architects • engineers • planners

217 Pages·2017·17.97 MB·English

DOWNTOWN
P A R K I N G
A N A LY S I S
PREPARED FOR:
THE CITY OF MANITOWOC, WI.
JUNE, 2018
ALONG WITH JIM CONSIDINE & ASSOCIATES
Downtown ParkingAnalysis
Manitowoc, Wisconsin FinalReport
Table ofConte nts
EXECUTIVE SUMMARY
ExecutiveSummary ES1
INTRODUCTION 1
Study Area 1
Map 1 –StudyArea 2
ANALYSIS 3
PARKINGINVENTORY 3
TableA–PublicParkingSupplySummary 3
TableB–ParkingSupply 5
Map 2 –ParkingSupply 6
TURNOVERAND OCCUPANCYANALYSIS 7
Turnover 7
TableC–ParkingTurnoverSummaryof2 Houror LessOn-StreetSpaces 8
Map 3 –ParkingViolation Locations 9
Occupancy 10
Graph1 –OccupancyCounts 10
TableD–OccupancyCountSummary 10
Graph2 –OccupancyCounts,Publicvs.Private 11
Map 3.1 –PeakParkingOccupancy 12
OccupancyCounts AroundtheLibrary 13
Graph3 –OccupancyaroundtheLibrary 13
TableE–LibraryOccupancySummary 13
OccupancySummary 14
PARKINGDEMANDCALCULATION 14
ParkingNeed 15
TableF–ParkingDemandMatrix 19
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Downtown ParkingAnalysis
Manitowoc, Wisconsin FinalReport
Map 4 CurrentSurplusDeficit 19
Map 4.1WalkingDistancesforCurrentSurplus/Deficit 20
Future 21
TableG –PotentialProjectsforFutureDemandScenarios 22
Map5Future5YearSurplusDeficit 23
Map6Future10YearSurplusDeficit 24
Map7Future15-20YearSurplusDeficit 25
ParkingDemandZones 26
TableH-Zone1 27
TableI-Zone2 27
Map8–Zone1&2CurrentSurplusDeficit 28
TableJ -Zone3 29
Map9–Zone3Current SurplusDeficit 30
PublicInput 31
POLICY AND MANAGEMENT RECOMMENDATIONS 33
Introduction 33
TableKRecommendation Matrix 34
ParkingManagement 36
Developa DowntownParkingAuthority 36
DiscouragetheDevelopment ofAnyNewPrivateParkingLotsin theDowntown 37
Work with PrivateParkingLotOwnersintheDowntowntoCreate
AdditionalSharedUseParking 38
ADAParking 39
TableL–ADAParkingGuidelines 39
TableM–Comparison ofOff-Street ADAProvidedtoADARecommended 40
Marketing 41
ParkingFlyer 43
MarketingBicycleRidership 45
BikeRacks 46
Special EventParking 47
ParkingSigns 47
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Downtown ParkingAnalysis
Manitowoc, Wisconsin FinalReport
Pedestrian Enhancements&Activity 50
Residential Parking/OvernightParking 51
WalkingConsiderationsforShared-UseParking 52
ParkingDuration&Allocation 53
Map10–ParkingAllocation&DurationChanges 56
PermitTypes/ParkingPricing 57
ParkingEnforcement 58
ParkingFines 60
MaintenanceofParkingSpacesOn-StreetandOff-Street 61
Exhibit A–RecommendedParkingLayout Dimensions 62
CreateaSinkingFundforMaintenanceandUpgradestotheParkingSystem 63
AutonomousVehicles 63
ProvideAdditionalPublicParkingintheDowntown 64
PaidParking 65
ZONING RECOMMENDATIONS 67
NEW PARKING
Site andDesignAnalysis 74
Map11–PotentialParkingStructureLocations 76
Description ofSites 77
ProjectProFormaExplanation 78
ProjectFinanceCostExplanation 78
Site 1 80
Map12–Site1WalkingDistances 81
TableN–Site1Pro-Forma 82
Table0–Site1–ProjectFinanceCost 83
TableP –Site1APro-Forma 84
TableQ-Site1A–ProjectFinanceCost 85
Site 2 86
Map12.1–Site2WalkingDistances 87
TableR-Site2Pro-Forma 88
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Downtown ParkingAnalysis
Manitowoc, Wisconsin FinalReport
TableS –Site2-ProjectFinanceCost 89
TableT -Site2APro-Forma 90
TableU–Site2A–ProjectFinanceCost 91
Site 3 92
Map12.2–Site3WalkingDistances 93
TableV -Site3Pro-Forma 94
TableW–Site3–Project FinanceCost 95
Site 4 96
Map12.3–Site4WalkingDistances 97
TableX-Site4Pro-Forma 98
TableY–Site4–ProjectFinanceCost 99
Site 5 100
Map12.4–Site5WalkingDistances 101
TableZ-Site5Pro-Forma 102
TableAA–Site5–ProjectFinanceCost 103
ParkingGarageCostComparison 104
TableBB–SiteProjectandCostSummary 105
OperatingExpensesSummary 106
TableCC–OperatingExpensesSummary 107
RecommendationsforStructuredParking 108
Additional ConsiderationsRegardingStructuredParking 109
ParkingOperations 110
FaçadeandMassing 110
IssuesRelatedtoConstructionPeriod 113
PossibleProject Schedule 115
APPENDICES 116
AppendixA–Occupancy
AppendixB–BusinessOwnerSurveyResults
AppendixC–EmployeeSurveyResults
AppendixD–CustomerSurveyResults
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DowntownParkingAnalysis
Manitowoc,Wisconsin FinalReport
EXECUTIVE SUMMARY
This Downtown ParkingAnalysispreparedfortheCityofManitowocisacomprehensive
examination of parkingneeds.Thegoalof thereportistoevaluatetheuseofexistingparking
supplyanddetermineif thesupplyis adequatetomeetcurrentandfutureparkingdemand.The
reportdiscusseshowtomanagethecurrentsupplymoreeffectivelyandprovides tools toaidin
determiningwhenandwherenewparkingis necessary.
Thisreportcompilesthefollowingassessmentsandfindings:
 Overviewof theparkingstudyprocess.
 Assessmentofhowtheexistingparkingisoperatingandhowmuchnewparkingmaybe
requiredbasedoncurrentandanticipatedfuturedevelopments.
 Publicinput.
 Policyandmanagementrecommendations.
 Zoningrecommendations.
 Newparking.
Thestudyprocessconsistedofatwo-partanalysis.Thefirstpartincludedadetermination of the
parkingdemandbyblockbasedontheprovidedbuildinginventoryandcalculatedparking
generationfactorsper1,000squarefeetofgrossfloorspace.Thedemandwas comparedtothe
availablesupplyandtheresultingsurplus ordeficitdeterminedon ablock-by-blockbasis.
Thesecondpartoftheanalysis involvedcomparingtheparkingsurplusanddeficitpatterns tothe
observedconditionsasdeterminedbytheturnover andoccupancydata.Thiscomparison offered
abenchmarkbywhich thesurplus anddeficitdatawas calibrated.
PARKINGSTUDYAREA
ThestudyareadeterminedbytheCityofManitowociscomprisedof54blockscoveringthe
majorityof thedowntown. Thisareacontains theMunicipaloffices,CountyCourtsystemalong
with other Countyoffices,retail,restaurantandofficespace.Rich &Associatesevaluatedthe
parkingconditions,supplyandactivityof the54 blockstudyareaalongwith certain blocks just
outsidethestudyboundaries.
PARKING SUPPLY
Thefollowingtablesummarizes theexistingparkingsupplyin thestudyarea.Thereisatotalof
4,509parkingspacesinthestudyarea.Ofthesespaces1,393(31%)areon-streetspacesand
510 (11%)arepublicoff-streetspaces.Thebalanceof2,606 (58%)areprivatelycontrolledoff-
streetspaces.
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DowntownParkingAnalysis
Manitowoc,Wisconsin FinalReport
PublicPark ing Supply
On-StreetTotals 1,393 31%
Off-StreetTotals 510 11%
PublicPark ing
Total 1,903 42%
PrivatePark ing Supply
PrivatePark ing
Total 2,606 58%
TOTALPARKING SUPPLY 4,509
TheCityofManitowocmanagesandcontrols 42%of theparkinginthedowntown corearea.
BasedonRich &Associatesexperienceandbestpractices,wehavefoundthatitisdesirablefor
themunicipalitytohavecontrolof atleast50%of thesupplyin ordertosuccessfullymanage
municipalparking. This allows themunicipalitytoeffectivelymanagetheparkinginterms of
allocation,changingdemandandmarketpricing,andallowsgreater efficiencywithenforcement.
Manitowocdoesnotmeetthisbenchmark.
TURNOVER AND OCCUPANCY
Fieldworkforthestudyincludedaturnover andoccupancystudyconductedbyRich &Associates’
staff. Thisstudyinvolvedan examination of on-streetandoff-streetparkingoccupancies and
vehiclemovementsencompassingboth daytimeandeveninghours. Parkingwasobservedin
both publicandprivateareas.
Occupancy
Theoccupancystudyoccurredon Thursday,June22,2017 between thehoursof7:00am–
6:00pm.Thursdaysaremostoftenanoverallaveragedaythathasagoodamountofevening
trafficwith restaurants.AsecondcountwasconductedbyCitystaffonWednesday,June28,
2017aroundtheLibraryduetotheLibrarybeingclosedduringthefirstcount.
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DowntownParkingAnalysis
Manitowoc,Wisconsin FinalReport
Occupancy CountSum m ary
Occupa ncy Counts
Thursda y J une 22,2017
100%
90%
80%
70%
60%
50%
40% 37% 35% 34%
30% 24% 26%
20%
10%
0%
7:00am-9:00am 9:00am-11:00am 11:00am-1:00pm 2:00pm-4:00pm 4:00pm-6:00pm
# of 7:00am - % 9:00am - % 11:00am - % 2:00pm - % 4:00pm - %
TypeofParking
spaces 9:00am Occ.1 11:00am Occ.2 1:00pm Occ.3 4:00pm Occ.4 6:00pm Occ.5
PublicOn-Street 1311 174 13% 331 25% 353 27% 375 29% 296 23%
PublicOff-Street 630 210 33% 266 42% 264 42% 230 37% 157 25%
Private 2189 596 27% 914 42% 843 39% 797 36% 616 28%
Totals 4130 980 24% 1511 37% 1460 35% 1402 34% 1069 26%
Keyobservationsfromtheoccupancycounts:
 The9:00am–11:00amcircuitwas theoverallpeakat37%occupancy,with 1,511
parkingspacesoccupiedoutof the4,130 parkingspacesobserved.
 Duringthepeakcircuittheoff-streetparking(both publicandprivateparking)hada
higheroccupancyat42%than theon-streetat25%occupancy.
 Someon-streetblockfaceshad100%occupancythroughouttheday.
 Thepublicparkingoccupancy(on-streetandoff-street)peakedduringthe11:00am-
1:00pmcircuitwith32%occupancy.
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DowntownParkingAnalysis
Manitowoc,Wisconsin FinalReport
Turnover
Turnover is anindicatorofhowoften aparkingstallis beingusedbydifferentvehiclesthroughout
thecourseoftheday.Therewere82vehiclesparkedbeyondtwohours intwohour zones,
meaningthatduringcourseofthedayapproximately14 percentofvehicles observedwerein
violation. Aviolation rateoffivepercentorless isgenerallyconsideredasign of adequate
enforcement.Manitowocisnotmeetingthisbenchmark.Withcircuitslastingapproximatelytwo
hours,presumably,avehiclecouldbeobservedtwicein thesespacesandnotbeinviolation.
TurnoverandOccupancySummary
Theoccupancynumbers in downtown Manitowocarerelativelylow.Thepeakoveralloccupancy
was 37%occupied.This tellsusthatthereis an abundanceof parkinginthedowntown areathat
is availableduringpeakhours.Theissueisthattheparkingmaynotbeavailableforallusers,if it
is privateanditmaynotbelocatedin themostconvenientplaces.
PARKING DEMAND
Thecurrentparkingsituation iscalculatedshowingan overallsurplus of 1,327spaces.As
developmentcontinues tochangeandadditionalbusinessescometodowntown Manitowoc
thereisapotentialfor anincreasein theintensity(number of peoplevisitingeach landuse)of
overalllanduse.Block239hasalargedeficitduetoalargeamountof governmentofficeswith
onlyasmallnumberofparkingspaces locatedontheblock.Themajorityofthegovernment
employeeparkingislocatedon adjacentblocks.
In our opinion,oneof thebiggestreasons thatmanystakeholders perceivethereis aparking
shortagein thedowntownisbecausesomeemployees andbusinessowners areparkingon-
street,takingprimecustomer andvisitor spaces.Whenanemployeeparks on-streetdueto
greater conveniencewhentheirbusinesshas aprivateparkingorpublicleasedspaceavailable
for their use,theemployeeis actuallytakingtwospaces outoftheparkingsupply.This is
becausethespaceisnotasharedparkingspace,insteaditis reservedonlyfor thebusiness,
whereas thepublicon-streetspacesareintendedtobeavailableforanyonevisitingthe
downtown tovisitmultipledestinations.
Manitowoccurrentlyleases outoff-streetpublicparkingspaces individually.Thismakes the
publicoff-streetparkinglikeprivateparkingthatisreservedandcan onlybeusedbyaspecific
person or business.Thismeans thateven though theCitycurrentlycontrols42%of theparking
this numbershouldbemuch lower becausethisparkingisnotworkingasshareduseparking.
With severalrespondentsadmittingthattheywillnotwalktotheir reservedparkingspace,this
means thatseveralofthereservedpublicspacessitemptybecausetheyarereservedfor a
specificuser.Although theoccupancywas only37%duringtheanalysis,theeffectiveoccupancy
was muchhigherduetothis.
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DowntownParkingAnalysis
Manitowoc,Wisconsin FinalReport
Shareduseisan importantcomponentof parkingthatallows municipalities todevelop less
parkingforeach landuseduetotheabilitytoparkonceandvisitmultiplelocations.Thereis a
higherconcentrationofprivateparkinginthedowntown thatisnotsharedparking.Much of the
privateparkingwasunderutilizedduringtheoccupancyanalysis.This iswhyitis importantthata
municipalitycontrolatleast50%oftheparkingsupplyinadowntown,soitcan adjustallocation
anddurations toaccommodateallusersoftheparkingsystem.Theother issuethatshouldbe
notedisthatthemajorityofpermitspacesareleasedspecificallytoaperson or businessand
cannotbeusedbyanyoneelse.Thismeans thatthemajorityoftheoff-streetpublicparking
supplyisnotavailablefor shareduse.
FUTURE
Whenprojectingthefuturedemandscenariosweusedarateof 40%re-occupancy(or
absorption)of currentlyvacantbuildingspaceinthefiveyearprojections,80%inthe10year
projections,and100%in the15-20 yearprojections.Amixeduseparkinggenerationratioof2.25
parkingspacesper1,000 squarefeetwasusedtoprojecttheparkingneedoftheexisting
330,497sfofvacantspaceinthedowntown.TheFutureDemandScenarioonthefollowingpage,
is adetailedlistofpotentialprojectsprovidedtoRich &Associates andthesepotentialprojects
wereincludedin thefuturedemandmatrixprojections.
With thesepotentialprojectsfactoredintothedemandmodel,the5 year futurescenariois
reducedtoasurplus of 510spaces.The10yearfuturescenariofurtherreduces thesurplus to
165spacesandthe15-20 yearfuturescenariobecomesasmallsurplusof33spaces.Itshould
benotedthattheseareallpotentialprojectsandthattheyareincludedin thedemandmodel
withoutanyadditionalparking.Rich includes theseprojectstohelpunderstandthepotential
impacts totheparkingsupply.
ES5