SR-417-004-04 (15)
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JCityot
Santa Moniea~
City Council Report
City Council Meeting: November 14, 2006
Agenda Item: ~ 8 - ~
To:
From:
Subject:
Mayor and City Council
Eileen Fogarty, Director, Planning and Community Development
Preferential Parking on Alta Avenue Adjacent to the Montana Business
District
Recommended Action
Staff recommends that the City Council:
Deny the petition from the 1100 block of Alta Avenue, and affirm that:
. no preferential parking should be implemented" on Alta Avenue between Lincoln
Boulevard and 17th Street because implementing any preferential parking
regulations on Alta Avenue north of the Montana Avenue business district will
create unreasonable displacement of non-resident vehicles further north; and,
. a two-space exception for homes with primary entrances on Alta should not be
created because it is difficult to define and enforce.
Should the Council choose an alternative which creates this two-space exception,
Council will need to modify the current Preferential Parking Code (per the City
Attorney's Office) to allow preferential parking in a sub-area on a block, and to define
"primary entrance". Should the Council choose to create a preferential parking zone
along all of Alta between Lincoln and 17th Street, staff will return with a Resolution at a
future meeting.
Executive Summary
Residents of the 1100 block of Alta between 11 th and 12th Streets (three out of four
homes) have petitioned for preferential parking on this block. This petition was filed in
1
June 2004 in response to increased parking on the street, which itself stemmed from
the September 2003 implementation of preferential parking on 11 th and 12th Streets
between Montana and Alta Avenues.
For many years Council has considered the parking needs of the Montana Avenue
business district employees. Originally, this petition was going to be considered along
with an employee permit parking program. Per the Council's February 28, 2006
decision, employee permits are no longer being considered for the Montana area, so
now this petition is being considered on its own merits. Council must decide whether or
not permit parking should exist on Alta Avenue.
Staff recommends denying this petition because:
1. parking occupancies are spread fairly evenly across the area north of Montana,
2. parking occupancies are not unduly high on Alta Avenue,
3. preferential parking on Alta will increase the displacement of non-resident vehicles
to areas north of Alta, conflicting with the findings that must be made to approve a
new preferential parking district, and
4. a majority of residents in this neighborhood have stated at public meetings that they
do not want additional preferential parking in their neighborhood.
. Alternative: Instead of leaving Alta completely unregulated wtih no preferential
parking, the City could make a two-space exception for homes whose primary
entrance faces Alta as opposed to the numbered street. This option is discussed in
full on page 7- Two Spaces on Alta Alternative.
There is no cost involved in denying this petition, thus no impact to the budget.
2
Discussion
Backqround
As residents of the blocks just north of Montana Avenue have petitioned for and
received preferential parking, parking occupancies on those blocks have decreased,
and occupancies on other blocks further north have increased. Currently, all of the first
blocks north of Montana (9th through 1 ih Streets) have two-hour preferential parking.
500 blocks
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This type of preferential parking allows customer parking, but not employee parking. A
petition requesting preferential parking was received from the 1100 block Alta Avenue
in June 2004. This R-1 zoned block consists of four households, all of which initially
signed the petition. One of the households withdrew their name in May 2006 and now
firmly opposes the petition. Another homeowner who originally signed moved, and the
new homeowner has signed the petition.
The block, which accommodates
approximately 23 parking spaces, is a side street for three corner houses that face 11 th
or 1 ih Streets, while the fourth house faces Alta. The two houses on the south side of
Alta (one of which is the house that faces Alta) are eligible for preferential permits, one
for 11 th Street and the other for 1 ih Street.
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The Council was notified of this petition by Information Item in October 2005, and a
parking utilization study was conducted in November 2005. This petition was originally
being considered in tandem with the employee preferential parking permit program, as
the Montana Avenue business corridor was the impetus for the current pilot employee
permit parking program. However, after evaluating the results from the November 2005
parking utilization study, staff stated in a December 2005 Information Item that Council
should consider a commitment to leave Alta Avenue and the blocks north of Alta
unregulated.
Community Meetinq
A community meeting related to the employee permit parking program was held with
neighbors on January 19, 2006. This meeting was predominantly about the fact that no
employee permits were likely to be proposed for the Montana area. However, the
petition from the 1100 block of Alta and its implications were also discussed. General
comments follow:
. some residents of Alta were troubled by staff's proposal of leaving Alta unregulated,
. side yards should not be treated differently than front yards,
. preferential parking should be granted to all who petition, and then employees
should be placed "back" on these blocks,
. some residents north of Alta liked the staff proposal, because it would avoid
changes that could lead their blocks to need future regulations,
. some were concerned that Council would fully pre-approve Alta Avenue, but not pre-
approve the blocks north of Alta, which could lead to additional spillover of employee
vehicles onto streets north of Alta,
. concern that residents north of Alta were not aware that a "policy" concerning
preferential parking on Alta and north of Alta was being proposed by staff.
5
Previous Council Action
On February 28, 2006, Council approved a one-year pilot employee permit program,
which created 20 permits for businesses in the Pico Boulevard and 10th Street area
only. At this meeting Council also affirmed that no additional preferential parking
should be implemented on the blocks north of Alta between Lincoln Boulevard and 17th
Street, and directed staff to hold a neighborhood meeting with neighbors along (and
north of) Alta Avenue to consider the petition from residents of the 1100 block of Alta
Avenue.
Study Results
As the preferential parking request for the 1100 block of Alta Avenue was not resolved
through an employee parking program, options for responding to the petition must be
evaluated by the conditions on Alta and the surrounding streets. The November 2005
parking occupancy study indicated the following for a weekday:
Preferential Total
Parkinq Averaqe Ranqe of
Area Parkinq? Soaces Occuoancv Occuoancies
600/700 blocks between
Montana and Alta Yes 559 50% 25% - 69%
500 blocks between Alta
and Marquerita No 512 37% 22% - 49%
Alta Ave between Lincoln
and 1 ih No 190 55% 36% - 77%
1261 45%
(Data collected on a non-street sweeping Tuesday, hourly counts 9am-9pm. See Attachment A
for full study results.)
Because vehicles are spread out rather evenly, staff did not recommend an employee
permit parking program for this area. North of Montana Avenue, as preferential
regulations have covered more of the blocks closest to Montana Avenue, employees
6
and long-term parkers have shifted to Alta Avenue. Most of the Alta Avenue frontage
represents side yards of residences, and occupancies along Alta today are slightly
greater than on other regulated and unregulated blocks north of Montana Avenue. If
preferential regulations were implemented, up to 100 long-term parkers would be
displaced to blocks north of Alta and blocks south of Montana Avenue, spreading the
need for preferential parking to blocks that are currently unregulated, and, ultimately,
displacing people who may have few alternatives. If Alta Avenue and the second
blocks north of Montana remain unregulated, this domino effect could be avoided.
Two Spaces on Alta Alternative
All of the homes on Alta are corner lot homes (34 total homes in this area), with the
main entrance usually on the numbered street. At least 10 homes, however, have their
predominant entrance on Alta Avenue. Council could decide to pre-approve
preferential parking for approximately two spaces only closest to the front entrances of
these homes. It is difficult to define, however, what a "predominant" entrance means.
The following table shows how many homes could be affected, and how much parking
could be reseNed by preferential parking, depending upon scale of implementation.
# Parkinq spaces
Number if 2 spaces qranted % of Alta parkinq that
of for preferential would be removed
Homes % of total oarkina from aeneral use
Clear Entrance on Alta 10 29% 20 11%
Side Door/Gate on Alta 8 24% 16 8%
Entrance difficult to define 7 21% 14 7%
25 74% 50 26%
Total Homes between Lincoln and 17th St.: 34
Total Parking Spaces on Alta: 190
7
This option could pose some challenges to administer and enforce, and would place
more cars on the blocks north of Alta. Challenges include:
. Need for definition of "primary entrance" in the Municipal Code
. Clear delineation for parking enforcement personnel and for people trying to park
their vehicles
. Challenges with respect to exact signage placement and designation of two spaces
. Potential conflict with neighbors.
Furthermore, preferential parking was never designed to reserve parking spaces in front
of one's front door. A petition would still be required in order to implement preferential
parking on any block.
Public Outreach
Per Council direction from the February 28, 2006 meeting to respond specifically to the
petition, another community meeting was held on May 15, 2006. Approximately 24
residents attended. This meeting was held specifically to discuss the following four
options for parking on Alta:
1. no preferential parking on Alta,
2. full preferential parking on Alta,
3. partial preferential parking by means of designating two spaces only in front of
homes whose primary entrance is on Alta, and
4. limiting non-residential car storage on Alta by posting "No parking 3am-5am daily"
regulations. This fourth idea could be done by staff and would not require Council
action. Residents were firmly against this idea.
About three-quarters of the attendees were against additional preferential parking
restrictions in their neighborhood. Most attendees who live north of Alta did not want
8
restrictions on Alta as they feared that more employees vehicles would just move
further north. These residents don't want to pay for permits or deal with the
inconvenience of permits. Four individuals did want permit parking on Alta, as it would
help residents with primary entrances on Alta, and decrease the amount of trash and
noise on the street. Other comments ranged from: pre-approve preferential parking all
the way to San Vicente and then infill with employee permits, to: eliminate all
preferential parking north of Montana. Additional comments are included with
Attachments Band C.
Alternatives
There are several alternatives to be considered with respect to the petition from the
1100 block of Alta Avenue:
1. Deny petition and affirm to have no preferential parking on Alta Avenue. A 2001
study of the neighborhoods along both sides (north and south) of the Montana
corridor found that the overall occupancy in the area was 59%, indicating that it is
possible to accommodate everyone who is parking, and still leave spaces available
on each block, as long as all of the blocks accept a comparable share of the
parkers. The 2005 study showed that Alta occupancies average 55 percent.
Though parking may not always be available directly adjacent to one's home,
nearby on-street parking is always available to residents. Staff proposes that Alta
Avenue remain unregulated, in order to accommodate a share of employee parking.
2. Pre-approve preferential parking on Alta Avenue for two spaces only, and only for
homes whose primary entrance is on Alta A venue. This would allow between 10
9
and 25 homes along Alta to have two preferential parking spaces "directly in front of
their front entrance", if their block petitioned. This is a very unique "solution" which
does not exist anywhere else in Santa Monica. On the positive side, employees
would lose no more than 26 percent of available parking along Alta. It might prove
challenging for parking enforcement, and confusing to people trying to use the
public right-of~way. There is no set definition for "primary entrance" in the Municipal
Code, and this could be contentious with neighbors. If Council chooses this option,
staff recommends that regulations be consistent with adjacent regulations in the
area: "Two-hour parking 9am-9pm Monday-Saturday, except by permit".
3. Pre-approve all of A/fa Avenue: This would be consistent with other preferential
parking districts in the City, where all the street frontage is pre-approved for
preferential parking, and where permits are implemented when residents petition.
This would be simple for parking enforcement. This would, however, shift more cars
to the blocks north of Alta, and contradicts one of the required findings for creating
a preferential parking zone which states that "no unreasonable displacement of
non-resident vehicles will result into surrounding neighborhoods". If Council
chooses this option, staff recommends that regulations are consistent with adjacent
regulations, i.e. "Two-hour parking 9am-9pm Monday-Saturday, except by permit".
Environmental Analvsis
The proposed project has been determined to be categorically exempt from the
provisions of the California Environmental Quality Act (CEQA), pursuant to Article 19,
Section 15301 (c) which was recently amended to define Class 1 exempt projects in the
10
following way: "Class 1 consists of the operation, repair, maintenance, permitting,
leasing, licensing, or minor alteration of existing public or private structures, facilities,
mechanical equipment, or topographical features, involving little or no expansion of use
beyond that existing at the time of the lead agency's determination. . ." This exemption
lists as an example of "existing facilities:" "(c) Existing highways and streets, sidewalks,
gutters, bicycle and pedestrian trails, and similar facilities." Preferential parking zones
involve only the issuance of permits for the use of an existing public street and include
negligible or no expansion of this existing use.
BudqetlFinanciallmpact
The recommended alternative will have no budget or financial impact. Other
alternatives would be expected to result in the sale of a small number of additional
permits. As a result, revenue and cost impacts will be minor. Any permit sold would
cost $15.00 each per year, and add revenue to account 01415.400290.
Prepared by:
Ruth Harper, Transportation Planning Associate
Attachments: A) Parking Occupancy Study Results
B) Written Comments Recieved
C) May 15, 2006 Neighborhood Meeting Comments
Approved:
11
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ATTACHMENT C
Comments from Alta Ave. Neiqhborhood Meetinq: Mav 15, 2006
1) Preferential Parkinq on Alta Avenue: Yes or No?
4 individuals stated Yes
. Allows residents with primary entrances to park closer to those entrances
. Makes it easier to park
. Less trash and noise
16 individuals stated No
. Get rid of a preferential parking, but if it stays, allow 2 spaces on Alta
. Just pushes the problem north
. Will just snowball
. Every house has code required parking
. Employees have to walk too far
. Don't want to pay for permits
2) Restrictions from 3am-5am?
16 individuals stated No
. There is already a law in place. Vehicles parked for longer than 72 hours can be towed.
. May make it more difficult for households and homeowners
3) Other comments/suqqestions
. Pre-approve preferential parking to San Vicente and allow employee permits
. There should be preferential parking everywhere
. There should NOT be preferential parking anywhere north of Montana Avenue
. The City is responsible for providing parking for Montana Ave. employees; they should
build parking structures
. Employees should be able to park closer than 2 blocks from Montana
. Shift 2 permitted spots from numbered street to in front of the home that faces Alta
(applies to homes on the south side of Alta only)
. If there's an unwanted vehicle, use existing laws: notify the police and they will enforce
. Rules should not be for the front of the home, but should apply to street address only
· Regulations should only be where parking is extremely limited, such as by the school, and
permits should be free
. Preferential parking should not extend north of Alta
. Bring houses up to code: residents should not be allowed to take away parking
· Make diagonal parking spaces on Montana, and get more parking spaces within the same
space
· Use the Main Library for parking and then shuttle to areas of employment: "Little" Blue
Buses
. Eliminate the 2-block area rule