MONTROSEPARKING ANALYSIS
PREPARED BY
SEPTEMBER 2019
Exhibit 2
Prepared for the City of Glendale by
MONTROSE
PARKING ANALYSIS
INTRODUCTION ...............................................................................1 STUDY AREA ...................................................................................... 3 PARKING REGULATIONS .............................................................4 PARKING OCCUPANCY .................................................................5 HONOLULU AVE .............................................................................15 STAKEHOLDER COLLABORATION ........................................17 KEY FINDINGS .................................................................................18 PARKING STRATEGIES ...............................................................19 NEXT STEPS PRIORITIES ......................................................25
TABLE OF CONTENTS
Parking plays a key role in supporting the
economic vitality of businesses in Montrose
and is a valuable City resource. This analysis
evaluates existing parking conditions and
identifies management strategies to support the
area and best utilize the valuable public parking
resources.
The objective of the Parking Analysis is to
identify strategies that can be implemented
over time to address near term or existing
parking issues as well as triggers for future
strategies to maintain continued parking
availability.
BACKGROUND
Montrose is the historic old town neighborhood
district located in the north part of Glendale,
California. The business district of Montrose
centers around its main street, Honolulu
Avenue. There are nearly 200 businesses
located within the neighborhood. These
businesses consist of many restaurants,
cafés, small retail shops, and other local
businesses that cater to locals and visitors. The
neighborhood also features Sunday Harvest
Market, and regular events and family-friendly
nightlife. The business district is surrounded
by residential land use, which is mostly single-
family and low-density multi-family buildings.
The
Montrose Vision 20/20, August 2016
provides a visionary plan of priorities for the
Montrose stakeholders and tools to achieve
goals and objectives. The plan includes a vision
INTRODUCTION
City of Glendale • Montrose Parking Analysis 2
GOALS
for infrastructure to “Enhance customers’
experience in Montrose Shopping Park through
a commitment to maintaining and improving
public infrastructure including parking,
landscaping and public furniture”.
Along with this vision there are
FOUR GOALS
related to infrastructure including:
1. Understand capital improvement priorities
2. Enhance physical appearance, safety, and
usability of parking
3. Improve the aesthetics of trees and
landscaping elements
4. Maintain an environment and associated
infrastructure, such as public furniture,
electrical outlets, trash cans and dog
facilities, that encourages safe use of public
space by all pedestrians and vehicle traffic.
Goals 1 and 2 are most directly related to
parking, including programming capital
improvements associated with parking and
enhancing parking in the neighborhood. Goal 1: Understand capital improvement priorities Annually develop a list of prioritized
infrastructure needs related to all items listed
below. Goal 2: Enhance physical appearance, safety, and usability of parking ࢙Improve access to parking, including
through improved signage and lighting.
࢙Increase enforcement for illegal parking.
࢙Develop a Parking Advisory Committee to
complete a Montrose Parking Lot study
that would:
Determine whether Montrose has
ample parking supply for current
business and residential mix;
Determine parking lot anticipated
needs;
Determine viability of not simply
patching the lots but a longer term
solution;
Include public parking lot in future
parking plan; and,
Develop a financial plan for all
parking assets both current and
future, including the possibility of
adding parking structures, and make
recommendations on priorities based
on budget assumptions.
The strategies identified in this Parking Analysis
help address these two goals. In addition, to
the extent that resulting parking strategies
result in revenue from parking that is in
excess of what is needed to support the City’s
parking system, then funds could be directed
towards addressing Goal 3 and 4 to improve the
aesthetics and maintains safe public spaces.
MONTROSE VISION
Enhance customers’
experience in Montrose
Shopping Park through
a commitment to
maintaining and
improving public
infrastructure including
parking, landscaping and
public furniture.
City of Glendale • Montrose Parking Analysis3
WWWWAALTONIA DR
E
MONTROSE AVEMO
VERD
UUGO
BLVL
D
BR
ORANGEDALE AVEORANGEDALE AVE
AVE
FTON PL
IFTON
CLIFTON PL
D
RD
UGO
BL
VD
VERDUGO BLV
LAS PALMAS AVE
FLORENCITA DR
THOMPSON CT
AVE
HONOLULU AV
HON
WICKHAM
WY
MONTROSE LN
FLOFLOR
ENCITA D
R
ROA
DV
DVIEW DR
R
DVI
MARK
ET S
T
ST
MA
MARKET ST
VERD
UGO
RD
V
OCEAN VIEW BLVD
Lot 5
Lot 4
Lot 6
Lot 3
Lot 1
Lot 7
Lot 2
AS PALMAS AVELALA
VERDUGO RD
VERDUGO RD
BUENA VBUENA V
DOWNING AV
OCEAN VIEW BLVD
DVD
ROSEMARY AVE
VISTA AVE
VISTA AVE
VE
The study area focuses on the Montrose
business district or the Montrose Shopping Park.
This was identified as the area where the highest
parking demand occurs and where management strategies
are identified to support the future success of the Montrose commercial area.
This map illustrates the publicly available on and off street parking within the study area, which is bounded by Florencita Drive, Broadview Drive, Las Palmas Avenue and Verdugo Road/Montrose Avenue. This includes 222 on-street spaces and 565 off-street spaces for a total of 787 parking spaces within the study area.
STUDY AREA
Total Spaces
Counted
787
Off-Street
Spaces Counted
565
On-Street
Spaces Counted
222
City of Glendale • Montrose Parking Analysis 4
PARKING REGULATIONS
WAALTONIA DRWWWAWAALTONIA DR
LALLAS PALMAS AVE
VE
ONTROSE AVEMOMONTMNT
VERDUGO
BLVL
D
D
BRBR
ORAORANGEDALE AVE
VE
ONFTON PL
CLIFTON PLCLIFTON PL
DD
VERD
UGO
BLVDLVD
VERDUGO BLV
FLORO ENCIC TA D R
FLORENCITA DR
THOMPSON CT
HONOLULU AVE
AV
AVE
HONOLULU
AV
E
E
WICK
HAM
WY
WICKHAM WY
MONT
ROSE
LN
MONTROSE
LN
FLORFLO
ENCI
TA D
R
ROA
DVIE
W DR
ROA
DV
DVIEW DR
R
DVI
OCEAN VIEW BLVD
MARK
ET S
T
ET ST
MARK
ET S
T
M
RK
S
S
ERDUGO RD
VERD
UGO RD
VE
Lot 5
Lot 4
Lot 6
Lot 3
Lot 1
Lot 7
Lot 2
Parking Limits Free/Paid
30 Min
1 Hr
2 Hrs
3 Hrs
9 Hrs
Free
Paid
No Limit
VERDUGO RDVERDUGO RD
VERDUGO RDVERDUGO RD
BUENA VBUENA V
DOWNING AV
VDVD
ROSEMARY AVE
VISTA AVE
VISTA AVE
VE
This map illustrates
the location of paid
parking and unrestricted
parking and the time limits that
are provided for parking. The only paid
parking in the study area is on-street located along
Honolulu Avenue and on the blocks immediately north
and south of this street. All the parking lots have free parking with time limits varying between 3 and 9 hours. The on-street parking has mostly 2-hour time limits with some short-term parking that has 30 minute and 1-hour time limits. The only exception to these time limits on-street is along the east side of Wickham Way between Honolulu Avenue and Broadview Drive where the time limits are 9-hours. Parking restrictions are between 9 a.m. and 6 p.m. Monday through Saturday for the on-street parking and between 5 a.m. and 6 p.m. for the off-street parking Monday through Sunday.
PAID
On-Street Spaces
FREE
On-Street Spaces
FREE
Off-Street Spaces
565151 71
City of Glendale • Montrose Parking Analysis5
Existing parking conditions were documented
through data collection and coordination
with the City in October of 2018. The data
collection captured parking supply (described
previously), occupancy, and duration (or
length of stay). Data were collected both
on-street and for key off-street parking lots.
Data related to parking occupancy and
duration were collected on Thursday, October
4 and Saturday, October 20 to capture typical
fall weekday and weekend condition. Hourly
occupancy along each on-street block and
within each lot were collected from 6 a.m.
to 11 p.m. Duration of stay data were also
collected for on-street blocks along Honolulu
Avenue during the same time period. The data
collection provided an understanding of how
utilized or occupied publicly available parking
is in Montrose and how long vehicles park for
the more heavily utilized on-street parking
along Honolulu Avenue. The occupancy and
duration characteristics provide valuable
information to develop data driven parking
management strategies for Montrose.
On-street parking occupancy between
75 and 85 percent typically indicates 1
to 2 available parking spaces per block
making it easier for drivers to find parking.
Parking occupancies over 85 percent on-
street and in larger parking lots typically
indicate congested parking conditions
where drivers have difficulty finding parking
and may have to circulate the area more
than once to find an available space.
A review of the hourly occupancy shows that
peaking conditions occur at 1 and 6 p.m.
on weekdays. The highest peak occurs at 6
p.m. with 78 percent of the parking spaces
occupied. This indicates that peak evening
conditions are likely driven by restaurant and
retail activity.
PARKING OCCUPANCY
City of Glendale • Montrose Parking Analysis 6
TOTAL HOURLY OCCUPANCY
The peak parking occupancy on Saturday
occurs at 1 p.m. and 6 p.m. The highest peak
occurs at 1 p.m. with 86 percent of parking
spaces occupied. This is typical for areas with
a lot of retail shopping center uses. When
comparing to the weekday condition, peak
parking occupancy is 8 percent higher on
Saturday.
The total parking occupancy for the study
area exceeds 85 percent for one hour on
Saturday, but generally is below 85 percent
during weekday and Saturday. However, there
are certain areas where occupancy exceeds
this target and management strategies could
better balance parking needs. The following
pages provide more detail on findings related
to on- and off-street parking as well as paid
and unpaid parking.
6 AM
7 AM
8 AM
9 AM
10 AM
11 AM
12 PM
1 PM
2 PM
3 PM
4 PM
5 PM
6 PM
7 PM
8 PM
9 PM
10 PM
11 PM
10%
0%
20%
30%
40%
50%
60%
90%
100%
70%
80%
Weekday 85% occupancySaturday
PARKING RESTRICTIONSPARKING RESTR CT ONS9 a.m. – 6 p.m..m. 6 p m % OCCUPANCY
City of Glendale • Montrose Parking Analysis7
TOTAL ONSTREET OCCUPANCY (PAID AND UNPAID)
The top chart illustrates the WEEKDAY
HOURLY OCCUPANCY ONSTREET with
the peak occurring at 7 p.m. with 74
percent of the spaces occupied. Parking
regulations end at 6 p.m. and the peak
occupancy occurs the hour after the
regulations end.
vehicles 85% occupancy
vehicles 85% occupancy
py
% OCCUPANCY % OCCUPANCY
The bottom chart provides the SATURDAY
HOURLY OCCUPANCY ONSTREET and
shows that the peak parking occupancy
also occurs at 7 p.m. with 76 percent of
the spaces occupied. Parking regulations
end at 6 p.m. and the peak occupancy
occurs the hour after the regulations end.
Saturday occupancy is generally higher
than weekday conditions except during the
morning.
py
% OCCUPANCY
On-Street
Spaces Counted
Vehicles Parked
at Peak Hour
222 164
On-Street
Spaces Counted
Vehicles Parked
at Peak Hour
222 169
City of Glendale • Montrose Parking Analysis 8
TOTAL OFFSTREET OCCUPANCY
vehicles 85% occupancy
vehicles 85% occupancy
py
% OCCUPANCY % OCCUPANCY
The top chart illustrates the WEEKDAY
HOURLY OCCUPANCY OFFSTREET
with the peak occurring at 6 p.m. with 82
percent of the spaces occupied.
The bottom chart provides the
SATURDAY
HOURLY OCCUPANCY OFFSTREET
with the peak parking occupancy occurring
at 12 p.m. with 91 percent of the spaces
occupied. Consistent with the overall study
area, Saturday occupancy is generally
higher than weekday conditions except
between approximately 3 to 8 p.m. when
weekday occupancy is about 10 percent
higher given the area has a high level of
retail and commercial uses.
Off-Street
Spaces Counted
Vehicles Parked
at Peak Hour
565 465
Off-Street
Spaces Counted
Vehicles Parked
at Peak Hour
565 513
City of Glendale • Montrose Parking Analysis9
ONSTREET PAID OCCUPANCY
% OCCUPANCY % OCCUPANCY
The bottom chart provides the SATURDAY
HOURLY OCCUPANCY FOR ONSTREET
PAID PARKING
and shows that the peak
parking occupancy also occurs at 7 p.m.
with 83 percent of the spaces occupied.
The peak occupancy occurs after the paid
parking hours end. Consistent with the
overall study area, Saturday occupancy is
generally higher than weekday conditions.
% OCCUPANCY
The top chart illustrates the WEEKDAY
HOURLY OCCUPANCY FOR ONSTREET
PAID PARKING
and shows that the peak
occurs at 7 p.m. with 80 percent of the
spaces occupied. The peak occupancy
occurs after the paid parking hours end.
On-Street
Spaces Counted
Vehicles Parked
at Peak Hour
151 121
On-Street
Spaces Counted
Vehicles Parked
at Peak Hour
151 126
vehicles 85% occupancy
vehicles 85% occupancy
City of Glendale • Montrose Parking Analysis 10
ONSTREET UNPAID OCCUPANCY
% OCCUPANCY % OCCUPANCY
The WEEKDAY HOURLY OCCUPANCY FOR
ONSTREET UNPAID PARKING shows that
the peak occurs at 2 p.m. with 87 percent of
the spaces occupied.
The
SATURDAY HOURLY OCCUPANCY
FOR ONSTREET UNPAID PARKING
shows that the peak occurs at noon with 75
percent of the spaces occupied. Weekday
occupancy for on-street unpaid parking is
generally higher than Saturday conditions.
On-street parking is often the most
desirable parking for short term retail and
commercial uses as reflected in the high
occupancy rates.
Off-Street
Spaces Counted
Vehicles Parked
at Peak Hour
71 62
Off-Street
Spaces Counted
Vehicles Parked
at Peak Hour
71 53
vehicles 85% occupancy
vehicles 85% occupancy
City of Glendale • Montrose Parking Analysis11
WWWWAALTONIA DR
LAS PALMAS AVE
E
E
MONTROSE AVEMO
VERD
UUGO
BLVL
D
BR
ORANGEDALE AVEORANGEDALE AVE
AVE
TON PL
IFTON
CLIFTON PL
D
RD
UGO
BL
VD
VERDUGO BLV
FLORENCITA DR
THOMPSON
CT
AVE
HONO
LULU AV
E
HON
WICK
HAM WY
MONTROSE LN
FLOFLOR
ENCITA DR
ROADV
DVIEW DR
R
DVI
OCEAN VIEW BLVD
MARK
ET S
T
MARK
ET S
T
MARK
ET ST
VERD
UGO RD
V
VERD
UGO RD
Lot 5
Lot 4
Lot 6
Lot 3
Lot 1
Lot 7
Lot 2
LEGEND
Parking Occupancy
0-60%
61 -85%
>85%
ERDUGO RD
RDUGO RD
BUENA VBUENA V
DOWNING AV
ROSEMARY AVE
VISTA AVE
VISTA AVE
VE
The peak hour (6 p.m.) on- and off-street
parking occupancy for the weekday conditions
is illustrated on this map. On-street parking
occupancy is highest along the main
street, Honolulu Avenue. Off-street parking
occupancy is highest in lot 7 located on the
northwest corner of Broadview Drive and
Market Street.
WEEKDAY PEAK HOUR OCCUPANCY (6PM)
City of Glendale • Montrose Parking Analysis 12
SATURDAY PEAK HOUR OCCUPANCY (1PM)
WWWWAALTONIA DR
LAS PALMAS AVE
E
M
E
ONTROSE AVEMO
VERD
UUGO
BLVL
D
BR
ORANGEDALE AVEORANGEDALE AVE
AVE
FTON PL
IFTON
CLIFTON PL
D
RD
UGO
BL
VD
VERDUGO BLV
FLOREN CITA DR
THOMPSON CT
AVE
HONO
LULU
AV
HON
WICK
HAM WY
MONTROSE LN
A D
R
FLORFLO
ENCI
TA D
R
ROA
DV
DVIE
W DR
R
DVI
OCEAN VIEW BLVD
MARK
ET S
T
RKET S
T
ARK
VERD
UGO RD
V
Lot 5
Lot 4
Lot 6
Lot 3
Lot 1
Lot 7
Lot 2
LEGEND
Parking Occupancy
0-60%
61 -85%
>85%
VERDUGO RD
VERDUGO RD
BUENA VBUENA V
DOWNING AV
DVD
ROSEMARY AVE
VISTA AVE
VISTA AVE
VE
This map illustrates the Saturday peak hour
(1 p.m.) on- and off-street parking occupancy.
Similar to weekday conditions, the highest
on-street parking occupancies are along
Honolulu Avenue with several blocks over
85 percent. Off-street parking occupancy is
highest in lots 2, 3, 5, 6 and 7 representing all
the lots survey except for two.
City of Glendale • Montrose Parking Analysis13
Lot 5
Lot 4
Lot 6
Lot 3
Lot 1
Lot 7
Lot 2
|3
|
| 3
| 3
|3
|3
||| 333
|||33
6 66
3 3
33 33
3 3
1 1
22 22
88 || 99
88 || 99
22 22
2 2
2 2
0 2
1 0
8 5
2 8
2 0
1 4
4 3
1 5
12 7
5 4
6 8
5 5
6 0
0 0
5 1
0 5
1 0
1 8
0 0
WWWWAALTONIA DR
FLORENCITA DR
THOMPSON CT
AVE
HONOLULU
AV
HON
LAS PALMAS AVE
E
M
E
ONTROSE AVEMO
WICKHAM WY
VERD
UUGO
BLVL
D
D
RD
MONTROSE LN
FLORFLO
ENCI
TA D
R
BR
ROADV
DVIEW DR
R
DVI
ORAN
G
LE AVE
ORANGEDALE AVE
AVE
LVD
OCEAN VIEW BLVD
MARK
ET S
T
T ST
ARKET S
ON PL
IFTON
CLIFTON PL
D
VERDUGO RD
V
RD
UGO
BL
VD
VERDUGO BLV
LEGEND
Hours > 85% Occupancy
0 Hours
1–3 Hours
>3 Hours
ROSEMARY AVE
RDUGO RD
DUGO RD
BUENA V BUENA V
VISTA AVE
VISTA AVE
DOWNING AV
VE
The number of hours that the on-street blocks
and off-street parking lots in the study area have
an occupancy greater than 85 percent on a weekday is
illustrated above. One block in the study area along Honolulu Avenue east of Ocean View Boulevard on the south side has an occupancy greater than 85 percent for 12-hours during the weekday. Lot 5 located north of Montrose Lane and west of Wickham Way has an occupancy greater than 85 percent for 8-hours during the weekday. Parking lot 3 9-hour time limited parking has an occupancy over 85 percent for 3-hours during the weekday.
NUMBER OF HOURS OCCUPANC Y EXCEEDS 85% (WEEKDAY)
City of Glendale • Montrose Parking Analysis 14
NUMBER OF HOURS OCCUPANCY EXCEEDS 85% (SATURDAY)
4 | 2
2 2
|4
6 6
1 0
3 9
11 6
10 3
3 9
6 6
5 0
6 13
12 10
10 12
10 9
6 5
11 0
1 1
0 1
0 3 0
0 12
0 0
0 44
|| 22
|22
|22
2 2
2 22
|
|
|
4 66
6 66
1 0
0 0
3 3
3 3
9 9
9 9
11 11
11 11
6 6
6 6
10 10
10 10
3 3
3 3
3 3
3 3
9 9
9 9
6 6
6 6
6 6
6 6
5 5
5 5
0 0
0 0
6 6
6 6
13 13
13 13
12 12
12 12
10 10
10 10
10 10
10 10
12 12
12 12
10 10
10 10
5 5
5 5
0 0
0 0
0 0
1 1
1 1
1 1
1 1
0 0
0 0
1 1
1 1
0 0
0 0
3 3
3 3
0 0
0 0
12 12
2 12
2 12
2 0
0 0
0 0
0 Lot 5
Lot 4
Lot 6
Lot 3
Lot 1
Lot 7
Lot 2
WWWWAALTONIA DR
FLOREN CITA D R
THOMPSON CT
AVE
HONOLULU AV
HON
MAS A
EVEE
LAS PALMAS AVE
E
E
MONTROSE AVEMO
WICKHAM WY
VERD
UUGO
BLVL
D
NV
V
MONTROSE LN
A D
R
FLORFLO
ENCITA D
R
BR
ROA
DV
DVIEW DR
R
DVI
ORANGEDALE A
E
ORANGEDALE AVE
AVE
OCEAN VIEW BLVD
MAM
MARK
ET S
T
ARKA
E
ARK
ET S
T
VDVD
IFTON PL
IFTON
CLIFTON PL
D
VERD
UGO RD
V
RD
UGO
BL
VD
VERDUGO BLV
LEGEND
Hours > 85% Occupancy
0 1–3 Hours
>3 Hours
ROSEMARY AVE
VERDUGO RD
VERDUGO RD
BUENA V BUENA V
VISTA AVE
VISTA AVE
DOWNING AV
VE
DVD
The number of hours that the on-street blocks
and off-street parking lots in the study area have
an occupancy greater than 85 percent on Saturday is
illustrated here. Nine blocks in the study area along Honolulu Avenue have an occupancy greater than 85 percent for over 10-hours during the weekday. Parking lot 3 has an average occupancy greater than 85 for 4-hours during Saturday in the 9-hour time limited area. In addition, lots 2 and 7 have occupancies greater than 85 percent for 6-hours.
City of Glendale • Montrose Parking Analysis15
HONOLULU AVE
Honolulu Avenue is the Montrose
neighborhood’s main street and the center
of the commercial district. The street
features restaurants with sidewalk cafés
and small retail businesses. Parking on-
street is paid with both parallel and angled
parking that generally have 2-hour limits.
Duration of stay is evaluated to identify
different types of parking users and to see
if parking spaces are being turned over to
support the specific type of parker desired.
Duration of stay data was collected along
Honolulu Avenue in the most desirable
paid on-street spaces to see if vehicles
were turning over to provide short term
customer parking for nearby business.
Weekday and Saturday duration of stay
along Honolulu Avenue are illustrated
here. The data shows that the vehicles
parked along Honolulu Avenue stay for
less than 1-hour on average. Parking
is paid along Honolulu Avenue and the
majority of spaces have a 2-hour time
limit; therefore, users are complying
with the restrictions and the level of
enforcement could be deemed appropriate.
The current duration of stay is supporting
the desire for Honolulu Avenue to serve
as short term parking for business in
the area and showing that incidents
of meter feeding are likely low.
WWW
FLOREN CITA DR
THOMPSON CT
AVE
HONOLULU AV
E
HON
E
LAS PALMAS AVE
VE
M
E
ONTROSE AVEMO
ROSEMARY AVE
WICKHAM WY
VERD
UUGO
BLVL
D
MONTROSE LN
A DR
ORENCITA DR
BROADV
DVIEW DR
R
DVI
OCEAN VIEW BLVD
OR D
RD
VERD
LEGEND
Average Duration
< 1 Hr
1–2 Hrs
2–3 Hrs
WWWWA
FLOREN CITA DR
THOMPSON CT
AVE
HONOLULU AV
E
HON
E
LAS PALMAS AVE
VE
M
E
ONTROSE AVEMO
ROSEMARY AVE
WICKHAM WY
VERD
UUGO
BLVL
D
MONTROSE LN
A
DR
NCITA DR
BROADV
DVIEW DR
R
DVI
OCEAN VIEW BLVD
GO RD
RD
VERD
LEGEND
Average Duration
<1 Hr
1–2 Hrs
DURATION OF STAY (WEEKDAY)
DURATION OF STAY (SATURDAY)
City of Glendale • Montrose Parking Analysis 16
Hourly parking occupancy along Honolulu
Avenue was reviewed to determine if any
parking management strategies should
be targeted specifically to this corridor.
Parking along Honolulu Avenue is over 85
percent occupied from approximately 11
a.m. to 8 p.m. on Saturdays with several
hours that are over 90 percent occupied. As
noted previously, many of the blocks along
Honolulu Avenue have parking occupancies
over 85 percent for a majority of the analysis
period. In addition, the parking occupancy
of this corridor is much higher than found
in Montrose overall, which had a peak
occupancy of 85 percent for the neighborhood
as a whole. The sustained high occupancy
along Honolulu Avenue on Saturdays
makes finding parking difficult. Weekday
occupancy along Honolulu Avenue tends to
be low except in the evening where the peak
occupancy is 88 percent at 7 p.m. This higher
evening occupancy is due to the nightlife
and restaurant uses along the corridor
as well as time limits that end at 6 p.m.
6 AM
7 AM
8 AM
9 AM
10 AM
11 AM
12 PM
1 PM
2 PM
3 PM
4 PM
5 PM
6 PM
7 PM
8 PM
9 PM
10 PM
11 PM
10%
0%
20%
30%
40%
50%
60%
90%
100%
70%
80%
HONOLULU AVE ONSTREET PARKING OCCUPANCY Weekday 85% occupancySaturday PARKING RESTRICTIONSPARKING RESTR CTIONS9 a.m. – 6 p.m..m. 6 p m City of Glendale • Montrose Parking Analysis17
STAKEHOLDER COLLABORATION
TASK FORCE INPUT
࢙The unique character of
Montrose is important
࢙Support economic vitality for
businesses and facilitate growth
in customer base
࢙Have available parking for
employees and customers
࢙Helped prioritize strategies
࢙Agreed to participate with
updating employee parking
program
࢙Want to see parking revenues
reinvested in Montrose
࢙Engaged with GCC to address
future expansion into Montrose
PUBLIC OUTREACH
As part of the process, outreach occurred
with a variety of stakeholders to obtain
feedback and perspectives related to
parking in Montrose. This included a
presentation to the Transportation and
Parking Commission as well as meetings
with the Montrose Shopping Park Association
and Glendale Community College.
Through these interactions, a parking task
force was established that included members
from the City as well as the Montrose
Shopping Park Association to identify
concerns, issues, potential solutions, and help
prioritize parking management strategies.
Some of the key input that was received
from the task force is identified here.
In addition to the task force, specific
coordination has been occurring
with Glendale Community College to
collaborate the mutual success for the
college and Montrose as a whole.
City of Glendale • Montrose Parking Analysis 18
KEY FINDINGS
HIGH OCCUPANCY ALONG
HONOLULU AVENUE
Occupancy frequently exceeds the 85 percent
threshold along several blocks indicating
it is highly desirable and parking along the
street is difficult to find. Given the duration
of stay is less than 1-hour on average, this is
serving the desired short term parker and an
appropriate level of turnover is occurring.
HIGH OCCUPANCY ALONG
WICKHAM WAY
The unpaid 9-hour on-street parking along
Wickham Way on the east side south of Honolulu
Avenue is almost 100 percent occupied on
Saturday for many hours of the day. Management
strategies will be explored to target the
appropriate desired parking condition.
HIGH LONGTERM OCCUPANCY OF
OFFSTREET PARKING
The Saturday parking occupancy is higher than
weekdays in off-street parking with the peak off-
street parking greater than 85 percent occupied.
Parking lots 5 and 7 have more than 4-hours
on the weekday when the parking occupancy
is over 85 percent. Parking lots 2, 3 , 5 and 7
have 4 or more hours on Saturday where the
parking occupancy was greater 85 percent.
Parking occupancy in Montrose is
over 85 percent on Saturday at 1
p.m. During other periods on both
Saturday and weekdays, parking
occupancies are less than 85
percent. There are specific areas
where parking occupancies are
exceeding the desired threshold
during both Saturday and weekdays
and management strategies should
be used to shift demands from
heavily utilized areas to less utilized
areas. Better balancing the parking
supply and demand within Montrose
will provide available parking in
areas where people desire to park
such as in front of restaurants and
retail. The analysis shows there is
available parking within Montrose;
therefore, a balance between
parking supply and demand can be
achieved with better management of
the existing system.
City of Glendale • Montrose Parking Analysis19
PARKING STRATEGIES
PERFORMANCEBASED
PARKING APPROACH
The City should adopt a performance-based
parking approach where data driven triggers
are used to guide decision-making to best
manage parking. This approach would provide
data driven processes to manage public parking
within the City where specific performance
criteria are evaluated to determine when
parking management strategies need to be
implemented or maybe reduced. Using data
driven processes provides transparency that
improves understanding between the public and
City officials and takes the perceived emotion
out of the decision. The performance-based
parking approach incorporates demand based
practices that inform changes to parking rates,
policies, and programs to best balance the
supply and demand of parking.
Data Driven Triggers
Industry standards have identified 85 percent
as the point where there are still spaces
available, but it starts to become difficult for
drivers to find parking. The City currently has
a target occupancy of 85 percent; however,
having a goal of one specific number is difficult
to achieve and provides limited flexibility in
determining appropriate management strategies
and success. A parking environment where
1-2 spaces are available per on-street block
supports neighborhood needs. We recommend
modifying and clarifying the City’s desired
target range to be an occupancy level between
70 and 85 percent, which would reflect having
1-2 available spaces per on-street block.
With the new target occupancy range,
the following performance metrics are
recommended for when to consider and
implement new parking management strategies:
1. Increase parking rates when
peak occupancy exceeds 85 percent.
2. Decrease parking rates when
peak occupancy is below 70 percent.
3. Consider having paid parking when
peak occupancy exceeds 85 percent for
more than 4 hours.
With the performance-based parking
approach in mind, the following section
outlines parking management strategies
that could be implemented to better balance
the supply and demand of valuable parking
assets in Montrose now and into the future.
The parking management strategies were
derived in response to the findings in this
parking analysis and support the overall
goals and objectives to address near-
term concerns about parking availability
and support long-term parking needs.
Parking strategies have been
identified to manage public
parking resources to provide
sufficient turnover of parking
to better support the retail
oriented businesses in Montrose.
The strategies respond to the
following Montrose goals and
objectives:
࢙Support local business
needs within Montrose
࢙Provide adequate amount of
parking for customers
࢙Look to manage what
parking is available before
building more parking
Look for this icon to denote the strategies suggested throughout this section.
City of Glendale • Montrose Parking Analysis 20
Proposed Target Occupancy Range
Current Target Occupancy Policy
BELOW 70%
Decrease Price
ABOVE 85%
Increase Price
70% 85% WITHIN TARGET RANGE
Success
ABOVE TARGET
High Occupancy
BELOW TARGET
Low Occupancy
85%
City of Glendale • Montrose Parking Analysis21
PRICING STRATEGIES
Charging for parking is simply having people
directly pay for the use of parking spaces.
Paid Parking can be implemented for both
public and private lots and essentially is
a management tool that reduces demand,
motivates carpooling, promotes higher
turnover, and can generate revenue.
Occupancy levels of over 85 percent for on-
street parking mean there is limited parking
availability and finding parking spaces
is difficult. Drivers looking for on-street
parking may be circulating throughout the
area to locate an available space causing
increased congestion. Parking occupancies
between 70 and 85 percent on-street provide
1 to 2 available spaces per block make it
easier to find available parking and reduce
circulation associated with searching for
parking. More available parking improves
the customer experience and economic
vitality of the neighborhood. As needed,
the City should monitor areas with paid
parking and use the performance metrics
identified previously to make changes to
pricing. A multi-step process is recommended
that would first increase prices on-street,
start to align pricing in a tiered approach
and then make future adjustments based
on performance-based measures.
Specifically, the adjustments should include:
ANNUAL ADJUSTMENTS. It is
recommended that parking rates be
evaluated on an annual basis and
adjusted using the performance-based tiered
approach. The annual review is necessary to
address changing conditions that are
anticipated with other management strategies
and be able to react to growth and
development pressures that occur. The
decision to change prices should be based on
the performance metrics identified using the
target occupancy range discussed previously.
INCREASE PARKING PRICES ALONG
HONOLULU AVENUE.
Many of the
blocks along Honolulu Avenue are over
85 percent occupied for 10 or more hours.
Given the occupancy level, it is recommended
to increase the parking rate per hour by $0.50
to help reduce occupancy levels and
encourage parking in other areas where
parking is available. It is anticipated that a
$0.50 increase will have minimal impact at first
and that Honolulu Avenue pricing will need to
continue to be increased.
EXPAND ON-STREET PAID PARKING TO
CAPTURE WICKHAM WAY BLOCKS
.
On-street parking occupancy on the
west side of Wickham Way between Honolulu
Avenue and Broadview Drive exceeds 85
percent occupancy for up to 6-hours during the
TIERED PRICING APPROACH
Pricing changes would be achieved through
incremental changes using a tier hierarchy
with tier 1 being Honolulu Avenue where
prices are highest and secondary tiers
including on- and off-street parking with
lower pricing. Implementing price changes
incrementally and using the tiered pricing
approach allows for parkers to adjust to the
system and allows the City to monitor shifts
in demand. In addition, the tiered approach
will provide better management of short-
term parking availability by setting higher
fees for the most desirable on-street parking
and lower fees less convenient off-street
parking. The City should increase parking
rates in a tier and then monitor the results to
see how parking has shifted and determine
what rates should be increased in other tiers.
It is recommended that on-street fees be
increased first to shift demands to available
off-street facilities and make available more
on-street parking for visitors and customers.
City of Glendale • Montrose Parking Analysis 22
weekday and 3-hours on Saturdays.
Implementing paid parking along these blocks
of Wickham Way would help manage occupancy
and increase availability near the Montrose
commercial area.
CHARGE FOR OFF-STREET PARKING.
Lots 2, 3, 5, 6 and 7 exceed 85 percent
occupancy for more than four hours.
Installing pay stations and charging for parking
in these more heavily utilized lots could be
justified to manage demands. Charging for
parking in only these lots will shift demand to
the surrounding lots. Therefore, consideration
could be given to charging for parking in other
area lots. The parking rate should be set such
that it is lower than on-street parking using the
tiered pricing structure to balance on- and
off-street parking. An initial parking rate of $0.50
to $1 per hour is recommended.
PARKING REGULATIONS
AND RESTRICTIONS
Parking regulations should be developed within
the context of the neighborhood but should
also consider other areas of the City so as
not to confuse parkers and to provide some
consistency for the community and visitors. Paid
parking and time limits for parking are currently
in effect between 9 a.m. and 6 p.m. in Montrose.
There are also varying time limits on-street
and within the surface parking ranging from
30-minutes to 9-hours. Changes in regulations
that may be considered for Montrose include:
EXTEND OR CHANGE PAID PARKING
HOURS.
Parking occupancy along
Honolulu Avenue is over 85 percent on
Saturday and weekdays until after 9 p.m. In
addition, before 10 a.m. occupancies are below
65 percent on both weekdays and Saturday. A
review of individual off-street parking lots
identified parking occupancies are low earlier in
the day and are higher and sometimes above 85
percent later in the evening. The City should
consider shifting the parking hours to better
capture the peak parking periods and better
manage parking later in the evening. Data is
showing that paid parking hours could be
changed from 10 a.m. to 10 p.m. to capture the
peak conditions.
CHANGE TIME LIMITS ON WICKHAM
WAY BLOCKS.
On-street parking
occupancy on the west side of Wickham
Way between Honolulu Avenue and Broadview
Drive exceeds 85 percent occupancy for up to
6-hours during the weekday and 3-hours on
Saturdays. These blocks also have a 9-hour time
limit whereas the surrounding blocks have a
2-hour time limit or less. The City should modify
the time limit along Wickham Way between
Honolulu Avenue and Broadview Drive to
2-hours consistent with the surrounding blocks
and will result in more customer parking.
City of Glendale • Montrose Parking Analysis23
ENFORCEMENT
Enforcing parking regulations is an important
component to make sure the parking
regulations are followed. Without enforcement
many parking management strategies will be
ignored, abused, and ineffective. Enforcement
in Montrose is currently limited, and the
City is in the process of outsourcing the
enforcement program to improve available
parking to support the shopping areas.
ENHANCE PARKING ENFORCEMENT.
The City should require the new
contractor for enforcement to develop
enforcement strategies that address Montrose
parking issues and support management
strategies and regulations. The strategies
should be reviewed and updated periodically to
meet the changing needs of the City’s parking
system as the neighborhood grows and new
parking regulations are implemented. The City
should encourage the parking contractor to
incorporate enforcement technologies.
EVALUATE AND INTEGRATE
TECHNOLOGY.
Enforcement technology
can streamline processes, reduce costs
and help the City better manage the overall
parking system. New enforcement technology
should continue to be integrated including
license plate readers that work with new
payment methods like pay-by-plate and pay-by-
phone. The enforcement technology should
integrate with the database of the payment
system and will automate enforcement with
virtual “chalking” rather than manual chalking.
Virtual chalking increases compliance since the
chalk marks cannot be erased.
PAYMENT SYSTEMS
The on-street paid parking in Montrose is
currently completed through the use of
traditional parking meters that are fed with
coins. Upgrading the payment systems
with new technology will provide a better
customer experience, be more convenient for
customers, and result in a higher compliance.
PAY STATIONS WITH PAYBYPLATE.
As parking meters are replaced, the
system should be upgraded with pay stations
that incorporate pay-by-plate applications
and allow for credit card payment along with
mobile payment options. One pay station
serves multiple parking spaces reducing
the amount and cost of infrastructure
and improving pedestrian mobility along
the sidewalks with impediments.
Improved payment systems can also:
࢙Provide for a better customer experience
࢙Reduces labor costs by eliminating
manual payment collection, less
maintenance, and remote programing
࢙Automate the transfer of
payments to the City
࢙Integrate with enforcement technologies
such as license plate recognition
࢙Allow for credit card and
mobile payment options
࢙Eliminate the need for numbered
parking spaces, which fade and
require frequent repainting, by
using pay-by-plate methods.
PAYBYPHONE.
Consider providing pay-by-phone
as a quick and convenient option that can
be implemented without upgrading the
parking meters. This type of system requires
implementation of signage and the startup fee
with vendors is fairly nominal. This system
requires users to download an application
to your mobile device that requires you
register your vehicle with the license plate
and incorporate a digital payment option.
LONGTERM AND
EMPLOYEE PARKING
The City of Glendale has Employee Parking
Permit programs to assist employees of
businesses in these districts with finding
available parking. The program has designated
parking spaces where employees with a permit
can park for longer than posted time limits.
City of Glendale • Montrose Parking Analysis 24
UPDATE EMPLOYEE PARKING
PROGRAM. The recommended parking
management strategies will impact
conditions and adjust demands and available
parking areas. The Montrose employee parking
program should be revisited to make sure it is
effective and appropriately managing employee
parking with implementation of parking
strategies in the neighborhood.
PARKING REVENUE AND FUNDING
Ideally a parking system would be self-
sustaining and managed such that it
creates revenue above what is needed
for maintenance, operations and capital
improvements. Additional parking funds
could be allocated to creating more parking
as well as improving the parking system
by implementing items such as wayfinding,
branding, pedestrian connectivity, parking
and enforcement technology, or help fund
transit and non-motorized improvements that
can reduce parking demands. This could also
include improving aesthetics of landscaping
and infrastructure to promote safe use of
public space by pedestrians and vehicle traffic.
EVALUATE PARKING REVENUE. The
City should review parking revenue
annually. If there is additional revenue
beyond what is needed to operate and maintain
the parking system, consideration should be
given to utilizing funds to enhancing the
parking system and the areas around it as well
as projects that help reduce parking demands.
BRANDING AND WAYFINDING
Branding and Wayfinding are used to link
drivers to available parking. It is an important
aspect to providing a positive experience for
visitor and customers parking in Montrose.
It decreases traffic congestion and increases
efficiency in finding a parking space by
directing drivers to available parking and
avoiding added traffic from people circulating
through the system to locate spaces. Studies
in urban areas show that as much as 30
percent of traffic can be associated with
drivers circulating to find parking. With drivers
guided on a direct path to available parking
the more traffic and environmental impacts
will be reduced and the overall transportation
system will function more efficiently.
DEVELOP A CONSISTENT BRAND AND
WAYFINDING.
Branding similar to that
found in the downtown area will give
signs a consistent look and feel throughout
Glendale and distinguish public parking assets
from private parking. The Montrose parking
brand could use the work completed for
downtown as a starting point and tailor the
brand towards this neighborhood. Wayfinding
for Montrose could include additional signs
directing customers to areas that are
underutilized and providing for a look and feel
that is consistent throughout the City that
identifies where public parking is available.
City of Glendale • Montrose Parking Analysis25
NEXT STEPS PRIORITIES
HIGHEST PRIORITY
1. Enhance parking enforcement
2. Evaluate and implement parking
enforcement technology
3. Update employee parking program
4. Increase pricing along Honolulu Ave
5. Extend or change paid parking hours
6. Pay-by-Phone/App
7. Pay stations with Pay-by-Plate
8. Develop consistent brand/wayfinding
LOWER PRIORITY
9. Evaluate parking revenue
10. Expand on-street paid parking to
capture Wickham Way blocks
11. Change time limits on
Wickham Way blocks
12. Charge for off-street parking
Implementing parking strategies
will be completed in an iterative
process and monitored using a
data driven approach to measure
the impacts and outcomes of
various parking strategies. The
focus of the efforts will be to
manage publicly available parking
so that parking is available
and convenient for supporting
Montrose. Parking occupancies
will be monitored to identify when
strategies will be implemented
and how effective they are.
The parking task force that was developed
between the City and the Montrose Shopping
Park Association prioritized and ranked what
strategies where most and least desirable in
the near term, which are identified below. The
specific timing for each strategy will depend on
funding and/or timing of city wide strategies
such as the coordination of new infrastructure
such as pay stations, enforcement technology,
and mobile payment options.
The City will continue to work collaboratively
with merchant groups and key stakeholders
to communicate the timing for implementing
strategies and monitoring how the parking
system is operating
City of Glendale • Montrose Parking Analysis 26
BALANCING SUPPLY AND DEMAND. The
existing overall parking capacity in Montrose
is adequate to serve the current needs of the
commercial area, and implementation of the
parking strategies described will help better
balance supply and demands throughout
downtown. Future growth in parking demands
can also be managed through implementation
of additional parking management strategies,
increased pricing, and partnering with private
developments to provide additional parking.
The City should continue to monitor and
maintain their current parking assets to see
how growth, redevelopment, and transportation
trends impact parking occupancies.
Redevelopment of prime surface parking lots
should consider replacing publicly available
parking through public/private partnerships
and shared parking strategies. It is anticipated
that new development would provide additional
parking supply and meet new parking
demands. Parking demand trends in many
dense urban areas have been decreasing
due to increased transportation options,
ability to live/work/play in downtown areas,
sustainability trends, and costs of owning a
vehicle. Continuing to monitor parking will be
important to assess if additional parking supply
is needed and how to best accommodate more
parking.
MONITOR VEHICLE OWNERSHIP AND
PARKING DEMAND TRENDS.
The City should
monitor vehicle ownership and parking
demand trends to understand how parking
needs are changing. These trends should
help guide the City in decision-making related
to development Code parking requirements,
managing and replacing the public parking
assets and developing additional parking
supply.
FACILITATE PUBLICLY AVAILABLE PARKING
AND SHARED PARKING APPROACHES IN
NEW DEVELOPMENTS
. The City should work
with new developments to provide publicly
available parking especially for redevelopment
of surface parking lots. In addition, the City
should work with developers to allow for
shared parking amongst uses downtown rather
than individual parking facilities for each use.
ALLOW INNOVATIVE APPROACHES TO
BE USED IN PRIVATE DEVELOPMENT
PROPOSALS.
The City should update
the Glendale Municipal Code to allow
developments to propose innovative
approaches to solve parking problems and
meet parking demands. These approaches may
include automated parking garages, use of
technology or other future parking innovations
that are yet to be developed.
FUTURE CONSIDERATIONS
Prepared for the City of Glendale by