Pismo Beach Parking Management
Program
Agenda Item 3.A
By Jorge E. Garcia, City Manager
Matthew Downing, Community Development Director
Nadia Feeser, Administrative Services Director
Jeff Smith, Chief of Police
Meeting Date: October 10, 2023
Background
•Price Street parking configurations
•Wolosz lot use agreement
•August 1, 2023 – Council directed staff return with
information regarding parking in-lieu fee
Current Parking Locations
Kiosk/Meter Parking Revenues per Lot and Block
Lot/Block FY 2022 $ Revenues FY 2023 $ Revenues
FY 2022 % of
Total FY 2023 % of Total
Pier lot $793,264 $665,700 40%37%
Wolosz/Main Lot*339,455 275,474 17%15%
Meters 100-200 Blk Pomeroy 264,801 372,107 13%20%
Meters 600-700 Blk Cypress 190,447 207,023 10%11%
Meters 100-200 Blk Hinds 174,504 139,258 9%8%
300 Pomeroy lot 130,887 85,240 7%5%
South Main lot 97,374 72,215 5%4%
Total $1,990,733 $1,817,018 100%100%
*Wolosz portion of Wolosz/Main lot not available for 2 months in FY 2023
Parking Kiosk and Meter Revenues by Month
$-
$50,000
$100,000
$150,000
$200,000
$250,000
$300,000
Parking METER Revenues by Month
$-
$10,000
$20,000
$30,000
$40,000
$50,000
$60,000
$70,000
$80,000
$90,000
Average Annual Revenue per Meter
Location FY 2023 Number of meters
Average Annual
Revenue per Meter
Meters 100-200 Blk Pomeroy $372,107 42 $8,860
Meters 600-700 Blk Cypress 207,023 34 6,089
Meters 100-200 Blk Hinds 139,258 28 4,973
Total $718,387 104 $6,908
Current Parking Management Practices
•Chief of Police manages parking rates
•Management is data driven, based on the following
criteria:
•Analysis of weekly parking occupancy data
•Seasonal demand
•Special events
•Goal is to maintain 85% occupancy – encourage turnover near retail and dining
Parking App – Park Smarter
•Provides directions to
open parking spaces
•Can provide real-time
parking expiration alerts
•Investigating the potential
for parking validation
Resident/Business Parking Permit Program
•Resident/business parking permit program
•Allowed in both Main Street/Wolosz lots and Pomeroy Avenue lot •Originally established in 2009, current fee established in 2015 •Permits are $35 per year for residents, business owners, and employees •Popularity has fluctuated, but 208 permits in 2022, 124 permits in 2023
Parking Management Plan
•Anticipated for Council consideration October 17, 2023 •First PMP was adopted in 2007 – Focused on implementing timed parking, paid parking, enforcement/ticketing, revenue management, acquiring capacity •In general, the PMP evaluates existing parking conditions and recommends various parking solutions for further consideration to meet the following goals:
•Support the downtown commercial core as a viable economic center •Provide enough parking in and around the commercial core for residents, visitors, business owners, and employees •Create revenue streams for the purpose of maintaining current parking assets, acquiring more parking capacity, and/or funding alternative solutions to constructing or acquiring additional parking supply •Provide direction and oversight for parking impacts or issues outside of the Commercial Core
Parking Management Plan
•The PMP is a guidance document that makes recommendations to help inform future City decisions •Recommendations based on the following:
•Increase areas of paid parking and utilize demand-based pricing •Increase hours of paid parking and enforcement
•Different recommendations based on resident vs. vacation rental vs. employee parking •Expansion of public parking for economic development
•Partner for use of private parking areas
•Implement alternative modes of transportation
•Consensus is Pismo Beach has a peak parking problem
Parking In-Lieu Fees
•PBMC Section 17.108.040 – Waivers for new construction •Value based on land value plus not less than one and one-half (1 ½) times the construction costs of a top-grade parking lot. •Maximum of 30% of required off-street parking, unless physical hardship
•In-Lieu Fee meant to encourage rehabilitation and
expansion of existing and new commercial uses in
downtown while providing for increases in parking supply by City
Parking In-Lieu Fees
•Current rate established (generally) in 2005 - $36,000 •Not adjusted for CPI
•Fluctuated over the years because of different initiatives •Was $9,600/space from 2014-2019
•FY 2015 –Central Coast Meat Market -3 spaces at $9,600/space = $28,800 •FY 2017 - Cracked Crab - 4 spaces at $9,600/space = $38,400 •FY 2017 -Vespera -5 spaces at $9,600/space = $48,000
•Total $115,200
•Required to provide other community benefits to qualify •Reestablished at $36,000/space in 2019
•Between 2005 and 2014 – two projects participated
•Deposited in the Parking Enterprise Fund
Parking In-Lieu Fees
•Unintended consequences from reduced in-lieu fees
•Reduction of in-lieu fees outside requirements of Code requires General Fund supplement for Code compliance •Potential gentrification of downtown offices, mid-level retail for higher rent paying uses •Current rate based on land values from 2005, likely higher in today’s dollars •Increased commercial uses/sq. ft. without accommodating additional vehicles •Reduced fees/no fees work best in blighted areas to spur economic development and investment •Can address parking requirements through Zoning Code/Implementation Plan Update rather than reducing in-lieu fees – must be consistent with General Plan/LCP Update
Free Parking
•Leads to congestion by encouraging people to drive more, increases pollution because of the congestion, and
reduces land use efficiency by leaving land “vacant” most of the time.
•Benefits those who own cars vs. alternate forms of
transportation
Considerations
•Currently updating Zoning Code; desired changes can be incorporated •Change required number of spaces by land use
•Change the in-lieu fee calculation
•Any changes to the Zoning Code would need to ensure consistency with General Plan – slated for Council consideration in December •As paid street parking is expanded, impacts to residents, visitors, and employees will occur; can also be managed •Increased cost for residents to visit downtown
•Employees park further from work
•Increased visitor dissatisfaction from cost and enforcement