HomeMy WebLinkAbout2011 RIVERFRONT PARKING STUDYRiverfront
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Completion Date:
January, 2011
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City of Sebastian, Florida
RIVERFRONT PARKING STUDY
Sebastian City Council CRA Board:
Jim Hill, Mayor
Don Wright, Vrco -Mayor
Andrea Coy
Richard H. Gillmor
Eugene Wolff
City Manager
Al Minner
Growth Management
Rebecca Grohall, Director
Jan King, Manager
Consultant
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Riverfront Parking Study, City of Set astian, EL
Table afel:intents
Outtiew
HOME Of PELOCM I MAMO
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
McWods 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
lone 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 I Future Development and Existing Parking 33
CONCLUSIONS AND RECOMMENDATIONS 36
Conclusions 37
Recommendations 38
Parking Supply 38
Pedestrian Connectivity and Accessibility 38
Wayfinding System Informalion 39
Other 39
Riverrront Parking Study. City of Sebastian. FL
Table of Cnntents
TABLES
Table 1: Inventoried Parking Spaces 71
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 Zcnos 5
Map 3: Parking Inventory North 13
Map 4: Parking Inventory South 14
Map 5: Major Parking Generaturs 17
Map 6: Highest Hour Occupancy Zone 1 18
Map 7: Highest Hour Occupancy Zone 2 19
Map 8: Highest flour Occupancy Zone 3 20
Man 9 Hinf s! Hour Occupancy Zone 4
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 Exisitinq 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
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Chapter 1:
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Riverfront Parking Study. C iy of Sebastian. il_ 1
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OVERVIEW
Sebastian is a waterfront community on Florida'seast 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 fisting village along the
pristine Indian River Lagoon, and has since become popular with redress 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 111, Florida Statutes
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 (EEC) railroad tracks between the eastbound and westbound lanes
of Sebn:,rian Boulevard f CR .512, Since its formation. the CRA has undertaken a number of key improvements within the
Study Area, suchas improvements to the Main Street boat ramp area. bulb -outs and landscaping on JS -1, construction of
Riverfront Park, pedestrian and aesnetic improvements aicng Indian River Drive, property purchases, and facade improve-
ment matching grants, among others.
Iii October at 20 1A, Sebastian updated the CRA Master Plan after a public consensus building process aimed primarily at
prioritizing CRA capital improvement:; for the following five years. Also in the latter half of 2010, the City considered and
approved a change in We Land Devetopmcnt Rcgutatiorc {LDRs) allowing commercial dovelopmnexs in certain zoning
districts within the CRA to pay a fee in-lieu providing up at 30 required oft- street parking spaces. with revenues from this
in•lieu fee applie°5 toward public parking improvements. the Master Plan Update process and LDR change provided the
impetus for Me 1 iverhont Parking Study.
In October 2010, the City contracted with Outlier Planning, LLC along wiLh subcunsu(tant 181 Group, Inc. to complete this
Riverfront Parking Study. This Study evaluates existing supply and demand for parking in the Riverfront, as we)I 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, tramper tation 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 toadvance the
City's goals on those issues.
STUDY AREA
The Study Area is defined as those areas within the Community Redevelopment Area (CRA) boundary and east of the
Florida East Coast (F LC) ram road 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 xis Downtown or the Riverfront.
The parking znalysis divides the Study Area into three inventory zones for analysis purposes and focused on the public
parking facilities- on street and oft- 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 37 IJS -1 Corridor North from Captain Hirarns 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.
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Riverfront Parking Study. City or Sebastian. FL
PLANNING CONTEXT
Comprehensive Plan
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The City's Comprehensive Plan envision, the Downtown pari of the Riverfront as Sebastian's "Central Commercial
Core Area (Future Land Usc Element Policy 1. 2.2.2), and directs development regulations that reinforce ihs area's
unique waterfront salting (FLUE 1.2 -2.3). With regard to communityappeararce. FLUE Policy 1 -2.6.1 mentioned that
Special ernph<asis shall be placed on preserving, andivr improving the intracoaslal shoreline_.. and major trans-
portation corrid(rs. Additionally. FLUE Policy 1 -2 9.7 adcresses the appearance of gateways on the US-1 and CR -512
Corridors by such methods as landscaping and urban design amenities.
The existing. Connpte.hensive Plan also directly addresses the issue of parking. TE Policy 1.3 4 addresses urban design
considerations at oft -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 estabrr lc a maximum number parking spaces allowed in excess of required parking,
The City's adopted i= valuation, and Appraisal Report (EAR) includes several recommendations relevant to the River
front and the issues of parking, the EAR expressly recommends exploring ways to increase ontstreet parking in the
Downtown! Hnierfronl Area. Specifically: the EAR recommends the establishment of higher density nodes" in the City
the Riverfrord would be one and within these nodes allow for the payment of an in-deu fee instead of constructing
required off street parking "preferably as on-street Marking to enhance urban design.' More gencrnliy the EAR encour-
ages parking for alternative vehiC!cs, such as bicac and scooters, particularly Downtown, Also related to Inc issue,
the EAR recommends continuing to seek funding Tor multi -modal streetscape enhancements.
As it relates to the issue of parallel parking cn US•1. is should be mentioned that the EAR recommends adding a policy
statement in the Comprehensive Plan that 'Sebastian seeks a proper baiarice between its function as a multi -modal
comities dal core and the efficient movement of vehicles alcng US -1, and that the City doas 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 stow speed limit on US -1 within the City's bot ndaries consistent with a dense, pedestrian oriented area
In the past, U: City has sonneinies shown support for the concept of lowering the speec limit on U5. or portions of it
traversing the. Riverfront Area where the speed limo is currently 45 miles per hour (MPI.1, a1 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 ciscussedthe issue of the speed limit on US -1 with the Florida Department
of Transportation (FD01). FDOi 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 or 40 MPH. Past speed studies have not
warranted lowering the speed limit, and FOOT is not inclined to expend resources to conduct another such unless and
until something .about the character of the ar. -a has changed that would suggest a new speed study might yield different
iesults than those conducted in the past. FOOT has further indicated that greater on- street parking use and density of
on-street parking might qualify as such a change it; character, as consistently used on- street parking has hem shown
to cause motorists to drive more slowly.
Community Redr. vclopmcrrt Area (CRA) Master Plan
The CRA Master PIir. completed in 2003 with a minor Update completed in 2910.. and inckiding the Rivedront
furttier supports the Comprehensive Ptan'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- frierdly. The Master Plan Update
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found public sr.piport for increasing public parking along the Riv,erfront in the vicinity of Main Street and Riverview Park.
the 2010 Master Nan Update notes the Cites consideration of the (now enacted) in -lieu tee 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 pail of the 2010 Master Plan Update. the "overall concept plan' now calls
fur "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 tnrough 2015. Several or 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 w paveihe CavCorp
parking lot (to be supplemented by 53.0,000 in non -CRA funds). $250000 slated in 2011 for gateways, and $25,000 In
both 2016 and 2011 for US• 1 Streetscaping. It shard also be noted that installation of new parking is ranked as a high
priority in tea ry aster Plan's Long Tern Capital Imprnvememt program.
Land Development Regulations (l DRsi
The City of Sebaslian' stand Development Code inc'udesuff- street parking requirements applicable uniformly through-
out the City. The Code sets out a number of required spaces a?y use per units of square footage, maximum occupancy
and similar measeres that vary by use. and are generally tonsstent 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 !en fpnt.. and require a 20 feet stall length. The Code also provides that oft street parking cannot be designed
SO as to Cfiose vehicles to back into a puuik. nil eel ivisays Ilse parking space.
Many properties in be Rivertront 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 actomrnodate such situations. In non residential zoning dis-
tricts up to So percent (a recent change from 25 percent) of required parking spaces maybe iceatec on a site up to 500
feet (a recent change from 300 feet) from the primary site, so long asi 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 (sttlyf :t to approval of tine Planning and Zoning Commission). which am 7.5 feet wide by 15 feet in length. Also
available is;oinl 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 qlt serge tree historical character of historic properties or to save specimen or historic trees.
Additionally, the City recently enacted changes to the offstseet parking requirements specifically applicable to the
C:ommerceit `WinerRont Residential (CWR) and Commercial River(ront (CR) zoning districts in the CRA Area. This
provision aic is developers in these areas to satisfy up to 30 of their required parking spaces by paying an in -lieu fee.
to he established on a "per space". basis, to be used to develop and maintain public parking. This program has already
been utilized by Mattigans Bar arid Grill at 806 Indian River Drive urn the east side of the street roughly across from
the CavCorp parkng lot and immediately south of the Sebastian Yacht Club property.
6 Riverfroitt Parking Study. City of Sebastian. FL
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Chapter 2:
HOME Of MICAN 'RAND
STAKEHOLDER
INPUT
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Riverfront Parking Study. City et Sebastian. EL 7
Pub!1icsncLStakehold r Input
METHODS
As part of the Riverfront Parking Study Outlier Panning has held a series of interviews and othe communications with
stakeholders in Me Study Area. ht 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 ownersloperators hosed by the Chamber of Commerce.
Additinnairy. at the outset a project webpage was established orb the Outlier Planning website, accessed through the web
address wwv,i.SetiastianRiverfront 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 lifecycie. This aHaved
interested citizens the opportunity to review the progress of the work and offer comments throughout
RESULTS
On some points, them is a very strong consensus. Forexample. interviews found no support at this time for parking me-
ters or other mrahods of charging for public parking. Business owners airing US are generally consistert 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 kW unsafe using it. On the other hand, soma believe that its underuse is simply due to a lack of demand,
rejecting the idea of safety based or, the fact that the parking is used during Intermittent periods of high demand.
However, while- the is 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 Riveriront- Some feet that landscaping (i.e. additional bulb•outs), colored pave-
ment or other enhancements would make US -1 on -street parking yoth more known and more safe. increasing its use and
practicality. However. ethers Feel that while landscapny +s nice, it does not address parking, and some believe that further
the need for increased parking rs along Indian River Drive.. not US -1.
Among business owners, there is generally support for nature public parking. While some favo structured parking, others
point out that such a solution i'S difficult because no one location would be Close enough to the places where public parking
would be needed most Those in lavor of a parking structure or other large public parking facility also divide over whether
such a facility should he east or west of US -1. Some feel that prooerty on the east side. of US -1 is too expensive, while
others feel that parking should be on the east side of 11S -1 because that is where the txrsiness are who need it- While
some business 'beers believe that current City parking requirements are excessive requirements for medical uses were
specifically called cut some also expressed concerns of farness if parking requirements were to be reduced after they
have already sf)en. money to meet them
The issue of boat trailer parking was a consistent ere, wan participants generaav interested in ensuring the available
boat trailer parking is not reduced. Connected to this is the opening of Mulligans restaurant near the City -uwned CavCorp
lot. which is made available for boat trailer parking, Some stakeholders. fear conflicting demand tor parking on the CavCorp
lot between Muligans 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 partir ipants also "Boated` several Specific ideas, which are summarized as follows
changing the parking on the east side of indi. n River Drive between Sebastian Boulevard asd Coo idge street from
90 degree parking to angled parking;
creating parking in the right -or -way of Indian River Drive next to the CavCorp lot (this. area currently includes a
drainage dkch and so would require installation of piping):
8
Riverfront Parking Study, City of Sebastian, FL
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HOME t'FPE(CAN JSIAND
reconfiguring the layout of parking on the CavCorp lot to add spaces for cars while not losing any boat parking
spaces;
disallowing ovcmight parking on the Cavearp lot:
utilization of a small vacant lot on the north side el Cleveland Street;
allowing parallel parking on the grass on the cast side of Indian River Dnve. particularly for motorcycles:
designating on- street parkin spaces on Coolidge and Cleveland streets;
consider future use of pedicabs an on everyday basis!
place parking on the City garage property;
purchase and construct parking tatilities west of US-1, coupled with pedestrian crossing lights on US-1.
Occe €Cet..• I IBI Riverfront Parking Study, City of Sebastian. FL
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Riverfront Parking Study. City of Sebastian, FL 10
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Data and Analysis
EXISTING LAND USE
The StudyArea includes a large pan of the portion of the US Highway 1 commercial corridor running through the City. which
together with significant commercial uses on !Mien River Drive help to make the Riverfront the City's main commercial core.
Office, retail and restaurant use=_ make up most of the commercial uses. These are aiso a number of public: and institutional
uses in the Study Area, including significant public open space. Vacant and presurnably developable parcels add up to
14.2 percent or the Study Area. ur 35 4 acres.
EXISTING PARKING SUPPLY AND MAJOR PARKING GENERATORS
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Existing Parking Supply
As part or the data gathering. the Outlier Team inventoried available public parking spaces in the Riverfront area, as
well as spaces in major private facilities located inareas where parking has been a concern. As rioted 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
Lone 2 Inalan River Drive Corridor South- from Main Street to Harrison Street
Znn 3 US 1 Corridor North from Caplan hrnrams to Main Street
Zorte 4 I IS 1 Corridor South from Main Street to Sebastian Boulevard (CR 512 Eastbound)
Parking facilities were each assigned a letter identifiention, along writ a colloquial name. Table 1 includes these facility
identifications. airing with the total number of available parkins, arranged by zone. These facilities are ntso located on
Maps 3 and 4, where the total number of spaces is also noted.
'table L: Inventoried Parkin* Spaces
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Riverfront Parking Study, City a1 Sebastian. FI.
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Table 1: 6ncuuxied Parking Spaces
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p; ,iatron is ne :essar regard to how the number of on- street.parking spaces on US-1 were deter mined.
Alvin thi; corridor r•rmy areas are marked with on pavement striping to indicate that parking is not permitted. Those
areas are most typicaP.q on either side of curb -cpts but are acr•assianally marked r01 outer purposes. Ad-
diWonly natwa^ SpaCC-S are not deinated (i.r'. by pavement markings) le indicate separation of spaces. he thither
Tv l;, •:;rd lir as(:F ra s :er >.I o measi e theiirear distance Where parking is permitted. For ourooses of this Study.
a parka apace v:as counted for each 22 feet Of contiguous anew distance where park ng s allowed (22 feet is the
Ier� ;th of >:'wrier :el parking space.per the City's Cade) For example, an area marked for alienable parking of
oci'c 16 feet long would not be co.lnted as a space; another st ch area of 46 feet or
.en 6 i•ret wot,io be coined as two spaces. Thus. it 5 possible. TO parting more
f::artn :uIary compact vehicles, n,) some of these areas than indicated by trs
inventor, In tact. Its was seen when gathering occuparcy data during the Clambake
rest i'i^ period of I!adii:Arany high ok:rnand.
A :a rerll_ I re; exp' )i ratan s the `Cavcorp" tot, iocated psi north of Rwery :ew park.,
his pro::(rtr Li nwr cd by tic City. and is typically ,ised for parking of tracks and coat
trare.N :.,Tile ;:oat; are on the water d'ot.gh its also used for antra parking
Whitr tr,:. procerty is .Inpeired aril aigery iaeking mark<.1gs the Study consders its
sit +tat t.. t•3 97 Coat [Fairer s[ ire; based on a design suomilted to the City by the
bra Srllu.ke, i? tt'c and Stoddard.
Ir :>fl. r I:,lat .ri 1.042 ::arcing spaces were included in this inventory, ire .ding 683
it spaces and 35 private spaces rpnvote parking facilities at Captair Hirams and
1 i ?i 1e,aN'. §t' girlie. B c'tided in the inventory because their S andinr loratlnnal ;1 .ii•: •r:■
laraJ�4 n :ice .rake ihsut important to the overall parking issues in the Rivertrornl The r r" s
p!.ih'i: efr If t.da 120 goat trader parking spaces'rxated near the Main Street Boat
Ramat 'inn ;1., the Ce vCnrp ,.or.
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Captain Hirams
332 Car Spaces
Former Hurricane Harbor
L 91 Car Spaces
Earl's Hideaway
27 Car Spaces
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D,a nalysis_
Major Parking Generators
Several major parking generators located In areas v.tere 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. Squ Lips (restaurant)
2. Captain hirarn.s (restaurant/bar)
3. Ear's Hideaway (bar)
4- Main Street Bn.,t Ramp
5. Suzy's Tiki (bat)
6 Yacht Club Boat Ramp
7 Muliig.F r s frestaurant)
8. Rivety ew Park
PARKING UTILIZATION ANALYSIS
This phase of the project involved an analysis of the utilization or occupancy of pre determined parking faciIides within the
CRA boundaries The studied parking facilities•were identified in pievlous meetings with City staff and.are located within the
below noted boundaries:
7ona 1- ln&an River Drive Corridor North from north of Jackson Street to Main Street
2t;ne 2 wan R:vnr Drive Col (idoi Seal): .Yvnt Main Str i et to Harrison Street
Zone 3 US 1 Corridor North from Captain Hitams to Main Street
7one 4 US 1 Corridor South from Main Street to Sebastian Boulevard (CR 512 Eastbound)
Again, Map 2 graphicaiiy illustrates the lour study zunes.
1 he parking facilities as identified were assigned a parenthetical ident :fication (t D) ntitation along with a designation label
for occupancy recordation purposes, detailed earlier in Table 1.
free days of occupancy data were co:iected on an hourly basis M each of the designated parking areas for, a monimum 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 (t3:007,M 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 Fost vat (Clambake Festival")
was taking place at Riverfront Park. and higher than typical occupancy rates were recorded.
Zone t Analysis
The parking occupancy analysis for lone 1 examined six 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 al the end or
this document. As noted previously. a recordation period of 13 hours were Examined orr Tuesday November 9th, 2010
to reflect activity ass :crated with the live entertainment at Captain Hirarns. 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 tacky
15
Riverfront Parking Study, City of Sebastian. FL
Orct $ivr:-
Zone 1 provides fora total of 696 available parking spars of which 332 parking spaces are dedicated to Captain Hi.
rams. As shown on Map 6, most areas were 'under packed" or ample parking Was still available wrltlin the zone, with
the exception of Captain Hirarns on Tuesday November 9.2010 at 9 PM, its most active peak hour. Earl's Hideaway
an Saturday November 6th 20;0 at 3:00 PM experiences its high peak hour, However, hours prior to and after 3:00 PM
also see overcapacity conditions as noted 'Iran the bar graph in Appendix A. These conditions are drectly related to the
Clambake Festival activity and are not indicative of the typical activity prior to or after the Clambake Festival on Novem-
ber dth and November 9th, also illustrated on the bar graphs in Appendix A. The Captain Hlrams 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 (tr) V) yielded
the increase in parking at 9:00 PM at ID V.
Overall, the three day study period indicated a maximum occupancy of
just over 67% an Tuesday November 9th, 2010, again, directly attribut-
able to the live entertainment at Captain Hirarns. The Jackson Street
(ID A) area was the most underused Facility where just under 13% occu-
pancy was reeeraed an Saturday November 6, 2010. Tire Main Street
Marina (ID 3) 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 exception of when Special Events lake ptare. At those
times other mitigaron can allow patrons to utilize adjacent cnderparked
facilities as was the once with the shuttle seniice on Tuesday night No-
vember 9111, 2010 at Captain Hlrams.
(Juttiez 1,
M!)rI ivax Maeuc•
wan OF PEI/CAN ISLAND
lone 2Analy5i5
The parking ttcc ;t,garicy analysis for Zone 2 examined &e separate on and alt 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 m Appendix A at the
end of Ibis document. Data collected was consistent with'the pro- approved methodology, Map 7 graphically ilustrates
the data, shooting 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 self available within the zone
with the exception of the CavCorp lot on the day of Clambake Festival at Riverlront Park. Also an that day. the other
our designated parking areas saw no parking activity due to the Clambake Festival as they were dosed as part of the
overall Traffic Control Plan associated with the Special Event.
Overall, the Iwo day nonevent study period on Thursday November 4th, 20/0 and Tuesday November 9th. 2010 Indl-
catstd a max:irar;n occupancy of just under 44%, occuring en November 9rh. It can be concluder? il'at ample parking is
available in the Zone 2 area with the exception of Saturdays November 6, 2010, duo to the Clambake Festival.
Zone 3 An ;ilysis
The parking occupancy analysis for Zone 3 examined seven separate on street parallel parking faCilities on the east and
west sides of LIS 'I (North Federal Hlghv.ny) towards the north end el me 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
pro approved methodology. Map 8 summarizes the collected data.
Rtverfront Parking Study. City of Sebastian: FL 16
Main Street Boat Ramp
Riverview Park
zG:6
2
3
4
5
7
Study Area Boundary
Squid Lips
Captain Ftiram's
Earl's Hideaway
NOME 01 CfUCAn I >lANC
0
4--
cu
r
c
L
3-
0
a3
Lf1
t ctteiet
)11 V19
(41 :he DIP' "sk
d
jai s r' 4. lit, IA a
v.\ 1
r
N.re •ers.,,-: ro,
1
Captain Hirarrs
JJ2
47%* 1200 PM)
161% EP 8:00 PM1
1105%* 9109 PM1
A
Jackson Street
Legend Key
US- 1 Cleveland St.
to Marlin Ave.
117%* 2:00 PM)
183%#2z00 PM)
{8%* 8:00 AM}
Aretlit)
Aeea Nante
Pa-kev Ay
11:t4e21110
5e: 2010
To,-,clav 1 :09 20
Feet
0 300
Eat hideaway
2:
(93% 600 PM)
1159%* 3:00 PM)
1100%1 51.1015
Main Street Marina/
8gat Trailers
16
1:6i) 01
(64% 1:00 PM1
{64%011:00 PM'
e
v
Former Hbrrcane
Harbor
(0%* NM)
(0%* NIA]
(51%0 9:00 PWO
HOW Of Pi tWAN KfANC
ce a
1131
akOVP
fr
I(
P
SebastiaA ffivd
(85%0 3:00 PM/
10% 0 NIA1
(40% 0 1108 PN8
Cac.Corp to:
(9%1 5:00 PM)
1/71% 12:00 PM
(28% 0 100 PM]
Harlisoft St
31
193%0 6:00 PM)
(0%@ N/A)
(29%0 12:00 PM}
Q
r18140 Raver 0.
On-Street
25
1e4441:66Afil
(0%4 NMI
{80%0 100 PAO
s
4 i us. elar d St
V to Mattin Ave.
6
4 sztt'tt,
1 wt.@ 8:00 AM}
P S .4.44
I lwrid4ly 11.1300■1.)
rday 114.5623'C
I ioC'201:.
15O •200 600
Sebas0an Yacht
16
(294 0 ;Cm)
;alb@ N/A]
(17%.1 12:00 PM1
salladit %MS
SEBASTIAN
C*PE1:CAv 81/600
N
c
0
N
1
c
(0
t.J
0
0
w
-.0
i t
eo
C-
m •r•
.0 v
(11
Outtiet,
e!` it 1
i
J O.
d• IX 111 r 11
N I C
's 1 \l
Hieeens US-1 to Itu
St -�West
14
(36%@ i 2:00 PM)
(36% re' 11:00 AM)
(43% 2:00 PM)
10% 4 N1 Al
Legend Key
S
US -1 Clev&or..o St
to fvl,rtin. Ave
6
(17 2:00 PM)
(183:6 e: 2:001
(8% 0 8:00 AM)
upoiy
stray s 004/2018
a -d..y 11'0612010
D
Us-1 ln:ninn
t' J ffe•wn
5�e,t
16
(0% w N /A)
(0% N /A)
0 300 600
Feet
F
US Main 51 to
Jefkrson St- Lev:
(0 %@N/A)
(20%@ 6:00 PM].
(0 e� 4iA3
1
U5.1 Not of
Captaii; Niral/y
4
(0%,p WA)
(0% NUM
(0%.@ N /A
41
At US-1 -imrnon
$t10 Gay ast
4?
(2%t8'12i00
(0%@ N /A]
(2 %f* 2d10 PM3
G
US-1 lefferson tsi
'roman St East
10
fa0ru ->p 1t00PM)
1100 PM3
(10 (04;00 PM)
5
HOW Of Pf WAN ii4A1C
m
c
0
a
L.$
n
rt..
0
t!)
v
s
cn
2
66
Q
r
Outten_
Data anti Analysis_
Zone 3 provides for a total of 106 available on• street parking spaces. Map 8 indicates that most areas were "under
parked" Of 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
law 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 leek of definition of the designated parallel parking areas with that of mainline US-1 and the perception of right
tam Imes in lied of the parallel parking areas.
Absenco of safe pedestrian connectivity pat'ns between the US -1 parking facilities and the attractions along the
Indian River Drive corridor.
Zone .1 Ana+y.'ris
The parking occupancy analysis for Zone 4 also examined seven separate on street parallel parking faci*ities on the east
and west sides of US -1 ;Nona 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 law or non existent parking occupancy throughout the area Data collected
was consistent with the preapproved methodology. Map 10 summarizes the collected data
Zone 4 provides for a total of 67 available on- street parking spaces, As depicted Of; Map 9, most areas were. under
parked" and plenty of parking was remained available within the zone. On the day of the Clambake a estival. 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 narmat parking areas were replaced with somewhat i.ulonhodox
parking cnr4igurations to allow more patrons to park closer to the activity areas associated with the Clambake Festival.
Zone 1 4OterahAnalysts
Maps 10. 11 and 12 have been prepared to graphically illustrate the overall parking occupancy for the entire study area
for Thursday Noventeer 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 40h; 2010 and shows that at peak demand none
of the studied areas exceed capacity. On the high end. the on street parking along Sebastian Bo Ldevard and Harrison
Street are ;n the mid eighty percent range.
Map 11 summarizes the occupancy on Saturday Nowimber 6th. 2010. the day of the Clambake Festival As expected
overcapacity conditions are seen in the area of Rivaaront Park and on both sides of the street along US -1 from Se-
bastian Boulevard to Martin Avenue. In addition. Earl's ifidoavray was overcapacity during the 3:00 PM hour as noted
earlier
Map 12 surnn the occupancy on Tuesday November 9th. 2010 and amain, as expected, overcapacity conditions
were observt-Y1 at Captain H rams at 900 Rail due to the live entertainment. and at Earls Hideaway at 5:00 PM, typical
el a late afternoon gathering.
21 Riverfront Parking Study, City of Sebastian. Ft
la■ ‘I,
his
1
....e.....1."' 4 1
lf-. 'el,'
;f1 N/A)
(350% 1:00 PM
150%0 12:00 PM.)
1.
1.15- I n St. to
Mar tin Aye West
22
23% 11 1:00 PM)
(23% t3 1;00 PM)
Legend-Rey
M
.135. 1 CR 5:2 .46
:I, CH 512E11 West
)2
200% ;2p1:00 PM) I
5
U5 I CleYeteul" Arca 'tam,:
to Marto Ave
6 Paek,n9 c. ?4g�, ors ea 2:00 PM3 r I; al 4.4 11/04, ;:al
(183% 200 PM] f a:u 0,2 y •OC)::. 31:1
1
(8% a 8:00 AMI fuk•tciay i
0 'ISO 300
f QC:
1"
SeCaShan Yacht
(uk,
24_
htlb sh 240 PM)
[4% 1:00 PM'
tags@ tom Ami
US- I ClegAtand St
to Mait-O Ave
h
(I .1% .p> 3,00 PM:
[103%:- 2:00 PM)
irk M 8 AM)
N
Q Mtge at g
10% eD WA)
(200% 4:00 PMI
5ER4,5
HOME OF PRICAN (SLAW
00 -24%
25% -49%
50 -74`io
75% -99%
100%+
NOME Of Pf%ILAN KIAHC
O
1
O
O
T--
f0
M
L
cu
h
C
d
4+1
a)
0
2
U
bcct e�
I BI
0401 IS
NOME Of PItKAN ISLANC
0
O
N
O
ca
Z3
i
ro
f0
4--'
c
cv
a
a
m
(v
Cn
c
a-
s
a)
O-
c(
&cc z-
0 24%
253b- 49%
0 SOO 1.000
SO -74%
Feet
75 -9'9%
NIaHf OF PEOGtN 6lAtiC
T
N
Q7
C
a.
(1
4 E 1
O
Cc
ro
tn
c
-n
O'u.z
Zoning
ACREAGE
PERCENT45)
Cotionh+I.1aI R i'. rt)Uln l( i'
1 (C
54.9
(',ii1 i rai:d loai.:Int Re 1(.'*Ri
NV
24.4
11+n6+ Salt ice i f'.S'
19.,,
I0.0
)Ac<Iium IX,tsitl. Multiiou<ult Res■<I+ati:rl
11.0
:.7
F't "fURli LAND t'1'F:
ACREAGE
.NT f
G:uiwtr, +nut
I r
45.i
Thl;o.uul'•t Aiwa lRc
2l71.:
81.81
PROJECTED FUTURE DEMANDS
Future Land Use and Zoning
The Sebastian Comprehensive Plan designates approximately 81.8.percent of the land in the Riverfront Study Area as
Riverfront Mixed Use on the Future Lane Use Map, while 18.2 percent is designated Institutional (see Map 13).
'table 2: Future Land Lis
Source: C:iiv dL`'r11/40na9
+73I
sEBAsTAN
c ap o
HOlrlt Of AELUCAN ISLAND
In tornis of zoniny. 54.9 par cent el ho land wee is In the Corrlmorcial Riverfront (CR) district. 24.4 percent is in the
Commercial Waterfront Residential (CWR) district, 15.0 percent is in the Public Service (PS) district and 4.7 percent is
the Medlunt Density MulitfamiIy Residential (RAILS) district (see Map 14),
Table 3: Zoning
None. ca; 61 S haMi.ui
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 95.5 percent. is designated Riverfront Mixed Use on the Future Land Use Map. The remain-
der. approkrttately 1.6 acres of 4.4 percent. is designated Institutional. Twenty -one point four acres of vacant and in
the Study Area are zoned CR. 101 acres are zoned CWR and 0.6 acres are in the RM -8 district (see Map 16).
Because resKtmlai developments can generally oe 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 (bid cts. Both of these districts are found only in the Riverfrontarea ofthe City. The CR district allows a wide
variety of commercial, institutional and office uses. but fines not anew residential uses, It allows a maximum floor area
ratio (FAR) or .60. The CWR zoning district allows a similar variety of nan- residential uses as the CR district. while also
allowing residential uses The maximum FAR in the CWR.district for non•residentiiat uses in .5U, and residential uses
are allowed at inaximum of eight units per acre. Roth districts allow a maximum height of 35 feet west of Indian River
Drive and 25 feel east. of Indian River Drive.
Development and Parking Demand Projections
In order to estimate the future need for parking in the Rivertront Study Area. two future development scenarios have
been constructed. Both of these are'huild -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 Riverfroni (CR) zoning district and 16 parcels totaling 8.8 acres in the Commercial Waterfront Residential
t?ut�le th IN
Riverfront Parking Study. City of Sebastian. FL 26
aiw imo
IIAWE*MIKSN t51ANC
c y
ea
/may
N P1
OD to
-0
OCateitt
d
III
',ROL P
far 4
CR Commercial Riverfront
CWR Commercial
Waterfront Residential
PS Public Service
s RM -B Medium Density
Mufti-Family
Residential
)ale: 'riMntMt.v pi: ,7
140Alt Of 14LICAN MAKI
IBI
GROUP
a�a
If AMOF }HIEAWISUNC
CU
U
to
0
a --I
c
CD
V
c0
O
N
en
D
c
rn
c
I-
o
LL
cc Lin
ro
ru
a
Z-
IBI
(salt
CWR- Commercial
Waterfront, Residential
RM. 8 Medium Density 0 500
Multi- FamulyResidential Peel
n Yiap
irr
'0
31
ti La
y iv .4*
Ip
•T 1
f(PMFd£ PFLKAiv 13UNC
1BI
tai•. AS
rtt.gLDING SQUARE
1410TAGE:
CODE PARKIN(:
RATE
ITE PARKING
KAT
011F: RFQI IKEA)
PARKING
at: REQUIRE:I)
PARKING
r' imusru:J
Ir'
?i?,
i ,I:u::c ter ?ii)
a,t!arc .'ett
't' spzecs ;k•r
1.000 xq,wrc Icct
I;)(F!
668
Office
1r) 7
Il(
1 spilee h.', 20i
i 0:..re :Cil
2 24: f,,e l .IN x)
SgLarc:C CI
:"81
33i1
Rexntura
I?
r) cocas. r Kr 1
:glare !.et
1 1 1 1 per I .fll x)
Sgu i feel
1.1 v>
7M
T(YI'A
2.726
1.763
USii
(.1N6.,t<;P:
BUILDING
SQUARE FOOTAGE:
CODE PARKING
RATE
ITE PARKING
RATE
CODE REQLIRED
PARKING
ITE: REQUIRED
PARKING
Cnt)lr i'
c',al
!8
415 till,
f, i Spate r 2
+gtvrc Ice;
2.fi+ .pac cs pRY
1 ly r„ syaur feel
;r;
I .i!:1
11!1!41
;0,
.:05g
1 i;.ti: pvr 21;
square lea:
.1i)
2.&r per I Q1
$glare fed
i.3it•
Rextaunal
a.3
I(.+� ;fiS
15 minces per !lx)
xgtlale feel
:02 i r 1.1.Xb
41 lWk I't'c•!
f .Si! 'r
4)ail
TOTAL:
4.519
2,812
data and Analysis
31
(CWR) zoning distncr 'n !loth scenarios. these parcels were assigned uses based upon the maximum buiidu:y floor
area they wout!i be permitted under the City's Code: "rostauranr fur floor areas less than 10,000 square feet "office"
for over 10,0a9•square feet btiI Tess than 20 000 square feet and. "commercial" tor over 20.000 square feet. except in
cases ,here c he firt.rre use is clearly expected to be something other than these numbers would sugest. As can be seen
or1 Map 17, i:nast "commerciar uses under these assumptons 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 expe..cted based
on experience,
Scenario 1 assumes that all parcels included in the analysts 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 resul:ing building square
footages for each parcel, parking requirements were cala)9ated.using both City Code requirements and the parking gen-
eration rates polished 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 Budd -Out Scenario 1
Source: Outlier I1ar. ninl. LLC: lig Group. tee
Scenario 2. rather than assuming that all parcels are developed at their maximum square footage, assumes that these
parcels wel he 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 and use data, Scenario 2 assumes an actual IFAR 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. /26 parking spaces, while
application of ITE parking generation rates yields a need for an arlditionaS 1.763 spares. These results are shown in
detail in Table 5.
Table 5: Projected Development and Parking Requirements at guild -flat Scenarit 2
Source: (tofu, t'kvnva:.. LL Ir".I G:•.,;�
Riverfront Parking Study. City of Sebastian, Fl.
Ocetticav “6 Rift
SIBAaAN
E1pNE PElKA1415h!tC
___Dataand_Analysis
Because it is more in line with past development patterns in the River Scenario 2 is considered to more accurately
reflect likely fut development within the Study Area. Due to the City's Code requirements for olf•street parking, it i5
anticipated that the vast majority of required spaces for teed -out will be provided in individual development sites.
RELATIONSHIP BETWEEN EXISTING 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 primacy usr, are not s eparated by a rrajiar collector or higher, or a railroad right- of.way). Assuming an average
walking speed of 3.t rnees per hour, a distance of 500 feet could he traversed in under two minutes. and is far less than the
1/4 mile (1,320 feed that js typically considered "'walking distance: Many communities have similar provisions, including
Vero Beach. Based on Ilene provisions. 500 feet is assumed conservatively to bean acceptable distance for patrons of
Riverton; buz incszcs to navel from a parking :.pace.
Maps 19 and 19 tealp to itustrate the availability of existing public parking to serve existing major parking generators and
vacant commerclaileemeed 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 +n 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 v;cnity of
Main Street. from approximately Washington Street to the south to approximately Truman. Street to the north, ever] mare so
considering that the utilization dt public parking depicted on the Map Is the peak (non evert drven) usage of each pa
rtii ulnr
area. While some of this public parking is located across US -1 from the patting 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 perking areas could effectively serve uses within 500 feel if pedestrian safety and convenience is addressed.
At die south end of the Study Area. public parking avaMbitity within 500 feet of existing main parking generators is some-
what more strained. Demand created by boaters for boat trete( parking cn the CavCarp Lot and significant demand by
recreational users el Rivelefew Park and the public recreational amenities along the Indian River Lagoon have recently ben
supplemented by t opening of Mulfigans Restaurant. which as noted in Chapter 7 was the first development to make use
of the in -lieu fee fir 30 of its Code required parking spaces.
Toward the northern end of the Study Area, while neither Squid bps nor Captain Hirams has any existing puouc 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 overcapaotyr. From the data collected, the only time Captain Flirams experienced a shortage of parking was
during the live cnncer' field on 'Tuesday, November 9, 2010, and this was handled effectively as it typically is using shuttle
service to the City s lot to. ou h (the former Hurricane Habor lot), i h ch experienced its peak usage during the live concert
et only 5'l percent or capacity.
Map 19 shows areas the peak, non -event driven utilization of existing public parking facilities. together vrith areas that are
within 500 feet of vacant, commercially -zoned propetes of at least 10,000 square feet. Many of these areas, again, over-
lap with existing public parking facilities that are signifr.-anty underutilized, including on-street parking facilities along US -1-
One important point that can he geaned 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
Riveriront Parking Study. City of Sebastian, .FL
Oc oee .s iLai
Existing Major Parking Generators
and 500 Feet Radius
Public Parking -Peak Non -Event Driven Usage
0% -24%
0
75% 99W
2S -49% I)))), 100
NOW Of PEUCM 1 L&'ct
T
N
c
10
a
c
0 r
a co
c r—
�v
la
2 (0
N
°Calla
IBI
GHU[ 1'
Public Parking -Peak Non- Event Driven Usage
0 24% Mt 75 99%
25 49%
t ak 50% -74°.0
500 Feet Radius of developable
Parcels at least 10,000 Square Feet
HONE Or CEINAN %LAM
U
a
CU
3
0-
0
v
0
ra
cu
z
a
T y
0)
0
(0
3
0
e--
0
(00
I BI
Chapter 4:
Ou
-AS
HOME Of Pf11004 ISLAND
Riverfront Parking Study. City ef Sebastian; a 36
Conclus.io ns_acnmmendations
CONCLUSIONS
1 he 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 para0el on- street parking along the US -1 corridor. in any case, the exist-
ing and projected future situnion dues not suggest the need for large public expenditures to considerably increase the sup-
ply of public parkng 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 mote effective and effectively larger supply of public parking
mostly through itarestmertl in existing resources, attention to_accessibility beween parking and end destinations and better
information for rs;;rr_ and potential users or public parking in the Riverfrnnt This strategy will not only be less expennsive
for taxpayers i': tihe City and CRA. but will also help to more effectively meet redevelopment goats while maintaining and
enhancing the 01a Florida Fisting Village" character of the Riverfront area.
Fundamentally.. parking must rte considered in its broader context, particularly with the character ti at 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 vin they were developed or in deference to the waterfront location, many
Of these properties' development patterns foster a pedeniarntriendly environment that the City expkbit?y seeks to maintain
and. hi the case cf the waterfront. has directly invested to entrance. These areas stand in contrast to the more suburban
development pattern predominant in the reineinder of theCity, Because of both the practical need for automobile transpor-
tation In spite of these ueveioprnent patterns. and because of the wide right- otavay (ROW} of US-1, a fairty large. amount
of public parking crow 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 thuougt.out the City. Among the longer -teem results has been that the public parking supply in the Study
Area has. been tindcrused, including along US -1 (among other reasons, in this case, as noted elsewhere). The City's recent
adoption of the optional in -lieu tee system'ler required parking within the CR and CWR zoning districts in the CRA area is
a major step in recognizing ho'w this area differs from other parts of the City.
The underuse of pwai(ei on- street parking on US -1 is a problem on a number of fronts. First, it is a varste of a public re-
source. To The extent that the burden of providing parking areas on private development parcels may hinder development
or redevelopme t would be preferable to shift a (relatively small) part of that onto these currently unused spaces, as
Continued developrent and redevelopment of the Riverfrnnt is a legiinate public goal. Second. it has hecome a mater of
safety. The disuse of these areas has created confusion to the eaten' several stakeholder participants in this Study repotted
regularly ohser On motorists uuuzing 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 ntmerable locations,
on -street parking is an important urban design tool, particularly since the C RA 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 fecal safer by providing a buffer between them and moving vehicles in the travel !anes.ancf reduces crossing
distances. As noted in Chapter 1, according to the Florida Deparment of Transportation (FOOT) 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 but-tarts with landscaping along U5 -1, as wen as having FOOT recently remove a large number of no parking'
signs that gave many people the incorrect impression that om street parking was tint allowed anywftere.aiong the corridor.
In order to make lire best use of public parking. however, accessibility between these spaces and end destinations must
he addressed. as well as providing better inforihhaiinn to users of putt parking (and others generally) about the locations
of Riverirortt tursariesses and where convenient public parking maybe found. this is particularly important for several busi-
nesses along :nctinr. River Dri•Je, where on :site parking is often limited, hut available public parking is.nearhy. Pedestrian
37
Riverfront Parking Study, City of Sebastian, FL
Ourieet-
RECOMMENDATIONS
attizot .,tn. i [LEI
see
maw Cie XE C,ANISIANU
connections with appropriate amenities and wayfinding can both help businesses attract customers and help to make the
must efficient use of public parking infrastructure investments, whether those investments are already made or yet to he
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 it keeping with, and furthers, the City's broader objectives as
expressed In the Comprehensive Plan, CRA Master Plan and economic development efforts.
Parking Supply
1 Delineate parallel on- street parking spaces on US -1, consistent with a 22 feet stall length as required for parallel
parking lathe 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 starnped concrete on parkin,) Lanes atorrg 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. ccnsider what areas have
the most immediate need for additional parking.
S Where fea<;ksle, esncoul age closing of curb cuts along L IS- that do not meet current standards for distance between
curb cute or between curb cut`. and ;ntersertiOns, In ort$6r to increase the supply of on parking.
S. Recoi•fiq.ne 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.
1. Use pavement markings to designate on -street parallel parking on the north side el Cleveland Street, consistent
with a 22 feet stall Length as required for parailel parking In the Land Development Code.
8. Encourage use of the in lieu fee parking ordinance by. for example, publishing an informational pamphlet about the
program alvS prominently displaying information about the program on the City's website to increase awareness of
this option. for development and redevelopment.
9. After desieitating vehicle stalls or 22 feet. in length for public parallel on- street parking. utilize any `iefiover" area to
designate parking for motorcycles and/or scooters.
10. Amend .the land development regulations to allow hacking from a private parking space onto focal and collector
public streams within the CRA ONLY (This would riot include US-1)
11. Establish angled. onstreet parking no 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 11S -1 and Indian River Drive
(such as Mann and Washington streets) as future parking demand warrants.
Pedestrian Connectivity and Accessibility
1. Establish designated pedestrian connections between, Indian River Drive and US-1 along the following streets:
Sebastian. Beta yard; Cleveland Street; Martin Avenue; Main Street; and. Jefferson Street. These streets should
include wayfinding signs as recommended eel= and where these amenities do not currently exist, sidewalks,
Iarxlscaping and liythting. (See Map 20)
2. Establisr, area improve US -1 pedestrian crossing points along US• 1 a1 CRW3'12 Eastbound Sebastian Boulevard
and Man Street. Work with f DOT to attempt to establish a pedestrian crossing point at CR -S12 Westbound. Such
a crossing Kurtt. If established: should include a pedestrian crossing light and space in the median for pedestrians.
Riverfront Parking Study. City of Sehestian, FL 38
CnnclusionsAarKLRecornmendations
39
Wayfinding System Information
1. Establish a f verfrnnt Wayfinding System: including the following elements: stations in public parking lots and in
sfrctegit: locations along Indian River Drive and US-1, including a map showing locations of businesses, aurae
lions and available parking; signs directing pedestrians, particularly directing them to and through US- 11Indian
River Drive pedestrian connections as recommended above and US -1 pedestrian crossing 'Acations 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
organizatronisj interested in economic development/ business promotion.
2. Establish a website to provide information regarding businesses, attractions and available packing facilities in the
Rivertront area, the main element of which should be the saute map as estabtshed for the Riverton Wayfinding
System recommended above.. The City should ensure that this website is opvntized for mobile devices, such as
smartphoraes. and that the website 's advertised on rite stations and signs of the Wayfinding System.
Other
1. Encourage. and par tikNate in the continued use of shuttle systems for special events, such as the Sebastian Clam-
bake Lagoon f eseva'. and concerts and other events at Rivedmnt businesses such as Captain Hirams.
2. Work with any e:cisting or prospective businesses that nay curtstder utilizing the Jackson Street publst parking area
as 3 vale! tot"
3. Five years. fcl'owing approval of this Riverfront •Parking Study, reevaluate the arse of. and any potential reed for, ad-
ditional public parking in the Riverfrunt Study Area. Also as part bf this evalrsation, examine the use of and success
of the n•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.
Riveriront Parking Study. City of Sebastian, fl.
yiJ
Proposed Establishment
or Zr„hancement of US -1
Pedestrian Crossing
Proposed Designated
Pedestrian Connection
500 1.000
3MJIMI
HOW 01 rttivW IS/ANC
113!
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