Delano Central Business District Parking Study and River Street Reconfiguration Concept

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1 MEMORANDUM TO: FROM: Phil Kern Emily Shively/Alan Brixius DATE: February 5, 2014 RE: Delano Central Business District Parking Study and River Street Reconfiguration Concept FILE: BACKGROUND The city has been exploring ways to accommodate additional parking in the historic downtown business district and initiated a study last fall to assess the current conditions for parking in the area and provide recommendations and possible implementation strategies. The full study is attached to this memorandum. RIVER STREET The Central Business District parking study was precipitated by a discussion about the possibility of reconfiguring parking along River Street within the existing curb-to-curb dimension. An initial concept demonstrated that the space required for angled parking would result in the elimination of parallel parking along the west side of the street and would not significantly increase parking as a result. A more recent concept explored the option of expanding the street width to the west in order to gain the space needed to accommodate angled parking on the west side of the street while retaining parallel parking on the east side. Figures 1, 2, and 3 (attached) illustrate how this concept could be applied to the two blocks from Railroad Avenue to Elm Avenue. After consulting with the county engineer, it was determined that additional vehicle maneuvering space is needed for backing out of the angled parking spaces. Due to the number of vehicles that travel along River Street (4,900 ADT) and the roadway s status as a county state aid highway, an additional 14 feet is required between the angled parking and the south-bound drive lane. The planned installation of a floodwall to the west of River Street does not allow sufficient space for roadway expansion to provide the additional back-out area.

2 The city has contacted the Minnesota Department of Transportation in order to explore the possibility of utilizing back-in angled parking along this stretch of River Street. Maneuvering into a back-in angled parking space is similar to parallel parking with a vehicle pulling in front of the parking stall and then reversing to park with the rear of the vehicle near the curb. This parking strategy provides for better sightlines for vehicles pulling out into traffic and may require less buffer distance between the parking areas and drive lane. Until it can be determined if this is feasible, the existing configuration of River Street with parallel parking on each side will remain in place. CENTRAL BUSINESS DISTRICT PARKING IMPROVEMENT PRIORITIZATION A number of options are presented in the Central Business District parking study to increase availability of parking and enhance the visitor experience in the downtown area. Changes to internal (alley) block parking will likely occur over time when initiated by interested property owners. Increasing parking along the south side of Railroad Avenue will require negotiations with the railroad that may or may not result in the acquisition of or easements along that area. However, there are some initiatives that the city may pursue to enhance public parking in the downtown area. These include: Enhancing signage for public parking lots both at the parking lot entrances and signage directing visitors to the lots Installing new lighting in public parking lots Refreshing curb markings and parking stall striping Repairing pavement and sidewalks as needed The planning commission should provide guidance on prioritization of the potential enhancements so that funding and other considerations may be pursued. ATTACHMENTS Figure 1. Figure 2. Figure 3. Figure 4. River Street Parking Reconfiguration Bridge Avenue to Elm Avenue River Street Parking Reconfiguration Bridge Avenue to Railroad Avenue River Street Parking Reconfiguration Street Section Concept Reverse Angle Parking Diagram Downtown Parking Study (October, 2013) 2

3 Figure 1. RIVER STREET PARKING RECONFIGURATION BRIDGE AVENUE TO ELM AVENUE ELM AVENUE 45 Angled parking (proposed) 20 Parking setback from intersection (20 ) Three Crows building 45 Angled parking (proposed) Existing curbline Two-way traffic (12 drive lanes) Parallel parking (8 ) Proposed sidewalk Existing curbline Existing sidewalk Parking setback from intersection (30 ) Accommodate truck traffic with turning radius Existing ROW 64 Proposed ROW Scale: 1:30 BRIDGE AVENUE N

4 Figure 2. RIVER STREET PARKING RECONFIGURATION BRIDGE AVENUE TO RAILROAD AVENUE BRIDGE AVENUE Accommodate truck traffic with turning radius 30 Parking setback from intersection (30 ) Proposed river walk pathway (ADA accessible) Proposed floodwall Parallel parking due to floodwall constraints Parallel parking (8 ) 45 Angled parking (proposed) Two-way traffic (12 drive lanes) Proposed amphitheater Proposed floodwall Existing curbline Proposed pathway Existing sidewalk Existing sidewalk Existing curbline 60 Existing ROW 64 Proposed ROW RAILROAD AVENUE Scale: 1: N

5 Figure 3. RIVER STREET PARKING RECONFIGURATION STREET SECTION CONCEPT

6 Figure 4. Reverse Angle Parking Reverse Angle Parking is similar to traditional diagonal parking, except that drivers enter a parking space by backing into it instead of pulling forward. Maneuvering into a reverse angle parking stall is similar to completing two-thirds of a parallel parking maneuver. With reverse angle parking, drivers are able to see a parking space before backing into it a far better option than traditional diagonal parking, which requires backing out of a space into unknown conditions due to obstruction of vision. Creates more parking spaces in areas typically occupied by parallel parking locations. Reduces the number of accidents and injuries related to parking by providing drivers an unobstructed view of oncoming traffic, bicyclist and/or pedestrians. Offer convenience and safety when it comes to loading and unloading vehicles, with the back of the vehicle pointing toward the sidewalk and an open car door acting as a barrier to busy streets. Source:

7 MEMORANDUM TO: FROM: Phil Kern Emily Shively/ Alan Brixius DATE: October 7, 2013 RE: Delano Downtown Parking Study FILE: BACKGROUND The city of Delano is interested in finding ways to accommodate additional parking in the central business district. This study evaluates the opportunities and constraints for adding parking within the downtown area and includes a brief discussion of implementation strategies. A site visit was conducted in July to observe and document existing conditions and create an inventory of existing parking. An assessment was made as to whether or not the current configuration is best suited to meet parking demand in the area. The study includes some concept renderings of possible options for increasing parking in the historic downtown. This is not a detailed engineering feasibility study; rather, it is intended to present issues and ideas for further discussion. The study area extends from Railroad Avenue to Elm Avenue and River Street to 3 rd Street North. The study area includes the parcels facing Railroad Avenue between 3 rd and 4 th Streets and just west of the Delano public parking lot near the Granite Works site. For the purposes of this study, block numbers were assigned to define various areas: Block One: The block defined by Elm Avenue, River Street N., Bridge Avenue E., and 2 nd Street N. Block Two: The block defined by Bridge Avenue E., River Street N., Railroad Avenue, and 2 nd Street N. Block Three: The half-block defined by Elm Avenue, 2 nd Street N., Bridge Avenue E., and the alley Block Four: The half-block defined by Bridge Avenue E., 2 nd Street N. to the alley, and the properties facing Railroad Avenue Block Five: The properties facing Railroad Avenue

8 Discussion of each block includes off-street parking interior to the block and on-street parking surrounding the block. The south side of Railroad Avenue, including the existing parking lot at River Street, is also considered but has not been given a block number. Downtown Parking Study Area (thin blue lines are parcel boundaries) 2

9 ISSUES AND ANALYSIS Existing Conditions The historic downtown business district includes a significant number of original structures that form a nearly continuous façade. These buildings primarily front River Street N., Bridge Avenue E., and Railroad Avenue. Prior to 2002, the eastern area of the business district provided surface parking for Takor Industries and the balance of the block was open space. Recent new construction has changed the character of this area with the addition of new housing, retail, and government facilities. This new construction was designed to provide offstreet parking to accommodate residents, patrons, and visitors. Delano Downtown Business District 1963 (MnDNR Historic Aerial Photo) 3

10 Parking Demand and Supply The central business district is currently exempt from the application of parking space requirements by use. This exemption recognizes the unique character of the area and the community s desire to preserve the historic built environment. In order to promote a vibrant downtown, accommodation of parking needs to be considered using creative, non-standard means. However, a baseline number of parking spaces needed to serve current and future downtown uses will be helpful for intentional planning for the provision of parking. A rough calculation of parking demand in the central business district resulted in the need for approximately 623 parking spaces. Calculations were based on gross floor area and generalized use and demand as some buildings are currently occupied by uses such as restaurants which require more parking, and some buildings may be vacant or used for storage. The fire station, second-floor residences, and residential units on Railroad Avenue were excluded from the calculations. This methodology was used to set a reasonable, conservative target for parking demand, recognizing current business composition and anticipating future redevelopment opportunities or change in building use and business type. Based on this rough estimate, approximately 93 additional parking spaces are needed in the downtown area. Parking Demand Ratio (Parking spaces per square foot) Total Spaces Retail - Approx.107,000 sq. ft. 1: Community Facilities Approx. 22,000 (library, city hall, community 1: center) Warehouse Approx. 14,000 sq. ft. (4 th Street N. and Railroad Ave.) 1: TOTAL 623 Inventory of Existing Parking Off-Street On-Street Block One Block Two Block Three Block Four Block Five 0 7 Railroad Avenue (south side) Granite Works lot 42 0 TOTAL TOTAL CBD PARKING: 530 4

11 Summary of Issues There are a number of factors and conditions that influence the provision of parking in the central business district. The following is a summary of elements that are present or need to be considered: Some buildings occupy the entire parcel leaving no room for off-street parking Space needs to be provided for trash enclosures and access maintained to the back of buildings for deliveries and trash removal. Several buildings provide residential units above the commercial businesses. Provision for resident parking or the potential future conversion of this space for office or retail uses must be considered. Currently, informal parking behind buildings allows for flexibility to have tandem or stacked parking or park oversized vehicles and provide outdoor storage; formalizing parking may reduce the amount of space available for parking and storage Utilities are present along the alley; these pose constraints to reconfiguring interior block parking. The majority of lots in the central business district are privately owned and extend from the sidewalk to the alley or adjacent property. Any parking reconfiguration will require the cooperation of numerous property owners. Existing and future use for parking results in a significant amount of impervious surface in the downtown area in close proximity to the Crow River. Reconfiguration or renovation of parking lots should consider strategies to reduce runoff and treat stormwater before it flows to the river. The amount of impervious surface used for parking can detract from the aesthetics in the downtown area. Reconfiguration or renovation of parking lots should consider the addition of trees, landscaping, and other amenities to enhance the appearance of the downtown. Currently, on-street parking is only striped on River Street N. and Bridge Avenue E. All other streets are unmarked. Striping of parking spaces ensures that adequate space is available for maneuvering and a specific number of spaces are provided. Oversized vehicles (or a vehicle with a trailer) may still utilize onstreet parking, but would occupy more than one space or a portion of a space. Unmarked parallel parking can accommodate more vehicles in certain circumstances as they are able to be parked more closely together. However, uneven gaps may occur as vehicles of different sizes depart the curb at different times, resulting in a decrease in the overall number of vehicles that can be accommodated. 5

12 The city engineer recommends parking setbacks from intersections, driveways and alleys (30 feet from the intersection of Bridge and River; 20 feet from all other intersections; five feet from driveways and alleys). These are currently inconsistent throughout the central business district. Formalizing these setbacks may result in a reduced number of on-street parking spaces. There are a number of driveway curb cuts that also impact on-street parking and parking lot circulation. Any reduction or addition of curb cuts should be evaluated to assess the impact on overall parking and safe maneuvering of vehicles. All of the on-street parking in the central business district utilizes a parallel parking configuration. Given the constraints of the existing street width (curb to curb), changing to angled parking would effectively consolidate parking along only one side of the street (a minimal number of parking spaces would be added or lost). Pedestrian crossing safety is a concern when parking is designated along only one side of the street with destinations on the other side. The area north and west of the lot near the Granite Works building does not appear to be a feasible location for providing additional parking. The existing city lot efficiently provides parking for the northwest section of the downtown, so no further recommendations have been provided for this area. A partnership between the city and businesses in the downtown area may need to be considered to provide funding for parking improvements, maintenance of new parking infrastructure, and to facilitate cross-access easements among numerous property owners. 6

13 Off-Street Parking Block One There are approximately 76 off-street parking spaces in the interior of the block bounded by Elm Avenue, River Street N., Bridge Avenue E., and 2 nd Street N. Spaces are scattered behind lots on the south side of the block and the middle of the west side of the block. There are a number of garages off the alley as well. The new city fire station occupies the northeastern section of the block and provides some off-street parking for employees and visitors. Clearance must be maintained from the alley to the fire station garage bays and from the bays to 2 nd Street N. K E Y Block 1 - Bridge to Elm; River to 2nd ADA Spaces (included in total) Parking Spaces Parking Type Notes A Private lot Bridge Ave 0 12 Unmarked One space was occupied by a dumpster B Private lot off alley 0 4 Unmarked C Private lot off alley 0 2 Unmarked D Private lot off alley 0 2 Unmarked Four head-in spaces off the alley; the building to the west occupies the entire site (no room for off-street parking Due to lot configuration, width is only 25 feet off the alley. If combined with the adjacent lot, three spaces might be accommodated with a remnant space directly behind the building There is a small space between the garage to the north and utilities to the south that could accommodate 2 head-in vehicles. E Private lot off alley (228 River St.) 0 2 Unmarked Lot can only accommodate 2 head-in vehicles unless the lot to the north is utilized. If combined with the lot to the north, a 75'x75' lot could be created. F Private lot off alley (234 River St.) 0 5 Unmarked There were five railroad tie curb stops located along the north side of the lot, but it looked like vehicles were only parking head-in directly behind the building. 7

14 G Private lot off alley (248 River St.) 0 5 Unmarked There is a small garage, dumpster, and an exterior staircase to the second floor that occupy a portion of the rear lot. Parking for up to five vehicles could be accommodated H Private lot off River Street to alley (Parcel south of 260 River St.) 0 14 Unmarked The lot is unmarked, but vehicles were parking at an angle during the site visit. The 50 foot width too narrow to accommodate double-loaded parking. Three vehicles can park between the building and retaining wall near the alley. The one-story building and vacant area at the alley could present a redevelopment opportunity. I Fire station 1 16 Marked J SKB Properties 0 3 Unmarked K 124 Bridge Ave. 0 7 Marked L 136 Bridge Ave. 0 4 Unmarked TOTAL PARKING 1 76 Majority of spaces are reserved for firefighters There are three garage bays at the alley; a drive exits to 2nd St. but does not go through to the alley without crossing the US Aquatics property Access is off the alley; two vehicles were parallel parked adjacent to SKB but on the US Aquatics property There is a drive from Bridge Ave. around to the rear of the building. There is space for three cars behind the building. There is one garage bay. There is no parking available behind the community center. 8

15 Off-Street Parking Block One (Yellow dashed lines and letters refer to the inventory notes on the previous page; pale blue lines are parcel boundaries) H G I F E D C J K A B L 9

16 On-Street Parking Block One Bridge Avenue E. and River Street N. have marked stalls for parallel parking (Elm Avenue E. was under construction at the time of the site visit; it may also have marked parallel parking). Parallel parking along 2 nd Street N. is unmarked. There are approximately 66 parking spaces in this area (including both sides of River Street N., Elm Avenue E., and 2 nd Street N.). K E Y Elm Avenue - River to 2nd ADA Spaces (included in total) Parking Spaces Parking Type A North side 1 8 Parallel B South side 0 12 Parallel 2nd Street - Bridge to Elm C West side 0 10 Bridge Avenue - River to 2nd D North side 0 9 River Street - Bridge to Elm E West side 0 14 F East side 0 13 TOTAL PARKING 1 66 Unmarked Striped Striped Striped Notes There is a small area behind the ADA space that could accommodate one vehicle, but is short of the 22 feet required if marked The street is currently being repaved - the city may mark parking when completed There was some faded curb paint observed in front of the doorway of the SKB property; it is unclear whether this is still needed. Fewer on-street spaces are accommodated due to the number of driveways onto Bridge Avenue There is a drive with a curb cut that does not appear to be in use any longer. Removal would allow the addition of one parking space. The mid-block ADA ramp should remain for access to existing businesses. This section has uninterrupted parallel parking until the area north of the restaurant where curb markings prohibit parking from near the building edge to the intersection. It appears that one more on-street space could be accommodated before the intersection. 10

17 On-Street Parking Block One A B E F C D 11

18 Off-Street Parking Block Two This block, which is bounded by Bridge Avenue E., 2 nd Street N., Railroad Avenue, and River Street N., has maintained the majority of its original buildings and has seen infill development with the library, offices, and post office in the southeastern corner. There is one single-family home in the interior of the block. There are approximately 77 parking spaces accommodated within the block. K E Y Block 2 - Bridge to RR; River to 2nd ADA Spaces (included in total) Parking Spaces Parking Type A Post office lot 0 16 Unmarked B Library lot 1 5 Marked C Private lot 115 River St. 0 2 Unmarked Notes This calculation is based on 90 degree parking along the north and east sides of the lot, and allows for the possible reopening of the drive onto Railroad Avenue in the future (this would impact the number of on-street parking spaces available on the north side of Railroad Avenue). Between the post office and the alley is a small city park with a small picnic shelter. The existing 60 degree parking does not conform to ordinance design standards; however, using the current stall depth, three more spaces could be added near the library entrance and still accommodate an 18 foot, one-way drive aisle. More parking could be added if the drive-through window was closed/removed. The area behind the dental office is owned by the city. It currently accommodates three vehicles; more could potentially be added, but the narrow dimensions of the area and topography pose constraints. This narrow lot was observed to have three cars with two in a stacked parking configuration and some space utilized for a dumpster. The lot is only wide enough for 2 head-in spaces. 12

19 D Private lot - three parcels 0 13 Marked E Private lot 1 13 Unmarked F City of Delano lot 0 14 Marked G Private lot 1 4 Marked H Private lot 0 5 Marked I Private lot 0 4 Unmarked This appears to be a shared lot with three properties. Parking is 90 degree with a 24 foot drive aisle. There are nine 90 degree parking spaces (3 adjacent to the deck, one ADA at the stairs/door, five behind the small building to the alley; three parallel parking spaces along the south lot line (standardizing this would result in too narrow of a drive aisle unless it were made one-way). One unmarked space was in use adjacent to the lot to the south at the alley. The building to the north covers the entire parcel with no off-street parking 60 degree one-way parking off the alley with one 90 degree spot; there is an existing residential parcel sited in the middle of the block. 60 degree one-way parking off the alley. Curb cut could be closed to allow for more on-street parking on 2nd Street Garages were observed to be in poor condition (garage spaces were not counted in parking total); if replaced, could provide five garage spaces for 2 nd -floor residents. Area could also accommodate additional off-street parking if the garages were removed. Existing gravel lot with accessory building and vacant lot. This may be a difficult space to configure for more than four parking spots due to rear entrances for buildings to the north. Vacant lot frontage on River Street could be utilized for a pocket park or other infill development. TOTAL PARKING

20 Off-Street Parking Block Two (Yellow dashed lines and letters refer to the inventory notes on the previous page; pale blue lines are parcel boundaries) I H E F G D C A B 14

21 On-Street Parking Block Two Parallel parking is provided on all sides of Block Two. Parking is interrupted by numerous driveways on River Street N. and 2 nd Street N. Parallel parking is marked on both sides of River Street N. and Bridge Avenue E. K E Y Bridge Avenue - River to 2nd ADA Spaces (included in total) A South side nd Street - Bridge to Railroad B West side 0 11 Railroad Avenue - north side C 2nd Street to alley 0 2 D Alley to River Street 0 6 River Street - Bridge to Railroad E West side 0 19 F East side 0 14 TOTAL PARKING 1 64 Parking Spaces Parking Type Striped Unmarked Unmarked Unmarked Striped Striped Notes The setback from the intersection appears to be less than the recommended 30 feet Some of the distances do not allow for full 22 foot spaces, but as the curb is unmarked, more cars are able to park The curb marking is longer than 20 feet; if this is shortened, one more vehicle could be accommodated The post office has a curb cut that has been closed off; this parking calculation assumes that it remains closed One parking space is located south of the crosswalk at Railroad Avenue; the full 30 foot recommended setback does not appear to be marked on the curb The full 30 foot recommended setback from the intersection of Bridge and River does not appear to be marked on the curb 15

22 On-Street Parking Block Two (Blue letters refer to the inventory notes on the previous page; pale blue lines are parcel boundaries) A E F B D C 16

23 Off-Street Parking Block Three There are 55 parking spaces provided in the lot adjacent to city hall. This large lot has a landscaped buffer at the alley to provide screening for residential properties to the east, and a wide green space to the north to provide screening for residential properties on the north side of Elm Avenue. K E Y Block 3 - Elm to Bridge; 2nd to Alley ADA Spaces (included in total) Parking Spaces Parking Type A City hall 3 55 Marked Notes The lot appears to be in excellent condition with nice screening for adjacent properties and pleasant streetscape on 2 nd Street N. The parking total includes 8 spaces behind the building with alley access from the north. On-Street Parking Block Three A total of 24 on-street parking spaces appear to be accommodated on the three sides of this half-block, including the north side of Elm Avenue. Parallel parking is allowed, but stalls are not marked. This may allow for more vehicles to park under certain circumstances, but could also reduce the number of spaces available if there is a high demand for parking and unevenly spaced vehicles move in and out during the day. K E Y Elm Avenue to alley ADA Spaces (included in total) Parking Spaces Parking Type B North side 0 3 Parallel C South side 0 4 Parallel 2nd Street - Bridge to Elm D East side 0 11 Bridge Avenue - 2nd to Alley Unmarked Notes There is one driveway on Elm Avenue before the alley The current curb marking at 2nd is longer than 20 feet; if marked at 20 feet, two spaces fit in the area between the corner and the hydrant. Some of the distances do not allow for full 22 foot spaces, but as the curb is unmarked, more cars are able to park (2 more than are listed) E North side 0 6 Unmarked No comments TOTAL PARKING

24 Off-Street and On-Street Parking Block Three (Yellow dashed lines and letters refer to the inventory notes on the previous page; pale blue lines are parcel boundaries) B C D A E 18

25 Off-Street Parking Block Four Block Four contains new residential and commercial properties on the north half of the block and older residential and commercial structures on the south half of the block, primarily facing Railroad Avenue. There are 25 parking spaces provided for the commercial building, and each of the new townhomes has tuck-under parking (not counted in the total). K E Y Block 4 - Bridge to Railroad; 2nd to Alley ADA Spaces (included in total) Parking Spaces Parking Type A Commercial lot 1 25 Marked Notes The lot appears to be in good condition with a landscaped buffer between the lot and sidewalk. Some parking stalls are accessed directly from the alley On-Street Parking Block Four There are 23 on-street, parallel parking spaces around this half-block. There are residential properties along the north side of Railroad Avenue with driveway access to off-street parking. K E Y Railroad Avenue 2 nd Street to 3 rd Street; North Side ADA Spaces (included in total) B 3rd Street to 2nd Street 0 6 2nd Street - Bridge to Railroad C East side 1 13 Bridge Avenue - 2nd to Alley D South side 0 4 TOTAL PARKING 1 23 Parking Spaces 19 Parking Type Unmarked Unmarked Unmarked Notes This stretch has 4 driveways off Railroad Ave. and long stretches of restricted curb at each corner. (Residential off-street parking has not been included in the inventory; these spaces will need to be reviewed if commercial uses locate in these buildings) There is one ADA signed space just south of the intersection with Bridge Ave. There is one driveway for the building at the corner of RR and 2 nd Street; this structure appears to be in residential use, so off-street parking was not counted in the total Access to the parking lot reduces the number of spaces available

26 Off-Street and On-Street Parking Block Four (Yellow dashed lines and letters refer to the inventory notes on the previous page; pale blue lines are parcel boundaries) D A C B 20

27 On-Street Parking Block Five This block has 7 on-street parking spaces. The curb is interrupted by a number of driveways leading to overhead doors in the building at the corner of 4 th Street N. and Railroad Avenue. The lot to the north and the lot to the west of the building is currently under the same ownership; redevelopment of this area should consider the provision of off-street parking on these parcels. K E Y Railroad Avenue 3 rd Street to 4 th Street; north side ADA Spaces (included in total) A 3 rd Street to Alley 1 5 B Alley to 4 th Street 0 2 TOTAL PARKING 1 7 Parking Spaces Parking Type Unmarked Unmarked Notes There seems to be a high demand for parking for tenants and visitors to commercial properties along this portion of the block. There were several vehicles parked along the south side of Railroad Avenue across from the buildings. There is a sign for disability parking adjacent to a business, but no curb marking. There are four garage doors with drives onto RR Avenue. Two parking spaces fit between the two middle bays and the two eastern bays. The drives appear unused; aerial photos show cars parked in front of the bays at the curb 21

28 On-Street Parking Block Five (Blue letters refer to the inventory notes on the previous page; pale blue lines are approximate parcel boundaries) A B 22

29 Railroad Avenue South Side There is space for approximately 43 on-street, parallel parking spaces along the south side of Railroad Avenue. An off-street parking lot with 28 usable parking spaces is located between River Street N. and 2 nd Street N. with one-way access from River Street N. exiting on Railroad Avenue. There is no sidewalk or boulevard between the lot and Railroad Avenue. K E Y Railroad Avenue - south side ADA Spaces (included in total) Parking Spaces Parking Type Notes A Parking lot - River and RR Ave degree angled Utility boxes block two potential spaces; a planter is partially blocking one stall at walkway to library; pothole and cut pavement at utility pole partially block one space on the east end B River to Walkway 0 7 C Walkway to lot exit 0 4 D Lot exit to restricted area 0 12 E Across from 3rd Street 0 2 Unmarked Unmarked Unmarked Unmarked Could add one more space if 11 feet is taken from existing restricted area Could add one more space if 2 feet is taken from existing restricted area There is a catch basin just east of the lot exit; parking should start past this point, but not marked as such. Yellow paint is very cracked and covers approximately 48 feet of curb. Is this space still restricted or is it available? There are no utilities, driveways, or hydrants to indicate a need for a restriction in this area There is a ten foot cracked yellow paint area that does not appear to correspond to anything; it appears that cars regularly park in that area F Short restricted area to RR drive 0 10 Unmarked This area seems to have a high demand for parking TOTAL PARKING

30 G Lot exit to RR driveway 28 Unmarked It appears that 28 parallel parking spaces can be accommodated along this stretch if there are no restrictions and parking begins just east of the catch basin near the lot exit and ends prior to the catch basin near the railroad driveway entrance (four more than currently appears) Railroad Avenue South Side (Blue letters refer to the inventory notes on the previous page; pale blue lines are parcel boundaries) River Street to Alley A B C D Alley to 4 th Street E G F 24

31 DOWNTOWN PARKING STUDY CONCEPT DESIGNS Possible Parking Reconfiguration The existing parking inventory and analysis revealed a number of constraints that create challenges for increasing parking in the central business district. Areas were reviewed to determine the feasibility of removing accessory structures or portions of existing buildings to create larger contiguous parking areas in the interior of blocks. Conceptual renderings were made to scale using base information provided by the city engineer to try and provide an accurate representation and estimate of parking under various configurations. Parking lot design standards outlined in the Delano zoning ordinance were followed in developing the concept plans. The existing dimensions within the blocks posed constraints as many areas were approximately 50 feet in width which does not easily accommodate double-loaded parking. Delano Zoning Ordinance Section Subd. E 5. Parking Lot Design Standards 25

32 The concepts sought to propose the maximum number of spaces without fully addressing areas set aside for stormwater management or the addition of landscaping. Some utility constraints also exist in the proposed parking areas which would need to be accommodated in final designs. These renderings are conceptual, and actual numbers of parking stalls may vary with design refinement and engineering considerations. No changes were proposed in blocks three, four, and five. On-street parking is recommended to remain in a parallel parking configuration throughout the district except for the south side of Railroad Avenue. An additional 80 parking spaces could be accommodated under best-scenario conditions. Proposed Parking Off-Street On-Street Block One Block Two Block Three Block Four Block Five 0 7 Railroad Avenue (south side) 0 83 Granite Works lot 42 0 TOTAL TOTAL CBD PARKING: 610 Concept Plan Notes: The parking area concept plans have been overlain on an aerial photo for reference. Cross-hatched areas on the concept plans indicate remnant spaces or potential infill re-development opportunities. Some of these areas could be utilized to incorporate stormwater treatment and landscaping and do not necessarily represent pavement striping. Numbers on the following graphics show the number of parking spaces in each area and letters refer to descriptions on preceding pages. Parcel boundaries are indicated by pale blue lines. 26

33 Block One Off-Street Parking Concept The concept for increasing off-street parking in Block One requires cooperation amongst numerous property owners and also recommends the removal of accessory structures and single-story portions of buildings on the west side of the block. This would open a contiguous area and allow for 90 degree parking accessed from the alley and a one-way drive aisle with 45 degree parking behind the buildings. Additional space may need to be reserved for loading zones, trash receptacles, stormwater management, and landscaping. (A) The acquisition of space for a large parking lot in this area may not be feasible, or it may need to occur in stages. If this opportunity were pursued, consideration should be given to enhancing rear entrances of buildings and the space between the buildings and the parking lot should be addressed as well (this could become outdoor seating, enclosed storage areas, landcaped / stormwater treatment areas, etc.). This concept also proposes infill development or enhanced greenspace at the corner of the alley and Elm Avenue. (B) Infill development could also be accommodated where the existing surface parking lot is for 100 Bridge Avenue E. If that parcel were to be utilized for parking in the interim, a 10 stall lot with 30 degree parking and a one-way drive aisle, or approximately thirteen 60-degree stalls on one side of the lot could fit in that area (the circulation would impact the design of the proposed lot off the alley). (C) 27

34 Block One Off-Street Parking Concept; Striped On-Street Parking (Blue letters refer to the notes on the previous page; pale blue lines are parcel boundaries; yellow numbers are the number of spaces provided) B 6 C A

35 Block Two Off-Street Parking Concept The existing garages behind the photography studio and city park on the east side of the block are removed in this scenario. This would create a larger contiguous area that could accommodate 48 parking spaces using three rows of 60 degree parking with oneway drive aisles. Additional space may need to be reserved for loading zones, trash receptacles, stormwater management, and landscaping (a previous concept was done for this space that incorporated stormwater facilities and landscaping with 38 ninetydegree parking spaces and two-way drive aisles). (A) No other structures were recommended for removal. The vacant parcel adjacent to the meat market could accommodate infill development or become a more formalized pocket park or plaza. This green space could extend to the alley and incorporate space behind the meat market and the buildings that face Bridge Avenue E. Four parking spaces could still be accommodated off of the alley. (B) The shared parking lot in the middle of the block could be reconfigured to provide a continuous lot south to the city park parcel. Additional space may be needed to provide for trash enclosures and further revisions to loading areas may be needed. (C) The city park at the south end of the block provides a nice green space. It may be possible to provide four 90 degree parking spaces off the alley on the park land. To remedy the loss of green space, the existing lot adjacent to the library entrance could be removed and replaced with a park/plaza. Seven parking spaces could be provided at the alley, with an additional four angled parking spaces along the north edge of the library lot (this may require the removal of the existing drive-through overhang). (D) At this time, it is assumed that the residential parcel in the middle of the eastern side of the block will remain. If this land use were to change in the future, the lot could be joined with the parcel owned by the city of Delano to the south to provide another parking spaces or be used for stormwater management or green space. (E) 29

36 Block Two Off-Street Parking Concept; Striped On-Street Parking (Blue letters refer to the notes on the previous page; pale blue lines are parcel boundaries; yellow numbers are the number of spaces provided) 6 6 B A C 8 E D

37 Railroad Avenue South Side Concept A concept plan was previously proposed to create 60 degree angled parking directly off Railroad Avenue on the south side and provide a sidewalk with boulevard plantings between the parking area and the railroad tracks. The current lot is on railroad property, so any changes or extension of parking along the south side of Railroad Avenue would have to be done in cooperation with BNSF. This concept proposes retaining a portion of land at the intersection of Railroad Avenue and River Street N. for a pedestrian plaza and gateway to the new linear park. (A) Two other plaza/parks are proposed across from 2 nd Street N. and 3 rd Street N. to provide crossing space for pedestrians and break up the long stretch of on-street parking. (B & C) River Street to Block Four Alley (Blue letters refer to the notes on the previous page; pale blue lines are parcel boundaries; yellow numbers are the number of spaces provided) A 29 B 14 Block Four Alley to 4 th Street (Blue letters refer to the notes on the previous page; pale blue lines are parcel boundaries; yellow numbers are the number of spaces provided) C 24 31

38 Consideration may be given to configuring parking along Railroad Avenue as back-in parking rather than head-in parking. This configuration provides enhanced visibility for drivers leaving parking spaces, but may take a while for users to adjust to this new way of parking. This concept is illustrated below: River Street to Block Four Alley Block Four Alley to 4 th Street 32

39 Summary of Concept Ideas and Considerations Any addition of off-street parking in blocks one and two will likely require the removal of some existing structures and cooperation among numerous property owners Patron parking behind businesses may spur the need for changes in building access (entrances at the rear of buildings) As large areas of the block interior will be utilized for surface parking, consideration must be given to the management of stormwater runoff and the provision of landscaping to mitigate heat-island effects and enhance the appearance of the downtown area The majority of on-street parking in the central business district is unchanged; some spaces were gained by removing what appeared to be unnecessary restricted areas, but some spaces were lost by providing uniform setbacks from intersections, driveways, and alleys All on-street parking areas should be uniformly striped The most significant increase in parking may be provided along the south side of Railroad Avenue. However, this would require negotiation with BNSF railroad for an easement on their property. IMPLEMENTATION Opportunities exist to consolidate discrete parking areas, but this would require coordination and cooperation among various property owners and may require financial assistance or incentives from the city. Strategies may involve the establishment of parking easements across numerous parcels that would run with the property and be dedicated to the city. In exchange for voluntary dedication of easements, the city could agree to construct and maintain the new parking areas. Financing may require the creation of a parking improvement district to establish terms for annual assessments. The city may consider providing a subsidy to reduce the cost of assessments and an assessment structure would need to be set that would be applied to current and future property owners and tenants. An interim opportunity exists to formalize parking off of the alleys in Blocks One and Two with new paving and 90-degree parking. However, alley widths are generally narrower than the recommended 24 foot drive aisle for double-loaded parking, so contextual conditions must be considered to ensure safe maneuvering of vehicles. Off-street parking behind buildings must provide sufficient space for deliveries, utilities, and trash removal. Some parking may need to be reserved for residents or specific businesses and provision of accessible parking must be made as well. While space is limited in the block interior, facilities for stormwater management should be provided along with landscaping where appropriate to mitigate heat island effects. Facilitation of snow removal and designation of snow storage areas should also be a priority. 33

40 The Railroad Avenue parking reconfiguration presents the best opportunity for increasing parking in close proximity to downtown businesses and could catalyze redevelopment along this historic commercial street. However, this will require acquisition of land or an easement from the BNSF railroad. A review of the history of the establishment the current off-street parking lot may provide insights for future negotiations with the railroad. Previous design work has looked at parking along Railroad Avenue and conceptualized a linear park along the south side of the parking areas which could become a more significant amenity if connections are made via sidewalks or trails to other destinations in the community. This pedestrian way could also be seen as a continuation of the proposed riverfront park, extending greenspace from the river to the east. This sidewalk or trail could continue eastward toward Tiger Drive to provide connections to neighborhoods and schools. On-street parking appears to be provided most efficiently via parallel parking on the downtown streets. Rather than changing the configuration to provide angled parking, attention should focus on improving the pedestrian area adjacent to the buildings to provide wider sidewalks, landscaping, and other streetscape amenities. Applying uniform striping and curb markings throughout the downtown area may be a project that can be completed in the short-term. CONCLUSION Parking in the downtown business district should be easy to find, sufficient to serve residents and businesses, and contribute to the aesthetics and historic character of the area. The Delano central business district has a vibrant history and is a unique destination with a special sense of place in the community. Addressing parking concerns in the district will enable the area to continue to be an accessible destination and asset for the city. 34