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HomeMy WebLinkAbout0507.093~. . . . "'.,. ,,v'· September 23, 1993 HONORABLE CITY COUNCIL Palo Alto. California PROPOSED CRlUIG8B TO Pl\IUUlIG LOTS P A>in R keBbers of the council: Rl!lPOllT :nr BRIEl" 17 Premier Properties, is about to enter into a lease with Ross Stores for retail use of its existing 35,000 sq">Jareo foot building at 180 Univ~rsity Aven~e. As a condition of the Lease, Ross Stores has requested that all but 12 of the 55 parking spa,ces in Lot P be converted from permit parking to 2-nour customer par:king~ Jim Baer. representing Premier Properties, has had discussions with city staff regarding this matter, and has now made a formal request to chanqe Lot P in a letter to council Members dated September 2, 1993 (Attachment 1). Based upon an interest in responding to the request from Ross stores, coupled with a concern for maintaining a reasonable balance between permit and 2-bour parking, as well as a realistic approach to operational aspects that do not confuse and/or entrap users, staff recommends that the Council indicate its agreement to make the following changes to parking Lots P and R, and direct staff to prepare an appropriate resolution to a~complish that end: 1. Lot P Convert from 55 PERMIT spaces to 19 PERMI~ spaces and 36 2-HOUR spaces. 2. LotR Convert from 74 2-HOUR spaces to 51 2-HOUR spaces and 23 PERMIT spaces. staff also recommends that Council reqUire that Premier Properties (1) pay for all signing and striping changes related to the proposed changes to Lots P and R, and (2) pay for all striping changes related to providing additional spaces (up to 5) in Lots P and R. lIACKGROUllD At the present time, parking Lot P has 55 spaces, all of which are desiqnated as pennit spaces. Directly across High street is CMR,507:93 --,------ parking Lot R with 74 spaces j all of ~hich are desiqnated as 2-hour customer parking. The location. size and parking designation for thesa two lots. plus the other 17 puhlic paL·king lots/garaqes in the downtown area, are illustrated in Exhibit 1. The existing arrangement of location and designation of permit and 2-hour spaces throughout the downtown area was last re-established in the fall of 1987. It was done in response to one of the parking related recommendati~"}ns of the Do .... -ntown Study, approved by council in July ~986, 'Which was to s-eparate short-term (2-hour) and lQng-term {permit) parking spaces by parking facility, as 'Well as the overall qoal of using the most convenient spaoes for CUstOMer 2-hour parking, and the less convenient spaces for employee permit parking. That recoDml_endation grew out of then negative experiences stemming from having a combination of both permit and 2-hour spaces in most of the lots. Having both types o~ parking in the same lot caused contusion. uncertainti~ and ongoing complaints about tickets received by customers who thought they were parking in a 2-hour space but had wandered into a permit space. By Geparating permit and 2-hour spaces by lot.-s entry signing and regulatory signing within the lot is consistent throughout each lot. Exceptions continue to exist in Lots K and T, Lot c~ the Webster-cowper Garage {separation by floors) and the civic Center Garage. Where the mix of permit and 2 or 3-hour parking spaces still exist, confusion and complaints have been minimized by havinq full sections {parking bays or floors) serve one type of parkinq and using improved regulatory signinq (permit [red) and 2-hour (green]) and inforaational signing. COBsrDBRA'l'IONS 1. Staff believes that the addition of Ross Stores would be of considerable benefit in t~rms of the activity and vitality in the downtown area, and therefore, consideration of so~e change to Lot P is warranted. 2. Parking is an important and valuable factor for all types of businesses in this area and changes made to accolMTlodate a particular user or interest is a benefit to that party. J. The request is for a change in the mix between the number ot permit spaces and the number of 2-hour spaces. and has no effect on the total number of spaces. <4 ~ Each property o'Wner ~ business owner. employee and customer has their individual perspective on the importance of permit versus 2-hour park.ing, based upon the particular type of activity in 'Which each is involvp-d. CMR:507:93 9/23/93 Page 2 e C>. EXHIBIT T , , Q,. cr l-f- 0 0 ..J -' • _I 1---. . ." ." .. 0-0-g.::; ., ., ~o -~'" ~'" " .. ~"' .= 0" ,," o~ f ~ • .... . . ~I .... ." Cl) I-." .'" Cl) 0" 0-0" :'0 -~ ., ~o ~ °7 .", "7 .... "w I .... ~~ Cf) ... .,. _J Cf) • r 'U Ii! ... ..c:::: ... 0" ,~ 0" .§ :'0 -I -;'0 "7 J:: "" 0 0 1 ~~ ~ r I ~ --"1 i ~!i I - l~~ to ~ ~ ~"-!:!~ § --' r!::'~~ ~ ~" l I:~o 3 ", :~ ~ :;is ~ @~ , 0 -~ £ ~ ,. (5 -I ~~ ~ ~ ~ ~ C';!~ , ~ '2~ ~'~ ?i """ t ;!~ , ~ i"'" ;;C3 " l.-O:: , , ? , 3: 0 0 <J 5. AnY such chanqe, while precipitated by Ross Stores~ .fact be equally aVailable ;:o:nd useful to everyone surroundinq area, and is not for the exclusive use stores. will in in the of Ross 6. The request is to change all but 12 of th~ existing spaces in Lot P frcm permit to 2-hour. However~ operational aspects of the parking lot layout require that, unless the whole lot is converted to ~-hour parking, at least one full bay should be retained as permit parking~ otherwise, as past experience has d.e.monstrated, the confusion and uncer-tainty about where to par-k ~ill result in ongoing customer complaints about tickets received. PROPOSIID CDltGES Based upon an interest in responding to the request from Ross stores, coupled with a concern for maintaininq a reasonable balance between permit and 2-hour parking, as well as a realistic approach to operational aspects that do not confuse and/or trap users, the followinq changes are proposed: 1. Lot P Convert fro1'f< 55 PERMIT spaces to 19 PERMIT spaces and 36 2-HOUR spaces. 2. Lot R Convp.rt from 74 2-HOOR spaces to 51 2-HOUR spaces and 23 PERMIT spaces. The combined. net change will be an increase of 13 2-hour spaces~ a decrease of 13 permit spaces, and no change in the total number of spaces~ The intent for Lot P would be keep the parking bay at the southern end (near-est Hamilton Avej as permit spaces and convert the other two parking bays to 2-hour spaces~ The intent for Lot R would be to convert the middle and southernmost short bays (off High St~eet) to permit spaces and keep the remaini~q bay off High street as well as the two bays off Alma Straet as 2-hour spaces (E~~ibit 1). While some present Lot P permit holders may need to park in Lot R (directly across High Street), the effects of attrition and the temporary short-term cessation of permit sales will ensure that current permit holders will not be displaced from parking in that immediate area {either Lot P or R}. About 10 permits are sold each quarter for Lot P which is more than SUfficient to account for a reduction of 13 permit spaces between now and the time that the parking lot changes would likely be implemented (February or March 1993) .. CMR:507:93 9/23/93 Page 3 I . 1, • , ': . --"--'-_._-- o The costs associated with t~e proposed changes to Lots P and R 4re p~imarily related to additional signage and changes to some exi9~ing signs, and should be the responsibility of Premie~ properties~ These proposed changes evolved out of discussions with Charles Keenan, and Warren Thoits, as \I.·ell as Jim Baer and appear to have their support~ Staff has sent a notice (Attachment 2) of the proposed changes and the date of Councils con5ider~tion of such changes to each of the current Lot P perm! t holders as well as persons presently on tJ1e wait list for Lot P~ staff elso hand delivered the notice to each business located 'Within the area bounded by Alma, Oniversity, Emerson and Hamilton. staff will provide a summary of the information received as a result of this notice, at the time cvuncil considers this matter. orRER CONSIDERATIONS In addition to the ite~s directly related to the proposed changes to Lots P ~nd R as p~e5ented in the previous two sections of this staff report, several related matters that warrant some discussion include the following: First, Jim Baer has indicated that the lease with Ross Stores will include a provision re.qui:t-ing its employees to park in the Webster­ cowper Garaqe or the spaces the City has available at the Holiday Inn site. This would somewhat reduce the demand for permits in this area and better utilize permit parkinq spaces at locations where they are presently available. Second, past efforts have identified the possibility of gaining up to five addition~l parking spaces in Lots P and R by re-striping existing stalls. This work would be done in conjunction with the proposed changes in the number of permit and 2-hour spaces. Third, the Council has recently referred a number of operational type parking matte~s to the Policy and Services Committee and the matter of a new parking structure to the Finance Committee for discussion, evaluation and recommended actions. While the prc,t)osed changes to Lo~ P and Lot R cannot (due to ti~ing) and need not (due to small impact) be delayed until such referrals are fully considered, there is a process set in motion to address a hroad range of actions to improve parking in the downtown area for both customers and employees~ Fourth, concerns have been raised about the under-utilization of Q Garage (all permit spaces) due to vandalfsm to vehicles and the intimidating presence of persons using the facility for non-parking related purpos~s. Similar concerns are periodically expressed concerning the Webster-Cowper Garage~ The cost of providing additional parking in the downtown area is so high that every CY..R: 507 ~93 9/23/93 Page " --: reasonable effort must be made to fully utilize e~istin9 parking spaces, including whatever additional security is n~eded to provide ~ safe, non-threatening environment. staff sugges~ that Council direct staff to make an evaluation ot adaitional security needs and other possible measures that would improve the utilization of Q Garage and the Webster-cowper Garage and refer this matter to the Policy and SerJices committee, in conjunction "'ith the r-ecent referral of other operational type parking mat!:ers for the downtown area~ staff recommends that the Council indicate its agreement to make the following changes to parking Lots P and R and direct staff to prepare an appropriate resolution to accomplish tha~ end: 1. Lot P Convert from 55 PERMIT spaces to 19 PERMIT spaces and 36 2-HOu~ spaces. 2. Lot R Convert from 74 2-HOUR spaces to 51 2-HOUR spaces and 23 PERMIT spaces. Starf also recommends that Council require that premier Properties (lJ pay for all signinq and striping changes related to the proposed changes to Lots ': and R, and (2) pay for all striping changes related to the provision of additional spaces (UP to 5) in Lots P and R. Respectfully submitted~ ~~a11- Chief Transportation Official B M. . NY. AssistantY'City Manager ~~~ KENNETH R. SCHREIBER Director of Planning and Community Environment Attachments: 1. Letter from James E. Baer to council Members dated September 2, 1993. 2. Notice of proposed changes to Lots P and R cc: Palo Alto Chamber of Commerce Charles Keenan Warren Thoits Jim Baer CMR:507:93 . ,':: 9/23/93 Page 5 ~i&'i1i'NpRO~TIES JIll" .''''.NT September 2, 1993 Re: Lot P Parking For Ross Stores Dear Council Member: ATTACHMENT 1 B0507-902ooo Premier Properties is about to execute a long-tenn lease with Ross Stores for our 35,000 foot building located at 180 University Avenue. Ross Stores wiJI lease the basement, first and secone! floor. In conjunction w;th iu occupancy of the building. Ross Stores 'Ii\oill greatly beautify this important property. p As a condltion to ervtrlng into such a Lease~ Ross Siores requires that a1l but 12 of tile 5S parking .paces in lot l( be converted from permit parking to 2 hour free parking by the date vi its opening on February 1, 1994. Otber retailers near Lot P wlll also benefit from this ch:mge. One of the provisions of the Oamber of Commerce Twelve Point Parking Plan was to reallocate spaces in surface lots as parking utes and demands shift. Soch a reallocation is important to Lot p. The probJem is to fairlY phase out or relocate the holders of pennits at Lot P. About 20 pennit hulders will discontinue their parking pennit5 due to our termination of tenancies at 180 University Avenue. Ross Stores, as an eJemen: of its Lease, will require its empk>yees to park al lot WiC or the Holiday Inn. This will belp wi~ some parking demand at Lot p. nus provision is in our executed Lease witb Ross Storei.. However, it will be necessary to make sure that permh holders and future holders are not without acceptable alternatives. Cenalniy some permit spaces (but not too many) can be shifted to Lot R Lot CC can har.dle more permits because about 60 permit spaces are available at any hour according to recent surveys. Lot Q must also be made more effective. This underground IDt is not well used be<:ause of vandalism to vehicles. and the daunting presence of transients and drug users. Lor Q has about 40 unused peI'D",dt spaces according to recent surveys. • Lot Q should be made effective as a part of the Lot P conversion. Cleaning and brightly painting Lot Q and providing a security guard will provide great utilization of Lot Q. Downlowr. busin~s cannot afford to have Lot Q under·IJtilized. There are S150,000 of funds available for the assessment distnCl (Lot J's lease payment .is reserved for uses within the assessment district). Perhaps a ponion of these funds could be used at Lot Q 10 e:xperimem wilh a. weekday security guard and some painting and deaning. Is it reasonable 10 schedule: disc:\lS.iLOn of this matter during September so that Ross Stores can cpen this winter? Please caIJ me if I caD pr{)\oide further information. JEBlsb cc: JUDe Fleming Ken Schreiber Malvin Overway Sincerely yours.,. ~~\., \ i" {r-v:; ~ \.., r ,.. I -.,--.(..---, I :::v james E. Baer /' . '., ~., '. ------_. o ATTACHMENT 2 NOTiCE OF PROPOSED CHANGES TO PARKING LOTS P AND R At the present time, parking Lot P has 55 spaces, all af which are designated as PERMIT spaces. Directly across High Street is parking Lot R with 74 spaces, all of which are designated as 2-HOUR customer parking. The location, size and parking designation for these two lots, plus the other 17 public parking lots al1d garages il1 the downtown area, are illustrated on the reverse side of this notice. Premier Properties is about to enter into a lease with Ross Stores for retait use of its existing 35,000 square foot building at 180 University Avenue. As a condition of the lease, Ross Stores has requested that all but 12 of the 55 parking spaces i" lot P be converted from PERMIT parking to 2-HOUR customer parking. Based upon an interest in responding to the request fram Ross Stores, coupled with a co".;ern for maintaining a reasonable balance between PERMIT and 2-HOUR parking, as well as the need for a realistic approach to operational aspects that won't confuse andlor entrap users, the following changes are proposed: 1. lot P : Convert from 55 PERMIT spaces to 19 PERMIT spaces and 36 2-HOUR spaces. 2. Lot R Convert from 74 2-HOUR spaces to 51 2-HOUR spaces and 23 PERMIT spaoes. Included on the reverse side of this notice is an illustratio" of which sections of Lots P and R would be deSignated for PERMIT and 2-HOUR parking. The Palo Alto City Council will conskfer these proposed changes to Lots P and R as a regular agenda it<ml at its meeting on Monday. September 27, 1993 At that time, there will be an opportuility for any member of the pub roc to speak on this matter. Written comme"ts can also be provided, either in advance of the meeting, or during the public comment period for this agenda item. A staff report on this topic will be available in the Transportation Division office, 6th floor, Civic Center, 250 Hamilton Avenue, Palo Alto, after 8:00 am on Friday, September 24, 1993. If you have any Questions or would like additional information, please contact Ashok Aggarwal. City Traffic Engineer at 1415) 329·2575. .'