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.
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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
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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.
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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
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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.
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Chairman, Planning Commission
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