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SS03 - Balboa Pier Parking Lot Redesign
September 13, 1999 CITY COUNCIL STUDY SESSION ITEM NO. A TO: Mayor and Members of the City Council FROM: Public Works Department i J. SUBJECT: BALBOA PIER PARKING LOT REDESIGN RECOMMENDATION: Direct staff to proceed with the preparation of plans, specifications and engineer's final estimate for redesigning the Balboa Pier parking lot in general conformance with Alternative 6A. DISCUSSION: On June 22, 1998, the City Council authorized the preparation of a Parking and Circulation Study of the Balboa Pier parking lot and Main Street/Central Balboa area. A Professional Services Agreement was executed with the engineering firm of Austin - Foust Associates for the preparation of this study. A copy of the study is included as an attachment for your review. This study includes a detailed engineering analysis of possible alternatives for re- designing the existing parking lot and access. The goals of any re- design would be to improve pedestrian, private auto, public transit, and private tour bus circulation. The other primary goal of the study is to address parking concerns and needs in the area. The study was coordinated with the preparation of the peninsula -wide Parking Management Plan, prepared by Meyer - Mohaddes Associates. The 1997 Balboa Peninsula Planning Advisory Committee (BPPAC) Project 2000 report included a recommendation to redesign the Balboa Pier parking lot and to close Main Street, south of Balboa Boulevard, to pedestrian use only. This study analyzes the feasibility of that proposed plan. In 1991, the Balboa Pier parking lot and Central Balboa area was also studied in detail. A parking lot re- design plan was developed after a series of public meetings were held to develop a community consensus. The 1991 recommended plan is also included as an alternative in this study. The 1991 concept was incorporated in the adoption of the Central Balboa Specific Area Plan adopted by the City Council in 1994. The Public Improvement Component of the Specific Area Plan classifies the modifications to the Balboa Pier Parking Lot as a Priority I improvement to be implemented within 2 years. SUBJECT: BALBOA PIER PARKING LOT REDESIGN September 13, 1 M Page 2 The approach for the new study was to review the plans developed for ,the Balboa Pier F parking lot area, to craft new alternatives, and to compare the alternative plans against each other and the existing parking lot layout. The design process included a community outreach component so that residents and business owners would have input throughout the preparation of the study. Three public workshops were held to solicit the public's input. At the first workshop, the public was invited to comment on the BPPAC proposal and the 1991 Central Balboa Study proposal. The main component of the BPPAC proposal was the conversion of Main Street south of Balboa Boulevard to pedestrian use only, and the channeling of exiting vehicles from the parking lot out Washington Street to Balboa Boulevard. This plan would require a new traffic signal at Washington Street and Balboa Boulevard. Comments at the workshop indicate that area business owners are very interested in providing more parking for their customers and layover spaces for tour buses. The business owners raised concerns about restricting vehicular access on Main Street. Residents are concerned about tour buses, which currently park in the residential areas. The residents also support the construction of tour bus layover spaces to take the tour buses away from the residential areas. Both groups oppose the closure of Main Street because it would require a new traffic signal on Balboa Boulevard at Washington Street. Residents are strongly opposed to the installation of a new traffic signal on Balboa Boulevard. Residents also indicated that they were opposed to expanding the physical size of the parking lot, and that they supported additional landscaping around the perimeter of the lot. In response to these and other comments, a total of 7 alternative plans were identified and evaluated. These plans are presented and discussed in more detail in the attached study. The alternative plans are numbered 1 through 6 and 6A, with 6A being a minor variation of Alternative 6. Alternatives 2 and 4 ( BPPAC alternatives) were eliminated from consideration during the process because of the inability of using the one -lane Washington Street as the only egress street during peak periods. Both alternatives also included the installation of a new traffic signal on Balboa Boulevard at Washington Street, which is strongly opposed by the residents. None of the other alternatives include a new traffic signal. Towards the end of the project, Alternative 6 was. developed from a concept plan presented to the City by the Balboa Performing Arts Theatre Foundation. Their goal was to provide more short-term metered parking outside of the pay lot. Alternative 6 was presented at the final public meeting on February 10, 1999. Subsequent discussions with business owners and residents at both informal meetings and the August PROP meeting show support for Alternative 1 and Alternative 6A. A table is included on Page 14 of the study that compares the alternative plans to the existing parking lot. It should be noted that the existing parking lot has approximately . 20 parking "spaces" which are currently being used for interior lot landscaping. There was significant discussion of the benefit of additional parking spaces vs. the loss of interior parking lot landscaping. The general consensus was that if additional SUBJECT: BALBOA PIER PARKING LOT REDESIGN September 13, 1999 Page 3 landscaping was provided around the perimeter of the parking lot, then the interior landscaping spaces should be converted to additional parking spaces. Alternative 1 is the 1991 Central Balboa Study recommended plan. This alternative produces the most net parking space gain of 84 spaces. The metered parking area adjacent to the boardwalk is eliminated, and the additional new bus parking spaces are closer to the residential area. The pedestrian access from the lot to Main Street is improved, and landscaping is added around the perimeter of the lot. The engineer's estimate for Alternative 1 is $ 750,000. Alternative 6A is the recommended plan in this study. This plan provides for: 40 additional parking spaces, an expanded metered parking lot to serve the theatre and businesses, moving the bus parking further away from the residential area and providing for 10 bus spaces, improving the pedestrian access from the lot to Main Street and adding landscaping around the perimeter of the lot. The proposed improvements would require the reconstruction of the entire parking lot as it exists today. The engineer's cost estimate for Alternative 6A is $ 663,000. The FY99 -00 budget includes $430,000 from the Off- Street Parking Fund for design and construction of this project. Additional funds are available in the Off - Street Parking Fund for this project. Respectfully submitte ,�O, PUBLIC WORKS DEPARTMENT Don Webb, Director Antony Brine Senior Civil Engineer Attachment: Austin -Foust Balboa Pier Parking Lot Final Report, May 1999 t. UmmtpbwWmmdlcounc4rVM -00lseptember- 13tbalboa pier parking lot redesign.4100 BALBOA PIER PARKING LOT AND MAIN STREET ACCESS IMPROVEMENTS Final Report Prepared for: City of Newport Beach Prepared by: Austin -Foust Associates, Inc. 2020 North Tustin Avenue Santa Ana, California 92705 -7827 (714) 667 -0496 May 12,1999 BALBOA PIER PARKING LOT AND MAIN STREET ACCESS IMPROVEMENTS FINAL REPORT INTRODUCTION On June 22, 1998, the City Council authorized the preparation of a Parking and Circulation Study of the Balboa Pier parking lot and Main Street /Central Balboa area. This study is one of the first steps in the Balboa Peninsula Revitalization Program. This study includes an engineering analysis of possible alternatives for re- designing the existing parking lot and access. The goals of any re -design would be to improve pedestrian, private auto, public transit, and private tour bus circulation. The other primary goal of the study is to address parking concerns and needs. The City's approach to completing the study included a community outreach component so that the residents and business owners would have input at the start and at key milestones during the study. Austin -Foust Associates, Inc. (AFA) held a series of public workshops on behalf of the City to solicit resident and business owners input. This study has been coordinated with the preparation of the peninsula -wide Parking Management Study. BACKGROUND In 1991 a Parking and Circulation Study for Central Balboa was conducted at the direction of the City Council. Five public workshops were held to develop a community consensus on the traffic problems and solutions for this area. The key parking recommendation was to increase the amount of parking in the existing Balboa Pier parking lot. The parking lot redesign proposal developed in the 1991 study was incorporated into the Central Balboa Specific Area Plan as approved by the City Council in 1994. More recently, both the Urban Design Camp Peninsula Planning Study and the Balboa Peninsula Planning Advisory Committee (BPPAC) Project 2000 reports include an improvement to the Balboa Pier parking lot as well as a proposal to reconstruct Main Street south of Balboa Boulevard for pedestrian use only. Balboa Pier parking Lot and Main Street 1 Austin -Foust Associates, Inc Aoxss Improvements Final Report 017058rptwpd The City's current budget includes funds for the preparation of plans and specifications for the Balboa Pier parking lot and Main Street pedestrian access. The design process includes a community outreach component so that residents and business owners would have input in the process. The two parking lot concept plans previously developed, the 1991 Recommended Plan and the BPPAC Recommendation, were used as a starting point for this study. This study analyzes and compares the previous proposals, and outlines new alternatives developed to improve Central Balboa parking and circulation. EXISTING CONDITIONS The existing Balboa Pier parking lot contains 609 parking spaces in the main lot and 56 spaces in metered lots for a total of 665 parking spaces. Parallel spaces for OCTA bus layovers are provided. The existing parking lot layout is illustrated in Figure 1. Inbound parking lot traffic approaches the lot entrance via Palm Street. Palm Street is a two -lane one -way street southbound south of Balboa Boulevard. There is an existing signal at the intersection of Palm Street and Balboa Boulevard. Outbound traffic exits the area via Main Street or via Washington Street if the motorist has not entered the main parking lot area. Main Street is a two -lane one -way street northbound south of Balboa Boulevard. The intersection of Main Street and Balboa Boulevard is signalized. Washington Street is a one -lane one -way street northbound south of Balboa Boulevard. Traffic counts along Palm Street, Washington Street and Main Street were collected during summer weekends in 1998. On a typical summer weekend (July 24 -26) the parking lot attracts approximately 5,400 trips daily. During the Fourth of July weekend, the parking lot attracts approximately 5,600 trips daily. During the Labor Day weekend, the parking lot attracts approximately 4,300 trips daily. Figure 2 illustrates the existing traffic in the study area. These streets are currently operating at capacity during the peak arrival and departure periods. Balboa Pier Parking Lot and Main Street 2 Austin -Foust Associates, Inc. Access Improvements Final Report 017058rptwpd C I 1 � 1 y I 1 I 1 1 1 1 1 1 1 `im m i I 1 I 1 I 1 I 1 1 I 1 1 IN 1 I 1 v 1 I 1 i I I 1 1 1 . I t l i I t 1 1 .y i, � I 1 I i I'T 1 � 1 I C�Illlllllilfll � 5 C 5 C pC C 4 i 4 5 JIIUISIll1111111u 4 I w a to s Balboa Pier Parldng Lot and Main Street 3 Austin -Foust Assoeiata, Inc Ace= Improvements Final Report 0170Sgrpt wpd I i i Balboa Pier Parking Lot and Main Street Aowss Improvements Final Report C Figure 2 EXISTING ADT VOLUMES (f Austin -Foust Associates, Inc 017058rptwpd BALBOA no scale z 0 °o z0 z0 a� = 0000 TYPICAL SUMMER WEEKEND BALBOA no scale z R O Z 0 a o a = 00 co tri N¢ —► 4TH OF JULY WEEKEND BALBOA no scale z QO 0 z0 z0 PO a = c0 g O LABOR DAY WEEKEND Balboa Pier Parking Lot and Main Street Aowss Improvements Final Report C Figure 2 EXISTING ADT VOLUMES (f Austin -Foust Associates, Inc 017058rptwpd a 5 f= U at P wris �N� ©71 Ism =�3.Ga d �► z 0 d Q N z m U Cb W � as w �Q .r (A rl Balboa Pier Parking Lot and Main Street 6 Austin -Foust Associates, Inc. Massa Improvements Final Report - 017055rpt.wpd A err A z 0 d Q N z m U Cb W � as w �Q .r (A rl Balboa Pier Parking Lot and Main Street 6 Austin -Foust Associates, Inc. Massa Improvements Final Report - 017055rpt.wpd A 5 G� 4 - ��IiWNiINNNiN�NN 4 l .. Yl z 0 d Q N z m U Cb W � as w �Q .r (A rl Balboa Pier Parking Lot and Main Street 6 Austin -Foust Associates, Inc. Massa Improvements Final Report - 017055rpt.wpd A Balboa Pier Parking Lot and Main Street Access improvements Final Report z 0 NQ tb aW zo E. E� U a a a w Aostin -Foust Associates, Inc. % 017058rptwpd \ \ § ___mom Lot and Main Street _____._m_ \ t I Pd di e. 8 T 72 I V [lilt 1 111 "HHHHH, v 54 .41 4: Z F4 0. Awnin-Foust Associates, Inc 017058rpLwpd ARA \ \ \�\ \� � ................... ....... --------- . .... ...... ............ .... . ........ ___mom Lot and Main Street _____._m_ \ t I Pd di e. 8 T 72 I V [lilt 1 111 "HHHHH, v 54 .41 4: Z F4 0. Awnin-Foust Associates, Inc 017058rpLwpd any change at all to the existing lot, did indicate this option was the least objectionable. Figure 6 illustrates Alternative 3. Alternative 5 was the outcome of a public workshop discussion regarding the placement of the bus parking. This plan merely shifted the tour bus layover spaces to, a point in front of the hotel instead of existing residences. The owners of the Balboa Inn strongly opposed this alternative because of the potential impacts to their hotel. While this option was initially supported by some business interests, that limited support was quickly withdrawn when it became apparent the issue simply boiled down to residents versus hotel uses. Statistically, Alternative 5 is quite similar to Alternative 1. Alternative 5 is illustrated in Figure 7. Alternative 6 also emerged from the public workshop process, only this time a group representing the theater and other businesses sought more short -term metered parking. Alternative 6 provided such an option but at a very high cost, $818,000, with essentially no gain in total parking. Alternative 6 provides for bus layover spaces which are located further from the residences than currently or with any of the other alternatives. Figure 8 illustrates Alternative 6. Alternative 6A, illustrated in Figure 9, was developed in response to the criticism of the high cost but otherwise appealing aspect of the added short -term meters of Alternative 6. A significant cost reduction (down to $663,000) is achieved through retention of the northerly third of the existing lot, and only affecting new construction of the remainder of the lot with the exterior landscaping. Table 1 presents a matrix comparison of the alternatives. Table 2 summarizes the cost of each alternative. PUBLIC WORKSHOPS The first public workshop was held September 9, 1998. The subject of the first workshop was development of alternatives for the Balboa Pier parking lot. Approximately 45 residents and business owners attended the workshop. A questionnaire was circulated to the workshop attendees seeking their opinions on the main concerns with the Balboa Pier parking lot, their solutions to the parking 16t problems, and which features of the BPPAC recommendations they oppose or support. The main component of the BPPAC recommended plan is the conversion of Main Street south of Balboa Boulevard to pedestrian use only and the channeling of exiting vehicles out Washington Street to Balboa Pier Parking Lot and Main Street 9 Awtin•Foust Associales, Inc Ames Improvements Final Report 017058rptwpd t : t al .A t 1 l is a A a� e a � �mm ^n S � �sa=� .'l �i;tflfVttii � �iiil U lEifll ?i1 iillli4ilil {il( i!i!I!lRlls'e I {!!!EI!f!l�t�f!f� i!il�r iillll!'•.!IIIE's!!!!IIRII H i!i {(liil!!illl T iIR4Rli!! c1 m m a w F 4 Balboa Pier Parking Got and Main Street 10 Austin -Foust Associates, Inc, Aeress improvements Final Report 0I7058rptwpd 4Z _ aw� ° =. e l�i � - µ':viii ?ice. °.I !•ll�l3� II r .. . l : .au�.. i � t�_\{ , � � i • 711 I I f 3 _i ! 31 ! ,�: .'l �i;tflfVttii � �iiil U lEifll ?i1 iillli4ilil {il( i!i!I!lRlls'e I {!!!EI!f!l�t�f!f� i!il�r iillll!'•.!IIIE's!!!!IIRII H i!i {(liil!!illl T iIR4Rli!! c1 m m a w F 4 Balboa Pier Parking Got and Main Street 10 Austin -Foust Associates, Inc, Aeress improvements Final Report 0I7058rptwpd 4Z _ aw� ° =. e r l : .'l �i;tflfVttii � �iiil U lEifll ?i1 iillli4ilil {il( i!i!I!lRlls'e I {!!!EI!f!l�t�f!f� i!il�r iillll!'•.!IIIE's!!!!IIRII H i!i {(liil!!illl T iIR4Rli!! c1 m m a w F 4 Balboa Pier Parking Got and Main Street 10 Austin -Foust Associates, Inc, Aeress improvements Final Report 0I7058rptwpd J Z M v � u N N $ V e d °N V � 3 ? �O W vlll N N V' W ss A O t$ A 1 "' �� �/ IIIIIIC°.,IIII III II IIIIIIII IIII tlr„ I II 1111111 l.ns 1 1 1 1 1 1 11111111111111111 —'� 1 ' II I�IIIIIIIII Itlt II 1 11111111 II �"' fit.. A� IIII II1111III�III :. aemasay. 1111111111111111111 t ttt I I I I I I I I I I I IIIII E3 �; 1 *11 I III�IIIIIIII 111111 1 111111111111111111 x111111111111111111111111 .II11111111111111111111111 •� _ _ _ 0 _ _ � _ - � IIIIIIIIIIIIIillll �IIIIIIIIII "Y N A � •aa .�•. - 111 11 111 1 I I I I I I I I I I l l l l l l l l l l l til 1 l 06 � �IIIIIIIIIIIIII�IIIIIIIIIIII�II 1111111 x°11111 1 111111111111111 1111111 IIIIIIIIIIIIII G IIIIII� 11111111111 ll 111111111111111111 IIIII �IIIIIIIIIIIIIIIIIIIIIIIII x111111111111111111111 W 111111111 IIIII 111 9 11111111111111111 c i 71 7 z a t" F Balboa Pier Parldng Lot and Main Street 11 Austin -Proust Associates, Inc- Access Improvements Final Report 017058rpt.wpd pdm'Idj85OL10 tlu1 •satunossy IsnoA -U'IMV a r t z c • to W uodaa luuLq slumuoidwl sm oV ii )=)s UMN puu ]or] sup ilea raid w918f1 y/ WTH I I • • • • {.•• • �• DWI• R. • I I �71("h�"I��7�17 `111�1�j1I11 I�I�I7I 1 I HIIIIIIIIIIIIHHH I i I 1 HiNHHHHH1 i 1 I 1 a 1 I a +Ira s I I I I I 1 I 1 I I 1 1 + I 1 ` • •axons .r. MH t w • I I 1 ��I""�{"I��11'Ij'f�II � M I I H H I I I IrIrIrlrl7r ,�1I l71""f�f"�I +I+ It 11111 H11111 I I I R IIIIIIIIIIIII1111111 ■I• 1 le + 1 WI4 + I + I — + + d a a n H F ` F id"3SOLIO 'smumssV lsno.ru0sw uoday luu!d sluawaewdwi ssmW £I hails muN puu 10.1 lulVed laid VNIeg a"° [ y Z 2 45 po w� Cx �> L� e 8$ _ iemu 5 L � 5 � 5 k k 5 5 a"° [ y Z 2 45 po Cx �> L� e 8$ _ iemu m L � a"° Table 1 COMPARISON OF ALTERNATIVES MATRIX CONDITION EVALUATED EXISTING ALT.1 ALT.3 ALT S ALT. 6 ALT. 6A 1. Additional Parking Spaces +20• +84• +21• +83• +28• +40• No interior landscaping 2. Additional parking spaces N.C. +49 -2 +50 +2 +16 With interior landscaping 3. Tour Bus Spaces 0 4 10 4 - 8 10 4. Accommodate OCTA YES YES YES YES YES YES S. Landscaping in Front of Residential N.C. YES Partial N.C. YES YES YES 6. Main Street Ped Mall NO Partial Partial Partial Partial Partial 7. Impact on Ferry Access N.C. N.C. N.C. N.C. N.C. N.C. 8. Impact on Safety Q Boardwalk N.C. N.C. N.C. N.C. N.C. N.C. 9. Improved Ped Access from Parking Lot N.C. YES YES YES YES YES 10. Engineer's Estimate of Probable •- $750,000 $281,000 $732,000 $818,000 $663,000 Construction Cost ' Includes peripheral landscaping and conversion of interior landscaping to parking spaces N.C. - no change Balboa Pier Parking Lot and Main Street 14 Austin -Foust Associates, Ina Access Improvements Final Report 017058rpt.wpd A BID ITEMS ALT Table 2 ENGINEER'S COSTESTIMATE ALT3 ALTS ALT ALT6A 1. Asphalt $150,000 $50,000 .5150,000 $150,000 $100,000 2. PCC Curb $100,000 $50,000 585,000 $120,000 $90,000 3. Landscaping $200,000 $100,000 $200,000 $200,000 $200,000 4. Ticket Booth 5100,000 — $100,000 $100,000 $10,00 5. Striping 550DW $55.000 $50.000 $50.000 $44_000 Sub -total $60,00 $225,000 $585,000 5620,000 $530,000 Contingencies 15% $90,000 $34,000 $88,000 $136,000 $80,000 Engineering & Program Admin 10% 560.000 $22.000 $59.000 $62.000 553.000 TOTAL $750,000 5281,000 $732,000 $818,000 $663,00 Balboa Pier Parking Lot and Main Street 15 Austin -Foust Associates, Inc Access Improvements Final Report 017058rpt.wpd _oa Boulevard, which would require signalization of the intersection of Washington Street and L••'a Boulevard. Nine new parking spaces would be added to the Balboa Pier parking lot. nments at the workshop indicate that area business owners are interested in providing more icing for their customers, increased nighttime lighting, and layover spaces for tour buses. The sass owners also raised concerns about restricting vehicular access to Main Street. Residents are ned about tour buses which currently park in residential areas. The residents would like layover r; provided for tour buses also. Both groups oppose concentrating exiting traffic onto the narrow �c ^a.On Street and signalizing the intersection of Washington Street at Balboa Boulevard. Point residents strongly oppose signalizing the intersection. Residents also oppose the physical size of the Balboa Pier parking lot, support removing interior parking lot s apingto gain additional spaces, providing perimeter landscaping to screen parked vehicles, and ,_vrt raising parking fees and prohibiting overnight parking in the parking lot. The second workshopwas held December 9,1998 and was attended by 28 people. Alternatives ough 4 were presented to the residents and business owners. The residents and business owners were surveyed to determine their preferences for the alternatives. Out of 30 40nnaires, Alternatives 1 and 3 received 25 (83 percent) and 22 (73 percent) votes, respectively. natives 2 and 4 were eliminated based on the infeasibility of using Washington Street as the only street from the lot during peak hours. Also the strong objection from residents to an added ' on Balboa Boulevard at Washington Street was a secondary factor. Approximately half the _sas would prefer perimeter landscaping to landscaping within the parking lot. Residents y Palm Street and Washington Street do not want the tour buses parked directly in front of ee:es, but the hotel owners do not want the tour buses parking directly in front of their pool i heater and business owners requested more short -term metered parking. Based on comments at the meeting and from the questionnaires, two additional alternatives were developed. The final workshop was held February 10, 1999. Thirty -two residents and business owners attendance. Alternatives 5 and 6 were presented. Business owners sent letters indicating their for Alternative 1 (AppendixB) prior to this workshop and the discussion of Alternatives 5 and -_, of a survey at the third workshop indicate that the majority of the residents and business support Alternative 3 (48 percent) and Alternative 1 (37 percent). Alternative 6 received also (19 percent). Parking Lot and Main Street 16 Austin -Foust Associates, Inc Final Report 017058rpt wpd L I RECOMMENDATIONS The results of the public workshops indicates there is support for both Alternatives 1 and 3. Alternative 1 provides the most additional parking spaces while Alternative 3 provides only an increase in OCTA/tour bus layover spaces. The bus layover spaces in Alternatives 1 and 3 would have to be modified to provide handicapped access. Alternative 6A provides a compromise between Alternatives 1 and 3. Balboa Pier Parking Lot and Main Street 17 Austin -Foust Amoeiatm, Inc Aowss Improvements Final Report 017058rpt wpd APPENDIX A WORKSHOP PRESENTATION Balboa Pier Parking Lot and Main Street A -1 Austin -Foust Associates, Inc. Access Improvements Final Report OI7058rpt.wpd C BALBOA PIER PARKING LOT DESIGN STUDY WORKSHOP NO, 1 ALTERNATIVES DEVELOPMENT BY: JOE FDuST, P.E. AUSTIN -FOUST ASSOCIATES, INC. 2020 NORTH TUSTIN AVENUE SANTA ANA, CA 92705 (714) 667 -0496 PENINSULA REVITALIZATION BALBOA PARKING DESIGN STUDY ALTERNATIVES IDENTIFICATION WORKSHOP NO. 1 SEPTEMBER 9, 1 998 PURPOSE OF STUDY. 1 DESIGN ENGINEERING FOLLOW-ON TO BALBOA PENINSULA PARKING MANAGEMENT PLAN 2. IDENTIFY AND EVALUATE PARKING LOT DESIGN A. EXISTING LAYOUT B. BPPAC 2000 RECOMMENDATIONS C. "WORKSHOP" CREATED ALTERNATIVE(S) AS KS C' 1. EVALUATE BPPAC RECOMMENDATIONS A. BALBOA PIER PARKING AND CIRCULATION? B. MAIN STREET "PEDESTRIAN ONLY" PLAN? 2. SOLVE IDENTIFIED PARKING MANAGEMENT ISSUES A. OPPORTUNITY TO ADDRESS RESIDENTIAL PARKING PROBLEMS - TOUR BUS LAYOVER B. IMPROVE AESTHETICS C. OTHER ISSUES 3. DEVELOP AND EVALUATE ALTERNATIVES FROM COMMUNITY INPUT BALB OA PARKING DESIGN STUDY ALTERNATIVE IDENTIFICATION QUESTIONNAIRIE WORKSHOP NO. 1 WHAT IS (ARE) YOUR MAIN CONCERN(S) REGARDING THE CURRENT BALB ❑A PIER PARKING LOT? Z. WHAT, IF ANYTHING, COULD BE D ❑NE TO IMPROVE THE PARKING LOT? D❑ YOU HAVE AN OPINION REGARDING THE BPPAC RECOMMENDATION FOR THE BALBOA PIER PARKING LOT? YES_ NO- IF 50, WHAT FEATURES D❑ Y ❑U SUPPORT OR OPPOSE? ! . WHAT OTHER TRAFFIC OR PARKING RELATED CONCERNS D❑ YOU HAVE REGARDING THE SALBOA PIER PARKING LOT? DAME (OPTIONAL) ADDRESS BALSOA PIER PARKING LOT DESIGN STUDY WORKSHOP NO. 2 ALTERNATIVES EVALUATION BY: JOE FOUST, P.E. AUSTIN -FOUST ASSOCIATES, INC. 2020 NORTH TUSTIN AVENUE SANTA ANA, CA 92705 (714) 667 -0496 'y Ov� z� I=1 q0 q � O U °° e + z a z z R o. U tn N N O V} W CC//�� W O U U z is a z z a+ A a C F z o�a - + o ` ♦ � Q + Z :° a o n° o ? e �; y E u ayGo c a r. a O e ON w u o w w + + �» z �- a z z �- R c� Z o N N U cn W O U O U U U c 2 w o z z z z z z y PQ i V y Q 9 U b r� �_ •E_ O m _ 0 � C � C 04 o E MM c v Y R � O_ m m °" u m o in a o ao a o m F c c� ° oco a °�' o o� m O C •" O 7 y � y y U V O 9 3 C Z z o O i.. O' �v •O 'O C r.' cd �.. p s .-� N t7 of V'1 00 Q: O r-i ♦ BALBOA PARKING DESIGN STUDY ALTERNATIVE EVALUATION QUESTIONNAIRE WORKSHOP NO. 2 1. WHICH OF THE ALTERNATIVES COULD YOU SUPPORT (INCLUDING USE OF LANDSCAPED SPACES IN EXISTING LOT)? 2. D❑ YOU BELIEVE ANY ADDITIONAL ALTERNATIVES NEED TO BE EVALUATED? IF SO, BRIEFLY DESCRIBE. 3. D❑ YOU SUPPORT THE IDEA OF INCREASING AND IMPROVING THE PERIPHERAL LANDSCAPING AROUND THE BALBOA PARKING LOT IN EXCHANGE FOR INCREASED PARKING ATTAINED THROUGH REMOVAL OF THE INTERNAL LANDSCAPING (I.E., PALM TREES)? 4. D❑ YOU SUPPORT INCREASED NIGHTTIME LIGHTING, PERHAPS WITH LOW LEVEL MOUNTING HEIGHTS, FOR SECURITY PURPOSES? DO YOU SUPPORT THE IDEA OF PROVIDING TOURING BUS PARKING IN THE BALBOA PIER PARKING LOT? ANY ADDITIONAL COMMENTS? 'AME (OPTIONAL) ADDRESS ALTERNATIVE EVALUATION WORKSHOP #3 Prepared by: Austin -Foust Associates, Inc. 2020 North Tustin Avenue Santa Ana, California 92705 -7827 (714) 667 -0496 February 10, 1999 'J 7 Lr 7 1 y 7 O O I 'I 00 00 UN C z z 0 g 00 + + o '" w z U ao '" AN n N + V z z I 'I UN 0 + + o '" :° ti z U g Cq '" AN n N + V z z fto I 'I UN o '" z U U '" AN n N + V z z fto ca, c P. Y R a 0 V C a 00 U U °c . + a z z r- 6-S. R `o_ .4 u _c U o U U d W c + z z z z z z y A � C c u R •gyp 3L C_ _ U c A W c�a. O Qv RQ'd R U O y �Qj W W c V) R N C"ON c yy OD r R �•„ R •� R .. a R 'o c a 9 C f C r •y is c h 7 E o � •� � y z 9 3 7 SZ C d eV�q `Uti cc d a, c .� cli e+i v vi b 06 oC o I 'I : | i �' ; CD < _ \ _ \ \ \ \ \ / \ tn CD CD CD CD Cl a R / / � \ \ \ / \ 00 R _ r a \ c I \ / \ \§ 4q tn _ _ q / cn Cd u \ § f / \ \ l \ k / /2\ o/§ � § - 2 E / a - q . g ,2 k » { G k ^ 3 / u 10 . / : | i �' ; BALBOA PARKING DESIGN STUDY ALTERNATIVE EVALUATION QUESTIONNAIRE WORKSHOP NO. 3 FEBRUARY 109 1999 1 . WHICH OF THE ALTERNATIVES COULD YOU SUPPORT? 2. D❑ YOU SUPPORT THE IDEA OF INCREASING THE PERIPHERAL LANDSCAPING AROUND THE BALBOA PARKING LOT? S. SHOULD THE INTERNAL LANDSCAPED ISLANDS BE CONVERTED TO PARKING SPACES? 4. WHERE D❑ YOU BELIEVE BUS PARKING SHOULD BE LOCATED? 5. DO YOU SUPPORT DEDICATION OF A LARGER PORTION OF THE EXISTING PARKING LOT TO METERED PARKING (SUCH - AS ALTERNATIVE 6)? NAME (OPTIONAL) ADDRESS APPENDIX B CORRESPONDENCE Balboa Pier Parking Lot and Main Street Bd Austin -Foust Associates, Inc Access Improvements Final Report 017058rpt.wpd 01/19/99 Balboa Merchants %Owners Association Austin -Foust Associates, Inc. 2020 N. Tustin Ave. Santa Ana, CA 92701 Attn: Joe Foust Dear Joe, The Balboa Merchants/Owners Association Board of Directors reviewed the Alternative Plans for the Balboa Municipal Lot your firm presented at workshop #2 in December of 1998. Our conclusions were unanimous and strongly recommend the following: 1. Alternative #I is the best choice. 2. Increase the peripheral landscaping around the lot in exchange for increased parking attained through the removal of internal landscaping inside the lot. This would be in addition to the increased landscaping proposed in front of the Rendezvous Condominiums and the additional landscaping on the boardwalk from Palm St to Adams. 3. We strongly recommend increased nighttime pedestrian lighting for security purposes within and around the lot, extending to the entry ways into town on Palm St, Washington St. and Main St. 4. If this plan or another is approved, construction should not take place in the summer months, and should be phased in so that the lot is never completely closed to parking In addition to our recommendation, I have enclosed six other questionnaires completed by various businesses in the Balboa area. If you have any questions please feel free to call at any time. Sincerely, Britta Pulliam President, BMOA P.O. Box 840 Balboa, CA., 92661 Balboa. Bit th.e.Sea - A. Wovt.derfi.t.l Place tn Be! 4` O N T H E December 10, 1998 Mr. Joe E. Foust Austin Foust Associates Inc. 2020 N. Tustin Avenue Santa Ana CA 92705 On/boa 9nn S A N D A T N E lip P O R T Re: Balboa Parking Design Study /City Counsel Meeting Dear Mr. Foust, Pursuant to our phone conversation, this letter shall confirm that Balboa Inn strongly supports alternatives 1 and 3 as proposed in your meeting of Dec 9th, 1999. Alternative 5 was proposed to relocate the bus parking area close to the pier and the Balboa Inn swimming pool. We strongly oppose this plan. The bus lay over area in front of the hotel will seriously increase the noise level for the hotel residents and guests using the pool area as well as obstructing the views form all rooms. This change will probably result in substantial loss of income for the hotel operation. I will be looking forward to hearing from you in the next few days. Sinc r Iy yours, Raymond artin Pourmussa Property Manager cc:Tony Brian City of Newport (parking and traffic) 105 Main Sager • Balboa, Califomia 92661 • (714) 675 -3412 �p8 Coo � oR4eFgc'Pe rt ti LOTS A FISH f �Arecva eEejpO� March 2, 1999 Anthony Brine, P.E. Transportation Engineer City of Newport Beach P.O. Box 1768 Newport Beach, CA 92658 -8915 Mr. Joe E. Foust Austin -Foust Associates, Inc. 2020 W. Tustin Avenue Santa Ana, CA 92605 Re: Balboa Pier Parking Proposal Action Plan Dear Mr. Brine and Mr. Foust: Following the last meeting on the Balboa Pier Parking Lot, I reflected upon the various proposals and I have reconsidered some of my comments. At that meeting, I may have given e m 0i 0.00 per parkins space may not be a practical solution. By this letter, I want to make clear that my earlier judgment was in error. Having given further thought to the comments of you, Mr. Foust, and after consulting with other knowledgeable people, I now believe that $10,000.00 per parking space is a very wise and prudent investment for our city. Also, the removal of the small landscaped medians within the parking lot in order to allow for more parking spaces makes a great deal of sense. This parking lot is a needed facility which should be utilized to its greatest potential. We all know that the greatest need of the merchants within our community is an increased number of patrons. We all know that those patrons would include visitors, residents and Anthony Brine, P.E. Joe E. Foust March 2, 1999 Page 2 seasonal renters, all of whom need, make use and benefit from greater parking facilities. As such, increasing the City's ability to provide for more parking and accommodate more people only serves to fill its obligations to the public as a steward of our beautiful beach lands. I thank both of you for your time and effort in conducting a most fine and useful meetmg. Very truly yours, Robert Roubian DJG:vaa £:\client \00809\63\briafous.302