HomeMy WebLinkAboutPARKING_STUDY_2008*NEW FILE*
PARKING -STUDY 2008
Consul
WALKER Walker Parking Way, Suite
PARKING CONSULTANTS 2550 Hollywood Way, Suite 303
4 Burbank, CA 91505
Voice: 818.953.9130
Fax: 818.953.9331
www.walkerporking.com
January 31, 2008
Sharon Wood
Assistant City Manager
City of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92663
Re: Proposal to Provide Parking Consulting Services
Parking Management Plan and Zoning Requirements
Newport Beach, California
Dear Ms. Wood:
Walker Parking Consultants appreciates the opportunity to present the following proposal to
develop a Parking Management Plan for the City of Newport Beach. We are very enthusiastic
about the opportunity to be involved in this projectl
As the largest and most comprehensive parking consulting firm in the nation, Walker Parking
Consultants is uniquely positioned to provide the City with expertise in all areas of the project
scope. The staff in our Burbank office includes experts in parking management, policy, planning,
operations, code analyses, financing, circulation and layout, and other areas related to parking.
Our team brings an unparalleled breadth and depth to each study.
As part of our broad list of parking consulting services for municipalities, the creation of parking
management and policy plans for commercial districts is an important component .of our work.
The goal of the comprehensive nature of our proposed parking study is a plan that will help the
City grow its public and private parking system efficiently and responsibly in order to the balance
the needs of the historic commercial and residential villages that make up Newport Beach with
new land uses such as mixed -use developments.
Many growing municipalities face challenges similar to the City of Newport Beach when trying to
balance the desire to preserve and grow pedestrian -friendly, aesthetically pleasing commercial
areas while providing adequate and convenient parking for the variety of people who drive there.
Walker has done extensive work with municipalities throughout California and the rest of the
country that are confronting similar issues of wanting to ensure an adequate parking supply and
the efficiency of parking resources.
In addition to performing parking studies of numerous downtowns and commercial areas, we
have recently completed extensive parking policy analyses of commercial and beach areas in San
WALKER Sharon Wood
Proposal to Provide Parking Consulting Services
PARKING CONSULTANTS
City of Newport Beach Parking Management Plan
January 31, 2008
Page ii of 28
Diego's Pacific Beach, Phoenix, San Clemente, and Santa Rosa, California, where we specifically
examined a variety of financing options including in lieu fee policies.
We look forward to working closely with the City of Newport Beach to revise existing parking
policies or, when necessary, put new policies in place that enhance the quality of life while
maintaining parking that is vital for many businesses, residents and visitors.
Walker's proposed project manager for this assignment will be Steffen Turoff. Steffen has been
with Walker for four years and as the Project Manager will oversee the entire project and serve
as the contact person for the City of Newport Beach. Steffen studied with Don Shoup for his
master's degree in Urban Planning at UCLA, and since coming to Walker has worked extensively
in the area of parking policy analysis as well created parking demand studies for small, medium,
and large cities. Steffen works out of our Burbank office. He can be contacted at the address
and phone number above, or by e-mail at Steffen.Turoff@walkerparking.com.
The following proposal is organized in accordance with the format prescribed within the RFP and
includes our project understanding, approach, proposed team members, qualifications to exceed
the City's expectations, and our professional not -to -exceed fee. Our proposed team will be 100%
committed to working with the City of Newport Beach and will commit appropriate resources to
complete the tasks of this Parking Study in a timely and efficient manner.
We acknowledge the breadth this study and, within our scope,. have allocated significant
resources accordingly, including a considerable number of hours devoted to meeting with the
community and to field work (data collection). If, after reviewing this document, you feel that
adjustments to the scope are needed, we would be happy to revise our work plan to fully reflect
your approach to this study.
Thank you again for the opportunity to provide you with our qualifications. If we are selected for
this project our goal will be to provide you with the best service you have ever received from a
professional consulting services firm. If you need additional information, or if you have questions
on the information presented in this proposal, please do not hesitate to call us at 818.953.9130.
Sincerely,
WALKER PARKING CONSULTANTS
Carolyn H. Krasnow, Ph.D. Steffen Turoff
Principal/Director of Study Services Project Manager/Parking Consultant
ST/rlp
Enclosure
in
PROPOSAL FOR PREPARATION OF PARKING STUDY
PREPARED FOR CITY OF NEWPORT BEACH
PARKING REQUIREMENTS AND MANAGEMENT PLAN JANUARY 31, 2008
WALKER
PARKING CONSULTANTS
SECTION PAGE I TABLE OF CONTENTS
1.BACKGROUND
Unique Qualifications.................................................... 2
FirmProfile.................................................................. 2
2. PROJECT APPROACH....................................................... 5
Project Understanding...................................................5
Proposed Methodology ................................................. 6
3. CONSULTANTS..............................................................9
4. RELATED EXPERIENCE..................................................... 10
Project Experience with References ................................. 10
5. SCOPE OF SERVICES ..................................................... 13
6. PROJECT ORGANIZATION AND STAFFING ....................... 21
Organization Chart....................................................21
StaffBias.................................................................. 21
Current Workload and Commitment ............................... 22
Resumes................................................................... 24
7. PROPOSED PROJECT SCHEDULE ...................................... 27
8. COST DATA................................................................. 28
PROPOSAL FOR PREPARATION OF PARKING STUDY � WALKER
PREPARED FOR CITY OF NEWPORT BEACH PARKING CONSULTANTS
PARKING REQUIREMENTS AND MANAGEMENT PLAN JANUARY 31, 2008
UN IQUE.QUALIFICATIONS
We are creating the new methods that other consultants will adopt.
What makes Walker uniquely qualified within the field of parking
consulting is the fact that we are not just another•business, we are a
learning organization as well. Walker sets aside a percentage of
net revenues every year to invest in training and research. We do
more than other companies to make sure our staff are at the
forefront of the industry.
The added benefits that we provide to our clients include:
• Walker has produced key industry research, including the
important update to the Urban Land Institute's landmark
Shared Parking study. Our research keeps us at the leading
edge of creative parking solutions for our clients.
• Walker's team members are active in the professional
organizations that train the rest of the industry. In
particular, we have several consultants on the Parking
Consultants Council. This group interprets policy for the
entire parking industry, and provides publications that guide
other consultants on issues ranging from right -sizing to
revenue to parking system management to efficient design
guidelines.
• As an organization that invests in research and staff
development, Walker has developed expertise in all areas
of parking, including both planning (shared parking,
financing), design (automated garages, circulation), and
operations (equipment, management).
• No matter what questions our clients come up with about
their parking system, we have someone within our staff who
can help.
WALKER PARKING CONSULTANTS PROFILE
In our 42"6 year of success, Walker Parking Consultants is the
largest firm in the world that is devoted solely to parking consulting
as well as the design and engineering of parking facilities. The
firm has thirteen offices in the United States and a professional staff
of over 300 planners, architects, engineers, technicians, and
support personnel. Walker Parking Consultants (WALKER) offers
1.
BACKGROUND
Walker's team members are
active in the professional
organizations that train the rest of
the indushy. In particular, we
have several consultants on the
Parking Consultants Council.
2
PROPOSAL FOR PREPARATION OF PARKING STUDY WALKER
PREPARED FOR CITY OF NEWPORT BEACH �AUKiNccoasuirANrs
PARKING REQUIREMENTS AND MANAGEMENT PLAN JANUARY 31, 2008
the total spectrum in parking studies, design and operations
consulting.
WALKER'S Parking Consulting and Study Services Group consist of
35 professionals who have hundreds of years of combined
experience in all aspects of the parking industry. They have
produced over a thousand studies for municipal clients that cover a
wide range of topics. A significant number of these studies have
dealt specifically with the challenges faced by municipalities
including:
• Supply and Demand Projections for Downtown Shopping
and Mixed -Use Districts
• Parking Policies from Parking Requirements to Pricing
• Traffic and Parking Management Plans
• Financial Feasibility Analyses
• Specifications for Parking Equipment
• Traffic Engineering
• Operations Assessments
• Consensus Building
• Audits
We recognize that parking issues are not only multidimensional,
but also impact and are impacted by other issues faced by cities.
WALKER is recognized as a leader in parking technology and
innovative policies, and the professional staff of the firm is active in
professional associations related to parking. Our firm has made
significant contributions to parking research and the published
literature on parking.
Most recently, WALKER completed a contract with the Urban Land
Institute (ULI) and the International Council of Shopping Centers
(ICSC) to lead a team of parking and transportation planning
experts to update the landmark publication, Shared Parking,
Second Edition. Our research represents parking characteristics of
91 land uses and is the base for projecting future parking
conditions in mixed -use market areas and is at the forefront of
maximizing the public benefits of shared parking in business
districts in towns and cities alike.
Walker's Parking Consulting
and Study Services Group
consists of 35 professionals who
have hundreds of years of
combined experience in all
aspects of the parking industry.
I a
E
PROPOSAL FOR PREPARATION OF PARKING STUDY
WALKER
PREPARED FOR CITY OF NEWPORT BEACH
PARKING REQUIREMENTS AND MANAGEMENT PLAN JANUARY 31, 2008
In addition, the textbook, Parking Structures: Planning, Design,
Construction, Maintenance and Repair, written by five senior
officers of the firm and generally recognized as the state-of-the-art
text, not only for parking structure design and engineering, from
acceptable walking distances for parking facility users to issues of
safety and security.
numc, cow,
uun¢uu.
uuuuw t nnn
We wrote the book on Parking.
4
PROPOSAL FOR PREPARATION OF PARKING STUDY
PREPARED FOR CITY OF NEWPORT BEACH
PARKING REQUIREMENTS AND MANAGEMENT PLAN JANUARY 31, 2008
PROJECT UNDERSTANDING
Newport Beach is considering significant changes to how parking
in the City is provided, managed, and financed.
The City seeks parking policies that will maintain the ambience and
economic vitality of its historic villages, which contain a mix of
commercial and residential areas, while introducing the flexibility
that will accommodate mixed uses and designations and promote
balanced economic growth. The City also wishes to explore
whether new parking pricing policies, such as those recommended
in recent years by professor and parking expert Donald Shoup,
could not only improve the management of its parking system but
perhaps provide a source of funding for additional parking
facilities.
The changes being considered are the result of the implementation
of the City's General Plan, which was adopted in 2006, and the
Plan's Land Use and Circulation Elements. These elements provide
for the introduction of a variety of new policies ranging from new
mixed use designations to changes in parking requirements and the
development of shared parking facilities. Many of these changes
are expected to result in revisions to the parking requirements
contained in the City's Zoning Code. Changes in the way the City
provides parking to the public, as well as how that parking is paid
for, are also anticipated as part of an overhaul of the City's
dormant in -lieu fee parking ordinance. All of these issues and
policies must be analyzed by the parking consultant in order to
determine the City's Parking Requirements and Management Plan.
Finally, Walker recognizes that close consultation with the public is
crucial when considering changes to policies in which residents,
business owners, employees and visitors all have a stake. The City
wishes to make sure that stakeholders have adequate opportunity to
make their 'voices heard as current conditions are analyzed and
new policy is crafted. Meetings and public workshops will be an
important component to the successful development of new parking
policies in the City.
-4 WALKER
PARKING CONSIlUAMS
2.
PROJECT APPROACH
5
PROPOSAL FOR PREPARATION OF PARKING STUDY I WALKER
PREPARED FOR CITY OF NEWPORT BEACH PARKING CONSULTANTS
PARKING REQUIREMENTS AND MANAGEMENT PLAN JANUARY 31, 2008
PROPOSED METHODOLOGY
In order to understand current parking conditions and address
current challenges, we must first quantify them. We begin our
analysis by using Walker's professional field survey staff to quantify
in a detailed manner the current inventory of parking spaces and
(parking) occupancy conditions in the coastal areas and small
commercial villages under study. At the same time, we will engage
in community outreach in order to understand the experiences,
opinions and concerns of the various stakeholders with regard to
parking. Stakeholders with whom we consult will include the
California Coastal Commission as well as members of the local
business and residential communities. We will then look at any
significant development planned for the study area in order to
consider the parking impacts that new development might add to
the existing conditions.
Based on the analyzed data, the goals of the General Plan, and
input provided by City staff, local stakeholders and the Coastal
Commission, Walker will create a draft parking plan for managing
the parking system and for the implementation of management
recommendations as well. In creating the plan, Walker draws from
its decades of experience, research, and best practices in
municipal and private sector parking policies and the experts in
every aspect of parking that we have on our staff.
Finally, we will look at what can be done with the zoning code in
order to codify parking policies that will address current problems
and promote future policies in keeping with the intent of City's
General Plan. We will examine the parking standards contained in
the City's Zoning code, comparing them with Walker's standards
for design and our requirements for stand alone and shared uses
contained in the Walker Shared Parking Model.' We will then
make the appropriate considerations and adjustments for Newport
Beach's unique location and historic neighborhoods and building
stock. We will also compare the City's parking standards with
those of comparable cities. In addition, we will evaluate the
introduction of new policies and changes to existing policies in the
code, per the City's expressed interests, ranging from new land use
designations to in -lieu fee policies. We will then make
' The model was developed by Walker in conjunction for the Urban Land
Institute (ULI).
No other consulting firm has,as
extensive a network of
consultants and projects to
educate us and our clients about
what works, what doesn't, and
what's new.
3
PROPOSAL FOR PREPARATION OF PARKING STUDY I WALKER
PREPARED FOR CITY OF NEWPORT BEACH PARKING CONSUITANIS
PARKING REQUIREMENTS AND MANAGEMENT PLAN JANUARY 31, 2008
recommendations to the City and stakeholders regarding revisions
to the code.
Our approach will be to supplement data collection and analysis
with a collaborative process that includes the following:
1. Stakeholder Input. It is important for consultants to
recognize that the people living in the City and dealing with
the parking every day have a lot of knowledge of what has
been tried, what's worked, what the continuing problems
are, and what they'd like to see. The process outlined in
our scope below calls for significant input from the
community, including:
a. Community workshops that enable us to obtain
feedback from the community as well as "educate"
people on the study process and findings, and on
the reasoning behind our recommendations.
b. A steering committee made up of diverse
representatives of the City to help guide the study
and provide detailed input.
c. A project website to facilitate on -going
communication between the public and the
consulting team.
2. Management and Policy Research. Beyond the local
knowledge of the parking system, there is the local
knowledge of communities across the country. Walker has
done over a thousand municipal studies, and we draw on
our extensive nationwide network of colleagues and project
histories to consider what we think will constitute "best
practices" for a given city. No other consulting firm has as
extensive a network of consultants and projects to educate
us and our clients about what works, what doesn't, and
what's new.
In addition, we research nearby cities to see what kind of
initiatives are being taken in the area, what are considered
appropriate rates in the local market, etc.
Our project management process is geared to ensure that our
consultants have as much collaboration and oversight as possible;
we believe this leads to a more creative, more erudite study.
7
PROPOSAL FOR PREPARATION OF PARKING STUDY I WALKER
PREPARED FOR CITY OF NEWPORT BEACH PARKING CONSULTANTS
PARKING REQUIREMENTS AND MANAGEMENT PLAN JANUARY 31, 2008
The project team includes consultants with specialties in site
selection and design, policy and management. In addition, we
have informal "advisory meetings' that allow thorough input from
others within Walker who have experience with municipal studies
and may have insights to contribute. The project principal is
involved on a daily basis in project discussions, and reviews every
report before it is sent.
The collaboration between the consultants and City staff will require
significant input from the City. In addition to meetings and
feedback listed in the scope, we will need from the City:
Input on formation of a steering committee. City staff can
suggest representatives.
• Input on comparable cities.
All background documentation, including previous studies,
traffic analyses, site plans/dimensions of potential
development parcels, and historical information on parking
management plans, rates, etc.
Walker has produced key
industry research, including the
important update to the Urban
Land Institute's landmark Shared
Parking study. Our research
keeps us at the leading edge of
creative parking solutions for our
clients.
PROPOSAL FOR PREPARATION OF PARKING STUDY
PREPARED FOR CITY OF NEWPORT BEACH
PARKING REQUIREMENTS AND MANAGEMENT PLAN JANUARY 31, 2008
Walker is not including subcontractors
all staff to competently complete the
proposed scope of services.
WALKER
PARKING CONSUfTAMS
PROPOSAL FOR PREPARATION OF PARKING STUDY WALKER
PREPARED FOR CITY OF NEWPORT BEACH 4
PARKING GONSUnAMS
PARKING REQUIREMENTS AND MANAGEMENT PLAN JANUARY 31, 2008
PROJECT EXPERIENCE AND REFERENCES
4.
RELATED EXPERIENCE
In 2005, Walker provided the City with conceptual layouts for
three -level and four -level (alternate scenarios), above -grade parking
structures proposed for a site at Balboa Blvd. and 23`d Street. The
analysis provided the City with potential parking capacities, heights
and preliminary cost estimates for each of the scenarios.
Other relevant work that Walker has done includes parking
demand, management and policy studies for beach cities that
include Pacific Beach (San Diego), San Clemente, Laguna Beach,
Redondo Beach, Carpinteria, Carmel, and Santa Monica.
PACIFIC BEACH PARKING PLAN AND POLICY ANALYSIS
PACIFIC BEACH BUSINESS IMPROVEMENT DISTRICT
2007-2008
Benjamin Nichols
Walker was retained by the business improvement district and
Executive Director
community parking district in San Diego's Pacific Beach to
Discover Pacific Beach Business
recommend policies and create a parking plan that would manage
Improvement District
and balance the high demand for parking generated by the area's
Tel. 858.273.3303
businesses, residents and beach goers. Pacific Beach hosts millions
Email: BenlaminQpacificbeach.org
of visitors every year and experiences particularly sharp spikes in
seasonal parking demand. However, there are no City -owned
public parking lots in the area. On -street parking (including along
residential streets) and a few private lots handle virtually all of the
area's parking demand. Walker created a parking plan to
manage demand and supply as well as the influx of visitors' cars
on residential streets. We then presented the plan in a series of
public meetings in which members of the community were educated
about parking policies while providing input for the plan.
COPPER SQUARE PARKING STUDY
PHOENIX ARIZONA
2005
Walker was retained by Downtown Phoenix's business
Brian Kearney
improvement district, Copper Square, for the purpose of providing
President and CEO
parking policy recommendations that would facilitate the area's
Downtown Phoenix Partnership, Inc.
Tel. 602.744.6406
transformation into a vibrant mixed of uses and accommodate new
Email: BKearneyQdowntownphx.org
development. No minimum parking requirements were in place for
the Copper Square district and the area was anticipating the
creation of millions of square feet of new commercial and
residential development in the near future. The purpose of the study
was to make sure that adequate parking was provided while
10
PROPOSAL FOR PREPARATION OF PARKING STUDY � WALKER
PREPARED FOR CITY OF NEWPORT BEACH PARKING CONSULTANTS
PARKING REQUIREMENTS AND MANAGEMENT PLAN JANUARY 31, 2008
maintaining a pedestrian friendly district that would not be
overwhelmed with new parking facilities.
CITY OF SAN CLEMENTE, CA
2002-3, UPDATE 2006
us
Pipal
San Clemente experiences crowded parking conditions on and
Planner
Principal Planner
Principal
near its main street, particularly during the summer season. In
Planning Division
addition, new commercial tenants in the area are attracting
City of San Clemente
increasing numbers of cars. The City hired Walker to study parking
Tel. 949.361.6195
conditions in the area and to project parking demand as the area
Email: pechousi@san-clemente.org
continues to revitalize. Walker also studied parking management
options, including private/public parking ventures, to help relieve
crowded parking conditions on key blocks. In addition, we
analyzed sites for potential parking developments.
CITY OF NAPA, CA
2002, UPDATE 2004
Jennifer La Liberte
Project Coordinator
Downtown Napa has experienced considerable growth in recent
City of Napa
years, with popular restaurants and retail destinations generating
Redevelopment/Economic
new demand in an area alreadybus with commercial and
Y
Development Department
government office employees and visitors. Walker was retained to
Tel. 707.257.9502
recommend management options to improve the efficiency of the
Email: jlaliberte@cityofnapo.org
parking system under current conditions, and to project future
demand after some downtown buildings are redeveloped.
CITY OF REDONDO BEACH, CA
2000-1
Walker was part of an urban design consulting team that created
an award -winning redevelopment plan for the Harbor area of
Redondo Beach. Walker provided the following:
o Examined the impact of different kinds of development
scenarios on parking,
o Projected parking demand generated by proposed mixed -
use developments;
o Recommended changes to the city's parking code for
stand-alone developments;
o Created a shared parking model for the city to use to
determine parking requirements in mixed -use areas;
o Analyzed several sites that had been identified for
possible parking development and advised the city on
which sites would be best for garage construction, The
analysis projected capacity and evaluated ingress/egress
11
PROPOSAL FOR PREPARATION OF PARKING STUDY
PREPARED FOR CITY OF NEWPORT BEACH
PARKING REQUIREMENTS AND MANAGEMENT PLAN JANUARY 31, 2008
issues, walkability, and construction constraints to arrive
at a recommendation.
o Estimated construction costs for proposed garages
o Provided management recommendations for existing and
the potential future garages, to maximize efficiency.
The team effort included several community workshops and
briefing sessions with the Planning Commission and City Council.
WALKER
PARKING CONSULTANTS
12
PROPOSAL FOR PREPARATION OF PARKING STUDY WALKER
PREPARED FOR CITY OF NEWPORT BEACH 4W
PARKING CONSULTAWS
PARKING REQUIREMENTS AND MANAGEMENT PLAN JANUARY 3.1, 2008
TASK ONE:
PARKING MANAGEMENT ANALYSIS AND
RECOMMENDATIONS
1. Meet with City staff to finalize project parameters, discuss
background issues related to the project area, and obtain
previous studies, documents and other data regarding the
study areas including the 2006 General Plan. Previous studies
and data may also include the necessary data available from
the City's parking meters and PARCS (parking access and
revenue control) equipment where available within the study
areas. (Meeting 1)
2. Inventory the parking supply located within the areas of study,
to be determined in consultation with City staff. The parking
inventory will include:
On street spaces in commercial and recreational
(primarily beach) areas
• On street spaces in residential areas located adjacent
to commercial and recreational areas
• Public off-street spaces
• Private non-residential off-street parking facilities2
• Indication of time restrictions, user restrictions, hours
of operation, and rates.
3. Review parking operations data provided by the City to
understand utilization patterns including:
a. The peak parking occupancy rates for the City's public
parking facilities.
b. Trends in parking facility occupancy including peak months
for parking demand, provided that data is available from
parking access equipment to do so.
c. The length of stay and rate of turnover of cars parked in
selected public parking facilities.
2 It should be noted that some private parking facilities and
spaces may not be available to the public and /or inaccessible to
Walker survey staff. Walker staff will make every reasonable
effort to count all private, non-residential spaces in the designated
study areas but will note parking facilities that are not accessible
when counting spaces.
S.
SCOPE OF SERVICES
13
PROPOSAL FOR PREPARATION OF PARKING STUDY
PREPARED FOR CITY OF NEWPORT BEACH
PARKING REQUIREMENTS AND MANAGEMENT PLAN JANUARY 31, 2008
A. Conduct parking occupancy counts of the spaces inventoried in
Item 2 for which operations data cannot be used to determine
the peak parking demand on the design day (such as public
on -street spaces).3 These occupancy surveys will be conducted
on one weekday and one weekend day, to be determined in
conjunction with City staff. Counts will take place at 1:00 pm
and 7:00 pm unless City staff determines that other hours
would provide better snapshots of parking patterns. If counts
are conducted during an off-peak month, adjustments for
seasonality may be made to project results for peak months of
the year.
5. Using a license plate inventory method (LPI), measure the
length of stay of parkers in public parking spaces in selected
parking spaces in each of the study areas on one day selected
in consultation with City staff. LPI surveys will either be of
entire blocks for on -street parking spaces or of parking facilities
containing significant (i.e. recommended no less than 40
spaces for off-street spaces) in order to maximize the number of
cars that can be counted.
6. Review the parking pricing policies (including hourly fees) for
public parking in effect in Newport Beach and at five
comparable cities in the region.
7. Combine the parking occupancy rates obtained using City
operations data with those obtained through on- street
occupancy counts in order to determine parking occupancy
rates at designated hours throughout the design day.
8. Create a map of each of the study areas that shows peak -hour
parking demand on a block -by -block (and lot by -lot) basis for
the existing conditions observed."
3 We note that for the purpose of this scope, scheduling and budgeting, we have
assumed that the size of the study consists of roughly 40 square blocks on Balboa
Peninsula, 15 square blocks in Mariners Mile and Balboa Island respectively, and
roughly 28 square blocks in the Corona del Mar and West Newport Highway
areas. In many cases, we assume a larger number of blocks than is indicated
within the "subarea" maps within the Ciy's General Plan. We do so in order to
survey parking occupancies along the (typically residential) blocks located
adjacent to these commercial districts and the beach areas. Should we be
requested to study a larger or smaller area, we would adjust our scope and fee
accordingly.
a Such information will be demonstrated for private parking
facilities to the extent possible, but may be limited should less data
be available for private facilities.
WALKER
PARKING CONSUaAMS
14
PROPOSAL FOR PREPARATION OF PARKING STUDY
PREPARED FOR CITY OF NEWPORT BEACH
PARKING REQUIREMENTS AND MANAGEMENT PLAN JANUARY 31, 2008
9. Determine the extent to which general or localized parking
shortages currently are occurring in commercial and
recreational as well as residential areas.
10. Using the Walker Shared Parking modeling process, project
the amount of additional parking demand that is expected to
occur based on future growth projections and program data
for new development planned for the areas of study. Growth
projections and program data on new development will be
provided by City staff.
11. Combine the projected additional demand for parking resulting
from new development and intensification of existing land uses
to the existing parking demand observed during occupancy
counts in order to determine the demand for parking spaces on
the determined design day, up to seven years in the future.
The modeling process may include breakdowns into subareas
(to be determined through discussion with City staff), so that
localized surpluses or shortages can be evaluated.
12. Review the City's and Coastal Commission's existing policies
regarding the establishment and operation of residential
parking permit districts.
13. In light of the findings from items 1 — 12, the goals of the
General Plan, and existing parking policies evaluate current
parking conditions and make recommendations for the purpose
of maximizing the efficiency of the non-residential parking
supply while, to the extent legally and practically possible,
minimizing parking impacts on residential streets located in
close proximity to commercial and recreational areas.
Recommendations will be made in the areas of the following:
a. Parking fees, including market rate pricing for the purpose
of managing parking demand and maximizing the
efficiency of the parking system.
b. Structuring rates based on location and associated level of
demand.
c. Structuring rates based on peak seasons, days and time of
day.
d. Hours in which parking fees and parking regulations should
be in effect.
e. Time limits.
WALKER
PARKING CONSULTANTS
15
PROPOSAL FOR PREPARATION OF PARKING STUDY I WALKER
PREPARED FOR CITY OF NEWPORT BEACH PARKING CONSULTANTS
PARKING REQUIREMENTS AND MANAGEMENT PLAN JANUARY 31, 2008
f. Appropriate parking technology for the purpose of
effectively implementing policies 5
g. Residential parking permit policies, districts and programs.
h. Residential and commercial parking benefit districts.
i. Other appropriate parking tools and parking management
strategies.
TASK TWO:
PUBLIC PARKING SUPPLY AND NEEDS
1. Based on the findings from items 1 — 12, the projected
efficiencies from policies discussed per item 13, and the goals
of the General Plan, quantify the amount of any parking
surplus or deficit in each of the study areas.
2. If a parking deficit exists or is projected to occur in the future,
determine whether or not the deficits warrant the creation of
additional parking facilities, including parking structures.
3. If it is determined that additional parking facilities are
warranted, discuss available options for financing new
parking. Options will include parking revenue from parking
system users, in lieu fee programs, public -private partnerships
and other alternatives.
4. Evaluate the City's current in lieu fee program and discuss
considerations for setting rates.
5. Technical Memorandum: Prepare a draft technical
memorandum outlining parking demand and management
study findings and recommendations, covering Tasks 1 and 2
above.
6. Incorporate one consolidated set of comments from City staff
into the draft technical memorandum to create a final Technical
Memorandum, which will be incorporated as the first section
into a final report.
3 Discussions of parking technology and equipment will include general
recommendations only and will not go into details with regard to cost or
installation.
16
PROPOSAL FOR PREPARATION OF PARKING STUDY
PREPARED FOR CITY OF NEWPORT BEACH
PARKING REQUIREMENTS AND MANAGEMENT PLAN JANUARY 31, 2008
TASK THREE:
IMPLEMENTATION PLAN
1. Prioritize the recommendations made in Tasks 1 and 2 above
based on maximizing the efficiency of parking spaces, using a
cost benefit approach and other approach as appropriate.
Discuss the timing of how recommendations should be
implemented in terms of whether recommendations should be
made piecemeal, sequentially or concurrently.
2. Discuss the advantages and disadvantages of implementing
policies one -by -one in each study area.
3. If a market based parking pricing policy is recommended,
outline policies and procedures necessary to establish an
effective pilot program in two of the study areas.
TASK FOUR:
ZONING CODE — PARKING STANDARDS
1. Discuss "best practices' for parking codes, including minimum
parking requirements and policies, which are appropriate to
the needs of Newport Beach. The study will use the following
resources:
a. Parking generation rates for stand alone and shared land
uses, using data contained in Walker Parking Consultants'
Shared Parking Model and adjusted for the specific
conditions in each of the study areas.
b. An examination of five cities selected in consultation with
City staff and deemed reasonably comparable to Newport
Beach.
c. A review of literature, case studies and other discussions of
best practices regarding parking codes.
d. A review of the parking standards contained within
Newport Beach's zoning code and recommendations for
changes.
2. As part of the analysis of best practices discussed in item 1
above, evaluate specific policies with regard to how parking
requirements are determined for private property, particularly'
with regard to the sharing of parking for the purpose of
maximizing parking efficiencies and eliminating the
WALKER
PARKING CONSULTANTS
17
PROPOSAL'FOR PREPARATION OF PARKING STUDY I WALKER
PREPARED FOR CITY OF NEWPORT BEACH 1W
PARKING CONSURANIS
PARKING REQUIREMENTS AND MANAGEMENT PLAN JANUARY 31, 2008
overbuilding of parking as much as possible. This analysis
would include an evaluation of:
a. New land use designations, particularly in mixed use
areas, using shared parking concepts.
b. Whether different policies regarding the City's providing
public parking could allow for a reduction in off-street
requirements.
c. Whether private property owners should be given the
option of paying a fee in lieu of providing off-street parking
spaces.
d. The policy objectives that must be considered when
determining how in -lieu fees are set.
e. Whether a policy of allowing on street spaces to "count"
when determining the number of spaces required for new
uses is reasonable in all, some or no instances.
f. Whether it is reasonable to eliminate all minimum parking
requirements for some land uses or locations.
g. Whether maximum parking requirements are productive.
h. The advantages and disadvantages to designating some
parking spaces for car sharing programs, alternative fuel
vehicles, or allowing bicycle parking spaces to meet
minimum parking requirements.
3. Prepare a draft report which combines the Technical Memo
from Task 2, item 5, with the our findings and
recommendations regarding implementation and parking
standards within the zoning code, in order to create a draft of
a comprehensive Parking Policy and Management Plan for the
City of Newport Beach.
4. Submit draft report for review by the Coastal Commission and
obtain one set of consolidated comments from the Commission
for the purpose of revisions.
5. Submit revised (per the Coastal Commission) draft report to the
City for review.
6. Incorporate one consolidated set of comments from City staff
into the draft report in item 6 above to create a final
comprehensive Parking Policy and Management Plan for the
City.
f.]
PROPOSAL FOR PREPARATION OF PARKING STUDY I WALKER
PREPARED FOR CITY OF NEWPORT BEACH PARKING CONSULTANTS
PARKING REQUIREMENTS AND MANAGEMENT PLAN JANUARY 31, 2008
TASK FIVE:
PUBLIC MEETINGS AND WORKSHOPS
INITIAL MEETINGS AND WORKSHOPS:
For the purpose of expediency, we suggest that the following
meetings include discussions of both (a) Parking Management and
Policy and (b) Parking Standards within the Zoning Code during the
some meetings.
1. Conduct an initial meeting with representatives of the
California Coastal Commission before beginning field work,
for the purpose of confirming the Commission's policies related
to coastal access and parking in residential, commercial and
recreational areas in Newport Beach's Coastal Zone.
2. Conduct an initial "kick off" meeting by appearing before:
a. City Planning Commission
b. City Council
The purpose of the meetings will be to explain the
methodology of the study and receive comments from the
Commission and the Council (total of 2 meetings).
3. Conduct a workshop with each of the following stakeholders
before beginning parking field work or code analysis (total of
2 workshops). Initial workshops will be for the purpose of
gaining each group's perspective on the parking situation and
their goals for parking planning along with Walker's
presentation of a "Parking 101" presentation and discussion in
order to introduce ways to think about parking planning.
a. Economic Development Committee
b. General Plan/Land Use -Circulation Plan Implementation
Committee
4. Conduct initial workshops, with both the residents' and
business associations (or their appointed steering committees)
in attendance, for each of the following areas in order to learn
these groups' perspectives and experiences with current
parking conditions and policies (total of 5 Meetings). In
addition, we will prepare and present a "Parking 101"
presentation and discussion in order to introduce ways to think
about parking planning.
a. Corona del Mar
19
PROPOSAL FOR PREPARATION OF PARKING STUDY WALKER
PREPARED FOR CITY OF NEWPORT BEACH 1W
PARKING CONSULTANTS
PARKING REQUIREMENTS AND MANAGEMENT PLAN JANUARY 31, 2008
b. Balboa Peninsula (including Balboa Village, Cannery
Village/McFadden Square and Lido Village)
c. Balboa Island
d. West Newport Highway
e. Mariner's Mile area
FOLLOW UP MEETINGS AND PRESENTATIONS
1. Meet with City staff and representatives of the Coastal
Commission to discuss preliminary findings, draft
recommendations, proposed implementation plan and technical
memo.
2. Revise draft technical memo and recommendations per
comments from representatives of the Coastal Commission in
order to create a second draft report to be distributed to the
earlier identified committees.
3. Present findings from draft report and proposed implementation
plan in the following four meetings:
a. Economic Development Committee and General Plan/Land
Use -Circulation Plan Implementation Committee (1 meeting)
b. Business and residential steering committees from Balboa
Peninsula (including Balboa Village, Cannery
Village/McFadden Square and Lido Village) and Balboa
Island (1 meeting)
c. Business and residential steering committees from the
following areas: West Newport Highway, Mariner's Mile
area, Corona del Mar (1 meeting)
d. Planning Commission (1 meeting)
A. Incorporate one consolidated set of comments from City staff
into the draft report above to create a final comprehensive
Parking Policy and Management Plan for the City, including a
finalized pilot Implementation plan.
5. Present the Final Plan before:
a. Planning Commission (1 meeting)
b. City Council (1 meeting)
20
PROPOSAL FOR PREPARATION OF PARKING STUDY
WALKER
PREPARED FOR CITY OF NEWPORT BEACH
PARKING REQUIREMENTS AND MANAGEMENT PLAN JANUARY 31, 2008
At Walker Parking Consultants, we achieve our project goals by the
proven excellence of our people, their technical expertise, their
ability to communicate and to listen, and their proficiency in
managing your project. The Walker team members who will be
assigned to this project are as follows:
PROJECT MANAGER
Steffen Turoff
PRINCIPAL IN CHARGE
Carolyn Krasnow, Ph.D.
PARKING CONSULTANT I
Richard Raskin
PARKING ANALYST
Derek Adams
6.
PROJECT ORGANIZATION
AND STAFFING
LEAD FIELD SURVEYC
Yvette Barboso
STEFFEN TUROFF............................................. Project Manager
Steffen Turoff will serve as the Project Manager for the project.
Steffen has been in the redevelopment and parking industries for
eight years. Steffen has an M.A. in Urban Planning from UCLA,
where he studied the nexus between transportation and land use,
as well as parking policy, with well-known parking expert Don
Shoup. Before joining Walker, Steffen worked on the
redevelopment of historic buildings in Los Angeles. Since coming
to Walker four years ago, he has concentrated on municipal and
mixed -use studies, as well as parking policy and smart growth.
Significant projects include: Pacific Beach and Commercial District
Parking Policy Analysis and Management Plan, City of Santa Rosa
Downtown Parking Policy Analysis, Downtown Phoenix (Copper
Square) Business Improvement District Parking Policy Analysis, City
of Ojai Downtown Parking Supply and Demand Study, City of
Napa Downtown Parking Study, City of Sacramento Downtown
21
PROPOSAL FOR PREPARATION OF PARKING STUDY ` WALKER
PREPARED FOR CITY OF NEWPORT BEACH
PARKING REQUIREMENTS AND MANAGEMENT PLAN JANUARY 31, 2008
Garage Feasibility Study, City of Beverly Hills Financial and
Demand Analysis for Neighborhood Parking Facility.
CAROLYN KRASNOW.................................. Principal In Charge
Carolyn Krasnow has been with Walker for ten years and is a
Principal with the firm. She is the Director of Study Services, and
directs the majority of the planning and financial studies conducted
in the western U.S. As Principal -In -Charge she will serve as an
advisor to the project team, providing quality control and being
integrally involved in creating management recommendations.
Significant projects include: City of Sunnyvale Downtown Parking
Study, City of Napa Downtown Parking Study, City of San Diego
Parking Demand and Financial Feasibility Analysis, City of San
Clemente Downtown Parking Demand and Management Study,
City of Sacramento Parking Demand and Financial Analysis.
RICHARD RASKIN..........................................Parking Operations
Richard Raskin joined Walker in 2000 following a career as
Director of Guest Services at a major Hotel where his duties
included the operation of the valet parking department and a 500-
space self -park garage. Prior to that, Richard worked with a
parking operator in Los Angeles, where he developed extensive
experience with parking management, finances and equipment.
Significant projects include: parking operations analyses for the
Port of Oakland, the City of Modesto, the City of Tampa, the City
of Raleigh, operations and PARCS implementation program for
Raleigh -Durham Airport, and an on -street meter study for City of
Kansas City.
C�I1:;1:a�►1��i�N]33L�7•\�7_1�I�ZK�7��Iu111L�d�►
WALKER provides consulting services throughout the United States.
The uniqueness of each project requires the proper mix of
engineers, architects, technicians, and support personnel from our
firm. We have assessed the projected workload for each of the
team members assigned to this project to make sure that they will
have the appropriate amount of time in which to properly address
your project requirements.
Because of the size of our group, we have the ability to respond to
unforeseen and unfortunate events such as serious illness or
22
PROPOSAL FOR PREPARATION OF PARKING STUDY I WALKER
PREPARED FOR CITY OF NEWPORT BEACH PAMINGCONSUITANiS
PARKING REQUIREMENTS AND MANAGEMENT PLAN JANUARY 31, 2008
accident that may remove key personnel from this project. If that
occurs, we will be able to replace that team member with a person
of equal or greater expertise, skills, and experience. This will
minimize the downtime that would occur and allow your project
and WALKER to remain on schedule.
In all cases, our approach is to schedule team members that will
remain with this project from beginning to end.
Complete resumes are included within this section.
STEFFEN TUROFF
PROJECT MANAGER/PARKING CONSULTANT
Steffen Turoff is a consultant with Walker Parking Consultants In Burbank,
where his focus is on parking policy and planning in commercial districts and
town centers. He is a member of Walker's internal Municipal Task Force,
whose members research the parking issues faced by cities. Steffen has
performed parking policy studies for a number of cities throughout California.
His analyses frequently deal with the relationship between parking policy and
related issues such as economic development, the cost of real estate,
transportation alternatives and "smart growth." He also works on studies for
mixed -use developments, universities, airports and other land uses as well.
Steffen has a Master of Arts in Urban Planning from UCLA, where he studied
with parking expert Professor Donald Shoup. Subsequently Steffen was a
planning analyst at Gilmore Associates in Los Angeles, the development firm
that championed the Ctty's Adaptive Reuse Ordinance, which allows for the
conversion of historic buildings into multifamily uses. The firm is credited with
sparking the residential renaissance in the City's Historic Core neighborhood.
EDUCATION:
Master of Arts in Urban Planning, University of California, Los Angeles
Bachelor of Arts, University of California, Berkeley
ADDITIONAL:
Chair, West Los Angeles Neighborhood Council Committee on
Transportation, Traffic, and Development 2004 - 2005
WALKER
PARKING CONSULTANTS
REPRESENTATIVE PROJECTS:
Pacific Beach
San Diego, CA
Discover Pacific Beach
Business Improvement District
Parking Management and Implementation
Plan and PolicyAnalysis
2007-2008
Copper Square Business Improvement
District
Phoenix, AZ
Downtown Phoenix Partnership, Inc.
Parking Policy Analysis
2006
North Park
Commercial District,
Son Diego, CA
Parking Policy Analysis
and Community Consultation
In Progress
Downtown Santa Rosa
City of Santa Rosa, CA
Downtown Parking Policy and Financing
Analysis
2006
Downtown Ojai
City of Ojai, CA
Parking Supply and Demand Analysis
2006
Pioneer Blvd Commercial District
City of Artesia, CA
Parking Supply and Demand Analysis
2006
Magnolia Park Neighborhood
Burbank, CA
City of Burbank
Supply and Demand Study
2005, Update in Progress
Proposed Neighborhood Parking Facility
Beverly Hills, California
Private Property Management and
Development Firm
Financial and Demand Analysis
2006
Downtown Garage Feasibility Study
Sacramento, CA
City of Sacramento
Parking Demand and Financial Analysis
2004 2005
CAROLYN H. KRASNOW, PH.D.
PRINCIPAL/DIRECTOR OF STUDY SERVICES
Dr. Krasnow joined Walker Parking Consultants' Burbank office in 1997,
and is the Director of Study Services within the firm's Parking Consulting and
Study Services Group. She has performed more than 150 parking studies
since coming to Walker, specializing in parking supply and demand studies,
financial analyses, and parking management plans. Her clients have
included large and small municipalities, airports, private corporations and
developers, non -profits, colleges and hospitals.
Her analyses have helped clients determine the best size for their parking
systems, understand the finances associated with operating a parking system,
and institute management procedures that help their systems run smoothly.
Key projects have included master planning for Universal Studios and The
Scripps Hospitals, demand and management studies for McCarron and
Denver Airports, and financial studies for the City of Santa Fe and the
Community Redevelopment Agency of Los Angeles.
Prior to joining Walker, Ms. Krasnow taught courses on contemporary
American culture at the University of Minnesota and at Dartmouth College.
EDUCATION:
B.A., University of Pennsylvania
Ph.D., University of Minnesota
PUBLICATIONS AND PRESENTATIONS:
Dorsett, John and Carolyn Krasnow, "The Parking Crunch Myth", Today's
Facility Manager, May 1998.
Development Advisory Panel, Urban Land Institute Young Leaders Group,
March 2007
Panelist, "The New Science of Parking," American Institute of Architects Los
Angeles Chapter, September 2007.
WALKER
PARKING CONSULTANTS
REPRESENTATIVE PROJECTS:
Downtown Parking Study
City of San Clemente, CA
Parking Demand and Management Study
2003, Update 2006
Downtown Parking Analysis
City of Escondido, CA
Parking Demand Study
2002, Update 2005
City of Redondo Beach
Redondo Beach, CA
Parking Management Planning, Shored -Use
Analysis
2002
Downtown Parking Study
City of Sunnyvale, CA
Shared Parking Analysis
2003-2004
Railyard Garage
City of Santa Fe, NM
Financial and Management Analysis
2003, Updates 2004, 2005
Downtown Garage Feasibility
City of Sacramento, CA
Parking Demand and Financial Analysis
2004-5
Downtown Parking Study
City of Napa, CA
Parking Demand and Management
Analysis
2002, Update 2004
Civic Center Garage
City of Santa Fe, NM
Parking Demand Financial Analysis
2003
Parking Plan
City of Carpinteria, CA
Parking Demand and Management
Analysis
2001
RICHARD RASKING
PARKING CONSULTANT
WALKER
PARKING CONSULTANTS
Richard joined Walker in April 2000. He had, immediately prior, worked
REPRESENTATIVE PROJECTS:
for the Beverly Hilton Hotel in the capacity of Director of Guest Services for the
RDU Airport
previous five years. Among his various duties of the overall day -today hotel
Raleigh -Durham, NC
management was the operation of the valet parking department and a 500-
Operations and Services Analysis
space self -park garage. The valet operation was responsible For hotel guest
2002
parking, as well as valet parking for over 250 events a year. These events
City of Raleigh
included The Golden Globe Awards, and the Carousel of Hope — the largest
Raleigh, NC
charity ball in the world. The valet department at the Beverly Hilton was
Supply/Demand, Operations and Services
consistently judged to be one of the most courteous and efficient operations in
Analysis
the nation. The parking department earned in excess of $5,400,000 in
2003
annual gross revenue.
.
Logan Airport
Richard had worked for Standard Parking as a Senior Manager from 1991
Boston, MA
through 1997. He ran several large office building parking facilities, before
Operations and Services Analysis
assuming the task of managing the valet operation, which numbered over
2003
100 employees, at the Century Plaza Hotel in Los Angeles.
City of Tampa
Richard's parking experience includes:
Tampa, FL
Operations and Services Analysis
■ The selection and installation of parking access and revenue control
2004
systems,
• Auditing and maintaining cash controls,
City of Modesto
• Preparing annual forecasts, as well as due diligences,
Modesto, CA
• Personnel selection and training, and customer service development
Operations and Services Analysis
• Operations analysis,
2005
• Facility maintenance,
Port of Oakland
• Self -park, attendant -assist and valet operating environments,
Oakland, CA
• Office, hospital, retail, hospitality and event demands,
Parking Operations Analysis
• On -street parking and enforcement;
2002
• Traffic flow planning.
Wake County
Richard's acknowledged expertise in the parking industry has led to expert
Raleigh, NC
testimony engagements in a variety of legal disputes such as: parking lease
Supply and Demand Study
2002
interpretations, personal injury and financial loss low suits.
Richard has coauthored an article on customer service as it is related to the
San Diego Housing Commission
parking industry, and contributed a chapter about valet parking management
"Parking
San Diego, CA
Operations Analysis and RFP, 2004
to the International Parking Institute's parking manual, Management —
The Next Level".
Salem Hospital
Richard has appeared as a speaker for the Association of Airport Internal
Salem, Oregon
Supply/Demand, Operations and Services
Auditors and at the Parking International Exposition (P.I.E) in 2005.
Analysis
2005.6
PROFESSIONAL AFFILIATIONS:
City of Kansas City
Association of Airport Internal Auditors
Kansas City, KS
Meter Study and Analysis
California Public Parking Association
2007
EDUCATION:
University of California at Los Angeles (UCLA)
26
PROPOSAL FOR PREPARATION OF PARKING STUDY WALKER
PREPARED FOR CITY OF NEWPORT BEACH PARKING CONSULTANTS
PARKING REGUIREMENTS AND MANAGEMENT PLAN JANUARY 31, 2008
We believe that the project schedule outlined in the RFP will be
unattainable due to the need for extensive fieldwork, data analysis,
community feedback and City/Coastal Commission meetings. Our
proposed alternative schedule is shown below.
Newport Beach Schedule
7.
PROJECT SCHEDULE
• • I • • • - -
�■■■■■■■■■■■■■
Task-2: Public Parking Supply and
Needs
Task 3: Implementation ?Ian
M.
Task 5- Public Meetings and
Workshop
MENNEEN
MEN
Legend:
= Coastal Commission Meetings
- = Meeting with City Staff
- = Community Meetings
= City Council and Committee Meetings
- Analysis and Report Preparation
= Field Work
= = Report Deliverables
= = City or Coastal Commission Feedback
Note: Schedule depends on timely scheduling of City and community meetings, receipt of information, and review
of draft report.
27
PROPOSAL FOR PREPARATION OF PARKING STUDY
PREPARED FOR CITY OF NEWPORT BEACH
PARKING REQUIREMENTS AND MANAGEMENT PLAN JANUARY 31, 2008
We propose to provide the Scope of Services as described in
Section 5 on a not -to -exceed basis as described in the following
table. Our standard hourly billing rates for each team member
who will be directly involved in this project are included in the
table.
4& WALKER
PARKING CONSULTANTS
S.
COST DATA
PHASE
PRINCIPAL
CONSULTANT
ANALYST
ADMIN
TOTAL
CHK
ST/RR
DA
Task 1
Task 2
Task
Task
Task 5
$ 1,160
$ 8,775
$ 17,760
$ -
$65,615.00
870
8,325
6,845
16,040.00
$ 1,160
$ 4,500
$ 740
$ -
$ 6A00.00
$ 2,320
$ 13,050
$ 6,290
$ 420
$22,400.00
580
19,125
7,955
27,660.00
Total Budget
$ 6,0901
$ 53,775
1 $ 39,590
$ 420
$ 138,1 15
Walker will submit monthly invoices based on work completed plus
reimbursable expenses. Reimbursable expenses will be billed at
1.15 times the cost of travel and living expenses, purchase or rental
of specialized equipment, photographs and renderings, document
reproduction, postage and delivery costs, long distance telephone
and facsimile charges, additional service consultants, and other
project related expenses. Payment is due upon receipt of invoice.