HomeMy WebLinkAbout2013-08-14_BVAC_AgendaCITY OF NEWPORT BEACH
BALBOA VILLAGE ADVISORY COMMITTEE AGENDA
ExplorOcean
600 East Bay Avenue
Wednesday, August 14, 2013 - 4:00 p.m. to 5:30 p.m.
Committee Members:
Michael Henn — Council Member (Chair)
Tony Petros — Council Member
Gloria Oakes — Balboa Peninsula Point Association
Ralph Rodheim — Balboa Village Merchant Association Member
Laura Keane — Central Newport Beach Community Association
Tom Pollack — ExplorOcean Representative
Jim Stratton — At -Large Representative
Staff Members:
Kimberly Brandt, Community Development Director
Brenda Wisneski, Deputy Community Development Director
Tony Brine, City Traffic Engineer
Fern Nueno, Associate Planner
I. Call Meeting to Order
II. Public Comment on Non - Agendized Items (comments limited to 3 minutes)
III. Approval of Minutes (Attachment 1)
Recommended Action: Approve June 12, 2013 Minutes.
IV. Project Status and Next Steps
Recommended Action: Review achievements and next steps. No action required.
V. Discussion with the Urban Land Institute Technical Advisory Panel
Recommended Action: No action required.
VI. Parking Benefit District & Shared Parking Implementation (Attachment 2)
Recommended Action: Approve Parking Subcommittee Recommendations.
VII. Public Comment
VIII. Adjournment Next Meeting Date: Wednesday, September 11, 2013 4:00 p.m. to 5:30 p.m.
Please refer to the City Website, http:// www .newportbeachca.gov /index.aspx ?page =2196, for additional
information regarding the Balboa Village Advisory Committee.
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CITYCLERKCNE WPORTBEACHCA.GOV).
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ATTACHMENT
CITY OF NEWPORT BEACH
BALBOA VILLAGE ADVISORY COMMITTEE MINUTES
Location: ExplorOcean, 600 East Bay Avenue
Wednesday, June 12, 2013 - 4:00 p.m. to 5:30 p.m.
Call Meeting to Order
Council Member Henn called the meeting to order at 4:00 p.m.
The following persons were in attendance:
Committee Members:
Michael Henn, Council Member (Chair)
Gloria Oakes — Balboa Peninsula Point HOA
Ralph Rodheim — Balboa Village BID Board Member
Laura Keane — Central Newport Beach Community Association
Tom Pollack — ExplorOcean Representative
Tony Petros, Council Member — Council Member - Absent (Excused)
Jim Stratton — At -Large Representative — Absent (Excused)
Staff Members:
Kimberly Brandt, Community Development Director
Brenda Wisneski, Deputy Community Development Director
Tony Brine, City Traffic Engineer
Fern Nueno, Associate Planner
II. Public Comment on Non - Agendized Items (comments limited to 3 minutes)
Interested parties were invited to address the Committee on Non- Agendized Items.
Bill Dildine reported challenges with obtaining information on moorings to determine the residency of users.
Chair Henn stated that mooring permits are public records and indicated that staff will be able to help with the
matter.
There being no others wishing to address the Commission, Chair Henn closed the Public Comments portion of the
meeting.
III. Approval of Minutes (Attachment 1)
Recommended Action: Approve May 8, 2013 Minutes
Interested parties were invited to address the Committee on this item.
Jim Mosher suggested corrections to the minutes.
There being no others wishing to address the Committee, Chair Henn closed public comments for this matter.
Committee Member Pollack moved to approve the minutes of the May S, 2013 meeting as amended, and
Committee Member Keane seconded the motion; and the motion carried unanimously.
Balboa Village Advisory Committee
Meeting Minutes of June 12, 2013
IV. Mooring Permitee Survey Results (Attachment 2)
Recommended Action: No formal action required
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Associate Planner Nueno referred to the survey released in October 2012 regarding the Residential Parking Permit
Program (RP3) and referenced a prior presentation which summarized the results. At that meeting, the Committee
directed staff to survey the mooring permitees. The survey was mailed to all mooring permitees in the vicinity.
Ms. Nueno presented a summary of those results, and reported a 40% response rate. It was noted that this
includes the information requested by a previous public speaker, Bill Dildine, and staff would provide that
information to him.
Discussion followed regarding the hours for the RP3 being too restrictive and differences in responses between
residents and mooring permit owners.
Interested parties were invited to address the Committee on this item.
Kenneth Goen requested to include mooring owners when considering overnight parking permits.
Discussion followed regarding fees paid by mooring owners, the number of mooring owners who park overnight,
inclusion of mooring owners in the RP3, and the number of permits that would be available to mooring owners.
Chair Henn stated that no action is required for this item at this time and that the issue of distinguishing residents
from mooring owners will need further discussion.
It was noted that some of the mooring permit holders are residents of the neighborhood and live on the moorings
Kathryn Wesley reported that she is a boat owner and felt that mooring permit owners contribute to the City and
should be considered a part of the community. She expressed her appreciation to the Committee for their time
and effort, and for allowing mooring permit owners to have a voice.
Chair Henn reported that staff will put together a final set of recommendations for Council action. He noted that
the Committee succeeded in providing a voice to the mooring permitees, and noted that City Council will take the
final action and there will be further opportunity for public input.
There being no others wishing to address the Committee, Chair Henn closed public comments for this item.
V. Spring Parking Field Work Results (Attachment 3)
Recommended Action: Review revised results. No action required.
Ms. Nueno reported that the additional field survey was conducted on a Thursday night from 9:00 p.m. to 11:00
p.m. and showed that there was an increase in occupancy during that time period than from the previous survey
conducted from 6:00 p.m. to 8:00 p.m. She addressed on- street parking, off - street parking, and comparisons
between the two time ranges.
Discussion followed regarding occupancy levels, additional surveys during the summer months, and the 9:00 p.m.
to 11:00 p.m. results being indicative of those who park overnight. A summary analysis will be present subsequent
to completion of the surveys.
Interested parties were invited to address the Committee on this matter.
Howard Hall wondered how the survey will discern whether the people that are parking overnight are necessarily
residents or non - residents and whether the meter spill -over is affecting the area. He addressed congestion during
the day in other areas, but not in his area.
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Balboa Village Advisory Committee
Meeting Minutes of June 12, 2013
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Chair Henn stated that parking capacity is a significant issue and noted that additional information is available from
the last windshield survey performed and that successive surveys will provide even more.
Discussion followed regarding differences in parking through different sections.
Jim Mosher opined that the information contradicts the need for a residential parking permit program. He felt
that residents are causing the problem.
There being no others wishing to address the Committee, Chair Henn closed public comment for this matter.
VI. Shared Parking District & Parking Standards (Attachment 4)
Recommended Action: Discuss concepts and provide direction.
Deputy Community Development Director Brenda Wisneski presented details of a proposed shared parking district
and parking standards. She addressed parking demand and barriers relative to change of uses and development of
individual parcels. She presented an introduction of the concept and noted that the idea is to return to the
Committee for consideration of appropriate parking standards. Ms. Wisneski indicated the intent to have people
"park once" and "stay longer" and presented ideas to encourage the practice including requiring new
developments to provide public parking and for existing commercial entities to provide parking through lease
agreements.
Ensuing discussion pertained to issues regarding parking in commercial areas of the Village.
Ms. Wisneski addressed considering and modifying parking requirements according to the specific needs of the
area and the type of use.
Members of the Committee commented positively on the concept. A suggestion was made to consider off -site
parking and shuttle service during certain times of the year such as peak periods and special events.
Chair Henn agreed with the need to address the matter in recommendations to Council. He spoke in support of
modifying parking requirements relative to commercial uses.
Discussion followed regarding making sure that residents are considered, benefits of having a shuttle service, the
rationale for metered parking in the area as compared to other areas in the City, and attracting residents to the
area especially during off - season.
Interested parties were invited to address the Committee on this matter.
Mike Thompson commented in support of off -site parking and offering a shuttle service but indicated challenges
with maintaining a schedule. He wondered regarding the number of private parking spaces available for shared
parking in the Village.
Staff addressed areas that have private parking spaces.
Discussion followed regarding shared parking at ExplorOcean and benefits of the shared parking concept.
Bill Dildine expressed concerns regarding the possibility of a shuttle in the area and suggested approaching OCTA
on the matter of shuttle service.
Howard Hall commented on the exclusion of Balboa Island as a comparison in the original study. He stated that
the area must be made inviting in order to attract businesses, especially during off season.
Jim Mosher commented on the parking inventory in Balboa Village and potential loss of commercial parking spaces
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Meeting Minutes of June 12, 2013
when property is redeveloped.
There being no others wishing to address the Committee, Chair Henn closed public comments for this matter.
Ms. Wisneski reported that the plan is the return to the Committee in July with potential recommendations to
consider.
Ensuing discussion pertained to the possibility of testing a shuttle system during the upcoming Holiday Season, the
possibility of using the old City Hall parking lot and potential funding through the Balboa Merchants Association or
other appropriate organizations.
VII. Public Comment
Community Development Director Kimberly Brandt presented an update on the Urban Land Institute (ULI)
Technical Advisory Panel (TAP). Panel Members will attend the August 14, 2013 BVAC meeting for a question -and-
answer session. They will also attend a tour of the Village in preparation for the September 11, 2013 meeting.
It was noted that a local Balboa Peninsula resident and business owner, Bob Voit has offered to fund the panel.
Vlll. Adjournment
There being no further business to come before the Committee, Chair Henn adjourned the meeting at 5:00 p.m.
Next Meeting Date: Wednesday, July 10, 2013, 4:00 p.m.to 5:30 p.m.
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Memorandum
ATTACHMENT
CITY OF NEWPORT BEACH
COMMUNITY DEVELOPMENT DEPARTMENT
100 CIVIC CENTER DRIVE
NEWPORT BEACH, CA 92660
(949)644-3297
To: Balboa Village Advisory Committee Members
From: BVAC Parking Subcommittee
Date: August 7, 2013
Re: Parking Benefit District
The BVAC Parking Subcommittee reviewed and discussed the findings presented in the memo
prepared by Nelson Nygaard regarding the development of a Parking Benefit District (PBD) for
the Balboa Village. The following are the Subcommittee's recommendations:
1. Establish district boundaries as shown in Figure 5 of the memo.
2. Maintain funding collected within the District for projects which would benefit the Village.
3. Funds collected should not replace funding already committed to the Village for standard
maintenance.
4. Potential projects to be considered and prioritized:
a. Fagade improvement program
b. Streetscape improvements
c. Shuttle system
d. Reserve funding to establish additional parking in the future, when needed.
5. City to manage the allocation of PBD funds with input from Balboa Village merchants,
tenants, residents, and property owners.
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NELSON
NYGAARD
MEMORANDUM
To: Brenda Wisneski
From: Nelson\Nygoard Project Team
Date: August 5, 2013
Subject: DRAFT Parking Benefit District & Shared Parking Implementation
INTRODUCTION
The 2012 Balboa Village Parking Master Plan ( BVPMP) proposed a coordinated set of
recommendations designed to improve parking within Balboa Village. Among the innovative
parking management strategies identified in the BVPMP was the creation of a Balboa Village
Parking Benefit District (PBD) to manage parking in Balboa Village. The purpose of this
memorandum is to establish the goals, rules, regulations, and operating structure for a
commercial PBD in Balboa Village. In addition, this memorandum outlines policies related to
shared parking, which will be a crucial component of implementing a successful PBD.
Parking Benefit District Overview
PBDs are defined geographic areas, typically in downtowns or along commercial corridors, in
which any revenue generated from on- street and off- street parking facilities within the district is
reinvested back into local neighborhood improvements. PBDs manage and coordinate parking
programs and policies so that parking is, above all, convenient and easy for motorists.
PBDs typically employ a number of parking management techniques, including shared parking,
demand -based pricing, and the removal of time limits. Experience has shown that in order to
secure community and business support for these strategies, the most important component is
revenue reinvestment. If parking revenues "disappear" into the General Fund, where they may
appear to produce no direct benefit for the area where they are collected, there may be little
support for new parking fees or demand -based pricing. However, when area merchants and
property owners can clearly see that parking revenue is spent for the benefit of their district and
on projects that they have chosen, they are more willing to support and take an active interest in
parking pricing. Although motorists often prefer not to pay for parking or to pay less for parking,
a PBD can create a new local constituency for proactive parking management.
Potential PBD expenditures can include a wide variety of transportation related expenditures
designed to not only improve parking management, but also improve overall mobility,
accessibility, and quality of life within the district.
116 NEW MONTGOMERY STREET, SUITE 500 SAN FRANCISCO, CA 94105 415- 284 -1544 FAX 415- 284 -1554
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Balboa Village Parking Benefit & Shared Parking District Implementation I DRAFT
City of Newport Beach
Shared Parking Overview
The conventional development pattern in U.S. cities over the past half century has been to require
on -site parking for each individual building or land use. As a result, visitors will often drive
between different uses —for example, from a restaurant to a movie theatre, or between different
shops —even if they are within short walking distance. A shared parking district, or "park once"
district uses a common pool of parking facilities to allow visitors to park a single time and then
walk easily between different destinations.
Districts with shared parking manage parking spaces as if they are available for public use, rather
than reserved for the tenants and visitors associated with a particular property. Shared parking
policies do not treat the parking supply as discrete units specific to particular businesses or uses,
but rather emphasize the efficient use of the parking supply by including as many spaces as
possible in a common pool of shared, publicly available spaces.
Pooling parking resources increases the efficiency of the existing supply in two ways. Because
many different land uses (a bank and a bar or restaurant, for example) have different periods of
peak parking demand, they can easily share a common parking facility, thereby limiting the need
to provide additional parking. Shared parking also greatly increases the effective supply through
internal capture (i.e. trips that are entirely "captured" within larger, mixed -use developments and
can be made on foot). By eliminating the need to "re- park", cities can enable people to walk
between local destinations. As a result, the number of required spaces, vehicle trips, congestion,
and vehicle trips are all reduced. Finally, shared parking promotes pedestrian activity and
commercial vitality.
OVERVIEW OF BEST PRACTICES
A number of cities in California have implemented successful PBDs including Pasadena, Redwood
City, and Ventura. Included below is a brief summary of these best practices. Through effective
parking management within their respective PBDs— including shared parking agreements and
demand -based pricing —these cities have translated parking revenues into tangible benefits in the
districts where the revenue is collected.
Old Pasadena, CA
In the early 19gos, the City's efforts to revive Old Pasadena were being hindered by a lack of
convenient and available parking spots for customers. At that time, Old Pasadena had no parking
meters, and proposals to install them were opposed by local merchants, who feared charges would
further drive customers away. In 1993, the Old Pasadena Parking Meter Zone was created and
meters were installed. Borrowing against future meter revenues, the City was able to fund
substantial streetscape, maintenance, beautification, safety projects, as well as new parking
supply.
With meter revenues, the City's new garages have been wrapped in ground floor retail and
restaurants, in order to minimize their impact on the pedestrian environment. In addition,
parking meter revenue from the downtown area has funded the beautification of many downtown
alleys. These are often used for loading in the early morning and provide space for outdoor cafes
during the day. The alleys also provide pedestrian access and light wells for many garages. In
sum, these investments helped to reverse the decline in the district, and an increase in sales tax
revenue has created a cycle of reinvestment and additional development making Old Pasadena a
NelsonlNygaard Consulting Associates Inc. 12
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Balboa Village Parking Benefit & Shared Parking District Implementation I DRAFT
City of Newport Beach
popular destination. Today, the district is managed by the Old Pasadena Management District
(OPMD), a non -profit management entity. The OPMD is managed by professional staff, but led by
a variety of stakeholders including merchants, tenants, property owners, residents, and City staff.
Figure 1 Old Pasadena Public Parking Facilities
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Balboa Village Parking Benefit & Shared Parking District Implementation I DRAFT
City of Newport Beach
Figure 2 Old Pasadena Meters (left) and Revitalized Alleyway (right)
Source: Flickr users Cheryl & Rich (left) and IlbemanPH (right)
Redwood City, CA
Redwood City uses a variety of tools to
comprehensively manage parking. The City
has used performance -based pricing to
manage on- street demand and maintain
parking availability. To implement the
program, it created an ordinance that grants
its parking management director authority
to adjust meter rates based on documented
utilization patterns and an explicit
availability target of 15 %. The City carefully
monitors supply and occupancy trends to
The removal of time limits and demand-based pricing within
the downtown PBD improved parking availability, satisfying
businesses and their customers. Source: ci.redwood-
city.ca us
adjust meter prices and to identify when and where new parking should be built. As a result of the
program, parking occupancy along the City's most oversubscribed street has fallen to 82 %,
congestion has decreased, sales of monthly permits for off - street lots increased 50 %, and parking
stays have averaged 72 minutes. I In Redwood City, effective parking pricing made time limits
unnecessary and businesses and their customers happy. Since district inception, parking revenue
collected within the district has been used to build a 600 -space underground public parking
garage and finance other district improvements that benefit the blocks where the money was
collected.
Dan Zack, City of Redwood City
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Balboa Village Parking Benefit & Shared Parking District Implementation I DRAFT
City of Newport Beach
Figure 3 Parking in Downtown Redwood City
Downtown Ventura, CA
In response to significant development in Downtown Ventura and subsequent pressure on
parking spaces, the City established a downtown parking benefit district in 2009 to make on-
street parking more convenient for customers, improve utilization of off- street lots, and reduce
traffic congestion.? All off- street parking is free, and 318 "high- demand" on- street parking spaces
are metered with the goal of maintaining 15% available parking at any one time.
Within the PBD, all on -site parking can be shared between land uses with different periods of
peak parking demand, by ordinance. Shared parking is allowed to satisfy loo % of the minimum
parking requirement for each land use, providing a degree of flexibility in code - mandated
minimum parking requirements. While shared parking within the PBD was formally approved in
2009, a subsequent lack of development has lead to the slow adoption of shared parking
downtown. In 2013, the first shared parking agreement was formalized. The new office leases 52
spaces in an existing off- street parking structure for $71 /month for parking between the hours of
8 AM and 5 PM. For exclusive reserved spaces, the cost to lease parking is $142 /month.
Revenues from this program help fund PBD expenditures.
In its first year of operation, the PBD generated $530,000 from monthly structured parking
permits and 318 on- street metered spaces. Program revenue has been used to provide free
1 City of Ventura Traffic & Transportation http: / /www.cityofventura.net /parking
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Balboa Village Parking Benefit & Shared Parking District Implementation I DRAFT
City of Newport Beach
outdoor wireless internet service within the Downtown PBD. Visitors can access the wireless
internet for a total of one hour at a time. Parking meter revenue has also been used to fund
streetscape, landscaping, and lighting improvements in Downtown Ventura and a full -time police
officer dedicated to Downtown.
Figure 4 Downtown Ventura
Source, Flickr user Ken Lund
BALBOA VILLAGE PARKING BENEFIT DISTRICT
Goals
As Balboa Village and surrounding communities continue to grow and evolve, the Village's
parking needs will also change. As discussed above, parking benefit districts and shared parking
programs offer the flexibility to quickly respond to these changes. To maximize the benefits of
PBDs and shared parking, address current parking challenges, and allow the City to be nimble in
their response to future parking challenges, the following goals are proposed to guide
implementation:
• The parking supply should be a public resource that is convenient and easily accessible
for all user groups
• The Balboa Village parking supply (public and private) should be managed as part of an
integrated, district -wide system
• Parking facilities should be managed with a focus on making the most efficient use of all
public and private parking facilities before increasing supply
• Parking regulations should not prevent visitors and residents from coming to (or staying
in) Balboa Village
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Balboa Village Parking Benefit & Shared Parking District Implementation I DRAFT
City of Newport Beach
• Demand -based pricing should be utilized as a tool to manage parking supply and demand
• Any potential parking revenue should fund transportation programs that maintain
adequate parking supply and enhance mobility in Balboa Village
• The City and PBD should be proactive in community engagement to ensure that local
businesses, residents, and visitors understand any new parking policies and programs
and how those policies will improve parking in Balboa Village
The following sections establish the rules and regulations associated with establishing a PBD and
shared parking program to meet these goals.
Implementation
District Initiation
Under California state law3, parking meter zones and parking meter rates can only be
established by ordinance. In an ordinance to create a parking zone or PBD, a city need only
specify the following:
• District boundaries
• Parking rates within the district
• How the funds will be used
Some cities, such as San Diego, have established ordinances that require a set percentage of
revenues (45% in San Diego's case) to be returned to the zone. Others, like Redwood City and
Pasadena, return all net revenue, excluding City administration and enforcement costs.
Recommendations on allowable program expenditures and parking rates can be found in
subsequent sections. Sample PBD Ordinances can be found in Appendix A.
Proposed District Boundary
All commercial streets with meters and public parking lots from Adams Street to A Street would
comprise the PBD. Shared parking policies and demand -based pricing would also be pursued
within these bounds.
3 California Vehicle Code Section 22508
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Balboa Village Parking Benefit & Shared Parking District Implementation I DRAFT
City of Newport Beach
Figure 5 Balboa Village PBD Boundary
On- Street Parking
Off- Street Parking Lot
Study Area Boundary
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Proposed Organizational Structure
The body overseeing shared parking provisions and the parking benefit district can take several
forms. With the disestablishment of the Balboa Village Business Improvement District (BID) in
May 2013, it is recommended that the City manage the allocation of PBD funds with input from
Balboa Village merchants, tenants, residents, and property owners. City staff would also be
responsible for managing the Balboa Village parking program, monitoring parking occupancy,
and implementing parking meter and pricing structures to facilitate demand -based pricing within
the PBD.
It is recommended that the following powers and duties be established as part of the PBD:
• Establish criteria by which to select projects and programs
• Define a list of eligible projects and programs
• Allocate funds to selected projects and programs, to be approved by City Council
• Pursue shared parking agreements with private parking operators
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Balboa Village Parking Benefit & Shared Parking District Implementation I DRAFT
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• Establish well- defined procedures for soliciting and incorporating community input
• On -going evaluation, management, and reporting of PBD policies and expenditures
To initiate these powers and duties, at a minimum the following should be described:
• The purpose, powers, and duties of those overseeing the PBD, as discussed above
• City membership structure and input process from stakeholders, as discussed above
• Voting or other rules necessary to determine the expenditure of PBD funds
• Meeting and minutes (For example, meetings with be held monthly or as needed. Meeting
minutes shall be drafted by the Secretary and made publicly available.)
Program Expenditures
In accordance with the ordinance operationalizing the PBD, the City is charged with adopting a
defined list of allowable projects and programs to be funded by PBD revenues and crafting a
decision making process for the PBD's expenditures of funds. In general, revenue from the
District should be invested in:
A full spectrum of transportation mobility strategies for Balboa Village employees,
visitors, and residents, including transit, carpool, vanpool, bicycle and pedestrian projects
and programs
• Streetscape improvements and other beautification projects
Specifically, District revenue could be used for any of the following, as established in a PBD
ordinance:
• Purchase and installation costs of meters (e.g., through revenue bonds or a "build -
operate- transfer" financing agreement with a vendor) and ongoing operational costs
• Shuttle to remote park- and -ride facilities during peak periods
• Valet parking services during peak periods
• Leasing of private spaces
• Construction of additional parking, if deemed to be necessary
• "Mobility Ambassadors" to provide assistance to visitors as well as additional security
• Landscaping and streetscape greening
• Multimodal wayfinding signage
• Street cleaning and maintenance
• Transit, pedestrian, and bicycle infrastructure and amenities
• Additional parking enforcement
• Marketing and promotion of PBD and local businesses
• Management activities
• Additional police or security services
• Transportation & parking planning
Specific projects can be gathered from existing planning documents and public outreach. In
addition, the District could issue a call for projects to business owners and residents to identify
potential priority projects.
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Expenditure Criteria
The City should develop evaluation criteria to prioritize specific Balboa Village improvement
projects. These criteria should be closely linked to the Balboa Village PBD goals articulated above
to help ensure that funded projects align with community priorities. Potential project evaluation
metrics could include:
• Visitor/business /resident convenience and easy access to destination in Balboa Village
• Parking availability: Maintain target parking availability, especially near local businesses
• Efficient parking utilization: Achieve target on- and off- street parking utilization before
building additional parking
• Street operations: Promote multimodal circulation and access to Balboa Village
• Pedestrian connectivity: Ensure safe, secure, comfortable pedestrian facilities to and
within Balboa Village
• Bike connectivity: Ensure comfortable, direct paths of travel for cyclists
• Aesthetics and design quality: Ensure that projects contribute to the overall aesthetic
environment in Balboa Village
• Customer friendliness: Maximize convenience for visitors, employees, and residents
• Preservation of coastal access; ensure access to coastal resources
• Level of community /district support
The City should measure potential projects using an evaluation framework and prioritize and
execute the highest scoring projects to the extent that PBD funds can support.
Program Revenues
City of Newport Beach staff should be responsible for implementing parking meters and pricing
structures that facilitate demand -based pricing and ensuring proper oversight of program
revenues generated within the Balboa Village PBD.
It should be noted that currently close to 90% of the $1.5 million of parking revenue generated in
Balboa Village is currently allocated to the City s Tidelands Fund. The Tidelands Fund is used to
finance a variety of projects to improve access and operations of the City's marine resources. The
remaining lo% ($192,000 in FY 2010 -11) is shared between the private parking operator and the
City's General Fund. In Balboa Village, General Fund revenue was used to purchase the land for
the public lot at East Balboa Boulevard and Palm Street.
Given the City's ongoing obligation to the Tidelands Fund and private parking operator, it is
expected that the majority of revenue generated in Balboa Village will not be available for use by
the PBD. Nevertheless, it is reasonable to expect that annual parking revenue for a Balboa Village
PBD would be less than $150,000- $200,000.
Demand -based Pricing
The Balboa Village Parking Management Plan recommended that the City consult with the
Coastal Commission and explore upgrading its existing "smart" parking meters for all curb spaces
along the primary commercial corridors in Balboa Village. On- and off- street parking should use
variable pricing as a means to meet target occupancy levels and generate an appropriate level of
turnover.
As described in more detail below, motorists would be allowed to park in a parking space for as
long as they like, as long as they pay for it. Prices would be based on length of stay and also
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adjusted to respond to seasonal fluctuations in demand so that when parking demand is higher or
lower, prices would increase or decrease accordingly.
The primary goal of demand -based pricing is to make it as easy and convenient as possible to find
and pay for a parking space. By setting specific availability targets and adjusting pricing, demand
can be effectively managed so that when a motorist chooses to park, they can do so without
circling the block or searching aimlessly. Demand -based pricing can result in the following
benefits:
• Consistent availability and ease of finding a parking space, especially near local
businesses and ground floor retail uses
• Flexible time limits, thereby eliminating the need to move a vehicle to avoid time
restrictions
• Convenient payment methods that eliminate the need to "plug the meter" and make it
easier to pay for parking and avoid parking tickets
• Incentivizes long -term parkers and daily commuters to park in off- street lots
• Reduces search time for parking, resulting in less local congestion and vehicle emissions
• Reduces illegal parking
• Provides a more equitable and efficient way to account for the real costs to a city for
providing parking
• Offers a potential revenue stream for the City that should be reinvested in local
transportation and mobility improvements
Meter Type
New meters should employ "smart" technology that accepts multiple forms of payment, including
credit cards and pay -by -phone technology.
Target Occupancy Rate
Target occupancy rates for on- street spaces should be 85% and go% for off- street spaces, which
would translate into approximately one space per block and several spaces per lot being available
at all times of the day.
Initial Hours & Pricing Structure
Current meter rates are $1.50 per hour. Hours and pricing should be based on demand and
proximity to prime parking destinations. Furthermore, the price of off- street parking should be
set lower than on- street rates in order to incentivize motorists to seek out underutilized off- street
spaces. Ideally, all off- street "pay" facilities would employ consistent pricing structures. Outlined
below is the proposed hours and pricing structure for Balboa Village:
On- streets
• Peak period (Summer)
— 8 AM — 6 PM, 7 days
— $2.00 per hour (0 -2 hours)
— $2.50 per hour (2+ hours)
4 Based on data to be collected in the summer, 2013, it may be beneficial to lengthen the hours of operation for on- street meters to 8
PM on weekends.
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Off -peak period (non- Summer)
— 8 AM — 6 PM, 7 days
— $1.0o per hour (0 -2 hours)
— $1.50 per hour (2+ hours)
O - street
Peak period (Summer)
— $1.50 per hour (no max)
Off -peak period (non- Summer)
— $.50 per hour (no max)
Meter Pricing Adjustments
It is possible that the initial pricing structure proposed above will not achieve the target
occupancy rate. Therefore, meter prices should not be static, but periodically adjusted to respond
to changes in demand. Rates need not change constantly or abruptly. When revising meter hours
or rates, it is safest to increase or decrease rates slowly, with occupancy checks before and after
each rate adjustment, in order to avoid overshooting and accidentally driving away customers or
visitors.
This Plan recommends that City of Newport Beach Staff be authorized to increase parking prices
up or down in $0.25 increments a maximum of four times per year, with an upper price limit of
$3.00 per hour.
If and when Staff deems that it is necessary to increase the price further on certain blocks or in
certain parking facilities in order to manage higher parking demand in those locations, Staff must
return to City Council to request authorization to do so, at which time a new price threshold
(upper limit) on parking prices can be also be established.
Shared Parking
A shared parking district —an area where multiple businesses or land uses share off - street parking
facilities —allows visitors to park once and then walk between different destinations. This scenario
reduces the amount of parking that has to be provided to maintain a given level of availability and
promotes pedestrian activity.
Chapter 20.40.110 of the City of Newport Beach Municipal Code includes strict provisions for
joint use or shared parking. Shared parking, to a certain extent, does exist in Balboa Village, as
much of the existing parking supply is already publicly available. However, there are close to 120
off- street spaces that are specifically dedicated to tenant or customer parking within the proposed
PBD. Adopting revised shared parking policies would formalize a flexible shared parking policy
that, to the greatest extent feasible, ensures that existing parking supply is made public.
Furthermore, this recommendation is aimed at guaranteeing that any additional future parking
supply accompanying new development in Balboa Village is publicly available.
Shared Parking Agreements for Existing Parking
Currently, off- street lots are utilized less than on- street spaces in Balboa Village. The parking
occupancy disparity is even greater for privately- owned, off - street parking. Mid -week during the
Spring 2013 survey, public off- street facilities were utilized at higher rates than private ones
during all count times except 8 -lo AM. Public facility utilization peaked at 56% (2 -4 PM), while
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private facility utilization peaked at 42% (2 -4 PM). On Saturday, public facilities continued to be
utilized at higher rates than private ones during all count times. The utilization of public off- street
facilities exceeded target rates during two count times, 2 -4 PM and 4 -6 PM (96 %). Private off -
street facility utilization peaked at 53% (4-6 PM).
Shared parking agreements can help to more evenly distribute parking demand across public and
private facilities. Before building additional parking, the PBD should work with private owners of
key off- street lots to coordinate pricing and regulatory structures between on- and off- street
facilities. These agreements would enable the PBD to establish consistent pricing and regulations
throughout Balboa Village and could help relieve some of the pressure on on- street spaces and
publicly -owned off- street lots, particularly on weekends. Should additional publicly -owned
parking be needed to meet demand, the PBD should approve a policy ensuring that it will first be
purchased or ]eased from existing private parking lots or structures from willing sellers prior to
the construction of new parking lots or structures.
To initiate shared parking, the PBD should evaluate existing supply and demand trends in order
to identify priority areas for acquisition of off- street supply. Initially, the occupancy data collected
by Nelson \Nygaard in Spring 2013 (to be supplemented in Summer 2013) could serve to identify
potential private parking candidates for shared parking agreements.
There are three basic types of public /private agreements which the PBD could enter into with a
private property owner. These include:
1. Direct purchase: The PBD would simply purchase these parcels of land, thereby allowing
it control over the parcels.
2. Lease the private lot: Under this arrangement the PBD would essentially "rent' the
parking spaces from the property owner, and would be entitled to control pricing and
regulations of the facility. The PBD would enforce compliance with regulations.
3. Private owner, public management: Under this arrangement the PBD would pay for the
installation of meters and be entitled to control pricing and regulation of the facility.
However, all meter revenue would go to the property owner. The PBD would be
responsible for parking enforcement and would collect all citation revenue.
Liability issues often emerge as a potential concern, yet these issues are typically covered in
standard liability coverage in any land use policy to cover public passage. In addition, liability can
be more comprehensively addressed through well- written lease agreements that include
provisions requiring the leaser to maintain a good state of repair, ADA access, etc., along with
provisions that the lessee provide adequate and appropriate signage for patrons and take actions
to avoid overcrowding or other hazardous situations. To serve as a basis for private facility leases,
sample operating and liability agreements can be found in Appendix B.
Shared Parking Agreements for New Construction
To guarantee that shared parking is provided at any new development within the PBD, the City of
Newport Beach should amend the Municipal Code and create a parking overlay zone for
properties within the PBD. Currently, Chapter 20.40.110 allows shared parking for new
development with the approval of a conditional use permit, which certifies that various conditions
regarding proximity, different peak parking demands, long -term occupancy, etc., are met. It is
recommended that the City of Newport Beach establish a parking overlay zone for the Balboa
Village PBD requiring as a condition of approval:
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1. Applicants shall be able to meet their minimum parking requirements by right through
the provision or leasing of nearby off -site facilities. Due to the denser nature of urban
districts, 1,250 feet (a 5- minute walk) is considered acceptable for commercial and 400
feet for residential (a 1.5- minute walk). Note that shopping centers on multiple parcels
with reciprocal access agreements are considered on -site by right.
2. All newly constructed private parking in any non - residential development or adaptive
reuse project within the PBD be made available to the public
3. Allow parking to be shared among different uses within a single new, mixed -use building
within the PBD, by right.
Overlay zones were used in the City of Buenaventura to implement shared parking in the Ventura
Downtown PBD (refer to Appendix Q.
APPENDIX A: SAMPLE PARKING BENEFIT DISTRICT
ORDINANCES
APPENDIX B: SAMPLE SHARED PARKING OPERATING &
LIABILITY AGREEMENTS
APPENDIX C: SAMPLE SHARED PARKING ORDINANCE
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View Parking Benefit District & Shared Parking Implementation
(Attachment 2) Appendices at the following link:
http: / /www.newportbeachca.gov /Pin /BVAC Agendas /08 -14-
2013/PBD Appendices.pdf
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