial districts

1950’s – PK Overlay Districts formed in residential areas adjacent to Colorado Boulevard and South Lake Avenue- Intended to provide parking for businesses

1960’s – Parking Authority created (PMC §2.25) for purpose of supplying public parking3



1970’s – South Lake Parking Place District created to consolidate parking in Shoppers Lane; Holly Street leased

1980’s – Zoning Code updated to create Zoning Parking Credit Spaces; Old Pasadena garages constructed; Plaza Las Fuentes garage constructed via development agreement

1990’s – No free-standing (City) public parking structures constructed; ZPC expanded to 150% of parking supply

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2000’s – Zoning Code updated to reflect reduced parking requirements in Central District;

TOD overlay implemented with further reductions in parking;

Marriott, Paseo Colorado, Archstone (Del Mar) Garages constructed via development agreements;

Trio garage privately constructed with 324 public spaces5



2010’s – TOD overlay challenged by Pasadena Chamber study and East Pasadena businesses;

Public parking removed from Playhouse Plaza project;

Zoning Parking Credit Space pool expanded to include Del Mar garage;

South Lake Avenue credit program adopted on basis of on-street supply 6


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Zoning for Parking

CONCEPT IN PRACTICE• Reduce over-

reliance on street parking>Provide adequate

off-street parking supply

• Equitable means of providing parking in proportion to use>Each parcel satisfies

its own parking demand

SHORTCOMINGS• Applies only to new

uses or change in use>Does not address

existing parking demand in already built areas Cannot be applied

retroactively

>Restricts adaptive reuse of sites/buildings in older urban areas


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Pasadena’s Policy Objectives

• Reduce proliferation of Code-required parking>Shared Parking/Contracts for off-site parking>Joint management of on- and off-street parking

• Facilitate adaptive reuse of existing building stock and parcels in historic areas>Zoning Parking Credit

• Facilitate development of compact walkable districts and reduce auto travel>Park Once>TOD Parking Overlay


Shared Parking

• What it is/does>Allows for land uses on one site to share

parking with adjacent sites to minimize the overall space dedicated to parking

• Why it works>Takes advantage of the peak parking capacity

required of most land uses>Relies on the differences in parking demand by

time of day for different land uses Offices – daytime demand Cinemas – evening demand

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Contracts for Off-Site Parking

• What it is/does>Allows for one site to contract to use under-

utilized parking on a nearby site to minimize the overall space dedicated to parking

• Why it works>Takes advantage of existing under-utilized

parking capacity>Utility is limited by requirement for contract for

deed

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Joint Management

• What it is/does>Pricing system that encourages short-term use

of on-street parking and provides for economical off-street parking

• Why it works>Old Pasadena Model uses a 90-minute free

period in the garages and a modest daily maximum to moderate the shopper and employee demand that would otherwise use on-street parking


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Zoning Parking Credits

• What it is/does>Facilitates preservation of the historic urban

form of a district by allowing adaptive reuse of existing building stock and parcels without adding parking on individual parcels Alternate means (of shared parking) for

meeting zoning requirements for adequate parking

• Why it works>Central reservoir of public parking provided at

sufficient scale to support parking needs of the district


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TOD Parking Overlay

• What it is/does>Facilitates the trip reduction goals of the 2004

General Plan by limiting parking requirements in rail transit-served areas

>Restricts the number of parking spaces that can be built without a discretionary action

• Why it works>Promotes/facilitates self selection by specific

market segments interested in walkable areas>Promotes affordability by reducing the cost of

construction


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TOD Parking Overlay

• Where it applies


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TOD Overlay Outcomes

PLUS• Demographic

changes are yielding changes in residents’ travel patterns

• Foothill Extension will allow similar options for commuters

• Does not preclude the more than minimum parking

MINUS• Viewed as detracting

from the ability to both build and fill commercial space in East Pasadena>Discretionary actions

add time to approval process

>Financing may be linked to higher parking ratios

>Leasing flexibility limited by amount of parking


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Providing Public Parking

• City’s approach has changed over time> Parking Authority – used 1970 – 1980’s> Parking Districts – used once> (Re)Development Commission – used 1980’s – 2010’s> Allow public parking in private development projects

• Role of new development in the process>Increased after 1985 shift of tax increment to FPRS>Current approach is to accommodate public parking

privately in new development projects Playhouse Plaza project outcome nullified that

approach Unwillingness of projects to undertake discretionary

approvals limits utility of this approach


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Current Approach – Issues

• Issue 1 – Different conditions public to private> Public structures/lots rates, hours and accessibility are

governed by City Council; Public parking in private facilities is subject to property owner/parking operator

• Issue 2 – Location of spaces/convenience of parking> Private facilities that serve non-retail land uses

essentially treat public parking as a secondary activity – access to exits, elevators, etc. are oriented to primary tenants, not nearby retail

• Issue 3 – Lack of control over where parking is built> Reliance on development means that siting and timing is

entirely dependent on suitable sites and willing private participants


Pending Projects/Needs

• Civic Center>Currently exploring feasibility and cost of

public parking under Garfield Responding to need to replace Holly Street

when lease expires in 2023• Playhouse District

>Two surface parking lots have been evaluated for parking structures Cost is prohibitive on small sites

»$40,000 per space (more without automation)

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Pending Projects/Needs

• South Lake Avenue>Parking District has reached capacity>Expansion hindered by previous agreements>Revenue being depressed by abuse of free

period• North Lake Avenue, East Washington,

Lincoln, East Colorado>Limited opportunities to site parking structures>Insufficient adjacent parking to form a district

• East Pasadena>TOD Overlay being studied

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Going Forward – Options

ISSUE• The perception that

parking is lacking in the Central District>There is a lack of

FREE off-street parking

>There is a confusing mix of public and private parking and free and paid parking

>Parking is limited in isolated instances

OPTIONS• Revisit priorities for

providing public parking>Retention of historic

structures/urban form>Facilitating change in

use to bolster sales tax base

• Revisit Zoning Code >Are goals being met?>What changes are

needed?


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ISSUE• Impediments to the

City building/operating public parking>Lack of public

resources to site/fund new parking facilities

>Funds needed to maintain the existing parking system physical plant

OPTIONS• Reconstitute the

Parking Authority>Consolidate existing

parking resources Pool existing equity

>Leverage financing for Deferred maintenance New construction

>Standardize Operations Reduce management

expenses


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OPTIONS• Develop new funding

mechanisms>Institute a parking tax

Percentage of transactions or flat rate per space

• Define Standards>Maximum cost per

space for new parking>Operating parameters

Free periods, cost to park

ISSUE• Impediments to the

City building/operating public parking>Lack of public

resources to site/fund new parking facilities

>Funds needed to maintain the existing parking system physical plant

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Off-Street Parking Policy Update

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