HomeMy WebLinkAbout2011-03-22 - AGENDA REPORTS - SHARED PARKING APPEAL (2)Agenda Item: it !1L ,
CITY OF SANTA CLARITA
AGENDA REPORT
PUBLIC HEARING City Manager Approval:
Item to be presented by: David Peterson
DATE: March 22, 2011
SUBJECT: APPEAL OF AN AMENDMENT TO THE VALENCIA TOWN
CENTER WEST SHARED PARKING AGREEMENT
DEPARTMENT: Community Development
RECOMMENDED ACTION
City Council conduct a public hearing and adopt a resolution affirming the City of Santa Clarita
Planning Commission's approval of Master Case 10-127 amending the Valencia Town Center
West Shared Parking Agreement with revisions agreed upon by the Applicant and the Appellant.
BACKGROUND
On November 22, 1996, the City approved an adjustment under Master Case 96-187 to allow for
the creation of a Shared Parking Agreement for an area commonly referred to as Valencia Town
Center West. Since 2007, the Planning Commission has approved three amendments to the
original Shared Parking Agreement.
On December 18, 2007, the City of Santa Clarita Planning Commission approved Master Case
07-141 amending the Shared Parking Agreement. The approved changes allowed for the
reservation of parking spaces within the two parking structures for time limitation, and valet
parking, and for office tenants for the subject property.
On November 18, 2008, the City of Santa Clarita Planning Commission approved Master Case
08-153 amending the Shared Parking Agreement. The approved changes allowed for the
amendment of the Shared Parking Program within Blocks C and D to permit employees to park
on the entire third floor of the North Parking Structure at anytime, and to add additional language
clarifying when valet parking spaces should be reserved.
Most recently, on November 1, 2010, INVESCO, the current owner of the North parking
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structure, submitted the application for a Minor Use Permit to amend the Shared Parking
Program (Master Case 10-127). Their proposal was the result of complaints regarding the
employee parking restrictions in the north parking structure from the largest tenant within the
Valencia Town'Center West property, Princess Cruises. Staff also received multiple emails and
phone calls from individual employees concerned about wear and tear to their vehicles from
being required to drive past empty parking spaces, over multiple speed bumps, to park in the top
floors of the parking structures and concerns with the additional time it takes to both arrive at
work and to run errands during lunch breaks.
The Planning Commission approved the following amendments:
• Relocate eleven (11) Princess Cruises VIP reserved spaces (6:00 a.m.- 6:00 p.m., Monday
through Friday).from the southwest portion of the third floor to the northeast side of the first
floor. These spaces would be available to the general public the remainder of the time;
• Restrict all employees to park on the northerly most 160 spaces of the second floor and
above. Currently, the agreement restricts employees to the 3rd, 4th, and 5th floors;
• Reduce the existing forty (40) 45 -minute time limitation parking spaces to twenty (20)
45 -minute spaces on the first floor; and
• Add twenty (20) 2 -hour parking spaces.
Prior to submitting an amendment proposal, INVESCO submitted monthly parking reports from
September 2009 to June 2010 for the North parking structure. These reports were reviewed by
Lincscott, Law and Greenspan (LLG), a parking consultant retained by the City. As a result of
that review, LLG has completed a Parking Analysis with conclusions that indicates the proposed
INVESCO amendments could be supported.
The Planning Commission approved the amendments at their regular meeting on .February 1,
2011 by a vote of four to zero, with one commissioner absent from the meeting.
On February 15, 2011, the City received a letter from Westfield on behalf of Valencia Town
Center, L.P. appealing the Planning Commission's decision. A copy of the appeal letter is
attached to the staff report., The appeal claims that the decision impacts the balance between
office parking and retail tenant parking.
Since filing the appeal, INVESCO and Westfield have agreed on the following proposed
revisions to the Planning Commission approval as follows:
• Relocate eleven (11) Princess Cruises VIP reserved spaces (6:00 a.m.- 6:00 p.m:, Monday
through Friday) from the southwest portion of the third floor to the northeast side of the first
floor. These spaces would be available to the general public the remainder of the time;
Restrict all employees to park on the northerly most 160 spaces of the second floor and
above. Currently, the agreement restricts employees to the 3rd, 4th, and 5th floors;
• On the 10 Federal Holidays and Fridays between Thanksgiving and New Year's Day,
Z
employees would be required to park on the top portion of the 3rd floor or above ("top
portion" meaning employees could not park on the ramps connecting the 2nd to the 3rd
floors);
• Retain 8 45 -minute parking spaces and convert the balance of the 45 -minute parking spaces
to 90 -minute spaces; and
• The applicant shall conduct and fund a supplemental parking study, the scope of which shall
be developed in consultation with the Director of Community Development, for Valencia
Town Center West Quadrant D a maximum of two years from the time of full
implementation of the approved amendments. At that time, the analysis and all supporting
documents shall be submitted to the Director of Community Development and to Westfield,
or their successor.
At this time INVESCO has not indicated in writing that they intend to meet with Westfield prior
to submitting the conditioned two-year parking study to the Director of Community
Development. However, the City will commit to contacting Westfield when INVESCO initiates
the analysis.
ALTERNATIVE ACTIONS
The City Council may:
1. Deny the request;
2. Modify the request; or
3. Take other actions deemed appropriate by the City Council.
FISCAL IMPACT
None.
ATTACHMENTS
Resolution
Conditions of Approval (Exhibit A)
Westfield Appeal Letter
LLG Parking Analysis available in the City Clerk's Reading File
Gibson Parking Analysis available in the City Clerk's Reading File
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RESOLUTION 1I -
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA,
CALIFORNIA, APPROVING MASTER CASE NUMBER 10-127 (MINOR USE PERMIT
10-031) TO ALLOW FOR THE AMENDMENT OF A PREVIOUSLY APPROVED SHARED
PARKING AGREEMENT FOR VALENCIA TOWN CENTER WEST LOCATED AT THE
SOUTHEAST CORNER OF MCBEAN PARKWAY AND MAGIC MOUNTAIN PARKWAY,
ZONED CTC (COMMERCIAL TOWN CENTER), IN THE CITY OF SANTA CLARITA.
WHEREAS, The City Council does hereby make the following findings of fact:
a. On November 22, 1996, the Director of Community Development approved an
adjustment under Master Case 96-187 allowing for the creation of a Shared Parking
Program for Valencia Town Center West. This approval included Quadrants A, B and C
of Valencia Town Center West;
b. On May 6, 1997, the City of Santa Clarita Planning Commission approved Master Case
Number 96-249, Conditional Use Permit 96-014 for the construction of the
"Entertainment Center" or Quadrant D within Valencia Town Center West. The approval
allowed for Quadrant D to be included in the previously approved Shared Parking
Program and it allowed for Quadrants C and D to have their parking requirements
calculated as one sub -area;
C. On December 18, 2007, the City of Santa Clarita Planning Commission approved Master
Case 07-141, Minor Use Permit 07-040 for the amendment of the Shared Parking
Program for Blocks C and D. The approved changes allowed for the reservation of.
parking spaces within the two parking structures for time limitation, valet parking, and
for office tenants for the subject property. In addition, it made changes to the operational
aspects of the Shared Parking Program;
d. On November 18, 2008, the City of Santa Clarita Planning Commission approved Master
Case 08-153, Minor Use Permit 08-033 for the amendment of the Shared Parking
Program for Blocks C and D. The approved changes allowed for the amendment of the
Shared Parking Program within Blocks C and D to permit employees to park on the entire
third floor of the North Parking Structure at anytime, to add additional language
clarifying when valet parking spaces should be reserved and to remove the requirement
for future studies to be completed;
e. On November 1, 2010, the Department of Community Development, received Master
Case 10-127, Minor Use Permit 10-031 entitlement application filed by VTC Business
Center LLC- INVESCO, Inc. "the Applicant". The application request is to allow for the
amendment of the above referenced Shared Parking Program within Blocks C and D for
the North Parking Structure to allow for eleven VIP parking spaces for Princess Cruise
Lines, LTD to be relocated from the third floor to the first floor, to allow for office
employees to park on the entirety of floors 3 through 5 in addition to the northerly most
160 spaces of the second floor, to reduce the number of 45 -minute parking spaces within
the structure to twenty spaces, and to change twenty parking spaces on the first floor into
2 -hour time limit spaces. The application was deemed complete on November 16, 2010;
f. The subject property consists of eight buildings and two parking structures commonly
referred to as Valencia Town Center West Blocks C and D. The project site is located on
the southeast corner of McBean Parkway and Magic Mountain Parkway in the
community of Valencia;
g. The subject property is in the CTC (Commercial Town Center) zone with surrounding
land uses consisting of commercial to the north, south, east, and mixed-use commercial
and residential to the west;
h. The public hearing was duly noticed in the local newspaper and in conformance with
CEQA and local guidelines;
On December 7, 2010, the Planning Commission meeting commenced at 7:00 p.m. in the
Council Chambers at City Hall, 23920 Valencia Boulevard, Santa Clarita. At this hearing,
the Commission continued the item to the February 1, 2011 Planning Commission
meeting;
j. On February 1, 2011, the Planning Commission held the duly noticed public hearing at
7:00 p.m. in the Council Chambers at City Hall, 23920 Valencia Boulevard, Santa
Clarita. At this hearing, 'the Commission considered the staff presentation, staff report,
applicant presentation and public testimony on the proposal;
k. On February 1, 2011, the Planning Commission adopted Resolution P10-37, approving
the request to amend the Valencia Town Center West Shared Parking Agreement;
1. On February 15, 2011 the City received a letter from Westfield on behalf of Valencia
Town Center, L.P. appealing the Planning Commission's decision;.
in. On March 22, 2011 the City Council held the duly noticed public hearing at 6:00 p.m. in
the Council Chambers at City Hall 23920 Valencia Boulevard, Santa Clarita. At this
hearing, the City Council considered the staff presentation, staff report, applicant
presentation, appellant presentation and public testimony on the proposal;
n. On March 16, 2011 the Applicant and Appellant agreed to revisions to the amendments
approved by the Planning Commission at the public hearing held on February 15, 2011;
o. Public participation and notification requirements pursuant to Sections 65090, 65391,
and 65854 of the Government Code of the State of California were duly followed; and
WHEREAS, Based upon the foregoing facts and findings, the City Council hereby finds
as follows:
2
J
a. This project is exempt from further environmental analysis per Article 19 Section 15301:
Existing Facilities, of the California Environmental Quality Act (CEQA) as a Class 1
categorical exemption because it consists of the operation, repair, maintenance,
permitting, leasing, licensing, or minor alteration of an existing public or private
structures. Therefore, a Notice of Exemption has been prepared for this project in
compliance with CEQA;
b. The location of the documents and other material which constitutes the record of
proceedings upon which the decision of the City Council is the Master Case 10-127
project file within Community Development Department and is in the custody of the
Director of Community Development;
C. The City Council, based upon the findings set forth above, hereby finds that the Notice of
Exemption for this project has been prepared in compliance with CEQA; and
WHEREAS, Based upon the foregoing facts and findings (Section 17.03.040 E.2 of the
Unified Development Code) for Master Case Number 10-127, the City Council hereby
determines as follows:
a. That the proposed use is in accordance with the General Plan, the objectives of the
unified development code, and the purposes of the zone in which the site is located;
The City of Santa Clarita General Plan designates the subject property located on the
southeast corner of McBean Parkway and Magic Mountain Parkway as Commercial
Town Center (CTC) with a Valley Center Concept overlay and a zoning classification of
Commercial Town Center (CTC). As defined by the City's Unified Development Code,
the CTC zone "permits a wide range of retail, service and related activities which are of a
community and regional nature and are located in and around a large regional shopping
center" (Section 17.11.020.I).
The proposed project is for the alteration of an existing Shared Parking Program for the
Valencia Town Center West area within existing parking structures located in Blocks C
and D. No construction or change of land use is proposed as part of this application. The
subject property currently holds a number of retail, entertainment, office, and restaurant
uses. The proposal allows for an adjustment to the location of employee parking spaces
within the North Parking Structure to include the entire third floor. The proposed project
does not propose a change to the existing uses, and therefore remains consistent with the
designations in the General Plan and the Unified Development Code and the purposes of
the zone in which the site is located.
b. That the proposed use or activity, together with the conditions applicable thereto, will not
be detrimental to the public health, safety or welfare or materially injurious to properties
or improvement in the vicinity;
3
The proposed project and the Conditions of Approval will not be detrimental to the public
health, safety or welfare or materially injurious to properties or improvement in the
vicinity as no construction or change of land use is proposed with this application. The
proposed changes to the Valencia Town Center West Shared Parking Program assist the
needs of the tenants and patrons located within the project area. The proposal allows for
an adjustment to the location of employee parking spaces within the North Parking
Structure to allow for eleven VIP parking spaces for Princess Cruise Lines, LTD to be
relocated from the third floor to the first floor, to allow for office employees to park on
the entirety of floors 3 through 5 in addition to the northerly most 160 spaces of the
second floor, to reduce the number of time limit 45 -minute parking spaces within the
structure to twenty spaces, and to change twenty parking spaces on the first floor into
2 -hour time limit spaces. A parking study to analyze the proposal has been completed,
and shows that the proposed adjustments will still allow for patrons of the restaurant and
retail stores convenient parking, while increasing the convenience of parking for the
office employees. Therefore, the approval of this project will not detrimental to the public
health, safety, welfare or materially injurious to properties. '
C. That the proposed use complies with each of the applicable provisions of the development
code.
Valencia Town Center West is an existing retail, entertainment, office, and restaurant
center with two parking structures and surface parking. The development was originally
constructed to meet the standards of the Unified Development Code. No construction or
change of use is proposed as part of this application. The proposal is to allow for an
adjustment to the location of employee parking spaces within the North Parking
Structures to allow for eleven VIP parking spaces for Princess Cruise Lines, LTD to be
relocated from the third floor to the first floor, to allow for office employees to park on
the entirety of floors 3 through 5 in addition to the northerly most 160 spaces of the
second floor, to reduce the number of 45 -minute parking spaces within the structure to
twenty spaces, and to change twenty parking spaces on the first floor into 2 -hour time
limit spaces. The above mentioned alteration to the existing Shared Parking Program is
permissible with the approval of a Minor Use Permit for the alteration of an existing
Conditional Use Permit for the Shared Parking Program. With the approval of the Minor
Use Permit and adherence of the Conditions of Approval (Exhibit A), the project
complies with the Unified Development Code; and
WHEREAS, Based upon the testimony and other evidence, if any, received at the
public hearing, and upon studies and investigations made by the City Council and on its
behalf, the City Council further finds and determines that this proposal is consistent with
the City's General Plan, including the land use designation for the project site of
Commercial Town Center (CTC), subject to approval of the entitlement.
NOW, THEREFORE, the City Council of the City of Santa Clarita does hereby resolve as
follows:
SECTION 1. The City Council hereby approves Master Case 10-127 consisting of Minor
Use Permit 10-031 for the amendments to the Valencia Town Center West Shared Parking
Agreement subject to. Conditions of Approval (Exhibit A).
SECTION 2. The City Clerk shall certify the adoption of this Resolution and certify this
record to be a full, complete, and correct copy of the action taken.
PASSED, APPROVED, AND ADOPTED this 22nd day of March, 2011.
MAYOR
ATTEST:
CITY CLERK ?
DATE:
5
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss:
CITY OF SANTA CLARITA)
I, Kevin Tonoian, Acting City Clerk of the City of Santa Clarita, do hereby certify that the
foregoing Resolution was duly adopted by the City Council of the City of Santa Clarita at a
regular meeting thereof, held on the 22nd day of March, 2011, by the following vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
2
CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF SANTA CLARITA )
CERTIFICATION OF
CITY COUNCIL RESOLUTION
I, , City Clerk of the City of Santa Clarita, do hereby
certify that this is a true and correct copy of the original Resolution 1 I- adopted by the City
Council of the City of Santa Clarita, California on March 22, 2011, which is now on file in my
office.
Witness my hand and seal of the City of Santa Clarita, California, this day of
2011.
City Clerk
By
Deputy City Clerk
7
j 0
Exhibit A
Master Case 10-127
Minor Use Permit 10-031
CONDITIONS OF APPROVAL
General Conditions
GCI. The approval of this project shall expire if the approved use is not commenced within two
(2) years from the date of conditional approval, unless it is extended in accordance with
the terms and provisions of the City of Santa Clarita's Unified Development Code
(UDC).
GC2. To the extent the use approved with this. project is a different use than previously
approved for the property, the prior approval shall be terminated along with any
associated vested rights to such use, unless such prior approved 'use -is still in operation,
or is still within the initial pre -commencement approval period. Once commenced, any
discontinuation of the use approved with this project for a continuous period of one
hundred eighty (180) calendar days or more shall terminate the approval of this use along
with any associated vested rights to such use. The pre-existing legal use shall not be re-
established or resumed after the one hundred eight (180) day period. Discontinuation
shall include cessation of a use regardless of intent to resume.
GC3. The applicant may file for an extension of the approved project prior to the date of
expiration. If such an extension, is requested, it must be filed no later than 60 days prior
to expiration.
GC4. The applicant shall be responsible for notifying the Department of Community
Development, in writing, of any change in ownership, designation of a new engineer, or
change in the status of the developer, within 30 days of said change.
GC5. Unless otherwise apparent from the context, the term "applicant" shall include the
applicant and any other persons, corporation, or other entity making use of this grant.
The applicant shall defend, indemnify, and hold harmless the City of Santa Clarita, its
agents, officers, and employees from any claim, action, or proceeding against the City or
its agents, officers, or employees to attach, set aside, void, or annul the approval of this
Project by the City, which action is provided for in Government Code Section 66499.37.
In the event the City becomes aware of any such claim, action, or proceeding, the City
shall promptly notify the applicant, or if the City fails to cooperate fully in the defense,
the applicant shall not thereafter be responsible to defend, indemnify, or hold harmless
the City. Nothing contained in this Condition prohibits the City from participating in the
defense of any claim, action, or proceeding, if both of the following occur: 1) The City
bears its own attorney's fees and costs; and 2) the City defends the action in good faith.
The applicant shall not be required to pay or perform any settlement unless the settlement
is approved by the applicant.
GC6. The property shall be maintained in substantial conformance with the approvals granted
by the City. Any modifications shall be subject to further review by the City.
Exhibit A
Master Case 10-127
Minor Use Permit 10-031
Page 2
GC7. The applicant shall sign and have notarized the attached "Acceptance Form". This form
shall be returned to the City's Planning Division.
GCB. It is further declared and made a condition of this permit that if any condition hereof is
violated, or if any law, statute, or ordinance is violated, the City may commence
proceedings to revoke this approval.
GC9. The project shall fully comply with the Title 16 and 17 of the Unified Development Code
(UDC) including, but not limited to, the Commercial and Industrial Development
Standards, Parking Standards, Sign Ordinance and Landscaping Standards.
Planning Approvals
PL 1. The applicant is granted approval to make the changes as listed in the attached Minor Use
Permit Proposal to the Town Center West Shared Parking Program that was previously
approved under MC#96-187 and last amended under MC408-153. The applicant shall
comply with the Shared Parking Program, its support documents and the additional
approved amendments in accordance with the approved site plans and other items on file
in the Planning Division.
PL2. Eleven (11) Princess Cruises VIP reserved spaces (6:00 a.m.- 6:00 p.m., Monday through Friday)
shall be relocated from the southwest portion of the third floor to the northeast side of the first
floor. These spaces would be available to the general public the remainder of the time.
PL3. All employees shall be restricted to park on the northerly most 160 spaces of the second floor and
above.
PL4. Employees shall be required to park on the 3rd floor or above on the ten Federal Holidays and
Fridays between Thanksgiving and New Year's Day. During such times employees shall not park
on any ramps that connect the second and third floors;
PLS. Eight 45 -minute parking spaces shall be retained on the first floor while the balance of the 45 -
minute parking spaces shall be converted to 90 -minute spaces.
PL6. The applicant shall conduct and .fund a supplemental parking study, the scope of which shall be
developed in consultation with the Director of Community Development, for Valencia Town
Center West Quadrant D a maximum of two years from the time of full implementation of the
approved amendments. At that time, the analysis and all supporting documents shall be submitted
to the Director of Community Development and to Westfield, or their successor.
PL7. Any future proposed changes to the number, location and control of spaces identified in
the attached Parking Plan shall be subject to a new Minor Use Permit or other entitlement
as required by the Unified Development Code.
/ 2-
CLAMTA
r.lTY OF
'Westfield ZGII ' :_(6 I LI P 5� 00
February 15, 2011
RECwi` ED
VIA HAND -DELIVERY CLLERKS OFFICE
City Clerk
City of Santa Clarita
23920 Valencia Blvd., Suite 304
Santa Clarita, CA 91355
Re: Appeal of Master Case No. 10-127,
Minor Use Permit 10-031
Valencia Town Center Business Center LLC—INVESCO, Inc.
Dear City Clerk:
11,601 Wilshire Blvd.
1.1th Floor
Los Angeles, CA 90025
T 310.478.4456
F 310.893.4780
This is to notify you that Westfield on behalf of VALENCIA TOWN CENTER VENTURE, L.P., a Delaware
limited partnership is appealing the approval of Master Case No, 10-127, Minor Use Permit 10-031 —Valencia
Town Center Business Center LLC — INVESCO, Inc. by the City of Santa Clarita Planning Commission on
February 1, 2011.
The basis for our appeal includes the fact that the applicant, INVESCO, is seeking to change the delicate balance
reached between office and retail tenant parking when the Valencia Town Center West Shared Parking
Agreement was amended in 2008 after numerous months of discussion.
Westfield and our retail tenants are proud business partners working with the City and have invested millions in
Santa Clarita. Westfield recently invested and constructed an expansion at Town Center, The Patios, creating
both construction and permanent jobs during a severe national and local economic downturn. The Valencia Town
Center is one of the leading sources of sales tax revenue for the City and parking for the Town Center is vital to a
vibrant center.
Westfield would like to work with the City, INVESCO and interested office and retail Town Center tenants to
resolve parking issues in the West Parking Garage. Westfield is committed to finding a shared parking agreement
that benefits office and retail tenants.
Our check for the appeal in the amount of $1,293.00 is enclosed.
Sincerely,
Larry G een ~
Senior Vice President Development
Enclosures
LG:ms
EMIT W
N:\—deyelopet-s\LOREEN\valencia\City or Santa ClaritAl 10215 City Clerk re P Fedex Priority
REVISED
CITY OF SANTA CLARITA
COMMUNITY DEVELOPMENT DEPARTMENT
NOTICE OF PUBLIC HEARING
APPEAL OF MASTER CASE NO. 10-127
APPLICATION
PROJECT PROPONENT:
PROJCET APPELLANT:
PROJECT LOCATION
Master Case Number 10-127
Minor Use Permit 10-037
VTC Business Center LLC — INVESCO, Inc.
Valencia Town Center Venture, L.P. - Westfield
24325 Theater Drive
Assessor Parcel Number: 2861-058-059
PROJECT DESCRIPTION: The Applicant is proposing an amendment to the Valencia Town Center
West Shared Parking Agreement which was approved by Planning Commission on December of 2008 for
Blocks C and D (located at the southeast corner of McBean Parkway and Magic Mountain Parkway). The
subject area consists of multiple office buildings, a movie theatre, retail stores, restaurants, and two
parking structures. No construction is proposed as a part of this application.
This project was approved by the Planning Commission on February 1, 2011, with a 4-0 vote and was
appealed to the City Council on February 15, 2011 by the Appellant, Valencia Town Center Venture, L.P.
A public hearing on this matter will be conducted by the City of Santa Clarita City Council on the
following date:
DATE: March 22, 2011
TIME: 6:00p.m. or after
LOCATION: City Council Chambers
23920 Valencia Boulevard, First Floor
Santa Clarita, CA 91355
The project was deemed exempt pursuant to Article 19: Categorical Exemptions, Section 15301: Existing
Facilities, of the California Environmental Quality Act (CEQA) as a Class 1 which consists of the
operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or
private structures.
If you wish to challenge the action taken on this matter in court, you may be limited to raising only those
issues that you or someone else raised at the public hearing described in this notice, or a written
correspondence delivered to the City of Santa Clarita at, or prior to, the public hearing. For further
information regarding this proposal, please contact the City of Santa Clarita Community Development
Department, 23920 Valencia Boulevard, Suite 140, Santa Clarita, CA 91355. Telephone: (661) 255-4330.
Project Planner: David Peterson, Assistant Planner.
Dated: March 2, 2011 Publish Date: March 2, 2011
Kevin Tonoian, Acting City Clerk
�ii
July 28, 2010
Engineers & Planners
focused investigation of the parking relationships within the North Parking Structure,
Traffic
and more specifically the reservation/utilization of the lower floors of the garage for
Transportation
"customer" parking, versus the "employee" parking needs now directed to the upper
Parking
Ms. Jessica Frank, Associate Planner
Community Development Department
Linscott, Law &
City of Santa Clarita
Greenspan, Engineers
23920 Valencia Boulevard, Suite 300
1580 Corporate Drive
could support allowing employees to park on Levels 2 through 5, and relocating 11
Suite 122
Santa Clarita, CA 91355
Costa Mesa, Ca 92626
714.641.1587 T
This letter presents our findings and conclusions.
714.641.0139 F
LLG Reference: 2.07.2911.2
www.Ilgengineers.com
Subject: Review and Analysis of Actual Parking Demand Characteristics
Pasadena
Reporting Periods of September 2009 through June 2010
Costa Mesa
Valencia Town Center - West
San Diego
City of Santa Clarita
Las Vegas
Dear Ms. Frank:
As requested, Linscott, Law & Greenspan, Engineers (LLG) has updated our prior
review and analysis of the accumulated baseline of parking demand characteristics as
extracted from monthly status reports covering the indicated survey period.
Our prior study; which we completed on October 10, 2008, was based on parking
count data for an earlier period of January through August 2008. These monthly
reports respond to the requirements of the Minor Use Permit (M -UP) approvals, and'
have been prepared and submitted on behalf of 1NVESCO Real Estate by CB Richard
Ellis (CBRE).
The data represented in these more recent status reports provide a basis to refine the.
focused investigation of the parking relationships within the North Parking Structure,
and more specifically the reservation/utilization of the lower floors of the garage for
"customer" parking, versus the "employee" parking needs now directed to the upper
floors of the garage (Levels 3 through 5) and 19 VIP reserved spaces on Level 1 for
Princess Cruises.
Philip M. Linscott, PE0924•200
Jack M. Greenspan, PE tneo
Briefly, we conclude that current parking conditions in the North Parking Structure.
William Law' PE (SOL)
could support allowing employees to park on Levels 2 through 5, and relocating 11
Paul W. Wilkinson, PEn
VIP reserved spaces for Princess Cruises from Level 3 to Level 1.
, ing P
John P. Keating,
g, PE
Davids. She PE
This letter presents our findings and conclusions.
John A. Boarnlan, PE
Clare M. Look -Jaeger, PE
Richard E Barretto, PE
Keii 0. Maberry, PE
M L02VM Company founded 1858
N:L9(I(V,2072911-2\2n72911-? IV 7-28-10Ldou r/)
Ms. Jessica Frank
July 28, 2010
Page 2
FINDINGS AND CONCLUSIONS
Based on review and analysis of the field data represented in the CBRE submittals,
the following findings are evident:
As indicated on Table 1, Levels 1 and 2 (including ramps) of the North Parking
Structure provide sufficient spaces to meet the peak parking demands of Valencia
Town Center - West that are focused to it. Compared to a total supply of 626
spaces on these two lower levels, the average peak demand of 300 spaces
corresponds to a surplus of 326 spaces, and the 85th percentile demand of 418
spaces constitutes a surplus of 208 spaces. Based on industry, standards, the 85th
percentile demand is considered to be an appropriate design parameter for sizing
parking facilities, and evaluating the adequacy of supply provisions. It should be
noted however, that even a maximum demand of 609 spaces was fully
accommodated, resulting in a surplus of 17 spaces.
2. Focusing on the 1:00 PM period, which is considered to be representative of peak
customer -related parking needs in the North Parking Structure, the .field data
results summarized in Table 1 indicated the following:
0 On the average, 1:00 PM demand was fully accommodated within Level 1
The 85" percentile 1:00 PM demand fit within Level 1 and approximately
22% of the spaces on Level 2.(73 spaces occupied out of 326 spaces on Level
2 and ramps)
The September 2009 through June 2010 survey results indicate that parking needs
in the North Parking Structure have decreased since we completed our October
2008 study (which was based on parking count data collected in January through
August 2008). The decrease in demand may be attributable to recently added
parking supply in other portions of Valencia Town Center, and reduced employee
parking demand for Princess Cruises (i.e., transfer of employees to Gateway
Building, hiring freeze, consolidation of offices and services, and varying work
shifts). .
4. Merchants want convenience for their customers, but if the spaces set aside for
those customers do not routinely (or even rarely) fill, employees who traverse
multiple empty floors of the garage as they arrive, typically before 9:00 AM,
become understandably fi-ustrated when the same floors set aside for customers
seem underutilized.
5. The updated review. of parking demand for Levels 1, 2, and ramps clearly
suggests that the current demising line (on Floor 3) between the customer parking
on the lower floors and employee parking on the upper floors is not at its "best
Y V N:t2900`.2072911-YQ072911.211,. 7-3-10.duc
Ms. Jessica Frank
July 28, 2010
Page 3
fit" location. On that basis, we conclude that current parking conditions in the
North Parking Structure could support allowing employees to park on Levels 2
through 5, and relocating 11 VIP reserved spaces for Princess Cruises from Level
3 to Level 1.
We appreciate the opportunity to provide this analysis. Please call us if you have any
questions.
Sincerely,
Linscott, Law & Greenspan, Engineers
Trissa (de Jesus) Allen, P.E.
Senior Transportation Engineer
Attachments
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transportation consulting, inc.
February 1, 2011
City of Santa Clarita Planning Commission
23920 Valencia Boulevard
Santa Clarita, California 91355
Members of the Planning Commission:
Gibson Transportation Consulting, Inc. was asked to conduct parking occupancy studies of
the parking garage that serves the office buildings, retail, restaurant, and cinema space at
the Valencia Town Center. There is a proposal by the managers of the office buildings to
increase the amount of the all -day employee parking on the second floor of the garage, and
the intent of the parking study was to see if the entire second floor was needed to serve
customer short-term parking.
STUDY METHODOLOGY
The number of occupied parking spaces in the parking garage was counted throughout the
day on several different days during the Christmas holiday period in December 2010.
Counts during multiple hours of each day were conducted to identify the parking pattern
throughout the afternoon and evening hours of the day. The specific days and times
counted included:
Saturday Dec. 18 12pm, 1 pm, 2pm, 3pm, 7pm, 9:30pm
Tuesday Dec. 20 7pm, 9pm
Thursday Dec, 22 12pm, 1 pm, 2pm
Thursday Dec. 29 1 pm, 3pm, 6pm, 8pm
The occupied spaces were recorded on a floor -by -floor basis so the usage pattern within the
garage could be evaluated.
STUDY RESULTS
The attached figures show the results of the parking occupancy counts for the above dates
and times. Typically, customer spaces are considered to be "effectively full" when 85%
occupancy is achieved.
The figures show that the entire first floor is full during all but the late night counts, when the
garage starts to empty.
The second floor exceeds the 85% occupancy target starting every afternoon at noon or
1 pm and stays full until the evening hours. .
660 S. Figueroa Street, Suite 1120 Los Angeles, CA 90017 p. 213.683.0088 f. 213.683.0033
Members of the Planning Commission
February 1, 2011
r� Page 2
CONCLUSIONS
The parking occupancy counts clearly show that the entire lower two floors of the garage are
needed to serve short-term customer parking during the entire month of December. The loss of
one-half of the parking supply on the second floor to employee parking would force customer
parking to the fourth or fifth level of the garage, resulting in significant inconvenience for the
customer.
It should also be pointed out that a typical customer space turns over three times per day during
the December shopping period, while the employee space turns over only once per day. This
means that changing 160 second floor spaces to employee spaces will inconvenience almost
500 customers per day.
Similar counts were conducted in January that showed that the first and second floors were
again heavily utilized in even the slowest retail month of the year. The loss of one-half of the
capacity of the second floor would cause the remaining customer portion of the second floor to
reach the 85% occupancy level in January. This means that during virtually every other month
of the year, customers will be forced to travel to the fourth or fifth floor of the garage.
A compromise would be to allow employee parking on the end bay of the garage from January 2
to November 15 each year. This would change approximately 25% of the second floor capacity
to employee parking. This would serve the customer demand during most hours of the year on
the remaining first and second floor spaces while still giving the early employee arrivals parking
on the second floor.
I would be happy to answer any questions about the parking occupancy study.
Sincerely,
Patrick A. Gibson, P.E., PTOE
President
Attachments
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