Loading...
HomeMy WebLinkAbout3-13-12MINUTES ARCADIA PLANNING COMMISSION Tuesday, March 13, 2012, 7:00 P.M. Arcadia City Council Chambers The Planning Commission of the City of Arcadia met in regular session on Tuesday, March 13, 2012, at 7:00 p.m., in the Council Chambers of the City of Arcadia, at 240 W. Huntington Drive with Chairman Baerg presiding. PLEDGE OF ALLEGIANCE Chairman Baerg led the Pledge of Allegiance. ROLL CALL PRESENT: Commissioners Baderian, Beranek Chiao, and Baerg ABSENT: Commissioner Parrille MOTION It was moved by Commissioner Chiao, seconded by Commissioner Baderian to excuse Commissioner Perri Ile from the meeting. Without objection the motion was approved. OTHERS ATTENDING Assistant City Manager /Development Services Director, Jason Kruckeberg Deputy Development Services Director /City Engineer, Phil Wray Community Development Administrator, Jim Kasama Transportation Services Manager, Linda Hui Senior Administrative Assistant, Billie Tone SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS There were none. TIME RESERVED FOR THOSE IN THE AUDIENCE WHO WISH TO ADDRESS THE PLANNING COMMISSION ON NON - PUBLIC HEARING MATTERS — Five - minute time limit per person There were none. DISCUSSION ITEM 1. DOWNTOWN ARCADIA PARKING STUDY REPORT The Draft Report includes a parking inventory, parking occupancy rates, user survey results and recommendations for parking resource management and enhancement. RECOMMENDATION: Recommend approval to City Council Ms. Hui explained that the updated General Plan included development incentives for the downtown area and it was determined that a parking study was needed to analyze parking demand in relation to projected growth. She said that the firm of Walker Parking Consultants was hired to perform the study, and their representative, Mr. Stefan Turoff was here to present the report. Mr. Turoff presented the Parking Study Report. Chairman Baerg asked if the Commissioners had any questions or comments. Chairman Baerg noted that Recommendation No. 1 proposes establishment of a parking credit program whereby property owners pay a fee for parking spaces to satisfy a parking deficiency. He asked for an explanation of the term "parking credit". Mr. Turoff said, for example, if ten spaces are required, the owner would have the option of paying a fee to obtain a credit for some of those spaces instead of actually providing them. This would be helpful in cases where it would be physically impossible for the owner to provide the required number of spaces on his own property and would provide the flexibility for the owner to open a business that otherwise would not be an option for them. Chairman Baerg asked if the parking credit option would apply to new development only. Mr. Turoff confirmed that it would only apply to new development. Chairman Baerg pointed out that on page 47 of the parking study the example used for the amount of a parking credit is $30. He asked how that amount is determined. Mr. Turoff said the amount would have to be set by a Financial Manager and it could be very low, to encourage development, or higher if that would be economically advantageous. Chairman Baerg noted that the parking study says this program could generate $5,400 to $9,000 in revenue yearly. Mr. Turoff said that amount would not come from one owner but a number of owners and added that, generally, they don't have to pay for parking credit but it gives them the option. Mr. Kruckeberg used the example of The Patio Restaurant on Huntington Drive. He said they applied for a Modification for a reduction of 20 to 30 parking spaces. Under this plan, in lieu of a Modification or Variance, since there was no physical way for them to provide the required number of spaces, they could have bought into the shared pool of parking spaces. An added advantage of this plan is that it offers a good way to track the number of spaces available. Commissioner Baderian asked if the Planning Commission would review these requests for parking credits. Mr. Kruckeberg said the parking credit program could be designed to require Planning Commission review, but typically It is not. Chairman Baerg noted that the parking study says that restriping of public lots at Wheeler and Indiana would result in from 45 to 70 or 80 parking spaces. He asked if the increase would be the result of creating smaller spaces or compact spaces. Mr. Turoff said that the AMC is unusually generous in regard to parking space size at nine feet by twenty feet. He explained that compact spaces are not recommended but they do not feel that it is necessary for the spaces to be quite that long. Additional spaces could also be obtained by eliminating the curb, redesigning the landscaping, etc. In fact, even if the size of the spaces is not reduced, additional spaces can be gained. Chairman Baerg asked what the City can do to bring underutilized parking spaces into the pool. Mr. Turoff suggested informal agreements or charging a fee for use of private spaces as a less expensive approach than building new parking spaces. Chairman Baerg asked about enforcement of parking restrictions in the case of a private lot with excess spaces where the city has contracted with the owner to allow some public usage. Mr. Turoff said enforcement could be accomplished through signage and monitoring. PC MINUTES 3 -13-12 Page 2 Mr. Turoff explained that parking credits, as a source of maintenance funds for public parking, is only effective if new businesses are opening while parking assessments are a more predictable source. He added that use of one method does not prelude the use of the other. Chairman Baerg asked if business owners or property owners are expected to pay these fees. Mr. Turoff said that usually the property owners pay the assessments, but the credit fees can be paid by either. Chairman Baerg asked if the property owners in the area were surveyed about these proposed fees. Mr. Turoff said they were all surveyed. Chairman Baerg asked what would be the fee for users of the future Gold Line to park on City streets. Mr. Turoff said that that fee has not been determined and may not even be necessary, depending on the demand. Mr. Kruckeberg pointed out that there are 300 spaces proposed for the Gold Line Station, which should be sufficient, and added that the parking structure for the Gold Line Station in Pasadena is never at capacity. Chairman Baerg asked why parking fees should go into a dedicated fund. Mr. Turoff explained that in his experience, parking revenues tied to expenses do not disappear into a general fund but are actually used to cover parking space maintenance. He stressed the importance of timely maintenance of this valuable City asset. Commissioner Baderian asked if the funds from the establishment of a parking credit program would go into a specific fund or general fund. Mr. Turoff said that since the program would provide access to public parking it would be best to use a specific fund for the maintenance of the parking facilities. Commissioner Beranek asked about Recommendation 3, the parking assessment district. He asked if Proposition 218 required a simple majority of votes or a two-thirds vote by the public. Mr. Turoff said it requires a two -third majority so in many cities it is no longer a viable alternative. Chairman Baerg called for comments from the audience. Ms. April Verlato, said she is a resident of Arcadia and the owner of 33 East Huntington Drive, in Block 12 of the parking study. Ms. Verlato said she has participated in some of the public sessions for this study and wanted to convey some of the concems of the local business owners. She explained that south of Huntington Drive there is limited parking and the report says that parking in Block 12 can be used by their customers via the parking credit program. However, the business owners say this is not a feasible long -term solution and will not serve increased development on First Avenue. Ms. Verlato also pointed out that the parking study shows a lot of private or dedicated parking on First Avenue where tow away signs are posted. For parking study purposes, these spaces are included in the total number of available spaces and therefore contribute to the determination of underutilization. She said that today, parking utilization is at 47% in the area and there is good availability, but there is not a lot of room for growth or development. The available spaces are in Blocks 11 and 12 and this is where the development will occur. Chairman Baerg said that he is concemed about the emphasis on fees and charges to property owners and the negative effect this could have on business development. He also said he is generally opposed to the use of dedicated funds because this limits the City PC MINUTES 3 -13-12 Page 3 Council's discretion in budgetary planning. Chairman Baerg said that although he appre- ciates the attempt at providing business owners with more flexibility by use of a parking credit program, he is unsure how the revenue would be used. He said he is in favor of passing the parking study to the City Council with comments. Commissioner Chiao pointed out that the parking study seems to indicate that development and growth must be measured while the parking credit program presumes that growth can't be predicted. He said that since it appears to be a rather fluid issue it would be difficult to determine the best approach. Commissioner Chiao said he understands that both alternatives are not mutually exclusive. He is concerned that the proposed fees, which amount to a tax, will be passed from property owners to tenants and could have a negative effect on local business. Mr. Kruckeberg explained that Planning Commission approval is required for a change from one use to another and that the parking study presents tools for Tong -term planning as opposed to short-term. He pointed out that the study recommends implementation by stages rather than all at once. Mr. Kruckeberg said that the parking credit program is an important long -term financing tool to support growth. Chairman Baerg noted that the study provides Tots of options for future planning. He said he would like to approach the recommendation to the City Council on an item by item basis. MOTION It was moved by Commissioner Baderian, seconded by Commissioner Beranek to forward a recommendation of approval on Item 1 of the Downtown Arcadia Parking Study Report to the City Council. ROLL CALL AYES: Commissioners Baderian, Beranek and Chiao NOES: Commissioner Baerg ABSENT: Commissioner Parrille MOTION It was moved by Commissioner Baderian, seconded by Commissioner Beranek to forward a recommendation of approval on Item 2 of the Downtown Arcadia Parking Study Report to the City Council. ROLL CALL AYES: Commissioners Baderian, Beranek, Chiao and Baerg NOES: None ABSENT: Commissioner Parrille MOTION It was moved by Commissioner Baderian, seconded by Commissioner Beranek to forward a recommendation to not go forward with Item 3 of the Downtown Arcadia Parking Study Report to the City Council. PC MINUTES 3 -13-12 Paae 4 ROLL CALL MOTION AYES: Commissioners Baderian, Beranek, Chiao and Baerg NOES: None ABSENT: Commissioner Parrille It was moved by Commissioner Baderian, seconded by Commissioner Beranek to forward a recommendation of approval on item 4 of the Downtown Arcadia Parking Study Report to the City Council. ROLL CALL MOTION AYES: Commissioners Baderian, Beranek, Chiao and Baerg NOES: None ABSENT: Commissioner Pamile It was moved by Commissioner Baderian, seconded by Commissioner Beranek to forward a recommendation of denial on Item 5 of the Downtown Arcadia Parking Study Report to the City Council. ROLL CALL MOTION AYES: Commissioners Baderian, Chiao and Baerg NOES: Commissioner Beranek ABSENT: Commissioner PerriIle It was moved by Commissioner Baderian, seconded by Commissioner Beranek to forward a recommendation of approval on Items 6, 7, 8 and 9 of the Downtown Arcadia Parking Study Report to the City Council. ROLL CALL AYES: Commissioners Baderian, Beranek, Chiao and Baerg NOES: None ABSENT: Commissioner PerriIle CONSENT ITEM 2. MINUTES OF FEBRUARY 14, 2012 RECOMMENDATION: Approve PC MINUTES 3 -13-12 Pane 5 MOTION It was moved by Commissioner Beranek, seconded by Commissioner Chiao, to approve the minutes of February 14, 2012 as presented. ROLL CALL AYES: Commissioners Baderian, Beranek, Chiao and Baerg NOES: None ABSENT: Commissioner Parrille MATTERS FROM CITY COUNCIL & PLANNING COMMISSION There were none. MODIFICATION COMMITTEE AGENDA Chairman Baerg reported that the first item on the Modification Committee agenda which was an application to relocate two healthy oak trees, was approved and Item 2 was rescheduled. MATTERS FROM STAFF & UPCOMING AGENDA ITEMS Mr. Kasama said there are currently three items scheduled for the March 27 meeting. There is a Conditional Use Permit application to amend the conditions at Extended Stay America, a Modification for new house on First Avenue with Design Review. In addition, the City Council has requested a review of regulations for RV parking. ADJOURNED ATTEST: etary, Planning Commission 8:15 p.m. c---/---7-7,--7)-x-a- J-- Chairman, Planning Commission PC MINUTES 3 -13-12 Pape 8