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HomeMy WebLinkAboutParking Study =Of SE 4t AST 14t,' HOME OF PELICAN ISLAND AGENDA TRANSMITTAL Subject: Agenda No. I(.OL / Parking Study—Second Review Department Origin. City Manager Resolution R-11-06 Finance: • City Attorney: A ,ro =• for Submittal by: City Clerk: Date Submitted: 3 MAR 11 I ner, City Manager Council Date: 9 MAR 11 XPENDITURE REQUIRED: AMOUNT BUDGETED: APPROPRIATION REQUIRED: N/A N/A N/A SUMMARY At the 26 JAN 11 Regular Meeting, Council conducted its first review of the Parking Study completed by Outlier Planning. In a presentation by Brandon Schaad, Outlier Planning, Council was led through the major points of the study. Before formal adoption of the Study, Council requested additional time to review and consider the presentations. This item is being placed on the 9 MAR 11 agenda to further consider and adopt the Study. By adopting the study, staff can immediately move forward with three primary parking recommendations. These recommendations or projects are (1) redevelopment of the CavCorp Parking lot; (2) paving, landscaping and improvement of the "Presidential Streets" (including Cleveland, Martin and Washington; with Coolidge being considered part of the CavCorp Project); and, (3) consideration of repealing the prohibition of "back- out" parking on Indian River Drive. Please keep in mind, that by authorizing staff to move forward with these projects, no funds will be spent. In each case, concepts will be brought before Council (or the CRA) for approval, prior to any major expenditure. Attached hereto is a black/white copy of the report. An electronic link has also been re- sent to Council so you can view the entire document in color. If you would like a color document, please contact me ASAP, and my office will prepare one for your review. http://www.cityofsebastian.org/weblink8/0/doc/78533/Electronic.aspx RECOMMENDATION Adopt Resolution R-11-06 and direct staff to begin implementing the three aforementioned parking projects. C11Y OF 5EBASTN 1 HOME OF PELICAN ISLAND Riverfront `: .s . . • !MI, w', p. .,� It . . . I . . .. .• . ..•••• .. ,iff:a.. ..• .: • „ . 0. . . . ... . . . . " • • •. ..... • ,••r•t:..4.,.-L. 44....,J . ..:•:• .. \ .. .. . , , ,, , •,•.',_ . ,,,--..z--rt4 .... . ••• : :,,,;...,.. ..,. .r..:4........ ..!!!-.-. .. • nW, f. .�.., �., __ _ ' . .r'1:11.1 i ;IinC•Iihlt l IR. ,: .,T x..L�II A 11 ,E��r, • ,4.�i. " .� iv s t' sr,sue -h .r .,�`. Vf +1►` _ Per .1 ''` '1: * . , ,-.. ..,. ,-,.7,,,.,.,,-,,,,L .- - ,, ,,...L. ,.,., . _. , :. 7.1;';'-•'",;''.';''`;;••,“!'''•;.•:', . ''t ,,•,‘,''••,:-'w":.;_,,‘;:::•. ,,,..<4 ..,• - ' i� _ � t �''.. f arty': ��t�l,, 3 tomr. / i ' Cain letic�n I)ate- 0 `� with: IBI January,2011 GROUP SE HOME OF PELICAN ISLAND City of Sebastian, Florida RIVERFRONT PARKING STUDY Sebastian City Council 1 CRA Board: Jim Hill, Mayor Don Wright, Vice-Mayor Andrea Coy Richard H. Gillmor Eugene Wolff City Manager Al Minner Growth Management Rebecca Grohall, Director Jan King, Manager Consultant with: IBI GROUP t.tC with MN Riverfront Parking Study, City of Sebastian, FL i GNOUP SE aTna IAN Table of Contents HOME OF PELICAN ISLAND INTRODUCTION 1 Overview 2 Study Area 2 Planning Context 3 Comprehensive Plan 3 Community Redevelopment Area (CRA) Master Plan 3 Land Development Regulations 6 PUBLIC AND STAKEHOLDER INPUT 7 Methods 8 Results 8 DATA AND ANALYSIS 10 Existing Land Use 11 Existing Parking Supply and Major Parking Generators 11 Existing Parking Supply 11 Major Parking Generators 15 Parking Utilization Analysis 15 Zone 1 Analysis 15 Zone 2 Analysis 16 Zone 3 Analysis 16 Zone 4 Analysis 21 Zone 1-4 Overall Analysis 21 Projected Future Demands 26 Future Land Use and Zoning 26 Development and Parking Demand Projections 26 Relationship Between Existing / Future Development and Existing Parking 33 CONCLUSIONS AND RECOMMENDATIONS 36 Conclusions 37 Recommendations 38 Parking Supply 38 Pedestrian Connectivity and Accessibility 38 Wayfinding System / Information 39 Other 39 rt_ r- with: IBI Riverfront Parking Study, City of Sebastian, FL ii LROUP Table of Contents ES Table 1: Inventoried Parking Spaces 11 Table 2: Future Land Use 26 Table 3: Zoning 26 Table 4: Projected Development and Parking Needs - Scenario 1 31 Table 5: Projected Development and Parking Needs - Scenario 2 31 MAPS Map 1: Study Area Boundary 4 Map 2: Study Zones 5 Map 3: Parking Inventory - North 13 Map 4: Parking Inventory - South 14 Map 5: Major Parking Generators 17 Map 6: Highest Hour Occupancy - Zone 1 18 Map 7: Highest Hour Occupancy - Zone 2 19 Map 8: Highest Hour Occupancy - Zone 3 20 Map 9: Highest Hour Occupancy - Zone 4 22 Map 10: Peak Parking Usage by Percentage - Thursday 23 Map 11: Peak Parking Usage by Percentage - Saturday 24 Map 12: Peak Parking Usage by Percentage - Tuesday 25 Map 13: Future Land Use 27 Map 14: Zoning 28 Map 15: Future Land Use of Vacant Parcels 29 Map 16: Zoning of Vacant Parcels 30 Map 17: Assumed Future Use of Vacant Commercial Properties 32 Map 18: Public Parking Availability Near Exisiting Generators 34 Map 19: Public Parking Availability Near Vacant Parcels 35 Map 20: Proposed Pedestrian Connections 40 iii Riverfront Parking Study, City of Sebastian, FL Ocatee"z.- with: IBI cm a SEBASTIAN HOME OF PELICAN ISLAND Chapter 1 : ti + � .. gyp'x� �4 � �t � x y'�. .' I rY° t "717;"''r+ .,: : 'd 4, 0 ' w / r� } I r ` 41 dw !y� { t , '4 � soh j+ \ ,.�. f'. , gyp, < '" } i f"rtej✓� �' �. - .. i /1., ,, , %.,.,. k �^,� .i. } L � gg r '' . 1‘ r 4+� ,,p n= - ,e i„p a s+ '.a '"•m '°aa {F r' x g l. : to a t =� , . :. `t , .. ° '''';';.....,..*I''''.4.,„„, ^ y 1�• I ,.• '. m d, "'om ., ' '" .4,/ d� �h , ir.v `ti.m. � � . �i i 1.! s_a ,.mowr ✓✓ v b t`)ttte 2,- with IBI Riverfront Parking Study, City of Sebastian, FL 1 Introduction OVERVIEW Sebastian is a waterfront community on Florida's east central coast, about 15 miles north of Vero Beach and 20 miles south of Melbourne. Located in Indian River County on Florida's Treasure Coast, Sebastian grew up as a fishing village along the pristine Indian River Lagoon, and has since become popular with retiress and snowbirds. The City's 2010 population was estimated by the Florida Legislature Office of Economic and Demographic Research at 22,922 people, making it the most populous municipality in Indian River County. The Sebastian Community Redevelopment Area (CRA) was formed in 1995 under Chapter 163, Part III, Florida Statutes (F.S.), allowing the use of tax increment financing (TIF) in the district. The CRA includes the Study Area, as well as an ad- ditional triangular area west of the Florida East Coast (FEC) railroad tracks between the eastbound and westbound lanes of Sebastian Boulevard / CR 512. Since its formation, the CRA has undertaken a number of key improvements within the Study Area, such as improvements to the Main Street boat ramp area, bulb-outs and landscaping on US-1, construction of Riverfront Park, pedestrian and aeshetic improvements along Indian River Drive, property purchases, and facade improve- ment matching grants, among others. In October of 2010, Sebastian updated the CRA Master Plan after a public consensus-building process aimed primarily at prioritizing CRA capital improvements for the following five years. Also in the latter half of 2010, the City considered and approved a change in the Land Development Regulations (LDRs) allowing commercial developments in certain zoning districts within the CRA to pay a fee in-lieu of providing up at 30 required off-street parking spaces, with revenues from this in-lieu fee applied toward public parking improvements. The Master Plan Update process and LDR change provided the impetus for the Riverfront Parking Study. In October 2010, the City contracted with Outlier Planning, LLC along with subconsultant IBI Group, Inc. to complete this Riverfront Parking Study. This Study evaluates existing supply and demand for parking in the Riverfront, as well as pro- jecting future parking demand for the next ten years based upon projected development/redevelopment. It makes recom- mendations primarily focused on policies and improvements to ensure that the parking needs of businesses and users are most effectively met. However, it is also recognized that parking is closely related to a multitude of other issues, including land use, urban design,transportation and economic development. It is thus important not to miss opportunities to consider the effects of these factors on the Riverfront's parking system, nor opportunities to intelligently use parking to advance the City's goals on those issues. STUDY A The Study Area is defined as those areas within the Community Redevelopment Area (CRA) boundary and east of the Florida East Coast(FEC) railroad right-of-way(Study Area shown on Map 1). This Study Area coincides with the Riverfront zoning overlay and includes those areas generally referred to as Downtown or the Riverfront. The parking analysis divides the Study Area into four inventory zones for analysis purposes and focused on the public park- ing facilities-on-street and off-street parking within the study area.The four zones are as follows: • Zone 1: Indian River Drive Corridor from north of Jackson Street to Main Street • Zone 2: Indian River Drive Corridor from Main Street to Harrison Street • Zone 3: US-1 Corridor North from Captain Hirams to Main Street • Zone 4: US-1 Corridor South from Main Street to Sebastian Boulevard (CR 512 Eastbound) These zones are shown on Map 2. 2 Riverfront Parking Study, City of Sebastian, FL cet' et- wan. IBI (.Nl)l P CITYOF SEESTINNI HOME OF PELICAN ISLAND PLANNING O T T The City's Comprehensive Plan envisions the Downtown part of the Riverfront as Sebastian's "Central Commercial Core Area" (Future Land Use Element Policy 1-2.2.2), and directs development regulations that reinforce this area's unique waterfront setting (FLUE 1-2.2.3). With regard to community appearance, FLUE Policy 1-2.6.1 mentioned that "... Special emphasis shall be placed on preserving and/or improving ... the intracoastal shoreline ... and major trans- portation corridors." Additionally, FLUE Policy 1-2.9.7 addresses the appearance of gateways on the US-1 and CR-512 Corridors by such methods as landscaping and urban design amenities. The existing Comprehensive Plan also directly addresses the issue of parking. TE Policy 1.3.4 addresses urban design considerations of off-street parking placement and providing pedestrian/bicycle circulation in parking lots. TE Policy 1.6.11 seeks to encourage alternative transportation choices and minimize impervious surface areas by directing the City to establish a maximum number parking spaces allowed in excess of required parking. The City's adopted Evaluation and Appraisal Report (EAR) includes several recommendations relevant to the River- front and the issue of parking. The EAR expressly recommends exploring ways to increase on-street parking in the Downtown/Riverfront Area. Specifically, the EAR recommends the establishment of higher-density"nodes" in the City —the Riverfront would be one—and within these nodes allow for the payment of an in-lieu fee instead of constructing required off-street parking"preferably as on-street parking to enhance urban design." More generally,the EAR encour- ages parking for alternative vehicles, such as bicycles and scooters, particularly Downtown. Also related to the issue, the EAR recommends continuing to seek funding for multi-modal streetscape enhancements. As it relates to the issue of parallel parking on US-1, it should be mentioned that the EAR recommends adding a policy statement in the Comprehensive Plan that "Sebastian seeks a proper balance between its function as a multi-modal commercial core and the efficient movement of vehicles along US-1, and that the City does not support any future wid- ening/additional lanes on US-1 ..." The EAR also includes a recommendation to add language that the"City supports maintaining a slow speed limit on US-1 within the City's boundaries consistent with a dense, pedestrian-oriented area." In the past, the City has sometimes shown support for the concept of lowering the speed limit on US-1 or portions of it traversing the Riverfront Area, where the speed limit is currently 40 miles per hour(MPH), in order to enhance pedes- trian safety and, as suggested in the EAR, recognize and encourage the area's function as a multi-modal commercial core. As part of this Study, the Consultant discussed the issue of the speed limit on US-1 with the Florida Department of Transportation (FDOT). FDOT expressed that in order to lower the current speed limit, a speed study would have to show actual motorist speeds in the correct range to lower the speed to, say, 35 MPH. Past speed studies have not warranted lowering the speed limit,and FDOT is not inclined to expend resources to conduct another such study unless and until something about the character of the area has changed that would suggest a new speed study might yield different results than those conducted in the past. FDOT has further indicated that greater on-street parking use and density of on-street parking might qualify as such a change in character, as consistently used on-street parking has been shown to cause motorists to drive more slowly. 'iii 'f)t t'(.) (CIMi !'3, '1 PJ 't' The CRA Master Plan — completed in 2003 with a minor Update completed in 2010, and including the Riverfront — further supports the Comprehensive Plan's vision for the area, encouraging regulations to reinforce the "Old Florida Fishing Village" design theme, encouraging commercial developers on US-1 to "build to the street" and streetscaping enhancements along US-1 to, among other things, make the area more pedestrian-friendly. The Master Plan Update atte ct. (v(n nil Riverfront Parking Study, City of Sebastian, FL 3 f.ROl1P w� �„A (� cmur �� 3 � SEB $ iris i r vu � � . (\ tY t HOME OF PELICAN ISLAND ' 'I'*•41;4,'',44,'V'. '\ ' '. 4.;*,A3L,l. - '''''''''T- , ''' ' 44” {�F ski.,t. °•("4,,t02 `'�.. t' fir+F t� 1∎9 ° \ -`, � ,rs i "„, ° ,ter, ^ ♦ � max: ” , rLa`��"+• .r `J �. ,m� � �' r �� te.,, s. .'^�9 i' a ,' „ r :::'.s► ,zr in vi. ,s. ..,, . ,,,...,- ...N.,2. �...,'°z`1 r "N � 4. A. Rt y .,ic ,, r , Ir'z �.•''i i ' ,A,45,4rr''t,I''''''.',.`%''4',,I.N4'4:-'''''‘.<4C"::**'4(.,;,;-: `*'',1,::!'":1..,•-;7:qc--':'+*-,... '''.--* 1' 4 ''''t,<,‘(,.<..< L‘ \ � "e ; 1 , ' yyam� 1 y\ '',0,0'.:: l °+ i�d \ �.� i 1f§§p'4 t ''*`''''-1-ita :-3, \s 'Itto Itc*,,, :,,,e ° ,as ' S ',-,,,,...., ,,.. ,„.... ,. W n i x qA, ,y, y .der + 'r �e y, C� ry >, s ..'NeN.-''':.4--4 '"'Ir''''' ,-, 0.:. '. ' , . . ''44**' vi<1 kki•• ,..., -'8'. ,f• ,A•.<•,,,It., " a''' :4 ;:.,i ilk '"'M . a _ _ R , Q_- 4,0„: ' -, fO Boundary 11=11-4 dyAaBoun Stu revi,sii1('• M �1 ,Q .i,0 Date November 9,2010 1 ` IBI u' � d ,,..:0 GROUP • , 4h , ,A y a",. SEW S'*' r MR ■ 40"9999 or 1 o mil..-*� # HOME OF PELICAN ISLAND \ ,^,, 4 s x ^* 1 s . x sac• 3 if ►Pt {y r y C J,a �` a:NIS. g{ .r5 3 s . Imo 'Yti I1_ �R •l., } •-^�, 4 N. 'w� ' ' is q � .o- , ;n ` • ,� " R #N 4. , '� •. ik tea ? Zv r. ^ ,.. 1 . y " 'Ri`4 � } J Li t �+ • v� t' .t '. . = " rM h"*1*/ r to r x s W ' ,` ' 1 Ne 0 . ,a '14"‘ a. o i • 4.,i N � � � irk' , �, k��', 'a „a,• . f � .. N; "� A. 'NM Zone1 �%� , _�" � ; Q w' Er ,.4.4", * t " i �C FZone� ,,.)} ' .,,.,...,.% ,, , q , � . 0 r 500 1,000 '� '' II Zone 3 , t � - i Feet r 4 *. . tone 4 j , 1 Date:January 3,2011 �' v Rt! 10.r 4"':i"�. 1,<� ,! ' A GROUP Introduction found public support for increasing public parking along the Riverfront in the vicinity of Main Street and Riverview Park. The 2010 Master Plan Update notes the City's consideration of the (now enacted) in-lieu fee system, which applies within the CRA area and is an alternative to providing all required parking on-site, in order to encourage redevelop- ment and appropriate urban form. Also as part of the 2010 Master Plan Update, the "overall concept plan" now calls for"increased public parking, including on-street parking spaces, to reduce the need for private off-street parking while providing adequate parking for business and activities in the CRA district." One of the purposes of the 2010 CRA Master Plan Update was to use a participatory public process to construct a capi- tal improvements program for 2010 through 2015. Several of the planned expenditures may relate to the issue of park- ing. Besides the money allocated for this parking study, there is $400,000 programmed for 2012 to pave the CavCorp parking lot(to be supplemented by$350,000 in non-CRA funds), $250,000 slated in 2011 for gateways, and $25,000 in both 2010 and 2011 for US-1 Streetscaping. It should also be noted that installation of new parking is ranked as a high priority in the Master Plan's Long Term Capital Improvement program. 1 rlti,I i)ove,onm_`,':'tt (L r) s) The City of Sebastian's Land Development Code includes off-street parking requirements applicable uniformly through- out the City. The Code sets out a number of required spaces by use per units of square footage, maximum occupancy and similar measures that vary by use, and are generally consistent with those seen in similar communities around the country. Required dimensions for parking spaces vary by the angle of parking. However, parallel parking spaces are required to be nine feet wide by 22 feet in length. Ninety degree parking space requirements vary in width between nine and ten feet, and require a 20 feet stall length. The Code also provides that off-street parking cannot be designed so as to cause vehicles to back into a public street to leave the parking space. Many properties in the Riverfront Area are small, and locating all required parking on-site can sometimes pose a chal- lenge. The Code includes several ways that can help to accommodate such situations. In non-residential zoning dis- tricts, up to 50 percent(a recent change from 25 percent)of required parking spaces may be located on a site up to 500 feet (a recent change from 300 feet) from the primary site, so long as the use and the parking site are not separated from each other by a roadway classified as a major collector or higher or with more than two lanes, or by a railroad right-of-way (ROW). Additionally, for parking lots of 20 or more spaces, a maximum of 15 percent may be compact spaces(subject to approval of the Planning and Zoning Commission), which are 7.5 feet wide by 15 feet in length. Also available is joint use of parking by two or more uses, so long as their hours of operation do not overlap. The Code also offers a potential reduction in parking requirements of up to one space or 10 percent of required parking (whichever is greater)to preserve the historical character of historic properties or to save specimen or historic trees. Additionally, the City recently enacted changes to the off-street parking requirements specifically applicable to the Commercial Waterfront Residential (CWR) and Commercial Riverfront (CR) zoning districts in the CRA Area. This provision allows developers in these areas to satisfy up to 30 of their required parking spaces by paying an in-lieu fee, to be established on a"per space"basis, to be used to develop and maintain public parking. This program has already been utilized by Mulligans Bar and Grill at 806 Indian River Drive—on the east side of the street roughly across from the CavCorp parking lot and immediately south of the Sebastian Yacht Club property. 6 Riverfront Parking Study, City of Sebastian, FL outact, ,,,;(n: IBI 4POlP cITY OF SE TlN HOME OF PELICAN ISLAND Chapter 2: 1 a ti y.'' -tee J '" D E R ST AK I N p U T ,, . , _ * p s e, _ .. .. ,.. ,.., 6 SYa `s*g € r .g 6 ." ., • mow w». -.�--,; r ,m a 4i:'::".'= J�.fin,, ri' �„,.„�,.,' , .x Q �" - r g Uc�tz h: IBI Riverfront Parking Study, City of Sebastian, FL 7 Public and Stakeholder Input METHODS As part of the Riverfront Parking Study, Outlier Planning has held a series of interviews and other communications with stakeholders in the Study Area. In addition to the Mayor and City Council Members, we spoke to the executive director of the Sebastian River Area Chamber of Commerce, members of the City's Waterfront Committee, individual business own- ers, and a forum of business owners/operators hosted by the Chamber of Commerce. Additionally, at the outset a project webpage was established on the Outlier Planning website, accessed through the web address www.SebastianRiverfront Parking.com. Besides including a description of the project and a number of ways to directly contact the consultant team,this page was used to post work products throughout the project lifecycle. This allowed interested citizens the opportunity to review the progress of the work and offer comments throughout. RESULTS On some points, there is a very strong consensus. For example, interviews found no support at this time for parking me- ters or other methods of charging for public parking. Business owners along US-1 are generally consistent in feeling that while there is a good deal of on-street parking available along US-1, it is underused because people are either unaware of its availability or feel unsafe using it. On the other hand, some believe that its underuse is simply due to a lack of demand, rejecting the idea of safety concerns based on the fact that the parking is used during intermittent periods of high demand. However, while there is general support for the concept of landscaping and other streetscaping enhancements along US- 1, there are conflicting opinions regarding the priority for such improvements, and whether doing so would be useful in addressing concerns about parking in the Riverfront. Some feel that landscaping (i.e. additional bulb-outs), colored pave- ment or other enhancements would make US-1 on-street parking both more known and more safe, increasing its use and practicality. However, others feel that while landscaping is nice, it does not address parking, and some believe that further the need for increased parking is along Indian River Drive, not US-1. Among business owners, there is generally support for more public parking. While some favor structured parking, others point out that such a solution is difficult because no one location would be close enough to the places where public parking would be needed most. Those in favor of a parking structure or other large public parking facility also divide over whether such a facility should be east or west of US-1. Some feel that property on the east side of US-1 is too expensive, while oth- ers feel that parking should nevertheless be constructed there because that is where the business are who need it. While some business owners believe that current City parking requirements are excessive - requirements for medical uses were specifically called out - some also expressed concerns of fairness if parking requirements were to be reduced after they have already spent money to meet them. The issue of boat trailer parking was a consistent theme, with participants generally interested in ensuring the available boat trailer parking is not reduced. Connected to this is the opening of Mulligans restaurant near the City-owned CavCorp lot,which is made available for boat trailer parking. Some stakeholders fear conflicting demand for parking on the CavCorp lot between Mulligans customers and boat owners. While several participants expressed that paving and reconfiguring the parking layout of the CavCorp lot may make it more efficient and less chaotic, there is some resistance to paving based on drainage issues and the potential environmental impacts on the Indian River Lagoon. Stakeholders participants also"floated" several specific ideas, which are summarized as follows: • changing the parking on the east side of Indian River Drive between Sebastian Boulevard and Coolidge street from 90 degree parking to angled parking; • creating parking in the right-of-way of Indian River Drive next to the CavCorp lot (this area currently includes a drainage ditch and so would require installation of piping); 8 Riverfront Parking Study, City of Sebastian, FL / ,,;th IBI GR(1lP anuF SEBASTIAN HOME OF PELICAN ISLAND • reconfiguring the layout of parking on the CavCorp lot to add spaces for cars while not losing any boat parking spaces; • disallowing overnight parking on the CavCorp lot; • utilization of a small vacant lot on the north side of Cleveland Street; • allowing parallel parking on the grass on the east side of Indian River Drive, particularly for motorcycles; • designating on-street parking spaces on Coolidge and Cleveland streets; • consider future use of pedicabs on on everyday basis; • place parking on the City garage property; • purchase and construct parking facilities west of US-1, coupled with pedestrian crossing lights on US-1. ctt'(c'e: with IBI Riverfront Parking Study, City of Sebastian, FL 9 caour crINOF 5E TAN NOME OF PELICAN ISLAND u V Chapter 3: . p t a ,? , i P7 � „ ._ .a S f '4,01:4'4- $�. d++ "'e4, `�`*'P 3^ „+ i5 err . z6 jam ` ! L: C `4.. � "V s ;fib �+-,-, �....�- -^ 5 pp 3' _'- 4 -.� 4 a, d Y1 a ��.. ' s, r' �' e- . ... d��"Y?' „,,-„„°° I= _ �. 1: - war .r m ”" art' Ma � ion+ � 1 &9kr � `' a rid., a � •. +mw �..! k "i`. i ' a `� .1,",, "�e le' '14-- �, . .. : t1c iez- w;h Till Riverfront Parking Study, City of Sebastian, FL 10 Data and Analysis tE i T ',1D USE, The Study Area includes a large part of the portion of the US Highway 1 commercial corridor running through the City,which together with significant commercial uses on Indian River Drive help to make the Riverfront the City's main commercial core. Office, retail and restaurant uses make up most of the commercial uses. There are also a number of public and institutional uses in the Study Area, including significant public open space. Vacant-and presumably developable-parcels add up to 14.2 percent or the Study Area, or 35.4 acres. EXISTING PARKWG SUPPLY AND MAJOR PARKING GENERATORS As part of the data gathering, the Outlier Team inventoried available public parking spaces in the Riverfront area, as well as spaces in major private facilities located in areas where parking has been a concern. As noted previously, the Study Area was divided into four zones as described below, and shown on Map 2: • Zone 1- Indian River Drive Corridor North from north of Jackson Street to Main Street • Zone 2 - Indian River Drive Corridor South from Main Street to Harrison Street • Zone 3—US 1 Corridor North from Captain Hirams to Main Street • Zone 4—US 1 Corridor South from Main Street to Sebastian Boulevard (CR 512 Eastbound) Parking facilities were each assigned a letter identification, along with a colloquial name. Table 1 includes these facility identifications, along with the total number of available parking, arranged by zone. These facilities are also located on Maps 3 and 4, where the total number of spaces is also noted. Table 1: Inventoried Parking Spaces LETTER ID I COLLOQUIAL NAME I NUMBER OF SPACES ZONE 1 A Jackson Street 170 U Captain Hirams 332 Former Hurricane Harbor 91 W Earl's Hideaway 27 B Main Street Marina 37 vehicles 7 28 boat trailers ZONE 2 K Sebastian Yacht Club 16 Q Indian River Drive On-Street 25 J CavCorp Lot 92 boat trailers O Sebastian Boulevard On-Street 20 H Harrison Street On-Street 31 ZONE 3 C US-I From Captain Hirams to Truman Street(West) 14 D US-I From Truman Street to Jefferson Street(West) 16 Source:City of Sebastian:Outlier Planning,LLC 11 Riverfront Parking Study, City of Sebastian, FL ,' . with: IBI GIYcf SEIVIAN HOME OF PEUCAN ISLAND Table 1:Inventoried Parking Spaces LETTER ID COLLOQUIAL NAME NUMBER OF SPACES E US-1 From Jefferson Street to Main Street(West) 10 F US-1 From Main Street to Jefferson Street(East) 5 G US-1 From Jefferson Street to Truman Street(East) 10 H US-I From Truman Street to Captain Hirams(East) 47 1 US-I North of Captain Hirams(East) 4 ZONE 4 L US-1 From Main Street to Martin Avenue(West) 22 M US-I From CR-512 WB to CR-512 EB(West) 12 N US-1 From Sebastian Boulevard to Collidge Street(East) R US-1 From Coolidge Street to Cleveland Street(East) 2 S US-1 From Cleveland Street to Martin Avenue(East) 6 I' US-1 From Martin Avenue to Washington Street(East) 24 Source:City of Sebastian:Outlier Planning,L.L.0 Some explanation is necessary with regard to how the number of on-street parking spaces on US-1 were determined. Along this corridor, many areas are marked with on-pavement striping to indicate that parking is not permitted. These "no parking" areas are most typically on either side of curb-cuts, but are occassionally marked for other purposes. Ad- ditionally, parking spaces are not delineated (i.e. by pavement markings)to indicate separation of spaces. The Outlier Team used a measuring wheel to measure the linear distance where parking is permitted. For purposes of this Study, a parking space was counted for each 22 feet of contiguous linear distance where parking is allowed (22 feet is the required length of a parallel parking space per the City's Code). For example, an area marked for allowable parking of only 16 feet long would not be counted as a space; another such area of 46 feet - or even 65 feet-would be counted as two spaces. Thus, it is possible to parking more vehicles, particularly compact vehicles, in some of these areas than indicated by this rKa m inventory. n fact,this was seen when gathering occupancy data during the Clambake . ry� 9 9 p Y 9 Festival, a period of particularly high demand. Also requiring explanation is the "CavCorp" lot, located just north of Riverview Park. : ' This property is owned by the City, and is typically used for parking of trucks and boat trailers while boats are on the water, though it is also used for automobile parking. While the property is unpaved and largely lacking markings, the Study considers its capacity to be 92 boat trailer spaces, based on a design submitted to the City by the .,.¥ A engineering firm Schulke, Bittle and Stoddard. In all a total of 1,042 parking spaces were included in this inventory, including 683 public spaces and 359 private spaces(private parking facilities at Captain Hirams and Earl's Hideaway were included in the inventory because their size and/or locational Many areas are marked with on-pavement characteristics make them important to the overall parking issues in the Riverfront). The striping ted.Parking to indicate that parking not delineate is not d pe to rmit- are public spaces include 120 boat trailer parking spaces located near the Main Street Boat indicate separspaces ation of spaces. Ramp and on the CavCorp Lot. Oct te-ez- with IBI Riverfront Parking Study, City of Sebastian, FL 12 IN ti �� ° HOME OF PELICAN ISLAND �`` Jackson Street 170 Car Spaces x f4,,,,, a 4 e t � � *� y S ,',y yet ' �rT 1 A � ,' fix ., c� ' ` . 1 k � " Captain Hirams ` 332 Car Spaces � , + -I 4 E. �'`' ,-- (, r •, i Iv �. .�" �` ` �� � `" Former Hurricane Harbor o 91 Car Spaces Z 47 >. . 14 , "s `F4 m Earl's Hideaway '� ' 't 27 Car Spaces �, •v�\ W 1-,aN„,,,,.\.:,,,,.:-..,'', „-4. ‘ f0 4 1' 4i y� x v '` 1 U 0.�- ,,,, ,- - . ' , : -��. Main St. Marina a� t.� ,� � -�- �� ��� }� � 37 Car&28 Boat � � ° , ' 5 ac . . �; . � . �� �� �=' �� .. . , � ��. Trailer Spaces M ,s, ,,,,,, ,ED Study Area Boundary - 10 ° Q Public Parking or s a1n-5 £ °", vii S 0 250 500 ;;Significant Private Lot .- �,��� `, py��J}}� d SA PAS Ma' ~ tgiir 'YY"- �"2 @t * . r..rr�■ Qn Street Parking '; Date:January 17 2011 $1 IBI Y .. a+�AYw r S Y .N. i '* " A # GROUP r T7 7 , " w� fw- b" a.ym,v RC;;k3.7 '�F r M1 I n . ' y , a, , �1 t ova ✓_– &. 4 ! " '"i'''' '(''''','''.: •'''''''R ! s �T ..,-. „"g I''''f ,. Y ,r, . s. JY - „•sa S. . 4` A r,' r `w. �4,. '.-,, 4. I 1p h,` -� 4...:.:r.::. .:'1µ�fk e:v.it.i.':r....t:Lu•::.'.;'. tO t '•r;.t i..'.4:,Y:..,6%4f:4 6'q J:•..�i r•�.::: .T s.. :, '1",#y y �p 3, b' k v. k ..: v t. '.A.;`,;.165 . ' .� iU, WS , V ��{k r Py!rr * ;a, 14Y y.• y J ti h' LICAN ISLAND f+ � ',' ,,''saL i'k14-1,.rF'Yi6I,J { �n a t,,, QP � . ja;.: r If. r Q� ' 1.J M«�..,y ';:ii,*: •4 S% { rP ;� o ./ +L:1A i't4Y-+.Y s+ •:Jy l;pl"Lxk: ^ "aC - ;il' 4 _ airt „ .. 1 ri 4S T3 R:,. pg.. :. .ji r s.4 aI t;;�i irl 4s,3�oe,,: € •i �an _. a ‘.,Z., 4`q, . , :ikyf� �'4:?9 4 „: ''n`�is r ' ';q •�i� •4 i'f4r . ,W,S _ r,r u , , h 'a�Y� [� dt> i7 a;Y"naA :G7 C ff%a.m;-tr'`r: 't.) " K y"' ! :4.'„ / _,r:' s� G�� A �7Y�G t� ,� , s 1.77 ;4;r� F, � '�• �- .•°fP tr e:q,r p 7 0.,,. .. .* .�]% ; k '' a� '• �-•�, � �^ J � ; t ' ; 1 �€ 'Vitas: � •, 7 A " + i ,,-,. Y t .. , { ,x,' ' :„! :S 4s 3t j. � t ' _ 17' %',•r-7s:, • `ti'." ' T'S}: ?:'t{L . "4.� = ? � .. . A r3, : WHS " • : kYr:{4u% 1 t T 1.1., - .4 v . ''^}" Ill; a��,��-' f i•t !;h 1.., - t { -' 9;.�,Y•:';..fue 3 �.t 'Y ' - ;;. : yr°ie. •, .'' - i, '•4 { 1' 1' �r_ ! <✓ r:yy; �rr 44+1 '--;!;N°s •''- ° ' ,•' '-•^r.• ° k'� 4/ :f: ' _:C. ,.x.tefi +' ti j ';' • '1'47'14�svj * ' ZL y5 � i'1_ ;- Dxa +fit' YF, 4 �'i ��c•,,r' .5.i : � # `h'� �y', t ray x,:i,f:.a:3v# `„ $$ � � 1. Y- k w ® r .* �\ a F '-'1 , .. .....N1, W ., dj'�I y•hu- - , f, ✓' .. s . ^' T 'r -ee i .. Sx pi- .7 1 y; � .rr' � "� _ i4 f.A �ti�<:� r 4}ry.4t ,1 y”� Y� , 'M 'r �4 .>h e . f ' •'fi r�(or■I•^4. i ". rks{ F'�. • rt i.4 ,4yit ' Kv ]]ts�n'Tyrl1: 'I'FrC • '(�3:a! a � i: : - J x �'n 't�4 ' � �g1t'r:'.x?l- i :C.Y'!3,'!o- ,,r Mµ 0. ',iI'� 4 • `. •`,:: µ3 �` Yacht Club,ii Ipli it =� t 16 Car Spaces r 63t M R:rt � polo. ' . 1• + vSS q� a Sr , t ' '' ~.. fit i "X.',''..,- li v�s a4 . _ i K 1,:. ,V .r ya{ a : „`T y 1 _ .y '" ' S' 'N't' a . Ju)�✓#�f r1 r b „,,z,4, • 'w ,0-''''.3.:':'.' p ,4ai[ ar' 12 " • r. • � r y. t' i .R, . - , . ; 1.. , ,13 0 .., > - -%, ._ _, __- --t!, ,._ ,e4 - fillik --..:^ '‘.. lit 4'' t '.‘ , ._-' ' ,Ct ''' " ,"� �, ' 1.. ,T s CavCorp Lot ` ''� ,. 20 92 Boat li ' s Trailer •t = �' .' ` t s'� .- :' filer Spaces e 1 If if, t1 ` ,- r, 31 `ter yr �' i.*::'4'7 .,,'cie.%mod- r`r t ..r"' 3 x wx. � y .*A „ �1 S.1 r - ' a fa Study Area Boundary N w 4r...,F i 411 Public Parking or a{ ' � ' v Significant Private Lot p 250 500 '� 'i' L x` •':,;:,.` �■ On-Street Parking Feet +r�',",� � ? r r Dace:November 18,2010 '' IBI � ' x --* r r �:;: .:(;,;,..,.r. ` �� k GROUP n € _.•, - - `'_ ,. tea s ,;L.k �_ �!x•a Data and Analysis Several major parking generators located in areas where parking is considered a concern were identified in the River- front Study Area. The major parking generators are shown on Map 5, and are as follows: 1. Squid Lips (restaurant) 2. Captain Hiram's (restaurant/bar) 3. Ear's Hideaway (bar) 4. Main Street Boat Ramp 5. Suzy's Tiki (bar) 6. Yacht Club Boat Ramp 7. Mulligans (restaurant) 8. Riverview Park PARKING UTILIZATION ANALYSIS This phase of the project involved an analysis of the utilization or occupancy of pre determined parking facilities within the CRA boundaries.The studied parking facilities were identified in previous meetings with City staff and are located within the below noted boundaries: • Zone 1- Indian River Drive Corridor North from north of Jackson Street to Main Street • Zone 2 - Indian River Drive Corridor South from Main Street to Harrison Street • Zone 3—US 1 Corridor North from Captain Hirams to Main Street • Zone 4—US 1 Corridor South from Main Street to Sebastian Boulevard (CR 512 Eastbound) Again, Map 2 graphically illustrates the four study zones. The parking facilities as identified were assigned a parenthetical identification (ID) notation along with a designation label for occupancy recordation purposes, detailed earlier in Table 1. Three days of occupancy data were collected on an hourly basis at each of the designated parking areas for a minimum of twelve (12) or thirteen (13) hours as directed by City staff on the following days: • Thursday, November 4, 2010 (8:00 AM to 8:00 PM) • Saturday, November 6th, 2010 (8:00 AM to 8:00 PM) • Tuesday, November 9th, 2010 (8:00 AM to 9:00 PM) It should be noted that on Saturday November 6th 2010, the Sebastian Clambake Lagoon Festival ("Clambake Festival") was taking place at Riverfront Park, and higher than typical occupancy rates were recorded. Zone 1 Artrs/ysfs The parking occupancy analysis for Zone 1 examined five separate off street parking facilities towards the north end of the study area. Bar graphs depicting the hourly trend at each of the parking areas are found in Appendix A at the end of this document.As noted previously, a recordation period of 13 hours were examined on Tuesday November 9th, 2010 to reflect activity associated with the live entertainment at Captain Hirams. The results of the data collection are sum- marized on Map 6 for the three day study period, reflecting the peak hour of the greatest occupancy as recorded at each of the designated parking areas.Also noted is the number of available parking spaces at each facility. 15 Riverfront Parking Study, City of Sebastian, FL with IBI 4ROlp QINOF SEBASTIAN HOME OF PELICAN ISLAND Zone 1 provides for a total of 685 available parking spaces of which 332 parking spaces are dedicated to Captain Hi- rams. As shown on Map 6, most areas were "under parked" or ample parking was still available within the zone, with the exception of Captain Hirams on Tuesday November 9, 2010 at 9:00 PM, its most active peak hour. Earl's Hideaway on Saturday November 6th, 2010 at 3:00 PM experiences its high peak hour. However, hours prior to and after 300 PM also see overcapacity conditions as noted from the bar graph in Appendix A.These conditions are directly related to the Clambake Festival activity and are not indicative of the typical activity prior to or after the Clambake Festival on Novem- ber 4th and November 9th, also illustrated on the bar graphs in Appendix A. The Captain Hirams facility exceeded its parking capacity due to the live entertainment on Tuesday night.Also on Tuesday night, shuttle service between Captain Hirmans and the former Hurricane Harbor lot to the south (ID V)yielded the increase in parking at 9:00 PM at ID V. wr, Overall, the three day study period indicated a maximum occupancy of just over 68% on Tuesday November 9th, 2010, again, directly attribut- able to the live entertainment at Captain Hirams. The Jackson Street 1 ° fi r (ID A)area was the most underused facility where just under 13%occu- - pancy was recorded on Saturday November 6, 2010. The Main Street Marina (ID B) saw moderate activity throughout the three day period nearing 55% percent of its capacity on Saturday November 6, 2010. Overall, it can be concluded that ample parking is available in the Zone 1 area with the ex e pt i n of when Special Events take place.At those 00. times other mitigation can allow patrons to utilize adjacent underparked facilities as was the case with the shuttle service on Tuesday night No- Ma.❑street Manna vember 9th, 2010 at Captain Hirams. /one 2,Almlysts The parking occupancy analysis for Zone 2 examined five separate on and off street parking facilities towards the south end of the study area. Bar graphs depicting the 12 hour trend at each of the parking areas are found in Appendix A at the end of this document. Data collected was consistent with the pre-approved methodology. Map 7 graphically illustrates the data, showing conditions for each facility at its most active peak hour. Zone 2 provides for a total of 184 available parking spaces of which 92 parking spaces are assigned to CavCorp Lot(ID J). Map 7 shows, again, that most areas were "under parked" or that ample parking was still available within the zone with the exception of the CavCorp lot on the day of Clambake Festival at Riverfront Park. Also on that day, the other four designated parking areas saw no parking activity due to the Clambake Festival as they were closed as part of the overall Traffic Control Plan associated with the Special Event. Overall, the two day non-event study period on Thursday November 4th, 2010 and Tuesday November 9th, 2010 indi- cated a maximum occupancy of just under 44%, occuring on November 9th. It can be concluded that ample parking is available in the Zone 2 area with the exception of Saturday November 6, 2010, due to the Clambake Festival. Z )ne 3 An trvs;s The parking occupancy analysis for Zone 3 examined seven separate on street parallel parking facilities on the east and west sides of US 1 (North Federal Highway) towards the north end of the study area. Bar graphs in this area were not provided due to very low or non-existent parking occupancy throughout the area. Data collected was consistent with the pre approved methodology. Map 8 summarizes the collected data. Oct eeict-- watt IBI Riverfront Parking Study, City of Sebastian, FL 16 sour fig' *�, r r ova �\ rig '° 1, sEBASiT S� it e t � a» M 1 k t HOME OF PELICAN ISLAND v ,rvwu. 4,, Y "Air ' r r , ,l'".4),,',, - ') '41‘*/)„ <#.,,,„.*,: ..".. .4,;;::'mr :14*, r v 'fie i 0: --gt,,Li• . - .. . , ..., „t.,,,,, . .. -, - -,......., F t'* s. -' c Y? ': '1'6, ;,a - 1 t P .e"4,'� y3 s, . ra air j q � i 0 Ne • /:I.—"'"",,•s art' a �°'✓1'k' .„., : i°�f Cl)' _ s I .1'.4. 'a >.'. ;k/ r'' , CD IStudyArea Boundary r ;� 'SuidLis '''''.0-".„,. j2 d" Y � 1 q ,p f6 2 Captain Hiram's , ?• 'y,`* ... + c i w ” `.." ',, O •0 3 Earl's Hideaway " .+ C M » " CO Main Street Boat Ramp a . �• . . N`Suz 's'Tiki +, Q. A' 5 _o . 0 wE A , t :a R ra ,. . .. ... F .M Vi. z rY '� �*�"i t � � CC� 6 Yacht Club Boat Ramp i r� 'J x. `,i,...1.).,:- {"" ,\ "� v 0 500 1,00 6 s '� ` ' tj 7 ,; � �Mulligan's F@© 4 a i 8 Riverview Park . ,' " i Date November 10,2010 ��_ IBI s- .♦� ,e e+s GROUP? 4 aYraa ''447. ab if w ! v ...N. j. 'S ..arr�:a. 1 -4r a ° k + , � �.� "s + y HOME OF PELICAN ISLAND 1. ,{i,� s 1 r� 'c �b° ' 1 q n Jackson Street M t 3 m+"v x 170'l�,Q„ 4, • %@7:00 PM)" + (7 00 PM]' yrr " 1 �*° y (13%@7: M} -,r.la 4 jak, NP- '+ ...T....9, • 1 ,4, \ : 1*' (8%@5:00 P �4 �r �", .e 4 1'4. �t e ��j N L, '* ..t to foil„ . Q1 t 1 x� Cx, k> � r t t w r` 7 4 x j" y 1 w "i � A :.r � Captain Hiram ■ �� ,'+ Former 0%9@lNricane V s� z +� r , 332 , arbor i. �+.,�'" (27%@ 12:00 PM), , ' a [61%@ 8:00 PM] 1 ° s (0%@ N/A) ^ ' {105%{61 @ :00 PM}+ j (0%@ N/A] l.i illir 1%@9• 00 PM} D s" � , c _c •A , j(j rrw F + TO FY 1 .. . 1y+"" �P � ��,f�„agM'{ � X� W 341 L.._. r <� 't,�b # �� . Earl's H ideawa , + -, Li_ (1) �i 6 , 27 � � (� ” (93%@ 6:00 PM) ; a L ` t r� 1,a' t a (159%@ 3:OO PM) i ' �-./ `+,.'1` <. ¢ ".• ;� {100%@ 5 00 PM} ` N ., ' .. _ legend Key N ip a . 4 d.4 ei s = teB ID w e A t—: ,-i- l 3 .ffi.r US 1 Cleveland St. ` w�.' Area Name °° -� to Martin Ave. s, � � � �. ,.� B -�� E 4J Iry 6 Parking Supp}p Main Street Marina/ *� G ' `°,41 �,, (17%@ 2:00 PM) =Thursday 1 tfU4J2010 'p- 300 600 Boat Trailers li' ; [183%@ 2:00 PM] Saturday 1106/X}10 + aa 37/28 ` - � {8%@ 8:00 AM} =Tuesday 11IU912010 _ (21%@ 1:00 PM) ��", , � � (64%@ 1:00 PM] �{� � �r Date:January 2011 • :1 {64%@ 1100 PM} 5 , ,, T T ° J 1t EL{ �/ GROUP sEBik.sT Li_ HOME OF PELICAN ISLAND a ' ",:',...4;-, ,,,r,,. ' ,,,,, , , , ,„,„ , ,, *a C ;� 4 �`« � £ ib. � s cu N ��` R -mss •5 - e.• K .,, 8 Sebastian Yacht , : Of �, '� {(� '�' «� �: 's � ; Club . : . - +t ,: / (25%@ 9:00 AM) 0 h SI 10%@2.00 N/A] N � , {17%@1PM} ' U �' '� �� �� �� .a �� � .�,� ' �� CavCorp Lot ilp spa C « 92 ro z t � /� ' [9%@5:00 PM) +.: a ` } 1,t x[271%@12:00PM]S. 0 k i (28%@ 1:00 PM} U U I " •` PS,r Indian River Dr � � On Street . '�i - »t # (64% 9:00 AM) , L N,,,,, ,;. a a - ' r -a. 4: r x� {800,_@1:00P M} c1 O fp, cu i r rrs Sebastian Blvd , , C) 20 e >_ ' (85%@ 5:00 PM) � � �« � ����F:�` ► , {40°k @ 0 PM} � i s �4. sueyr '" °,'� r "' '.": • ...w.: IX ii 9t _ ''' i li ° la legend KeY� � ‘, � 40r. 0:0?#. 5 Area lD £ ,P1 • "`a te US"t0-Cleveland St. =Area Name to Martin Ave. s ,. _A 4J 6 =Parking Supply p (17%@ 2:00 PM) =Thursday 11/04/2010 0 150 030 600 Harrison St o [183%@ 2:00 PM] =Saturday 11/46/2010 I " {8%@ 8:00 AM} =Tuesday 11/09/2010 Feet `' 31 �`+, c (93%@ 6:00 PM) '.. pate.January 3,2011 [0%@N/A] t ILI {29%@ 12 00 PM} j o « ,l s.` • GROUP 7.5 T h. 41 k g ,, } l7rY tT st � vm � , HOME OF PELICAN[SIAND 1g `� ! i* as �tl",k ° fit"` r, '7 `�` •+ '+'� � f Not P ltd.; 1 w '� k L v p rF F #� .lk �6"� a'� °Fy (. pl� . �� y� it �~• �, r �, , “,,_.1 North of C � b p ":1',, +* Captain Hirams //�� _� (0%@ N/A) ■ * ' . IO%@ N/A] J � t fir {0%@ N/A} N �: �t� _; # + + )F .� US-1-Truman 14.,,e. + �1x l ° � '� t r St to Captain U " 1 C � ' a Hirams East C,ta -""" *, * v HiramistoTruman .� 47 U '�, (2%@ 12:00 PM) St-West w ^ (36%@ 12:00 PM) - -, k y„�!� ,g 2:00 PM} [36%@ 11:00 AM] . "- v y* s i {43%@ 2:00 PM} �} U VV ; US 1-Jefferson to 0 r S 1-Truman `•' • 1 16 , Truman St East 'p 1— tzl \ t to Jeff erson ,, $ St West . , 10 �' 1 16 , ` ` \ (20%@ 1:00 PM) l/1 r •1 (0%@Nsto ,'"t �� [100%@5:00 PM] O ;"� [0°k @ N/A] � � {70°k @ 4:00 PM} c + ,°� l '.7°‘,„,;,:,,. ,- US-1-Jefferson V! --. - +.' St to Main St West • ' n. 2 {0%@ N/A} : " - Legend Key N . ' , • ' CO S =ArealD W e 1d US 1-Cleveland St. "+ 114**.it'r ';tA"' % Area Name w• i' ; 00, to Martin Ave. s a F • 4J 6 ' Su 1 fC �, « r -parking PPy US-1-Main St to (17%@ 2:00 PM) =Thursday 11/04/2010 0 300 600 'V'S• �: Jefferson St East , s ,183%-8:00{8 @ AM}] _Tuesday 11!11/06/20 /2010 2 @f +.. :ii J (0%@ N/A) ,.. k` y '' I. . [20%@ 6:00 PM] ' Date:January 3,20i 1 {0%@ N/A} IBI e S l! 5 a *, GROUP Data and Analysis Zone 3 provides for a total of 106 available on-street parking spaces. Map 8 indicates that most areas were "under parked" or that ample parking is still available within the zone. Input from City staff as well as that with local merchants and other stakeholder indicates that this area is experiencing low parking occupancy rates as a result of: • Maneuvers associated with parallel parking configuration in association with the posted speed limit of US-1 of 45 MPH. • The lack of definition of the designated parallel parking areas with that of mainline US-1 and the perception of right turn lanes in lieu of the parallel parking areas. • Absence of safe pedestrian connectivity paths between the US-1 parking facilities and the attractions along the Indian River Drive corridor. Zotte 4 AtttiIysi The parking occupancy analysis for Zone 4 also examined seven separate on street parallel parking facilities on the east and west sides of US-1 (North Federal Highway)towards the south end of the study area. Much like Zone 3, bar graphs in this area were not provided due to very low or non-existent parking occupancy throughout the area. Data collected was consistent with the pre-approved methodology. Map 9 summarizes the collected data. Zone 4 provides for a total of 67 available on-street parking spaces. As depicted on Map 9, most areas were "under parked" and plenty of parking was remained available within the zone. On the day of the Clambake Festival, parking occupancy was over capacity at those parallel parking areas along US-1 closer to Riverfront Park, as expected. In fact, some areas were over capacity by 200% and 350% as normal parking areas were replaced with somewhat unorthodox parking configurations to allow more patrons to park closer to the activity areas associated with the Clambake Festival. ZOtit'. 1-4 9't m i At,aly is Maps 10, 11 and 12 have been prepared to graphically illustrate the overall parking occupancy for the entire study area for Thursday November 4th, Saturday November 6th and Tuesday November 9th, respectively.These Maps have been prepared in concert with the more in-depth data as found in Appendix A. Color coding on these Maps provide for oc- cupancy threshold percentages from the aforementioned data collection activity and analyses, and represent the single highest hour of occupancy for that particular parking area. The intent of these exhibits is to give an overall broad brush view of the most intensive use during any 60 minute period within the designated parking areas. Map 10 summarizes the parking occupancy on Thursday November 4th, 2010 and shows that at peak demand none of the studied areas exceed capacity. On the high end, the on street parking along Sebastian Boulevard and Harrison Street are in the mid-eighty percent range. Map 11 summarizes the occupancy on Saturday November 6th, 2010, the day of the Clambake Festival.As expected overcapacity conditions are seen in the area of Riverfront Park and on both sides of the street along US-1 from Se- bastian Boulevard to Martin Avenue. In addition, Earl's Hideaway was overcapacity during the 3:00 PM hour as noted earlier. Map 12 summarizes the occupancy on Tuesday November 9th, 2010 and again, as expected, overcapacity conditions were observed at Captain Hirams at 9:00 PM due to the live entertainment, and at Earl's Hideaway at 5:00 PM, typical of a late afternoon gathering. 21 Riverfront Parking Study, City of Sebastian, FL llcetie.>Z with: IBI 40.<1t P � o* � cFBASTIAN 4,a• HOME OF PELICAN ISLAND . ` x t b � .tkil r do * >ti \`&'gay a' e° 4 ak { , it. � L . t� Sebastian Yacht US-1 Main St.to a ^ Club Martin Ave-West s i 24 " 22 ' ' - 1 ., , (4%@ 2:00 PM) '£& (23%@ 1:00 PM) ' C � [4%@ 1:00 PMI [23%@ 1:00 PM] • . {8%@ 10:00 AM}iik 1. {27%@ 11:00 AM} t 44* 7,,,icilillfrfl;, -,,***\ ' i - 1 ' 1*; .,.... toi,' *0.'" -------- ,.�, � st � �,. ut , ',.' 4*t / '''' -'t 01° 1. — ,J it, " te'.'..' „ \ 16‘..,„--- CD . , US-1-Cleveland St ' " , , to Martin Ave F ilt .1 ;. 6 N " � � 1 � 8°'* r,' (17%@ 2:00 PM) �' - [183%@ 2:00 PM) tii; .. � " {8%@8:OOAM} ' US1 CR512WB , � R co to CR 512 EB-West " US-1-Collid St• ` ` to Cleveland 12 , � '*, ;: St-East (25%@12:00PM) , U [200%@1:OOPM] >_` "� e° (0%@N/A) U 114{50%@ 2:00 PM} � 4 [350%@ 1:00 PM]ilk mas ` {50%@12:00PM} > Q ,. '� N Z�1 Q ; _ ` Boulevardsto �'itiP�1 , , y ,• Collide 5t East i ill If * * s 'P'# (0%@ :00 c Q. V1 " S [200%@ 4:00 PM] +' r Legend Key - x r rC s =Area ID w +1�, C) 1 „4 US-1-Cleveland St '',=� «� � � ",� � 1 =Area Name" ar �� to Martin Ave s 41••• ; 6 —Parking Supply. y. N 17% 2:00 PM =Thursday 11 4 0 150 300 600 @ Thu da 0 2010 �f [183%@2:OOPMI =Saturday11/06/2010 � * s' I, �{'' , {8%@ 8.00 AM} =Tuesday 11/09/2010 Feet ., y pate:January 3,2011 T D T * - GROUP rkk- -,:x,;:,....,,‘:*, 11\ "'J a p 1 .,. ..4„,..4,.-7*.',. ''� .( Y .f. ja Tom. A*} '1, ,... Fla tq' . 'r---' HOME OF PELICAN ISLAND CD �� ���/p...� �a�, � t �R` .-,; °may C� Cio t N.r, � til S ale ^% ) : ' �— iP 111 v d '� r ►,� �` , ,w e # V/�'� CUiw w. . r" „ R ,�. 3u ,,,ems y2 '1`'.x : • �- cu w Y. C e V - ji` CL W vi - .a[ C >•� �°+,' s l id '' r�t -i �4( a„� ,.. .0 .,',.:,-....,4„a it, aO i: i s., ,i , �^ oil r s +k . �q , I, ,,, , — .. O, ! ,1 1 d" i. `p,,. . , .w i ,e 2f N w,,,., , . :, , VA ill! 4,,..„,,-Nr-.1 ','50,Xw'r,71,4*,',''..:-..i, F,.. t: ouv ,,,uuu, ..., ,iy.,,,-...,,,,,,,,.4. , ,,,,,,,,. ,,btr, Feet , , r r a° t�� � ✓ -; '1 00%t Date:lanuary 3.zot i --' i. 41, I ,. ;'\ + ',�ar , °i' / ' .r as� ans gs °.�.,; *r .. GROUP - - ancc�v " ' ♦� a Y w NOME OF PELICAN ISLAND . '1.:' � ,t. ' t,,, 1,4" '" ••A ` t , r r ,at +Eb '?, .� `� N ..,':,'--,°.,.1".,..:,.,.n '',;',11,4,,,:_lt4.1!"-,--:1:;'", , 1.. ''.\,., ' \ 4,7:144- , ", %.',,',,e4-,.'-''''',,',,,' A, 2', ‘ \ ( < ,% y \ f- icx V tw , I . , \� ; - VI a.) ro fr , [Y' C itorcO d to 3"`» tom. + k • C � ''';; 4 1.1 4-+," . r '., , .' r ue. a - .,.. �y si lea w a 'i,. ,,._ z.,:,-,,` L �l 1711E , , _ ouv I VULJ ,„ *tf:4,, * , F I. . * r. 50910.14% C -" , x ' \ . W "z Feet : , s * �` y v! I1 _ ,• a`` - y#y ' i g t> ,-r- IBI100%+ . Oate:January 3,2011 1 <� GROUP�° / . an'Cf 7-::4 $ _ j . HOME OF PELICAN ISLAND L �• � ''-4,,,..�� I i,„ , ��+.� CIS.` ' '` " ,t ,,, P �, d Y\ \ '4,.,"..1.4.',;'.�. � � ° �, I O ✓ � ti mss+€ N F. I I . �i � � �.. ' . Q)M 00 '.' , ''-:,,"T.4„,.,,,.:-L-,.-.., - 1 -I a* ; ,,, -4-. *4. . '''',',' ,c,‘ -,. ,"L,IHt'.':„' 1— t � * ;t` , ,a e.; fir• ' ,� 1 .,4 2 '" ' +► e ..,, ..w,. ; t0 y ;tt �` a LPL , l'''.'"1""' i a .', " 7� `� Fr t n . ¢„..,..fir°w II ' 40.x 1.14 i,,'„ AR r CC O%-2490 ,. n �� >_ 1,*/ :' ,.,' ' it, 4,‹ / ,t, ‘. \ .1-*-,ii* P`C� :. ��r � F5O% 74% feet r� ,I ' z �t'' 4,0.'',,, , � • � �-� N% , Ocettict- ok . , ,, goo%+ Oate:lanuary 3,2011 ,- . , , a IBI .4.- $ ,gJt a.. M v ', ¢�' GROUP s,t/ y atvc* SE HOME OF PEUCAN ISLAND PROJECTED FUTURE DEMAND The Sebastian Comprehensive Plan designates approximately 81.8 percent of the land in the Riverfront Study Area as Riverfront Mixed Use on the Future Land Use Map, while 18.2 percent is designated Institutional (see Map 13). Table 2: Future Land Use FUTURE,LAND USE ACREAGE PERCENT(%) Institutional 45.2 18.2 Riverfront Mixed Use 203.5 81.8 Source:City of Sebastian In terms of zoning, 54.9 percent of the land area is in the Commercial Riverfront (CR) district, 24.4 percent is in the Commercial Waterfront Residential (CWR) district, 16.0 percent is in the Public Service (PS) district and 4.7 percent is the Medium Density Mulitfamily Residential (RM-8) district(see Map 14). Table 3: Zoning Zoning ACREAGE PERCENT(%) Commercial Riverfront(CR) 136.2 54.9 Commercial Waterfront Residential(CWR) 60.6 24.4 Public Service(PS) 39.8 16.0 Medium Density Multifamily Residential 11.6 4.7 Source:City of Sebastian There are approximately 35.4 acres of vacant properties within the Study Area. Of that, and as shown on Map 15 ap- proximately 33.9 acres, or 95.6 percent, is designated Riverfront Mixed Use on the Future Land Use Map. The remain- der, approximately 1.6 acres or 4.4 percent, is designated Institutional. Twenty-one point four acres of vacant land in the Study Area are zoned CR, 10.7 acres are zoned CWR and 0.6 acres are in the RM-8 district (see Map 16). Because residential developments can generally be expected to generate only on-site parking needs, and because the amount of land in the RM-8 district is negligible, this Study is primarily concerned with potential development in the CR and CWR districts. Both of these districts are found only in the Riverfront area of the City.The CR district allows a wide variety of commercial, institutional and office uses, but does not allow residential uses. It allows a maximum floor area ratio(FAR) of.60.The CWR zoning district allows a similar variety of non-residential uses as the CR district,while also allowing residential uses. The maximum FAR in the CWR district for non-residentiial uses in .50, and residential uses are allowed at a maximum of eight units per acre. Both districts allow a maximum height of 35 feet west of Indian River Drive and 25 feet east of Indian River Drive. J#?iik;�!�c)j)f1)t-.ri 11i.( t• R,1ii{,<t :1t;:tij! {1 In order to estimate the future need for parking in the Riverfront Study Area, two future development scenarios have been constructed. Both of these are "build-out" scenarios, assuming the eventual development of all currently vacant parcels of at least 10,000 square feet in size. Parcels located in residential zoning districts were excluded, because it is assumed that all those parking needs would be met on-site. This leaves 23 parcels totaling 22.8 acres in the Com- mercial Riverfront(CR) zoning district and 16 parcels totaling 8.8 acres in the Commercial Waterfront Residential h te&T. gym: IBI Riverfront Parking Study, City of Sebastian, FL 26 ra�wr BALSTIANarrcf -k � HOME OF PELICAN ISLAND *..", 4 pt. .`R .«f` 'S'l+M �� fJ, s' Ca y ,den ih ' - V r, 1 :'.,p 1, ,''''''''''s...,,, ' ..,-,,,',,.'''',4.4.,,,.,-4,4x:,...; \ 40\tiviowe., ,, ,,,,.- . fie •y V ,�1 r ' vz> .' w€ d . x 'T 1 • i �4%�a. f .','a a • V ' .N1,- '‘,,,,*,;.', .' . 4‘'`'-'‘, " ' , , / \S.:4 .....°4"'it' \,,,,,. 1%. '14:■ \ t fig : � . , a tr,41,17=1.4.' _ t,',:•--t'°- ,:ii,L' ''''t7t'l„. .,..:‘,.'''.f ill a ,>xa A • " � tom` ,�;. • x ` �� a �` .•• In �' a` s C . 2 F q. �' '.4.4,:4Si. . ,.. ;�4tW a•}� �'A" , its, i `x S..».- .it.'" *tit T 4' , r 1 {{ , Institutional W E ,' �, Q 1' ` CD Riuerfront Mixed Use s m= _ v ''ti fi: N 0. 500" '1,000 *� 4 �y 0 iiiii' ' Date Navember30 207U -' g�w IBI a�l*•c',,,,X-,,,, " - ' }}e a: ' }y yS.� •,C'SS `� a f �+`fi'. sa,•ct� ;'N f - '` GROUP - mcf ,..-•.te SEIDA91 ME OF HOME PELICAN ISLAND p■:e4'...''',,,,,;,,",r, ,„ ''*'.. * ,*,,, 1 . ' '''. '''P'*4!. ' X\ ''' :',,Ai'''''''; ' ', i )0.1 .440.*• *i '."'e* ,.4., ..).,:' r,,.,,ri?''e„,"i',,t,:•,*",/,'\\\e'''kA. ''''''‘Ilt'e'fi4::''''',0 4 r. e' ' 4' '''41:14111' * . rorr". , -k ., 4*,,,%-',',..'' :,„,,,,:u 'S..„„„,,,-;, --■;‘, „, ••,,,,., 3"' lt„, ,,,'"'4' ''''''.1111r-t2:z4-,<:" #.'' 'e* *''''' • -*Iti,,r". 1:** '.*P44 Xe ,*' "."... ';",, t'' ,,,,•':''.,e4," ,, 404* 1 4 . '- * '. t ' '''‘''''' & ':' • ' '..("'';t;-'''',._',\\4‘.°'*,,V:'''t .;e "'ke• It. ...n."'17 \le- , .;,..„Ak•„,-,,,,, .4)4""': — .e. . '''.•'"'":"4. .,,\ .. i' -, •' , , '-,-,tit,_die--•;'. e-.„,-t - , ., .,,,w, , „ — -1-7. ,'''','•4,`!„rit•!t- ';•'''''' "" ",'" 144, OP .', e., , ,,,,/ ..,, ,,,, ,., -,... *,/rts. -,... . -,-. '''olt2<•<c. .. '''' "-:,'..,- '''' ‘, <-. '!1.-0:"<i•i:,''',, --e„.. -'' < •.' • ' - , '-r.,i'. . ' ' - ' -:"..`4,41'-' .'',Ifili'o• ".,- ''''.'s ..• ' -'<‘,,, .< '..' . < # ' ' t' ...1/ ° ''''''''''''''-', .•'.7<; -<''o'''.° .,<' ,A ,,,, 4, --',`'‘'., ,,,' - ''. ..`,;',....."::....'..1.i'=".=,-i\=.,.:''.- ••,s,, -',. .'-':'>A* 1,4i8, i ,„,,,, . =,,, N.---,.!.... ,1..),,c,..';* -.,..;;.,,:-..„---,. L•',, = ' k ,,.'-\ 'A - 4 :.• , / , ' ''. ' ‘'‘ . ' ".,1,"*.;.4* .., •.'•`....•,t . , ..,....,1„ . t.:.,„:...... , .,,....t. , ....,.. , sl,..` ,\.0..., ' '• ''‘,. ,s''''-°.;<<°- •<,',,' +.-44-. .'''" .itlisl.:;---•••<.''' ° < "7,1N< '' '. SO `‘. ":„. -A >.% - _2,44 .''.'"?==',':-.Y._' 1'II* , •..... ,,, -.. -'',..'-.,, ,- '4\'--- -) 1 ' - , ' a ..." ' ' ,. ,441',.,*9";"""ala ' ist a;f 17,a'-.-a 1,'"1%.•'•'a^'.•"'as '' ''''' Li') ? + .4"•'t . ` .,.1 '1 ..•:-,„,..,t.'P`.1.,'.P'/.A r.t'.,,,,,',‘e .,„,#..'' 'i-..et,I1'1.',.-.'f.t....-'..•''.'.- ,,1 .i-,','1,t t)"•,'”tl,".:'t''i,t r':,-.,.*..,-0,....•.•'.,,•,1-,W•,.,1,,-'.'-,,:,4,4F.0.t 1r'.,A.<*,'.+7'<`A''1':e#.'-.-'`:4 i A 14.,:7',:-:'%,-,'''.-':.-":';'.''4-:::...,,'";''t'-':\'.7.'7'.',„'1..,,,„.AN.:.:.,"," • '4 1 - 1' ' . •a' `.-"tc(Ie2 c—?-1i-3-•.,'•. N•e0 CC C—.m .i3..1 • : ..'Zia ll a ta", ,a,a, f-. .-= ,, * ... '.....**,11. ';„, . *-'1,..=:;.4.-.. '' 'cc 1 , ,',;41P . , 4,. 4.,, , "*;-•46*411aa ,.,) :?;,11' :4■. '4' ' ;aiya.4fr ''la; ^ „ "'a.„,... a %,:k C 'ar' fa .....--• * ” ' .--.."-- a” a' s‘t, I. ^ •\ ;"a":111`'. " "`•a'''''''* (13 4.. 41 ,,,11.... . 1:,.., 'rn't< I* ft. '- . !‘,•;;.•1 1 . ' ,,:-.,.„'4•,,''Z=- eo rrtc_l —iaD l e R ri I v o r f ron t N _ -. .'.,, ,'i,,'k i,,4l,6,,,,'4,A-'il.-ie.*'.'-,k.t..''',i'`.i I%,”.--..,(-'s 1'.6'.'l's''"',l.„=.4'.,I 7.ii v:•,„,'t.,'',•!...t;.•,i7.'1 i',1 it!p.,„.::.‘.,S,°,,,:t-=,',-`.\...„`0',.\-',=,.\,.7.wR-Comme rcial * : _ Feet „ l lulti-Famii„Residential Date November30 2010 ' ,,.,'•, eietIGtRBeOU‘I ,rr„ Ia • / ( t' " P'e I uC9r �� � HOME OF PELICAN ISLAND AN \ w \ ` 0:, N%"` . k ue ;`•4 t f A s : t` s'b�‘ii. 1, i ,< \a * %. t -t +y �E s t —' , A,S` ` a '.A V)11*S it'‘,"',. ' '''''°•.,„,. '° • -, r° trk• . 1.., ' . °-- \r '',... 4 ■ aiwt kJ t y ,k!,3'," ; 'ti t ;''a 3 :t .3 x1..4 '3 + 't it V CL tea, c2 y ,[ ti ;s I . t,- "41 � :` C rti ti. c \ t l fp a .y, \ o �` � _ / . E4 '4 .+� F' .. P If c" AN S . 1 L. ," ` x D n r B`, ' ! tt F� i x v V+! "i S Rr e� ; . x ', i s ' 4--*t uu` a x.a "- C ,),*„..,.,4,44:.,t+4, . .1,1,..,..,..,... ...,,,i 0,„,. C,f: "� �, a M� "f, „ `, .` P` 1 °R t a § ,� Yet.: X10' Institutional ' r' , '": ,�.,• �.- � : Q. lalli Riverfront Mixed Us r 0 500 1 flbO "GGifii , � IBJ GROUP r o E - Dater Novernb 't y t•"!*, a .C 3.4 *, ,P * ` ;. 7,,,,,, ,... ..J: ,..4;,:,,,,,, 4 = s HOME OF PELICAN ISLAND .k tY r :),.\\, ,,',ill'''`.41,-'-4.. , *a�� f r- a ti F. } i 'r y4 4 1 �� , {{'sue -' e ...•,::;':,,'',...:"•z, i q•q 4 h .r • E;a I t ss r? t,k „ ..,•',:','",••-•;•,' ' : fig. a �t 4 a -\ a. Mfr . # ti' _*s to V.. ' P � _ �....(.,.'t'„'.,'3,':,,.,,,,,,.-.'.,;‘\',.':.i„:-,•'.:- ' t . .. 3c /1Z-.-.,>.,,,... * ,' jii ,r'`� ( +P'�" °s Mme " ,,o,*- r , 'S� $y +'s i6 } 'S,` r' OC CR-Commercial Riverfront 't,,,!..:,3,#.., = +b c ?. it N E , �; W►� '. { 0 ' R-Commercial w? t '' �" Q '''w' aterfront�Residential jT�}} 4 , n 0 500' 1000 = . -t \. � RM 8 Medium'Density =„�; �' 1 oi , , -, , ,, , '• - ' . .i Multi-Famiuy Residential F ' ! 't" I.'•. , s - Date:December3U 2010 � s IBI A a a. -'t � `� f �r �' GROUP /ff yt r , Data and Analysis (CWR) zoning district. In both scenarios, these parcels were assigned uses based upon the maximum building floor area they would be permitted under the City's Code: "restaurant" for floor areas less than 10,000 square feet; "office" for over 10,000 square feet but less than 20,000 square feet; and, "commercial" for over 20,000 square feet, except in cases where the future use is clearly expected to be something other than these numbers would sugest. As can be seen on Map 17, most "commercial" uses under these assumptions would be located along the US-1 corridor, while some commercial and restaurant uses would be along Indian River Drive, roughly in line with what would be expected based on experience. Scenario 1 assumes that all parcels included in the analysis(as described above)are developed at their maximum FAR per the City's Land Development Code (.60 for the CR and .50 for the CWR district). Using the resulting building square footages for each parcel, parking requirements were calculated using both City Code requirements and the parking gen- eration rates published by the Institute for Transportation Engineers (ITE).As detailed in Table 4, the results show that under this scenario, the City Code would require a total of 4,519 additional parking spaces to serve new development, while the ITE rates would suggest a need for an additional 2,882 spaces to serve this development. Table 4:Projected Development and Parking Requirements at Build-Out-Scenario 1 USE ACREAGE BUILDING CODE PARKING ITE PARKING CODE REQUIRED ITE REQUIRED SQUARE FOOTAGE RATE RATE PARKING PARKING Commercial I(i.5 415,596 1 `pace per 250 2.65 spaces per 1,662 1,101 square feet 1,000 square feet 1 space per 200 2.84 per 1,000 Office 10.7 271,154 1,356 770 square feet square feet Restaurant 4.3 100,065 1.5 spaces per 100 10.1 per 1,000 1,501 1,011 square feet square feet TOTAL: 4,519 2,882 Source:Outlier Planning,LLC';IBI Group,Inc. Scenario 2, rather than assuming that all parcels are developed at their maximum square footage, assumes that these parcels will be developed at a lesser square footage based upon the average FAR of currently developed parcels of the same use within the Riverfront District, based on data from the Indian River County Property Appraiser. Based on this existing land use data, Scenario 2 assumes an actual FAR of.40 for restaurant uses, .35 for commercial uses and .25 for office uses. Under these assumptions, the City Code would require an additional 2,726 parking spaces, while application of ITE parking generation rates yields a need for an additional 1,763 spaces. These results are shown in detail in Table 5. Table 5:Projected Development and Parking Requirements at Build-Out-Scenario 2 USE ACREAGE BUILDING SQUARE CODE PARKING ITE PARKING CODE REQUIRED ITE REQUIRED FOOTAGE RATE RATE PARKING PARKING Commercial 16.5 252,228 1 space per 250 2.65 spaces per 1,009 668 square feet 1,000 square feet 1 space per 200 2.84 per 1,000 Office 10.7 116.235 581 330 square feet square feet Restaurant 4.3 75,755 1.5 spaces per 100 10.1 per 1,000 1,136 765 square feet square feet TOTAL: 2,726 1,763 Source:Outlier Planning,1.LC;IBI Group,Inc. 31 Riverfront Parking Study, City of Sebastian, FL &tt sit'"t- ,v;m: IBI 4Nl)lP � � airy SE IllettrMk r .� HOME OF PELICAN ISLAND r , ipot .,,'\,( ': `` < # _ y i. a W" Y��.b'�- a spy .. �y �.' S % O — ifs L it �� ,,,~ ) ,•,� y E E o :!....,,,ix.,;-:. --; .....,- . . . .. ' 4" /.".k , \ \„:....„....11.,.., ,. ,s.,. . it: t 4.,,{,(d vh f b +, ;$ 4 , 4_, } p" - tY jd -+. a +�_ ti= .`+;F sp.vd ••y. 3v..�" -,dam l' �'U`� ��q h.� '' p w *�r f`-�e. � L)r� LL CO : 0 CU ' 3 �, •'{� .a.,' ---1 i �. V- as a I. - �4 ` ' „ vi LL •sir �� '. + - r -t��Te" ` ' ' /r d.14 . -{ `-5 in o^1 , ;,. -- °., �' - *"" ill. 4 I _- i!.Sri C (� ..,-„,. ., - H..,..t-...-# - `R * `� e'er - �! 4J. - A r'4.T NW ate{.« � �• �' � "�,�� F �!4�,Mp mss . � �� i,R i -', uir �.- ° h .• Assumed Future Use �``.- �` 'a a IiiM ' Commercial , _ 1 ,p ..,,, �� t is`�.L. a + ., i office_ a 3 a O f „' x t 4 ' 'w" :4 Oc t Feet ��, K � ��r Restaurant Date:January3 2011 -4,,,,,,,„,,,,,,--_, IBj .� i j A b s � .� �� GROUP Data and Analysis Because it is more in line with past development patterns in the Riverfront, Scenario 2 is considered to more accurately reflect likely future development within the Study Area. Due to the City's Code requirements for off-street parking, it is anticipated that the vast majority of required spaces for build-out will be provided in individual development sites. RELATIONSHIP BETWEEN EXISTING 1 FUTURE DEVELOPMENT AND EXISTING PARKING As discussed in Chapter 1, the City of Sebastian Land Development Code allows up to 50 percent of required parking to serve development in a nonresidential zoning district to be located up to 500 feet from the primary site (so long as the parking and primary use are not separated by a major collector or higher, or a railroad right-of-way).Assuming an average walking speed of 3.1 miles per hour, a distance of 500 feet could be traversed in under two minutes, and is far less than the 1/4 mile (1,320 feet) that is typically considered "walking distance." Many communities have similar provisions, including Vero Beach. Based on these provisions, 500 feet is assumed-conservatively-to be an acceptable distance for patrons of Riverfront businesses to travel from a parking space. Maps 18 and 19 help to illustrate the availability of existing public parking to serve existing major parking generators and vacant commercially-zoned properies of at least 10,000 square feet, respectively. It is immediately apparent from Map 18 that most of the existing major parking generators identified earlier in this Study have substantial amounts of public, unde- rutilized and freely available parking within close proximity. This is particularly true of parking generators in the vicinity of Main Street,from approximately Washington Street to the south to approximately Truman Street to the north, even more so considering that the utilization of public parking depicted on the Map is the peak (non-event driven) usage of each particular area. While some of this public parking is located across US-1 from the parking generators - which would not meet the Code's specifications for off-site parking because US-1 is an arterial and has more than two lanes-it stands to reason that these parking areas could effectively serve uses within 500 feet if pedestrian safety and convenience is addressed. At the south end of the Study Area, public parking availability within 500 feet of existing major parking generators is some- what more strained. Demand created by boaters for boat trailer parking on the CavCorp Lot and significant demand by recreational users of Riverview Park and the public recreational amenities along the Indian River Lagoon have recently ben supplemented by the opening of Mulligans Restaurant, which as noted in Chapter 1 was the first development to make use of the in-lieu fee for 30 of its Code-required parking spaces. Toward the northern end of the Study Area, while neither Squid Lips nor Captain Hirams has any existing public parking within 500 feet of its entrance, it should be noted that consistently underutilized on-street parking along the east side of US-1 is immediately adjacent to Captain Hirams own parking lot(this parking was underutilized even when the Captain Hirams lot was parked at overcapacity). From the data collected,the only time Captain Hirams experienced a shortage of parking was during the live concert held on Tuesday, November 9, 2010, and this was handled effectively as it typically is using shuttle service to the City's lot to south (the former Hurricane Habor lot), which experienced its peak usage during the live concert at only 51 percent of capacity. Map 19 shows areas the peak, non-event driven utilization of existing public parking facilities, together with areas that are within 500 feet of vacant, commercially-zoned properties of at least 10,000 square feet. Many of these areas, again, over- lap with existing public parking facilities that are significantly underutilized, including on-street parking facilities along US-1. One important point that can be gleaned from this map is the potential for increased use of the severely underutilized public parking facilities on Jackson Street between Central Avenue and Indian River Drive. 33 Riverfront Parking Study, City of Sebastian, FL 04.t' 4.,. w;(n. IBI (.R(1L P �"'p ,A �y, $E�T� + '"> A " HOME OF PELICAN IS y ye.�. 44y� a„,41` '}, 4° � ''fifii( 'gyp. `k � 4 r cli_ 0) :.- te • 4 r , 6 k � 0 li tit, ""� Ewa' � �� , , i . -, a , � ,, r , 3 S 3 r 4 x z x k ♦ �p E • ,ii • i - i‘ * s 1-'1 -.4 x ..... t -�w_.....,=�r,�,..ao-..,,.... "t.w � �` �D k .act �� f�l � �a S' J,;''' r/�� " , " N- +: *iii ++ < ; *-..j.7,211,'r *a' , :*. i<1,,,,,J) ,0.,,,.1 'ICA E baE � � L IN I f £r Existing Major Parking Generators v and 500 Feet Radius °" $ue pp a C. u auv I uuu �. �" - v -;;. t.. Feet �4! `, n tt' gla 25% 49% 100%9 = Gi~ p. 50%-74/o Date:�a�ua�y s,zoo i IBI - 111111 ilif 9/ -24" 'li G.. + � � rr '...1-*- :r. .e<xx ` '` GROUP �' P: : ,: . a r ..;,r, cf .. i'0.15-'4,:,,,..,7:!.....:`,4:.", `"isN',�� ' --\ a HOME OF PELICAN ISLAND a f s �� ',.:„.\-\,-,•,•....%'4,„'. t _ ai r�" �,. 55 .' �l 4 L ,4....ppp. 'k' 4' 4' a, l 3 {b t'• 1 0 W x * i -...., .,,..,.,....:. ,.., ,,% M ICU� 3 a� � f �'�:. dirt`'. , �� � ��" #c� tii�. Op,'*4* . '**4 .'..,' ,,''-, . ' . ,,,,,get'4'4* i'k'4.;.. *4 -.4-f: . 1' 'M,."\-1,..,;„; ‘-,-. ,' io-.1‘. . '.. .. ' ,, t" • r .4t. ' - ! a► > s x y `s 4 y •:i }.yam: y B •" i'a is. il ' '''-''' ' s ' ' ' 7 7,:,' "1 . dp.1 ,e, .....,,,:.,:-,:_,..,,,,,,z, _.5- 00 Feet Radius of Develo able .'. a �- 1 Parcels at least 10 O00 Square Feet " ' ' •'„, -„„ —.7 •.--A,. —, s's: ' U DUI) . I,UL __c 1w a , , ; 41 vl iv 0%-77:-.7,;:,,,i4::;24° 75%-99%' € p i_”' Feet N 25%-r 49% 100%+ ' . �., • . GL� 3 ,50°/0.-a4% 'Date:January3.2011 '� k � �' �� IBI 1NE , 'I +,., it {' ,� . ` ..� .:�.. z" , � • .... GROUP SEN HOME OF PELICAN ISLAND Chapter 4: 4 1 , ip } am�r r :„.! ...,_. . ......r., .... ,. sim ,, _ _ , ,„,. ,, r . \ .... ,.. i. s . ..____ ,i, .,.. r f a w ..�- — /"i a A �_. — — "�` «a r :`� ,"" +' � �cx ! ' . ' a }' ' iYIIR �' 'srq'Fr°p`sg'f 1 4: � jyyy C •A 14 Y 4 l f��f Y T� 1f t„. • ..� - •`� y p�-L y+4," � i 4 cam, •.� '•. '-y., cw 'c'z w an: IBI Riverfront Parking Study, City of Sebastian, FL 36 Conclusions and Recommendations Nc LJSK)NS The overriding conclusion suggested by the parking data gathered in this Study is that, overall, the supply of public and semi-public parking significantly outstrips demand. This, however, does not mean that there are not parking problems or issues. Those problems that do exist tend to be primarily in relation to geographical mismatch - available parking located other than where it is needed, i.e. Jackson Street-or an issue of safe and convenient access to parking spaces and then to ultimate destinations, most notably in the case of parallel on-street parking along the US-1 corridor. In any case, the exist- ing and projected future situation does not suggest the need for large public expenditures to considerably increase the sup- ply of public parking in the Riverfront, such as might be associated with large land acquisitions, construction of structured parking facilities and the like. Rather, the City can achieve a more effective-and effectively larger-supply of public parking mostly through investment in existing resources, attention to accessibility between parking and end destinations and better information for users and potential users of public parking in the Riverfront. This strategy will not only be less expensive for taxpayers in the City and CRA, but will also help to more effectively meet redevelopment goals while maintaining and enhancing the"Old Florida Fishing Village" character of the Riverfront area. Fundamentally, parking must be considered in its broader context, particularly with the character that exists in large parts of the Study Area - along Indian River Drive and, to varying degrees, along that part of the US-1 Corridor just to the north and south of Main Street. Whether because of when they were developed or in deference to the waterfront location, many of these properties'development patterns foster a pedestrian-friendly environment that the City explicitly seeks to maintain and, in the case of the waterfront, has directly invested to enhance. These areas stand in contrast to the more suburban development pattern predominant in the remainder of the City. Because of both the practical need for automobile transpor- tation in spite of these development patterns, and because of the wide right-of-way (ROW) of US-1, a fairly large amount of public parking now exists in the Riverfront in a way that it generally does not in the remainder of Sebastian. Regardless of this public parking supply, however, the City's off-street parking requirements for private development were until recently applied uniformly throughout the City. Among the longer-term results has been that the public parking supply in the Study Area has been underused, including along US-1 (among other reasons, in this case, as noted elsewhere). The City's recent adoption of the optional in-lieu fee system for required parking within the CR and CWR zoning districts in the CRA area is a major step in recognizing how this area differs from other parts of the City. The underuse of parallel on-street parking on US-1 is a problem on a number of fronts. First, it is a waste of a public re- source. To the extent that the burden of providing parking areas on private development parcels may hinder development or redevelopment, it would be preferable to shift a (relatively small) part of that onto these currently unused spaces, as continued development and redevelopment of the Riverfront is a legimate public goal. Second, it has become a matter of safety. The disuse of these areas has created confusion to the extent several stakeholder participants in this Study reported regularly observing motorists utilizing the parking lane as a right turn lane, and one participant reported their parked vehicle being struck by another vehicle moving at a high speed. Finally, it is a significant missed opportunity. As suggested in the Evaluation and Appraisal Report (EAR) approved in October 2010, and otherwise documented in numerable locations, on-street parking is an important urban design tool, particularly since the CRA Master Plan emphasizes maintaining and enhancing a pedestrian-friendly atmosphere in the district. On-street parking tends to slow down traffic, make pedestrians on the sidewalk feel safer by providing a buffer between them and moving vehicles in the travel lanes and reduces crossing distances. As noted in Chapter 1, according to the Florida Deparment of Transportation (FDOT) it may also help to effect an eventual lowering of the speed limit on portions of US-1. In recent years, the City has made progress in installing a number of bulb-outs with landscaping along US-1, as well as having FDOT recently remove a large number of"no parking" signs that gave many people the incorrect impression that on-street parking was not allowed anywhere along the corridor. In order to make the best use of public parking, however, accessibility between these spaces and end destinations must be addressed, as well as providing better information to users of public parking (and others generally) about the locations of Riverfront businesses and where convenient public parking may be found. This is particularly important for several busi- nesses along Indian River Drive, where on-site parking is often limited, but available public parking is nearby. Pedestrian 37 Riverfront Parking Study, City of Sebastian, FL 044 raC:7., with. III 4R01P CITY SEBAT1AN (mijmij HOME OF PELICAN ISLAND connections with appropriate amenities and wayfinding can both help businesses attract customers and help to make the most efficient use of public parking infrastructure investments, whether those investments are already made or yet to be undertaken. The recommendations following will help the City to address all these issues, as well as others such as special events, in a way that is both fiscally responsible and in a way that is in keeping with, and furthers, the City's broader objectives as expressed in the Comprehensive Plan, CRA Master Plan and economic development efforts. RECOMMENDATIONS ;-23;4,;.'; 1. Delineate parallel on-street parking spaces on US-1, consistent with a 22 feet stall length as required for parallel parking in the Land Development Code. 2. Increase use of bulb-outs with landscaping on US-1 in parking lanes to define parking areas and increase recogni- tion among motorists of the availability of on-street parking, and to improve aesthetics. 3. Install stamped concrete on parking lanes along US-1 to differentiate these areas from the travel lanes and improve aesthetics. 4. The timing of implementation of Recommendations 1-3 above should, where practical, consider what areas have the most immediate need for additional parking. 5. Where feasible,encourage closing of curb cuts along US-1 that do not meet current standards for distance between curb cuts or between curb cuts and intersections, in order to increase the supply of on-street parking. 6. Reconfigure the CavCorp Lot to maximize the efficient use of land to achieve maximum parking supply, including designating approximately 92 boat trailer spaces. Remaining land should be dedicated to automobile parking, which should be placed on the east side of the property, adjacent to Indian River Drive. 7. Encourage use of the in-lieu fee parking ordinance by,for example, publishing an informational pamphlet about the program and prominently displaying information about the program on the City's website to increase awareness of this option for development and redevelopment. 8. After designating vehicle stalls of 22 feet in length for public parallel on-street parking, utilize any"leftover" area to designate parking for motorcycles and/or scooters. 9. Amend the land development regulations to allow backing from a private parking space onto local and collector public streets within the CRA ONLY(This would not include US-1). 10. Establish angled, on-street parking on the north side of Cleveland Street, utilizing the existing 80 feet ROW and maintaining two-way traffic. Consider extending this strategy to other streets between US-1 and Indian River Drive (such as Martin and Washington streets) as future parking demand warrants. Pedo t!inn COOnecf;v;v and r;t (:(.:ssfhlltty. 1. Establish designated pedestrian connections between Indian River Drive and US-1 along the following streets: Sebastian Boulevard; Cleveland Street; Martin Avenue; Main Street; and, Jefferson Street. These streets should include wayfinding signs as recommended below and, where these amenities do not currently exist, sidewalks, landscaping and lighting. (See Map 20) 2. Establish and/or improve US-1 pedestrian crossing points along US-1 at CR-512 Eastbound/Sebastian Boulevard and Main Street. Work with FDOT to attempt to establish a pedestrian crossing point at CR-512 Westbound. Such a crossing point, if established, should include a pedestrian crossing light and space in the median for pedestrians. t titee i- with: IBI Riverfront Parking Study, City of Sebastian, FL 38 um Conclusions and Recommendations 1. Establish a Riverfront Wayfinding System, including the following elements: stations in public parking lots and in strategic locations along Indian River Drive and US-1, including a map showing locations of businesses, attrac- tions and available parking; signs directing pedestrians, particularly directing them to and through US-1/Indian River Drive pedestrian connections as recommended above and US-1 pedestrian crossing locations as recom- mended above; and, signs directing motorists to available public parking locations. The map should be designed so as to make periodic alterations easy. Consider partnering in this effort with the Chamber of Commerce or other organization(s) interested in economic development/business promotion. 2. Establish a website to provide information regarding businesses, attractions and available parking facilities in the Riverfront area, the main element of which should be the same map as established for the Riverfront Wayfinding System recommended above. The City should ensure that this website is optimized for mobile devices, such as smartphones, and that the website is advertised on the stations and signs of the Wayfinding System. Other 1. Encourage and participate in the continued use of shuttle systems for special events, such as the Sebastian Clam- bake Lagoon Festival and concerts and other events at Riverfront businesses such as Captain Hirams. 2. Work with any existing or prospective businesses that may consider utilizing the Jackson Street public parking area as a "valet lot". 3. Five years following approval of this Riverfront Parking Study, reevaluate the use of, and any potential need for, ad- ditional public parking in the Riverfront Study Area. Also as part of this evaluation, examine the use of and success of the in-lieu fee parking ordinance, and consider increasing the allowable number of spaces that a developer may chose to mitigate with the in-lieu fee system. 39 Riverfront Parking Study, City of Sebastian, FL Nett:e'_. with: IBI fs..",;.:4.:.,,,.„1‘,,'c,..;4".,,',4.,''.",,k.4:'',.,','',-i‘":'s,N\\:,\'•'''4\',..0,.,,'* SEBASTIAN +„ rn * ` SPELICANND k i „ +a , e lit kiii; ;, -,1 ,-,41 -,ti -i.,,. ` ♦ „ -e .. , .e is r ti (fl CU / .,, 74 F°L.ten * •: '1 'r .'� , - U I ..*" ' • I., , ,, , .,.., , .C. +Mrs '. l ' ' a-+10. ,,,..)1.0›. 4 ,iii;, .• i:tjek., ,';'. r.,•;4•441*". N.'..!***.4. •11- $ • 14■0*. ' \ .- ° S rs " at * ' fl 'A�� 41� r T" iii ' ...a ^+ W ''" 'It*s " . 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