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SR-417-001-01 (4)CITY OF SANTA MONICA EAST WEST COMMERCIAL CORRIDORS PARKING STUDY APPENDIX OF CONSULTANT TEAM'S KEY WORK PRODUCTS I. PARKING UTILIZATION SURVEY II. CURBSIDE PARKING STANDARDS REVIEW III. "A" LOTS SURVEY AND REVIEW IV. DEVELOPMENTAND DESIGN SCENARIO PROTOTYPE V. OVERVIEW OF PARKING DISTRICTS I. PARKING UTILIZATION SURVEY To better understand the existing use of curbside parking spaces along east west commercial corridors east of Lincoln Boulevard, the location and number of existing curbside parking spaces as well as existing parking regulations were surveyed for these spaces along both Wilshire Boulevard and Santa Monica Boulevard. Parking space utilization along both streets was then observed and mapped by the same firm and they developed a profile of use during both a typical weekday as well as a typical Saturday. To understand utilization of parking spaces during the course of the day and capture a sense of peak use, utilization of parking spaces was observed on an hourly basis from 9:00 AM in the morning to 9:00 PM in the evening. Based upon the observations, completed in mid-November of 2002, use of curbside parking spaces was found to be greater during the week than on the weekends on both Santa Monica Boulevard and Wilshire Boulevard. Peak usage of curbside parking spaces occurred during the lunch hour. Additionally, the utilization survey demonstrated that a higher percentage of parking spaces was utilized in the evening along Wilshire Boulevard in comparison to Santa Monica Boulevard, reflecting the more intense commercial development, particularly the presence of restaurant uses, along the former street. Existing use of public lots adjacent to the Wilshire corridor (Lots 7, 8, and 12) was also found to be generally heavy throughout the business day. In the evenings parking spaces were available at these lots. On the weekends these lots were also well utilized, though not as busy as during the week. Of the three lots, Lot 8 was typically the least utilized of the three municipal lots. Given that Lot 7 includes 24 existing 10-hour parking spaces, it was suggested that this type of inetered space be transferred from Lot 7 to Lot 8 to establish more daily parking opportunities at Lot 7, and greater utilization of Lot 8 by short-term parkers. The utilization survey as a whole illustrates that curbside parking space can be found during the day and into the evening along the length of both of the streets surveyed. However, individual blocks, or clusters of blocks, depending upon the type of adjacent use, are heavily patronized, particularly at lunch hour and the evening rush hour, when people are using the many stores along the east west commercial corridors. From the point of view of the individual motorist seeking a parking space along an east west commercial corridor, they may well perceive that no curbside parking spaces are available, particularly during peak hours of use (lunch and evening) near popular destinations, and that available spaces are seemingly too distant by foot from intended destinations. At the same time, given that the length of these two streets is bordered by residential neighborhoods and streets that are already almost entirely included, or proposed to be included, in the City's residential preferential parking programs, available curbside parking spaces along east west commercial boulevards during peak hours of use are at a premium. 100% 90% 80% 70% ~ d .Q ~ v 60% O N N ~ 50% a ~ ~ 0 ~ 40% d ~ L d a 30% 20% 10% 0% FIGURE SM-1 SANTA MONICA BOULEVARD CORRIDOR PUBLIC PARKING UTILIZATION (All On-Street Parking Corridorwide) 9a-10a 10a-11 a 11 a-12n 12n-1 p 1 p-2p 2p-3p 3p-4p 4p-5p 5p-6p 6p-7p 7p-8p 8p-9p Time of Day ~Thursday, 11/14/02 Saturday, 11/16/02 a~n#~ ~i~vni~a ~I LEGEND A - 10 HR PARKING (BA-6P) B - 3 HR PARKING (9A~P) C - 2 HR PARKING (9A~P) D - 1 HR PARKING (9A~P) E - 36 MIN PARKING (9A~P) F - 15 MIN PARKING (9A-6P) L - LOADING ZONE U - UNRESTRICTED PARKING HC - HANDICAP PARKING ~ METERED PARKING ~ ~ ~ .-g _ , ( i '.. .. ... 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N~ ~~ ~~ N a . 46th S# ~ °Y CO ~ ~^° ~ ~ ~ _- n J ~ ~ 7 47, ~ T ~~1'~~~ ~ ~ ~ ~ ~ 14t1'I 5t ~~,~ ~ , . ~ ~ ~ ~ ~ Euctid ~t ~ ~ -' ~ ~ ~ J ,,. . , . ~ ~ _ ~ "E~h Si -.. „ ._ ~ ~ ft ~ i ~ 1 ~ fh St ~" ~ ~ ~~~ ~ ~ 1 Qth St ~' ~ ~ _ 9fh S# ~ ~ s ` ~ ~ ~ . Linc'xiln Bi ~ ~ .` ~ m ~ ~ ~ ~ i 2 ~~ I C1~ ~ ' / \ U O C1~ ' c1~ C ~ w ~ a ~ N U J m ~ ~ N 0 ~ ~ O N r~ p ~ L~ ~ 1- 1.~1~ ~ ~ O O ~ ~ w m ~ ~ ~ - w I N > ~ J ~ ~ . ~ . ~ _ _ ~ ~ I O O ~ ~ Z ~ 0 0 O ~ ~ ~ O Q = ~ n N ~ 1 ' J ~ ~ ~ ~ ~ v ~, ~ Z Y ~ ~ ~ Q '~ '~ ~ U U 0 0 0 0 O O~ ~ ~ ~ ~ O ~ ~ ~ ~ J ~~ ~ Ge,nrtin~E~ Av F~~~C9in C3r Berk~3ey St Stanfc~rci St ~ G a. O 'Ct 1 ~ 0 O M N s ~ ~ ~ J . ~+ ~ J Cer~~ne[~ 1~v ~ ~ ~ ~~' Frank~~n Dr - , ~ ~ ~' Hetice3~y Si ' ~ St€~nf~ni St ~, ~ ~ ~ ~ ` , ... ~ ~ , ,~~~~ ~ ~ ~~,m, .:,~,,, .. ~ Ftanrard 5t ~ ~ '; ~~ PrincefQn ~t ° ~~ 7 ~ ~r ~~th ~f ~ ~.~ ~ll ~ ~ ~ y,~~~+ ~~USJ~._ __h" F~ , m . I~ ~ r Ct~l~e~ Rv a" ' ' ~ I~ 24ih ~ h ~ k 23rd Si ,~t-. ~~ ~~ 6 ~ .. _ ~ ~ G 22~td S# ~ ^ a 21stSi 72% ~ ~. o ~ ~.,,u-, o 2tDth St ^ ~°° Ln E ~~ ~ ~~ ~ ~~ a,« ~ ~~ g o ,s~ ~~ ~ ~ ~ ,. o ~ 7l~ 5't °~' ~ r' '~ ~ v ~6th St ~ ~ . ~ ~ 8 t ~ ~ M ~ ~ c m ~ ~ J G ~w . V/ 'g 2 '~~~~1.~'~ ~ ~ ~ t ,~-.° ~ 14kh St ~° ' ~~~; ~ ~ ~ ~ ~ ~ . ~ ~uclid ~~ F ~ ~ .. . ~ ~ . 1~khSi `" „ ~ ~ ~ ~ ~ ~ ~ ~ 19t1's St ,~; , ' ~ °5 _ ~ ~~ J 1pfiFr~`d ' ~r., ~ ~x ` ~3 9th s# `m s .::.:. . p Lintx~4n 81 ~ ~'' m ~ ~ ~a ~ v~ ~ G a. O O ~ 1 ~ 0 O ~ ~ J a ~ ~~ ~ U ~ ~ ~ C U U ~ ~a ~a .j .j U U O O 0 0 0 0 ~ o ~ 1 n r ~ ~ r ~ ~ s~ ~ ~ .~ .~ U U 0 0 0 0 O O~ ~ ~ ~ ~ O ~ ~ ~ ~~ - J ~~ ~ f ~ W U Q ~ N U ~M W ~ ~ N O ~ O O N r~ p ~ ~ ~ ~~~ O O W ~ L,J m ~ ~ ~ - W ~N> ~Jo w ~ ~ ~ ~ ~ Q C~ p ~ Z N O ~ ~ ~ Q = N f- ~ ~ ~ C~ z Y ~ Q ~ Cenrtin~E~ Av G a. O ti ~ ~ a. °o ~ Cer~~ne[~ 1~v ~ ~ ` Frank~~n Dr I ~" , ~ ~ - Hetice3~y Si ~; „ ~ ^ ~ $'~&tt~(3Pi'~ $~ . , . ` ~ ~ ...- . ~ ~ ; ~1'e3~G~ ~ . ,,m z ~ 6: a F~8iV8R~ ~Y r' ~ ~ ~~ ~ ~u~ .~ ~ ~~ . r ~ ~~~~~~~ ~t _ ~_.._-,: ~ I~ ~ „. ~~~ ~~ ~ ~ ~ ..~ ~ ~~~ ~~~ ~~ ~~ Ct~l~e~ RY a ~' _ ~ ~ ~, 24ih St r:;, ` w ~ ~ ~ 23n3 st ~ +~' 22rtd SY ~I s' ji ~" a - 21st S# ~Ofl~n6 ~ o _ O ~ ~ a~t~ ~~ ~° ~ 00 ~ ~ ~ ~~cx ~t ~ " ~ 2 ~ ~ a. ,~~ ~~ . ~ ~ ~ o ~, 0 ~~~~r ~ : ~ ~ ~sr~ s~ ,: ~ ~ ~ ~ ,', ~ ~ ~~ ~ ~ r ~ ~Sa ~ ~ ~ . ~ ~ .., ~~_ ~ ~cn ~t ~ `° ~ "' 14kh St ~° ~ ,,,,~ ~ ' < ~ ~ ~ ~uclid ~~ ~' ~ ~ ~ -- ~ ~ ~ ~' 1 ~kh S`i ~ ~, ~ o '! 9 tl~ ^~t ~ ~ ~°- ~; 1Qfih ~°t ~ ~ ~ ~ 9th ~t ~ ;~ ~ ~ ~ ~ '~ - - -•- ~r , Liv~tt~4n 8E ~ ~~ =_ = ~ ~ , m ~ ~ ~a ~ v~ ~ G a. O ~ ~ ~ a. °o 00 > ~ ~ J ~ J _ ~~~~/ I C1~ ~ ' / \ ' U O ~ C ~ W ~ a ~ ~ ~ ~ m ~ ~ N O ~ O O N i-~ 0 ~ ~ ~ ~~~ O O ~ ~ w ~ ~,,~ m ~ ~ ~ - w I N > ~ J ~ ~ . ~ . ~ _ _ ~ ~ ~ 0 0 ~' ~ z `' 0 0 _o~ ° ~ rn o Q = ~ n N ~ , ' J r ~ ~ ~ ~ ~ ~ ~, Z Y ~ ~ ~ ~ ~ Q '~ '~ ~ U U U U 0 0 0 0 O O~ ~ ~ ~ ~ O ~ ~ ~ ~ J ~~ ~ cenrtin~t~ Av E ~, G ~ F~~~C9in C3r °. -._ ~ ~ Bsrk~ley ~f ~ .. „,,rt ~ ~ S~31f4ft~ £'at. ~ J ~~ ~ ~~r~ ~ ~„~,,,~,;, __ .. . . ~ p • ~c~~~' ~L ~ ~ ~~ H~rvard St , ~ ~ ~' ~ , ~ ~ f~~1f'3~B'~4~1 ~~ ~ ~ ~ 4. .-. ~ _.: 26fh St ~ ~ ~ ~ ~: 2vEh ~~C - ~ ~ ~,~s ~ f ~ ~, ~ ~, , a ' ~ Ch~e6~e~ A~r ~ ~~ F`...~~ ~ ~ ~ ~4th St , 'Sti,.~u,~ _ ~_ r ~3~'d St ~ ~ . -:.~ ~Ff - ~ ~~~~ ~~ ~~h ~. Q A I~ E O 2~sS~ ~~ ~ «~ O ~~ O 2t7fh ~t y r 19~h 5t ~ ~ { ~~ ~ ' ,~, „R : m ~ 18 h ' ~~ ~ " Q ~ ~t . . , ( o 17th ,~t _~G ` ;n ,. . ~ a a i ~ 16fh ~k ~ fl, ~ ~~ ~' J ~ ~ i~ I ~ ~ G 6 ~ ad ~t ~ ~ w,= U7 Si 2 't 5th 5t ~ ~ ~ ~ ~ ~~~Il .~7t "~ R ,~~r~.,~m~:,,,n~ ~ ~~.,~ m.~ . J r ~ r ~ n ~ ~ ~uakid Sl " t „~.. ~'~i'~;^,x~'it~ ,~.~uu . s ~ ~ 1,~th 5i ~ .; - -_ ~ ~ 11th St _ :. ~,„ k F ~s I3 ~ V 41 I a3~. a k d~ it ~ ~{{~ A ~T[1 ~L ~ ~ ,, ~ ,,, ' _ ~ ~ Lincoln Bd ~S '~` m ~ ~ ~ ~. Cer~~ne[~ 1~v ~~n~~~~ o~ .r ~ - Hetice3~y Si „ , ~~ € ~h~ $'~&tt~(3Pi'~ ~~. ^~ ~ ~ . ~ ~ y { ~y t e'~t~ ~3; A~ ~ ( _ Ftanr~rc7 ~t r ~ ~P ~ ~ - ~ ~ ~~ ~ ~ ~ ~C1fICB~f7T1 ~t , +~ ~ZFsN1 ^`s~ '- ~ nL ! ~, m ....,, 2; t}t St ~ F° ~ ~ ~ ~ ,,, ~ ~~ Ct~l~e~ R ~ ~~ ~ 2~+ih 5t ~ ~ xu,~, ~~ ~'~ 23 d Si ` , ~ ~ ~ r k ~.~ C ~ c ~ ~ ~ Q ~~~¢ ~~ ~n :. o 2'l st S# ~, ` ~~ ~ ~- Q ~~.~ ~ ,~ . . ~ ~ ~ ~ ~ ~~t~ s~ ~ ~ 1 98th 5t r~ ~ C G E - a '~Sth ~t ~' , ° 0 ~ o '17l'~ ~$ c;' ~ ` ~ 0 ~ ~ ~ r ~ 6th St ~ ~- ~ as - ~ ~~ "'t 1i3 ~ g ~ C C Na ~t ~ t` ~ ~ ~ r22 ~ 15t1'1 ~t j N 14kh S4 ~ l e ~ ~~ 1 m~. ~ ~ ( J `t ~ ~uclsd ~Y " ~~ ~ ~ ~ ~' ~ R i ~ ~ ~ 1~kh it ~ u~.~ ~. ..., ...- 'l9tl~St - ~' t ~ t' ~ 3 ~ ~ ~ 1p~hr~`d ~ ~ ~ {,, # ~~Ik ~A t ~ - ., . ,. .... Lincc,~n 8s ~ ~ ' I€ I~ m ~ ~ ~a ~ ~ C€nti~t~9~ Rv ~ ~ ~ ~ranklirs C3r w ~,n fl, _-- m~ ~ B~keley ~ t ~` ~ ps ~~.31~'~4P#~ "..~'r"-3 ' ~ ~,~ ~ Yal~ SI ~ ~ ~ ~ Harva~d St z (~ ~ ~~. ~ ~ ~IkP. `5.1944C7 ~`t ,,,,.~' ~'"' ~6~~ ~ ° ~ ~ 4~ 4 ~ ~ I aJ ~ . 25~th ~t ~ r~ ~ ~ ~ ~ ,~ ~~ ~ ~ ChePs~a Au ~ `~ ~ ~ ~4ih St ~~. ~I ~ ~ ~ ~ 23rd 5t ~ ~ ~" C 22nd st ~ ' f ~ ~ c a. a~r o 2~stst ~ ~ ~" ,F ~ o ~ ~ ~ _ ~ N ~~~~, ~: `.., ,~ ~ ~ 19th St r~ ~ ~ , ~.,A.um 1 C G ,~ _ o ~ ~~~ ~~ ~ ~ .; 17'th St ` ,,,.u ~, .u s' -. 0 ~ _ ~ r ~ 46th ~t `~` ~ ~ ~ `~ ~ ~,, . ~ ~ g ~ C~ N M1- I I 41 t ~: t ~.A G7~T ~ 1 ~ttt St ~ ~ ~ ~ ~ ~ 14tI7 5t „, I I~ ~ .,a, ~ J ELG~IC~ ~t ~ a,.~ ~ u ~ ~' ~ ~ ~ ~ a ~ ~ _ 9 "E~h a5t ~ ~' ~° I 1~fhS ~ ` ~ ~ ~! n ~{ /qy` • 14^L11 ~l , F ~ 'JLiI J~ , . ~ E ~~ ~ l m, ~ d Linc'xiln Bi ~ ~ ~ ~s m ~ ~ ~ ~ ~1 ~1 ~ _ ~~~~ I U~ ~ / \ ' U O C1~ C ~ W U Q ~ N U J m ~ ~- N O ~ O O N ~ 0 ~ ~~ ~~~ O O ~ ~ w ~w m ~ ~ W ~ N ~ ~ J O N . N . ?~- _ _ ~ ~ I 0 0 ~ 0 z ~ 0 0 ~ ~ ~ O ~ Q N N 1 n J r ~ ~ ~ ~ ~ ~ ~ s, z ~ ~ ~ ~ Q '~ '~ ~ > > U U 0 0 ~ ~ o O W ~ ~ ~ ~ O ~ ~ N ~~ J ~~~ ~'8.,~~~~~ ~~ ~w F~a~~~in C3r ~ ~ ~ _ ~.. €- ~ F~ Bsrk~3ey ~f ~ ' „v~ € ~ ~_ ' ~ ~ ~~~~a~ ~~ ~ ~n ,uu~. ~ ~ Y~le St ~^. n• ~ _ H~rvard St ~ ~ ~, ,~„ ~E~ r ~ ~~~~~~~ ~t ~ ~ : ~ ~(k.., :. , 26fh St F I~ :r, , 2~fh St ~ ~' ._ ,~ ~ - `~ ~ ~ CheV~e~ Rv a j _ ~' ~ ~ ~ 244h St r'~ • ~ ~3rd St ~ ' ~ ,._ ~ __ , ~T C G ~2r~~~'vl ~ ~~y ~~r Q. , ~~~ o z~~r ~~ n,.~ ~ ~ o ~ I` r 2t7fh ~t. ` ~.r ` . ~ ~ ~ ~ 19th 5t `"` G -, £_.. ~ 18th it ~ "' ~ ~ . ~, -. o ~' N 17th ~t ~ r, ~~,. ~ r 16fh ~k ~ ~ ~,.. 'uw~. ~ ` ~ ~ ~ r ~ ~ ~ a ~ 3 ~" ' d .v " ~ ..,. ... ~ ° o U] ~ 2 ~ ~~~f J~~ ~. ~ . ..: ~k~ ~ ~ ~ 14tI1 SY "` ~n,w, `~' J ~ _ ~„ 1+ ~~ckld St ',.~„~ ~-_ ~__ • ~ J - ,. «~..,9 m.. ~ 1,~Eh 5l, „„~ ~ _ ' _ - ~ ~ ~ ~ 11thSt, - n ' ~ _ „~ ~ . ~ ~.,~ ~i ~ ~ 1[kth St ~.E~_. ~~~ ~~ ~' ~1h 5t • fi- ,.,. ~ ~ Lincoln Bd `~ ~_. ' . m ~ ~ ~ ~. ~ C.@P9~P1~~ F~V G a. 0 N 1 G 0 0 ! ~ ~ ~ J t+- • J ~E~~€fl~~8l ~,V ~ranklies C3r ` ,n~,~ ~ s B~kel~y ~t F ; _ ` t~ ~ ~,n„~ ~ ~~.31~'~4P#~ "..~'r"-3 ~~ ~ ~s h . ~ YaI~ St r. ~ ~ tA u Harvard st ( ` ~ ~~~:~~~~ ~t ~; '~ ~ r a ~ ~, 26th S# ^ ~ } .., ~ o 25fi€~ ~t r~ t. l ~ ~ ~ ~ ChePs~a Av ~, ~i ~ ~4~h S# ~ ..' ~. '~ ~s, ~ . 23rd ~t ~ ~ ;,~.., ~ ~ ~ ' ~ ~ G ~'~'~7d S3 ` ,~~~ ~ a Q. ,~~~~ ~t ~ ~ ~ o . ~ ~ u~t ~~,_ o ~ ~ ~ M 2t~til~ 5t =~ ' _ ~ 19th 5t ~ ~m 'r~` ~ Q. 48fh St ~t ~ `` -- o ~ n ~~~ st ~ ~ ~- ~u N a ~ ~ ~6thS# ~ _ ~ " u.,,.: ~ 3*° _ i e g ~ ~ ~- n J ~ t ^ c~@ Q m fry~ T ~~'~ +"j~ ~~ ~ ~ '~ ~ ~ 14tI7 a"°~t ~ ~ ~s ~. ~x..~:,~~ ~A. ~~ _ ~ J 'r ~11G~1C~ ~~ ~ ~ ~ ~ ~ n ~ J ~' ~ "E~h St ~ ~ ~ ~ 1 ~ fh St ' a :~ ~ ~ I a~ 1 Qth St ~ ~ f~ w 9fh S# -~ ~ ~ ~ Linc~ln E~i ~ ~ Y . ~s m ~ ~ ~ ~ ~ 2 ~~ I ~ W ' ~ / \ ' U O C1~ ' C1~ C ~ W ~ Q ~ N U J m ~ ~- N O ~ O O N ~ 0 ~ ~CD ~~~ oo ~ W ~ W m ~ ~ W ~ N ~ ~ J O N . N . ?~- _ _ ~ ~ I O O ~ o Z ~ 0 0 ~ ~ ~ O ~ Q N N 1 n J r ~ ' ~ ~ ~ ~ v s, z ~ N N ~ Q '~ '~ ~ U U 0 0 0 0 O O~ ~ ~ ~ ~ O ~ ~ N ~~ J ~,~ ~'8.'.~~~~~ ~~ F~a~~C~in C3r Ij ~t _ ~,~n ~ ~ r _ _ _ ~ u3 u Bsrk~ley ~f ~ ' ~ " ~~r~~mr~ ~t r~i ~ ~ ~a le St .. ~ 6 ' ~ ~ ~ ~ ~ ~ , , ~ ~ ,,, H~rvard St , ~. ~ ~ ~ ~~~~~~~ ~t ~ ~ ~ ~ ~ ~. , 26fh St ~ . ~ ~ 2~fh S't I ~ a ~ ~ ~ CheV~e~ Rv r ~ .N ~- ~4th St ~ ~.t~~r ~ ' ~~ ~ ~ . ~3rd St , ~~ ~ ~ ; d , ~ ~~~~ ~~ ~ a. z~~r~~ ~ ~~ ~ o . ~ .. o 1 ~ ~' ~ 2afh St Pr ~ ~ ~ ' t I , M ~t a ,; ~ ~ ~ ~.~ ~ s ~ a. 18th ~k ' ~ ~ " ~ ~ ` ~ ~~n ~t " ~ M 16fh ~t ~ ~.... " _ . ~ ~ ~ ~ ~ ~ ~ G 6 ~ ~ ~n„d~~ ~ . ~,.. U9 ~2 ~ ~~~'f ~~ ~ ~ ~ 14tI1 St ~ w ~,n ,~` ,,,~n J ~ ~ ~ ~ r. ~ ~uakid 5l ~ ~ J ~ ~ 1,~th 5fi ~ - `~' _ 11 th St ~ ~' ~ ~ - . 1[kth ~t ~ ~ ~~u, ~ ~~. ~1h 5t ~' ~ Lincoln Bd `~ m ~ ~ ~ ~. ~ C.@P9~P1~~ F~V Frat~~C~r~ Gr ~ ~ ~ham~ e _ n., . HBtk~1~y S~ -- ` ~ ~ ~ ~ St€~ni~rti 5 ~ ~ a ~ 'Y~{e ~t ~- i ~ - ~ ~ ~ Ffanr~rcl at ~ a ~ ~ ~ > i ~ ~~~~~~~ ~t ~ . ~ ~~~ ~~ „_ ~, ~. n. , , ~ o y,~~ ~~US ~~. F` ~' m ; ~ r ~; y~ Ct~l~e~ Rt~ a `"~ ~ I ~~ 24ih ~t ~' ~ ~ - ~~~ ~ L~~ Ji Y c,.~ ~ ~~ { g ~~~¢ ~~ ~ ~ n,H ~ ~ ~ a z,~rst .b~ ,~ o ~~~ ~~ ~~ ~` ~, z ~ ~ 1 ~~~ ~~ ' ~ ~ - a ,~~ ~~ $ ~ t o ~ ,~ F ~ O ~71~ ~r _.,N,~ ~ '~t ~ ~ ~+~,y q ~U131 ~i. _ w ~~_. . ~ ~ ~ ~ ~'' ~ ~ ~ r: c ~ m ~ ~ ^ ~ ~ fe 7 '~ 2 '~ Jt~l %3t ~e ~ ~ ,~: ~ 14kh St ~ ~° ~ ~ ~ ~ ~ ~'^- ~43C~Sf~ ~`~ ~ ' ~ ~ J ~ ~ 1~kh St ~ ~' ~ ~, 0 '! 9 tl~ ^~t ~' ~ ~°- ~ a:. 1Qth ~°t ~ ~ °'' ~ ~ , 9th ~# ~ A " ~ ~ . ~ Lintx~4n 8C ~ m ~ ~ ~a ~ ~ ~ ~£~dl~€fl~~8l ~,V ~ranklies C3r ~,n,~ z ~, B~keley ~t ,~~~ ~ " ~~HI~~S7P~-"~~-3 , v; ,w v~. ~~. r,F ~ Yal~ SI ~ ~ ~ ~ , ` Hartra~d St - ~ ~ i ~ , ~ a~,Ar„r ~~~:~~~~ ~~ - E ~ }? . .._, ~ i ~6~~ a~J~ ; ~ ~ I ~ ~ : y CJ~EI ~Y ~ ~ P . ~ x ~ ~~I('~S$~ ~Y ' , , i _ ~4ih 5# _ ~ ' ~. ~ L~~~ J4 P~.~ca ~ ~. ~ , ~ ~ ~~~~ ~~ -~ .~ ~ a ~,~~~t , ~ ~ ~ ~ . o ~ O ~ ~ ~ h ~ ~~~~, ~~ ~,, ~ ~ ~ C if 1~iJA T u.~~re E~. ~ r .. ~ ~~n~ 1 ` ~ ~ ~ ~ 48~h S# ~ ~ ~ `` o , - ~ ' ~ ~ ~ ~ ~ ~ ~ 17 th St ~nu. ~ . ,w,~.u.~ a ~ d~*y ~+y P V£~ ~7l ~ I ~ „x~ ~.. ~. ~ , t g f e ~ 8 J~ v~ ~ .. ~ ~ ~@ G+l~T ~~'~t +~~ ~ ~ ~ 14tI7 5t ~`' ~ , n~rur, `~"' J ~11G~IC~ ~t , ~ aw ~n.~..~ ~ ~ „~ 3n , n ~ « ~ J " ~ ~ ~ ~ , E~h Si -.. ,~~ ,~,~ _._ ~ e~ e~ ~ ~ 1 ~ fh St ~" ~, °~ ~ ~ 1 Qth St ~ `~ ~ 9fh S# ~ : ~ ~ ;. Linc'xiln Bi ~ .. .. ~s m ~ ~ ~ ~ ~ 2 ~~ I V l W ' ~ ' U O C1~ C ~ W ~ a ~ N U ~ m ~ ~- N O ~ O O N ~ ~~ ~~ ~~~ oo W ~ w m ~ ~ W ~N> ~J° ~ . ~ . ~ _ _ ~ ~ I O O ~ ~ Z ~ 0 0 ~ ~ ~ o ~ Q Q N V~ 1 n J r ~ ' ~ ~ ~ ~ ~ ~, Z Y ~ ~ ~ Q '~ '~ ~ U U 0 0 0 0 O O~ ~ ~ ~ ~ O ~ ~ N ~~ J ~~~ Cenrtin~E~ Av ~ G a. 0 0 ti ~ ~ a. 0 0 ~ ~ 3 J 1+ 9 fl, - J G a. 0 0 ~0 ~ ~ a. 0 0 ~ ~ J t+- J C€nti~t~9~ Rv G a. 0 0 ~ ~ ~ a. 0 0 ~ ~ J a ~ ~~ ~ U ~ ~ ~ ~ C U U ~ N N .~ .~ __ U U O O 0 0 0 0 ~ o r ~ n ry~/~ ~ W ~ ~ ~ w~ ~ ~ ~ ~ .~ .~ ~ ~ U U U U 0 0 0 0 O O ti ~ ~ ~ ~ ~ O ~ ~ ~ ~~ - J ~~ ~ f ~ W U Q ~ N U J m ~ ~- N O ~ O O N r~ p ~ - ~ CD ~~~ 00 ~~ ~ w ~w m ~ ~ w I N > ~ J O w~ ~ ~ ~ ~ Q C~ p ~ Z ~ O ~ ~ ~ Q Q N N ~ ~ ~ V z ~ ~ Q ~ II. CURBSIDE PARKING STANDARDS REVIEW Curbside parking standards in other Southern California locales were reviewed and compared to City of Santa Monica standards. The objective was to determine if alternative standards existed and/or could be implemented that would more efficiently utilize the curb zone and thereby increase the yield of parking spaces along east west commercial corridors. Upon completing the survey, variation of curbside parking standards was seen to vary from city to city (see below). For example, the City of Long Beach typically requires 20' of red curb upon approach to an intersection or crosswalk as opposed to 30' in Santa Monica. On the other hand, Santa Monica requires only 15' of red curb upon departure from a typical intersection versus 20' in Long Beach. Santa Monica also requires less length for an inside parallel parking stall than Burbank but more space than Huntington Beach for the same type of stall. Review of the "Curb Management Survey" matrix does suggest that an option exists for the City to further optimize curbside parking in Santa Monica. Coupled with the efforts that the City is already making in this regard (elimination of red curb at storm sewer catch basins for instance) a nominal number of additional curbside spaces may be realized along east west commercial corridors. Additionally, the City is continuing to survey the feasibility of providing diagonal parking on cross streets adjacent to commercial zones. This too could result in some additional curbside parking spaces for use by customers and employees of east west commercial corridors. 5anta Monica geverly HiIIsZ Burbanks Culver ~it ~ Huntington Beach Long Beach City of L.A. Pasadena Red Curb Standards Intersections/ Approach 30' seeZ - 25' - 20' - 20' Crosswalks Departure 15' 20'-40' - no min. - 20' - 20' Driveways 2'-4' 20' 0 no min. - depends - 10' Fire Hydrants 15' 16' 15' 15' - 15' - 15' Loading Zones - 40' commercial 20' 25' depends on size of bus. - 20' min. - 20'-24' Bus Zones 80'-120' 44' Stds. 90' - 60' min. - 90' "No particular standard used" - / - / / / / - Comments , 3 6 - - 5 g 5 On-Street Parking Stall Length Inside stalls 22' 20'-22' 25' 20' 18' 20' 19' 24' End stalls with clearance 18' 20' 20' - 18' 23' - 24' End stalls w/o clearance 26' 22' 20' 22' 18' 23' - 24' "No particular standard used" - - - - - / - - Comments 1 4 - 8 - - - 5 1. In areas where stalls are not marked, additional red curb may be installed on spaces too small for most vehicles. 2. Unique to Beverly Hills, Customer Convenience Zone; 20 minute, 10 minute, and 3 minute spaces in which the driver may not leave his/her car. 3. 20' with Stop sign, 40' with signal. 4. Two designs for stalls: 20' of stall with 4' of red zone in between, or 22' of stall with no extra spacing. 5. Case-by-case basis. 6. 30' on approach to Stop sign. 7. Use California Vehicle Code. 8. Layout: two back-to-back 19' stalls followed by 8' of red curb, repeat. 9. 25' of red zone in front of Stop sign. III. "A" LOTS SURVEY AND REVIEW One of the goals of the East West Commercial Corridors Parking Study is to understand the potential to better utilize existing "A" lots located behind commercial uses along these streets to provide additional parking opportunities for customers and employees of commercial corridor businesses. As defined by City zoning, "A" lots are within the "A Overlay District". This district is `...intended to provide adequate parking facilities to support important commercial corridors and neighborhood commercial areas in the City while assuring that each facility will not adversely impact the environment of nearby residents or diminish the integrity of the subject residential zoning districts..." (see part 9.04.08.38 of the City of Santa Monica Zoninq Ordinance). Existing conditions at each "A" lot along commercially zoned portions of Montana Avenue, Wilshire Boulevard, Santa Monica Boulevard, Pico Boulevard, and Ocean Park Boulevard were reviewed in the field. This survey resulted in two overarching observations: A. "A" lots are typically 50' wide by 150' in length. Approximately 20 cars can be parked in this area depending upon the exact layout, location of curb cuts for ingress and egress, location of rear entrances to commercial buildings, landscape features, etc. Typically, parking has already been optimized at most of the "A" lots that are used for this purpose. B. There is not a consistent land use pattern that can be discerned in the field regarding the location of "A" lots in relationship to similarly located lots - i.e. lots behind commercial businesses - that do not carry this designation. In several locations, for instance at super markets, surFace parking lots completely surround the designated "A" lot. In other locations buildings occupy "A" lots. In some locations additional surFace parking is located to the "rear" of an "A" lot. In several locations a parcel with similar configuration and surrounding uses next to or opposite an "A" lot was observed, yet this adjacent parcel did not carry the "A" lot designation. Review of zoning requirements at "A" lots revealed the following: A. Notwithstanding their association with commercial frontages, "A" lots have an underlying residential use designation. B. Existing parking on "A" lots is permitted to remain only if all of the following conditions are met: i. The commercial parcel supported by the "A" lot is not redeveloped. ii. The "A" lot remains a surFace parking lot. iii. The existing commercial building is not added to or expanded beyond 50% of existing floor area. iv. Required parking for new additions does not utilize the "A" lot. Uses permitted in the "A Overlay District" subject to the approval of a conditional use permit include: A. All uses listed as conditionally permitted in the residential district in which the parcel is located. B. Parking structures below ground level if all of the following are met: i. "A" parcel was in parking use on the effective day of the ordinance. ii. The structure is for the temporary parking of transient motor vehicles and trucks. iii. The parking structure is accessory to a permitted commercial use. iv. The surFace level is developed and maintained as landscaped open space. v. Entrance to the facility is located on the commercially zoned parcel. C. Open-air farmer's markets. D. Above and/or below-grade municipal parking structures if all of the following are met: i. The parking structure replaces a municipal surFace parking lot. ii. The parcel is > 40,000 sf. iii. The parcel is located in the North of Wilshire Overlay District (the only municipal lot in this area is Lot 8, north and west of Wilshire at 16th Street. This lot is less than 40,000 sf.). Uses prohibited at "A" Lots: A. Above-grade parking structures. B. No parking use unless all properties between the side lot line of the "A" lot and the boundary of any commercial district are in non-residential use. C. Rooftop parking directly abutting, or separated by an alley from a residential use. D. New surFace level parking lots. E. Non-parking uses developed on "A" lots shall meet the same property development standards required for the underlying residential use. Below-grade parking structures shall be exempt from parcel coverage and setback requirements provided that there remains a 5'- wide unexcavated and landscaped area along the side property line that abuts a residential parcel. Based upon the field survey and existing zoning constraints, the following observations were developed by for consideration by the Task Force: A. There is no consistent land use pattern with regard to the location of "A" lots. Additionally, the historic rationale for their implementation may have evolved due to incremental changes in land use over time at adjacent parcels both along the commercial corridors and within the residential neighborhoods. B. Existing zoning generally supports the following types of development and redevelopment at "A" lots: i. Retention of existing commercial buildings and adjacent surFace parking. ii. Limited commercial improvement of existing properties to accommodate existing uses and intensity of uses. iii. Redevelopment of "A" lots for multi-family residential uses of differing densities dependent upon location and underlying residential land use designation. C. Existing zoning in the A Overlay District does not support redevelopment of "A" lots for new parking uses or parking uses associated with new development. If a residential use is built on an "A" lot, the surFace parking associated with an adjacent commercial use may not be relocated below grade or typically continued. With a conditional use permit, temporary parking of transient motor vehicles and trucks is allowed below grade but only if the surFace of the "A" lot is maintained as a landscaped open space. Additionally, zoning prohibits above-grade parking, rooftop parking, and new surFace parking at "A" lots that are redeveloped. D. Utilizing a conditional use permit, a municipal parking structure could theoretically be developed on an "A" lot of greater than 40,000 sf in the North of Wilshire district. However, based upon review of existing municipal lots, no such lot presently exists. E. The dimensions of existing "A" lots yield a limited number of surFace parking spaces and use of these lots for parking has already been optimized. Building a level of parking either above or below the existing surFace condition at "A" lots will introduce substantial inefficiencies associated with needed vehicular ramps, access elevators, stairs, etc. Based upon these constraints, as well as the development constraints that zoning requires, intensified use of existing "A" lots for additional self-parking is unlikely given the geometry of existing lots and the cost of adding structured parking for small numbers of additional cars. F. Viewed as individual development parcels, the dimensions of "A" lots do not form typical commercial sites and are more like the adjacent residential lots than the commercial lots they adjoin. However, when an "A lot is combined with an adjacent commercial lot, the dimensions of the resulting combined lot allow for a more efficient layout of parking spaces, in either a subterranean or above-grade garage configuration. ~ . ~ ~ ~ 6~ ~- t~ """""" " " " """" " "" ~~ ~.y4.. .,e~v~. sp ~ a ~ ~a3 'Ao .~ ~. ~" ~ . "'"~ ""..'"'~. 'n l.. F ~ ~ ~ ~ ~ ~ ~ - ~ ~ ~ ,tl _ ~ Fu ~„ ~- u ~ ~ z. ~ ~ J ~. ~_ ~ ' --m ~ _ ._ ~ ~ ~ ,G-,~ ~ tl~ ~'~_ ;~_ 0 ! ~ ~~ r'~'~`^""~` t ~ ~ ~ ~t ~ ~~ ~ ~-m o - ~ ~~~ """' ""' "" "" '"""_"" ' - g ..... ~e ~ (~~~~. ~~~~~ ~~, ,~.-~ ~ -..m~ ~ ~.~. .. ~ ~ ~~~ ~~ -' ~- # i ~ !~- ~ . 's ~ `',u . ~ ,~r ~ ~~ ~~ L~ ~ --- ~-.~.^ ID _-,,. ~ ___ ~ ~ ~ --- ~. ,~. - - i ~.~ ~ ~m`_. ~- - `N- --- ~ _. c. ~ ~- ~ i~--m u~~ I~ ~_ _ _ ~ `ro -- ------- ~ ~ ~ ~°_ ~ ~ ~ .._ ~ ~~ '~~ ¢-~~~~- ~ ~. ~ ~ ~~ --~-- ~_... ~._ .._.... ~ ~ - ~ - ~.~-~ e °_~ ~ ~- ~v~ ~ am,~ }v- ~ g. ~ ~°°n ivJ ~ L. m ~~~h ~ i..n, ai ~ ~ n n~.nhv~: ~ ~ ~~ ~ 3 4_ N '. L~ j ~ 3 ~I ~ ', s~ . y ~ I'~ .. ' ~ ~ ~ i z ...Z" .~ ""~'~ ""' '"~'_ -.."""'~.~ .€.. n_~..~~ ~ ~ f ""' L "..i_: Wilshire Boulevard / Santa Monica Boulevard 1 a DRAFT "A" Lot Context East-West Commercial Corridors Parking Study Scale: 1 "=200' ' o~ ,oo~ 200~ aoo~ soo~ KEY "A" ~ot ~~ Surface Parkir~g In °C' Zone -° Surface Parking In "Fi" Zone __ _ __ CitylPublic Parking ~ots _...__... Zoning Boundary N atyof ~ Santa Monica ~ URBAN STUDIO 3921 NhShreBIW. Sute 420 LosAnqe@s, Caliorne 900 t0 ~,~ ~~ ~~~o~, ~,a ~ffi ~sa, f ~asa ad s s~~e aoo Sarta Monea, Caf7omia 90-001 310 -05§ 9981 ph FILE NAME: 0213A boafd i b ~AiE: 03103'03 ~ ~~ ~ ID ~ ~ ~E ~~ ~'~ . ~ ~ C~~ ~ ~ ~~ ~ ~ ~. ~ ~ ~~, ~ - " ~. ~ mR,_, €.-- ~ ~e_k`:4.- g ~" ~ ~. "_ y - ~ `_ ~.7 ,- ~~ ~ - ~- ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~~ ~ . ~."'" " '~ .. _,i~.. ~- .. -----~..~~ -- s s - - ~- '-: ~. . .'-- ~- "" ~. """"'~. 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" , ""' ~~~ ~ : m t_ ~ ~ ~ o~ m 'd- ~ ~ _ lu i ~ ~ ~ -~ ~ ~ ~ _.. ~ _~ I_ ~ ~ ~~. a m ~ . ,~ 5... i - ~ -~ t ~ L Is L . ~ ~' ~~ p~ -:,' ~ ~ . ~~~~ ~ ~ ~~ ~'-, ff ~~, ° ~ ~~- ~~~ ~ u 5 ~ ~ ~ ~ -~ fi - ~ ~ ~ _,~__ -°• ° --~- ~ ~~ ` ~ °---° -" ----~•-~ ~ ~ ~ ~~~ ~ ~~~ ~ ~ ~ - -•8----- ~ ~ m---~~~,_. ~ ~ ~ .~_~ _.. . a :_.~.~.~ ~ ~.-_ ~-- ~ ~ ---~-~ - .- ~ " ~ ,~.... - ._.- _ • m-- ~' , --• • ~ - ,.. ~ ~ ~ m p i ~ ~-~~ ~ ~ ~a i - a ~ i p ~ P p _ ~_ ~ ~ ~ ~ ~~~ l ~ ~ ~ ~~ ll ~ n ~,- ~~ ~ _ ~~ ~. ~ ~ ~ ~- ~_. ~ ~ ~ ~ - ~ . ~ ~i _ ' ~ ~~. ~ ' u . ~~ .. .. . . ~ ~_ ~ ~._ ~s.Ma~~a~~ - ~~ ~~ ~ ~ ___.,_~ . ~II ~ ~ ~ ~. ~_ ' ~ '3^~ ~~ ~~~~ -~'~~ ~ li ~ V ~ ~ ~~ ~~ ~ ~, ~ ~~u ~ . - '~"~ "'-"" '-"' i "' . - -- ~ ~~~~ ....~~~~_ ~~~~ .. ~. ~ ~ ~ --~--.~ . -- ------.-~ - - ~----- --~.... ~ t ~ - ---._.~~~... ~ ~ ~ -------. -~---- ~ ~ ~~ ~- ~ ~-Fi~ ~ ~ ~ ~ ~~= s~ ~~- ~ ~ _~ . ~ ~- ~ ~ ~ --. ~ ~~~ ~ ~~, ~~ ~__ _ ~- 3 ! °~~~ ~ d - ~- '~ % - d ~ .. ~ ~ ~: ~ ~ ~ ~ ~ u a a ~ ~- '~~~~ ~ ~ o_ ; ~ ~ ~~ ~ Wilshire Boulevard / Santa Monica Boulevard 1 b DRAFT "A" Lot Context East-West Commercial Corridors Parking Study Scale: 1 "-200' °' ,°°' 2°°' 4°°' $°°' N atyof KEY m Santa Monica "A" ~ot W -~ - r_~~ Surface Parkir~g In °C' Zone B Surface Parking In "Fi" Zone URBAN STUDIO CitylPublie Parking ~ots ~~~~ ~~h~eg~,~ s~te4~b ~ A ~ ~~~ ~ 900 0 __ __ .._..._.. Zoning Boundary os ~~e o~~ , s, z~33~~seat~ 2 3 3ffi 798 1 1~~.i 1453 3d S[. Su[e A00 9arta Monrpa, Caifome9o4o1 310 4~ 9981 ph FILE NAME: 0219A beard 1 b ~A7E: 03N3?03 , - ~ , _ - -~ ~ ; ~ ti ~.~°~ ° _~ s i Di~ ~ -- ~ ~ h- --~ ~- ~ ~.~ °~ ,~ ~ ~ . ~~-° -1 ~' ~ ~'Fl ~i ~~ ~ ~ ~ ..... • ~ - ~ ~ --*_ `- ~ ~ ~ i _~ { ~ a -- ...__ , ~ ~ ; ---• ' ~'~~1-,~-~i ~ ~ ~~ ~ ~ C2" i ---- _ ~ ",_~ I ' ~,. ~ ~, I " """'~- r _ . . - . d . , ~. ~ -.. , . ..~ : . _ ~. . ~ ~ ~-L + ~ , ~ ~~ -- Pico Boulevard KEY N °"y°` 2 DRAFT "A" LOt Context ~ Santa Monica . . East-West Commercial Corridors Parking Study ~ ~ ' A° Lot ~~ ~ ~ r~.r~~ ~ ~ Surtace Parking In c Zone " " , Surtace Parking In R Zone Scale: 1~~=200~ ~~~~ City/Public Parking Lots URBANSTUDIO 0, ~ 00, 200, 400, 800, ' ~ :________, ' Zoning Boundary 3921 W Ish re BNtl. Sui~e 420 ~osA~9e~es,~a~~~o,~~a9oo,o 213.3ft1.]980Nii. 215.5W.]901 f~~. 1453 3rd SL Sui~e 400 San~a Monica, Caltlornia 90101 310A58.9961 Nh~ FILE NAME: 0213ASmewccrops pico DATE: 09/18i03 Key Map ~ Wilshire & 10th Street Dimensions (ft.): 49'6" x 150' Notes: Lot Area (GSF): 7,425 Parking Spaces: Zoning: R2A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design ~<AKU/~SSOCI/~TES 2 Wilshire & 10th Street Dimensions (ft.):49'9" x 149'43" Notes: Lot Area (GSF): 7,425.18 Parking Spaces: Zoning: R3A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design t<r p K /~SSOCInTES Key Map N ~ Figure 1. View to Northeast Figure 2. View to Southwest Wilshire & 11th Street Dimensions (ft.):49'6 " x 149'7" Notes: Lot Area (GSF): 7,404.21 Parking Spaces: Zoning: NW - R2A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design ~C „p CC /~SSOCInTES ~ , ~ Figure 2. View to Southwest ~ ~ ~,:.:::3~ ~.._ VI~ IL~HIF~E BL11D. ~ ~ _ ~ z w ~ w J 1W Key Map N ~ Wilshire & 11th Street Dimensions (ft.): 49'2" x 149'6" Notes: Lot Area (GSF): 7,349.42 Parking Spaces: Zoning: R3A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design #C CC /~SSOCInTES .^ ' V • ~~u.t~ ~F1~~J~+i~° ~N IL~HIF~E BL1lD. ~ ~ _ ~ ~ J W 1~ Key Map ~ Wilshire & 12th Street Dimensions (ft.): 48'9" x 149'1" Notes: Lot Area (GSF): 7304.21 Parking Spaces: Zoning: R3A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design ~C „p CC /~SSOCInTES .^ ' V • ~~u.t~ ~F1~~J~+i~° ~ IL~HIF~E BL1lD. ~ ~ _ ~ ~ J W Key Map ~ Wilshire & 12th Street Dimensions (ft.): 48'9" x 149'10" Notes Lot Area (GSF): 7,304.21 Parking Spaces: Zoning: R3A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design ~C „p CC /~SSOCInTES .^ ' V • ~~u.t~ ~F1~~J~+i~° yhf~ ~.,,...! „~~.y~`~`~a's ~IV I L~ HI F~ E BL~f D. ~ ~ _ ~ Z1 W W ~2 ~ ~ ~ Kav ll/lan ~ Wilshire & 14h Street Dimensions (ft.): 49'10 x 150'1" Notes: Lot Area (GSF): 7,478.48 Parking Spaces: Zoning: C6 LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design ~C „p CC /~SSOCInTES Figure 1. View to East Figure 2. View to Northeast ~ ' ,. ~ ~- . t t2 ~~ ~ . . A~L~ ~1 ~~~ ~ $ 1 . ~ .:~, m ~ ~ 2 ~ : , ~~' ,~~'. ~` ~,, ~ :; ~ ~~~~~,~~, ~; .~f ~ ~ ~ ~ <~ ~~ ~ ~ ~ ~ ~.~~ ~..~_~.. 3N IL~HIF~E BL1lD. > ..~ ~ ~ ~ ., ~ ~ ~ ~ -~ ~ ~ ~ ~~w~ ~x~~~ ~ ,~ _ ~: ~ ~ ~ w ~ ~ ~ ~ ;~ ~ ; < . _ 1 1 ~ : . . KPV ll/lan ~ . ~ Nilshire & 15th Street Dimensions (ft.):40' 125' Notes: Lot Area (GSF): 5,000 Parking Spaces: Zoning: R2A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design ~C „p CC /~SSOCInTES Figure 2. View to North s I ~ ; , ) ;, ; ; ~ ...~ ~ ~ ~ ~ ~~ ~ ~ ~ ~,,~,~~~ ~ ~ ,., ~ ~ ~ ~k ~~ ~* 4~ ry ~ I , ~~,~~ ~ ~: °~~ {I y I ~ ~$t~ 53I ~h~~#' '~'`3 ~._ £„5. I .'. . 1 .,.v . :: ~V I L~ HI F~ E BL11 D. ,.~„~ ~,.~,.n., . .~, ~ ~~.. ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~ ~'~ A%. ~ a k k~_F. ~ S T y ~ . i , ~ I I I W ~ ~ # 4, ~ A ~ ~ ~ --~ I' L.L 2 ~ Key Wilshire & 15th Street Dimensions (ft.): 40' x 125' Notes: Lot Area (GSF): 5,000 Parking Spaces: Zoning: R2A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design ~C „p CC /~SSOCInTES .^ ' V • ~~u.t~ ~F1~~J~+i~° Figure 1. View to Southwest Figure 2. View to Northeast 1 ~ ~ ._. _~ ~ ~~~~~ ~~ ~ ~ ~ ~ ~ ~ `~ ~. ~ ~ :. ~N I L~ HI F~ E BL~f D. ~ ~ _ ~ ~ w w ~ x ~ Kav ll/lan ~ Wilshire & 16th Street Dimensions (ft.): 50' x 151'3" Notes: Lot Area (GSF): 7,562.5 Parking Spaces: Zoning: R2 LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design ~C „p CC /~SSOCInTES Figure 2. View to Southwest ,~..;~::, '~P';:,; ~~(c~~ n~3 aF"~`~3d ~ . ~ : r~ ~ ` ~; ~ ~ 3 ~ ~ ;i~,~ ~~~1734r" 6 r~~ ~~ ," ~iY I .. l ~ ~ a~~ ~ 3 ~~ ~~, ~~,9 ~ ~ , ~ ~ _~"T ~ ' :, ~ ~ ~ ~~ . ~~~~ ~ ~' ~ ~_~ ~~~ ~ " i ~ s ~ . 8 , . I I ~ 3NIL~HIRE BLIID. ~ ~ ~ ~ ~~~ , ~ ~~ ~ ' ~~ h~ ~ ~ . ~ ~, ~ ~~, ~ a~~~„s ~ _ ~ ~ ~~ ~ ~~ µ ~ .= ~~~~ ~~~~ ~ ~ ~ ~ ~~~~ ~~~~~ ~ w ~ ~ ' w ~ w ~ i. : c ; ; 2 KPV ll/lan ~ Wilshire & 17th Street Dimensions (ft.): 40' x 125' Notes: Lot Area (GSF): 5,000 Parking Spaces: Zoning: R2A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design ~C „p CC /~SSOCInTES Figure 2. View to Northeast I~UIL~HIRE BL1lD. ~ ~ ~ w ~ ~ ~ ~ w ~ ~ Kav ll/lan ~ Wilshire & 22nd Street Dimensions (ft.): 58'4" x 130' Notes: Lot Area (GSF): 7,582.9 sqft. Parking Spaces: Zoning: R2A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design i< r K /~SSOCI/~TES Figure 2. View to West ~IL~HIF~E ~L~'C~. ~ ~ 2 ~ ~ 1 Key Map N ~ Wilshire & 9th Street Dimensions (ft.): 47'9" x 150'1" Notes: Lot Area (GSF): 7166.32 Parking Spaces: Zoning: R3A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design i< r K /~SSOCI/~TES .^ ' V • ~~u.t~ ~F1~~J~+i~° Figure 1. View to Northeast Figure 2. View to Southwest Wilshire & Berkeley Dimensions (ft.): 50' x 125' x 3 lots Notes: Lot Area (GS F) : 18, 750 sqft. Parking Spaces: Zoning: R1A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design i< r K /~SSOCI/~TES -~ -,- ~ Wilshire & Berkeley Dimensions (ft.): 51'8" x 129'7" Notes: Lot Area (GSF): 6,694.10 sqft. Parking Spaces: Zoning: R3A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design i< r K /~SSOCI/~TES Key Map Wilshire & Berkeley Dimensions (ft.): 59'4" x 172'8" Notes: Lot Area (GSF): 10'243.91 sqft. Parking Spaces: Zoning: R2A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design i< r K /~SSOCI/~TES -~ -,- ~ Figure 2. View to Southwest l~lIL~HIRE BL~~. ~ ~ ~ J ~ ~ d ~ L.L Kav ll/lan ~ Wilshire & Centinela Dimensions (ft.): 59'6" x 150'1" Notes: Lot Area (GSF): 8929.76 sqft. Parking Spaces: Zoning: R2A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design i< r K /~SSOCI/~TES Figure 2. View to Southwest 1 ~ . ~ Wilshire & Euclid Dimensions (ft.): 59'4" x 148'4" Notes: Lot Area (GSF): 8,800.41 Parking Spaces: Zoning: C6 LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design i< r K /~SSOCI/~TES ~~~~~ .^ ' V • ~~u.~~ ~E~~~J~~~v Figure 2. View to Northeast UVIL~HIRE BL~ID. ~ ~ ~ J ~ ~ ~ ~ LL Kav ll/lan ~ Wilshire & Franklin Dimensions (ft.): 60' x 149'4" Notes: Lot Area (GSF): 8,959.8 sqft. Parking Spaces: Zoning: R2A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design i< r K /~SSOCI/~TES Figure 2. View to Northeast 2 ~ ~ ~ ~ O ~ ~ ~ ~ U7 Kav ll/lan ~ Wilshire & Stanford Dimensions (ft.): 51'8" x 170' Notes: Lot Area (GSF): 8,782.2 sqft. Parking Spaces: Zoning: R2A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design i< r K /~SSOCI/~TES Figure 2. View to Southwest l~lIL~HIRE BL1ID. ~ U7 W J ~ ~ Kav ll/lan ~ Wilshire & Yale Dimensions (ft.): 61' x 170'4" Notes: Lot Area (GSF): 10,390.13 sqft. Parking Spaces: Zoning: R2A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design i< r K /~SSOCI/~TES Figure 1. View to East l~lIL~HIRE BL1~~. '~ < ~ "":' w J ~ o€; ~ 2 Kav ll/lan ~ Wilshire & Yale Dimensions (ft.): 50' x 145' Notes: Lot Area (GSF): 7,250 Parking Spaces: Zoning: R2A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design i< r K /~SSOCI/~TES Figure 2. View to Northeast ~ ~ ..~ ~ . I~JIL~HIRE BL1~~. ': ~ ~; ~ ~ w J i W Key Map N ~ Wilshire & Berkeley Dimensions (ft.): 50' x 255' Notes: Lot Area (GS F) : 12, 250 Parking Spaces: Zoning: R2A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design i< r K /~SSOCI/~TES .^ ' V • ~~u.t~ ~F1~~J~+i~° Figure 1. I/iew to North Santa Monica & 17th Street Dimensions (ft.): 40' x 125' Notes: Lot Area (GSF): 5,000 Parking Spaces: Zoning: R2A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design ~<AKU/~SSOCI/~TES Key Map ~ Figure 1. View to Southwest Figure 2. View to West ~~NT~ ~I ~NI ~~ BL~I~. ~ CfJ _ ~ ~ W ~ W J W Key Map N ~ Santa Monica & 11 th Street Dimensions (ft.): 45' x 125' Notes: Lot Area (GSF): 5,625 Parking Spaces: Zoning: R3A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design t<r p K /~SSOCInTES .^ ' V • ~~u.t~ ~F1~~J~+i~° Figure 1. View to North Figure 2. View to South ~~NT~ ~1 ~NI ~~ BL~}D. ~ ~ _ ~ ~ w w ~ ~ w ~ w ~ Santa Monica & 17th Street Dimensions (ft.): 40' x 125' Notes: Lot Area (GSF): 5,000 Parking Spaces: Zoning: R2A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design ~C „p CC /~SSOCInTES .^ ' V • ~~u.t~ ~F1~~J~+i~° ~ ~~NT~ ~I ~NI ~~ BL1l~. ~ ~ J J 1 Santa Monica & 15th Street Dimensions (ft.): 40' x 125' Notes: Lot Area (GSF): 5,000 Parking Spaces: Zoning: R3A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design #C CC /~SSOCInTES .^ ' V • ~~u.t~ ~F1~~J~+i~° Key Map N ~ Figure 1. I/iew to Southwest 1, ~A~NT~4 ~1 ~NI ~A~ BL~}D. ~ ~ _ ~ z w w ~ _ C!~ w Santa Monica & 18th Street Dimensions (ft.): 40' x 125' Notes: Lot Area (GSF): 5,000 Parking Spaces: Zoning: R2A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design ~C „p CC /~SSOCInTES .^ ' V • ~~u.t~ ~F1~~J~+i~° Key Map ~ Figure 1. View to Southwest Figure 2. View to Southwest ~~NT~ ~1 ~NI ~~ BL~~. ~ ~ _ ~ z w w ~ _ ~ w Santa Monica & 18th Street Dimensions (ft.): 40' x 125' Notes: Lot Area (GSF): 5,000 Parking Spaces: Zoning: R2A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design ~C „p CC /~SSOCInTES .^ ' V • ~~u.t~ ~F1~~J~+i~° ~ ~~4NT~4 ~1 ~NI ~~4 BL~}D. ~ ~ _ ~ z w w ~ w ~ ~ Santa Monica & 19th Street Dimensions (ft.): 35' x 125' Notes: Lot Area (GSF): 4,375 Parking Spaces: Zoning: R2A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design ~C „p CC /~SSOCInTES .^ ' V • ~~u.t~ ~F1~~J~+i~° ~ ~ CrJ _ H LL L.L ~ ~ ~ W ~ ~ N ~ Santa Monica & 25th Street Dimensions (ft.): 45' x 120' Notes: Lot Area (GSF): 5,400 Parking Spaces: Zoning: R2A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design ~C „p CC /~SSOCInTES .^ ' V • ~~u.t~ ~F1~~J~+i~° ~ANTA M~NI~A BL11D. Figure 1. View to West s ; I = Key Ma~ ~~. ~ ~. :e~~ ~~ I k~~% „* 4 ~ 4 ~ . .. _ s44 u~i . + I • ~ r m a -++x~nni . .,. .,~ ~.. 1, ~ANTA M~NI~A BL1fD. ~ C!] _ ~ ~4 ~ ~ ~ ~ W ~ ~ 1. View to Santa Monica & 26th Street Dimensions (ft.): 45' x 125' Notes: Lot Area (GSF): 5,400 Parking Spaces: Zoning: R2A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design ~C „p CC /~SSOCInTES .^ ' V • ~~u.t~ ~F1~~J~+i~° ~ 2 ~~NT~ ~1 ~NI ~~ BL~D. ~: ~ ~~ s. ~ ~ _ ~ z z I~Ca~i ll/lan ~ Santa Monica & 9th Street Dimensions (ft.): 40' x 125' Notes: Lot Area (GSF): 5,000 Parking Spaces: Zoning: R3A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design ~C „p CC /~SSOCInTES ~~NT~ ~1 ~NI ~~ BL~~. ~ Santa Monica & 9th Street Dimensions (ft.): 45' x 125' Notes: Lot Area (GSF): 5,625 Parking Spaces: Zoning: R3A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design ~C „p CC /~SSOCInTES ~~NTk ~1 ~NI ~~ BL~I~. ~ ~ _ ~ ~1 Santa Monica & 9th Street Dimensions (ft.): 40' x 125' Notes: Lot Area (GSF): 5,000 Parking Spaces: Zoning: R3A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design i< r K /~SSOCI/~TES .^ ' V • ~~u.t~ ~F1~~J~+i~° Key Map N ~ Key Map N ~ 3anta Monica & Euclid Dimensions (ft.): 45' x 125' Notes: Lot Area (GSF): 5,625 Parking Spaces: Zoning: R3A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design i< r K /~SSOCI/~TES Figure 1. View to Northeast Figure 2. View to Southwest ~ , . : ~; , ~ °, I~ ~ .>_, ~ ~ ~ ~ ~ ~ - ~ ~ ~ a ~'~ ~ ~ ~~~~~ ~~~ ~_,e .~_~ ~ . 1 ~ ~~ ~. ~~NT~ ~I ~NI ~~ BL1l~. ~ ~ ^ J ~ ~ W Santa Monica & Euclid Dimensions (ft.): 40' x 125' Notes: Lot Area (GSF): 5,000 Parking Spaces: Zoning: R3A LOT "A" SURVEY Santa Monica East West Commercial Corridors Parking Study URBAN STUDIO Architecture and Urban Design i< r K /~SSOCI/~TES .^ ' V • ~~u.t~ ~F1~~J~+i~° ~ IV. DEVELOPMENT AND DESIGN SCENARIO PROTOTYPE To understand opportunities to increase parking along east west corridors, a development and design scenario was illustrated utilizing a prototypical east west commercial corridor site. The prototypical site utilized the area of both a commercial parcel and a"transitional" lot (i.e. the lot between a corridor-facing commercial parcel and a residential parcel). Looking at existing parcel patterns in the city, typical dimensions for parcels were used and the hypothetical lots were populated with the types of building masses found along east west corridors. The site is not specific but meant to represent the types of planning situations that are seen in the City (see Figure 1). ,, ~~~;;°~~ AXONOMETRIC - EXISTING PLAN - EXISTING Scale: 1 "=50' Figure 1-existing conditions along east west corridors are characterized by one and two story "perimeter block" buildings facing the commercial streets and transitional lots separating commercial uses {rom the residential uses and neighborhoods. The goal of the illustrative design developed was to better understand the scale and scope of potential development and consequent parking opportunities that might occur if these types lots were combined within the context of, but not in strict conformance with, City of Santa Monica zoning requirements. At the same time existing standards for separating commercial from residential parcels were tested and a potential "kit of parts" of design tools incorporated into the design that could further facilitate the transition from a commercial zone to a residential zone. The case study that presented to the Task Force assumed a three story mixed-use design with two stories of housing over one story of street facing retail and commercial space (see Figure 2 on next page). On the area of the transitional site, the housing stepped down from three stories to two stories and incorporated open space, stepbacks, and setbacks to buffer the new construction from the existing residential construction. The illustrative design assumed subterranean parking beneath the entire site. The consultant team sought to realize a reasonable design envelope in keeping with the scale of existing commercial corridors. Notwithstanding this goal, the design is not a"by-right" design in that it is not completely within the existing allowed zoning envelope and thereby would require numerous discretionary actions from the City. AXONOMETRIC-PROPOSED PLAN- PROPOSED Scale: 1 "=50' Figure 2- a prototypical design was developed to test existing and potential design guidelines that could mitigate or buffer the transition from commercial to residential uses. 15,435 GSF (75 units) 12,760 GSF (12 units) IEVEL 2 (+L 75') PARKING +/- -10' a,a7scsF ( ) (3 units) GRADE (O) LEVEL 3 (+/- 25.5') Figure 3- The mixed use prototype developed for the Study includes subterranean levels of parking (blue), a mixed-use grade level (orange commercial: blue parking: beige residential), and two levels of residential above. In general, the efficiency of parking and consequent parking supply could be increased if typical commercial lots were combined with typical transitional lots. At the same time at-grade landscape setbacks, building stepbacks, continuation of residential front yards, and development of courtyards facing residential areas could all be utilized to mitigate, from a design point of view, new development. However, the consultant team also found that the cost of the underground parking combined with City of Santa Monica zoning constraints with regard to density, height, and use would constrain new development as illustrated unless zoning was adjusted to increase potential intensities of use. When presented the illustrative example, Task Force members expressed concern that zoning based upon the prototype might unduly induce development and displace existing businesses A Lot Types on East-West Boulevards East of Lincoln Type I Type II Type III Type IV Type V Type VI Montana Blvd. Wilshire Blvd. 58 % 38 % 4% 0% 0% 0% Santa Monica Blvd. 34 % 25 % 0% 8% 8% 25 % Pico Blvd. Ocean Park Blvd. Analysis of A Lot Zoning and Adjacent Zoning East of Lincoln (Lot A Zoning)- ~RZA~-R2 (R3A)-R3 (NWR2A) (R2)-R1 (R2A)-R1 (R1 A)-R1 Adjacent Zoning -NWR2 C2 ~ Montana Blvd. 13 % 0% 50 % 0% 0% 37 % C6 ~ Wilshire Blvd. 52 % 23 % 10 % 5% 5% 5% C4 J Santa Monica Blvd. 58 % 42 % 0% 0% 0% 0% C2 ~Pico Blvd. 100% 0% 0% 0% 0% 0% C2 ~Ocean Park Blvd. 0% 0% 0% 0% 0% 100% LOT "A" SURVEY DRAFf "A" Lot Analysis Santa Monica East-West Commercial Corridors Parking Study KEY: ~ommerciai 0 Residential "A" Lot 0 Empty Lot City of Santa Monica URBAN STUDIO 3921 Wilshire Blvd. Sui~e 420 Los Angeles, Califomia 90010 213.383.]980Ph 213.383.]981 Yu ;~~~~nssocinres 14533rdS~.~Su~e400 ~~~~~~ San~a Monica, Califomia 90401 310.458.9961 ~il. FILE NAME: 0213A Generic 3D3 DATE:05/21/03 ~~,,,,,~ ~~,.,,.,~,~,w„ 1 "A" Lot is a direct and there is an Two ad'acent "A" buffer between empty lot between Lots serve as buffer "A" Lot is situated "A" Lot is between commercial and the "A" Lot and the between commercial between empty lot "A" Lot is between empty lots and residential uses. residential uses. and residential uses. and residential use. two empty lots. residential uses. V. OVERVIEW OF PARKING DISTRICTS The general feasibility of parking district formation along east west commercial corridors east of Lincoln Boulevard was considered as a means of increasing parking supply along these streets. An outline of key issues, requirements, and implications of the formation of one or more parking districts was developed as part of this general overview. A. Categorization of Districts by Purpose i. Ownership and financing of public garages or lots. ii. Designation of specialized zoning or use rights within a specialized area. iii. Management of parking resources within a specified area. iv. Note: The three purposes are not normally exclusive and sometimes all three occur together, but the distinction may be useful in considering implications and requirements. B. General Prerequisites for Success of Parking Districts i. Some meaningful perceived parking advantage to local businesses, often but not necessarily representing a public financial contribution. ii. Significant "buy in" by local property owners resulting from the perceived advantage. C. Districts Formed to Own and/or Finance Public Parking i. Usually have two revenue sources, 1) limited parking revenues and 2) some level of assessment of parking owners. ii. Alternative is for developers to pay in-lieu fees to avoid building their own parking. iii. Financing almost always requires use of City credit; parking revenues are never "bankable". iv. Special assessments and/or in-lieu fees are also seen as uncertain. v. Key feature is that even if costs are projected to be covered by revenues and assessments, the bond market will require City credit or credit enhancement, often because such facilities very often run at deficits after debt service, and occasionally with pure operating losses. D. District Formed to Reflect Some Relief of Parking of Parking Requirements i. More often than not, these are districts only in the geographic sense and do not have any institutional framework, unless they are also engaged in management or financing. ii. Typical examples of such favorable treatment that relieves parking requirements include lowered on site requirements, opportunities for shared parking, use of offsite covenants, permission/encouragement to use collective valet services. iii. Once again the issue is perceived advantage to local property owners, typically reflecting preferential treatment not available elsewhere. E. Districts Engaged in Parking Management i. Typically this format applies when there are shared parking arrangements or parking covenants representing agreements between private parties enabled by public policy but not involving public finance or ownership. ii. The perceived advantage is that through collective management the use of parking becomes more efficient. iii. The need for a district is arguable since city departments can and sometimes do provide the necessary administrative and compliance monitoring functions; on the other hand, a locally formed district with local governance may be more effective partly because it will enjoy more local support, even if it is staffed by the City. F. The Common Denominator is Perceived Advantage i. Easiest to sell is public financing. ii. Specialized zoning treatment is more problematic but can be strong where there are advantages to share parking and/or utilize offsite parking. iii. Management benefits tend to flow from some form of specialized or relaxed zoning.