HomeMy WebLinkAboutBALBOA_PENINSULA_PARKING_MANAGEMENT_PROGRAM*NEW FILE*
BALBOA_PENINSULA-PARKIN i
G_MANAGEMENT_PROGRAM
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Proposal for a
Balboa Peninsula Parking
Management Program
Submitted to
City of Newport Beach
b�,
/yk Meyer, MohaddesAssociates, lnc.
Traffic Engineering • Transportation Planning
In association with
Michael Kodama Planning Consultants
Kotin Mouchly Group Urban Economists
Moore Iacofano Goltsman, Inc.
September 15, 1997
P97-237
' AA Meyer, Mohaddes Associates, Inc.
' Traffic Engineering • Transportation Planning
tSeptember 15, 1997
Mr, John Douglas
' Principal Planner
Community and Economic Development Department
City of Newport Beach
' 3300 Newport Avenue
Newport Beach, CA 92658-8915
' RE: Proposal for the Balboa Peninsula Parking Management Plan P97-237
Dear Mr. Douglas:
' Meyer, Mohaddes Associates, Inc. (M114A) is very pleased to present this proposal to prepare a Parking
Management Plan for Balboa Peninsula. MMA is uniquely qualified for this project based on numerous
' similar projects we have completed throughout southern California, specifically in waterfront/beach
communities. We have carefully reviewed the needs of the City with respect to parking management, and
have conducted field reviews in preparation for submitting this proposal.
' MMA is pleased to be joined by three firms which bring significant expertise in the areas of urban
planning, land use, financing, community outreach/consensus building and parking management. Michael
' Kodama Planning Consultants (MIUC) will help the team to coordinate with recent planning efforts and
will assist in assessment of land use policies and trends. As you know MKPC has recently assessed parking
issues on the Peninsula and they are very knowledgeable of the related issues such as Peninsula bus
' access/circulation, parking pricing and Coastal Commission issues affecting the Peninsula. Kotin Mouchly
Group (KMG), a real estate and urban economics firm, will assess existing and future financing and
funding issues. They have worked for many cities reviewing parking revenue streams and helping to
' design long term funding strategies. Moore Iacofano Goltsman, Inc. (MIG) is a renowned firm that
specializes in community outreach and consensus building. Their role will be to design an effective
outreach strategy and assist in organizing and facilitating community meetingS and meeting follow up
' efforts.
We are aware of the unique characteristics of each District and the need to develop parking management
' strategies that work in each area. Strategies may differ due to the commercial orientation of the Lido
District, for example, as compared to more residential and historic districts. As pointed out in the Project
2000 report, parking management must take into account seasonal variations, visitor parking, resident
' visitor parking, commercial parking and other parking needs. In addition, parking financing and revenue
must be carefully studied. All of the Plan objectives will require balancing the parking needs of
businesses, to ensure economic stability, with parking intrusion problems associated with visitors. Without
' a parking management plan, parking will likely continue to become more scarce for businesses and
residents. Many previous studies of the Peninsula have been completed, and only some of the parking
recommendations proved feasible. MMA will build upon and coordinate these efforts in the parking
' management planning process.
Our team's approach combines extensive field review, a comprehensive technical analysis utilizing
customized spreadsheet programs, and significant interaction throughout the project with City staff,
1 3010 Old Ranch Parkway, Suite 350 Seal Beach, CA 90740 • Phone: (562) 799.0200 • Fax: (562) 799.0011
' im Mever. Mohaddes Associates, Inc.
' Mr. John Douglas
September 15, 1997
Page 2
' businesses, citizens and others as needed. MMA, as the lead consultant, not only brings considerable
' parking expertise but also we will use our traffic engineering resources to review potential changes to on -
street parking, loading areas, off-street circulation areas and also satellite parking and shuttle systems that
may enhance the parking supply and efficiency.
The designated project manger for MMA is Gay Hamrick, a Principal of the firm, with over 14 years of
experience in parking and traffic planning in downtown areas and beach cities. He brings to this project
his experience completing parking studies in Downtown Manhattan Beach, Downtown Santa Monica, 0
' Segundo, Seal Beach, Hermosa Beach, West Hollywood, Rancho Mirage and many other cities. Our firm
has conducted major parking studies throughout California and we have considerable experience dealing
with unique and sensitive waterfront areas, beach communities and areas with large seasonal variations in
' parking demand and traffic flow. MMA also has an established relationship with Newport Beach staff
through our recent work on the City's Communication Master Plan.
' Meyer, Mohaddes Associates has a strong record of on -time performance and quality work products and
we encourage you to check our references. We also have a proven record of consensus building amongst
competing interest groups. We would very much like to continue our working relationship with Newport
' Beach and to bring forward the benefits of our previous experience and knowledge of the parking
management planning on this important project. Please contact either Gary Hamrick at (562) 799-0200
or myself at (213) 488-0345 with any questions associated with this proposal.
1 Sincerely,
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Meyer, Mohaddes Associates, Inc.
Michael P. Meyer
Principal
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Balboa Peninsula Parking Management Plan Proposal Newport Beach
Table of Contents
1. BACKGROUND, APPROACH AND WORK PLAN ............................. 1
Task 1. Review Existing Studies ................................... 2
Task 2. Refine Scope of Work .................................... 2
Task 3. Refine Study Area ....................................... 2
Task 4. Analyze Existing parking Inventory and Usage .................... 3
Task 5. Determine Current Parking Needs ...........................: • 5
Task 6. Evaluate Alternative Strategies ............................... 7
Tasks 7/8 Draft Report/Final Report ................................. 12
Task 9. Meeting/Workshops.................................... 13
SCHEDULE................................................... 14
2. RELATED EXPERIENCE AND QUALIFICATIONS ........................... 16
Related Project Experience ....................................... 17
3. PROJECT ORGANIZATION AND STAFFING ...............................
24
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ProposedStaff ...............................................
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Project Manager ..............................................
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KeyStaff ..................................................
4. PROPOSED BUDGET ............................................... 27
APPENDIX. Resumes and Additional Qualifications
' Meyer Mohaddes Associates, Inc.
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Balboa Peninsula Parking Management Plan Proposal Newport Beach
1. BACKGROUND, APPROACH AND WORK PLAN
The Parking Management Plan is,an important element of the overall comprehensive planning of the
Peninsula. Parking directly affects future development, quality of life, pedestrian activity, traffic patterns,
the economy and other elements. Meyer, Mohaddes Associates will work closely with the City and the
community to be sure that the parking reconindendations support and promote the ideals of the citizens and
businesses.
As with all waterfront communities, there has been a growing perception on the part of City residents that
there is a parking problem in the area and that either additional public parking supply needs to be provided
or other solutions must be found. The Parking Management Plan project will provide an analysis of the
current parking situation, future needs and recommendations to comprehensively address short term and
long term parking problems, as well as to develop financing mechanisms for public and/or private parking
in the City.
Key issues and questions to be addressed include:
• Should more parking be added on the Peninsula? If so, where should the parking be located
and what are the costs to create it?
• Are the current parking meter time limits and rates appropriate for the types of land uses?
Should certain time limits and rates be modified?
• How will future development affect the parking demand and impact the overall parking
situation?
• Are there other parking management strategies (i.e., remote parking with shuttle, improved
signage, better enforcement, etc.) that will help to alleviate parking impacts?
We have assembled a detailed work plan based on our previous work in the City, discussions with staff and
our experience in conducting similar parking needs assessment studies for other cities. The proposed tasks
are organized as the following:
Task 1.
Review Existing Studies
Task 2.
Refine Scope of Work
Task 3.
Refine Study Area
Task 4.
Analyze Existing Parking Inventory and Usage
Task 5.
Determine Current Parking Needs
Task 6.
Evaluate Alternative Strategies
Tasks 7/8
Draft Report/Final Report
Task 9.
Meetings/Workshops
Meyer Mohaddes Associates, Inc. __
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Balboa Peninsula Parking Mandgement Plan Proposal Newport Beach
TASK 1. REVIEW EXISTING STUDIES
The consultant team will review all relevant parking studies and related projects including Project 2000,
Urban Design Camp, RUDAT, specific plans, community plans, the General Plan, Local Coastal Plan,
City parking codes, other previous parking studies and other documents as applicable. One of our team
members, Michael Kodama Planning Consultants, is already very familiar with the previous work having
participated with the City on a potential tour bus/parking pricing program. Key information to be derived
from the review incudes:
• historical data for use in assessing parking demand and supply trends and land use trends
• attitudes and opinions of local residents, business owners and visitors
• goals, objectives, policies and visions of past planning efforts
• parking recommendations that have been implemented as well as those that have not been
implemented, and the reason that they were not carried forward
A written summary of past efforts will be produced, which will include an easy to read matrix format and
text discussing key issues and summarizing parking data already collected..
TASKS 2 and 3. REFINE SCOPE OF WORK AND STUDY AREA
These two tasks will be conducted simultaneously. The consultant team will work closely with City staff
to define key issues to be addressed and identify desired products. There are several critical issues to
consider in the refinement process, including:
• key constituent groups such as neighborhood associations, businesses and business
associations, council districts, parking area managers
• geographic coverage of past studies/planning efforts
• areas of known parking problems and types of problems
• areas of foreseeable growth or change in land use
• need for additional data collection based on review of City's efforts to data and past data from
past studies
• specific goals of public outreach and how it relates to workshop process
' These issues and many others will be reviewed with staff. The final scope will build upon the scope
contained in this proposal, and will be oriented to producing the desired final products. The scope
' refinement will include one or more meetings with the consultant team, city staff and decision makers as
determined necessary. It will be conducted following Task 1 and after the team has submitted a Task 1
summary report.
' Meyer Mohaddes Associates, Inc.
' Balboa Peninsula Parking Mandgement Plan Proposal Newport Beach
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TASK 4. ANALYZE EXISTING PARKING INVENTORY AND USAGE
' Objective: To provide inventory of existing parking supply, utilization and duration
4.1. Parking Supply
As part of Task 1, Meyer, Mohaddes Associates will have already obtained and thoroughly reviewed the
' previous parking studies, Local Coastal Plan and municipal codes relating to parking in Balboa Peninsula.
In addition, we will have reviewed, mapped and summarized the 1997 summer parking data collected by
the City working with TDS. Based on our review of that work, MMA staff will have a strong working
' knowledge of historical parking trends and issues affecting the area. Also, Michael Kodama will assist in
collecting and summarizing existing parking supply and related data from their existing project.
' MMA will prepare an inventory database of the parking supply in the study area to identify the location,
number, type and use restrictions for on -street and off-street public parking spaces. The inventory will be
completed through a review of the City's existing parking inventory data (as already obtained by MMA)
' as well as field investigations by MMA staff. To the extent possible, the City's available data will be
incorporated into the database to minimize new data collection. The information will be presented in both
tabular and graphic format.
4.2. Parking Utilization
' Peak summertime parking utilization surveys have already been completed including aerial photos on a
weekday and two Saturdays. As part of this project, MMA will work with the City to design focused off-
peak (non -summer) parking utilization surveys in the study area during which the occupied parking spaces
' within each off-street parking facility (as access can be obtained) and on -street locations will be counted
(either by aerial photo method or manually if weather does not permit). The two objectives of conducting
a utilization survey are to analyze the adequacy of existing supply at respective parking facilities for the
' peak period as well as non -peak period and to determine the extent of potential parking demand fluctuations
during the survey period. (9:00 AM-11:00 PM, on a typical weekday and typical weekend day). We have
discussed the current data collection effort with Traffic Data Services (TDS) to determine the methodology
of the summer data collection effort. Based on those conversations, it seems that most efficient method
for updating the data will be additional aerial photos. However, non -summer weather may not be as
conducive to such an effort. If not, focused walking surveys will be needed. The study area is too large
' to realistically count each space effectively, however, sample surveys will be adequate to provide a picture
of non -summer patterns.
The figure on the following page illustrates the results of the similar work conducted by MMA to identify
summertime parking utilization survey conducted for downtown Manhattan Beach.
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' Meyer Mohaddes Associates, Inc.
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Total off-street private parking spaces = 493 4 NUMBER OF PARKING SPACES►
NDrroscALE
MANHATTAN BEACH DOWNTOWN PARKING STUDY FIGURE
TnI1cEeahy . T.noa.+N �..M Off -Street Private Parking Inventory —
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Total off-street private parking spaces = 493 4 NUMBER OF PARKING SPACES►
NDrroscALE
MANHATTAN BEACH DOWNTOWN PARKING STUDY FIGURE
TnI1cEeahy . T.noa.+N �..M Off -Street Private Parking Inventory —
' Balboa Peninsula Parking Management Plan Proposal Newport Beach
4.3. Parking Duration/Turnover
' We propose a sample based parking duration/turnover survey in the study area. The parking
duration/turnover survey will be conducted in conjunction with the parking utilization survey and will cover
' the peak parking period as well as non -peak periods. Duration surveys are conducted by noting license
plate numbers of parked vehicles once per hour. Plate numbers are then matched to determine how long
a single vehicle occupied a space.. The information from this survey will determine occupancy levels and
the parking duration characteristics associated with various land uses and lots (i.e., does one lot have higher
turnover than another, or does one street have longer term parking for restaurants?). Average parking
duration will be used to evaluate the effectiveness and/or appropriateness of time and duration restrictions.
' It will also help in quantifying the demand for short-term versus long-term parking by land use type and
will provide data on violations and other problems by type of parking supply. Parking duration surveys
will be conducted on ample basis due to the fact that they are very labor intensive and costly. Locations
' will be chosen based on the results of Task 1 and the knowledge of areas that may experience meter
feeding, parking intrusion, Have a large number of businesses with special parking time limit need, or other
reason for a focused duration survey.
' 4.4. User Surveys
' MMA will conduct employer/employee and user surveys to provide background information on employee
commute patterns, visitor trip origin, parking habits, auto occupancy, ridesharing and other parking issues.
The surveys will either be via postcard/mail-in questionnaire, in -person surveys, or a combination of both.
' The exact methodology will be determined in conjunction with City staff at the beginning of the project
(as part of Task 2). We will also meet with and interview business owners, residents and parking operators
to obtain empirical data and anecdotal information related to existing parking patterns. While these surveys
' will provide coverage of the study area, sampling techniques will be used to obtain information on the
results of the user/employer surveys, to ensure adequate representation and coverage of the different types
and conditions of parking in the study area.
' MMA recently conducted similar user surveys on the Pier in Santa Monica and in downtown Manhattan
Beach, and collected over 1,500 survey responses covering issues such as trip origin, reason for visit, time
' of visit, parking preferences, an opinions on various parking management strategies such as modified time
limits and fees. The two survey instruments (Santa Monica and Manhattan Beach) are provided on the
following pages for your information.
' Product: The parking space inventory will be summarized in tabular and graphic format. The
inventory will be segregated by subareas for subsequent analysis. Parking occupancy
' data will also be summarized by time period and geographic location to identify the key
problem areas. The results of the employee/employer and user surveys will be
summarized, if such data is included as part of the study. All graphic data files will be
' provided to the City in electronic file format for future use.
' Meyer Mohaddes Associates, Inc.
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Downtown Parking Survey
' The City of Manhattan Beach is undertaking a comprehensive study of parking in Downtown that will lead
to a set of recommendations for improving parking conditions.•'The attitudes, ideas and opinions of local
business owners, employees and residents are critical to the success of any parking system changes. We are
asking you to help us by filling out this brief survey related to parking conditions downtown. This is your
chance to have you opinion heardl
' Name:
Business Owner Resident Other:
' Type of Business:
Address:
' Phone Number (for future clarification purposes):
Business Hours:
' QUESTIONS
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Note: Please use attached map to indicate the location of your business or residence and the location
of any specific parking problem areas. Please circle your answers to the following questions where
appropriate.
1. a) Do you feel that there are enough parking spaces downtown? Yes No
b) If you are a business owner or manager, is there enough parking for your employees? Yes No
For your customers? Yes No
2. Where do your customers park? (Circle all that apply)
Private lot/garage Public lot(s) On -street meters On -street - unmetered N/A
3. Where do your employees park? (Circle all that apply)
Private lot/garage Public lot(s) On -street meters On -street - unmetered N/A
4. Do you or your employees use the merchant parking spaces in the public lots? Yes No N/A
If so, does it serve your needs? Yes No
S. Are the on -street meter time limits appropriate near your business? Yes No N/A
If no, what should they be set at?
6. Have you observed long-term parkers "feeding" meters? Yes No
If yes, where does it occur and what times of day?
7. Manhattan Beach has lower. parking meter fees than all other beach cities. Would you support an
increase in fees as an attempt to -more efficiently use spaces (i.e., encourage more turnover and
' discourage long term employee use of meters)? Yes No
8. If you live in the downtown area, are there parking problems on your street?
' If yes, please describe.
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9. Do you support double -decking Parking Lot #2? Yes No
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Yes No
10. Would you consider allowing public parking or parking for other businesses in your private parking
lot during non -business hours? (i.e., at times whenym do not need the parking but another business.
may) Yes No N/A
11. Would you support a shuttle system combined with peripheral parking so employees and visitors
could park outside of downtown and free -up parking? Yes No
12. Would you support resident -only permit parking on residential streets in downtown? Yes No
13. Do you feel directional parking signage is adequate? (i.e., directional signs to City parking lots)
Yes No
14. If a parking information map/guide was prepared, would you be willing to make it available at your
business? Yes No
15. Please provide any other observations or opinions regarding downtown parking that aye not covered
by the questions above.
' THANK YOU VERY MUCH FOR YOUR ASSISTANCE. PLEASE CALL DAVID DOYLE,
ASSISTANT TO THE CITY MANAGER (310) 545-5621(360) WITH ANY QUESTIONS.
Parking and Access Survey
1. Why did you come to the area today? (check all that apply).
Fishing ............ 0 s•1 Beach ............ 0 .3 Relaxation..... 134
Pacific Park ...... ❑ -z Shopping ....... 0 a Other (please specify)
la. What was your primary destination:
The pier..... 0 61 Santa Monica Place ........ ❑ .3
Beaches ..... 0.2 3rd Street Promenade ...... ❑ .4 Other (please specify)
2. How often do you come to the pier and beach areas of Santa Monica?
Today is the first visit... 0 7.1 Once a week ....................❑ -3 More than once a week ...... 0 -s
Once a month ............. ❑ .z Less than once a month ....... ❑ .s
3. How did you get here today? (record below).
3a. If today is not your first visit, how do you usually come? (record below)
Qm d=3 Q"kkau
How eot here today Now usually get here
Auto (car,truck,van, etc.) ................ 0 8.1...................................................... 0 9.1
Motorcycle............................... 0.2....................................................... ❑ •2
Bicycle ...................................... 0-3........... :.......................................... 13 .3
Public transit ............................... 0-4 ...................................................... 0 4Walk........................................ O.1....................................................... 0 .s
Taxi......................................... ❑.6....................................................... ❑ -6
Other (specify)........ ..... ❑.7....................................................... ❑ -7
4. How many people are in your party today? (Be sure to count yourself).
One.. 0 10•1 Three... ❑ .3 Five...... ❑ -s Seven ...... ❑ .7 Nine.... ❑ .9
Two. ❑ .2 Four.... ❑ •4 Six ....... 0 .6 Eight ......0 a Ten..... 0 o More than ten.. O .r
S. Is the parking lot where you received this questionnaire where you planned to park or did you take the first available parking are
Planned to park here.. 0 11.1 ... Took first available lot.. 0 .2
6. If today is not your first visit, do you always park in the same lot?
64. If no above, where else do you park?
YES . 0 tat NO.- 0.2
13-
7. At what time did you enter the parking lot today? AM or PM 14
8. From where did you begin your trip to come here today?
❑ Home, located in (please write in name of city/community)
0 Hotel, located in Santa Monica.
❑ Hotel, located outside of Santa Monica (Please write in name of city)
❑ Other (please write in name of city/community)
9. Did you use the Santa Monica Freeway? I-10? YES .... 0 zs-1 NO .... 0.2
10. What surface street(s) did you use to get to the pier/beach area? (Please check all that apply.)
Pico Blvd... O 2m Colorado Ave ....... 13 .3 Santa Monica Blvd. ..0 -s
Ocean Ave.. ❑ .2 Lincoln Blvd ........ ❑ .4 Wilshire Blvd ......... 0.6
Other........ 0 (Please write in name(s) of streets. 30-
11. How helpful are the signs that give you directions to the pier and beach areas?
Very helpful ....0 31.1 Somewhat helpful ...0.2 Not helpful ...... ❑ a
12. Are there enough signs? YES ......... 0 32-1 NO.... ❑ -2
FOR CLASSIFICATION PURPOSES, we need to know some things about you:
a. Was this questionnaire filled out by a MAN..... 0 33.1 WOMAN .... 0.2
b. How old are you? 34-33-
c.
1s• ib•
_ 17- IS- 19- A
_ 2a 23. 24•
2L 26• 27.
What do you consider your ethnic background to be?
CAUCASIAN ................... 0361 AFRICAN-AMERICAN......... 0.3 HISPANIC or SPANISH ANCESTRY Q
ASIAN/PACIFIC ISLANDER 13 •z NATIVE AMERICAN INDIAN 0 4..... OTHER (Please specify)
d. What is your home zip code or country if outside of USA? r- 34'
'9*41:
e. Do you have any suggestions/comments to make the pier & beach areas easier to get to and easier to park'
4a
43•
44-
1 Dear visitor,
The City of Santa Monica is, conducting an important survey about why visitors come to the Santa -Monica
1 pier and beach areas and how they get here.
The City would like to improve access to these areas and your answers to these questions will be part of the
1 planning process.
Please take a few minutes to compldte this questionnaire by checking the box next to your answer.
1 You can return your completed survey by handing it back to the parking lot attendant, or dropping it in the
(nail. Please disregard the small numbers "'they are for tabulating purposes only.
1 Your help is greatly appreciated.
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BUSINESS REPLY MAIL
FIRST CLASS MAIL PERMIT NO.08389 LOS ANGELES CA
POSTAGE WILL. BE PAIU 9Y AUUMMIMU:
FACTS CONSOLIDATED
1 922 N VINE ST GTE 205
LOS ANGELES CA 90038-9805
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Balboa Peninsula Parking Management Plan Proposal Newport Beach
TASK 5. DETERMINE CURRENT AND PARKING NEEDS
Objective: To estimate the existing parking demand
The first element in this task will be to compile an existing and projected land use inventory through
meetings with City staff. For purposes of preparing our cost proposal, MMA has assumed that the required
land use information will be provided by the City of Newport Beach, with assistance from MMA in data
formatting as needed.
Utilizing the land use inventory and parking space usage information, MMA will estimate current peak
period parking demands by each subarea within the study area. Parking demand rates by land use type will
be developed based on parking usage survey data, the City's parking code requirements, Urban Land
Institute data, and a considerable body of data that MMA has collected from other similar studies. The
empirical parking utilization data will be utilized to conform/modify standard parking demand ratios
utilized in planning studies based on City parking code rates. MMA will consult with City staff and
representatives of the commercial real estate market to estimate the vacancy rate in the study area so that
the empirical parking demand ratio can be related to occupied square footage. Parking demand data will
be modified to account for seasonal variation. Historical assessment of land uses and parking demands are
also very informative and helpful. As data is available, MMA will determine the trend in parking supply,
parking demand and land uses over time.
The calibration of these parking demand rates to existing conditions will be a critical element in the study,
as they will also be the basis for generation of estimates for future parking demand. MMA will
confirm/update the estimates of the magnitude of the current parking deficiencies by the City staff. Such
a deficiency results in the problem of spill -over between office, retail, recreational and residential parking
needs. Factors such as office vacancy rates, time of day distribution, the multi -trip nature in key
commercial areas, and impacts of mixed -use development will be examined. MMA staff have considerable
experience in determining appropriate demand rates from a variety of studies for downtown/ mixed -use
areas throughout California. A comparison will be trade between the observed (derived) rates and existing
parking ratios and recommendations for new ratios will be made with respect to mixed -use land uses and
pedestrian -oriented areas.
Product: An estimate of the existing parking demand, for both short duration and all -day parking
will be developed by subarea within the study area. Parking demand rates by land use
type will also be summarized and those most appropriate for this study will be identified.
Recommendations will be offered with respect to existing parking ratios. Parking ratios
will be compared to those experienced in other waterfront communities and parking
codes will also be compared between Manhattan Beach and other cities.
Meyer Mohaddes Associates, Inc.
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MANHATTAN BEACH DOWNTOWN PARKING STUDY FIGURE
TM EMS g 0 To pp �Me Lot 2 Merchant Parking Utilization —
WEEKDAY PARKING DURATION
5 hours 5+ hours
4 hours 2% 3%
3%
3 hours
10%
2 hours
31%
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WEEKEND PARKING DURATION
5 hours
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4 hours \ 5+ hours
3% �l/ 2%
3 hoursi�
2 hours
34%
MANHATTAN BEACH DOWNTOWN PARKING STUDY
On -Street Metered Parking Duration
FIGURE
' Balboa Peninsula Parking Management Plan Proposal Newport Beach
Future Parking Needs
1 Objective: To estimate future parking needs and identify expected future deficiencies
' MMA will identify anticipated changes in land use and other developments which would affect parking
supply or demand through meetings with City staff. MMA will estimate the future parking demands based
on present usage characteristics, taking into account projected demand generated by new developments
' based upon expected versus maximum build -out of the proposed land use plan for each area of the
Peninsula. In addition to the analysis of buildout conditions, MMA will analyze interim land use scenarios
such as 5, 10, 15 or 20 year forecasts. Thus, a key aspect of this task will include an adjustment of the
' study area parking supply to reflect the parking spaces anticipated with new developments and any
modifications or displacement of current parking.
' While each of the subareas may have distinct land use characteristics, the limited land available for parking
structures or double decking of existing lots (and their controversial nature) means the supply and demand
for parking will have to be estimated carefully and that shared use of parking capacity will play an
' important role in the future. One of the critical criteria in the determination of parking deficiency is the
consideration of a maximum walking distance to the parking facilities.
' MMA will utilize a computerized spreadsheet model to convert land use to parking demands by subarea
of the Peninsula (by District or other breakdown) and to calculate the parking surplus/deficiency by
subarea. This spreadsheet will be made available to the City upon the study's completion, for staff s use
' as an inventory resource and to allow future updates as supply/demand changes. MMA will compare the
estimated peak period parking demands to the available parking supply for each subarea for short- and
long-term parking. The analyses will identify the location and magnitude of current and future parking
' space deficiencies by time -of -day and by subarea. A sample analysis table from MMA's work on the
Manhattan Beach Downtown Parking Management Plan Study is included on the following page. As noted
in the RFP, the analysis of future demand will take into account the diverse characteristics and parking
needs of all user groups including permanent and short-term residents, beach uses, other recreational
visitors, boat passengers, restaurants, commercial areas shoppers, employees, tour buses, civic uses, and
other specialized uses.
' Product: Parking needs will be summarized by subarea in tabular and graphic format. This data
will help to priority rank those areas of the City where parking solutions are most needed
' and to identify the type of parking most needed. This information will be also used as
the basis for identification and evaluation of alternatives to resolve the parking shortage.
All tabulations and spreadsheets (Word Perfect 6.0 and Lotus 123 v 3.4) will be provided
' to the City in electronic format.
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1 .
Priority Ranking of Problem Areas
' Objective: To prioritize the identified parking deficiencies.
Based on the analysis in the previous task and input from City staff and the public workshops, MMA will
develop a priority ranking of specific areas where either existing and/or forecast future parking deficiencies
have been identified. Alternative solutions unique to each subarea will then be identified and evaluated.
' MMA will work with the City to develop and weight the evaluation criteria which will be utilized to
priority rank the problem areas. For example, satisfying short-term (retail) parking demands versus long-
term (employee) parking demands may be judged as a higher priority than simply meeting the total parking
' demand in certain subareas. Similarly, addressing summertime parking deficiencies for the Peninsula may
or may not be higher priority than wintertime. Based on input from City staff, MMA will priority rank
the parking deficiencies which need to be resolved over time.
' Product: Areas with parking deficiencies and priority ranking for these areas.
' TASK 6. EVALUATION OF ALTERNATIVE PARKING MANAGEMENT STRATEGIES/
IMPLEMENTATION PLAN
' Objective: To select the best strategies for each portion of the study area.
' For each District/analysis subarea, MMA will develop a list of potential parking strategies to satisfy the
assessed present/future need for additional parking. These strategies will encompass operations and capital
oriented strategies for both short-term and long-term time horizons. Each strategy will be evaluated in
' terms of potential impacts to the character of the District as well as potential impacts to adjacent residential
communities. For example, simply requiring more parking of new development could force existing store
front areas to recycle into parking areas, which could destroy the "walkability" and friendliness of certain
' blocks. Also, some measures could potentially cause employees to seek parking in residential areas. The
implications of each alternative parking management strategy will be reviewed and the potential for
undesirable secondary impacts will be described. Potential parking strategies to be evaluated and/or to be
' addressed will include the following elements:
6.1. Develop and Adopt a Set of Parking Goals and Policies
' Based on the results of the previous parking studies and planning studies, it is clear that there are many
competing interests with respect to Peninsula parking issues. There are some who favor more parking in
' structures, some who favor remote parking and even some who likely do not want any change to the
parking supply as it is perceived as an attraction which creates summertime congestion. Given these
diverse interests, the City should consider developing a measurable set of goals and policies related to
' parking on the Peninsula to guide future parking improvement activities. MMA will work closely with
City staff to develop a set of draft goals and policies for consideration, to include such issues as acceptable
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parking availability ratios (i.e., 85 percent full, 90 percent full, etc.), aesthetic considerations, pricing
strategies, maintenance, impact to "Peninsula character, ",residential impacts, financial constraints, etc.
6.2. Shared/Joint Parking Strategies
While the peak parking ratios reflect the differences in parking demand generated by separate land uses
and under certain conditions, they do not reflect the fact that total or combined peak parking demand can
be significantly less than the sum of the individual demand values. That is, parking requirements may be
overstated if they require space for the peak parking accumulations of each individual land use.
Realistically, the peak parking accumulations for individual land uses in the study area can occur at
different time periods. Further, the proximity of the land uses encourages multi -purpose trips in which
people visit more than one land use in an area. For people using an auto to travel to such developments,
a single parking space can be used to serve several land uses.
On the Peninsula, there may be opportunities to share the usage of private lots as well to maximize
efficiency. Several issues need to be considered prior to recommendation of such parking facilities
including proximity of individual entities, amount of usage by each, and contractual agreements between
them (i.e., insurance and liability issues). A majority of public off-street parking lots already act as joint
parking lots, since they provide parking for multiple entities and individual users. The issue of impacts
due to change sin ownership and turnover in land uses from less parking intensive to more parking
intensive must also be considered.
MMA will analyze the mix of existing and potential future land uses and will recommend a methodology
for accounting "shared/joint parking' impact as a component of the alternative evaluation. In some cases,
shared parking can be accommodated by working with neighboring businesses which historically have not
communicated or attempted to share parking.
6.3. Time Limits and Fees
Based on the results of the analysis of parking duration, all time limits and fees will be reviewed and
recommendations for revising certain limits and costs will be developed. Needs of users adjacent to each
parking area will be a foremost consideration. For example, the need for sufficient time limits for
restaurants will be taken into account, as will the advantage of more frequent turnover in other areas.
Maps and tables will be presented illustrating existing limits and fees, and proposed changes to both
elements of the parking system. Needs of the business community and residents will be taken into account.
It has been shown by other research that parking fees, while important, are often less of a factor than
availability of parking for potential retail customers. The potential impacts (both positive and negative)
of increasing meter fees will be evaluated.
' Strategies to be explored may include raising the fees on -street, while raising the time limits in structures
and keeping structure fares lower to accommodate business employees while making on -street parking
available to customers. For your information, the figure on the following page illustrates research
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' Balboa Peninsula Parking Management Plan Proposal Newport Beach
' completed by MMA for a parking fee study in downtown Santa Monica where the various private lot fees
were surveyed for purposes of developing a joint use public/private parking agreement. An additional
method to maximize parking availability during peak seasons is to implement attendant parking to allow
stack parking with attendant service.
' 6.4. Parking Signage and Communication
' The ability to quickly and efficiently understand parking meter time limits and regulations will be reviewed.
Recommendations will be made, as applicable, to improving signage, establishing a color scheme for
varying meter time limits and other improvements to make the overall parking system more user friendly.
' 6.5. Merchant Permit Meter Override System
Some cities have instituted systems whereby merchants and employees can utilize portions of city lots with
a different priority than visitors. A merchant permit override will be evaluated both by interviewing users
(merchants and staff), and also by an analysis of the potential use of mirror override hang tags and other
' measures (i.e., how many are would be in use at one time, where would users park, etc.).
Recommendations will be made regarding the best way to serve merchants and the general public parking
' demand.
6.6. Remote Parking and Shuttle
' The desirability and viability of remote parking with a shuttle service will be investigated. Michael
Kodama Planning Consultants is already investigating this idea and their work will be integrated with the
' Parking Management Program. Several elements will be evaluated including the need for additional
parking in the future, the distance to available remote lots, and the frequency of service and cost of
operating shuttles.
6.7. Impact of Parking on Residential Areas
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The residential areas will be potentially impacted by future increases in parking demand for recreational,
retail and commuter activities. MMA will review overflow problems and provide recommendations to
alleviate these impacts, including various types of resident permit parking, and modified residential area
time limits.
6.8. Analysis of Potential New Parking
After analysis of alternative strategies, recommendations related to new parking facilities have to be
carefully analyzed. Initially, potential locations for parking facilities will be identified based on input
provided by the City related to land use susceptibility to change and based on the short-term/long-term
parking demand analysis which was described earlier. The analysis identities structures that will remain
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well in the future, and structures that are "soft," or those which will probably need to be replaced in the
' future, representing areas of potential future development/potential parking structures sites.
The potential parking locations will be evaluated using criteria such as site geometrics, dimensions, traffic
' accessibility and circulation, and other qualitative characteristics. However, a more detailed analysis is
required prior to the selection of parking locations. The table on the following page lists the type of criteria
that will be used for the evaluation of multiple parking locations.
Based on the evaluation criteria agreed to by the City staff, total points assigned to each location will be
computed. Based on the demand/supply analysis and on points accumulated for each potential locations,
' specific sites will be identified for each subarea.
Products. Preliminary recommendations will be provided to the City in the form of a technical
' memorandum for review and comment. Specific recommendations will be developed
relating to additional parking in each District, modified time limits by street and lot,
special merchant priority system (if appropriate), changes to parking violation
procedures/fines, improved signage, parking circulation maps/brochures, and other
improvements as found to be warranted.
' MMA will solicit feedback on the preliminary recommendations for use in finalizing the parking study and
findings.
' 6.9. Financial Feasibility Analysis/Funding Issues
In order to develop an implementation plan, it is important for the City of Newport Beach to understand
' the cost implications of providing new parking. It is also important to segregate demand necessitated by
existing development versus demand which may be created by new development. The revenue generated
by parking meter revenues or parking fines rarely, if ever, covers the cost of construction of new facilities.
' Therefore existing parking deficiencies will likely result in a cost burden to the City of Newport Beach.
On the other hand new parking necessitated by future development may be funded by development impact
fees. In order to help the City of Newport Beach understand these relationships KMG will work with the
' team to understand two primary issues; (1) the demand for parking, and (2) its cost in revenue
implications.
' Meyer Mohaddes Associates will estimate the demand for new parking based upon existing conditions and
likely future demand, and where that parking demand may be physically located. The location of future
parking demand will indicate whether this parking may be provided in surface lots and/or structures.
' MMA will also estimate parking rates from these structures. These revenues are likely to be from parking
meter collections. KMG will then work with the team to estimate any parking fines which may be
generated within these new lots as an alternate source of funding.
' In order to understand the cost relationship, KMG will work with the team to estimate the construction
costs on a per -stall basis of various types of parking facilities. This would include surface parking lots,
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' CRITERIA FOR EVALUATION OF MULTIPLE PARKING FACILITIES
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Criteria..
Cate o .
Points -
Al Parking Cost per Space
• Greater than $10K
1
• $7.5K - $10K
2
• Less than $7.5K
3
A2 Land Cost per Square Foot
• Greater than $65
1
• $40 - $65
2
• Less than $40
3
B Availability of Land
• Privately owned; require condemnation
1
• Privately owned; require agreement
2
• Publicly owned
3
Cl Proximity to Demand
(Daytime = 1)
• Low
1
(Nighttime = 1)
• Moderate
2
(Both = 2)
• High
3
C2 Proximity to Demand
(Residential = 1)
• Low
1
(Commercial = 1)
• Moderate
2
(Both = 2)
• High
3
D Neighborhood Impacts
• Low
• Moderate
• High
3
2
1
E Traffic Accessibility/Circulation
• Poor
• Average
• Good
1
2
3
F Aesthetic Impact
• Low
• Moderate
• High
3
2
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G Site Characteristics
• Poor
• Average
• Good
1
2
3
H Joint Development Potential
• Low
• Moderate
• High
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above -grade structures and below -grade structures. For each of type of parking structures, and if there
' are locational differences, the team will estimate the parking usage and parking rates as well as possible
parking fines produced on a per -stall basis.
KMG will work with city staff to identify potential funding sources. for new lot construction. This will
include both debt financing such as through municipal bonds or equity financing without debt. KMG will
then compare the construction financing costs to available revenue to yield an estimate of the financial
' "gap" between available revenues and construction costs. KMG believes it is highly unlikely that revenue
generated by parking can fully fund its construction costs.
' For parking which is necessitated by new development, KMG will work with city staff to determine the
appropriate parking impact fee which may be re -levied on new development. KMG will also work with
MMA to estimate the usage of this new parking. If the usage is entirely a function of new development or
' if usage will be shared between new and existing development so as to generate pro-rata shares of
development impact fees.
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Implementation Program/Phasing
objective: To prepare a phasing plan for implementation of the recommended parking
improvements.
For the recommended improvements, a priority ranking for implementation of proposed parking facilities
will be developed based on expected deficiencies anticipated for each subarea. The priority ranking of
problem areas identified during Task 5 will serve as the basis for the phasing of the implementation
program. The final recommendations will provide the amount, location, type and schedule for the needed
parking improvements.
Product. Implementation Program
TASKS 7/8. DRAFT REPORT/FINAL REPORT
MMA will submit a draft report for City staff review, and will be available to discuss the
analysis/recommendations. Upon receipt of comments, MMA will incorporate them and submit the final
report.
Products: A draft report will be prepared for review by City staff, Council and the Public. The
draft report will summarize the study methodology, analysis, findings, conclusions and
recommendations, and will include tables and graphics as needed. Following receipt
of comments from the City and public, MMA will provide a final bound report. All
word processing, spreadsheet and graphic files will be provided to the City for future
use.
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TASK 9. PUBLIC MEETINGS/COMMUNITY WORKSHOPS
' During the course of the project, the City and the project team will sponsor three (3) Parking Management
Plan Pubic Meetings/Community Workshops to provide the Newport Beach/Balboa peninsula community
an opportunity to learn more about the project and further identify important issues/concerns; review the
alternative parking concepts being studies/considered; and review the emerging preferred Parking
Management Plan. This type of public meeting/community workshop helps to educate and inform the
community about the current parking situation and issues and effectively prepares them to be better, more
constructive participants in the Parking Management Plan alternatives review process.
' Each of the Public Meetings/Community Workshops will include three components: (i) Open House; (ii)
Presentation; and (iii) Small and large group Discussion. While the actual format and design of the Public
meeting/Community Workshop will be finalized as part of Task 1, it is envisioned the first 30 to 60 minutes
' of the workshop involves an "open house." After participants sign in and register for the workshop (for
mailing list purposes primarily), they are asked to walk through the "open house" or gallery, a series of
information stations. Each of the stations will include clear and simplified presentation boards, graphics,
' maps, charts, and tables organized in a "galley' or "museum" format. Meeting participants walk through
the stations, review the material, speak with City and/or consultant team staff or "docents" who are
available to present information contained in the station and answer questions and/or direct them to jot
down their notes on post -it notes directly on the graphics. Participants are given comment sheets to jot
down questions and/or comments as they walk through the open house.
At the conclusion of the open house participants are asked to take a seat and listen to a brief presentation
which summarizes and re-emphasizes the information contained in the open house (note: MIG has found
that participants are better able to discuss and offer more meaningful insight and comment when they hear
information at least 2 or three times; this allows them to better absorb more complex information and gives
them a better basis or foundation to comments).
After the presentation (given the number of participants in attendance), the large group will be divided in
to several smaller working groups to further discuss and comment on the contents of the open house and
the presentation. This format allows participants more "air" time for discussion rather than more formal
"one speaker at a time" format. Small groups consist of 10 - 12 persons, a City or consultant team
facilitator and recorder. MIG will conduct a facilitator/recorder training for City and consultant team staff
to help them better conduct the small group discussions. The agenda for the small group discussion will
be developed with the City and consultant team early in the study process). At the end of the small group
discussion, participants will reconvene as a large group to report the key findings from their discussions.
After some final synthesis and summary, the workshop will be concluded. Written summaries of each
workshop will be developed and participant comment sheets will be included in the summary.
SCHEDULE
The schedule on the following page graphically illustrates the proposed time frame for each task. The two
initial tasks will be completed within two to four weeks of notice to proceed. As needed, the data
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collection will be completed within four weeks of notice to proceed. Approximately three months are
' required for analysis with one month for development of an implementation plan. Upon receipt of
comments on the draft report, MMA will produce a final report within two weeks. Therefore the total
schedule to complete the project is approximately five months to a draft report and six to seven months for
' a final report depending on time needs for internal review. This schedule could also be modified or
condensed to meet internal City deadlines. .
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Task month 1 month 2 month 3 month 4 month 5 month 6
1 - Review Existing Studies
2 - Refine Scope of Work
3 - Refine Study Area
4 - Analyze Existing Parking Inventory / Utilization
5 - Determine Future Needs
6 - Implementation Plan
7/8 - Draft / Final Report
9 - Public Meetings (as needed)
KEY:
Ak = WORKING PAPER/PRODUCT
• = TENTATIVE WORKSHOP DATES
Meyer, AftaddesAssociates, ka
Traffic Enaineerina • hansportatian Plannin
BALBOA PENINSULA PARHING MANAGEMENT PLAN
Proposed Schedule
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2. RELATED EXPERIENCE AND QUALIFICATIONS
MEYER, MOHADDEs ASSOCIATES
Meyer, Mohaddes Associates, Inc., with offices in Seal Beach, Los Angeles, and San Mateo, is a
consulting engineering firm specializing in parking analysis, transportation planning and engineering. Our
firm has extensive experience in beach communities, including parking and traffic analysis in Hermosa
Beach, Santa Monica, Newport Beach, Long Beach, El Segundo and many other cities. The firm's staff
have extensive experience in multi -modal transportation planning design and implementation efforts for
both public and private clients. The firm specializes in the application of new technologies in urban traffic
control to enhance mobility, as well as innovative approaches to the application of historic transportation
modes --light rail transit, bus and commuter rail transit, auto and other vehicular modes. Transportation
demand management and protection of the environmental quality of urban and residential areas are
hallmarks of Meyer, Mohaddes Associates' approach to transportation planning. Parking analysis and
design, circulation analysis, traffic operations analysis, and Advanced Traffic Management Systems
(ATMS) are areas of specialty of the firm. The staff offer significant experience in travel demand
forecasting, policy analysis and traffic impact assessment/mitigation programs.
Meyer, Mohaddes Associates was founded based on the principle of providing quality products to clients,
on time and within project budgets. The reputations of the firm's principals have a sound tract record of
performance. Meyer, Mohaddes Associates staff are committed to the transportation profession --striving
to apply their professional talents to solving the challenging problems of 'the movement of people and goods
in a growing economy, subject to many environmental constraints. Quantification of the interrelationships
of land use, mobility/congestion and air quality is a technical area in which the firm has excelled.
Technical areas in which Meyer, Mohaddes Associates provides services to clients include the following:
• Parking Studies and Design
• Travel Demand Forecasting
• Traffic Impact Studies
• Transit Planning and Design
• Transportation Demand Management
• Neighborhood Traffic Control
• Master Planning
• Circulation Analysis
• Corridor Studies
• Transportation Financing
• Policy Analysis
• Emissions Modeling/TCM Analysis
• Rail Planning and Design
• IVHS
- Advanced Traffic Management
Systems (ATMS)
- Advanced Travelers Information
Systems (ATIS)
• Traffic Control Systems
• Traffic Signal Design
• Traffic Signal Timing Optimization
• Communication and Surveillance
• Traffic Operations
• ,Feasibility Studies
• Systems Integration
• System Implementation and Management
Meyer, Mohaddes Associates promises principal -level commitment to all projects. The consensus building
talents of the principals of the firm result in many innovative solutions to transportation problems. Public
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participation programs, business community input and presentations to policy makers are important aspects
' of many Meyer, Mohaddes Associates' projects. The staff at Meyer, Mohaddes Associates takes pride in
active participation in the transportation profession. It is our goal to continue to advance the profession
through creative applications of technology and engineering solutions to enhance mobility and improve
' environmental quality.
Additional general qualifications of the firm are included in the Appendix to this proposal.
' Related Project Experience
' MEYER, MonADDES ASSOCIATES
' Meyer, Mohaddes Associates staff have conducted many parking studies, both as part of areawide planning
efforts and individual development projects. The following paragraphs provide a highlight of the firm's
relevant projects with respect to parking studies.
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Manhattan Beach Parking Management Plan
One of the recommendations of the Downtown Manhattan Beach Strategic Plan was to conduct a detailed
parking management plan study. Meyer, Mohaddes conducted the study, which included a parking
inventory of all public and private spaces, parking utilization and duration surveys, interviews with local
business owners and residents and written surveys of affected citizens. MMA determined that parking
demand has steadily increased over time due to changes in land uses and general growth. A computer
parking demand spreadsheet was developed to assess current and future parking demand ratios. Parking
management strategies which were investigated include changes in parking meter time limits, changes in
parking fees, adding public parking, developing private shared parking arrangements, shared valet systems,
satellite parking and shuttle and other strategies. MMA worked closely with City staff as well as the Board
of Parking Commissioners throughout the study.
Key Staff: Gary Hamrick Client Reference: City of Manhattan Beach
1400 Highland Avenue
Manhattan Beach, CA 90266-9867
David Doyle
(310) 545-5621
Downtown Santa Monica Parking Study
Meyer, Mohaddes Associates conducted a parking analysis study for the Bayside District in the City of
Santa Monica. The purpose of the study was to assist the City of Santa Monica with potential agreements
for coordinated nighttime and weekend use of parking areas in the Bayside District. MMA staff conducted
a comprehensive field review of over 30 off-street parking lots and structures to determine variations in
rate structures, hours of operation and other pertinent information that can be used to assist in the formation
of these nighttime and weekend parking use agreements. Other cities that have reached similar agreements
with parking operators and building owners in their city were surveyed regarding the results and
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effectiveness of their particular agreements. Key issues include potential for shared valet operations,
coordinated rate structures and improved signage. MMA also assisted the City by researching Coastal
Commission parking conditions at 25 downtown developments.
' Key Staff: Gary Hamrick
Joseph Fazio
Client Reference: City of Santa Monica
Resource Management
3233 Donald Douglas Loop
Santa Monica, CA 90405
Judith Meister
(310) 458-8237
' Santa Monica Bayside District Parking Demand Analysis
Meyer, Mohaddes Associates performed a long range parking demand analysis for the downtown Bayside
' District in Santa Monica focusing on the Third Street Promenade area. The area is a recently revitalized
commercial district with high day and evening parking demands. Due to anticipated growth in the
commercial businesses, the ability of existing parking to handle increased demand is critical. MMA
' conducted comprehensive parking utilization surveys and parking space turnover surveys of all public and
private lots as well as on -street parking. Future parking forecasts were conducted using spreadsheets
designed for the area on a block specific basis. Land use forecasts were translated into increased parking
' demand, then adjustments were made to account for shared use of spaces and differential peaking by office
and commercial businesses. Ultimately, recommendations were developed regarding increases in the long
tern parking supply and more efficient management of the existing parking supply.
' Key Staff: Gary Hamrick Client Reference: City of Santa Monica
1685 Main Street
Santa Monica, CA 90406-2200
' Paul Casey
(310) 458-8291
' West Hollywood City-wide Parking Study
Meyer, Mohaddes Associates staff managed the City-wide Parking Needs Analysis and Site Identification
' Study. The project included a thorough documentation of existing parking conditions citywide. A
comprehensive inventory of on -street and off-street parking spaces was developed, followed by parking
demand surveys during all peak parking time periods (including weekend evenings in commercial areas
' such as Sunset Boulevard). Future parking needs (and potential shortages) were forecast by type of parking
and geographic area. Finally, an improvement and implementation plan was developed which included
such recommendations as new public parking garages (with mixed -use retail on the ground level),
' residential permit parking, shared public/commercial parking areas, shuttle systems and on -street parking
redesign.
' Key Staff: Michael Meyer Client Reference: City of West Hollywood
Abbas Mohaddes 8611 Santa Monica Boulevard
Gary Hamrick West Hollywood, CA 90069
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Howard Zelefsky (now in Huntington Beach)
(714) 536-5277
Hermosa Beach Circulation Element Update
Meyer, Mohaddes Associates staff prepared the Circulation, Parking and Transportation Demand
Management Elements of the City's General Plan. The City of Hermosa Beach is largely built out but
continues to experience increasing traffic congestion and diversion of traffic to residential streets due to
growth in neighboring cites in the South Bay. A detailed city-wide AutoCAD base map was prepared and
utilized for a traffic control device inventory. A city-wide database was also prepared using Lotus 1-2-3
for right-of-way, traffic count, pavement conditions and parking data. The impact of though traffic and
beach traffic were important issues to residents, particularly as they effected speeds and safety issues on
residential streets. An origin -destination study based on license plate surveys was used to quantify through
traffic.
' Key Staff. Michael Meyer Client Reference: City of Hermosa Beach
Gary Hamrick 1315 Valley Drive
' Hermosa Beach, CA 90254
Tony Antich
(213) 376-6984
' Santa Ana Midtown Parking Study
Meyer, Mohaddes Associates performed a comprehensive parking study for the Midtown district of the
' City of Santa Ana. The project evaluated the existing parking supply and characteristics through an area -
wide parking utilization/duration survey. The study assessed the future parking needs and optimum
location of parking facilities, utilizing the shared parking concept. The new parking demand ratios were
' applied to the proposed redevelopment of the area. Parking assessment areas were developed to finance
the construction of the proposed parking facilities.
' Key Staff: Abbas Mohaddes Client Reference: City of Santa Ana
Abi Mogharabi 116A West Fourth Street, Suite 6
Ravi Goli Santa Ana, CA 92701
Susan Helper
' (714) 647-6556
' Saint John's Hospital Campus Parldng Study
Meyer, Mohaddes Associates conducted a parking demand assessment for Saint John's Hospital to
determine existing and potential future parking supply requirements. The project included a comprehensive
' parking demand survey conducted over three days which provided information on existing parking needs
at eight parking lots/structures. Based on the surveys plus interviews with hospital staff, MMA determined
parking demand ratios based on key variables such as number of beds, number of staff and/or gross square
' feet of building area. The results of the study included recommendations regarding the number and
location of new parking spaces to accommodate existing demand and potential future expansions.
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Key Staff. Gary Hamrick
' Ravi Goli
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Client Reference: Saint John's Hospital
1328 22nd Street
Santa Monica, CA 90404
Terry Muldoon
(310) 829-8139
Norwalk Square Redevelopment Parking Study
Meyer, Mohaddes Associates staff managed the parking demand study for the redevelopment of the
Norwalk Square Shopping Center. The redevelopment project included rehabilitation of retail stores and
storefronts as well as the addition of a Super Saver Cinema in the rear parking area of the Center. The
key issue analyzed was the ability of the parking area to accommodate the increased parking demand
resulting from the improvement of the center as well as the addition of the cinema. A parking demand
survey was completed at the Center to determine the existing parking demand rate. Research was also
conducted to determine parking demand rates for similar cinema facilities in other areas of Southern
California (Super Saver Cinemas have different rates and characteristics than standard cinemas). A shared
parking demand analysis was then completed to estimate the highest peak hour of parking demand for
purposes of designing the parking facility.
Key Staff: Gary Hamrick Client Reference: West Venture Development Company
6345 Balboa Boulevard, #225
Encino, CA 91316
Sandy Sigal
(818) 344-2000
Rancho Mirage Restaurant/Retail Parking Demand Study
Meyer, Mohaddes Associates has recently completed a study for the City of Rancho Mirage which
analyzed restaurant and retail parking demand for the purposes of potentially updating the City's parking
ordinance for those two land uses. The study included empirical surveys of 12 restaurant sites and three
shopping center locations to determine the actual demand for parking by employees and patrons. Also
included in the project was a review of other local Cities' parking ordinance requirements. The results of
the parking demand survey at each site were compared to several key variables such as building size (in
gross square feet), public seating area square footage and number of seats for restaurant patrons. Meyer,
Mohaddes Associates staff then developed an estimate of the parking supply ratio which would be needed
to fully meet the observed demand. The surveys revealed that the existing City restaurant code of 1 space
per 45 square feet of public area plus 1 space per 250 square feet of other area does not provide enough
parking at several locations. Conversely, the code for retail of 1 space per 200 square feet provides far
too many spaces for two of the three specialty retail centers surveyed. Based on the results of our analysis,
Meyer, Mohaddes Associates has recommended alternative parking ratios for both restaurant and specialty
retail land uses.
' Key Staff Gary Hamrick
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Client Reference: City of Rancho Mirage
69-825 Highway 111
Rancho Mirage, CA 92270
Meyer Mohaddes Associates, Inc.
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Balboa Peninsula Parking Management Plan Proposal Newport Beach
Aaron Busch
(619) 328-2266
MICHAEL R. KOD"A PLANNING CONSULTANTS
Michael R. Kodama Planning Consultants (MRK) (DBE/MBE) understands issues related to parking
policies and its impact on travel behavior, land use patterns, development density, development cost,
transit -oriented development and urban design. MRK has the necessary skills and experience to work with
key decision -makers at all levels of the public and private sector. The firm has completed parking
management studies which included interviews and working sessions involving local jurisdictions,
employers, developers, building owners/managers, lenders, and real estate executives.
MRK has extensive experience implementing parking management and transportation -related projects. A
sample of parking projects include:
• Completing a Newport Beach Parking Management Project that includes a preliminary feasibility
analysis, beach parking rate survey, review of Coastal Commission parking policies, and a bus
company survey. MRK is in the process of developing recommendations for a bus reservation
system in the City of Newport Beach.
• Implemented a region -wide Southern California parking management demonstration program. The
program includes eight projects in Orange and Los Angeles Counties. These include policy,
planning, the implementation of strategies related to demand -based parking requirements and
implementation of transit -friendly parking design.
• Conducted a survey of local planners in 159 jurisdictions in the Southern California area regarding
attitudes, motivations and circumstances related to parking requirements and parking cash -out.
The firm also conducted interviews and working sessions with developers, building owners and
managers. This data was used to prepare a handbook for local jurisdictions considering
demand -based parking requirements and cash -out.
MRK has worked on a variety of transportation and land use projects. The firm's broad range of
experience helps it to better understand both local and regional impacts of projects.
KOUTIN, MOUCHLY GROUP
KMG Consulting is a full -service real estate economics consulting firm based in Los Angeles. KMG
provides creative and innovative strategies and market -supportable, financially feasible solutions to complex
real estate and policy issues. Since its founding in 1980, the firm has been involved in all major land uses:
residential, retail, office, industrial, recreational, retirement, hospitality and mixed -use projects. As
advisors on the subject of how real property is valued, financed, developed, marketed and exchanged,
KMG serves a wide array of public agencies and local governments, financial institutions, corporations,
attorneys, real estate developers and investors throughout California and the United States.
Meyer. Mohaddes Associates, Inc.
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' Balboa Peninsula Parking Management Plan Proposal Newport Beach
' KMG brings together seasoned and successful financial feasibility, market research and economic
' development practices. In addition to substantial consulting experience, KMG staff have prior hands-on
experience as developers, mortgage bankers, financial analysts, asset managers and redevelopment staff.
KMG uses a team approach to take advantage of this broad base of skills to advise our clients. Our services
' include:
FINANCIALFEASIBILITY PUBLIC/PRIVATE JOINT VENTURES
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• Pro forma preparation and evaluation
• Computer modeling
• Residual analysis
• Land use optimization
ECONOMIC AND FISCAL IMPACT
• Fiscal impact studies
• Multiplier analysis
• Cost/Benefit analysis
• Job creation
ECONOMIC DEVELOPMENT AND REDEVELOPMENT
• Redevelopment planning and strategy
• Community revitalization
• Military base reuse
• Economic development conveyance
• RFQ/RFP preparation
• Developer proposal evaluation and selection
• Negotiation representation and assistance
• Joint venture and ground lease structuring
ASSET MANAGEMENT AND INVESTMENT STRATEGIES
• Development potential
• Financing strategies
• Acquisition, disposition and negotiation
• Portfolio evaluation and monitoring
MARKET RESEARCH: AND ANALYSIS
• Market feasibility
• Development potential
• Surplus/leakage analysis
• Due diligence
MOORE IACOFANo GOLTSMAm INC.
' Moore Iacofano Goltsman, Inc. (MIG), is a firm of planners, social scientists, designers, and
communications experts specializing in community participation, public involvement and information
programs, strategic and long range planning, organizational development, facilitation, conflict resolution,
' and inter-agency/departmental collaboration. MIG has worked extensively with public entities, private
organizations, and community interest groups nationally and internationally to involve people in planning
processes that affect them and their environments. Since its inception in 1981, MIG's work has been
' based on the belief that people's participation in planning and design processes increases both their
understanding of issues and trends affecting change and the role that they can play in shaping that change.
' MIG provides a specially tailored set of skills and services to support community participation processes,
including meeting and workshop facilitation, conflict resolution and consensus building, team building,
and visual presentations (graphic design, print and audio/visual media). MIG ensures that all participants
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are well-informed and educated regarding community issues, and are actively involved in discussing and
influencing the future of their communities and/or organizations. We believe that community
participation/planning process is an excellent vehicle for focusing goals and improving communication and
understanding among residents and business community members.
At MIG, the diversity of staff provides a base of knowledge that bridges technical expertise and
professional values and allows us to facilitate the exchange of information between all parties engaged in
a community participation planning process MIG staff backgrounds include planning (transportation,
parking, environmental, General. Plans, Specific Plans), community design, economic development,
landscape architecture and architecture, public policy, communications, management and organizational
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3. PROJECT ORGANIZATION AND STAFFING
' Proposed Staff
' Key components of the project team include familiarity with parking needs assessment, land use analysis,
financing mechanisms, management and consensus -building skills and presentation skills. The team has
been carefully selected to respond to all of these requirements. The following paragraphs briefly describe
' the role and experience of some of the key staff members. Complete resumes are included in the Appendix
to this proposal and level of effort by person is included with the breakdown of costs under separate cover
' MEYER, MOHADDES ASsl7cuws� INC.
PROJECT MANAGER
' Gary Hamrick
Project Assignment: Project Manager
' Gary Hamrick has over 14 years of experience in parking studies, traffic impact and transportation
planning projects throughout Southern California including many projects in beach/waterfront communities.
The range of projects he has managed includes traffic impact analyses for numerous development projects,
' area -wide travel demand modeling studies, specific plans and master plans for major developments, and
parking demand/feasibility studies for many cities. Mr. Hamrick was project manager for the Manhattan
Beach Downtown Parking Management Plan Study, the Downtown Santa Monica Parking Study, the
' Rancho Mirage Parking Study, the Saint John's Hospital Parking Demand Study, and numerous other
parking and traffic studies in Southern California. While managing the update of the circulation element
for Hermosa Beach, he dealt with such issues as non-resident peak hour traffic congestion on Pacific Coast
' Highway, beach -related parking intrusion and non-resident "through" traffic intrusion. He has a certificate
in Transportation Demand Management and has conducted parking analyses and developed TDM programs
for numerous developments. Approximately 20% of Mr. Hamrick's time, on average, will be devoted to
' the project.
' KEY STAFF
Michael Meyer
Project Assignment: Senior Advisor/Quality Control
Mr. Meyer has over 18 years experience in parking analysis, traffic engineering and transportation
planning projects throughout Southern California. Mr. Meyer managed the Coastal Transportation
' Corridor Specific Plan for the City of Los Angeles, was Principal -in -Charge for the early tasks of the San
Pedro Port Area Integrated Land Use/Transportation Plan project and the Marina del Rey traffic mitigation
program, and is very familiar with issues which are important to port areas and coastal communities, such
as truck traffic intrusion, summertime peak traffic, commuter peak hour traffic flow and parking intrusion.
' As part of the Chinatown redevelopment project study, an important issue was the usage of the Chinatown
parking supply by daytime office workers in the CBD. Mr. Meyer recommended short-term and long-
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' Me er, Mohaddes Associates, Inc.
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ANALYSIS &
PLAN DEVELOPMENT
• Michael Meyer (MMA)
• Ian Pad (MMA)
• Bob Cheung (MMA)
• David Keely (MMA)
ICity Of I
Newport Beach
Project Manager
Gary Hamrick (MMA)
LAND USE ISSUES/
DEMAND
• Abi Mogharabi (MMA)
• Mike Kodama (MKPC)
• Kyle Maetani (MKPC)
• Jane Allen (MMA)
Meyer, AhaddesAssvciales, kc.
BALBOA PENINSULA PARKING MANAGEMENT PLAN
FUNDING ISSUES
• Alan Kotin (KMG)
• Tony Pauker (KMG)
PUBLIC OUTREACH/
WORKSHOPS- .
• Jim Oswald (MIG)
• Michael Meyer (MMA)
• Mike Kodama (MKPC',
Kev:
MMA - Meyer, Mohaddes Associates
MKPC - Michael Kodama Planning Consultants
KMG - Kotin Mouchly Group
MIG - Moore lacofano Goltsman
Organization Chart
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range strategies to alleviate both parking and circulation deficiencies. He has also recently worked with
' communities such as Beverly Hills, Century City, Carthay Circle and Playa Vista to develop workable
programs to relieve neighborhood traffic intrusion problems. Approximately 5 to 10% of Mr. Meyer's
time, on average, will be devoted to this project.
' Ian Pari, P.E.
Project Assignment: Project Planner
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Mr. Pari has 10 years of experience in traffic engineering, parking demand analysis and traffic operations.
He was project engineer on the Downtown Parking Study for the City of Burbank Redevelopment Agency.
As part of this study, Mr. Pari determined parking usage and demand for all on -street and off-street parking
areas within the downtown region. He estimated future parking needs and identified deficiencies. Mr. Pari
has also prepared parking demand studies for several locations throughout Southern California, including
the Pacific 4 Theater and Moustache Cafe in Los Angeles and St. Anthony's Catholic Church in Oxnard.
Mr. Pari has prepared parking lot plans for several Gelson's and Mayfair Markets within Los Angeles.
Issues addressed included parking stall layout, the circulation of vehicles and pedestrians, and site access.
Mr. Pari is a registered Civil Engineer in California. Approximately 25% of Mr. Pari's time, on average,
will be devoted to this project.
David Keely, Assistant Transportation Engineer
Project Assignment: Project Planner
Mr. Keely has two years of experience in parking planning, transportation planning and traffic engineering
projects. At MMA, he has performed fieldwork and planning and engineering technical analysis for traffic
impact studies, parking demand/feasibility studies, bicycle master plans, multi -modal planning studies,
transportation management plans, local and regional goods movement studies and other projects. He was
the key planner involved in the Manhattan Beach Downtown Strategic Plan. Based on that effort, he is
very familiar with current downtown parking conditions and issues. His role in that project included
analysis of parking utilization data provided by the City, as well as preparation of graphics and tables
displaying results of the parking demand analysis. Approximately one third of Mr. Keely's time, on
average, will be devoted to this project.
MICHAEL R. KODAMA PLANNING CONSULTANTS
Michael R. Kodama will be the principal -in -charge for MKPC. He is a transportation planner who has
facilitated the development of parking management programs. As the former Director of Transportation
Planning/Air Quality Compliance Issues for a real estate consulting firm, Mr. Kodama understands the
relationship between land use and parking management strategies. He was actively involved with
public/private real estate transactions that included parking as part of the entitlement negotiation process.
In addition to Mr. Kodama, MRK professionals Kyle Maetani and Sheila Brown will perform key roles
on this project. Approximately 5 to 10% of Mr. Kodama's time, on average, will be devoted to this
project.
Meyer Mohaddes Associates, Inc.
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Kyle Maetani will be the project manager for MKPC overseeing the frm's role on the project on a daily
basis. He has extensive experience with local government public policy decisions and demand based
parking. He has been called upon as an expert to testify before local government bodies on parking supply
and demand issues. Mr. Maetani is the co-author of a report that describes the implementation process and
issues related to parking cash -out among employers. He has worked with many major employers on
parking cash -out provisions. He was a member of the National Association for Commuter Transportation
Task Force on Parking Cash -out. Approximately 5 to 10% of Mr. Maetani's time, on average, will be
devoted to this project.
MOORE IACOFANO GOLT m^ INC.
Jim Oswald is currently the director and principal -in -charge of MIG's Los Angeles, CA office. He is an
experienced facilitator and graphic recorder and has designed and facilitated numerous community
participation programs for. a wide range of environmental planning, strategic planning, economic
development and interagency -oriented projects. Some of his Southern California projects include the City
of Manhattan Beach Downtown Strategic Action Plan; City of Bakersfield Strategic Visioning program;
Los Angeles general Plan Framework; the City of Santa Barbara General Plan Update (Comprehensive
Planning Award for the Public Participation Program from the California Chapter, American Planning
Association in 1990 and 1991 First Place Award of Excellence from the National League of Cities); San
Gabriel Valley Council of Governments Economic Development Strategic Plan; City of Pasadena West
Gateway Specific Plan; City of Carlsbad General Plan Update; City of Santa Monica Civic Center Specific
Plan Study; City of Santa Monica Open Space Element/Parks and Recreation Master Plan; City of Santa
Monica Beach Improvement group project; City of Santa Monica Circulation Element; City of Santa
Monica Miles Playhouse Renovation/Restoration project; the University of California at Riverside long
Range development Plan; the City of Glendale Model Neighborhood Development Plan; metropolitan
Transportation Authority Long Range Development Plan Update Community Participation program; the
Mid Cities Bus Transit Restructuring Study (for the NITA), and the Santa Barbara Municipal Airport aster
Plan. Approximately 5 to 10% of Mr. Oswald's time, on average, will be devoted to this project.
Meyer Mohaddes Associates, Inc.
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4. PROPOSED BUDGET
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The table on the following page details the proposed budget by task and personnel category. We
understand that the budget may change as needed to best match the City's needs as identified in Tasks 1,2
and 3. We would be pleased to work with the City to modify the budget as appropriate. Also, while we
assume that the City will continue to contract directly with TDS for further field data collection, our
budget fully covers all analysis and technical processing of such data. Our budget also includes all
components related to public fMTrrn ",,; x„a.,^;.,o ;CC„PS lKMM as both are critical to the
success of the study.
' c:\usER3197\P97.237\NEWP0RTB.PR0
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BALBOA PENINSULA PARKING MANAGEMENT PLAN
PROPOSED LEVEL OF EFFORT AND COST SUMMARY BY TASK
PROPOSED STAFF HOURS
(average billing rates,shown)
MMA MMA MKPC
MIG
KMG
Project Project
Est.
Manager, Planner
Cost
Task $12 $6 $90
$11
$12
1— Review Existing Studies 8 16 4
0
4
$2,900
2— Refine Scope of Work 8 4 4
4
4
$2,580
3— Refine Study Area 2 2 2
0
0
$560
4 — Analyze Exstng Parking Inventory & Utilization 24 80 20
0
4
$10.500
5 — Determine Existing/Future Parking Needs 40 120 16
0
8
$15,240
6 — Develop Implementation Plan 80 160 80
0
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$31.600
7 — Draft Report 16 24 8
12
8
$6,660
8 — Final Report 12 24 4
8
4
$4,840
9 — Public Meetings/Workshops 3 u T 40 20 16
90
8
614 $19,090
54, .— 2a
Total Labor �� t>�c% /,,, �._� 230 450 154
114
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$93,970
Other Direct Costs
Miscellaneous (phone, fax, delivery, postatge, materials etc.)
$5,000
Mileage/parking
$1,000
$6,000
Total CDC
Total Proposed Budget
99970
MMA — Meyer, Mohaddes Associates, MKPC — Michael Kodama Planning Consultants, KMG — Kotin
Mouchly Group
MIG — Moore, lacofano & Goltsman
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' EDUI CATION
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Bachelor of Arts, Economics,
University of California, Los
Angeles, 1982
Master of Arts, Urban Planning
(Transportation), University of
California, Los Angeles, 1984
Professional Certificate in
Transportation Demand
Management, University of
California, Los Angeles, 1987
EMPLOYMENT HISTORY
1991 - Present
Meyer, Mohaddes Associates -
Principal
1986 - 1991
DKS Associates - Senior
Transportation Planner
1983 - 1986
Southern California
Association of Governments -
Transportation Planner
.■
Inc.
SUMMARY
GARY J. HAMRICK
Principal
Mr. Hamrick has 14 years of experience in Southern California conducting
transportation planning, trafjicengineering, parking, bicycle, rail transit, and
other transportation studies. The range of projects he has managed includes
city-wide and area -wide transportation master plans, traffic impact analyses
for numerous development projects, travel demand modeling studies using
emme/2 and TRANPLAN software, bicycle master plans, residential
neighborhood, traffic control plans, trucking studies and parking dehiand/
feasibility studies. Certified as a7ransportationDemand Management (TDM)
professional, he has prepared TDM plans for public agencies and private
developments. , Mr. Hamrick has also prepared several traffic impact fee and
cost/benefit analysis programs. Highlights of his professional career include
the following studies:
■ PROJECT EXPERIENCE
Transportation Planning/Travel Demand Modeling
• Regional Mobility Element Modelling Assistance (SCAG)
• Santa Clarita Valley TRANPLAN Travel Demand Model (Los Angeles
County Department of Public Works)
• City of Lancaster City-wide TRANPLAN Model and Circulation Element
(City of Lancaster)
• City of Moreno Valley City-wide TRANPLAN Model (City of Moreno
Valley)
• San Pedro Ports Area Transportation Specific Plan & EMME/2 Model
(City of Los Angeles, City Planning Department)
• City of Fullerton Circulation Element Update (City of Fullerton)
• City-wide Traffic Analysis and Traffic Impact Fee Study (City of Seal
Beach)
• Coastal Corridor Rail Transit Project Feasibility Analysis (LACMTA)
• Downtown Glendale TSM Program (City of Glendale)
• Long Beach Neighborhood Traffic Control Studies (City of Long Beach)
• Moonridge Corridor Specific Plan and EIR (City of Big Bear Lake)
Traffic Impact Analysis and Environmental Studies
• Red Line Eastside Extension FEIS/FEIR (LACMTA)
City of Santa Monica Master Environmental Assessment (City of Santa
Monica)
Mohaddes
Inc.
Gary J. Hamrick
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PUBLICATIONS
"Development of Transportation
Impact Fees in Today's
Economy," ITE District 6 Annual
Meeting, Compendium of
Technical Papers, 1993
"Commercial Vehicle Operations
Planning in Southeast Los Angeles
County," ITE District 6 Annual
meeting, Compendium of
Technical Papers, 1995
PROFESSIONAL SOCIETIES
institute of Transportation
Engineers
Association for Commuter
Transportation
Association of Environmental
Professionals
TEACHING
Co -instructor. UCLA
Public Policy Program Session
"Managing Neighborhood Traffic
and Parking." October, 1996
• Dominguez Technology Centre Specific Plan and EIR, Carson (Watson
Land Company)
• Port of Long Beach Pier J Reconfiguration EIR (Port of Long Beach)
• Kaiser Hospital Studies (Kaiser Permanente)
• Promenade Mall EIR (City of Los Angeles)
• Eagle Mountain Rail Transfer/Landfill EIR (Kaiser Corporation)
• Los Angeles New Senior High School (LAUSD)
• Twenty -Nine Palms Marine Corps Base Master Plan (US Marine Corps)
• Maersk On -Dock Rail EIR (Port of Long Beach)
Transportation Fee Studies
• City of Fullerton City-wide Fee Study (City of Fullerton)
• Tulare County Impact Fee Feasibility Study (TCAG)
• City of Santa Monica City-wide Fee Study (City of Santa Monica)
• Dominguez Technology Study Fair Share Funding Study (City of Carson)
• Los Angeles County Impact Fee Analysis (LACMTA)
• City of Sunnyvale Freeway Overcrossing Economic Analysis (City of
Sunnyvale)
Parking Studies
• Bayside District Parking Demand Analysis (City of Santa Monica)
• Saint John's Hospital and Health Center Parking Master Plan Study (Saint
John's Hospital and Health Center)
• Burbank Magnolia Park Parking Demand Study (City of Burbank)
• Miramar Sheraton Parking Structure Analysis (City of Santa Monica)
• Norwalk Square Redevelopment Parking Study (City of Norwalk)
• Pomona Valley Hospital Parking Design (Pomona Valley Hospital)
Bicycle Planning
• South Bay Area Bicycle Master Plan (LACMTA)
• North LA County/San Fernando Valley Bicycle Master Plan (LACMTA)
• City of Glendale Bikeway Master Plan (City of Glendale)
' Me
' EDUCATION
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Bachelor of Science, Civil
Engineering, University of
California, Berkeley, 1974
Master of Public Policy and
Transportation Planning,
University of California, Berkeley,
1977
EMPLOYMENT HISTORY
1991 - Present
Meyer. Mohaddes Associates -
Principal
1985 .1991
DKS Associates - Principal,
Southern California Regional
Director
1978 - 1985
PRC Voorhees/Engineering -
Senior Associate Engineer
1977 - 1978
City of Walnut Creek -
Transportation Planning
Assistant
1976
U. S. Department of
Transportation, Office of
Policy - Planning Analyst
PROFESSIONAL
REGISTRATION
Registered Traffic Engineer
California No. 1390
PROFESSIONAL SOCIETIES
Institute of Transportation
Engineers
American Planning Association
Society of Marketing Professional
Services
Women's Transportation Seminar
Inc.
,UICHAEL P. MEYER, P.E.
Principal
.0 EXPERIENCE SUMMARY
Mr. Meyer has managed transportation planning and traffic engineering
projects of increasing importance during his 18 years as a transportation
consultant. His wide ranging client base includes both public and private
sector clients and he is frequently a member of multi -disciplinary teams
developing integrated land use and transportation plans. Recentprojects that
have been managed by Mr. Meyer include the Central City West Specific Plan
in Los Angeles, On -Call Traffic Engineering projects for Caltrans Districts 7
and 8, the Regional Mobility Element and Advanced Transportation
Technology projects for SLAG, and Neighborhood Traffic Management
projects in Long Beach, Beverly Hills and San Marino. For Caltrans, Mr.
Meyer managed projects related to signal design, ramp meter design,
telephone communications, CCTV design and tra j4c data collection. Mr.
Meyer has prepared transportation analyses for environmental documents on
projects such as the Red, Blue and Green Lines, LA Coliseum Renovation,
and numerous retail and commercial office developments. Highlights of his
professional experience in various technical areas include the following
studies:
■ PROJECT EXPERIENCE
Traffic Engineering
• On -Call Traffic Engineering (Signal Design, Ramp Metering, CCTV,
Communications) (Caltrans Districts 7 and 8)
• Dodger Stadium Area Improvement Plan (City of Los Angeles)
• Traffic Signal Timing Optimization (FETSIM) Study (City of Santa Ana)
• I-15/I-40 Interchange Reconstruction (Caltrans District 7)
• Traffic Signal Design Projects (Cities of Pinole, Roseville, Redondo
Beach, Pleasanton)
• Traffic Signal Timing Optimization(FETSIM) Study (Cities of El Segundo.
and Manhattan Beach)
• Cerritos Town Center Roadways, Freeway Access Plans (City of
Cerritos/TDC)
• LAX Lot B Parking Design (Los Angeles Department of Airports)
Multi -modal Planning Studies
• San Fernando Valley East-West Transit Corridor MIS (LACMTA)
• LAX -Palmdale High Speed Train (emme/2 model) (Perini Corp/DMJM)
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PUBLICATIONS '
M. Meyer. "Public/Private
Partnership for an Employment
Center/Rail Transit Circulator,"
ITE Compendium of Technical
Papers, 65th Annual Meeting,
Denver, Colorado, August 1995.
M. Meyer, R. Goli.
"Incorporating the Benefits of
IVHS Technology into Regional
Travel Demand Models," ITE
Compendium of Technical Papers,
District 6, Portland, Oregon, July
1994.
M. Meyer. "The Southern
California Regional Mobility
Element," ITE Compendium of
Technical Papers, District 6, Las
Vegas, Nevada. July 1993.
M. Meyer. "Experience with
Traffic Impact Fees in City of Los
Angeles," presented at American
Planning Association National
Conference, New York City,
1988.
M. Meyer, A. Mohaddes, L. Lee
and W. Okitsu. "Evaluation of
Traffic Operations of Third Street
Tunnel in Downtown Los
Angeles," ITE Compendium of
Technical Papers, District 6,
Reno, Nevada, July 1987.
PRESENTATIONS
UCI Extension. Planning in the
90's Course. "Transportation
Planning", November 1994.
UCI. UCR. UCLA Extensions,
Air Quality Issues in Land Use
and Transportation Planning
Course, "Emerging Transportation
Trends". July 1994.
UCLA Public Policy Program,
Mitigating Environmental Impacts
Course. "Transportation Mitigation
issues", March 1994.
UCI Extension, Air Quality Issues
in Land Use and Transportation
Planning Course. "Highways and
TSM". March 1992.
• Riverside Commuter Rail emme/2 Patronage Model (Riverside County
Transportation Commission)
• Blue Line Downtown Connector Study (LACMTA)
• Moreno Valley Transit Needs Assessment (Riverside Transit Authority)
• Downtown Pasadena LRT Alignment Alternatives (LACMTA/City of
Pasadena)
• Riverside County Park and Ride Analysis (Riverside County Transportation
Commission)
• LA County Park -and -Ride Master Plan Phase I (LACMTA)
• Alameda District Plan -Union Station Master Plan (Catellus Development
Corporation-Ratkovich Company)
• Red Line Eastern Extension EIR/EIS (LACMTA)
Transportation Planning
• Central City West Specific Plan (MINUTP-emme/2 model) (Center City
West Associates)
• Regional Mobility Element Modelling Assistance (Southern California
Association of Governments)
• Coastal Transportation Corridor Specific Plan (City of Los Angeles)
• Sepulveda Tunnel Alternatives Analysis (emme/2) (Los Angeles
Department of Airports)
• San Bernardino Downtown Development Plan (American Cities
Corp./Rouse Co.)
• City -Wide Parking Study (West Hollywood)
• 20th Century Fox Expansion Traffic Review (City of Beverly Hills, Ad
Hoc Traffic Committee)
• NAFTA Impacts, International Border Transportation Planning (SANDAG)
• Westdome Sports Arena (City of Santa Ana)
• IVHS Applications for Advanced Transportation Technology (SCAG, ATT
Task Force)
• Circulation Element Updates (Cities of Solvarig, Santa Monica, Hermosa
Beach, Claremont, San Bernardino, Santa Barbara, San Marino)
• Green Line Transit Circulator Feasibility Study (El Segundo Employers
Association)
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EDUCATION
Bachelor of Science, Civil
Engineering, University of Shiraz,
1967
Master of Science, Civil
Engineering, Transportation,
University of California, Berkeley,
1969
Doctor of Philosophy (Ph.D.), Civil
Engineering, Transportation,
University of California, Berkeley,
1973
EMPLOYMENT HISTORY
1992 - Present
Meyer, Mohaddes Associates -
Principal
1990 - 1992
DKS Associates - Senior
Transportation Engineer
1987 - 1990
Justin F. Farmer Transportation
Engineers - Senior
Transportation Engineer
1984 - 1987
The Forum International -
Director of Transportation
1973 - 1984
University of Shiraz, Iran -
Lecturer/ Assistant Professor
PROFESSIONAL
REGISTRATION
Registered Civil Engineer
California No. 42614
Registered Civil Engineer
Nevada No. 8674
AN MOGHARABl, P.E.
Principal
li EXPERIENCE SUMMARY
Mr. Mogharabi is a former professor of transportation engineering who has
held positions at the University of Washington, California State University, Los
Angeles and at The University of Shiraz, Iran. over the last twelve years, he
has worked on numerous challenging projects as a consultant in the western
United States. His area of specialty includes ITS technologies, traffic
engineering, trqfflc control and surveillance systems, signal design, trqfflc
signal communication design, highway design, transportation planning, and
parking studies and design. He has conducted research and consulting projects
in travel demand modeling, transit, traffic operation improvement,
transportation system management, transportation network design, trajftc
control systems feasibility studies and design, and transportation impact
analysis. Highlights of his professional career include the following projects:
■ PROJECT EXPERIENCE
Traffic Control Systems/Surveillance
• City of Vallejo Signal and Communication System, Feasibility and Design
(Vallejo, CA)
• City of Petaluma Wireless Communications, Feasibility and Design
(Petaluma, CA)
• City of Mission Viejo Signal System Interconnect Network Master Plan and
Design (Mission Viejo, CA)
• City of Salem Signal System Master Plan and Interconnect Design (Salem,
Oregon)
• Incident Detection System (IDS) for Route 91, Study and Design (Caltrans
District 08)
• City of Livermore System Control Master Plan (Livermore, CA)
• City of Modesto ATMS Project, including Feasibility Study and Master Plan
Preparation (Modesto, CA)
• South Bay Multi -Jurisdictional Signal System Improvements Study/Design
(Los Angeles, CA)
• Las Vegas Area Computer Traffic System Wireless Communication
(LVACTS) (Las Vegas, NV)
• Sacramento Signal Systems Feasibility Study (Sacramento, CA)
• Lancaster Signal Systems Implementation (Lancaster, CA)
• Preliminary Design of CCTV System along I-105 (Caltrans District 07)
• City-wide Traffic Signal Interconnect Master Plan and Design (City of
Newport Beach)
• City of Lancaster Autoscope Evaluation (Lancaster, CA)
' Mey,
PUBLICATIONS
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Representative papers
include the following:
Mohaddes Associates, Inc.
"Planning, Design and
Implementation of Spread Spectrum
Radio Technology for City-wide
Traffic Signal Systems" Conference
Proceeding, 1996 District 6 Annual
Meeting Institute of Transportation
Engineers, Fresno, CA, July, 1996
"Application of Optical Fiber
Communications in Advanced Traffic
Management Systems (AIMS)",
Proceedings of the 1995
Transportation Congress, San Diego,
CA, October, 1995
"Integration of Parking and
Circulation Analysis for Evaluation of
Land Use Alternatives", Conference
Proceeding, ITE Annual Meeting,
1995
"Challenges in Multi -jurisdictional
Signal Coordination," Presented at
ITE 1993 District 6 Annual Meeting,
Las Vegas, Nevada, July 1993.
"Park and Ride Demand and Facility
Analysis," Compendium of Technical
Papers, ITE Annual Meeting,
Washington. D.C., August 1992.
"Computerized Traffic Control
Device Inventory for Diamond Bar,"
Compendium of Technical Papers,
ITE District 6 Annual Meeting,
Anchorage, Alaska, July 1992.
"Circulation Issues and Impacts,
Corridor Redevelopment,"
Proceedings of the Site Impact Traffic
Assessment Conference. ASCE,
Chicago, June, 1992.Compendium of
Technical Papers. ITE Annual
Meeting, Milwaukee, September
1991.
TEACHING AND RESEARCH
Assistant Professor/
Researcher, University of
Shiraz. Iran
Lecturer, University of
Washington. Seattle
Lecturer. California State
University, Los Angeles
Traffic Engineering and Design
Abi Mogharabi, P.E.
• PS&E Preparation for 13 Accident Investigation Sites (AIS) along I-10 in
Los Angeles (Caltrans District 07)
• PS&E Preparation for portion of Santa Monica Freeway Widening in Los
Angeles (Caltrans District 07)
• PS&E Preparation for Hardwire, Wireless Communication Network and
Intersection Operational Improvements in South Bay Area of Los Angeles
County (LACMTA)
• Route 91 Riverside County Traffic Control Plans (Caltrans District 08)
• Interchange Signal Design along I-10 in San Bernardino (Caltrans
District 08)
• Numerous Intersection Traffic Signal Design Plans (Cities of Santa Ana,
Norco, Pomona, Valencia, and Pasadena, CA)
Transportation Planning
• City of Huntington Beach Circulation Element (Huntington Beach, CA)
• City of Diamond Bar Circulation Element (Diamond Bar, CA)
• Riverside County Park -and -Ride Study (RCTC)
• HOV Modeling and Forecasting (RCTC)
• North Harbor Boulevard/Bristol Street Specific Plan (Santa Ana, CA)
• Central Orange County Corridors Transirway AA/EA (OCTD)
• City-wideTrucking Study (South Gate, CA)
• Yuma Drive Interchange Alternative Analysis (Caltrans District 08)
• Midtown Traffic and Pedestrian Circulation Study (Santa Ana, CA)
Parking Studies
• Walnut Park City-wide Parking Study (Walnut Park, CA)
• Norco Business Center Parking Analysis (Norco, CA)
• La Cienega Office Complex Parking Analysis and Design (Beverly Hills,
CA)
• La Mirada Redevelopment Area Parking Study (La Mirada, CA)
• Midtown Parking Study (Santa Ana, CA)
• Numerous Parking Studies and Design (Seattle & Lacey, Washington and
several cities in Southern California)
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Meyer, Mohaddes Associates, Inc.
PARKING STUDIES
Parking is a critical component of all development projects, whether public or private. An adequate
supply of parking, properly located and efficiently designed, is the.comerstone of a successful retail
project or business district. Meyer, Mohaddes Associates staff have provided clients with a broad range
of consulting services related to parking facilities. These include supply and demand studies, facility
layout and design, access and control plans, site selection and parking management. MMA staff have
addressed parking issues at the following types of facilities: hospitals, sports facilities, mixed -use
projects, airports, transit stations, shopping centers, campuses, and commercial office projects.
Parking Services
Provided by MMA
• Parking,Fadility.•
• Layout:Design
• Fadsting•Fecility
Retrofits
• Parking Demand.
Analysis
Joint Development
• site Selection
• cost/Revenue
Analysis'
• ParkingManagement
• Area�lMde'StOles
• Residenkial Permit
Parking..
• shared. Use Analysis
• Park -and -Ride
Santa Ana Midtown Parking Study
MMA performed a comprehensive parking study for the Midtown
district of Santa Ana. MMA evaluated the existing parking supply and
characteristics through an area -wide parking utilization/duration
survey. The study identified future parking needs and optimum
locations of parking facilities, utilizing the shared parking concept.
Rancho Mirage Restaurant/Retail Parking Demand Study
Meyer, Mohaddes Associates completed a study for the City of
Rancho Mirage which analyzed restaurant and retail parking demand
for the purposes of updating the City's parking ordinance.
St. John's Hospital and Health Center Parking Demand Analysis
MMA conducted a parking demand assessment for St. John's Hospital
to determine existing and potential future parking supply requirements.
Based on parking demand surveys plus interviews with hospital staff,
MMA determined parking demand ratios for the Hospital and
recommended a parking expansion program.
Hermosa Beach - Pacific Coast Highway Study
MMA staff analyzed the traffic and environmental impacts of a
proposed peak -hour parking restriction along Pacific Coast Highway.
LA County Park -and -Ride Master Plan
This two-phase study was conducted to assist LACMTA in prioritizing
sites for the allocation of Proposition C funds to expand park -and -ride
facilities county -wide, including at commuter rail stations.
Downtown San Mateo Specific Plan
MMA staff performed the traffic and parking analysis for the
Downtown San Mateo Specific Plan and associated Environmental Impact Report. The study included
the analysis of the parking standards for downtown residential development, including field measurement
of parking utilization at existing residential developments.
Santa Monica Bayside District Parking Demand Analysis
Meyer, Mohaddes Associates performed a long range parking demand analysis for the downtown Bayside
District in Santa Monica focusing on the Third Street Promenade area. The area is a recently revitalized
commercial district with high day and evening parking demands.
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Mohaddes Associates, Inc.
MASTER PLANNING
Mever. Mohaddes Associates staff have prepared transportation master plans for private development
projects, subareas of cities and counties, and public facilities such as parks, waterpons, airports, transit
facilities and sports complexes. Master plans provide the transportation planner with the challenge and
opportunity to address the bigger -picture transportation issues. They require innovative thinking and a
multi -modal approach to transportation analysis. Meyer, Mohaddes Associates staff have prepared
successful master plans by carefully evaluating how all the components of a project or area fit together —
how the modes of travel interrelate and complement one another. Examples of comprehensive master
planning efforts completed by Meyer, Moladdes Associates staff include:
Central City West Specific Plan
' A public -private partnership led this study which evaluated alternative
land use :utd transportation scenarios for the 314acre Central City
West area ill downtown Los Angeles. The phased plan includes
' declining maximum allowable parking ratios and increasing TDM
goals, a transit tunnel, and extensions of planned transitways.
' San Bernardino downtown Development Master Plan
Meyer. Mohaddes Associates staff prepared the parking, transit
service and traffic circulation elements of this mixed -use plan for a 20-
' square block area of San Bernardino.
San Pedro Ports Area Specific Plan
' 'file circulation analysis included analysis of existing transportation
conditions, development of a commercial and recreational travel
demand model to evaluate alternative land use scenarios, and
determination of infrastructure needs.
' Santa Ana Regional Transportation Center
MMA prepared the transportation plan for the Santa Ana Regional
' I'ramspuu:uion Center Specific Plan area.
Golden Triangle Strategic Plan
t Mevcr. Mohaddes Associates staff were responsible for the
transportation portion of this unique and innovative project to bring
together 5 cities and Santa Clara County into a comprehensive and
' unified strategic planning process for reducing severe traffic
congestion problems in northern Santa Clara County.
THE MMA APPROACH TO
MASTER PLANS
• Comprehensive Data
Base
• Sketch Plans Leading
to Detailed Plans
• Multi -disciplinary
Team Efforts
• Consensus Building
' Lockheed Plant I Expansion Master Plan
MMA staff evaluated provided proposed parking, internal circulation,
Iacilities at the proposed expansion of the Lockheed facility in Sunnyvale.
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• Multi-ModalAnalysis
• ComplementaryLand
Uses with Shared -
Use Facilities
• Encourage Internal
Trips
• Balanced Transpor-
tation & Land Use
transit access and pedestrian
Pacific Shores Center
Mever. Mohaddes Associates has been assisting the project developer in preparing a master planned
project including 1.5 million square feet of corporate office headquarters, a restaurant and park facilities
ill Redwood City.
' Balboa Peninsula Parking Management Plan Proposal Newport Beach
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Michael Kodama Planning Consultants
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' Michael R. Kodama
' Planning Consultants
'
Key Personnel
Michael R. Kodama will be the principal -in -charge. He is a transportation planner who
As the former
has facilitated the development of parking management programs.
Director of Transportation Planning/Air Quality Compliance Issues for a real estate
consulting firm, Mr. Kodama understands the relationship between land use and parking
'
management strategies. He was actively involved with public/private real estate
transactions that included parking as part of the entitlement negotiation process. In
addition to Mr. Kodama, MRK professionals Kyle Maetani and Sheila Brown will perform
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key roles on this project.
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Kyle Maetani will be the project manager overseeing the project on a daily basis. He
has extensive experience with local government public policy decisions and demand
based parking. He has been called upon as an expert to testify before local government
bodies on parking supply and demand issues. Mr. Maetani is the co-author of a report
that describes the implementation process and issues related to parking cash -out
among employers. He has worked with many major employers on parking cash -out
provisions. He was a member of the National Association for Commuter Transportation
Task Force on Parking Cash -out.
Timothy Sales is an urban planner specializing in the strategic integration of concepts
of good city planning and sound real estate development practices. He is experienced in
many aspects of both fields, including real estate project market and financial feasibility
analysis, entitlement attainment, transportation policy and analysis, land use planning,
environmental regulation, project management, and community involvement. For the
past four years, Mr. Sales has consulted as principal urban planner for an association
comprised of the largest property owners in Malibu, including Pepperdine University. He
also worked closely with various association members in connection with land use
objectives as related to Malibu's General Plan. Mr. Sales recently completed primary
research on Coastal Commission activities for the Newport Beach parking management
project.
Sheila Brown is a transportation planner who conducts primary research for MRK. Ms.
Brown was one of the primary researchers responsible for conducting the field work and
interpreting results for Dr. Richard Wiillson's Suburban Parking Economics and Policy
study. This past year, Ms. Brown conducted a parking management/local jurisdiction
telephone survey, Southern California beach parking rate study, and a transit agency
communication needs assessment. Before joining MRK, Ms. Brown worked on a variety
of parking related issues such as the Glendale TMA Parking Management Program.
' Michael R. Kodama
' Planning Consultants
' Michael R. Kodama
' President
Michael R. Kodama Planning Consultants 1992-present
' Executive Director
Burbank City Centre TMA 1991-1992
' Vice President, Director of Transportation Planning/Air Quality Compliance
Kosmont & Associates, Inc. 1991-1992
' Transportation Planner/Transportation Contractor
California Department of Transportation 1986-1991
Areas of Professional Qualification
' • Parking Management
• Transportation/Land Use
' • Transportation Planning
• Transportation Demand Management
• Transportation Funding/Programming
'
Education
M.A., Urban Planning, University of California at Los Angeles, 1990
'
Los Angeles, California
Sociology, University of California at Los Angeles, 1984
B.A., Economics and
Los Angeles, California
tProfessional
Affiliations and Community Service
Member, American Planning Association
Board of Directors, The Ethnic Coalition (TEC)
'
Board of Directors, Association for Commuter Transportation, Southern California
Former Vice Chairman, Board of Directors, Los Angeles Neighborhood Initiative (LANI)
Former Chair, State Senate Transportation Sub -Committee of the Northridge Earthquake Task
'
Force
Former Commissioner, California State Senate, Small Business Affairs Advisory Commission
'
Academic Experience
California State University Northridge, Instructor, 1994 (Transportation, Land Use and
Environmental Management)
'
University of California at Los Angeles, Lecturer, 1994
South Coast Air Quality Management District Update Training, 1992-1993
'
Commuter Transportation Services, Inc. Workshop Instructor, 1992-1993
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Michael R. Kodama
Planning Consultants
Michael R. Kodama
Specific Project Experience
Newport Beach - Parking Management Project
To identify, assess and recommend appropriate parking management strategies to deal with
seasonal parking demand issues. Parking issues include developing a preferential bus parking
reservation and management system that improves bus access/circulation and reduces noise and
air emission impacts to the local residents. Conducted a parking pricing survey of Southern
California cities. Conducted a tour bus operator survey. Identified tour bus destinations. Parking
management strategies to address turnover, peak hours and average duration of use as well as
peak patterns that vary by day of week and season. Examining the impact of Coastal Commission
policies related to proposed increased parking fees and resident -only zones or permits.
Santa Ana, Culver City, Pasadena, Los Angeles, Burbank, West Hollywood, Irvine, El Segundo,
Arcadia, La Mirada, Norwalk, Warner Center, Palo Alto and Sacramento Clients
Mr. Kodama examined transportation planning, policy and funding issues for alternative
development scenarios. In some cases, this involved developing public/private partnerships,
focusing on the feasibility of utilizing combining private funds with federal, state and local
transportation funding sources.
Mr. Kodama developed a variety of parking management programs for both public and private
sector clients in these local jurisdictions. For real estate clients, this involved both site specific and
area -wide plans, resulting in the development of creative parking management programs. For
local jurisdictions, the work included sub -areas and sites, coordination with regional agencies,
negotiations with developers, and creation of parking management policies and operations.
AB2766, MSRC - Parking Management Project
Currently leading a project to implement parking management programs in local jurisdictions. The
program includes regional, local, and site specific parking management projects involving parking
pricing, transit/parking design, preferential parking, local parking management ordinances, parking
operations, shared -use, land banking, peripheral parking, parking development/construction,
demand based parking requirements, and neighborhood spillover. Mr. Kodama is the principal -in -
charge of these projects.
AB2766, MSRC - Parking Management/Local Government Program
Conducted a research project that focused on improving the local implementation process of
demand based parking requirements and parking cash -out. The project examined local parking
requirement issues and parking cash -out, with an emphasis on developing "win -win" parking
management programs. Mr. Kodama is the principal -in -charge responsible for overall planning
and design issues related to the project. He will be conducting extensive outreach to key players
in the parking negotiation process. He was a co-author of the nationally recognized parking
management handbook, "Using Demand -Based Parking Strategies to Meet Community Goals."
Over 1,200 copies have been requested and sent throughout the United States to federal, state,
regional and local government agencies. The document is also being used by developers,
community groups, lenders/investors, building owners, land owners, leasing agents, employers,
and planners.
Los Angeles County Metropolitan Transportation Authority - Parking Management Strategies in
the Congestion Management Program
Currently leading effort to develop parking management strategies for inclusion into the Los
Angeles County Congestion Management Program's Toolbox. Recommended programs include
parking pricing, unbundling, and transit friendly surface parking design.
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' Michael R. Kodama
Planning Consultants
Caltrans Headquarters, Office of Traffic Improvement - Statewide Rideshare Marketing Campaign
' Provided transportation planning and marketing expertise for the statewide strategic marketing
campaign. Mr. Kodama co-authored the 1993 and 1994 California regional transportation profiles.
The reports included an analysis of urban form, transportation facilities, transit operations,
' transportation demand management and rideshare programs and strategies, regulatory issues, as
well as federal, state, regional and local funding mechanisms.
Ride -On Transportation - San Luls Obispo County Transportation Management Association (TMA)
' In a joint venture, conducted a TMA Feasibility Study to determine if a TMA can be a viable entity
in the study area. The study includes an analysis of the study area, existing transportation
conditions, identifying the business community's perception of transportation issues as well as
' potential solutions, examining community resources and developing effective transportation
demand management (TDM) strategies and programs. Analyzed impact of parking on potential
retail projects.
' Downtown Burbank Stakeholders Association - Burbank City Centre Transportation Management
Association Parking Management Study
As part of the Burbank City Centre TMA study, Mr. Kodama examined parking management
' programs to determine the use of appropriate parking strategies in the Downtown Burbank area.
Negotiated with the City of Burbank to create a parking plan and fee structure for Downtown
Burbank.
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Michael R. Kodama
Planning Consultants
Kyle Maetani
Project Manager
Michael R. Kodama, Planning Consultants
Government Relations Manager
Commuter Transportation Services, Inc.
Field Representative
Assemblywoman Gwen Moore
Areas of Professional Qualification
• Parking Management Program Planning
• Transportation Demand Management
• Transportation/Land Use
Education
1994-present
1989-1994
1981-1989
Master in Public Administration, University of Southern California, 1983
Los Angeles, California
Bachelor of Arts, University of California at Los Angeles, 1978
Los Angeles, California
Professional Affiliations and Community Service
• Member, National Association for Commuter Transportation Task Force on Parking Cash -out
• Member, Association For Commuter Transportation
Academic Experience
Commuter Transportation Services, Inc. Workshop Presenter
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Michael R. Kadama
Planning Consultants
Kyle Maetani
Specific Project Experience
Newport Beach - Parking Management Project
To identify, assess and recommend appropriate parking management strategies to deal with
seasonal parking demand issues. Parking issues include developing a preferential bus parking
reservation and management system that improves bus access/circulation and reduces noise and
air emission impacts to the local residents. Conducted a parking pricing survey of Southern
California cities. Conducted a tour bus operator survey. Identified tour bus destinations. Parking
management strategies to address turnover, peak hours and average duration of use as well as
peak patterns that vary by day of week and season. Examining the impact of Coastal Commission
policies related to proposed increased parking fees and resident -only zones or permits.
AB2766, MSRC - Parking Management Projeci
Currently leading a project that involves implementing parking management programs in local
jurisdictions. The programs include regional, local, and site specific parking management projects
involving parking pricing, transit/parking design, preferential parking, local parking management
ordinances, parking operations, shared -use, land banking, peripheral parking, parking
development/construction, demand based parking requirements, and neighborhood spillover.
A82766, MSRC - Parking Management/Local Government Program
The objective of this study was to improve the local implementation process of demand -based
parking (minimum parking requirements) for work places and parking cash -out. The project
empowered local communities, helping them to reform their own parking requirements to conform
with A82109. Mr. Maetani handled the "day to day" operations of the project He coordinated
outreach to local jurisdictions all contact with team members. He reviewed the design of all
research instruments and ensures that all efforts are consistent with state and regional mandates
and policies. He was a primary author of the nationally recognized handbook, "Using Demand -
Based Parking Strategies to Meet Community Goals."
Santa Ana, Culver City, Pasadena, Newport Beach, Los Angeles, Burbank, West Hollywood, and
Irvine Clients
Mr. Maetani has developed a variety of parking management programs for both public and private
sector clients in these local jurisdictions. For real estate clients, this involved both site specific and
area -wide plans, resulting in the development of creative parking management programs. For
local jurisdictions, the work included coordination with regional agencies, real estate/parking
negotiations, and creation of parking management policies and operations.
Commuter Transportation Services, Inc.
Co-authored report on the progress of the implementation of AB 2109's parking cash -out
provisions. Report included issues related to parking cash -out and a survey of over 1,000
employee transportation coordinators. Published articles in newsletters on parking cash -out.
Provided information on AB 2109 parking cash -out provisions through workshops, employee
transportation network meetings and telephone responses to over 5,000 client companies.
Assisted in the development of question and answer information document and a summary of AB
2109.
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' Michael R. Kodatna
'
Planning Consultants
Local Government Parking Management Legislative Program
Developed and presented expert testimony on the minimum parking requirements of County of
'
Los Angeles and the City of Los Angeles. Developed analysis of the Los Angeles Downtown
Strategic Plan's parking management component and presented testimony on transportation
demand management elements. Served as member of Los Angeles County sub -committee on
'
parking management strategies for the Congestion Management Plan. This committee developed
recommendations for parking management elements in the Congestion Management Plan
National Association for Commuter Transportation Task Force on Parking Cash -out
'
Served as member and provided analysis and information on a proposed federal parking cash -out
law. Provided comments from clients to committee.
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Balboa Peninsula Parking Management Plan Proposal Newport Beach
Kotin MoucWy Group
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KMG CONSULTING
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KOTIN MOUCHLY GROUP 12100 Wilshire Blvd.
Real Eslaic and Grbau Economics Suite 1050
Los Angeles, CA 90025
Tel 310 820.0900
Fax310 820.1703
QUALIFICATIONS W Ww.krngconsult corn
• City of Manhattan Beach/Downtown Strategic Plan. KMG worked as a subconsultant
to Moore Iacofano Goltsman (MIG) to assess the economic framework of downtown
Manhattan Beach and to suggest strategies to maintain and enhance the downtown
as a part of the City's downtown strategic plan. KMG reviewed sales trends,
evaluated land use patterns, tracked construction activity, assessed the downtown's
trade area and interviewed downtown merchants and landowners in order to
understand and describe the economic framework of the downtown. Based on this
review, KMG identified the area's strengths, weaknesses, opportunities and
constraints and recommended actions the City should undertake to maintain and
enhance the downtown.
• City of Bell Gardens/Bicycle Club Ground Lease Negotiations. The Bicycle Club is a
major card club in the City of Bell Gardens. To accommodate growth, there was a
need to negotiate a long-term ground lease on city -owned land for parking. KMG was
retained by the city to help structure the ground lease and to assure that the rent
would adequately reflect land value or the lease would terminate in the absence of
the card club, which -was a major revenue generator. With the card club, a more
conventional, lower cost lease was established.
• Los Angeles Community. RedevelopmentAgency/Traffic System ManagementAnalysis.
To mitigate traffic impacts on increased high -density development in the Los Angeles
Central Business District, the CRA evaluated a wide range of compulsory and
voluntary programs for reducing single -driver commuting. KMG participated in this
effort through the modeling of the impact of a wide range of programs on the
development and ownership of office buildings. Programs analyzed included
enhanced use of public transportation, ride sharing, van pooling, and reduced or
off -site parking allocations.
• Los Angeles Community Redevelopment Agency/Main Street Parking Structure. KMG
assisted the CRA in the evaluation of developer proposals for the peripheral parking,
structure adjacent to the Los Angeles Actors Theater. KMG then assisted the CRA in
negotiating a participating ground lease and developed a computer model that
evaluated different priority return and participation formulations.
• Los Angeles Community Redevelopment Agency/Parking for State Office Building.
KMG developed a computer financial model for a major parking garage being
developed on CRA property adjacent to the State Office Building in Los Angeles.
KMG used the financial model to initially evaluate the land write -down associated
with various levels of employee parking rates. KMG then assisted the CRA with the
negotiation of a participating ground lease with the consortium of garage owners.
KMG
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• Los Angeles County MTA/Willow Street Station Retail Ground Lease. KMG was
retained to assist the Los Angeles County Metropolitan Transit Authority (MTA) in
' negotiating ground lease terns for a 130,000-square-foot retail development on land
owned by the MTA and the Long Beach Redevelopment Agency adjacent to the
Willow Street MTA Station. The development included the provision of a 500-car
' parking structure to accommodate transit station parking. Ground lease terms had to
meet three tests: they had to make the project economically feasible for the
prospective developer, they had to meet various fiscal requirements of the Long
' Beach Redevelopment Agency, and -they had to provide the MTA with a reasonable
return on its investment in land acquisition. The analysis involved modeling a variety
' of ground rent payment structures for the developer in combination with different
formulas for the sharing of ground rent revenues between the MTA and the
Redevelopment Agency.
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KMG CONSULTING
KOTIN MOUCHLY GROUP
Rral 64rtr and Urban Economics
12100 Wilshire Blvd.
Suite 1050
Los Angeles, CA 90025
Tel 310 820.0900
Fax310 820.1 03
www.kmgconsult.com
Qualifications in Urban and Real Estate Allan D. Kotin
Economics Principal
' Allan Kotin has over 30 years of experience in real estate economics with an emphasis on financial
planning and redevelopment. He is proficient in market research, financial structuring and
transaction negotiation for developers, investors, lenders and public agencies.
' Entering the real estate field in 1963, Mr. Kotin has held key positions with several major real estate
' consulting and strategic planning firms before founding Kotin, Regan & Mouchly, Inc., in 1980. His
management responsibilities have incorporated market research, feasibility analysis, development
monitoring, and the strategic planning for problem projects.
Since 1980, Mr. Kotin has been actively involved in public/private joint ventures, often acting as a
key strategist and active negotiator for public agencies in major redevelopment and asset
' management transactions. Within this area, Mr. Kotin has developed particular expertise in
participatory ground leasing, a topic on which he has lectured before several national associations
' of government officials. He has been a key member of lease negotiating teams on several of the
largest ground lease transactions in Southern California, including Marina City Club at Marina del
Rey, the Citadel in the City of Commerce, and Playa Vista (Parcel A) in Los Angeles County.
' Professional Activities
• National Council for Urban Economic Development, Vice President, Chairman
Publications and Technical Assistance Committee (1994)
• National Council for Urban Economic Development, Member Board of Directors (1990-
1993) and Chairman of Ad Hoc Committee for Economic Development Network (1993)
• State of California, Advisory Body for the Emergency Housing and Assistance Program
(EHAP)
California Redevelopment Association, Member and Primary Instructor in Finance
courses at the Redevelopment Institute
• National Association of Housing and Redevelopment Officials, Member
• Monterey Park Economic Development Task Force, Member
' California Association for Local Economic Development, Member
• Urban Land Institute, Associate Member
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' K M G Allan D. Kotin
' Teaching and Speaking Activities
' Adjunct Professor, University of Southern California, School of Urban and Regional
Planning,1986-present -
' Economics of Planned Development (Real Estate Finance) (1993-1994)
Laboratory Workshop in Low Income Housing (1993)
Public Private Partnerships, Mixed Enterprise Planning (1986-1996)
' Developer Politics, Ethics and Negotiations (1990-1991)
The Development Approval Process (1989,1995-1996)
' University of California at Los Angeles, Graduate School of Architecture and Urban
Planning, Real Estate Development for Architects and Urban Planners,1980-1986
' Citibank Training Program, Investors' and Lenders' Workshops,1976-1984
• Conducts seminars and workshops in Pro Forma Analysis for the California
Redevelopment Association and other agencies
' Speaking engagements and seminars include the following:
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American Public Transit Association (1990 National Conference)
National Council for Urban Economic Development, various meetings
National Association of Housing and Redevelopment Officials, various
American Society of Civil Engineers (1991 and 1994 World Marina Conferences)
California Marine Parks and Harbors Association (1992)
Urban Land Institute (1991)
California League of Cities (1990)
California Association for Local Economic Development (1996)
Value Retailing Conference (1995)
Education and Licenses
Master of Arts in Economics (concentration in regional economics), University of California at
Los Angeles,1964
Graduate Studies in Economics, Harvard University,1960-1961
Bachelor of Arts in Economics, highest honors, Phi Beta Kappa, University of California at Los
Angeles,1959
Attended Harvard University,1953-1956
' KMG CONSULTING
KOTIN MOUCHLY GROUP
Renl Est,11r mid Urban Economic
Qualifications in Urban and Real Estate
Economics
12100 Wilshire Blvd.
Suite 1050
Los Angeles, CA 90025
Tel 310 820-0900
Fax310 820-1703
www.kmgconsult.com
Tony Pauker, AICP
Manager
Mr. Pauker, a Manager of KMG Consulting, has a background in real estate market and financial
feasibility analysis, financial modeling, and fiscal/economic impact analysis. He is experienced with
residential, retail, office and industrial product types. Mr. Pauker has worked with private -sector
clients and public agencies on matters related to financial feasibility, capital facilities financing and
fiscal impact analysis of development projects.
Prior to joining KMG, Mr. Pauker worked as a Senior Economist/Planner at Gruen Gruen +
Associates, where he conducted a variety of real estate market and financial feasibility analyses. He
also worked for Angus McDonald Associates and Laventhol & Horwath preparing a variety of real
estate feasibility and financing analyses.
Selected consulting assignments are listed below:
' Financial Analysis/ Development Feasibility/Asset Management
'0 Nomura Asset Capital Corporation/Steele Canyon. Analyzed financial feasibility of the Steele
Canyon golf course and master -planned community in San Diego County.
• Kaufman & Broad. Calculated the land residual value and sustainable fees for a master -
planned community in Patterson.
• Ahmanson Development Company. Modeled alternative value -enhancing strategies for a
major downtown San Francisco land parcel.
' Stanford Management Company. Prepared a financial review and a strategic business plan
for vacant and underutilized property at Stanford University.
• Sky Valley. Modeled development feasibility of an approximately 1,200-unit master -planned
' community in Benicia.
• Wells Fargo Real Estate InvestmentAdvisory Group. Modeled the financial feasibility related
to the acquisition of a regional shopping center in the Central Valley.
' Market Analysis
• Stonn-Hunter Properties, Prepared a market feasibility and tenanting/repositioning strategy
for the Old Town Center in Los Gatos.
• City of San Diego. Assessed market potential for retail and hotel projects along the I-15
' corridor in the City of San Diego.
• Office of Economic Adjustment/Department of Defense. Assessed the market feasibility of
' residential, commercial, industrial, recreational and public reuse options for the 30-acre
former Long Beach Naval Hospital.
• Pacific Coast Homes/Industrial Market Demand. Conducted a market assessment and
' estimated absorption schedule for industrial development in Ramona, CA.
' KMG
Tony Pauker, AICP
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San Elijo Ranch/Leucadia National Corporation. Assessed the market potential for a master -
planned community in San Marcos.
Forest City Development. Conducted market• feasibility/demand analyses for a regional
shopping center in Las Vegas.
City of Roseville. Prepared a land use summary and forecast the likely demand for
residential and commercial development in Roseville and Placer County.
Public Sector Finance and Development
• Centre City Development Corporation/San Diego Civic Center Master Plan. Developed a
financing and implementation strategy for a proposed new civic center.
• Storm -Hunter Properties/City of Milpitas. Analyzed and structured a $3.5 million COP
issuance to fund infrastructure necessitated by a 700,000-square- foot power center in
Milpitas.
• Centre City Development Corporation. Prepared marketing and development strategy for
revitalization of a downtown San Diego historic Asian district.
• City of American Canyon. Prepared a capital facilities financing strategy for the Southeast
Area Specific Plan in American Canyon.
• YoungAmerica Homes/Mendocino County. Prepared a capital facilities financing strategy for
a 1,177-unit specific plan area in Mendocino County.
Fiscal and Economic Impact
Kaufman & Broad. Prepared a fiscal impact assessment and evaluated sustainable fees
related to the annexation and entitlement of a 650-acre specific plan area in Patterson.
• Pacific Coast Homes. Evaluated the economic/fiscal benefits associated with a master -
planned golf course community on the City of Pismo Beach.
• Pacific Oak Properties. Evaluated the likely effect of a proposed community shopping center
on retail sales in Hollister.
• Artichoke Enterprises. Assessed the economic and fiscal effects of a BART extension to the
San Francisco International Airport on local business and on the City of San Bruno.
Professional Affiliations
California Real Estate Broker
Associate Member, Urban Land Institute (ULI)
American Institute of Certified Planners (AICP)
Education
Master of Business Administration, concentration in Real Estate Finance, University of Southern
California,1990.
Master of Urban and Regional Planning, focus in Real Estate Development, University of Southern
California,1990. Honors: California Chapter American Planning Association 1989 Academic Award.
Bachelor of Arts, Urban Geography, specialization in Business Administration, University of
California at Los Angeles,1988. Honors: Deans List.