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Home My WebLink AboutItem 3a: Downtown Arcadia Parking Study Final ReportSTAFF REPORT Development Services Department DATE: May 1, 2012 TO: Mayor and City Council FROM: Jason Kruckeberg, Assistant City Manager /Development Services Director-Su' irectof3 ' Philip A. Wray, Deputy Director of Development Services /City Engineer Prepared by: Linda Hui, Transportation Services Manager SUBJECT: DOWNTOWN ARCADIA PARKING STUDY FINAL REPORT Recommendation: Receive and File the Report and Approve the Report's Policy Recommendations SUMMARY In April of 2011, Walker Parking Consultants, in coordination with Development Services staff, initiated a Downtown Parking Study. The study included field surveys, an online user preference survey, three downtown community meetings, parking analyses, and policy recommendations. The study has been completed and has been received by the Planning Commission. Staff recommends the Council receive and file the report and approve the Report's policy recommendations. BACKGROUND It is anticipated that the updated General Plan and the Gold Line extension will result in growth and /or use changes in the downtown area. While the City has an intact downtown area — complete with public right -of -way improvements, attractive streetscapes, and public parking Tots — the area needs additional attention to prepare for new uses and growth. In order to allow for potential changes in the downtown area, the City decided to assess current parking conditions and needs, and to develop potential management policies and recommendations to ensure parking resources are meeting needs now and in the future. On March 15, 2011, the Council approved a contract with Walker Parking Consultants to conduct the Downtown Parking Study (Study). The scope of the Study included the following tasks: the review of existing conditions and data; community outreach; analysis of parking demand, use, and effectiveness of existing parking resources; and development of recommendations for future growth. The consultant team conducted several field surveys of both private and public parking within the project area and an online survey, held three public meetings, and performed parking Staff Report - Downtown Parking Study Final Report May 1, 2012 Page 2 analyses. Based on the surveys, public comments and parking analyses, the Study recommends implementation of a set of policies to manage future parking demand in the downtown area, enhance downtown economic development, improve funding for public parking, and improve parking efficiency. DISCUSSION During the months of June and July of 2011, the consultant team conducted several field surveys of both private and public parking within the project area. The field surveys included a parking inventory, occupancy counts, and parking turnover analysis. The field survey shows that there are a total of 3,232 parking spaces in the Study area, of which 748 (23 %) are public spaces and the remaining 2,484 (76 %) are private. At the peak (weekday at 11 AM), 46% of parking spaces within the Study area were occupied, which is considered to be low. Businesses and activities north of Huntington Drive within the Study area seem to enjoy the close proximity and availability of the public Tots in Parking Districts One and Two (see attached map); however, the area along First Avenue south of Huntington Drive faces some challenges due to its distance from the public parking lots and lack of coordination among owners of the private lots. In addition, an online survey was conducted to obtain comments from downtown business /property owners and users and the general public. A total of 160 people participated in the survey. The survey asked participants their experience with the downtown businesses and parking, the type of activities they would like to see in downtown Arcadia, as well as whether paying for parking would be a trade off they were willing to make for a more active downtown. The online survey results highlighted that more intense commercial uses, such as retail shops and restaurants, were viewed as desirable future uses in the downtown area. In general, survey respondents did not want to pay for parking. In particular, property assessments for parking and paid parking (meters) were chosen as the least desirable funding mechanisms for parking. The parking in -lieu fees and parking credit program fared slightly better than property assessments and metered parking. Most respondents noted that parking in the downtown area is currently adequate, but clearly, if more intense uses locate in the area over time, additional parking measures will be necessary. The primary findings show that, if parking is viewed as a shared resource throughout the Study area, the existing parking supply is adequate to support current use levels. However, there is a desire for more active uses and more development, which will bring pressure on parking resources. The current levels of parking demand do not justify paid parking; however, in order to allow for change of uses and additional new development - and also to ensure long term maintenance of public parking - the existing parking supply needs to be managed effectively. Based on these considerations, the report provides the following recommendations for consideration. The recommendations are grouped into three implementation programs: immediate term, short term and long term programs. These policy recommendations Staff Report - Downtown Parking Study Final Report May 1,2012 Page 3 are independent of each other and can be implemented individually. However, they can work as a comprehensive program and be more effective if multiple policies are implemented over time. Immediate Implementation Program The following measures can be implemented immediately to enhance the operation of the current parking system. These measures can be completed with existing staff and will not have significant fiscal impacts. • Monitor, manage, enforce, and adjust as necessary, time limits for public parking spaces, particularly in popular on- street locations, so as to maximize the efficiency of the parking system and ensure the availability of (on- street) customer parking. • Eliminate the time limits of a portion of the 30- minute spaces in Parking District Two's lot. The time limits of the on- street spaces should be eliminated as well. The Study recommends maintaining at least one -third to one -half of the 30 minute spaces in Parking District Two's lot (the spaces that were most heavily used) as well as the two -hour spaces in Parking District One's East lot, but it is noted that more aggressive enforcement may at times be necessary at these locations if the time limits are to be respected. Short Term Implementation Program The following policy recommendations are directed at managing the parking system programmatically as well as providing an incentive for economic growth in the downtown area. These policy recommendations require additional processes or funding for implementation and they would be brought back to the City Council for consideration prior to implementation. • Establish a parking credit program by which property owners may pay a monthly or annual fee per required parking space for the purpose of satisfying its tenants' or business' parking requirements in the most efficient and inexpensive manner possible. This is the key recommendation within the Study and it provides a method to allow uses to change and grow over time without requiring on -site parking. • Identify a pool of publicly available parking that can reasonably satisfy parking demand generated by the customers and employees of users of the parking credit program. To the extent possible, efforts will be made to bring underutilized private parking spaces into the pool of publicly available parking, although this may simply involve maximizing usage of the current shared parking provisions for the Central Business District contained in the City's Zoning Code. Staff Report — Downtown Parking Study Final Report May 1,2012 Page 4 • Create a dedicated parking fund within the General Fund to ensure that at least a portion of parking revenue generated in the downtown area (through the parking credit program or enforcement) is dedicated to covering costs in the District including parking maintenance, operations, and capital improvements as well as other downtown improvements if needed. A downtown stakeholder group such as the Downtown Arcadia Business Association should be consulted as an advisory group regarding decisions related to the allocation of the parking fund. • Consider specific parking planning and management measures for the First Avenue commercial area south of Huntington Drive owing to its more challenging access to the downtown's public parking Tots north of Huntington Drive and the dense nature of these blocks. These measures should focus on sharing underutilized, privately owned parking Tots between businesses and encouraging employee parking in underutilized parking lots in the area to make more convenient parking on the street available to customers. • Improve signage for the purpose of more effectively communicating the location of parking available to the public. Lonq Term Implementation Program Independent of, but complementary to, the immediate and short term programs, the long term policy recommendations would be considered to further address parking management issues related to growth and changes in the downtown area as it occurs. In order to implement these items, additional analyses and City Council action would be required at a later date. • Reauthorize the City's Parking Assessment Districts. As noted earlier, the amount of revenue generated by the parking credit program depends on a level of growth that cannot be determined at this time. Reauthorization of the Parking Assessment Districts would only be possible through support from downtown businesses /owners. • If demand for Gold Line commuter parking exceeds that which the planned Gold Line parking structure can accommodate, issue and sell a limited number of monthly and daily all -day parking permits for commuters in selected public parking locations as a way to manage and control parking demand in the downtown area as well as generate revenue for the City. It should also be noted that once the Gold Line Station is in operation, or new businesses participating in the parking credit program open, particular attention should be paid to these respective impacts on on- street and other public parking located in proximity to the station and businesses. Staff Report — Downtown Parking Study Final Report May 1,2012 Page 5 PLANNING COMMISSION RECOMMENDATIONS The Study was presented to the Planning Commission on March 13, 2012. The Commissioners had a number of clarification questions. After an extensive discussion, the Commission proceeded to approach the recommendations on an item by item basis and provide separate votes on each. The Commission recommended approval to the City Council of all items except two. The Commission did not recommend that the City Council consider the following items: reauthorization of the City's Parking Assessment Districts, and creation of a dedicated parking fund within the General Fund. Due to the way the recommendation section of the Study report was structured, the Commission was under the impression that the policy recommendations were to be implemented together. It was not the intention of the report to have all the policy recommendations considered for implementation together. Staff revised the recommendation section of the report to better reflect the intent of the Study and address the comments of the Commission. FISCAL IMPACT Staff does not anticipate any fiscal impact of the implementation of the immediate term measures. These measures can be incorporated into staff's annual work program. In order to implement the short term and long term policy recommendations, funding and /or staff time will be required to further develop individual programs and projects. These projects will be brought before the City Council as appropriate. RECOMMENDATION It is recommended that the Council receive and file the Downtown Arcadia Parking Study and approve the policy recommendations in their entirety with the understanding that some of the Short Term and all of the Long Term policy programs will require additional City Council approval for implementation over time. Approved by: ominic Lazzaret , ity Manager Attachments: Downtown Arcadia Parking Study Area Map Downtown Arcadia Parking Study Downtown Arcadia Parking Study Area Parking District 1 Parking District 2'11111111111111""' Huntington Drive PARKING ANALYSIS AND PARKING RECOMMENDATIONS DOWNTOWN ARCADIA PARKING STUDY ARCADIA, CA Prepared for: CITY OF ARCADIA APRIL 23, 2012 PROJECT #37- 8234.00 DOWNTOWN ARCADIA PARKING ANALYSIS AND RECOMMENDATIONS .4.44' WALKER PARKING CONSULTANTS APRIL 23, 2012 37- 8234.00 TABLE OF CONTENTS EXECUTIVE SUMMARY 1 INTRODUCTION 7 CURRENT CONDITIONS 7 Summary and Analysis of Findings 7 Supply and Demand 7 Parking Turnover 9 Downtown Arcadia Parking Inventory 9 Downtown Arcadia Parking Demand 11 Weekday Demand 12 Weekend Demand 15 Turnover 17 City -Owned ADA (Disabled) Spaces 19 ADA (Disabled) Space Requirements in Parking District Lots 19 Short -Term Spaces 20 30- Minute Spaces 20 East Lot Two -Hour Spaces 20 24- Minute On- Street Spaces 21 Short -Term Spaces — Conclusion and Recommendation 21 PARKING SURVEY OVERVIEW 23 Summary of Survey Findings 23 Parking Preferences 25 More Businesses and Customers and the Supply of Parking 25 Is Parking The Issue? 26 Desired New Businesses and Their Impact on the Parking Supply 26 CONSIDERING FUTURE PARKING IMPACTS 28 Impacts of Future Development 28 Walking Distances and Accommodating Future Parking Demand 30 Future Additions to Parking Supply 31 Signage 31 FUNDING OPTIONS 34 Parking Assessment District 34 Parking Benefit District 35 Parking In -Lieu Fees 36 Setting In -Lieu Fees 38 Parking Credits 39 Limited Number of Paid Parking Permits for Long Term, On- Street Parking 41 Other Methods of Funding 41 Special Tax District 41 Public /Private Partnerships 41 Public Parking Funding Methods in Nearby Cities 42 DOWNTOWN ARCADIA PARKING ANALYSIS AND RECOMMENDATIONS .4.' WALKER PARKING CONSULTANTS APRIL 23, 2012 37- 8234.00 Claremont 42 Pasadena 42 Monrovia 43 South Pasadena 43 Monterey Park 43 RECOMMENDATIONS 44 Immediate Implementation Program 44 Short Term Implementation Program 44 Long Term Implementation Program 45 Summary of the Recommended Parking Credit Program 46 Parking Credit Program Implementation 47 Determining the Price of Parking Credit 47 Determining the Number of Spaces in the "Pool" of Parking 47 Incorporating Underutilized Private Parking — Use of Current Zoning Code Provisions 49 Monitoring the Program — and the Parking 49 Parking Enforcement 50 Parking Credits Recommendations — Conclusion 51 Other Recommendations 51 Utilize Private Lots 51 Remove 30- Minute Parking Spaces in Parking District Two 52 Restripe Parking District One East Lot 52 Improve Parking Signage 52 Parking Signage and Gold Line Users 53 APPENDIX A: License Plate Inventory Data A -1 APPENDIX B: Responses to Survey Questions B -1 APPENDIX C: Model — Shared Use Agreement for Parking Facilities' C -1 LIST OF TABLES AND FIGURES Table 1: Peak Occupancy Rates Observed in Other California Cities 8 Table 2: Downtown Arcadia Parking Inventory Summary 11 Table 3: Supply and Parking Adequacy by Block — Weekday Peak (1 1 AM) 12 Table 4: Supply and Parking Adequacy for Block Groupings — Weekday Peak (1 1 AM) 14 Table 5: Supply and Parking Adequacy by Block — Weekend Peak (1 1 AM) 15 Table 6: Supply and Parking Adequacy for Block Groupings — Weekend Peak (1 1 AM) 17 Table 7: Parking Spaces for the Disabled (ADA) in Public Parking Lots 19 Table 8: Calculation of Parking Available to Satisfy Code Requirements for New Development 29 Table 9: Walking Distances and Associated Levels of Service 30 Table A -1: License Plate Inventory Data — Downtown Parking District 1- East Lot A -1 Table A -2: License Plate Inventory Data — North Side of Huntington Drive between 1st Ave and 2nd Avenue A -2 Table A -3: License Plate Inventory Data — East Side of 15' Ave between Alley and Alta Street A -2 Table A -4: License Plate Inventory Data — West Side of 15' Ave. between Alley and Alta Street A -3 Table A -5: License Plate Inventory Data — West Side of 1st Ave. between Alta St. and Bonita Street A -3 DOWNTOWN ARCADIA PARKING ANALYSIS AND RECOMMENDATIONS WALKER PARKING CONSULTANTS PARKING CONSULTANTS APRIL 23, 2012 37- 8234.00 Table A -6: License Plate Inventory Data — 24 Hour Fitness Surface Parking (Arroyo Restaurant Lot) A -4 Table A -7: License Plate Inventory Data — 24 Hour Fitness Structure A -5 Table A -8: Downtown Parking District 2 — 30- Minute Spaces A -1 1 Figure 1: Study Area — Downtown Arcadia 2 Figure 2: Parking Spaces by Type 3 Figure 3: Downtown Arcadia Study Area 10 Figure 4: On- Street and Off - Street Occupancy — Weekday Peak 13 Figure 5: On- Street and Off - Street Occupancy — Weekend Peak 16 Figure 6: Location of Parking District One East Lot 21 Figure 7: Frequency of Visits to Downtown Arcadia 24 Figure 8: Most Important Factor in Determining Where to Park 25 Figure 9: Parking District One East Lot —City Code Stall Sizes 32 Figure 10: Parking District One East Lot — Walker Recommended Stall Sizes 33 [This Page Intentionally Left Blank] EXECUTIVE SUMMARY EPX OLPX O!!BSDBE,B! 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Tjnjrbsrn- !fotvloh!ubdcpu!uf!obnf! boe! uf! beesftt!pguf !tibotjugDdjrjiz!hbsbhf !bsf !jodrmefe!jo!po.rjof !boe!n pcjrfi!bggrjiibijpo!n bqqjoh!tpgx bsf !jt! i frggirhp!dpnnvd!bt!xfrrli 64 EPX OUPX O!!BSDBE,B CBS—OH !BOBIzTJr!BOE!SFDPNNFOEBIPOT!! ! ! ! WA BC N134- !3123! 48.9345/11! Bt ! gsf gbsbijpo!jt ! n bef !Td u f !of x ! H pre! lybf ! Trbtjpo! boe! jri ! qbd joh! t rs✓dWSf -! x bzgoejoh! of f et! bsf ! cf td sf t prmf e! evloh! jojijbrhgrboojoh! t ibhf t! u spvhi ! b! dprracpsbijmf !f pal cz! brrtief tjho! gspdttjpobrh. bsdi jddii -! of tjhof st! boe! tjho! n bl f st! .! qD! beesf tt! b! gspIf dit! jodoef e! dpn n vojdbijpo /! U f ! bs! hf of sbipd pd f ovispon f orbrh dpn n vojdbijpo -! bsdi jddev ! boe! ef tjho -! i f raft! qD! ef rj f bd! tgbijbrh pshboj{ bijpo -! of tijobijpo! { pof t! boe! jog )d) bijpo! tf r of odjoh..dpdgDst! u bii dpotijcvd ! ip! x bzgoejoh(t! tvddf tt! ps! d:ljrmsf /! 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LBCNff1B.!2;!I DFOTF!G LFLOVFOLP SZ!EBLB!o!EP X OLP X 0 !C SL.DH!EJrl.60U2!o!FBTUNP U 48.9345/11! 12 r r 121 122 r L23 124 125 26 r L27 128 129 2 r 31 132 133 134 r 35 136 137 138 39 r3 r4 1- L42 143 144 145 146 48 �4 L4: 151 152 1 53 1 54 55 Tqbdf 155 `56 Tqbdf 156 Tqbdf !Eftcogtjlpo Tqbdf 12 Tqbdf 13 Tqbdf 14 Tqbdf 15 Tqbdf 16 Tqbdf 17 Tqbdf 18 Tqbdf 19 Ljn f !DjstvjdCf hjot 11!BN 21 111B 22:11 IBN 23:11 !CN 3 111C 145 I 145 + 145 559 J 559 1 559 1 559 96: 1 96: 1 96: 1 96: I t I 411112N 145 } 145 559 L 559 I 5 111C 6 111C 145 145 7 111C 8;111CN 559 L J J 1 + t r - -- 1 -1 1 :18 1 :18 1 :18 1 :18 L :18 :18 L :18 J :18 1 :18 J 961 1 961 961 1 961 1 961 1 961 1 1 I t + r -1 835 1 835 835 1 835 835 1 835 835 1 835 1 I Tqbdf 1: !)3!i pvs' Tgbdf1211)31i pvs' Tqbdf 22 Tqbdf 23 Tqbdf 24 Tqbdf 25 Tqbdf 26 Tqbdf 27 Tqbdf 28 Tqbdf 129 Tqbdf 12: Tqbdf 1.31 Tqbdf 132 Tqbdf 133 Tqbdf 134 Tqbdf 135 Tqbdf 136 Tqbdf 137 Tqbdf 138 Tqbdf 139 Tqbdf 13: - - 1 + 1 t 1- - - - -1 -1 1 776 1 1 L 745 L J J 1 1 1 1 1 1 1 I t + r -1 - - I 1 689 1 689 1 I L 1 527 1 527 1 I 432 1 432 I 432 I i 655 1 655 I 655 -i 655 r 299 1 299 1 - 1 + t r - -- 1 1 655 655 1 655 1 976 1 925 925 925 925 :6 1 ::6 t ::6 1 :6 + :6 1 :6 i- 6 1 6 1 6 - -- 1 1 SFT 1 1 796 1 1 0/Q L 921 1 921 I 1 I r 114 I 1 i _71_7 1 , 009 r 1 - - 1 + - - - -� 195 - } 195 1- - - - -1 85 1 85 1 437 1 437 437 1 437 165 1 31: 31: 1 97: 97: 1 97: 97: 1 97: 97: 1 97: -97 1 : + i- r - 1 1 676 1 676 1 676 1 676 1 676 L 676 1 676 L 676 1 J 565 1 565 565 1 565 1 565 1 565 565 1 978 1 978 69: 1 t + 1- t - - -- 1 395 395 1 395 395 1 395 395 1 395 1 395 1 Tgbdf 1411)31i pvs' Tgbdf 1421)31i pvs' Tqbdf 143 Tqbdf 144 Tqbdf 145 Tqbdf 146 Tqbdf 147 Tqbdf 148 Tqbdf 149 Tqbdf 14: Tqbdf 151 Tqbdf 152 Tqbdf 153 Tgbdf 1541)31i pvs` : 67 I 3:3 3:3 1 974 974 132 1 + 1 456 858 858 1 858 858 1 858 858 1 858 246 428 428 I -1 858 556 132 1 132 132 1 132 132 1 132 132 1 132 1 YFH I 76: 1 76: r 76: 1 T 259 i r :66 1 576 1 576 r 949 1 467 1 467 467 1 467 + 467 1 467 467 1 835 1 835 693 I :61 1 : 61 1 :61 1 :61 1 :61 1 :61 L :61 1 :61 1 :61 1 792 1 724 1 724 1 724 1 724 1 724 1 724 1 724 -i 724 1- 724 1 724 1 749 1 749 * 1 981 r 7:7 1 427 r _427 1 933 1 283 + FCE 1 76: i- 76: 1 76: r 76:- 1 76: 1 DBS i 193 r 193 1 967 1 14X :14 1 :14 117 I 117 WU I NCU NEU I 749 749 1 749 255 1 255 T 255 1 255 T 255 1 255 r 255 i 1 Z 427 1 1 :99 4 :99 1 :99 + :99 1 4- _ 562 f 118 r 118 87 I 1 1 :67 1 992 1 992 1 992 L 992 1 1 931 I 1 I a5 I a5 1 728 I 1 216 -i 267 r 267 I I 1 225 * 372 1 688 r 325 1 325 r _488 488 1 : 57 - 1 1 844 + 844 1 445 i- 323 1 r : 51 1 : 51 1 1 :67 :67 1 :14 + 656 1 656 486 1 486 718 1 :12 4 97: I 97: 97: I 97: 97: I 97: 97: I I lBL L& I 323 1 323 y 323 1 323 323 1 28: 28: 1 28: i 1 764 I 1`.Ihfoe Op!dprpd! >!qbd f elpof li pvdptfitt 3!i pvg N bo!3!i pvg O /CC! >!oplrjalf off !grbtf Tpvsdf ; !X brit s!Cbdjoh!Dpotvrrboti- !3122! 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CFLX FFO! 2Tu BWOVF!BOE!3 °E!BVFOVF! 48.9345/11! ljn f !Djsdvjua hjot Tgbdf!Eftdsjgrjpo : ;11!BN I21;11!BN 22;11!BN 23;11!GN 1 2;11!CN 1 3;11!CN 1 4;11!CN 5;11!GN 16;11!GN 17;11!0N 1 211gbdf!2 I 976 976 976 349 1 349 1 349 1 349 349 L 349 L - 349 1 349 1 J 1 637 1 UN 1 1 837 1 592 1 238 1 TI 241 378 1 811 I 1 71Tgbdf!7 :13 997 197 - 238 238 1 2:5 1 :66 1 6:9 1 31Tgbdf !3 �T gbdf!4 L 5JTgbdf!5 1 61Tgbdf !6 + - - - 1 735 1 735 1 588 1 8 :11!CN 349 t - 246 - + - - -1 L 1 443 1 1 449 1 449 965 8'Tgbdf!8 695 482 1 252 1 :39 1 171 171 524 I- 1 + - - - 1 t - - - + - - - 1 - L 9iTgbdf !9 1 53: 1 934 1 934 1 1 1 669 669 L 391 1 391 1 995 1: iTgbdf !: 4: 1 1 O /C7 I 231 -I 231 1 6: 2 1 193 r 193 I i N BO I N BO 915 1 O /O' I O /C7 I L 1 883 1 883 25: 1 67 1 995 237 1 I22lTgbdf!22!)hdfo!dvs * 576 T 576 576 I 1 : 83 1 I 0/0 71: r T 1 254 1 254 1 O /C7 1 798 1 798 _ L - :61 1 325 1 - • 156 1241Tgbdf !24 1 I 1 7: 5 1 626 1 435 1 611 1 8: 6 1 8: 6 I---- f---- +-- -1 - - -- 1251Tgbdf!25 1 1 1 518 L 1 1 964 1 367 1 671 1 671 J I261Tgbdf126 T 1 658 1 1 1 688 688 r 688 T 342 N 1 + - - - 1 N - - - t - - - + 1 - - - L271Tgbdf!27 1 384 1 544 1 0/a 1 642 634 L L :36 1 1 9 121 ITgbdf !21 L 23 Tgbdf !23 Mhfoe Op!dprpd! >!gbdfe!pof!i pvdpdfitt 3!i pvd N pd !u bo!3!i pvd O /C7! >!op!rj otf!gdad Tpvsdf ;!X brhf s!Cbd joh!Dpotvrtloori- !3122! 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RVFTI.P O!8E!o!CAP Y,N J.J?!P GBVEJ\a\F!TCEDFT!LP !EFTUDBUP 0! 1 brg u f ! sf tgpoef oii! sbd e! gspyjn jtz! pg bv■bjrlacrfi! tgbdf t! tip! of ttjobtjpo! x ju ! b! tdpsf ! pg 8! pd i jhi f s'!U f !bvf sbhf !tdpsf !x bt!7 /5!xju !262!ipibrisf tgpotf t/! U f !n pef !x bt!6 -!xju !9!g rrpxjoh! drptf re!cf i joe /!U f !dpn n f ou!jo!sf tgpotf !ip!ujt!tvc.r of tyipo!sbohf e!c, n !n ptudpn n f odst -!x i p! joejdbd e!u biiu f z!eje!opiii bvi !b!gTcrfin !goejoh!gbd joh!u biix bt!gTyjn bd !ip!u fjs!ef tijobyipo! ip! pu f st ! x i p!joejdbd e! u f z! x pure! qbd ! i bspvoe! u f ! dpsof s/n! B! t n brrhovn cf d dpn grlajof e! ti bu uf!ovncfs!pgtgbdit!g cvtjofttft!xbt!opiifopvhi ! boe! jo! pof!tgfdjgd!dbtf !ti biiitpnf!pufd cvtjof tt!px of st!boe!f n grpzf f t!gbd !jo!u f !pore!bv■bjrlacrfi!tgbdf t!po!u f !ttsf f rbn! • RVFTIP O!8E!o!C8P YJN J E!P GBVBJ113C\F!TCBDFT!lP !ZP VS!EFTLIDBIP O)r! 10 9 8 7 6 5 4 3 2 1 5u Q% 7% 7 7 13% 910 of Responses 19% 2d�U 0% 5% 10% 15% 20% 25% Tpvsdf ;!X brhf s!Cbd joh!Dpotvnbor1- !3122! C.9! EPX OUP X O!!BSDBEJB BCCFOEJf!C,!SFTCP OTFT!LP !P CFO !FO EFE!TVSVFZ!RVFTl!P OT! '' WALKER PARKING CONSULTANTS BC8M34- !3123! 48.9345/11! RVFTUP O!8F!o!BEFRVBDZ!P GUN ANN JJf!! Ofbst! 71! gfsdfoiipgsftgpoefoii! d-ide! befrvbdz! pgyinf! rjmjib !xju!b!tdpsf!pg8!ps!ijhifs'!Uf! b\ f sbhf !tdpsf !x bt!7 /7!xju !262!iprbrisf tgpotf t /!U f !n pef !x bt!9 /!U f !jododpOthjt!r of tyipo!x bt! tp!perbjo!gfecbdl !sfhbsejoh!uf!3.i pvdymf!rjmjri!po.ttsff dboe!boz!3.i pvdpd41.njovd!tgbdit! jo! uf! qvc# 1! pggttsffdgbdjoh! rpii/! Uf! dpnnfoii! tffn! ip! fygsftt !tpnf!dpowtjpo- !xjru!tpnf! vobxbsf! pgyinf! rjmjii-! xijrfi! pufq !jodsgsf Oh! ufn! bt! tit f!pwfsojhi dgbdjoh!sftt.sjdyipot /!B! dpvgrfi!pgsf tgpoef oii!dpn n f od e!u bdu f !3.i pvdyin f !rjm jii!bsf !ipp!ti psi(! RVFTUP O!8F!o!BEFRVBDZ!P GUN F!MNN JJ1!P O!CBSLJDH!TCBDFT! 10 9 8 7 6 5 4 3 2 1 .30. 13% 13% 8% 3% 7% 6% 17 16 15% w % of Responses 0% 5% 10% 15% 20% 25% Tpvsdf ;!X brhf s!Cbd joh!Dpotvnbor1- !3122! C.: ! EP X OUP X O!!BSDBEJB BQTO EJ C, ! SFTCP O TFT! LP !P CFO !FO E FE ! TV SVFZ! R V FTl !POT! '' WALKER PARKING CONSULTANTS BCSM34- !3123! 48.9345/11! R VFTUP O!8C36!CFSDFJ/FE!TBCRUZ! Of bsrn! 81! of sctf od pg sf tgpoef oLi! sbd e! t pg qbd joh! x ju ! b! tdpsf ! pg 8! ps! i jhi f s'! U f ! bvi SDhf ! tdpsf ! x bt! 8/1 ! x ju ! 265! iptbrhsf tgpotf t/! U f !n pef !x bt ! 9/! U f ! bvi sbhf ! tdpsf ! gpd tu jt! tvc.r of t tjpo! jt ! f !i j hi f td bdsptt ! brri-R of t tjpo! 8! t vc.r of t tjpot /! Tf vf Sorhsf t gpoef oii i ! dpn n f oti ! gpdvtf e!po!u f !votbg !dpoejijpot!dsf bd e!x i f o!cbdl joh!pviipgejbhpobrft bd joh /!! RVFTUP O!8Gb!TBGFLE!P GCBSLDH ! 10 16 9 1.3% 8 2O 7 19 6 3% 5 15 4 fa 5% b 3 ' 49/° % of Responses 2 1 .3 0% 5% 10% 15% 20% 25% Tpvs tf ;!X brhf s!Cbd joh!Dpotvnbor1- !3122! 0.21! EPX OUP X O!!BSDBE,B BCCFO EJ C, ! SFTCP O TFT! LP !P CFO !FO E FE ! TV SVFZ! R V FTUP O T! WALKER PARKING CONSULTANTS BCBM34- !3123! 48.9345/11! R VFTUP O! 9! 6! X 1 BU LZCFT! P G VTFT! X P VIE! ZP V! LF! LP ! TFF! f! EPX OLP X 0! BSDBE,B© C thjt! rvftyipo-! sftgpoefou! xfsf! btlfe !ip!joejdbd!pof!ps!npsf!pguf!Taw joh!vtft!ubriufz! xjti !tp!tff!jo!Epxo1pxo!Bsdbejb;! • Sf trbvdooii! • Cyst -!Cff s!C'ct -!X jof !Cst! • Sf ibj rtTi pqt ! • Pgjdf!Vtft! U f z! dpvrm! brtp!joejdbd ! i opu john!jg u f z! g rtlu bii Epx oipx o!jt ! gof !ti f !x bz!jiijt /! 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U jt!tf drjpo!ti pvrm!ef tddcf !i px !rp!pdjdajt!bhse f n f oridbo!cf !ri sijobri e!boe!gptdri sijobrjpo!se tgpotjcjrjigif t/! .TBN ClIF!DrBVTF.! \.� rftt pd ribotd d! px of Ai jq -! pd jd g bsl pg brtinpd ru f ! g)dj rjrcjf t ! bs` ! dpoef n of e -! pd bddf tt ! ip! ru f ! dpdj rjgif t! jt ! di bohfe! pd don jrie-! rfttff! nbz-! jo! jri! tprfi! ejtdse rjpo! risijobri! thjt! bhs` fnforix jai pvrleysuft hjtocjrjralcz!hjAjoh! Mttpdopt1rftt!ru bo!7 1 !ebzt!q ptx dud o!oprjdf1! Vgpo! d si jobrjpo! pd ru jt ! bhs` f n f ors! Mttf f ! bad f t ! rp! se n pvrf ! brnhtjhobhf ! boe! s` gbjd ebn bhf ! evf ! p! f ydf ttjAf ! vtf ! psl bcvtf/! Mttpdbadit !rp!hjvrf!rfttff!thf!dhi iipggtrJs `cytbrpo!tvctfrvforlsf ofx brtpgrujt!badfnfore! 21 /!TVGCIPFN FOIBMJP VFOBOUT! Ujt!tfdrjpo!ti pvrm! dporlbjo !boz!beejrjpobrtdpvfobori -!dhi ri-! s` tgpotjcjrjijft !boe0pslbhs`fnfori /! .OP !TBN GlPF!DIBVTF!G8P V1tEFE! .D!X d_OFTT!X 1 FSFPG!ruf!gbsjift!i byrf! fyfdvrie! rujt! Bhs` fnfoilbt !pdaf!Faldrjnnf!Ebri!Tfrl Teri !brla f !pvrif rli f s` pg! \Tjhobuvs` !boe!oprbg{ brjpo!bt!bggdoqdbri !rp!b!rfrhbriepdvn f oriboe!bt! bggTqlbri !yp!s` dpojoh! gdoditt!of hprjbri e!cf tx f f o!gbsjift /1 PARKING LOT LEASE AGREEMENT This PARKING LOT LEASE AGREEMENT ( "Agreement ") is made and entered into as of this day of , 200_, by and between the DIVA •M.. r ..t.,.l ∎a,... "MI l∎Oil / O •.W.. &W./ GO ..t.I I ( "Owner "), and the CITY OF ARCADIA, a California municipal corporation ("City "). Owner and City are hereinafter sometimes referred to collectively as "parties" and individually as a "party." RECITALS A. Owner is the owner in fee of that certain real property located at [ADDRESS], Assessor's Parcel Numbers ( "APN ") FPN NUMBER located in the downtown area of the City of Arcadia, County of Los Angeles, State of California (the "Property "). B. City has requested to lease, and Owner is willing to lease, those portions of the Property more particularly depicted in Exhibit "A ", attached hereto and incorporated by this reference (the "Premises "), for the purpose of providing public parking according to the terms and conditions of this Agreement. COVENANTS Based upon the foregoing Recitals, which are incorporated into this Agreement by reference, and for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged by both parties, Owner and City hereby agree as follows: 1. Grant of Lease. Owner hereby leases to City, and City hereby leases from Owner, the Premises and all landscaping, improvements, and structures that will be used for the Permitted Uses (defined below) according to the terms and conditions of this Agreement. 2. Term. 2.1 Initial Term. The lease of the Premises shall be for an initial term of five (5) years (the "Initial Term "), commencing upon the date that the City Council approves in accordance with law this fully executed Agreement (the "Commencement Date ") and expiring on the date that is the fifth (5a') anniversary of the Commencement Date. 2.2 Automatic Renewal. Upon the expiration of the Initial Term, the lease of the Premises shall be divided into one (1) year renewable terms, wherein each one (1) year term is hereinafter referred to as a "Renewable Term." The first Renewable Term shall automatically commence upon the date that is the day immediately after the expiration of the Initial Term, and each subsequent Renewable Term shall automatically commence on the date that is the day immediately after the expiration of the previous Renewable Term. The lease of the Premises for any time after the expiration of the Initial Term (i.e., for any time during any and all Renewable Terms) is hereinafter referred to as the "Extended Term." The Initial Term and Extended Term are collectively referred to in this Agreement as the "Term." 2.3 Termination of Lease. Either party, in its sole and absolute discretion, may terminate the lease of the Premises either: (i) at the expiration of the Initial Term, or (ii) at any time during the Extended Term. The party seeking to terminate the lease shall deliver to the other party written notice thereof no later than sixty (60) days prior to the date of termination. 3. Rent and Security Deposit. 3.1 Rent. City shall pay to Owner as rent for the Premises - per month (the "Rent "). The first payment of Rent shall be prorated pursuant to Section 3.4 below (if applicable) and shall be delivered to Owner no later than the date that is three (3) weeks after the Commencement Date. Each and every subsequent payment of Rent shall be delivered to Owner no later than the tenth (10th) day of the month for which the Rent is due. 3.2 Security Deposit. City shall deliver to Owner, no later than the date that is three (3) weeks after the Commencement Date, a security deposit in the amount of (the "Security Deposit "). The Security Deposit shall be held by Owner as security for the performance by City of the terms and conditions of this Agreement to be kept and performed by City. Prior to the use of the Security Deposit for any obligation to be performed by City pursuant to this Agreement, Owner shall deliver written notice to City of the reason for the use, and Owner shall provide City with an opportunity to cure any failure to perform said obligation prior to the use of the Security Deposit pursuant to the cure provisions set forth in Section 10 below. If City fully performs every obligation of this Agreement to be performed by it, the Security Deposit or any balance thereof shall be returned to City upon termination of this Agreement. 3.3 Delivery. All payments and charges due under this Agreement shall be paid by City in lawful money of the United States of America, which shall be legal tender at the time of payment, at: Attn: or to such other person or at such other place as Owner may from time to time designate in writing. Owner shall promptly deliver to City any change in address or person responsible for receiving payment of Rent. City shall not be in default of this Agreement if Owner fails to receive any payment of Rent when Owner fails to promptly deliver any change in address or person responsible for receiving payment. 3.4 Prorated Amounts. Any Rent due under this Agreement for any fractional part of a calendar month shall be prorated based on the ratio that the number of days in that month during the Term bears to the total number of days in that month. 4. Permitted Uses. For the duration of the Term, the Premises shall be used for parking by the general public and incidental uses relating thereto (the "Permitted Uses "), and for no other purpose, subject to the following conditions: (i) no overnight parking shall be permitted; (ii) parking for each vehicle used by a member of the general public shall be limited -2 to four (4) hours for any twenty -four (24) hour period, provided, however, that the time limits may be adjusted by mutual consent of the parties; (iii) any vehicle used by a current employee of [NAME] may park all day on the Premises, but only if such vehicle has a parking permit or sticker for such all day use clearly posted on the vehicle's bumper or windshield; and (iv) any other rules and regulations that City may impose on the general public for the use of the Premises. With respect to the condition concerning the ability of LANIjemployees to park on the Premises pursuant to clause (iii) above, the parties agree that this parking condition shall remain in effect only so long as remains in business at its location as of the Commencement Date, and that in the event no longer continues its business operations at such location, City shall have no obligation to comply with the parking condition set forth in clause (iii) above. 5. Improvement and Maintenance of Premises. City, at its own cost and expense, shall be responsible for the improvement and maintenance, as needed, of the Premises for use as a public parking lot, including but not limited to: (i) surfacing the parking lot; (ii) striping parking lot spaces; and (iii) providing signage, as needed. Signage shall indicate, where City determines is appropriate, that the parking lot is open for use by the general public. 6. Insurance. 6.1 General Liability. City shall obtain and keep in force and effect for the entire Term a commercial general liability insurance policy which names Owner as an additional insured, protecting against claims of bodily injury, personal injury and property damage based upon, involving, or arising out of the use or maintenance of the Premises by City. Such insurance shall be on an occurrence basis providing single limit coverage in an amount not less than One Million Dollars ($1,000,000.00) per occurrence. 6.2 Certificates. City shall provide to Owner a certificate of insurance evidencing insurance coverage as provided herein no later than the date that is three (3) weeks after the Commencement Date, and thereafter as requested by Owner until the termination of this Agreement. 6.3 Self- Insurance. In lieu of the obligations set forth in Section 6.1 and 6.2 above, City may satisfy its obligation to provide general liability insurance for the Premises through a self - insurance program, but only if City remains self - insured for no less than One Million Dollars ($1,000,000.00) in liability claims. In the event that City is self - insured, City shall deliver to Owner, no later than the date that is three (3) weeks after the Commencement Date, a statement, certificate, or other proof of financial responsibility, duly acknowledged by City's authorized representative, for One Million Dollar ($1,000,000.00) in self - insurance. 7. Indemnity City shall indemnify, defend, and hold harmless Owner and its officers, officials, employees, agents, or representatives (collectively the "Indemnitees ") against any and all claims, demands, causes of action, damages, costs, expenses, losses and liabilities, at law or in equity arising out of or relating to (i) any activity or work done, permitted, or suffered on the Premises; (ii) use of the Premises by City and its officers, officials, employees, agents, representatives, invitees, patrons, or sub - lessees; or (iii) the acts or omissions of City or its officers, officials, employees, agents, or representatives acting in an official capacity. This -3 indemnity shall specifically include the right to indemnification for any claims, demands, causes of action, damages, costs, expenses, losses and liabilities, at law or in equity arising from the acts or omissions, whether negligent, reckless, willful or otherwise, of any member of the public (as that term is defined below) while that member of the public is or was on or about the Premises. Notwithstanding the forgoing sentences in this Section 7, City shall have no obligation to indemnify, defend, and hold harmless the Indemnitees for any claim, demand, cause of action, damages, costs, expenses, losses and liabilities arising from or relating to (i) a pre- existing environmental condition concerning hazardous substances on or under the Premises; or (ii) any negligent, reckless, or willful act or omission of Indemnitee(s) while on or about the Premises. For purposes this Agreement, the term "hazardous substance" shall mean any substance or material defined or designated as hazardous or toxic waste, hazardous or toxic material, a hazardous or toxic substance, or other similar term by any federal, state, or local environmental statute, regulation, or ordinance. For purposes of this Section 7, the term "member of the public" shall mean any person other the officers, officials, employees, agents, or representatives, acting in an official capacity, of Owner or City. 8. Peaceable Possession. Owner hereby warrants and represents that it has the authority to lease the Premises and to execute this Agreement. Owner further covenants and agrees that City, upon performing and quietly observing the terms and conditions of this Agreement, shall have the right to hold, occupy, and enjoy the Premises for the Permitted Uses during the Term without any interruption or hindrance from Owner, its successors or assigns, or any person or entity lawfully claiming by or through it. 9. Assignment and Subletting. Upon Owner's approval, which shall not be unreasonably withheld, conditioned, or delayed, City shall have the right to assign or transfer this Agreement or any interest in this Agreement, and shall have the right to sublet the Premises or any part thereof, for the purpose of operating and maintaining the Premises for the Permitted p ses. 10. Default. The occurrence of any one or more of the following events shall constitute a material default ( "default "): (i) the vacating or abandonment of the Premises by City; (ii) the failure by City to pay Rent when due pursuant to this Agreement, and such failure continues for a period of ten (10) days after delivery of written notice from Owner to City of said failure; and (iii) the failure by either party to observe or perform any of the obligations of this Agreement to be observed or performed by the responsible party (other than the obligation described in clause (ii) above), where such failure either: (A) continues for a period of thirty (30) days after delivery of written notice thereof from the party seeking performance, or (B) if performance cannot be completed with thirty (30) days, cure of such failure has not commenced within thirty (30) days after delivery of written notice thereof and diligently prosecuted until completion within sixty (60) days of the expiration of the thirty (30) day period (for a total of ninety (90) days). Upon an event of default and after the expiration of the applicable cure period, this Agreement and City's right to lease the Premises shall terminate upon the date that is one day after the date of expiration of the applicable cure period unless the party in default cures the default within the applicable cure period. -4 11. Miscellaneous. 11.1 Binding on Heirs. This Agreement shall be binding upon the parties hereto and inure to their respective representatives, transferees, successors, and assigns. 11.2 Litigation Expenses. If either party to this Agreement commences an action against the other party to this Agreement arising out of or in connection with this Agreement, the prevailing party shall be entitled to recover reasonable attorneys' fees, expert witness fees, costs of investigation, and costs of suit from the losing party. 11.3 Notices. All notices required to be delivered under this Agreement to another party must be in writing and shall be effective: (i) when personally delivered by the other party or messenger or courier thereof; (ii) three (3) business days after deposit in the United States mail, registered or certified; (iii) one (1) business day after deposit before the daily deadline time with a reputable overnight courier or service; or (iv) upon receipt of a telecopy or fax transmission, provided a hard copy of such transmission shall be thereafter delivered in one of the methods described in the foregoing (i) through (iii); in each case postage fully prepaid and addressed to the respective parties as set forth below or to such other address and to such other persons as the parties may hereafter designate by written notice to the other parties hereto: To City: Copy to: To Owner: Copy to: City of Arcadia Attn: Attn: 11.4 Entire Agreement, Waivers, and Amendments. This Agreement incorporates all of the terms and conditions mentioned herein, or incidental hereto, and supersedes all negotiations and previous agreements between the parties with respect to all or part of the subject matter hereof. All waivers of the provisions of this Agreement must be in writing and signed by the appropriate authorities of the party to be charged. A waiver of the breach of the covenants, conditions or obligations under this Agreement by either party shall not be construed as a waiver of any succeeding breach of the same or other covenants, conditions or obligations of this Agreement. Any amendment or modification to this Agreement must be in writing and executed by the appropriate authorities of City and Owner. 11.5 Interpretation; Governing Law. This Agreement shall be construed according to its fair meaning and as if prepared by all of the parties hereto. This Agreement shall be construed in accordance with the internal laws of the State of California without regard to any conflict of law principles in effect at the time of the execution of this Agreement. 11.6 Severability. If any provision of this Agreement is held by a court of competent jurisdiction to be invalid, void, or unenforceable, the remaining provisions will nevertheless continue in full force without being impaired or invalidated in any way. 11.7 Force Majeure. In the event that either party is delayed, hindered, or prevented from performing any act required hereunder by reason of strikes, lockouts, or other labor troubles, inability to procure or shortage of materials or supplies, failure of power, energy shortages, restrictive governmental laws or regulations, inclement weather, fire, explosion, earthquake or other casualty, riots, insurrection, war, act of God, or other causes that are without the fault and beyond the reasonable control of such Party, then the performance of the party obligated to perform under this Agreement shall be excused for and extended by the period of such delay. 11.8 Headings. Section and Subsection headings in this Agreement have been inserted solely for the convenience of the parties, and such captions, headings, and titles shall in no way define or limit the scope, intent, or application of any provision of this Agreement. 11.9 Time is of the Essence. Time is of the essence with respect to every provision of this Agreement. 11.10 Computation of Time. Unless otherwise specified in this Agreement, use of the word "days" shall mean calendar days, and any provision requiring the computation of time shall be based upon a standard calendar of three hundred sixty five and one - quarter (365 1/4) days. 11.11 Execution in Counterpart. This Agreement may be executed in several counterparts, and all so executed shall constitute one agreement binding on all parties hereto, notwithstanding that all parties are not signatories to the original or the same counterpart. [signatures on next page] IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the date first set forth above. "CITY" CITY OF ARCADIA, a California municipal corporation By: Mayor ATTEST: City Clerk APPROVED AS TO FORM: City Attorney "OWNER" By: Its: By: Its: