MONTROSE
PARKING ANALYSIS
PREPARED BY
DECEMBER 2025
Prepared for the City of Glendale by
MONTROSEPARKING ANALYSIS
INTRODUCTION ...........................................................................................1 STUDY AREA ................................................................................................... 3 PARKING REGULATIONS ......................................................................5 PARKING OCCUPANCY ..........................................................................7 PARKING DURATION OF STAY .....................................................17 KEY FINDINGS AND STAKEHOLDER INPUT .....................19 PARKING STRATEGIES ........................................................................20
EMPLOYEE PARKING PROGRAM
IMPLEMENTATION OPTIONS .........................................................23
TABLE OF CONTENTS
City of Glendale • Montrose Parking Analysis 2025 1
Parking plays a key role in supporting
the economic vitality of businesses
in Montrose and is a valuable City
resource. This analysis reviews the
parking conditions and management
strategies from the prior Montrose
Parking Analysis in 2019, evaluates
current parking conditions and
identifies implementation options
for updating the employee parking
program as an important next
step to support the management
strategies implemented since
2019. Strategies identified for
the employee parking program
are based on the reevaluation of
parking conditions since the 2019
analysis and stakeholder input.
INTRODUCTION
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 business district also borders the La
Crescenta-Montrose unincorporated area
under Los Angeles County jurisdiction.
Residents and employees of businesses
in the County area have been observed
parking within the Montrose business
district, utilizing some of the available
public parking. This presents additional
challenges regarding parking policies,
management strategies, and enforcement.
City of Glendale • Montrose Parking Analysis 20252
Prepared by
The Glendale City Council approved the
2019 study report and its recommended
parking management strategies in November
2019. The following list describes each
of the recommended strategies and
implementation steps the City has taken
since the 2019 study report was approved.
9 Evaluate and Integrate Technology.
The City has equipped the parking
enforcement team with state-of-the-art
license plate recognition (LPR) technology
and upgraded handheld devices to
more efficiently enforce both time limit
restrictions and on-street paid parking.
With this technology, enforcement staff
can quickly check each parked vehicle to
verify payment and/or parking duration
to comply with parking restrictions.
This technology can also be adapted
to help enforce digital permit systems
that could be implemented in the future.
Implemented January/February 2020
9 Increase Parking Prices Along
Honolulu Avenue. The City increased
the hourly parking charge on Honolulu
Avenue to $1.50 per hour to better
reflect the high parking demand
observed for these convenient on-
street spaces. The City also extended
this price increase to the side streets in
Montrose with on-street paid parking.
Implemented January/February 2020
9 Extend or Change Paid Parking Hours.
The City adjusted the hours for on-street
paid parking in Montrose to 10 a.m. to 8
p.m. to better reflect the hours of peak
demand observed in the 2019 study.
The City also made this adjustment to
the hours for all on-street and off-street
parking time limit restrictions in Montrose.
Implemented January/February 2020
9 Change Time Limits on Wickham Way
Blocks. The City adjusted the time limit
for on-street parking on Wickham Way
between Honolulu Avenue and Broadview
Drive, north of the midblock alleyway, to a
maximum of 3 hours. The City maintained
the 9-hour time limit for on-street parking
on Wickham Way south of the midblock
alleyway. Implemented October 2021
9 Develop a Consistent Brand and
Wayfinding. The City aligned the
wayfinding signage along the streets
in Montrose with the branding and
design of signs in downtown Glendale
to create a consistent citywide look
and feel. Implemented October 2021
9 Pay-By-Phone. The City has contracted
with PayByPhone to provide a mobile
app-based payment solution for residents,
employees, and visitors to pay for parking
in Montrose. Implemented April 2023
Other parking management strategies
recommended in the 2019 study report have not
yet been implemented, including an update to
the employee parking program. This 2025 study
both re-evaluates existing parking conditions in
Montrose and considers implementation options
to update the employee parking program.
PARKING MANAGEMENT STRATEGIES IMPLEMENTED SINCE THE 2019 STUDY
City of Glendale • Montrose Parking Analysis 2025 3
Like the 2019 study, the 2025 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.
The map on the following page 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.
The 2025 study area includes the Glendale
Community College PDC off-street parking
lots. The college is currently implementing
redevelopment plans and, due to a pause
in onsite activity, has opened these lots to
be used as de facto public parking. In total,
the 2025 study area includes 221 on-street
spaces and 660 off-street spaces for a total
of 881 parking spaces. However, with the
planned redevelopment of the college, it is
anticipated that the 92 parking spaces in the
college lots will no longer be available for use
as public parking. The parking management
strategies recommended in this report assume
STUDY AREA
that the public parking demand observed
in the college lots for this study will need
to be accommodated in the other publicly
available off-street parking lots in Montrose.
The off-street parking occupancies shown
in this report reflect this assumed shift in
parking demand from the college lots.
With the planned
redevelopment of the
college, it is anticipated
that the 92 parking spaces
in the college lots will no
longer be available for
use as public parking.
City of Glendale • Montrose Parking Analysis 20254
Prepared by
VERDUGO RD
O
CEAN
VIEW
BL
VD
MIRA VISTA AVE
WICKHAM WY
WALTONIA DR
GL
ENAD
A
AVE
CLIFT
O
N
PL
BROADVIEW DR
VERDUGO BLVD
THOMPSON CT
HONOLULU AVE
MARKET ST
LAS
PALMAS
AVE
VALVERDE PL
M
O
N
TRO
SE
AVE
ORANGEDALE AVE
DOWNING AVE
FLORENCITA DRIVE
BUENAVISTA AVE
ROSEMARY AVE
Lot 1
Lot 2
Lot 4
Lot 6
Lot 7
Lot 3
Lot 5
Glendale
College
Lots
0 400200
Feet
M:\23\1.23406.00 - Montrose Parking Analysis\GIS\ArcGISPro\Montrose Parking Analysis 2024\Montrose Parking Analysis 2024.aprx FIGURE
XX
LEGEND
Off-Street Lots
On-Street Spaces
Study Area Boundary
Study Area
Montrose Parking Analysis
DRAFT
Total Spaces
Counted
881
Off-Street
Spaces Counted
660
On-Street
Spaces Counted
221
City of Glendale • Montrose Parking Analysis 2025 5
The map on the following page 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
PARKING REGULATIONS
time limits. The only exception to these
time limits on-street is along Wickham Way
between Honolulu Avenue and Broadview
Drive where the time limits are 3 hours north
of the midblock alleyway and 9 hours south
of the midblock alleyway. Parking restrictions
are between 10 a.m. and 8 p.m. Monday
through Saturday for the on-street parking
and between 10 a.m. and 8 p.m. for the off-
street parking Monday through Sunday.
All the parking lots
have free parking with
time limits varying
between 3 and 9 hours.
City of Glendale • Montrose Parking Analysis 20256
Prepared by
VERDUGO RD
MIRA VISTA AVE
WICKHAM WY
WALTONIA DR
GLENAD
A
AVE
CLI
FTO
N
PL
BROADVIEW DR
VERDUGO BLVD
THOMPSON CT
HONOLULU AVE
MARKET ST
LAS
PALMAS
AVE
O
CE
AN
VIEW
BLVD
VALVERDE PL
M
O
N
TRO
SE
AVE
ORANGEDALE AVE
DOWNING AVE
FLORENCITA DRIVE
BUENAVISTA AVE
ROSEMARY AVE
Lot 1
Lot 2
Lot 4
Lot 6
Lot 7
Lot 3
Lot 5
Glendale
College
Lots
0 400200
Feet
M:\23\1.23406.00 - Montrose Parking Analysis\GIS\ArcGISPro\Montrose Parking Analysis 2024\Montrose Parking Analysis 2024.aprx FIGURE
XX
LEGEND
Parking Limit
30 Min
1 Hr
2 Hrs
3 Hrs
9 Hrs
No Limit
N/A
Paid Parking Areas
Study Area Boundary
Parking Regulations
Montrose Parking Analysis
DRAFT
149
PAID
On-Street Spaces
72 FREE
On-Street Spaces
568
FREE
Off-Street Spaces
City of Glendale • Montrose Parking Analysis 2025 7
Existing parking conditions were documented
through data collection and coordination
with the City in October of 2024. The data
collection captured parking supply (described
previously), occupancy, and duration (or
length of stay). Data were collected both
for on-street and off-street parking lots.
Data related to parking occupancy and
duration were collected on Thursday, October
17 and Saturday, October 19 to capture typical
fall weekday and weekend conditions. This
data collection was then validated through
frequent spot checks of parking facilities by
City staff and the project team throughout the
Fall season of 2024. Hourly occupancy along
each on-street block and within each lot were
collected from 8 a.m. to 9 p.m. Duration of
stay data were also collected 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. The occupancy and
duration characteristics provide valuable
information to develop data driven parking
management strategies for Montrose.
On-street parking occupancy between
70 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 12 and 7 p.m.
on weekdays. The highest peak occurs at 7
p.m. with 65 percent of the parking spaces
occupied, as compared to the 2019 study when
the highest peak occurred 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.
The peak parking occupancy on Saturday
occurs at 3 p.m with 50 percent of parking
spaces occupied, as compared to the 2019
study when the highest peak occurred at
1 p.m. with 86 percent of parking spaces
occupied. For the 2025 study, peak parking
occupancy is 15 percentage points lower on
Saturday compared to the weekday condition.
The total parking occupancy for the study
area is below 85 percent during both weekday
and Saturday conditions. 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.
PARKING OCCUPANCY
City of Glendale • Montrose Parking Analysis 20258
Prepared by
City of Glendale • Montrose Parking Analysis 2025 9
TOTAL ON-STREET OCCUPANCY (PAID AND UNPAID)
The top chart illustrates the WEEKDAY
HOURLY OCCUPANCY ON-STREET with the
peak occurring at 7 p.m. with 66 percent of
the spaces occupied. As mentioned, parking
regulations were extended from 6 p.m. to 8
p.m. to include this peak occupancy period.
The bottom chart provides the SATURDAY
HOURLY OCCUPANCY ON-STREET and shows
that the peak parking occupancy also occurs at
7 p.m. with 65 percent of the spaces occupied.
Like the weekday, parking regulations were
extended from 6 p.m. to 8 p.m. to include this
peak occupancy period. Saturday occupancy is
generally lower than weekday conditions except
during the early morning and late evening.
On-Street
Spaces Counted
Vehicles Parked
at Peak Hour
221 145
On-Street
Spaces Counted
Vehicles Parked
at Peak Hour
221 144
City of Glendale • Montrose Parking Analysis 202510
Prepared by
TOTAL OFF-STREET OCCUPANCY
The top chart illustrates the WEEKDAY
HOURLY OCCUPANCY OFF-STREET
with the peak occurring at 7 p.m. with
65 percent of the spaces occupied.
The bottom chart provides the SATURDAY
HOURLY OCCUPANCY OFF-STREET
with the peak parking occupancy occurring
at 3 p.m. with 46 percent of the spaces
occupied. Consistent with the overall study
area, Saturday occupancy is generally
lower than weekday conditions.
Off-Street
Spaces Counted
Vehicles Parked
at Peak Hour
568 370
Off-Street
Spaces Counted
Vehicles Parked
at Peak Hour
568 259
City of Glendale • Montrose Parking Analysis 2025 11
ON-STREET PAID OCCUPANCY
The bottom chart provides the SATURDAY
HOURLY OCCUPANCY FOR ON-STREET
PAID PARKING and shows that the peak
parking occupancy also occurs at 3 p.m.
with 66 percent of the spaces occupied.
Unlike the overall study area, Saturday
occupancy for on-street paid parking is
generally higher than weekday conditions.
The top chart illustrates the WEEKDAY
HOURLY OCCUPANCY FOR ON-STREET
PAID PARKING and shows that the peak
occurs at 7 p.m. with 62 percent of the spaces
occupied. As mentioned, the paid parking
hours were extended from 6 p.m. to 8 p.m.
to include this peak occupancy period.
On-Street
Spaces Counted
Vehicles Parked
at Peak Hour
149 92
On-Street
Spaces Counted
Vehicles Parked
at Peak Hour
149 98
City of Glendale • Montrose Parking Analysis 202512
Prepared by
ON-STREET UNPAID OCCUPANCY
The WEEKDAY HOURLY OCCUPANCY
FOR ON-STREET UNPAID PARKING
shows that the peak occurs at 6 p.m. with
75 percent of the spaces occupied.
The SATURDAY HOURLY OCCUPANCY FOR
ON-STREET UNPAID PARKING shows that
the peak occurs at 6 p.m. with 74 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
72 54
Off-Street
Spaces Counted
Vehicles Parked
at Peak Hour
72 53
City of Glendale • Montrose Parking Analysis 2025 13
VERDUGO RD
O
CEAN
VIEW
BL
VD
MIRA VISTA AVE
WICKHAM WY
WALTONIA DR
GL
ENAD
A
AVE
CLIFT
O
N
PL
BROADVIEW DR
VERDUGO BLVD
THOMPSON CT
HONOLULU AVE
MARKET ST
LAS
PALMAS
AVE
VALVERDE PL
M
O
N
TRO
SE
AVE
ORANGEDALE AVE
DOWNING AVE
FLORENCITA DRIVE
BUENAVISTA AVE
ROSEMARY AVE
Lot 1
Lot 2
Lot 4
Lot 6
Lot 7
Lot 3
Lot 5
Glendale
College
Lots
0 400200
Feet
M:\23\1.23406.00 - Montrose Parking Analysis\GIS\ArcGISPro\Montrose Parking Analysis 2024\Montrose Parking Analysis 2024.aprx FIGURE
XX
LEGEND
Peak Hour
Occupancy
0-70%
70-85%
>85%
Paid Parking Areas
Study Area Boundary
Weekday Peak Hour Occupancy (7 PM)
Montrose Parking Analysis
DRAFT
The peak hour (7 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,
and along Broadview Drive, where on-street
parking is currently unpaid. Off-street parking
occupancy is highest in lots 1, 2, and 7.
WEEKDAY PEAK HOUR OCCUPANCY (7PM)
City of Glendale • Montrose Parking Analysis 202514
Prepared by
SATURDAY PEAK HOUR OCCUPANCY (3PM)
VERDUGO RD
O
CEAN
VIEW
BL
VD
MIRA VISTA AVE
WICKHAM WY
WALTONIA DR
GL
ENAD
A
AVE
CLIFT
O
N
PL
BROADVIEW DR
VERDUGO BLVD
THOMPSON CT
HONOLULU AVE
MARKET ST
LAS
PALMAS
AVE
VALVERDE PL
M
O
N
TRO
SE
AVE
ORANGEDALE AVE
DOWNING AVE
FLORENCITA DRIVE
BUENAVISTA AVE
ROSEMARY AVE
Lot 1
Lot 2
Lot 4
Lot 6
Lot 7
Lot 3
Lot 5
Glendale
College
Lots
0 400200
Feet
M:\23\1.23406.00 - Montrose Parking Analysis\GIS\ArcGISPro\Montrose Parking Analysis 2024\Montrose Parking Analysis 2024.aprx FIGURE
XX
LEGEND
Peak Hour
Occupancy
0-70%
70-85%
>85%
Paid Parking Areas
Study Area Boundary
Weekend Peak Hour Occupancy (3 PM)
Montrose Parking Analysis
DRAFT
This map illustrates the Saturday peak hour (3
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 and 6.
City of Glendale • Montrose Parking Analysis 2025 15
VERDUGO RD
OCEAN
VIEW
BL
VD
MIRA VISTA AVE
WICKHAM WY
WALTONIA DR
GLENAD
A
AVE
CLI
FTO
N
PL
BROADVIEW DR
VERDUGO BLVD
THOMPSON CT
HONOLULU AVE
MARKET ST
LAS
PALMAS
AVE
VALVERDE PL
M
O
N
TRO
SE
AVE
ORANGEDALE AVE
DOWNING AVE
FLORENCITA DRIVE
BUENAVISTA AVE
ROSEMARY AVE
Lot 1
Lot 2
Lot 4
Lot 6
Lot 7
Lot 3
Lot 5
Glendale
College
Lots
7 10
8 4
48 10
8 9
2 2
1 2
3 2
1 0
0 0
0 0
0 0
0 0
6 1
2 0
0 0
0 0
0 0
6 7
7 2
3 0
0 0 400200
Feet
M:\23\1.23406.00 - Montrose Parking Analysis\GIS\ArcGISPro\Montrose Parking Analysis 2024\Montrose Parking Analysis 2024.aprx FIGURE
XX
LEGEND
Hours > 85% Occupancy
0 Hours
1-3 Hours
>3 Hours
Paid Parking Areas
Study Area Boundary
Occupancy Exceeds 85% (Weekday)
Montrose Parking Analysis
DRAFT
2 9
NUMBER OF HOURS OCCUPANCY EXCEEDS 85% (WEEKDAY)
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 along Honolulu Avenue and one block along Las
Palmas Avenue in the study area have occupancies greater than 85 percent for 10 hours during the weekday. Lots 4 and 7 have occupancies greater than 85 percent for 7 hours during the weekday.
City of Glendale • Montrose Parking Analysis 202516
Prepared by
NUMBER OF HOURS OCCUPANCY EXCEEDS 85% (SATURDAY)
VERDUGO RD
O
CEAN
VIEW
BL
VD
MIRA VISTA AVE
WICKHAM WY
WALTONIA DR
GL
ENAD
A
AVE
CLIFT
O
N
PL
BROADVIEW DR
VERDUGO BLVD
THOMPSON CT
HONOLULU AVE
MARKET ST
LAS
PALMAS
AVE
VALVERDE PL
M
O
N
TRO
SE
AVE
ORANGEDALE AVE
DOWNING AVE
FLORENCITA DRIVE
BUENAVISTA AVE
ROSEMARY AVE
7 9
5 6
5 9
4 6
9 1
23 3
1 1
1 0
0 0
0 0
0 0
0 0
4 7
3 2
0 0
0 0
0 0
Lot 1
Lot 2
Lot 4
Lot 6
Lot 7
Lot 3
Lot 5
Glendale
College
Lots
8 8
2 0
0 0
0 0 400200
Feet
M:\23\1.23406.00 - Montrose Parking Analysis\GIS\ArcGISPro\Montrose Parking Analysis 2024\Montrose Parking Analysis 2024.aprx FIGURE
XX
LEGEND
Hours > 85% Occupancy
0 Hours
1-3 Hours
>3 Hours
Paid Parking Areas
Study Area Boundary
Occupancy Exceeds 85% (Weekend)
Montrose Parking Analysis
DRAFT
3 0
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. Three
blocks in the study area along Honolulu Avenue have an
occupancy greater than 85 percent for over 9 hours on Saturday.
Lots 2 and 6 have occupancies greater than 85 percent for 8 hours.
City of Glendale • Montrose Parking Analysis 2025 17
PARKING DURATION OF STAY
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 for all public on-street
and off-street parking in the study area to see
if vehicles were turning over to provide short
term customer parking for nearby businesses,
complying with the posted time limit
restrictions, and to determine where employees
of nearby businesses are likely parking.
Weekday and Saturday duration of stay for
each off-street lot and for on-street parking
overall are illustrated in the following tables.
The data shows that the vast majority of
vehicles parked on-street stay for less than
3 hours, with only 6 percent of weekday on-
street vehicles and 4 percent of Saturday
on-street vehicles parked longer than 3 hours.
TURNOVER (WEEKDAY)
LOT 1
TIMEFRAME/HOURS
0-1 1-2 2-3 3-4
# of Vehicles 35 40 13 21
% of Total 32% 37% 12% 19%
LOT 5
TIMEFRAME/HOURS
0-1 1-2 2-3 3-4
# of Vehicles 17 3 4 7
% of Total 55% 10% 13% 23%
LOT 2
TIMEFRAME/HOURS
0-1 1-2 2-3 3-4
# of Vehicles 162 28 10 9
% of Total 78% 13% 5% 4%
LOT 6
TIMEFRAME/HOURS
0-1 1-2 2-3 3-4
# of Vehicles 52 10 5 23
% of Total 58% 11% 6% 26%
LOT 3
TIMEFRAME/HOURS
0-1 1-2 2-3 3-4
# of Vehicles 303 69 76 157
% of Total 50% 11% 13% 26%
LOT 7
TIMEFRAME/HOURS
0-1 1-2 2-3 3-4
# of Vehicles 154 77 40 108
% of Total 41% 20% 11% 28%
LOT 4
TIMEFRAME/HOURS
0-1 1-2 2-3 3-4
# of Vehicles 46 23 9 57
% of Total 34% 17% 7% 42%
On-Street
TIMEFRAME/HOURS
0-1 1-2 2-3 3-4
# of Vehicles 729 220 43 60
% of Total 69% 21% 4% 6%
City of Glendale • Montrose Parking Analysis 202518
Prepared by
TURNOVER (SATURDAY)However, a significant portion of off-street vehicles park longer than 3 hours, including
in lots with a 3-hour time limit restriction.
This most commonly occurs in lots 4 and 7,
where more than 30 percent of vehicles on the
weekday park for more than 3 hours. These
two parking lots are conveniently accessible to
nearby businesses both within the Montrose
Shopping Park and in neighboring jurisdictions,
suggesting that these long-term parkers could
be employees from these nearby businesses.
LOT 1
TIMEFRAME/HOURS
0-1 1-2 2-3 3-4
# of Vehicles 58 45 12 8
% of Total 47% 37% 10% 7%
LOT 5
TIMEFRAME/HOURS
0-1 1-2 2-3 3-4
# of Vehicles 19 8 6 2
% of Total 54% 23% 17% 6%
LOT 2
TIMEFRAME/HOURS
0-1 1-2 2-3 3-4
# of Vehicles 86 33 39 16
% of Total 49% 19% 22% 9%
LOT 6
TIMEFRAME/HOURS
0-1 1-2 2-3 3-4
# of Vehicles 33 14 11 25
% of Total 40% 17% 13% 30%
LOT 3
TIMEFRAME/HOURS
0-1 1-2 2-3 3-4
# of Vehicles 326 99 34 29
% of Total 67% 20% 7% 6%
LOT 7
TIMEFRAME/HOURS
0-1 1-2 2-3 3-4
# of Vehicles 133 104 54 20
% of Total 43% 33% 17% 6%
LOT 4
TIMEFRAME/HOURS
0-1 1-2 2-3 3-4
# of Vehicles 58 45 11 29
% of Total 41% 31% 8% 20%
On-Street
TIMEFRAME/HOURS
0-1 1-2 2-3 3-4
# of Vehicles 684 242 78 43
% of Total 65% 23% 7% 4%
City of Glendale • Montrose Parking Analysis 2025 19
KEY FINDINGS AND STAKEHOLDER INPUT
࢙Montrose Shopping Park Association
board members and local business
owners observed while overall there is
parking available, specific constraints
exist in some off-street lots and on-
street segments, consistent with the
Fall 2024 data collection findings.
࢙Lot 3, which offers 9-hour parking
and is currently underutilized, is not
within convenient walking distance to
all businesses within Montrose. Some
employees feel unsafe walking long
distances to and from their vehicle in
the early morning or late at night.
Although parking occupancy in Montrose is
less than 85 percent overall, there are specific
areas where parking occupancies are exceeding
the desired threshold during both Saturday
and weekdays. Parking lots 2, 4, and 7 have
more than 4 hours on the weekday when the
parking occupancy is over 85 percent. Parking
lots 2 and 6 have 4 or more hours on Saturday
where the parking occupancy is greater than
85 percent. As noted in the Parking Duration
of Stay section, a significant portion of off-
street vehicles park longer than 3 hours and
employees of nearby businesses are likely
contributing to this long-term parking activity.
࢙Vehicles not associated with the
Montrose Shopping Park are utilizing
some of the available parking
supply, contributing to observed
parking constraints in some lots.
This includes vehicles from residents
and employees of businesses in the
County area and vehicles utilizing the
Montrose lots for park & pool/ride
activity to other employment areas.
࢙The current employee parking
program is challenging to administer
and enforce due to the use of physical
permits and the time limit restrictions
not being efficiently dynamic enough
to balance demand between more and
less desirable parking facilities. Due
to these challenges, some employees
have encountered difficulty finding
available long-term parking.
STAKEHOLDER INPUT
In discussions with key stakeholders, including Montrose Shopping Park Association board members, local business owners, and City of Glendale staff, the following input identifies key challenges for managing employee parking in Montrose.
City of Glendale • Montrose Parking Analysis 202520
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PARKING STRATEGIES
PERFORMANCE-BASED
PARKING APPROACH
The City adopted a performance-based parking
approach where data driven triggers are used to
guide decision-making to best manage parking.
As part of the 2019 study recommendations,
the City modified its desired target range for
parking occupancy to be between 70 and 85
percent. While overall parking in Montrose
does not exceed this threshold, some off-street
lots and on-street segments do exceed this
threshold based on the Fall 2024 data collection
findings. The following sections outline
parking management strategies that could be
implemented to further balance the supply and
demand of valuable parking assets in Montrose.
Building on the parking strategies
successfully implemented since
the 2019 study, additional parking
strategies to support the following
Montrose goals and objectives
are summarized below:
࢙Support local business
needs within Montrose
࢙Provide adequate amount
of parking for customers
and employees
࢙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 2025 21
PRICING STRATEGIES
More available parking improves the
customer experience and economic
vitality of the neighborhood. As needed,
the City should monitor areas with paid
parking and adjust pricing. Specifically,
the adjustments should include:
ANNUAL ADJUSTMENTS. It is
recommended that parking rates
continue to be evaluated on an annual basis
and adjusted using the performance-based
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.
INCREASE PARKING PRICES ALONG
HONOLULU AVENUE. Some blocks
along Honolulu Avenue are over 85 percent
occupied for 8 or more hours. Given the
occupancy level, it is recommended to increase
the parking rate per hour by a further $0.50
(from $1.50 to $2.00 per hour) to help reduce
occupancy levels and encourage parking in
other areas where parking is available. This
rate would be consistent with the on-street
parking rate for most of downtown Glendale.
EXPAND ON-STREET PAID PARKING TO
CAPTURE WICKHAM WAY AND
BROADVIEW DRIVE BLOCKS. On-street
parking occupancy on segments of Wickham
Way between Honolulu Avenue and Broadview
Drive and on Broadview Drive adjacent to Lot 7
exceeds 85 percent occupancy for up to 9
hours. Implementing paid parking along these
blocks of Wickham Way and Broadview Drive
would help manage occupancy and increase
availability near the Montrose commercial area.
As part of this update, the City should modify
the time limit along these blocks of Wickham
Way and Broadview Drive to 2 hours consistent
with the time limit along Honolulu Avenue.
TRANSPORTATION DEMAND
MANAGEMENT STRATEGIES
Employees can be encouraged to utilize other
means of traveling to Montrose other than
driving alone and parking in the public parking
facilities. Strategies to consider should include
providing information on available transit
services and nearby park & pool/ride facilities,
carpooling incentives offered by employers,
and employers providing safe bike storage
areas. Employees should be informed of
available travel options through joint education
efforts from the City, the Montrose Shopping
Park Association, and their employers.
ENFORCEMENT
Enforcing parking regulations is an important
component to making sure the parking
regulations are followed. Without enforcement
many parking management strategies will be
ignored, abused, and ineffective. The City has
recently made significant improvements to its
enforcement program and can build upon these
successes to further improve enforcement.
EVALUATE AND INTEGRATE
TECHNOLOGY
Building upon the implementation of state-
of-the-art LPR technology and upgraded
handheld devices, the City should consider
other opportunities to further streamline
enforcement leveraging this technology
such as utilizing digital permits for the
employee parking program. Technology
improvements can help improve the efficiency
and accuracy of enforcement, leading to
better parking management outcomes. A
comparison of digital versus physical parking
permits is discussed further below.
PAY STATIONS WITH PAY-BY-PLATE.
The on-street paid parking in Montrose
utilizes traditional parking meters for each
individual space. Other than the recently
City of Glendale • Montrose Parking Analysis 202522
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adopted pay-by-phone system, these parking
meters are only capable of accepting coin
payment. Upgrading the payment systems with
new technology will provide better customer
experience, be more convenient for customers,
and result in higher compliance.
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 better customer experience
࢙Reduce labor costs by eliminating
manual payment collection, less
maintenance, and remote programming
࢙Automate the transfer of
payments to the City
࢙Integrate with enforcement technologies
such as license plate recognition
࢙Allow 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
PARKING REVENUE AND FUNDING
The City should continue to review parking
finances annually to ensure the program is self-
sustaining. Currently only the administrative
and near-term maintenance costs of the
parking system are covered by revenues in
the area. More significant long-term capital
improvement projects, such as repaving the
parking lots, replacing signage, or adding
pedestrian amenities are not currently covered.
Additional funding opportunities beyond what
can be collected through the existing paid
parking system would need to be identified
to cover other improvements. This could
include potential options to expand the paid
parking system in relation to the employee
parking program, which are discussed in
the following section of this report.
BRANDING AND WAYFINDING
Branding and wayfinding signage similar
to that found in the downtown area was
added along streets in Montrose to provide a
consistent look and feel throughout Glendale
and distinguish public parking assets from
private parking. This on-street branding
and wayfinding signage could also be added
within each off-street public parking lot to
further create a consistent look and feel.
DIGITAL VS. PHYSICAL
PARKING PERMITS
The current employee parking program
utilizes physical permits in the form
of placards which employees can
hang on their rearview mirrors. These
physical permits could be replaced with
a digital permit system to help make
administering and enforcing the program
more efficient. Some of the benefits and
potential disadvantages of converting
to a digital permit system include:
Benefits:
࢙Increases efficiency
of administering and
enforcing the program.
࢙Can be integrated into the
City’s existing license plate
recognition enforcement system.
࢙Reduces production and
materials cost of distributing
physical permits.
Disadvantages:
࢙Requires upfront cost to set up
the program and software with
permit/payment system vendors.
࢙Education needed for employers
and employees to learn about and
register with the new system.
City of Glendale • Montrose Parking Analysis 2025 23
EMPLOYEE PARKING PROGRAM
IMPLEMENTATION OPTIONS
Implementing updates to the
employee parking program is an
important next step, building upon
the parking management policy
successes from the 2019 study.
The current employee parking
program does not adequately
address the challenges described
by stakeholder input and the on-
going off-street parking constraints
identified in this 2025 study.
Long-term parking in high demand lots,
likely due to employee parking, is preventing
customer access to these lots during peak
activity periods. The current free parking
in the off-street lots has also led to parking
from people not associated with the Montrose
Shopping Park, such as residents and
employees of neighboring jurisdictions.
Additionally, current enforcement of the off-
street parking lots poses several challenges.
The time limit restrictions (3-hour and 9-hour)
are different than the time limit restrictions
for most of the on-street segments (2-hour),
requiring a more dynamic enforcement
strategy. These varied restrictions also
cause confusion to parking users trying to
understand the Montrose parking system.
For both options, to discourage employees
from parking in the highest demand lots,
employee permit parking would be restricted
to only a select number of lots that still
provide some geographic disbursement
for walking convenience, such as Lots
2, 3 and possibly a portion of lot 4.
To address the identified challenges, this study
considers two implementation options for
updating the employee parking program – one
focusing on a paid parking strategy for the
off-street lots and one focusing on an adjusted
time limit strategy for the off-street lots
OPTION 1 – CHARGE FOR
OFF-STREET PARKING
One approach to help resolve the identified
challenges would be to introduce paid parking
for the off-street lots. Under a paid parking
approach, parking demand would be balanced
through a tiered pricing structure, with the
highest price for on-street parking, a lower price
for the off-street lots, and a discounted price
or potentially no charge for employee parking
permits. Lots 2, 4, 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
based on observed demand alone; however,
charging for parking in only these lots will shift
demand to the surrounding lots; therefore,
introducing paid parking should be considered
for all public off-street lots within Montrose.
A paid parking system for the off-street lots
would also help streamline parking enforcement
and management, as this would create an
approach consistent with the current on-street
paid parking. Due to the number of spaces in the
off-street lots, pay stations are recommended
instead of meters for each individual space.
With the introduction of these pay stations for
Example pay station
City of Glendale • Montrose Parking Analysis 202524
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the off-street facilities, consideration should
also be given to converting all on-street
segments into a pay station system and the
upfront capital costs required to implement the
system. Implementing this option would also
require employers to educate their employees
on how to obtain an employee parking permit
and which lots allow employee parking.
The focus of funding generation for this option
would be primarily through customers/
visitors paying hourly rates for off street
parking, and the focus of enforcement
efforts would be primarily through
enforcing customer/visitor paid parking.
OPTION 2 – ADJUST TIME
LIMIT RESTRICTIONS
Another option to help address the identified
challenges would be to adjust the time limit
restrictions for the off-street lots. Under
this approach, parking demand would be
balanced by reducing the allowed time
limits for parking in the off-street lots
to discourage long-term parking in high
demand areas. This option would maintain
free parking for short-term visitors in the
off-street lots and charge a higher fee for
employee parking permits than for Option 1.
As mentioned, the off-street lots currently
offer 3-hour parking and some 9-hour parking
in Lot 3; however, as shown in the Parking
Duration of Stay section of this report, most
visitors to Montrose park for 2 hours or
less. To better reflect observed demand and
further disincentivize long-term parking, all
time limit restrictions in the off-street lots
could be adjusted to 2-hour parking, aligning
with the time limit restriction for most of
the on-street segments in Montrose. This
alignment would also alleviate parking user
confusion from varied time limit restrictions.
Since this option would not introduce paid
parking in the off-street lots, the employee
permit fee for would need to be set higher
than that for Option 1 to help cover the
cost of administering the program and
long-term capital improvement projects.
Implementing this option would also require
employers to educate their employees on
how to obtain an employee parking permit
and which lots allow employee parking.
The focus of funding generation for this option
would be primarily through employees/
employers paying the cost of employee parking
permits, and the focus of enforcement efforts
would be primarily through enforcing time limit
restrictions of both customers and employees.
A table comparing the key
characteristics of the two options is
provided on the following page.
City of Glendale • Montrose Parking Analysis 2025 25
EMPLOYEE PARKING PROGRAM OPTIONS
COMPARISON SUMMARY
The following matrix summarizes the key characteristics of each employee parking program option:
PAID
PARKING
TIME LIMIT
RESTRICTIONS
EMPLOYEE
PARKING
PERMITS
LONG-TERM
CUSTOMER
PARKING
UPFRONT
CAPITAL
COSTS
FOCUS OF
FUNDING
GENERATION
FOCUS OF
ENFORCEMENT
EFFORTS
REQUIRED
EDUCATION/
OUTREACH
Option 1
Introduces
paid parking
for all off-
street lots,
at lower
price than
for on-street
Removes
time limit
restrictions
for off-
street lots
Free or
discounted
rate,
restricted
to lots 2, 3,
and possibly
a portion
of Lot 4
Adds
flexibility for
customers to
park longer
if desired
Yes, for pay
stations and
signage
Primarily
customers
through
hourly
payments
Primarily
through
enforcing
customer
paid parking
Yes
Option 2
Maintains
free parking
for off-
street lots
Reduces time
limits for
off-street lots
to 2 hours
Higher rate
than Option
1, Restricted
to Lots 2, 3,
and possibly
a portion
of Lot 4
No long-term
customer
parking
available
Yes, for
signage only
Primarily
employees
through cost
of permits
Primarily
through
enforcing
time limit
restrictions
of both
customers
and
employees
Yes
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