CENTRAL ALBANY REVITALIZATION AREA (CARA) … · to the CARA Board but still allow the board to ha ave role in deciding what qualifies or doesn’t qualify. Staff is looking Staff

CENTRAL ALBANY REVITALIZATION AREA (CARA) ADVISORY BOARD

AGENDA

cityofalbany.net

Wednesday, July 17, 2019

5:15 p.m.

Council Chambers, Albany City Hall 333 Broadalbin Street SW

5:15 p.m. CALL TO ORDER

5:15 p.m. ROLL CALL

5:15 p.m. APPROVAL OF MINUTES

a. June 19, 2019. [Pages 2-6]

5:20 p.m. BUSINESS FROM THE PUBLIC

5:25 p.m. WATERFRONT REDEVELOPMENT UPDATE. [Verbal] (Sherry)

5:40 p.m. (Williams)

7:05 p.m.

DOWNTOWN PARKING STUDY WORKGROUP. [Pages 7-52]

BUSINESS FROM THE BOARD

NEXT MEETING DATE: Wednesday, August 21, 2019

7:15 p.m. ADJOURNMENT

The location of this meeting is accessible to the disabled. If you have a disability that requires accommodation, please notify

the City Manager’s Office in advance of the meeting: [email protected] | 541-791-0206 or 541-917-7519.

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CENTRAL ALBANY REVITALIZATION AREA ADVISORY BOARD

MINUTES Wednesday, June 19, 2019

Council Chambers, Albany City Hall Approved: DRAFT

CALL TO ORDER

Vice-Chair Mark Spence called the meeting to order at 5:15 p.m.

ROLL CALL

Members Present: Members David Abarr, Russ Allen, James Dufour, Sam Flande, Mark Spence, and Maura Wilson; and City Councilors Bill Coburn, Alex Johnson II, Bessie Johnson, Rich Kellum, Mike Sykes, Dick Olsen, and Mayor Sharon Konopa.

Members Absent: Chair Rich Catlin and Councilor Bessie Johnson were excused.

APPROVAL OF MINUTES

May 15, 2019

Member Maura Wilson moved to approve the minutes as presented. Councilor Alex Johnson II seconded the motion, and it passed 12-0.

BUSINESS FROM THE PUBLIC

Lise Grato, Executive Director of the Albany Downtown Association (ADA) read a statement (see agenda file). She said the ADA has an interest in the outcome of tonight’s decision on the Wells Fargo property. The ADA supports downtown growth, and parking is a critical factor.

Michael Quinn, 4455 Sunset Ridge Drive, introduced Ed Perlenfein of Millersburg, a trustee for the Albany Eagles. Quinn said he wants the Eagles to be involved in the design work for the promenade. He also thinks the CARA should help the Eagles upgrade their building.

Acting Chair Mark Spence said it sounds like Quinn wants to make a proposal. The appropriate way to do that would be to schedule a meeting with Economic Development Manager Seth Sherry. Quinn said he’s concerned that the CARA is planning to spend the rest of its available funds. Last time he talked to Sherry, Sherry told him there weren’t any small grants available.

Spence said CARA can put this on a future agenda. This evening the CARA isn’t discussing promenade expenditures. When it does, the Eagles will be involved in the discussion.

Ed Perlenfein said he represents the Eagles. The building is no longer for sale. They have filled all of their positions and gained a lot of new members.

Quinn asked, when the CARA sells the Wells Fargo building, will the money spent from CARA funds to buy the building go back to CARA or into the general fund? Mayor Sharon Konopa said it it will go back to the CARA.

WAYFINDING SIGNAGE DISCUSSION. 5:27 p.m.

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CENTRAL ALBANY REVITALIZATION AREA ADVISORY BOARD MINUTES Page 2 of 5

June 19, 2019

Parks & Recreation Director Ed Hodney showed PowerPoint slides (see agenda file). He described the three types of signs. All have been manufactured. The Type C signs were installed last spring. Two of the Type A signs have siting issues. Sign A2 was to to on city property at 12th Avenue and Highway 99. Since the plans were made, the sightlines have changed and this isn’t a good location any more. Sign A3 was to be placed in ODOT right-of-way at the off-ramp to downtown, but ODOT denied the permit, saying the sign would distract drivers.

Hodney asked the CARA whether staff should find alternate locations for the two signs or repurpose them as entrance signs on Highway 20 in North Albany and on Pacific Boulevard at Waverly Lake. These locations are both city property. Neither is in the CARA district. Local service groups have proposed paying part of the cost of the signs, in return for having their logos on them.

Councilor Rich Kellum said since the proposed locations aren’t in the CARA district, the CARA Advisory Board can’t make the decision to locate the signs there.

The Board discussed property lines at the originally proposed locations, and placement if the signs were actually put there.

Member Wilson said she doesn’t think either location (at 12th and Pacific and at the off-ramp) works, for several reasons. She loves the idea of welcome signs at the locations Hodney suggested. Konopa agreed.

Hodney said staff would work on those locationsa nd come back later to the CARA.

COMMUNITY LENDING WORKS CARA PARTNERSHIP DISCUSSION. 5:51 p.m.

Sherry introduced Kenneth Smith, Senior Loan Officer, and Lynn Meyers, of Community Lending Works (CLW). Sherry said there are challenges to doing direct loans from the CARA Board. Substantial staff time and some risk are involved in underwriting and managing loans. Managing loans isn’t CARA’s primary task. CLW is willing to have the ARA seed a fund to be used for loans to businesses in the CARA district. This would remove some of the time investment and risk to the CARA Board but still allow the board to have a role in deciding what qualifies or doesn’t qualify. Staff is looking for direction on whether to pursue the partnership.

Lynn Meyers said CLW helps young or startup businesses access capital they might not otherwise be able to raise. The goal is to strengthen the business so that they can get capital at current market rates. They do a few consumer loans as add-on services for business owners, but the focus is on the business. They would work with the CARA on policies and procedures that meet CARA requirements.

Kellum said the proposal states that CARA will provide funds starting with $500,000 plus 5% in loan fund reserves. He asked Meyers to explain the reserves. Meyers said a lot of these loans are unsecured. Loan loss reserves mitigate the risk in case of default. Kellum asked if any CLW’s consumer loans would be made to people outside the CARA district and unrelated to CARA projects. Meyers said no. Funds from CARA could only be used for CARA purposes.

Johnson II asked who would create the guidelines for authorized loans. Sherry said the purpose and use of urban renewal funds are well defined. Staff would create guidelines and bring them to CARA for review.

Spence asked how much money CARA staff would save by this program. Sherry said it would depend on the loans made. It would not be insignificant. Each loan takes a lot of staff time.

Olsen asked who will decide if projects are appropriate for the CARA district? Sherry said CLW would follow CARA design guidelines.

Wilson asked if it was correct to say that CARA would approve a project, but rather than staff doing the work of lending, that would be handled by CLW. Sherry said yes.

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June 19, 2019

RECESS TO EXECUTIVE SESSION TO DISCUSS REAL PROPERTY TRANSACTIONS IN ACCORDANCE WITH ORS 192.660(2)(e)

RECESS: the CARA Advisory Board recessed to executive sesion at 6:05 p.m.

RECONVENE: the CARA Advisory Board reconvened to regular session at 6:13 p.m.

WELLS FARGO PROPERTY AWARD OF SALE. 6:14 p.m.

Sherry said the ARA’s purchase of the Wells Fargo property marked an important milestone in the CARA district revitalization. Partnering with groups who can play an important role in revitalization is important for the ARA. Purchase of property by a public entity for the purpose of revitalization is tricky. Offers have to be discussed in public, and the process has to run on public hearing timelines. Thanks to three bidders. They want a decision made this evening so they can move forward.

Sherry said the intent for this evening is to summarize the three proposals, give the board the opportunity to ask questions of the bidders, and give staff direction on pursuing a development agreement or purchase contract. The criteria he’d like the board to use in making their decision are in the memo in the agenda packet.

Sherry summarized the three offers made for the property. Linn County initially offered $1.5 million for the entire lot. Last week they made a revised proposal including the addition of up to 24 apartment units over the parking lot. Marc and Anni Manley originally offered $1.6 million for the entire property. They are also interested in the building alone, with an option for the parking lot. BGW Partners propose an option to purchase the property in six months, with $25,000 down.

Linn County Commissioner Roger Nyquist, Scott Lepman, and Chris Hanson of Keller Williams Realty showed a concept drawing (see agenda file). Nyquist said the county is interested in relocating the county clerk’s office. The building’s basement would solve the county’s archives problem, and they really like the drive-through. The county would add floors to the building with apartments.

Kellum asked if the apartments would have formica countertops or granite, and how many bedrooms they would have. Lepman said they would be two-bedroom apartments similar to the ones in the Fortmiller project.

Kellum asked about the cost if the county built a new building near the jail. Nyquist said it would be about $35 million. The state would pay half, but the county doesn’t have the other half. The county would have to go out for a levy. Kellum said he thinks Albany citizens would end up paying about $5 to $7 million.

The board discussed options for redevelopment, including apartments and parking. Nyquist said if the CARA board is concerned about parking, they shouldn’t make a decision until after they’ve done a parking analysis. The county is presenting a proposal based on what was offered for sale.

Nyquist asked, if the county owned the proposed apartments, would they be rented at market rate, or as low-income? Nyquist said Lepman would own the apartments. Spence clarified that the county would buy the property, but have an agreement with a private party (Lepman) for some of it.

Member Russ Allen asked what guarantee the CARA would have that the apartments would actually be built. Nyquist said it would be part of the offer to be made within 30 days. Allen asked if the county expects that the CARA would be involved in financing apartments. Lepman said no. Allen said hes’ concerned that setting criteria for parking requirements penalizes the county for proposing based on what was presented to them. Parking criteria were not part of the presentation.

Kellum agreed with Allen’s concern. 6:47 p.m.

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June 19, 2019

Marc and Anni Manley introduced architect Christina Knowles of Varitone Architecture. Spence said he had received letters in support of the project. Sherry will email them to the board members.

Knowles and Marc Manley described the proposed remodel of the building. They propose adding apartments over the current drive-through.

Kellum asked, if they also acquired the parking lot, what would they use if tor. Manley said they have no specific plan; probably mixed use retail and apartments. Kellum asked what level of finish the apartments would have. Manley said they would be nice apartments at market rate rents.

Spence said the loan proposal is unique. He asked how flexible the Manleys would be about adjusting the terms to something a little more usual. Manley said they would be willing to restructure. There was general discussion of loan terms.

7:01 p.m.

Bill Ryals, architect; Tom Gerding of Gerding Builders; Matt Bennett, owner of Sybaris Restaurant; and Buzz Wheeler, Coastal Farm and Ranch (BGW Partners) presented PowerPoint slides (see agenda file).

Ryals said tonight’s problem is to start to understand what is the best solution, and to choose who you want to work with. It will be a complicated project no matter who the board chooses. The building has a strong foundation, since it was originally built with six stories. That strong foundation could be used to build up again, and leave the parking lot available.

Spence invited the group to “wow” the board. Gerding said there are a lot of desires represented among the board members. An idea that wows one may upset others. Gerding built the carousel and the police station; they can do wow. It comes down to collaborating with the CARA to find a fit. BGW and the board need time to develop ideas. That’s why they asked for six months.

Kellum said the CARA gets $25 thousand to hold the property for six months, and then is stuck with whatever the Partners want to do. Gerding said the Partners give the CARA $25 thousand cash and spend a lot of time and money planning, and if the board doesn’t like the plan, BGW loses the money and the time.

Ryals said this is a long-term relationship. At the end of the six months, either can walk away, but he thinks they’ll find common ground.

Councilor Bill Coburn said one benefit of the six-month period is the time to work together. There’s a lot of value in that. Another benefit is the time to get results of a parking study, which may influence the final decision.

Wilson said she’s intrigued by the idea of taking advantage of the structure to build up. She asked Bennett if he has other options for Sybaris if this doesn’t work out. Bennett said he hasn’t seen any other properties that would be a good fit for Sybaris.

Abarr said it comes down to who the board wants to work with. He asked if parking needs could be part of the agreement. Gerding said yes.

Councilor Alex Johnson asked if the other two bidders would like the same six-month window. Sherry said neither of the other bidders requested it.

MOTION: Coburn moved to recommend to the ARA to accept the proposal of BGW Partners. Wilson seconded the motion.

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June 19, 2019

Konopa said she likes having the time to work out a project hat meets the community’s needs.

Wilson said she likes the uniqueness of their ideas. This property is “primo” and she would hate to see it as just office space.

Kellum said the decision needs to be made based on facts, not on personalities. If we’re going to decide based on the number of apartments, that’s okay. If we don’t like 24 units to 24 parking spots, we should tell whoever gets the project not to use up the parking.

VOTE: The motion passed 11-0, with Kellum abstaining.

BUSINESS FROM THE BOARD

There was none.

NEXT MEETING DATE: Wednesday, July 17, 2019

ADJOURNMENT

The meeting was adjourned at 7:42 p.m.

Submitted by, Reviewed by,

Allison Liesse Seth Sherry Deputy City Clerk Economic Development Manager

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Downtown Parking Study

April 17, 2019 Stakeholder Advisory Committee Meeting

Parking Advisory Committee Meeting #2 July 17, 2019 – Albany City Hall

Meeting begins at: 5:15 PM

AGENDA

• Welcome• Introductions• Review Guiding Principles Draft• Review Data Summary Findings• Next Steps• Adjourn

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Downtown Parking Study

Proposed Guiding Principles for Downtown Parking

1.0 Introduction

This memorandum outlines a draft set of Guiding

Principles for the management of parking in

downtown Albany. This preliminary draft was

developed based on the input received from the

Stakeholder Advisory Committee (SAC)1 and is

intended to illicit comments, discussion, and

additional input from the Committee. The goal is to

ensure that these proposed Guiding Principles are

reflective of the intent, purpose, and priorities of

the SAC for managing parking in the downtown.

Input received at upcoming Committee meetings and scheduled public forums will be used to further

revise and refine this draft prior to presenting a draft set of Guiding Principles to the Albany City Council.

A final set of Guiding Principles will be established following input and refinement from Council.

2.0 Stakeholder Committee Input

A successful downtown has a clear sense of place and offers an enticing mix of uses and amenities. The

role of parking is to support the pursuit of this vision. People do not come downtown to park; they come

to experience an environment that is unique, active, and diverse. A well-organized and effective parking

system makes it safe, easy, and convenient for them to do so. Getting the right parker to the right stall –

making a place for each user of downtown – defines a successful parking program.

2.1. Desired Outcomes

If parking is to be successful, the parking management plan will need to make the parking system:

• Convenient and welcoming

o Create a parking system that lets users find a convenient space and take advantage of

downtown’s walkable environment to connect to stores, restaurant, business, and

recreational destinations.

• Well signed and safe

o Clearly communicate how and where to find appropriate and available parking; make

parking understandable and quickly recognizable

o Make it easy for users to park and get to their destination.

1 May 15, 2019 Committee Meeting; specific comments that informed the development of each Guiding Principle are shown in blue boxes.

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Page | 2 Version 1 – June 4, 2019 DRAFT Downtown Parking Guiding Principles

• Fair and equitable

o Parking management should entail reasonable options for users; strategies should be

affordable for all users.

o Ensure that the community understands and recognizes that all users are beneficiaries

of parking.

• Forward thinking and responsive

o Anticipate and respond to increasing demands for access to a growing downtown

(downtown is a work in progress).

o Continue to monitor on and off-street parking levels to adjust to community changes

and needs.

• Viable

o Maximize the use of existing parking resources and, if necessary, construct additional

parking in ways that are financially viable and maintain downtown’s character and

appeal.

o Ensure parking decisions are supportive of the downtown community.

• Consensus based

o Provide for an integrated on- and off-street system that works for all users and supports

and encourages successful public/private partnerships.

o Ultimately, the plan will need to have community buy-in and support.

2.2. Supporting Albany’s Unique Character

Downtown Albany is a special place. It is the heart of the City and provides a high quality of life to its

employees, residents and visitors. Management of the parking system should reinforce and enhance

Albany’s unique qualities and character. These qualities include:

• A family friendly, small town feel.

• An amenity-rich community with an attractive mix of

businesses, great attraction, green spaces and

significant potential for future

development/redevelopment.

• A compact historic downtown that is walkable, safe

and clean.

• A customer friendly destination that is both

connected to nature (e.g., Willamette Valley) but still

conveniently proximate to “big city” amenities just a 90-

minute car drive away (Portland).

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3.0 Guiding Principles – Elements of Parking Management

The Guiding Principles outlined here are summarized under theme categories. The categories reflect

input from the desired outcomes while being mindful of Albany’s unique character. The intent is to

establish a basis for consensus and provide both near- and long-term direction for parking management

in downtown. The principles are presented in no particular order or priority. [NOTE: Blue call out

bubbles to the right of each page paraphrase statements made by the Stakeholder Advisory

Committee.]

A. Priority Users

a.1) On-Street System (Downtown): The most convenient on-street parking will be preserved for

the priority user: the customer trip.2

The on-street parking system in the downtown must

continue to be formatted in a manner that supports

turnover and minimizes conflicts between the priority

user and other users. For the most part, employees and

residents should not park on-street in downtown,

particularly when demand for customer parking is high

at the adjacent, street level land use.

a.2) Off-Street System: Coordinate off-street parking

resources (public and private) to meet employee

demand; while balancing the need in public off-street

facilities to also accommodate longer time needs of

visitors.

All parking strategies, particularly for employees,

should be coordinated with the City’s broader

transportation demand management goals and

objectives to ensure that users have reasonable

options available for access (which includes auto,

transit, bike, walk, and ridesharing). The parking

system, both on and off-street, should be managed

holistically for optimal use. This effort should be

pursued as a partnership between the City and private

sector businesses.

2 Customer is defined here as anyone using businesses downtown by a transient trip – this includes shopping, eating, entertainment, recreating, and visiting downtown amenities. As such, a customer can be a shopper, tourist or local resident visiting the downtown.

“On-street parking should be available for

customers first.”

“There is competition

between customer and

employees in some

areas.”

“Employees are important to the

downtown. We need to provide them parking options, and minimize

conflicts with customers.”

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B. Active Capacity Management

b.1) Optimize Utilization: Manage the public parking system using the 85% Occupancy Standard

to inform and guide decision-making.

The 85% Rule is an operating principle for coordinating

parking supply. When occupancies routinely reach 85%

during peak periods, more intensive and targeted

parking management strategies are called for to assist

priority users in finding available parking. The 85% Rule

will facilitate reasonable and data-driven decisions

regarding time stays, enforcement, and other practices

related to capacity management. Changes to the

status quo can be difficult, but continued constraints in

parking and access will adversely impact the downtown’s success and ability to attract and

absorb growth.

b.2) Shared Off-Street Parking: Encourage shared parking in areas where parking is underutilized

(within the downtown and remotely in facilities linked by other modes). This will require an

active partnership with owners of private parking supplies.

If the 2019 parking study shows that areas of the

downtown are underutilized, the plan should consider

strategies to capture that parking capacity for shared

use. Efforts should be made to facilitate shared use

agreements between different users (public and

private) to direct parking demand into these areas or

facilities in order to optimize the utilization of existing parking resources. This may require

linking more remote locations via shuttles or transit.

C. Information Systems

c.1) Branding & Wayfinding: Build upon Albany’s wayfinding system for the downtown to link

parking assets and provide directional guidance, preferably under a common brand or logo.

The City’s new wayfinding system is of a very high

quality and provides directional guidance to parking

lots. What may need to be considered is how directly

the public parking “P” on the signage system links to the

messaging at (and within) “public” lots. This will

increase awareness and understanding of how to access

on- and off-street parking resources. A common brand

unifies marketing materials, signage systems, and other

communications. The purposes is to simplify customer recognition and use of the system. All

systems should be reliable and easy to use and understand.

“At present, cars move

and circulate fairly well.

With growth,

congestion will increase.

We need to know when

and how to respond.”

“There are areas of the

downtown where

parking is underutilized.”

“There are still some mixed messages in

some of the leased lots, confusing to a

customer.”

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c.2) Monitor & Report Utilization: Implement performance measurements and reporting to

facilitate decision-making.

Committing to a routine and objective system of

measurement and reporting ensures that decision-

making will be informed by data. Key metrics include

occupancy, turnover, average duration of stay, rate of

violation, and customer input. Performance monitoring

also provides a basis for routine evaluation of program

effectiveness. Accurate and reliable information about

parking system performance supports good decision-making and provides transparency for

the community.

D. Integration with Other Modes3

d.1) Travel Demand Management: Encourage and facilitate increasing percentages of use,

particularly by employees, of alternative travel modes to free up parking capacity.

Vehicle parking should not be the only access

option, particularly for employees. Every parking

stall occupied by an employee means a lower

rate of turnover and less access for visitors and

customers. Employees should be given

reasonable access to parking, but encouraged to

use alternative modes that include walking,

biking, transit, and ridesharing.

Nearby residents should be encouraged to use Albany’s sidewalk system to access

downtown. Community members from greater distances should be encouraged to bicycle

and ride transit for downtown access. Providing safe and reliable non-auto modes of access

to downtown (walking, biking, transit) relieves pressure on the parking system, enhances

the attractiveness of downtown, and accommodates a variety of types of users. This Guiding

Principle should complement and integrate with Active Capacity Management goals (b.1 and

b.2.).

E. Planning and Funding for Future Supply

d.1) Planning & Funding. Planning for future supply growth will be strategic and routinely

evaluated to ensure the City is ready to respond to growth, recognizing that funding for

new growth will require a varied package of funding resources (and partnerships).

The City must plan for its supply growth needs and initiate long-term planning efforts to

assemble funding and partnerships necessary to that growth. As the City of Albany

3 This suggested Guiding Principle did not come directly out of the SAC work session and discussion. It is provided here at the recommendation of the consultant team.

“Anticipate and respond

to increasing demand for

access to the

downtown.”

“As a downtown resident, I

wouldn’t need a car if there

were more transit and bike

options.”

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implements changes to parking and as the City develops and redevelops, identifying

supportive, proactive funding options should be recognized. Objective data derived from

Monitor & Report Utilization (c.2) can be used as a measurable indication of change.

Locations of any future supply should be strategic with local partnerships and integrated

within a larger parking and transportation framework.

F. Financial Viability4

f.1) Fiscal Stewardship: All parking operations must be financially sustainable.

Parking revenues should cover the cost of operations

while providing reasonable surpluses to ensure the

highest quality access product, customer convenience,

system maintenance, safety, and service delivery. This

will require multiple funding sources for parking

operations, maintenance, and system growth. Sources

can include leases, enforcement fees, hourly rates and

other user fees, and/or partnerships with the private sector.

G. Roles and Coordination

g.1) Primary Role (City of Albany): The City’s role in providing public parking is listed in priority

order and includes:

• Accommodating customer/visitor access

downtown;

• Providing (in partnership with the private

sector) reasonable access for downtown

employees;

• Facilitating residential and/or guest access in neighborhoods immediately adjacent

to the downtown.

The cost for providing parking, especially off-street, is very high. The City cannot be fully

responsible for providing parking to all users. The City’s role must prioritize downtown’s

public system for customers and visitors.

g.2) Primary Role (Private Sector): Employee parking should be led by the private sector and

through partnerships where the City can reasonably participate (financially or

programmatically).

4As with Guiding Principle D, this suggested Guiding Principle did not come directly out of the SAC work session and discussion. It is provided here at the recommendation of the consultant team.

“There is pressure on the

City to be responsible for

all parking.”

“All users are

beneficiaries of parking.”

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The private sector must take a lead role in providing

parking for downtown employees. The City can

complement the private sector role with surpluses

in its supply and by providing safe, reliable, and

effective non-auto access to downtown.

g.3) Stakeholder Support: Ensure that a representative body of affected private and public

constituents routinely informs decision-making.

Active participation by those affected by parking strategies helps to build an understanding

of the inherent tradeoffs in all parking management decisions. This will be best

accomplished through an established parking advisory committee that reviews performance

metrics, serves as a sounding board for issues, and acts as a liaison to the broader

stakeholder community.

“There are older buildings in

the downtown that do not

have parking.”

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PO Box 12546 Portland, OR 97212 (503) 459-7638 rickwilliamsconsulting.com

MEMORANDUM

To: Seth Sherry, City of Albany Sophie Dykast, City of Albany

From: Rick Williams, Owen Ronchelli, Pete Collins, James Williams, RWC Date: July 3, 2019 Project: Downtown Albany Parking Study

Subject: Technical Memorandum - Task 3: Data Summary Report

The purpose of this 2019 Data Summary Report is to derive a comprehensive and detailed

understanding of actual use dynamics and access characteristics associated with parking in downtown

Albany. Metrics related to occupancy, turnover, duration of stay, and hourly patterns of activity have

been compiled for both the on and off-street parking systems. This data can assist the City in near-term

decision-making on existing parking, in understanding where parking constraints and surpluses exist,

and in determining whether factors such as abuse of time limits adversely affect access.

I. STUDY AREA

The parking inventory study area was determined in conjunction with City staff. It is a large area and

includes both on and off-street parking supplies. The area is generally bounded on the north by Water

Avenue. The northern portion of the study zone extends south from Water Avenue to 3rd Avenue

(between Vine Street SW and Main Street NE). The zone then narrows to generally include areas that

extend south from 4th Avenue SW to 6th Avenue, with Baker Street SE as its eastern edge. The western

edge of this area stairsteps at Ferry Street SW, Calapooia Street SW to Vine Street SW. Figure A (next

page) illustrates the study area.

15

2019 Albany Parking Data Summary

Page 2

Figure A: Downtown Parking Study Area

II. SURVEYED PARKING INVENTORY & DATA COLLECTION METHODOLOGY

Inventory The consultant team inventoried the on and off-street parking supply in February of this year. The

inventory consisted of a complete catalogue of all parking within the study area, denoting on-street

stalls by location (block face) and stall type (e.g., 3 Hours, No-Limit) and off-street stalls by location, lot

size and use type (e.g., retail, office, mixed use, etc.).

The total supply of parking within the parking study includes 4,938 parking stalls, of which 2,205 (45%)

are on-street stalls and 2,733 (55%) are off-street stalls located on 130 unique off-street sites. All

inventoried parking is located in a 69-block area, comprised of 248 individual block faces where parking

is allowed. A map of on-street stalls by type is provided in Figure B. A complete and detailed summary of

the on and off-street inventory is detailed in 2019 Parking Inventory Summary- V3 (dated March 20,

2019).1

1 Available from the City of Albany.

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Page 3

Figure B: Parking Inventory by Stall Type

Methodology

Data was collected on Saturday, April 20th and Thursday, May 16th, 2019. These dates were selected in

consultation with City staff. The two dates allow for a comparison between a “typical” weekday

(Thursday) and weekend (Saturday). Also, the dates allowed for collection of data to assess the impacts

of school being in session, opening day of the local Farmers Market and observations of weekday

activity during a typical late spring day. Thursday and Saturday data were collected hourly from 8:00 AM

through 6:00 PM. Weather both days was a combination of sunny/overcast and mild.

III. MEASURING PERFORMANCE

Parking is considered to be constrained when 85% or more

of the available supply is routinely occupied during the

peak hour. In a constrained system, finding an available

spot is difficult, especially for infrequent users such as

customers and visitors. This can cause frustration and

negatively affect perceptions of the downtown. Continued

constraint can make it difficult to absorb and attract new

growth, or to manage fluctuations in demand—for

example, seasonal or event-based spikes.

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Page 4

Occupancy rates of 55% or less indicate that parking is readily available. While availability may be high,

this may also indicate a volume of activity inadequate to support active and vital businesses. Occupancy

rates between these two thresholds indicate either moderate (55% to 69%) or efficient (70% to 85%)

use.

An efficient supply of parking shows active use but little constraint that would create difficulty for users.

Efficient use supports vital ground-level businesses and business growth, is attractive to potential new

users, and is able to respond to routine fluctuations.

RWC’s analysis of parking in Albany uses these categories to evaluate the performance of the system.

IV. CHARACTERISTICS OF THE ON-STREET SYSTEM: DATA FINDINGS

A. Occupancy (by hour of day)

Figure C provides a comparative hour-by-hour look at the occupancy utilization on both survey days. As

the figure indicates, the peak hour for both days is between 11:00 AM and 12:00 PM. Overall occupancy

reaches 42.5% (Thursday) and 30.1% (Saturday). Based on the measures of performance discussed in

Section III; parking use is in the low range for both survey days. Parking both days demonstrates a fairly

normal bell curve pattern, with declining activity after 2:00 PM.

Overall, there is a meaningful amount of empty parking within the on-street system; this is consistent

throughout the study area (see Figures D and E, below).

FIGURE C: On-Street Utilization (Hourly Comparison)

35

.8%

40

.4%

40

.8%

42

.5%

42

.4%

40

.9%

40

.2%

37

.6%

35

.7%

29

.7%

16

.6%

22

.3%

27

.5%

30

.1%

28

.1%

27

.5%

26

.5%

24

.1%

24

.9%

23

.3%

0%

10%

20%

30%

40%

50%

60%

70%

80%

90%

100%

8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM

2019 Albany Parking UtilizationWeekday vs weekend on-street occupancies (2,205 stalls)

Thursday, May 16 Saturday, April 20

18


Page 5

B. Utilization (by type of stall)

Table 1 below summarizes occupancies and peak hours by stall type, the number of vehicles parked and

stalls empty (at the peak hour), average length of stay, and rate of violation.

Table 1: On-street Parking Summary by Time Stay (Comparative)

Stalls by Type Stalls Survey Day Peak Occupancy

Peak Hour Vehicles Parked

Stalls Empty

Average Length of Stay

Violation Rate2

On-Street Supply

2,205

Thursday, May 16 42.5%

11:00 AM – 12:00 PM 938 1,267 3h 13m 3.9%

Saturday, April 20 30.1%

11:00 AM – 12:00 PM 665 1,540 3h 6m 5.1%

10 Minutes (Signed)

13


12:00 – 1:00 PM 5 8 N/A 0%


Multiple 5 8 N/A 14.3%

30 Minutes (Signed)

28


11:00 AM – 12:00 PM 12 16 N/A 16.2%


11:00 AM – 12:00 PM 3 25 N/A 10.0%

3 Hours (Signed)

292


12:00 – 1:00 PM 159 133 1h 33m 3.2%


11:00 AM – 12:00 PM 173 119 1h 35m 3.8%

3 Hours (Signed OBP)

9


3:00 – 5:00 PM 5 4 1h 30m 50.0%

Saturday, April 20 100%

3:00 – 4:00 PM 9 0 5h 30m 58.3%

All Day Customer

Parking Employee

Permit Parking

194


12:00 – 1:00 PM 134 60 3h 34m N/A


11:00 AM – 12:00 PM 77 117 2h 15m N/A

Authorized Vehicle Only

8


9:00 – 10:00 AM 6 2 2h 8m N/A


11:00 AM – 6:00 PM 1 7 7h 0m N/A

ADA Accessible

32


12:00 – 1:00 PM 8 24 2h 21m N/A


11:00 AM – 12:00 PM 6 26 1h 25m N/A

2 Violation rate accounts for those using valid permits, ensuring a measure of compliance only for users that exceed a posted time stay.

19


Page 6

Stalls by Type Stalls Survey Day Peak Occupancy

Peak Hour Vehicles Parked

Stalls Empty

Average Length of Stay

Violation Rate2

No Limit 1,627


9:00 – 10:00 AM 645 982 4h 22m N/A


12:00 – 1:00 PM 403 1,224 4h 59m N/A

Reserved 2


8:00 AM – 1:00 PM 1 1 5h 0m N/A

Saturday, April 20 N/A 0 2 N/A N/A

As Table 1 indicates:

• There are nine (9) different stall types in place within the on-street system. The most common

type being No-Limit, with 1,627 stalls or 74% of all on-street parking. The most common time-

limited stall is 3 Hours (signed), with 292 stalls or 13% of the on-street supply.

• At the peak hours, there are 1,267 and 1,540 stalls empty on-street stalls for Thursday and

Saturday, respectively, within the study boundary.

• The average length of stay for all on-street parkers is 3 hours 13 minutes (Thursday) and 3 hours

6 minutes Saturday.

• Interestingly, vehicles parked in 3 Hour (signed) stalls have an average length of stay of less than

1 hour 33 minutes (Thursday) and 1 hour 35 minutes (Saturday); suggesting that the current

limit is very appropriate to user need.

• Of stalls with more than 100 spaces, the highest occupied stall type is the All Day Customer

Parking/Employee permit parking. These 194 stalls reached 69.1% at the peak hour on Thursday,

dropping to 39.7% on Saturday. A total of 12 permits were displayed in All Day stalls at the

highest peak hour (11:00 AM on Thursday).

• Occupancies in 3 Hour (signed) stalls are significantly higher (54% - 57%) than No Limit stalls

(39% - 25%). The higher occupancies for 3 Hour (signed) stalls are likely due to their closer

proximity to the retail/commercial core of the downtown.

• ADA Accessible stalls have very low occupancies (16% - 25%) but are few in number (32). Given

their low use indicates they are meeting on-street demand.

• Like 3 Hour (signed) stalls, the average duration of stay for ADA Accessible stalls is less than 3

hours. This indicates that ADA Accessible stalls are serving short-term visits with those needing

an ADA stall (rather than employees).

• The average duration of stay in No Limit stalls is 4 hours 22 minutes (Thursday) and 4 hours 59

minutes (Saturday). Though occupancies in these stalls are low, the longer time stays are likely a

combination of employees and visitors with longer-term needs.

• Violation rates both days are low; 3.9% (Thursday) and 5.1% (Saturday). This is a very efficient

rate of user compliance as industry best practices standards would suggest rates between 5%

and 9%. This indicates that current enforcement is well deployed.

20


Page 7

C. Utilization (Other Characteristics of Use)

Table 2 provides additional metrics of use for the on-street system. This table summarizes the use

characteristics of the on-street parking such as the unique vehicle trips, turnover rate, excessive time

stays and re-parking (sometimes called “moving to evade”). These metrics provide insights into how

many people are visiting downtown Albany and how efficient the parking spaces are being used.

Table 2: Summary of On-Street Parking Use Characteristics – Weekday vs Weekend

7 Use Characteristics All Users

Weekday (Thurs) Weekend (Sat)

a Unique vehicle trips (UVT) 2,631 1,770

b Turnover rate 3.13 3.22

c Excessive Time Stays: Vehicles parked 5+ hours in time limited stalls (% of UVT)

18 (0.7%) 16 (0.9%)

d Vehicles observed re-parking vehicles (% of UVT)

160 (6.1%) 75 (4.2%)

Key indicators from Table 2 include:

a. Unique Vehicle Trips (UVT)

The recording of license plate numbers allows for the identification of the total number of

unique vehicles using the on-street system.3

The number of unique vehicles (represented by unique license plate) parked on-street over the

10-hour data collection period totaled 2,631 on Thursday and 1,770 on Saturday. This shows

that the downtown has over 900 more trips (+50%) coming to downtown on the weekday than

the weekend; likely an indication of the influx of employees on weekdays.

b. Turnover (efficiency of the parking system)

In most cities, the primary time limit allows for calculation of an intended turnover rate. For

example, if the limit for a stall is two hours, and over a 10-hour period that stall is occupied by

five unique vehicles, it’s intended turnover rate is 5.0. As such, if turnover were demonstrated

to be at a rate of less than 5.0, the system would be deemed inefficient. A rate in excess of 5.0

would indicate a system that is operating efficiently. Most downtowns strive for a rate of 5.0 or

3Note this does not represent all vehicles in the study area, as license plate numbers were not recorded in off-street facilities.

21


Page 8

higher given the goal for supporting short-term visitor access. Though Albany’s primary time

limit is 3 hours, a turnover rate of 5.0 would still be the industry standard to strive for to the

benefit of street level businesses.

In downtown Albany, the turnover rate is 3.13 on the weekday and 3.22 on the weekend. These

rates are lower than 5.0 and reflective of the high number of No-Limit stalls. Introducing 2 Hour

stalls in the downtown would likely support better turnover.

c. Excessive time stays

Some violations of posted time stays can be considered abuse of the system. There are vehicles

that park on-street for 5 or more hours per day. For purposes of this analysis, the consultant

team tracked vehicles parked in time-limited stalls for periods of five hours or more. It is likely

that these vehicles belong to employees.

On Thursday, only 18 cars were in this category representing 0.7% of all unique vehicle trips. On

Saturday, the number dropped to 16 vehicles (or 0.9% of all unique vehicles). These are very low

numbers and indicate that it is unlikely that employees are abusing time limited stalls. Further,

the availability of a large supply of No-Limit stalls (1,627 spaces) helps in providing a longer-term

option for employees and transient users wanting to park on-street.

d. Re-parking

Re-parking refers to vehicles moving between on-street stalls over the course of a day. This

metric can indicate abuse of the system, particularly if those moving their vehicles are

employees using time-limited stalls. Users who shuffle their vehicle from one stall to the next

reduce the number of on-street parking opportunities for visitors and customers, creating an

artificial constraint on the system. Ideally, those wanting to park for longer periods of time

would be directed to No-Limit stalls outside of retail areas or to off-street lots. This would

preserve the majority of the on-street supply for higher turnover users.

The number of unique license plates observed moving between stalls was 160 on Thursday, or

6.1% of all unique vehicle trips (UVT). The rate is lower on the weekends with 75 vehicles

observed re-parking (4.2%).

It is assumed that most re-parking occurs among employees moving from a time limited stall to

another to (a) avoid paying for parking in an off-street facility and/or (b) keeping a vehicle on-

street near a work site. Given that there is an abundance of free all-day parking on-street (1,627

stalls) and a relatively small amount of 3 Hour parking (495 total stalls), having up to 160

vehicles re-parking should be concerning. The good news at this time is that this behavior

doesn’t have an adverse impact on visitor parking due to the overall low parking occupancies

within the study zone. In other words, it is doubtful that customers are denied a stall because of

22


Page 9

possible employee re-parking. As occupancies increase in the future, a need for a higher level of

enforcement and/or new restrictions on re-parking (or “moving to evade”) as a citable offense

may be warranted.

D. Utilization (Heat Map Summary)

Figures D and E summarize occupancy in the peak hour by block face via a “heat map” of the study area.

A heat map uses color to display degrees of occupancy as measured against an industry standard of

85%: when occupancy exceeds that level, the system is considered constrained. Block faces colored in

red indicate areas of constraint. Green represents areas of underutilized parking, while yellow and

orange represent the middle ranges of occupancy. In the study area, there are a total of 248 block faces

where on-street parking is allowed.

Weekday (Thursday)

As the Thursday heat map illustrates (Figure D), only one block face is constrained at the peak hour

(colored red). This block face is located on the south side of 5th Avenue SW, between Ferry and

Broadalbin Streets, directly across the street from the Linn County Court House. An additional six block

faces are colored orange (71% - 84% occupied) and clustered near the constrained block face. This area

is indicated in the box (outlined in blue) and overlaid on Figure D.

This clustering of moderate demand on these block faces may create the perception among users that

parking is generally constrained downtown, particularly for those not inclined to walk a short distance.

Nonetheless, on-street parking is easily available within a block or two, if not on an adjacent block face.

The rest of the study area is primarily colored green (less than 55% occupied), indicating abundant

parking availability to all destination points.

Weekend (Saturday)

On Saturday (Figure E) there is one constrained block face (colored red). This block face is located on the

south side of 5th Avenue, between Calapooia and Washington Streets SW, adjacent to the Calvary

Chapel.

Compared to Thursday, the overall “demand” cluster moves north on Saturday to an area bound by

West 1st Avenue and 3rd Avenue SW between Washington Street SW and Lyon Street SE. In this area, 12

of 29 block faces are colored yellow (efficient) or orange (moderate use). This area is indicated in the

box (outlined in blue) and overlaid on Figure E. As with Saturday, on-street parking is easily available

within a block or two of any destination within the study area.

23


Page 10

Figure D: Heat Map for On-Street Utilization (Weekday Peak Hour)

24


Page 11

Figure E: Heat Map for On-street Utilization (Weekend Peak Hour)

25


Page 12

V. CHARACTERISTICS OF OFF-STREET PARKING SYSTEM (Combined Study Area)

A. Inventory

The entire public and private off-street parking supply has 2,733 stalls spread across 130 sites. Figure F is

a map showing all off-street parking facilities/sites in the study area. Each lot in the figure is identified

with a number that corresponds to more detailed lot information in Table 3 below. As the figure

illustrates, off-street parking is uniformly spread across the downtown.4

Of the total supply, 2,607 stalls (on 124 sites) were physically surveyed for occupancy on each of the

data collection days. This represents a 95% sample of the entire off-street system – a statistically valid

and representative sample of off-street parking behavior/utilization.

Figure F: Inventory of Off-street Parking Facilities

4 A summary of all 130 lots is included in Attachment A at the end of this report.

26


Page 13

B. Utilization (Occupancy)

Figure G illustrates parking occupancy by each hour of the survey day for the 124 surveyed off-street

facilities. The peak hour for the off-street parking during the weekday (Thursday) occurs at between

11:00 AM and 12:00 PM, reaching 47.9% occupied. In contrast, the weekend’s occupancy peak is

between 12:00 PM and 1:00 PM, an occupancy of 21.7%. Demand for off-street parking drops

significantly on the weekday after 4:00 PM. On the weekend, occupancies are fairly consistent

throughout the study day, but never exceed 22%.

Based on the performance standards described in Section III, utilization of the off-street parking system

is low for both the weekday (Thursday) and weekend (Saturday). Overall, there is an abundance of

empty parking in off-street facilities throughout the downtown.5

Figure G: Off-street Occupancy (by hour of day)

5 This finding does not infer that empty parking, particularly in private lots, is available for use by the general public. The finding does indicate that potential opportunities to capture what is an underutilized asset/resource exist and could be explored.

35

.2% 43

.0%

45

.8%

47

.9%

47

.4%

46

.3%

47

.2%

44

.8%

39

.5%

24

.8%

9.1

%

13

.5%

17

.5%

20

.7%

21

.7%

20

.3%

19

.5%

17

.4%

17

.9%

16

.7%

0%

10%

20%

30%

40%

50%

60%

70%

80%

90%

100%


2019 Albany Parking Occupancy (by hour of day)Weekday vs weekend off-street occupancies (2,607 stalls)


27


Page 14

C. Utilization (by unique facility)

Table 3 summarizes utilization metrics from each

of the 124 surveyed facilities observed on the

survey days. Off-street parking under City

control/ownership is highlighted in bold shaded

in yellow. As stated earlier, each lot in the table is

identified by a lot number that corresponds to

the same number on the inventory map in Figure

F above.

The cumulative surveyed off-street parking

metrics are totaled at the end of the table for (a)

the survey supply and (b) for what would be an

extrapolated total assuming the results of the sample would apply to all off-street stalls in the study

area.

Key findings from Table 3 include:

• The public (City) owns/controls a very small portion of the off-street supply (14%), 377 stalls in

eight locations (represented by lots 4, 23, 24, 25, 26 and 76 in Table 3). Occupancies in the

public facilities maintain moderate occupancies, for the most part. See for instance lots 4, 23, 25

and 76, which had occupancies of greater than 60% on at least one survey day.

• When all occupancies are combined, there are a total of 1,357 (Thursday) and 2,041 (Saturday)

empty parking stalls located on public and private off-street lots within the study area. If

extrapolated to the entire off-street system, there would be 1,423 and 2,140 empty stalls for

Thursday and Saturday, respectively.

• Though there appears to be a significant number of empty stalls, this is not to infer that such

stalls are available for use by visitors or downtown employees as the majority of this parking is

in private ownership.

• Some lots exceed 100% in the peak hour. This is the result of cars parked illegally within the lots

– in areas not striped or designated for parking (see for instance lots 33 and 38).

• Overall, there is a large supply of underutilized parking off-street.

Public lots – from Downtown Albany Parkwise website

28


Page 15

Table 3: Off-Street Parking Utilization by Unique Facility – Weekday vs weekend

Lot ID Facility Stalls Survey Day Peak Occupancy

Peak Hour Empty Stalls

1 Senior Center Customer Parking 25


0 10:00 AM - 12:00 PM


17 9:00 - 10:00 AM

2 Monteith Park 48


35 10:00 AM - 12:00 PM


34 3:00 - 4:00 PM

3 Senior Center Parking 12


4 10:00 - 11:00 AM


3 12:00 - 1:00 PM

4 The Free Lot 55


10 11:00 AM - 12:00 PM


47 1:00 - 2:00 PM

5 Civil West Engineering 23


13 12:00 - 1:00 PM


19 12:00 - 1:00 PM

6 Wheelhouse - 421 Water Ave 79


31 2:00 - 3:00 PM


75 10:00 AM - 12:00 PM

7 Deluxe Brewing Co. 55


37 4:00 - 5:00 PM


47 3:00 - 6:00 PM

8 755 Water Ave - Unknown 20


17 Multiple


18 1:00 - 4:00 PM

9 Dahled Up Construction Painting Roofing

9


5 8:00 AM - 6:00 PM


5 8:00 AM - 6:00 PM

10 Paul B. Meadowbrook Attorney at Law

2

Thursday, May 16 N/A

2


1 9:00 AM - 4:00 PM

29


Page 16



11 MacDonald Hardware and Supply

25


13 12:00 - 1:00 PM


21 Multiple

12 Ochoa's Queseria Cheese Shop/ Larsell Mechanical

20


4 12:00 - 1:00 PM


8 2:00 - 4:00 PM

13 812 Water Ave - Unknown 12


3 8:00 AM - 11:00 AM


10 1:00 - 5:00 PM

14 Albany Helping Hands Thrift Store

4


0 10:00 AM - 12:00 PM


0 11:00 AM - 1:00 PM

15 Vacant 5


3 Multiple

Saturday, April 20 N/A

5

16 Simon Homes LLC 3


2 9:00 - 10:00 AM


2 10:00 AM - 6:00 PM

18 Parr Lumber 8


4 9:00 AM - 1:00 PM


7 8:00 AM - 1:00 PM

19 Take A Ticket 13


1 Multiple


9 1:00 - 4:00 PM

20 Montgomery Building Customer Parking

16


6 3:00 - 4:00 PM


9 8:00 AM - 6:00 PM

21 Washington Federal Bank 12


5 9:00 - 10:00 AM


12

30


Page 17



22 Century Building/ 117 1st Ave 31


9:00 - 10:00 AM 8


26 4:00 - 6:00 PM

23 Leased/ 4 Hour Customer Parking

93


46 1:00 - 3:00 PM


33 12:00 - 1:00 PM

24 Leased Parking 33


14 1:00 - 3:00 PM


21 5:00 - 6:00 PM

25 Public 4 Hour Customer Parking 32


8 12:00 - 1:00 PM


0 12:00 - 1:00 PM

26 Public 4 Hour Customer Parking 21 STALLS NORTH ONSTREET

89


44 11:00 AM - 12:00 PM


56 2:00 - 3:00 PM

27 Lepman Properties/ Carousel Volunteers/Employees

20


0 10:00 AM - 3:00 PM


5 Multiple

28 Albany Chamber of Commerce 10


0 11:00 AM - 12:00 PM


7 1:00 - 3:00 PM

29 Lepman Properties 21


6 3:00 - 4:00 PM


18 1:00 - 3:00 PM

30 Senior Center Permit Parking 9


6 10:00 AM - 12:00 PM


0 Multiple

31 Calapooia Business Center 37


15 2:00 - 3:00 PM


10:00 - 11:00 AM 35

31


Page 18



32 Post Office - Public 14


8:00 AM - 9:00 AM 2


7 2:00 - 5:00 PM

33 Post Office - Public 9


-1 Multiple


-2 12:00 - 1:00 PM

35 Raybar Building - Reserved 21


9 Multiple


19 10:00 AM - 5:00 PM

36 Raybar Building - Customer Parking

5


0 Multiple


4 Multiple

37 Mixed Use Retail 19


9 Multiple


8 Multiple

38 City Owned - Vacant/For Sale 32


-1 Multiple


3 11:00 AM - 12:00 PM

39 Varitone Architecture - Rear 10


3 8:00 AM - 10:00 AM


4 Multiple

40 Albany Regional Museum 20


12 3:00 - 4:00 PM


16 Multiple

41 T's Strength Studio 17


11 Multiple


9 10:00 - 11:00 AM

42 Reserved Private Parking Only 18


8 11:00 AM - 2:00 PM


10:00 AM - 2:00 PM 16

32


Page 19



43 Main Autobody - Gated 4

Thursday, May 16 N/A 4


4

44 CenturyLink 29


24 11:00 AM - 5:00 PM


26 11:00 AM - 1:00 PM

45 This Is It Hairstyling/ Bricks and Joysticks

15


7 Multiple


14 11:00 AM - 4:00 PM

46 TMI Lending 6


2 3:00 - 4:00 PM


3 1:00 - 2:00 PM

47 NW Mechanical - 120 Jackson St 2


-1 3:00 - 4:00 PM


1 12:00 - 3:00 PM

48 Stop and Save Market 9


6 9:00 - 10:00 AM


7 10:00 - 11:00 AM

49 OARE and Associates Realty - Gravel

5


5


3 Multiple

50 Northwest Mechanical - Gated 6


4 9:00 - 10:00 AM


4 11:00 AM - 6:00 PM

51 Katon Precision Machining 15


4 3:00 - 4:00 PM


10 5:00 - 6:00 PM

52 740 First Ave SW - Unknown 19


11 8:00 - 10:00 AM


12 3:00 - 4:00 PM

33


Page 20



53 Immanuel Lutheran Church 24

Thursday, May 16 N/A 24


24

54 Vacant 20


16 10:00 - 11:00 AM


18 3:00 - 4:00 PM

55 Myers Construction Company 4


1 10:00 AM - 1:00 PM


3 Multiple

56 Legacy Ballet 11


6 4:00 - 6:00 PM


9 11:00 AM - 1:00 PM

57 Commercial Real Estate Solutions - Vacant

2


0 5:00 - 6:00 PM


2

58 7-Eleven 34


28 8:00 - 10:00 AM


26 5:00 - 6:00 PM

59 APEX Real Estate 4


2 3:00 - 4:00 PM


3 11:00 AM - 4:00 PM

60 Cool's Food and Pet Supply/ Payback

6


5 Multiple


4 10:00 AM - 1:00 PM

62 Habelt/ F and L Synder and Son 25


11 9:00 - 10:00 AM


22 3:00 - 4:00 PM

63 Sellena LLC Car Dealership 4


0 8:00 AM - 6:00 PM

Saturday, April 20 N/A 4

34


Page 21



64 Steeles Business Insurance 4


3:00 - 6:00 PM 2


2 9:00 AM - 12:00 PM

65 Thrift Store 21


14 1:00 - 3:00 PM


8 11:00 AM - 12:00 PM

66 Willamette Church 38


30 11:00 AM - 12:00 PM


35 11:00 AM - 1:00 PM

67 Oregon Department of Human Services

100


13 2:00 - 3:00 PM


100

68 Davis Glass 35


22 8:00 - 9:00 AM


35

69 Chase Bank - Bank Patrons Only 21


7 8:00 - 10:00 AM


10 5:00 - 6:00 PM

70 US Bank 17


10 12:00 - 1:00 PM


11 12:00 - 1:00 PM

71 Chase Bank 8


2 10:00 - 11:00 AM


3 1:00 - 2:00 PM

72 US Bank 10


7 Multiple


6 11:00 AM - 1:00 PM

73 Old City Hall - Vacant 13


7 12:00 - 1:00 PM


3:00 - 6:00 PM 9

35


Page 22



74 Private Reservation - Edward Jones

11


10:00 - 11:00 AM 3


8 9:00 AM - 1:00 PM

75 Tenant Parking - Undercover Structure

5


1 Multiple


4 8:00 - 9:00 AM

76 Free All Day Customer Parking 75


30 12:00 - 1:00 PM


42 1:00 - 2:00 PM

77 GeoComm - Mixed Office Use 21


10 2:00 - 4:00 PM


21

78 Mental Health Building 9


2 3:00 - 4:00 PM


6 Multiple

79 Vacant - Prairie Farmhouse (will be retail)

5


1 11:00 AM - 12:00 PM


2 11:00 AM - 12:00 PM

80 County Employees 22


1 Multiple


19 11:00 AM - 12:00 PM

81 Willamette Community Bank 16


6 2:00 - 3:00 PM


16

82 Loafers Station Bar 7


0 12:00 - 1:00 PM


2 5:00 - 6:00 PM

83 Tonic Salon 7


1 12:00 - 1:00 PM


4:00 - 5:00 PM 2

36


Page 23



84 State Farm 6


Multiple 2


5 1:00 - 5:00 PM

85 Fisher Funeral Parking 21


12 11:00 AM - 12:00 PM


18 9:00 AM - 6:00 PM

86 Fisher Funeral Parking 12


11 Multiple


11 10:00 AM - 3:00 PM

87 County Library 3


1 9:00 AM - 6:00 PM


3

88 Professional Offices - Both Sides of Alley

24


9 2:00 - 3:00 PM


24

89 James Powers/ Colley and Associates

8


4 5:00 - 6:00 PM


7 Multiple

90 County Lot 80


16 4:00 - 5:00 PM


22 11:00 AM - 1:00 PM

91 Country Business Parking 29


1 9:00 - 10:00 AM


13 10:00 - 11:00 AM

92 Washington Federal Bank 15


10 Multiple


12 10:00 AM - 12:00 PM

93 City Hall 37


10 3:00 - 4:00 PM


3:00 - 6:00 PM 36

37


Page 24



94 Umpqua Bank 28


Multiple 15


20 Multiple

95 Key Bank 33


15 2:00 - 3:00 PM


21 12:00 - 1:00 PM

96 Richards Cleaners 9


6 12:00 - 1:00 PM


6 10:00 - 11:00 AM

97 Willamette Community Bank 14


8 8:00 - 9:00 AM


14

98 Albany Visitor Association 8


4 Multiple


5 11:00 AM - 12:00 PM

99 Albany DHS Parking 32


-3 12:00 - 1:00 PM


30 4:00 - 6:00 PM

100 Albany DHS Pool Cars - Partially Gated

38


17 5:00 - 6:00 PM


8 1:00 - 4:00 PM

101 City Owned - Gravel 14


14


14

102 Marrakesh Salon 13


6 2:00 - 5:00 PM


9 11:00 AM - 12:00 PM

103 Worksource Oregon Albany 54


20 10:00 - 11:00 AM


49 Multiple

38


Page 25



104 Vacant Lot 6


11:00 AM - 6:00 PM 4


2 Multiple

106 Ciddici's Pizza 18


13 12:00 - 1:00 PM


14 1:00 - 2:00 PM

107 Linn County Employee Permit Parking

24


0 Multiple


24

108 Reid Building Employee Parking 19


7 10:00 - 11:00 AM


18 11:00 AM - 1:00 PM

109 Health and Herbs 8


4 9:00 - 10:00 AM


5 2:00 - 3:00 PM

110 Reid Professional Offices Customer Parking

6


4 9:00 - 10:00 AM


3 11:00 AM - 12:00 PM

111 City Hall Employee Parking 36


14 10:00 AM - 1:00 PM


32 10:00 AM - 12:00 PM

112 Linn Country Court House Parking

6


3 Multiple


5 1:00 - 4:00 PM

113 Professional Offices 10


1 2:00 - 3:00 PM


4 4:00 - 5:00 PM

114 First-Christian Pre-Primary School

9


7 11:00 AM - 12:00 PM

Saturday, April 20 N/A 9

39


Page 26



115 First Christian Church 18


9:00 - 10:00 AM 4


17 11:00 AM - 1:00 PM

116 Four Star Coin Laundry/ Barbershop

16


11 Multiple


8 4:00 - 5:00 PM

117 Kryger/ Carson Attorneys 7


5 Multiple


4 9:00 - 10:00 AM

118 United Presbyterian Church 58


12 10:00 - 11:00 AM


52 5:00 - 6:00 PM

119 County Reserved Parking 22


0 9:00 - 11:00 AM


16 9:00 - 11:00 AM

120 Reserved Stalls - Green Building 22


22


21 Multiple

121 Fortier and Co. Chiropractic 8


0 9:00 - 10:00 AM


1 9:00 - 10:00 AM

122 Enterprise 13


4 3:00 - 5:00 PM


9 11:00 AM - 12:00 PM

123 Albany Chiropractic Clinic 25


2 9:00 - 10:00 AM


23 9:00 - 10:00 AM

126 Fire Department Parking Lot 29


16 9:00 - 10:00 AM


3:00 - 4:00 PM 21

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127 Hasty Freez 7


12:00 - 1:00 PM 4


3 Multiple

128 Democrat-Herald 51


26 2:00 - 3:00 PM


42 5:00 - 6:00 PM

129 Tri Valley Market 15


9 4:00 - 5:00 PM


12 1:00 - 6:00 PM

130 Daniels and Ivers 21


11 4:00 - 5:00 PM


21

Off-Street Study Supply 124 sites

2,607


1,357 11:00 AM - 12:00 PM


2,041 12:00 - 1:00 PM

Off-Street Total Supply (Extrapolated) 130 sites

2,733


1,423 11:00 AM - 12:00 PM


2,140 12:00 - 1:00 PM

D. Utilization (Heat Map Summary)

Figures H and I illustrate the off-street parking heat maps for the peak hours for both the weekday and

weekend. The findings include:

Weekday (Thursday)

• Thirteen (13) of 124 facilities, or 10% of the total off-street sites surveyed, are constrained

above 85% occupancy at the weekday peak hour. These lots total 222 stalls, about 8% of the

supply.

• The majority of constrained facilities (8 of 13) are located west of Ellsworth Street SW.

• None of the public facilities reached a point of constraint (85%+) on the weekday.

Weekend (Saturday)

• Four (4) of 124 facilities, or 3% of the total off-street sites surveyed, are constrained above 85%

occupancy at the weekend peak hour. These lots total 54 stalls, about 2% of the supply.

• Three (3) of the 4 facilities are located west of Ellsworth Street SW.

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• One (1) of the constrained lots is a public lot (Lot 25), which is 100% occupied in the peak hour.

General Observation

• As with the on-street system, there is an abundant supply of empty parking distributed

throughout the study area.

Figure H: Heat Map for Off-Street Utilization (Weekday Peak Hour)

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Figure I: Heat Map for Off-Street Utilization (Weekend Peak Hour)

VI. CHARACTERISTICS OF THE SUPPLY (Combined View)

A. Combined Survey Findings

It is important to consider both on and off-street parking facilities together as a system. The on-street

system should generally serve short stay visitors and customers, while the off-street supply should cater

to employees and/or stays of 3 hours or more. Also, contrasting on-street constraints to adjacent or

nearby off-street surpluses (if any) can be useful in determining the feasibility of potential shared

systems.

Figure J shows the hourly occupancy rates for the combined parking system for both the weekday and

the weekend; 4,812 surveyed stalls.

Key findings include:

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• Combined occupancy rates are less than 50% on the weekday (Thursday) and less than 30% on

the weekend (Saturday).

• Based on industry measures of performance, the downtown system operates at a low level of

use on the weekday and weekend.

• After 4:00 PM, the volume of parking activity in the downtown decreases substantially on the

weekday.

• The highest levels of parking activity occur between the hours of 11:00 AM and 2:00 PM.

Figure J: 2019 Albany Combined Parking Utilization

Table 4 below shows the utilization comparisons between combined on and off-street parking supplies

within the sampled supply for the weekday and weekend, as well as extrapolated metrics for the entire

parking supply in downtown Albany.

Key findings include:

• Within the sampled supply (4,812), there are between 2,624 (weekday) and 3,608 (weekend)

empty parking stalls at the peak hour.

• When extrapolated to the entire parking supply (4,938), there are 2,690 empty parking stalls on

the weekday and 3,708 empty parking stalls on the weekend during the peak hours.

35

.5%

41

.8%

43

.5%

45

.4%

45

.1%

43

.9%

44

.0%

41

.5%

37

.7%

27

.1%

12

.5%

17

.5%

22

.1%

25

.0%

24

.6%

23

.6%

22

.7%

20

.5%

21

.1%

19

.7%

0%

10%

20%

30%

40%

50%

60%

70%

80%

90%

100%


2019 Albany Parking UtilizationWeekday vs weekend combined occupancies (4,812 stalls)


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Table 4: 2019 Albany Combined Parking Utilization – Weekday vs weekend

Parking Use Type Stalls Survey Day Peak Occupancy

Peak Hour Stalls Empty

Combined Observed Supply 4,812 Thursday, May 16

45.4% 11:00 AM – 12:00 PM

2,624


11:00 AM – 12:00 PM 3,608

Combined Total Extrapolated

4,938 Thursday, May 16

45.4% 11:00 AM – 12:00 PM

2,690


11:00 AM – 12:00 PM 3,708

B. Utilization - Combined View (Heat Map Summary)

Figures K and L provide weekday and weekend peak hour heat maps combining the on and off-street

systems. As the figures demonstrate:

• There is generally empty parking available on and off-street (in the peak hour) within a

reasonable proximity to most any area of the downtown.

• When off-street lots are constrained, there is available on-street parking stalls either directly

adjacent to those lots or within one block.

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Figure K: 2019 Albany Combined Parking Utilization Weekday

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Figure L: 2019 Albany Combined Parking Utilization Weekend

VII. SUMMARY

The City of Albany has an adequate supply of parking both on and off-street to meet the needs of

regular visitors, customers and employees downtown. Overall parking is not constrained; with low levels

of use for both the on and off-street supplies. Where constraints do occur, there is more than adequate

supplies of parking adjacent to the constraint or within a convenient walking distance.

Key parking metrics show that the time limited stalls are providing enough time for on-street visitors,

and those stalls are being used efficiently. There may be a need to increase the number of 3 Hour stalls

to facilitate visitor access and turnover in the future. This would be triggered by observed occupancies in

existing 3 Hour stalls reaching 80% - 85%, allowing for a phased transition of No-Limit stalls to 3 Hours.

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Violation rates are very low, indicating that current enforcement levels are more than adequate and

very efficient. As occupancies increase over time, a targeted approach to vehicles re-parking should be

considered.

This data summary provides an objective understanding on the use characteristics of the on and off-

street supplies in downtown Albany. These key findings will establish the basis from which

recommendations for improvements to the systems will be made for the short and long-term success of

Albany.

VIII. NEXT STEPS

The findings contained in this Technical Memorandum will be reviewed by City staff and the Stakeholder

Advisory Committee. Revisions and refinements will be made to ensure that there is a high level of

understanding of the data and its implications. This input will be incorporated into a Draft

Recommendations Report that will provide considerations related to programs and strategies designed

to improve the existing parking system and support future growth and development of parking

downtown.

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ATTACHMENT A

SUMMARY OF OFF-STREET FACILITIES (130 SITES)

Lot ID Facility6 Stalls % of Total

1 Senior Center Customer Parking 25 < 1%

2 Monteith Park 48 1.8%

3 Senior Center Parking 12 < 1%

4 The Free Lot 55 2.0%

5 Civil West Engineering 23 < 1%

6 Wheelhouse - 421 Water Ave 79 2.9%

7 Deluxe Brewing Co. 55 2.0%

8 755 Water Ave - Unknown 20 < 1%

9 Dahled Up Construction Painting Roofing 9 < 1%

10 Paul B. Meadowbrook Attorney at Law 2 < 1%

11 MacDonald Hardware and Supply 25 < 1%

12 Ochoa's Queseria Cheese Shop/ Larsell Mechanical 20 < 1%

13 812 Water Ave - Unknown 12 < 1%

14 Albany Helping Hands Thrift Store 4 < 1%

15 Vacant 5 < 1%

16 Simon Homes LLC 3 < 1%

17 Floring Drywall Inc/ 520 NE Water Ave - Gated 20 < 1%

18 Parr Lumber 8 < 1%

19 Take A Ticket 13 < 1%

20 Montgomery Building Customer Parking 16 < 1%

21 Washington Federal Bank 12 < 1%

22 Century Building/ 117 1st Ave 31 1.1%

23 Leased/ 4 Hour Customer Parking 93 3.4%

24 Leased Parking 33 1.2%

25 Public 4 Hour Customer Parking 32 1.2%

26 Public 4 Hour Customer Parking 21 STALLS NORTH ONSTREE 89 3.3%

27 Lepman Properties/ Carousel Volunteers/Employees 20 < 1%

28 Albany Chamber of Commerce 10 < 1%

29 Lepman Properties 21 < 1%

30 Senior Center Permit Parking 9 < 1%

31 Calapooia Business Center 37 1.4%

32 Post Office - Public 14 < 1%

33 Post Office - Public 9 < 1%

34 Post Office - Private - Gated 52 1.9%

35 Raybar Building - Reserved 21 < 1%

36 Raybar Building - Customer Parking 5 < 1%

6 Facilities highlighted in red were not surveyed.

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37 Mixed Use Retail 19 < 1%

38 City Owned - Vacant/For Sale 32 1.2%

39 Varitone Architecture - Rear 10 < 1%

40 Albany Regional Museum 20 < 1%

41 T's Strength Studio 17 < 1%

42 Reserved Private Parking Only 18 < 1%

43 Main Autobody - Gated 4 < 1%

44 CenturyLink 29 1.1%

45 This Is It Hairstyling/ Bricks and Joysticks 15 < 1%

46 TMI Lending 6 < 1%

47 NW Mechanical - 120 Jackson St 2 < 1%

48 Stop and Save Market 9 < 1%

49 OARE and Associates Realty - Gravel 5 < 1%

50 Northwest Mechanical - Gated 6 < 1%

51 Katon Precision Machining 15 < 1%

52 740 First Ave SW - Unknown 19 < 1%

53 Immanuel Lutheran Church 24 < 1%

54 Vacant 20 < 1%

55 Myers Construction Company 4 < 1%

56 Legacy Ballet 11 < 1%

57 Commercial Real Estate Solutions - Vacant 2 < 1%

58 7-Eleven 34 1.2%

59 APEX Real Estate 4 < 1%

60 Cool's Food and Pet Supply/ Payback 6 < 1%

61 Mid-Valley Fellowship Counseling Services 7 < 1%

62 Habelt/ F and L Synder and Son 25 < 1%

63 Sellena LLC Car Dealership 4 < 1%

64 Steeles Business Insurance 4 < 1%

65 Thrift Store 21 < 1%

66 Willamette Church 38 1.4%

67 Oregon Department of Human Services 100 3.7%

68 Davis Glass 35 1.3%

69 Chase Bank - Bank Patrons Only 21 < 1%

70 US Bank 17 < 1%

71 Chase Bank 8 < 1%

72 US Bank 10 < 1%

73 Old City Hall - Vacant 13 < 1%

74 Private Reservation - Edward Jones 11 < 1%

75 Tenant Parking - Undercover Structure 5 < 1%

76 Free All Day Customer Parking 75 2.7%

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77 GeoComm - Mixed Office Use 21 < 1%

78 Mental Health Building 9 < 1%

79 Vacant - Prairie Farmhouse (will be retail) 5 < 1%

80 County Employees 22 < 1%

81 Willamette Community Bank 16 < 1%

82 Loafers Station Bar 7 < 1%

83 Tonic Salon 7 < 1%

84 State Farm 6 < 1%

85 Fisher Funeral Parking 21 < 1%

86 Fisher Funeral Parking 12 < 1%

87 County Library 3 < 1%

88 Professional Offices - Both Sides of Alley 24 < 1%

89 James Powers/ Colley and Associates 8 < 1%

90 County Lot 80 2.9%

91 Country Business Parking 29 1.1%

92 Washington Federal Bank 15 < 1%

93 City Hall 37 1.4%

94 Umpqua Bank 28 1.0%

95 Key Bank 33 1.2%

96 Richards Cleaners 9 < 1%

97 Willamette Community Bank 14 < 1%

98 Albany Visitor Association 8 < 1%

99 Albany DHS Parking 32 1.2%

100 Albany DHS Pool Cars - Partially Gated 38 1.4%

101 City Owned - Gravel 14 < 1%

102 Marrakesh Salon 13 < 1%

103 Worksource Oregon Albany 54 2.0%

104 Vacant Lot 6 < 1%

105 Melissa's Art - Alley 5 < 1%

106 Ciddici's Pizza 18 < 1%

107 Linn County Employee Permit Parking 24 < 1%

108 Reid Building Employee Parking 19 < 1%

109 Health and Herbs 8 < 1%

110 Reid Professional Offices Customer Parking 6 < 1%

111 City Hall Employee Parking 36 1.3%

112 Linn Country Court House Parking 6 < 1%

113 Professional Offices 10 < 1%

114 First-Christian Pre-Primary School 9 < 1%

115 First Christian Church 18 < 1%

116 Four Star Coin Laundry/ Barbershop 16 < 1%

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117 Kryger/ Carson Attorneys 7 < 1%

118 United Presbyterian Church 58 2.1%

119 County Reserved Parking 22 < 1%

120 Reserved Stalls - Green Building 22 < 1%

121 Fortier and Co. Chiropractic 8 < 1%

122 Enterprise 13 < 1%

123 Albany Chiropractic Clinic 25 < 1%

124 Main Auto Body 30 1.1%

125 Main Auto Body - Gated 12 < 1%

126 Fire Department Parking Lot 29 1.1%

127 Hasty Freez 7 < 1%

128 Democrat-Herald 51 1.9%

129 Tri Valley Market 15 < 1%

130 Daniels and Ivers 21 < 1%

Off-Street Total Supply (130 sites) 2,733 100%

Off-Street Study Supply (124 sites) 2,607 95.4%

52

Documents

CENTRAL ALBANY REVITALIZATION AREA (CARA) … · to the CARA Board but still allow the board to ha ave role in deciding what qualifies or doesn’t qualify. Staff is looking Staff