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HomeMy WebLinkAboutParking Study Central Business District - 1989 -off T '. 111 x:V ' z CITY OF ITHACA 1 OB EAST GREEN STREET ITHACA, NEW YORK 14850 DEPARTMENT OF TELEPHONE:272-1713 PLANNING&DEVELOPMENT CODE 607 H.MATTHYS VAN CORT,DIRECTOR MEMORANDUM To: Callista F. Paolangeli , City Clerk From: H . M. Van Cort, Director, Planning and Development /— Re: Contract - Rich & Associates, Inc . Date: January 10, 1989 Enclosed for your records is the fully executed contract between the city and Richard A . Rich , Executive Vice President , Rich & Associates, Inc. for services to be rendered regarding a parking study for the Central Business District. HMVC/mc (Oct) Enclosur cc : J . Spano, City Controller C . Percey, Finance Department t- ' rya: 0-Con/Merges-Clerk . An Equal Opportunity Employer with an Affirmative Action Program" i rkrm VI Ima1 '•q3i CITY OF ITHACA 1OB EAST GREEN STREET ITHACA, NEW YORK 14850 DEPARTMENT OF TELEPHONE:272-1713 PLANNING&DEVELOPMENT CODE 607 H.MATTHYS VAN CORT,DIRECTOR FORM CONTRACT FOR SERVICES INDEPENDENT CONTRACTOR Made this 12th day of December , 1988, between : THE CITY OF ITHACA, a municipal corporation with offices at 108 East Green Street , Ithaca , New York , hereinafter called the ' City ' , and Rich & Associates , Inc . , 25240 Lahser Road, Southfield, MI 8034 hereinafter called ' the Contractor ' . WITNESSETH : WHEREAS , the City requires certain services to be performed more particularly set forth in Schedule A attached hereto and made a part thereof, and WHEREAS , the Contractor is desirous of performing such services and the City is desirous of contracting with the Contractor to provide such services, NOW , in consideration of the covenants , conditions , and provisions contained herein, it is hereby AGREED as follows : 1 . The Contractor agrees to perform the services set forth in Schedule A attached hereto and made a part hereof in a manner and at such time or times as is satisfactory to the City. 2 . The Contractor shall be paid for providing such services as follows : See Schedule A attached . 3 . The relationship of the Contractor to the City is that of an independent contractor . As such , the Contractor shall receive no fringe benefits from the City including but not limited to medical insurance , retirement benefits , worker ' s compensation , disability , unemployment insurance or any other benefits or remuneration other than that set froth in paragraph 2 hereinabove. "An Equal Opportunity Employer with an Affirmative Action Program" 4. The City may terminate this contract at any time without cause , in which case the Contractor shall be pai d pro rata for the satisfactory work performed to date of termination . 5 . The Contractor shall defend , indemnify, and hold the City harmless from any claims against the City arising from the negligence of the Contractor. 6 . The Contractor will not discriminate against any employee , applicant for employment sub -contractor , supplier of materials or services or program participant because of race , age , creed , color , sex , national origin, disability, marital status or sexual preference. CITY OF ITHACA : / B �x t By : ''yor o n u en .erger/ Date : /Z-//-3/g8 CONTRACTOR: B y : :ct R chard A. Exec . Vice President Date : e.eAl s /6- /98 8 APP ' AAL AS TO FO . 2, 2 Date: \ 17g i y '►' i,r n e y SCHEDULE A Services to be provided by Rich and Associates , Inc . as specified in the proposal dated October 21 , 1988. The primary study area is indicated by the dashed line on the attached map . It is understood that the schedule may be modified by mutual agreement of both parties in order to choose optimum time for data gathering given the unusual nature of Ithaca ' s seasonal immigration and exodus of the student population . Cost of services not to exceed $34, 500. 0-Merg-Con-Rich . ShA v... rK i. • \ A to t . -,7...„,_ e / ciockpiL4 - R 0 ! ' - .-_4,... ,;.,,... 4 r, A- /O F. r N W N _ I iiii 0)4 p A+ ANb •E- f. Q 2 ;1 0 I i ,, I : 4i J (--�——reeu.R__Tp„ S T 3g— _— Q --- I Q et L4��I�� 1 Z Z HW Z Cl d �j S zy _ Q W ' H 4 ' WL'! Q Q m #Z C �a b c. ..11 Z o z . 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ARCHITECTURE • PARKINGSSCONSULTANTS •INCENGINEERING 25240 3) L SE ROAD • SOUTHFIELD, MICHIGAN 48034 l October 21, 1988 1 1 Mr. H. Matthys Van Cort Director, Planning and Development City of Ithaca 1 108 East Green Street 1 Ithaca, NY 14850 ig Dear Mr. Van Cort: Rich and Associates in affiliation with URS Consultants of New York City are pleased to present to you this proposal to provide Parking Consulting Services for the City of Ithaca. In our visit to Ithaca we not only looked at the study area, but also at the vitality of the downtown. Both Harry Baker and I see a great potential for the downtown and its continued growth and i prosperity. There is great potential to utilize a Parking Master Plan as we are proposing that will lead the City in an approach to accomplish stated goals and objectives. The firms of Rich and Associates and URS Consultants are uniquely qualified to undertake the project. J Rich and Associates takes a planning approach to the study of 1 parking for municipalities, working with City staff elected officials and the public to formulate a Parking Master Plan. As an urban planner, I will be the principal in charge for this project, and will be supported by architectural and engineering 1 staff. URS and Harry Baker, the project manager from that firm 1 will provide traffic expertise and supplement Rich and Associates parking expertise to complete the project. IWe feel that an important component of Rich and Associates is the fact that we have not only designed over 900 parking structures, 1 J but that we have also done demand and economic studies for over 300 clients comprising hospitals, private developers and municipalities. In addition, our firm offers another service that we feel enhances our consulting capabilities with our J clients. Rich and Associates through its subsidiary firm, Medpark, wholly owned by the principals, develops, finances, manages and operates parking facilities. While this may seem a I small point, it is important because we stand in the shoes of the owner having to worry about the operation of parking, meeting _J FEASIBILITY STUDIES • FUNCTIONAL DESIGN • PARKING SECURITY PLANNING • SITE PLANNING • HOSPITAL PARKING PLANNING OPERATING STUDIES • DESIGN-BUILD • DEVELOPMENT,FINANCING&PROFESSIONAL PARKING MANAGEMENT THROUGH MEDPARK,INC. W..'n(. c t. , .,-,•<r ., ..gym;,— z..;,..;,•;,..,.,,,,,,,. ,. .. i,- Mr. H. Matthys Van Cort City of Ithaca Page 2 debt service and operating expenses. More importantly, we know how parking can become a marketing tool and how one must market parking by providing user friendly facilities that are well lit, secure, and generally well planned. We look forward to working with the City on what we consider to Il be a very exciting project. If there are any questions, please feel free to contact us. • JSincerely, 1 RICH AND ASSOCIATES, INC. At Richard A. Rich Executive Vice President RAR:dc Enclosure 1 J _J 1 RICH AND ASSOCIATES, INC. tr CONTENTS BACKGROUND PROJECT APPROACH 1 J TIME SCHEDULE FEE PROPOSAL • PROJECT TEAM EXPERIENCE - v | , ` | � • ( | / � � K ' " BACKGROUND � ^ - 1 - V BACKGROUND i lRICH AND ASSOCIATES, INC. l RICH AND ASSOCIATES, INC. was established in 1963. The firm has been specializ- ing in the study, planning and design of parking facilities over the past 25 years. The firm has maintained parking specialization as an objective and today is considered one -of 1 the leading parking consultants in the world. 1 The firm has participated in the design of the world's largest parking structures, including a 10,000 car space parking structure at O'Hare International Airport in Chicago, and a I6,000 car space, underground structure in Los Angeles, at the Century City Theme Towers. The firm has been responsible for the design of over 900 structures and beeti y'1 the architect and/or engineer of record on over 450 parking garages. Rich and As- sociates has been involved in numerous municipal projects. These projects have included jthe design of new facilities, the rehabilitation of existing facilities, and many demand and economic feasibility studies. Additionally, we have conducted over 200 parking demand Jand feasibility studies and 200 municipal garages. We feel however, that the systematic design and engineering of parking is not sufficient to give a firm the working knowledge necessary for proper planning and design. There- 1 fore, to back up our experience in the design of parking, Rich and Associates also J develops, finances and operates parking. We feel that this knowledge is an asset to our clients. Because we understand parking operation from the operator's point of view, we 1 stand in the shoes of the owner's parking representative and thus we feel our recommenda- i tions have practical relevance. 1 We incorporate into our recommendations planning, operating and design ideas that we JI have tried and experienced ourselves, as well as seen elsewhere. By operating parking 1 we know the costs and benefits that are involved in the day to day operation of park- ing, and consequently we are able to better understand the overall economics of parking. j J l BACKGROUND URS CORPORATION URS Company, Inc., with a local staff of 285, provides broad experience in planning, design, and construction management for architectural and engineering projects. The firm is the eastern regional office of URS Corporation, one of the nation's largest professional services organizations whose total staff of over 2,000 includes some of the most distin- guished and experienced representatives of the architectural and engineering professions. URS has been providing services to municipal, county, and state agencies in New York for over 50 years. As such, the firm is intimately familiar with the municipal facilities and infrastructure systems of a heavily-developed city. Through major offices in New York City, Buffalo, New York, Paramus, New Jersey, and Cleveland, Ohio, URS has been inspecting, designing and managing the construction of municipal, commercial and institution- al parking garages. 1 URS' staff includes structural, civil, geotechnical, foundation, mechanical and electrical inspec- tors and engineers; engineering economists; computer specialists; estimators and specification 1 writers; construction managers, inspectors and schedulers; draftsmen; architects and landscape architects; and the full range of technical and support personnel. URS has provided services for parking garages and parking lots as separate facilities or j in conjunction with developments which require on-site parking, such as office buildings, stadiums and hospitals. The firm is also familiar with the various electrical, mechanical and safety requirements of parking facilities by virtue of experience in overall inspection, design and/or construction management for facilities around the country. Representative ex- amples are: o New York Parking Garages: 23rd Street Marina Parking Garage, Manhattan (515 cars on 8 levels); NYC Department of Traffic Garage, Bronx (272 cars on 2 levels); NYC 1 Department of Public Works Garage, Bronx (425 cars on 6 levels); NYC Convention �J Center Operating Company Garage (6 levels). j 1 BACKGROUND 1 o Commercial and Recreational Facilities Parking Structures: Capitol Plaza Development, 5 Frankfort, Kentucky (3 levels); Gateway Parking Garage, Pittsburgh, Pennsylvania (750 1 cars); Yankee Stadium Parking, New York (7,250 cars); Dodger Stadium Parking (15,600 cars); Hunts Point Terminal Market, New York; Blue Cross/Blue Shield Office IUnderground Parking, Denver, Colorado. 1 o Mass Transit Parking Structures: Five-level, 1,800 car parking garage, Glenmont Station, Washington (D.C.) Metropolitan Area Transit Authority; 300-car parking apron for Tri-Met, i .e Portland, Oregon. lIn addition to URS' expertise with parking garages, the firm also offers professional depth in structural inspection and engineering of all types of facilities. URS has performed con- . dition inspection services for: Poughkeepsie (Cannon Street) Parking Garage, NY; IBM and Western Union Buildings, throughout the nation; Trinity Church and St. Paul's Chapel, jNY; Manhattan House of Detention, NY; and Brooklyn Army and Northeast Marine Ter- minals, NY. The firm has also provided the structural design for numerous commercial, Iinstitutional, recreational and industrial facilities, such as: the Olympic Hotel Garage in Seattle, WA; Gateway Parking Garage, Pittsburgh, PA; IBM Sales Headquarters, White 1 Plains, NY; and TWA Cargo Facility, Jamaica, NY. These assignments have been accom- panied by mechanical, electrical and elevator inspections. _i 1 .1 j I ii I I. i. 1 1 I if I . . 1 .,, PROJECT APPROACH , 1 1 . I I. j I i I 1 i PROJECT APPROACH IPROJECT UNDERSTANDING Based upon our review of the proposal and a field visit to the City of Ithaca, we found that one of the goals of the study was to evaluate a perception, shared by many 1 other municipalities, that there is a shortage of parking in the downtown. Our ex- perience in parking planning has shown that parking can be an important catalyst for 1 development. Thus, the ultimate goal of the parking study in our view is to develop a Parking Master Plan for the City of Ithaca. The Parking Master Plan will consist of recommenda- Itions based upon an extensive review of the City's parking system. Our field visit to the City indicated the significance of several parking issues that will warrant further e'a'lua- 1 1 tion. These issues are: jo parking management o enforcement Io parking spill-over into residential areas o future development in the downtown 1 o zoning 1 Our field visit and discussions with the Planning and Development Department staff helped us recognize the above issues are particularly important for many reasons. It is lour understanding that parking policy is determined by the Board of Public Works and the parking policies are administered by the Department of Public Works. In addition, it jwas found that the Department of Public Works is responsible to a large degree for enfor- cement of parking policies. We also noticed a great deal of metered parking in the downtown. It is possible that 1 at times there is parking spill-over into residential areas. ` Thus, it will be important to examine the possibility of a residential permit parking program. PROJECT APPROACH It is also under our understanding that the City will experience a loss of parking spaces due to the development of a County Mental Health Facility and Social Services building. These possible developments will need to be examined in light of their impact on the ex- isting parking system. Recommendations must be made to accommodate both the current 1 and future parking needs of the downtown. Another issue that we feel warrants evalua- tion is zoning. It is our understanding that part of the downtown is zoned in a B3 fashion, and that in an effort to encourage development, the City provides all parking for new developments. 1 What follows is a description of our proposed project approach. We have endeavored !lin the approach to address all of the issues in the proposal, as well as some of the issues sir that we feel may need special attention. We believe that a Parking Master Plan will Icontinue to contribute to the success of the downtown. l J 1 • OVERVIEW OF PROJECT APPROACH TASK I: REVIEW EXISTING DATA TASK II: MEETINGS TASK III: , DATA COLLECTION o Review of all past studies, o Kick-off A. *Parking Space Inventory reports and inventories e.g. o Downtown Business Groups and B. *Land Use Inventory Parking Inventory '87 Public Meetings C. *Demand Inventory 1. Manager Survey 2. Pedestrian Survey 3. Employee Survey D. *Parking Turnover and Occupancy E. Enforcement 1. Ticketing 2. Enforcement 3. Ordinances 4. Comparable Data Collection F. Evaluation of costs of parking and its effects on the use of parking spaces G. Determine walking habits and patterns H. Summar of Results * Option 1: City staff or student interns perform surveys under supervision of consultant. OVERVIEW OF PROJECT APPROACH TASK IV: ANALYSIS OF PARKING TASK V: FUTURE PARKING NEEDS TASK VI: MASTER PLAN DEVELOPMENT • A. Graphic Representation A. Land Use Plans/Capacity A. Review goals and objectives scenarios B. Computer Model Analysis B. Site Analysis C. Parking facility management B. Preliminary Report C. Traffic Analysis 1. Specific Ownership and development of parking D. Cost Estimates - structures 2. Review of Overall E. Financial Analysis management 3. Rates F. Financial Feasibility Analysis 4. Analyze rate in relationship to demand generators 5. Maintenance • 6. Hours of Operation 7. Mix of long term and short term packers 8. Enforcement 9. Zoning 10. Security D. Space Assignment Practices 7 �J rte. OVERVIEW OF PROJECT APPROACH TASK VII REPORT o Major Findings o Recommendations - Master Plan o Technical Documentation PROJECT APPROACH lTASK I: REVIEW OF EXISTING DATA: All past inventories and studies (such as the parking inventory conducted by City Plan- ning in August 1987) will be reviewed in order to establish a basis from which to proceed on data collection. This review will occur prior to our kick-off meeting with the City of Ithaca. 1 TASK II: MEETINGS: Kick-Off Meeting: This initial meeting will involve Rich and Associates, URS, the Plan- ning and Development t Department and the Parking Task Force. This meeting will in- volve discussing and refining: 1 o the goals and objectives of the study o the boundaries of the study area I,• o the time schedule and work program o the format for the report io the progress meeting schedule lDowntown Business Group and Public Meetings: The project team believes in providing forums for user groups to ensure that their problems, concerns or interests are addressed. iWe would recommend, at a minimum, a meeting with such groups during the course of the fieldwork and during the week in which the draft fmal is being reviewed by the 1 City. In addition, the project team is prepared to attend meetings for the purpose of ex- amining parking issues and providing expert advice. TASK III: DATA COLLECTION: 1 A. Parking Space Inventory - Inventories of all parking, on-street and off-street, will be J undertaken for the study area. Past inventories will be reviewed and updated. Parking Jwill be categorized as follows: - On-street or off-street 1 - Public or private ownership - Parking categorized as available to the public or privately controlled i - Parking mix, long term vs. short term - Rates - Current availability of parking • PROJECT APPROACH All on-street parking will be accounted for including metered spaces, free spaces with time limitations if any, loading zones, handicapped spaces, and no parking areas. 1 The on-street spaces in the study area will be designated by number and type, by block and block face. 1 All off-street parking will be accounted for, including all surface, underground and 1 structured parking. Each parking area will be labeled for reference, which will include ownership, utilization, user type, rates, number of spaces and restrictions. 1 4. The results of the on-street and off-street parking surveys will be summarized graphically Iand tabulated in table format agreed upon system by the City and Rich. I Option 1; Rich and Associates in an effort to reduce the cost of the study will offer an option to Jhave City staff complete some of the subtacks for Task III. We will set up the framework for the inventory and run through a sample block with City staff. Rich and Associates will provide direction and supervision for this task. The City may wish to also consider using student interns in addition to or instead of City staff. B. Land Use Inventory - As a component of the inventory process, land use will Ibe investigated and inventoried. Field staff will note an overall land use plan, if one does not already exist, on a block face by block face basis noting each building on Ievery block and designating buildings by function such as commercial, residential, industrial, etc. As an adjunct to this, Citystaff, with Rich and Associates will analyze overall land J� Y 1 use on a block face basis with respect to square footage. In this regard, gross and J net floor areas will be analyzed on a block face by block face basis and categorized Ias to function such as commercial, residential, retail, industrial, etc. This may be done in several fashions which may include looking at a Polks Directory for business inventories on a block and block face, as well as looking at tax assessment information, if available. This project will be coordinated between City staff and Rich '1 and Associates' staff. PROJECT APPROACH 1 This subtask can also be completed by City staff, should this option be chosen. 1 C. Demand Inventory: Parking characteristics unique to the City of Ithaca for I employees, visitors and customers will be gathered to quantify the existing demand by block and block face. The demand inventory is completed by the use of 3 surveys. These brief questionnaires are called the manager, pedestrian and employee surveys. The manager, pedestrian and employee surveys are completed to establish parking characteristics a'from existing demand generators within the study area. Trip generation characteristics will also be established. Levels of current usage of alternate transportation and projections for utilization of same will be reviewed. Should the City decide upon Option 1, Rich and Associates will also provide training and supervision for the manager, pedestrian and employee surveys. The following is a description of the surveys to be completed: Under MANAGER SURVEY - n der this subtask, interviews are conducted with businesses 1 and offices within the study area. Rich and Associates or City staff, depending on the option selected, will personally visit or tallc to every business within the study area and will question office managers or owners collecting the following information: - Type of business - Hours of operation - Parking Utilization - Number of employees full and part time - Visitor use estimates for a peak day - Net square footage of the office - Estimates of percentage of visitor/customer volume that are downtown employees - Estimates of percentage of visitor/customer volume that are students. U Students as a group will be considered in the data collection and analysis portion of the study. Their impact (if any) on the parking system is unknown. Thus, in order to ensure that no demand generators are overlooked, students will also be considered. sc � t ' PROJECT APPROACH C Information from the manager survey questionnaires will be tallied and compiled for analysis by Rich and Associates'. 1 b. PEDESTRIAN SURVEYS - Personal surveys of pedestrians (shoppers, individuals 1 downtown on personal business, etc.), who utilize on-street and off-street parking will be conducted. These interviews are required to ascertain the following -1 characteristics of non-employees coming to downtown Ithaca. - Purpose of trip downtown i - Origin and destination of trip - Method of arrival and location parked - Walking distance from parking space to destination - Length of stay Type of vehicle and the number of passengers ;l - Amount paid for parking and their perception of parking downtown I - Whether they are a student and if so, where they parked (on campus or downtown). , IThe pedestrian interviews are generally run from 10:00 a.m. to 5:00 p.m. on -1 normal business days. However, due to the vibrant night-life in the downtown, the survey hours have been extended to 9:00 p.m.. This survey can also be run by City staff if that option is chosen. 1 c. EMPLOYEE SURVEYS - Employees in major demand generators will be given a parking questionnaire and asked to complete and return it to their managers. The employee surveys are both distributed and picked up by either Rich and Associates' staff or City staff, depending on the option selected. The survey will help establish driving and parking characteristics of employees working downtown i such as: - Employment status (full-time or part-time) I - Method of arrival downtown Where they parked and the distance from destination, i.e. walking distances j & patterns - Amount paid for parking i Tr-''•• OOc?t+o<,:.oPt+o••oq,f t,•fR:v (,..,,, .,.,., .;:,•q I , PROJECT APPROACH 1 - Possible use of alternate means of transportation I - The employee's perception of parking downtown. 1 D. Parking Turnover and Occupancy: A study of the turnover and occupancy of parked vehicles in public and private facilities, off street facilities and on-street parking will be 1 completed. The study will document turnover and occupancy of off-street and on-street i parking areas (as identified in the inventory) at hourly intervals between 8 a.m. and 5 f p.m. or later in circumstances that warrant it. This will be done on at least one business day and one weekend day. Areas to be surveyed will be discussed with the ICity Planning Department. The average utilization of parking areas will be established by the hour to determine a peak utilization hour. This characteristic will be determined for individual areas and by Iblock and facility type. 1 This subtask could be completed by City staff under the direction of Rich and 1 Associates. 1 E. Enforcement - An evaluation of the effectiveness of the on-street and off-street 1 parking enforcement will be completed. This will include work elements to be completed by both Rich and Associates and by City staff should this option be Iselected. The work program will consist of the following items: 1. Ticketing: During the parking turnover and occupancy study to be completed for on-street parking, vehicles with expired meters and no tickets, vehicles with tickets J and expired meters, etc. will be noted. This will give an indication of the j effectiveness of the enforcement. 2. Enforcement Routes: Rich and Associates will review with the Department of IPublic Works, the enforcement strategy taken by the department which will include • looking at scheduling, as well as routing and assignment of personnel and budgets. .J 3. Ordinances: A review of the ordinances for parking enforcement will be under- taken by Rich and Associates to ascertain what legal options for parking enforce- ment and collections exist or could be changed. {. PROJECT APPROACH I 1 4. Comparable Data Collection: Rich and Associates will collect data from other Icities within the northeast region. This will include a review of the level of fines, type of enforcement, number of personnel, the number of tickets written per Ienforcement person, the number of metered spaces and non-metered spaces both on and off street -and if possible, to ascertain the pay levels of enforcement lpersonnel or budget for parking enforcement. In addition, data such as where the revenue goes for fine collection, the percentage of tickets collected and other operational data on enforcement will be collected from comparable cities. IF. Evaluation of costs of parking and its effects on the use of parking spaces - The developmental costs of parking will be reviewed in the City of Ithaca and ,,.1 compared with development costs in other cities in the northeast. The use of a parking space by an individual is, of course, affected by the rates charged for parking. jOften the rates charged for parking are in direct relationship with the developmental costs. Rich and Associates will evaluate how the developmental costs of parking in IIthaca by both the public and private sector affects the rates for parking which in turn affect the overall parking utilization of particular areas. This information will be ii used in the parking master plan phase to look at parking development strategies for both the City and the private sector. iG. Determine Walking Habits and Patterns - In the employee and pedestrian surveYys, lthe walking characteristics of individuals from their cars to their destination points will be determined. In addition, the paths taken by individuals will be outlined by imeans of a systematic questionnaire. i H. Summary of Results - The results of all these surveys and questionnaires will be put in chart, graph and table form as decided by Rich and Associates and the City. 1 All of the technical documentation will be placed within a section of the final report titled "Technical Documentation". I I PROJECT APPROACH TASK IV: ANALYSIS OF PARKING A. Graphic Representation - As a result of the inventory analysis, and the data collected in the previous step a graphic representation will be made on a block by block basis of existing peak parking demand, existing peak parking surpluses, existing peak parking deficiencies and the various land uses associated with each of the blocks within the study area. These characteristics will be shown individually and in a composite for the entire study area. JThe results of the computer studies for parking supply and demand; and surpluses and deficits will be shown both graphically on a study map of the area as well as, in Ichart form. In addition, colored zones will be used on the influence areas to determine specific locations of parking deficiency and what that deficiency is composed of. B. Computer Model/Analysis - Rich and Associates has created its own computer software Iin-house for use of performing Municipal parking demand and feasibility studies. Designed to aid in the tabulation and analysis of the parking survey data as acquired I in the fieldwork phase of the study, the software, as designed, is directly compatible f with our methodology. The development of the software in-house was required because w I of the specialty of the services provided by the firm as well as the uniqueness of the methodology. Four primary computer programs used together are utilized by the 1 firm in the performance of municipal parking demand and economic feasibility studies; CAPDE, CADBA, CAPDA and CAPSA. These programs were designed to be given to cities to use in their in-house analysis and tracking of changes in parking needs. iIn addition, we can easily provide updates to previous clients as needed. 1 o CAPDE: Rich and Associates has developed this program to use parking demand characteristics generated on a square foot basis from specific demand use generators. i This program takes on a block and block face basis the square foot breakout of land use and from unique characteristics generated in the City of Ithaca will compute estimated current demand for land uses inventoried as part of the fieldwork process of the study. 1 o CADBA (Computer Aided Data Base Analysis) is the program used for compiling all of the manager survey data gathered during the fieldwork portion of the study. , PILOJ ECT APPROACH o CA PDA (Computer Aided Parking Demand Analysis) is the program that allows easy analysis of the parking demand (generated from CADBA) and parking supply (gathered from field inventories) 'to determine the surplus or deficit in each block in the total study area. o CAPSA (Computer Aided Parking Site Analysis). This program is used to determine the surplus or deficit around a specific site, - using characteristics for specific changes that will occur and affect that site. Software has also been written by the firm for analysis of fmancial alternatives i in the funnling of parking projects. The program - BONDCOST is designed such that potential funding alternatives can be quickly and easily explored, which will ishow the impact various factors would ultimately have on a project. • o BONDCOST allows for the determination of the dollar amount of revenue bonds "� that must be sold, considering the impact of various interest rates, whether a debt service reserve is required etc. Numerous factors are programmed in, allowing for quick analysis of the various alternatives. IC. Parking Facility Management - Rich and Associates will review and analyze the Jparking facility management strategies in the City of Ithaca. This will include both Jpublic and where available, private parking for both on-street and off-street parking. 1 The following are items specific to this parking facility management review analysis: 1 1. Specific ownership and development of parking structures: Rich and Associates I will review the goals and objectives of the City of Ithaca with respect to the J parking system. This discussion will analyze the pros and cons and cost/benefits for private versus public management of the parking facilities, as well as the public 1 versus private development of these facilities. This will be the basis for further analysis of the overall management of the parking system. 1 2. Review of Overall Management: Rich and Associates will review and analyze who manages the current off-street parking areas, both private and public, type 1 J of contractual arrangements, the number of personnel and how those personnel are assigned as well as budgets. PROJECT APPROACH 1 Rich and Associates after reviewing this information will collect data from cities in the region on their management techniques; whether they contract out parking Imanagement, how those contracts may be written and the pros and cons that those cities have found with that parking arrangement. In addition, Rich and 1 Associates will review the overall management qualities of the outside contractors and do a cost benefit analysis for the system. 1 3. Rates: A rate review is done in Task HE, but in addition Rich and Associates will review the rates and parking management, enforcement, number of spaces, ietc. from at least 5 cities within the northeast region of similar size to that of Ithaca will be analyzed and explained. The purpose for this is to look at Icompetition in different cities and to look at how they handle not only the parking rates, but management etc. Rich and Associates will then review specifically° the rates relative to utilization. M I 4. Analyze Rate in Relationship to Demand Generators: The project team, using data collected, as well as based upon past experience in other cities and other J parking programs, will compare the parking rates to the utilization of parking areas. I This would incorporate results from the parking surveys, turnover and occupancy studies. Based upon this review, the team will make recommendations for rate changes in certain areas to either promote long term or short term utilization or to promote utilization in general. • I 5. Maintenance: Rich and Associates will review each parking facility with respect to the maintenance procedures, who is doing the maintenance, how it is contracted Iand what it costs. In addition, Rich and Associates will analyze and review any monitoring techniques currently used and will make recommendations for a monitoring system for maintenance that will not only include structural maintenance of facilities but also general housekeeping. Finally, Rich and Associates will review 1 each parking facility with regards to the overall maintenance and make recommen- dations for possible changes. l 6. Hours of Operation: A review will be made of the operating procedures with regards to operation of both the on-street and off-street parking in the City of Ithaca. This will include not only a review of the operating of municipal parking but also private parking within the area. Recommendations will be made on how _j ; PROJECT APPROACH 1 to adjust the hours of operation, after reviewing operating budgets and revenue f streams. We will look at the cost benefit of keeping facilities open longer or closing them earlier and what the utility of changing the hours will have. It will be balanced between the revenue collected and the public purpose of parking. 7. Mix of Long Term and Short Term Parkers: As mentioned above, the hours of operation can reflect somewhat on the long term and short term nature of parking areas. Based upon the parking demand study, as well as looking at the turnover analysis of particular parking areas, recommendations will be made on the f ilocation of long term and short term parking. 8. Enforcement: The effectiveness of the enforcement of parking will be reviewed as 1 previously mentioned in Task III-E and will be compared with other cities within the region. Rich and Associates will review the level of fines and make recommendations to changes in the free system to promote off-street parking utilization and be more cost effective in the actual enforcement procedures. j9. Zoning: Rich and Associates will review the existing ordinances concerning parking. In addition, comparison with other zoning ordinances in other cities will 1 be made. Recommendations will be put forward for changes in the ordinance based J upon data collection and analysis. We feel that it is essential in the determination iof the overall effectiveness of the system and the formation of a comprehensive parking plan, to do a review of the zoning g ordinances. l 10. Security: Security procedures within the City's parking facilities will be examined. This will be particularly important with respect to the City's parking garages. Often 1 the public perceives that garages are unsafe. J This comprehensive review will include the current resources and how they are applied and recommendations will be given for changes in procedures that may include physical 1 as well as people resources. l D. Space Assignment Practices - The team will examine the space assignment practices for public and private spaces for both on-street and off-street areas. An analysis will JI be made of these space assignments and recommendations formulated to optimize the efficiency of the overall parking system. 1 I } PROJECT APPROACH i iTASK V: FUTURE PARKING NEEDS A. Land Use Plans/Capacity Scenarios - Utilizing the data gathered in the fieldwork 1 portion and the data developed from the computer models, Rich and Associates will develop, working with the City future land use plans for 1993 and 1998, as well as lthe corresponding capacity scenarios. lThe CAPSA program allows us to utilize the effects of different development scenarios in a specific area of the downtown. Additionally, the CAPSA program will allow jseveral altemative development scenarios of various sites to be investigated simultaneously which will illustrate any changes to the parking system. Then, if conditions warrant a 1 projected change in either the parking supply or demand (such as a business moving or expanding), the appropriate new values can be input into the CADBA, CAPSA—arndi 1 CAPDA programs and a new parking surplus or deficit generated. 1 The overall result for land use plan and capacity scenarios will be to incorporate land use development future projections of buildings (based upon review with the City of Iany proposed or expected changes in the parking supply) to yield a surplus or deficit on the affected blocks. This will allow us to do an analysis of additional parking sites and to come up with a recommendation for size, location, development type, utilization, rates and possibly financing. B. Preliminary Report - A preliminaryreport will be presented to the Parking Task Force and the Planning and Development Department. At his meeting the team will present the major findings of the fieldwork and analysis of parking data. The results lwill discussed and any necessary changes will be incorporated into the draft final for the City's review. -_l TASK VI: MASTER PLAN DEVELOPMENT 1 Rich and. Associates will consider and evaluate land use policies, changes in on-street space policies and enforcement practices that effect parking. In addition, Rich and As- ._.1 sociates will explore the alternatives to expand parking facilities in downtown Ithaca. This would include: an analysis of location, phasing and capacity of new garages or new i' PROJECT APPROACH I 1 surface lots. The Master Parking Plan will emphasis the evaluation of the alternatives that are particular to the City of Ithaca's parking needs. Additionally the alternatives to be lanalyzed will involve the management of the parking system. IA. Review of Goals and Objectives - This subtask will include a review of the goals and objectives of the City of Ithaca's parking system. Recommendations will be 1 developed by the project team to ensure that parking policies are consistent with those goals and objectives. _1I B. Site Analysis - Rich and Associates will identify potential off-street parking 1 development sites, should a parking deficit be determined. Recommendations will be provided to deal with future downtown development and its impact on parking. The . timing of construction of future parking facilities will also be examined. , . . J Sites will be evaluated on but not limited to the following criteria: - - appropriateness of site with respect to 'demand generators I - topography, vehicle dimension, pedestrian ingress and egress - walking distances - number of spaces needed for current and future demand - land availability 1 - zoning (setbacks, etc.) 1 - security I - economic and financial feasibility - impact on traffic flow Preliminary schemes will be made for the most feasible parking development sites. ..] These schemes will be used in making cost estimates for parking development and iimprovements. 1 C. Traffic Analysis - Should a parking deficit warrant immediate construction of new facilities, URS will conduct a traffic analysis to determine the impact potential parking J sites will have• on traffic flow. Recommendations will be made to deal with potential traffic flow problems. J I. PROJECT APPROACH l 1 D. Cost Estimates - Any improvements to the parking system such as new lots or a 1 garage that are recommended by the project team will include cost estimates. The estimates will be based on the preliminary schemes done in the site analysis. 1 E. Financial Analysis - A fmancial analysis will be based on Rich and Associates' 1 knowledge of successful financing methods used by other downtowns and the firm's experience as a parking developer. The analysis will cover the legal and financial 1 mechanism that can be used to successfully develop additional parking in the City of Ithaca. Different financing methods will be investigated and ranked as to desirability, Icosts and availability potential for each development option. Methods of financing include: 1 l . * tax exempt revenue bonds (fixed or variable rate) * conventional financing J * general obligation bonds * private development I * public/private joint ventures 1 F. Financial Feasibility Analysis - A complete economic feasibility analysis will be developed using the cost estimates in the preceding subtask and the appropriate ] financing methods. Proposed parking improvements including lots and garages will be J reviewed and charted to display the following: - Size of facility { - Hard and soft costs, based on different design and financing schemes i - Debt service required for each scheme - Operating cost for each scheme - Gross revenue available j - Net revenue available 1 - Loss or profit The financial performance of alternative structures can be easily reviewed and reworked jto find a point where a project is either feasible or not. If necessary, methods of subsidization will be investigated. I c : PROJECT APPROACH I j 1 Rich and Associates, upon judging the costs and fmancing alternatives and drawing on the firm's development experience, will recommend a course of action for the City of Ithaca. 1 TASK VII: REPORT Rich and Associates will supply the City of Ithaca with a written Final Report summariz- ing all aspects of the parking field work and in-house research and recommendations. A draft fmal report is submitted for review and comment by appropriate City officials. The report will consist of the following components: I. Major Findings: I - Inventory of on-street spaces, off-street spaces and land uses in the study area graphically displayed on a Study Area Map. 1 - Current and future parking demand - Parking characteristics of downtown employees and visitor/customers j - Review of City's present parking system - Review of parking systems of other cities in Ithaca's vicinity. I2. Recommendations and Conclusions - Projected parking requirements for proposed developments within study area. -] - Analysis of recommended expansions, revisions or additions to downtown parking areas (if necessary). l - - Recommendations to improve the parking system in areas including but not limited 1 to: management, enforcement, rates, meter locations, zoning, signage, land-use and ldevelopment controls. Recommendations comprise a Parking Master Plan. 3. Technical Documentation 1 - Charted results of field research including data base of downtown businesses, parking J inventories and demand projections. J The fmal report shall be presented to the City of Ithaca by the project team. J j I TIME SCHEDULE 1 TIME SCHEDULE TASK I Review of Existing Data 1 week ITASK II Meetings* - Kick-off in week 2 - Business and Public in week 2 TASK III Data Collection* week 2 I TASK IV Analysis of Parking weeks 3-6 TASK V Future Parking Needs weeks 7-8 - Preliminary Report* in week 8 TASK VI Master Plan Development weeks 9-11 TASK VII Report weeks 12-16 - Review draft final* in week 14 - Presentation of final* in week 16 1 optional trip - the City may wish to schedule another trip by the Consultant to Ithaca during the study. I 1 * Indicates a trip to Ithaca by Consultant i i i • FEE PROPOSAL 1 Y ' FEE PROPOSAL i . l l Our proposed fee for this project including reimbursable and a total of six -trips to Ithaca will be $34,500. The proposed meeting schedule would be # of Trips Tasks and Subtasks - 1 I 2 - Data Collection (includes Kick-off) I1 - Preliminary Report 1 1 - Review of Draft Final 1 - Final Report presentation ...1 1- (optional trip to be determined by City) J 1 The project team recommends meeting with business groups and the public during data col- lection and the review of the draft final trips. In addition, the team will attend/par- ] ticipate in any meetings the City may request during the above listed trips. Any additional trips the City may request will be negotiated. This fee will be based Ion an hourly rate of expenses. Option I: JIn an effort to reduce the cost of the study we are offering this option to allow City jstaff and/or student interns to complete some of the data collection. This option is ex- plained in more detail in Section 2. The fee reduction should this option be selected .J will be negotiated. J 1 PROJECT TEAM 1 RtANiZ I NA-., CHATS CITY OF ITHACA PARKING TASK FORCE 1 PLANNING& DEVELOPMENT DEPARTMENT PRINCIPAL-IN-CHARGE RICHARD A. RICH • PROJECT MANAGER DIANE GANUN ASSISTANT PROJECT MANAGER HARRY BAKER (URS) REVIEW OF DATA ANALYSIS FUTURE MASTER PLAN EXISTING DATA COLLECTION OF PARKING PARKING NEEDS DEVELOPMENT Richard A. Rich Diane GaNun Richard A. Rich Richard A. Rich Richard A. Rich Diane GaNun Harry Baker Diane GaNun Harry Baker Harry Baker Harry Baker Cory Paul Harry Baker Diane GaNun Richard W. Kinnell .1 , PROJECT TEAM 1 1 RICHARD A. RICH 1 Rich and Associates Vice President l Planning lEducation: Masters Candidate for Urban Planning and Transportation Wayne State University. 1 Bachelor of Science Industrial/Organizational Psychology Wayne State University. Professional Status: Parking Demand Analyst/Financial Analyst IVice President of Rich and Associates Professional IMemberships: Parking Consultants Council of the National Parking Association American Planning Association i American Association of Hospital Planning Urban Land Institute International Downtown Executives Association ICouncil of Tall Building and the Urban Habitat Parking Committee Experience: Mr. Rich is responsible for the economic analysis and design of parking. He has worked with hospitals, municipalities and developers on financing parking, rate reviews, design and the successful marketing of parking. hascompleted firm comp eted over 80 parking demand feasibility studies and 18 operational studies under his direction. Mr. Rich's areas of parking analysis, design and study include: .1 Parking Demand Studies - Direction of field research necessary to prepare the firm's economic feasibility and operating studies. Assisted in Jthe development of in-house computer model to analyze study data. Parking Master Plan - Prepared comprehensive Parking Master Plans for Ieffective management of parking. Recent municipal clients include: City of Colorado Springs, Colorado, City of Kansas City, Kansas, City of Bangor, Maine and the City of Norwalk, Norwalk, Connecticut. Recent hospital clients include: Doctor's Hospital, Columbus, Ohio, Rockford Memorial Hospital, Rockford, Illinois and The Jewish Hospital, jCincinnati, Ohio. 1 ; PROJECT TEAM Parking Design - Instrumental in schematic design process. Recent examples of work in this area include: 400 car garage in Falls Church, Virginia for Fairfax Hospital, an 1,100 car garage at East Jefferson Hospital in Louisiana, a 400 car garage for the City of Terre Haute, Indiana and a 500 car garage for the City of Bangor, Maine. Marketing Analysis of Parking - Reviews municipal and hospital parking to ascertain most effective operation and management to make parking systems powerful marketing tools. Financial Analysis - Worked with numerous clients on financing/ refinancing parking. Revenue projections analysis to determine point of self-amortization for parking structures for City of Colorado Springs. Recommendations to attain fiscally self sufficient parking system for City of Kansas City. Hospital fmancial analysis projects. include: Griffin Hospital, Derby, Connecticut and Mercer Medical `,1 Center in Trenton, New Jersey. Consulting - Parking planning, development and parking marketing consultations for private developer clients include Forest City Dillon and Nationwide Development Company. Completed study for private developer of Renaissance Center in Detroit analyzed impact on parking of the People Mover Public Transportation System. Consulting was provided recently to a proposed expansion of Alexandria Hospital in Virginia. 1 Mr. Rich also reviews the operating and security aspects of Rich and Associates' parking designs. Having initiated parking systems for entire cities and given numerous speeches on security, Mr. Rich is recognized as an expert in the field. l Publications: Mr. Rich is the author of several magazine articles. "Self Sufficient Parking Ends Drain on Funds" Michigan Hospitals, May 1985 "Experience in International Parking Design" Parking Magazine, 1984 "Hospital Parking: Analysis and Master Planning" l Michigan Hospitals, May 1985 J PROJECT TEAM DIANE GANUN 1 Rich and Associates 1 1 Education: Bachelors of Arts, Hunter College Professional Status: Field Manager and Parking Demand Analyst I Experience: Ms. GaNun is responsible for organization, writing and preparation of the parking demand study reports. Working with the Principal-in- Charge, she also assists in the fieldwork and collection of survey data, insuring that every project has sufficient data to obtain a complete, , accurate analysis of the given situation. Municipal Parking Demand Studies; Served as Project Manager on several municipal studies completing field and in-house research and supervising City Staff in data collection. Completed in-house computer analysis of current and future parking demand and prepared reports. University Parking Demand Studies: Researched and determined parking demand as Project Manager for university studies. Examined the unique parking concerns of inner city universities. 1 1 Hospital Parking Demand Studies: Completed data collection, field and in-house research and computer analysis to determine parking demand and supply for hospitals. Finn Newsletter; As Editor of "The Parking Journal". Ms. GaNun is responsible for writing, editing, production and distribution of the newsletter. "The Parking Journal" is published quarterly with a circulation of 10,000 individuals and organizations. 1 , PROJECT TEAM RICHARD W. KINNELL, AIA Rich and Associates Vice President, Project Development Education: Bachelor of Architecture Bachelor of Science in Architecture, Lawrence Institute of Technology, Southfield, Michigan Professional: 4. 1 Status: Architect/Vice President, Project Development 1 Professional Memberships: American Institute of Architects Michigan Parking Association 1 Society for Marketing Professional Services Experience: Mr. Kinnell is involved in the schematic design and design development of our architectural service. He is also responsible for marketing and project development. Mr. Kinnell is also involved in the field work and land use Ireview associated with our demand and economic feasibility studies. Having had classes in Urban Theory, Urban Policy, and Urban Planning, Mr. Kinnell assists in the correlation of parking in the urban environment. Some of the studies and architectural projects he has been involved in, include: 1 Mixed-Use Projects: Mr. Kinnell was involved with the planning schematic and design development stages for Uptown Market Place, Charlotte, North Carolina 430 car garage, Stroh's River Place, Detroit Michigan 1,500 car garage and was involved in the contract document phase of Rainbow Centre in Niagara Falls, New York - 1,700 car garage. 1 Hospital Parking Projects: Involved in the schematic designand design gn 1 development stages of; Iowa Methodist Medical Center, Des Moines, Iowa - 600 car garage, design development and contract document phases of St. Francis Hospital, Columbus, Georgia - 300 car garage 1 structures. I University Parking: Involved in the traffic flow analysis and demand determination at Carnegie Mellon University, Pittsburgh, Pennsylvania, and the schematic design and design development phases of two facilities 900 1 and 200 car garages for Eastern Michigan University, Ypsilanti, Michigan. EXPERIENCE 1 i• EXPERIENCE CLIENT REPRESENTATIVES FOR MUNICIPAL PARKING l DEMAND STUDIES AND CONSULTING SERVICES lMr. John Lundell Mr. Martin Bruno, Jr. Transit Manager Director, Economic Development I Iowa City Transit P.O. Box 6097 410 E. Washington St. Houma, LA 70361 Iowa City, IA 52240 (504) 873-6799 1 (319) 356-5154 ie Mr. James D. Ringe Mr. Ken Tsuchiyama Director of Community Development Traffic Engineer ICity of Colorado Springs City of Battle Creek 30 S. Nevada Avenue, Suite 302 City Hall l Colorado Springs, CO 103 E. Michigan (303) 578-6910 Battle Creek, Ml 48017 (616) 966-3343 Ms. Susan Sweitzer Mr. Brian Palmer Landscape Planner Amerivest Properties Norwalk Redevelopment Agency 30777 Northwestern Highway 1 123 East Avenue. Suite 300 1 Norwalk, CT 06856 Farmington Hills, MI 48018 (203) 854-7810 (313) 851-6300 ( Mr. Mike Lujan Mr. John Lord I Director, Parking Division Planning Officer 1 City of Santa Fe City of Bangor 200 Lincoln Avenue 73 Harlow Street Santa Fe, NM 87504 Bangor, ME 04401 (505) 984-6581 (207) 947-0341 _1 1 Ms. Mary Ann LaBelle Mr. Gregg Doty Main Street Manager Project Engineer City of Ypsilanti Oakland County Public Works J J 32 N. Washington One Public Works Drive ,Ypsilanti, Michigan 48197 Pontiac, Michigan I (313) 483-6680 (313) 858-0136 f 1 ' EXPERIENCE I City of Norwalk, Connecticut Parking Demand & Economic Feasibility Study 1985 and 1988 Ms. Susan Sweitzer Landscape Planner Norwalk Redevelopment Agency 123 East Avenue I Norwalk, Connecticut 06856 (203) 854-7810 1 Rich and Associates completed a parking study of South Norwalk for the Norwalk Redevelopment Agency in 1985. South Norwalk has historically been an economically disad- vantaged section of Norwalk and until a few years ago downtown South Norwalk was deteriorating. Recently revitalization includes a restored retail area, new offices and con- dominiums. Plans for a new Maritime Center to be housed in a vacant waterfront factory 1 have prompted the Norwalk Redevelopment Agency to provide ample convenient downtown parking to complement development plans. Rich and Associates collaborated with a local ,"1 engineering firm which has performed a traffic analysis. Rich and Associates worked with the Norwalk Redevelopment Agency on defining size, Itime frame and projected parking demand for proposed retail, commercial and residential developments. The fieldwork entailed obtaining parking supply, building inventories, and 1 employee/visitor surveys. Future work will entail an economic feasibility study of a proposed parking structure planned to be developed concurrently with the Maritime Center. I Presently, Rich and Associates is working with the Norwalk Redevelopment Agency on two separate projects. Working with a local firm, Rich is providing functional design services 1 on a new parking garage. The High Street garage project will involve a parking demand analysis and site investigation analysis, prior to design. 1 The second project involves the firm in a comprehensive parking demand and market 1 feasibility study for a proposed mixed use development project. In addition to providing a 1 Parking Master Plan for the proposed development, Rich and Associates will be involved in the evaluation of development options, developer/recommendations, and financial analysis. Working with a local traffic engineering firm and a local real estate firm, Rich and As- sociates will determine the overall feasibility and viability of a mixed use development in the West Avenue area. l i _J It. EXPERIENCE l l 1 City of Ypsilanti Mary Ann LaBelle J Main Street Manager Study Area: 34 blocks 32 N. Washington 1 Final Report: 1988 Ypsilanti, Michigan 48197 (313) 483-6680 _I ,r The City of Ypsilanti retained Rich and Associates to conduct a comprehensive parking Idemand study in the summer of 1988. Ypsilanti is home to Eastern Michigan University with a student population of about 10,000. The University is currently building a new business school in the downtown. The City realized it needed a parking plan to handle the anticipated overspill of parking jfrom the new college. Additionally, the City is trying to encourage building owners to renovate their 2nd and 3rd floor space for residential use. Resolution of the parking 1 issue was extremely important to the City's endeavor. Rich and Associates examined three distinct areas of Ypsilanti. The first area was the 1 Central Business District where the new business college will be located. The second area is known as University Village and is primarily residential. The third area is 1 adjacent to University Village and is a small shopping district. Many recommendations were made to the City. Among these were: the establishment of a lresidential parking permit program, better signage, a parking brochure, installation of meters and better enforcement. Demand projections demonstrated a parking deficit in the next two years. The firm also recommended the City buy small parcels of land for parking j and gradually raise parking fines and rates to finance land purchases. J l 11 EXPERIENCE City of Bangor. Maine Mr. John Lord, Planning Officer l Department of Planning Community Development Final Report: 1985 73 Harlow Street Study Area: 28 blocks Bangor, Maine (207) 947-0341 IThe City Council of Bangor, Maine approached Rich and Associates with the problems of a small city (population 31,643) experiencing downtown revitalization. Historic buildings were being purchased and renovated into restaurants, retail, office and living space. 1 Several potential developments were under consideration: two vacant department stores and a condominium/-retail project planned by a local Indian group. Employees and visitors alike complained about the lack of conveniently located parking. The City hoped to attract shoppers who have abandoned downtown shopping in favor of Isuburban malls. Parking meters were removed from the downtown streets in 1979 in program to attract shoppers with free parking. Unfortunately, downtown employees were --I using on-street spaces for their daily parking. Staff of Rich and Associates spent 10 days in 1985 Bangor doing the field work for a parking demand study in a 28 block area. Using computer programs developed in-house, Rich and Associates evaluated the existing parking demand and projected future demand. There was a deficit of parking spaces but the main problem was the inconvenient location of the large parking areas. Downtown businesses required short term parking spaces express- ly for customers and visitors. In order to ensure the turnover of these on-street spaces, 1 Rich and Associates recommended that meters be returned to downtown streets, fines for overtime parking increased and consistent enforcement implemented. Improvements to sig- nage were suggested to direct motorists to off-street parking locations. In addition to clearer signs, improvements were suggested for an unpublicized and underutilized Park and Shop program including a public relations campaign to acquaint customers with the convenience of off-street parking. IAs further development has occured and the projects do not provide their own parking, the City of Bangor has experienced a severe parking shortage. Potential sites for parking } developments were identified; each site was analyzed, discussing advantages and disad- vantages of each location. In addition to examining the individual sites several garage alter- 1 natives were developed for each site. Each scheme considered cost and timing implications of construction and their effect on the overall demand. Finally, Rich and Associates is now preparing financing recommendations, parking system development and management and structure design. This represents a long term relation and commitment by Rich and Associates to the City. EXPERIENCE 1 l City of Bay City, Michigan Mr. Earl Kivisto 1 City of Bay City Final Report: 1988 Planning Department Study Area: 85 blocks 301 Washington Avenue lBay City, Michigan 48708 (517) 894-8173 I Rich and Associates was selected to conduct a parking demand and economic feasibility 1 study in 1987. The City of Bay City requested that we examine three distinct business. districts. Each district is unique. The historic Midland district is currently experiencing 1 economic revitalization. The Central Business district has several potential development 1 projects which are currently being reviewed. The Columbus district is comprised of scat- tered small businesses. Each district had concerns about meeting existing and future park- ing demand. In addition to quantifying parking demand, the fine also examined six sites for future park- ' development in the Central Business district. Five of the six sites were analyzed for the development of structured parking. One site is being considered for surface parking ionly. Our preliminary site analysis discussed the advantages and disadvantages of each site taking into account parking supply available around the site, the different demand types and quantity, and the walking distance. A cost analysis will be completed at a later date. Rich and Associates will also review the City's parking policy with respect to enforcement 1 and revenue generation. We will also provide recommendations to the City on acquiring property for future parking needs. .1 I l _1 EXPERIENCE i lCity of Santa Fe, New Mexico Mr. Mike Lujan Director, Parking Division IFinal Report: 1988 City of Santa Fe Study Area: 15 blocks 200 Lincoln Avenue Santa Fe, New Mexico 87504 1 (505) 984-6581 { i The City of Santa Fe retained Rich and Associates to examine the feasibility of a parking facility at the City Hall/Sweeney Convention Center site. The study area was made up Iof the proposed site and the surrounding 15 blocks. In addition to determining parking demand and supply, the study examined several design considerations. Among the design 1 considerations were issues such as location of the site with respect to large demand gener- ators and deficits, good pedestrian and vehicular traffic circulation around the site and the possibility of incorporating retail space into the parking structure. After examining several jother sites the City Hall/Sweeney site was determined to be the best site for future park- ing development. IThe study also detailed the fmancial feasibility of the proposed parking facility and es- timated gross revenues and costs. Total costs were calculated and included the following: Iconstruction costs, professional fees, other hard costs (includes legal and accounting, testing, surveys and soils), contingency, debt service reserve, terms, interest rate, interest during con- 1 struction, bond counsel and points/discount. We also calculated operating expense projec- tions and construction cost estimates. Detailed 10 year proformas were developed for both 400 and 500 car parking structures using revenue bonds and parking system surpluses to 1 determine in what year debt service coverage could be met. Finally, we provided the City with various alternatives for fmancing the new parking facility. I 1 I I I r EXPERIENCE City of Rochester. Michigan Mr. Kenneth A. Johnson City Manager Final Report: 1986 City of Rochester 1 Study Area: 15 blocks 400 Sixth Street Rochester, Michigan 48063 (313) 651-9061 l Downtown Rochester had been selected as a participant in the Michigan Main Street 1 program and as a result City Officials wished to promote the downtown as hospitable to customers and visitors while providing ample, convenient parking. Rochester itself is a I very small town that is surrounded by rapidly growing residential, industrial and commercial areas. The growth of this area is reflected in the downtown Rochester with many new planned developments and the recent opening of a new mini-mall. Serious concerns about 1 the future availability of conveniently located parking were voiced by downtown business owners, employees and potential developers of new businesses. i In the Spring of 1986 the City of Rochester commissioned Rich and Associates to conduct a thorough study of the parking system that serves the downtown and offer recommenda- jtions that comprise a Parking Master Plan. The study objectives were to determine the current demand for parking and estimate the future demand, provide an inventory of exist- ing supply, determine the impact of certain proposed projects on downtown Rochester park- ing, and assess the parking system as a whole. 1 Results of the fieldwork indicated an overall deficit of 398 parking spaces in the 15 block study area. The deficit is concentrated around a 4 block area which makes up the Main 1 Street shopping area. A parking space turnover study indicated a large amount of over- t time parking; some cars remaining all day in the two hour free spaces and two hour meter spaces. These results confirmed the concerns of the downtown merchants that them Jcustomers and visitors could not find adequate on-street parking. After meeting with City officials the representative of the Downtown Development Authority and individuals planning developments in downtown Rochester Rich and Associates provided the City with parking 1 demand projections for developments in the downtown. Using in-house computer modeling capabilities, demand around the potential parking structure sites could be projected. j Rich and Associates recommended that the City plan to incorporate parking into large visible areas rather than small scattered areas and to land bank available parcels for future parking areas or development sites. Other recommendations included the City embark on a I consistent daily parking enforcement program to avail short term spaces to customers/visitors and designing a logo to acquaint visitors/customers with the availability of short term park- 1 ing. To promote the use of short term off-street parking for visitors, a program to im- 1 prove signage was also recommended. The final report to the City included proformas for the implementation of possible future parking development. J EXPERIENCE 1 1 City of Battle Creek, Michigan Mr. Ken Tsuchiyama Traffic Engineer City of Battle Creek 1 Final Report: January, 1988 City Hall Study Area: 24 blocks 103 E. Michigan ' Battle Creek, Michigan 49017 (616) 966-3343 1 .a Rich and Associates conducted a comprehensive parking study for the City of Battle Creek. The City sought out parking consulting services` in order to better deal with a perceived parking shortage by the community. Additionally, the City was seeking recommendations concerning their parking enforcement, rates and the overall parking organizational structure. The principal and project manager met with City Planning and Engineering staff and the Downtown Business Association in order to ascertain future development in the downtown. Of major concern were future plans involving a new office complex for the Kellogg Foun- dation downtown. Rich and Associates' staff examined the impact of this and other poten- tial developments on parking in the central business district. The firm has just completed the fieldwork and data compilation, and is working with the City and the Kellogg Foundation on a master development plan for the downtown, includ- ing parking and building development. 1 j _1 i I ' EXPERIENCE l 1 Amerivest Study Brian Palmer Detroit, Michigan Amerivest Properties 1 30777 Northwestern Hwy. 1 Estimated Cost: $6,500,000 Suite 300 1 Farmington Hills, MI 48018 (313) 851-6300 I .. 1 In 1987 Rich and Associates was retained by Amerivest Properties to update a study we had completed in 1985. Amerivest was planning to develop a 1,100 to 1,300 car spaces park- " 1 ing structure on a site adjacent to the Renaissance Center, a large office, retail and hotel complex on the Detroit waterfront. A market review of existing rates, parking supply and availability was done in a 20 block area surrounding the site. Demand in the area was jdetermined based on current building occupancies and data obtained in the 1985 study for Amerivest. Extensive financial proformas were prepared using several variables: size of struc- ture, high or low construction costs, varying fmancing costs and four rate levels. Amerivest Properties has recently secured fmancing and received City approval for the project. Rich and Associates is the architect and engineer for the 1,086 car garage. Ground breaking is scheduled for fall of 1988. .J j I _1 il 'XPERIENCE i City of Iowa City. Iowa • Mr. John Lundell l Transit Manager Final Report: 1985 Iowa City Transit Study Area: 60 blocks 410 E. Washington Street IIowa City, Iowa 52240 (319) 356-5154 IRich and Associates was recently engaged in a multi-faceted study for the City of Iowa City. The first phase of the study included investigating the financial condition of the parking system and reviewing the financial feasibility of adding on to an existing parking J structure. Another part of the first phase included reviewing an existing site for parking 1 and the potential of adding commercial or retail space to the structure. The entire study was completed on an accelerated schedule. For this portion several alternative schemes were developed and analyzed for cost implications. 1 The second phase, was a study to determine parking needs in the downtown. The downtown is unique because it is a regional shopping center, and it also contains the lUniversity of Iowa. Also unique to Iowa City is their heavy reliance on mass transit which directly impacts the parking situation. ICity staff assisted Rich and Associates in the data collection portion of the study. Under the supervision of Rich and Associates, Iowa City staff efficiently completed data collection 1 tasks such as pedestrian and manager surveys, building and parking inventories and turnover counts. J After computer modeling, several parking development sites were reviewed, with capacities and timing of the developments. Changes were recommended in the management controls of the on and off-street parking, such as use of a computer to record and store operating data. Rich and Associates has now been asked to work with an urban consultant to plan 1 the feasibility of a mixed use parking project on one of the proposed sites. J 1 1 1 4 ~ EXPERIENCE I . Oakland County Service Center Parking Demand Study, 1988 Mr. Gregg Doty Project Engineer IFacilities Engineering Div. Department of Public Works _1 Oakland County Public Works Bld. One Public Works Drive Pontiac, Michigan 48054 j { (313) 858-0136 1 Rich and Associates was asked to participate in a comprehensive master planning study for Oakland County. The County was planning to add a new court house, library for the 1 blind ' and handicapped and expand the existing jail. As these facilities expanded, existing surface parking would be displaced. jWorking with a large multi-disciplinary team, Rich and Associates performed a parking study for the area known as the East Service Center. Located in the East Service Center 1 were medical and health related facilities, several administrative buildings, the Courthouse I and law library. The study involved the extensive surveying of employees, door counts and a parking accumulation and turnover. .1 Rich and Associates found that most surface lots were at 94% to 102% occupancy at peak times. Recommendations were made to deal with the present shortage. These included in- 1 stallation of card reader system for employee parking, restriping and relayout of lots and improving signage. Demand projections with the facilities expansion program will require a new parking garage. l The final Master Plan report which will include Rich and Associates findings will be l presented to the County in the spring of 1989. -J J