DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, City of Malden/MRA PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY
INTRODUCTION
The City of Malden and the Malden Redevelopment Authority are taking significant actions to improve diversity of uses and activate the downtown area. In the late 1960s/early 1970s, the City undertook a major urban renewal program that dramatically altered the central business district. The program included removal of hundreds of residential units and other structures, and constructed a new Government Center building that changed traffic patterns on Pleasant Street and diverted traffic volumes around the Central Business District (CBD). Two new parking garages (CBD and Jackson Street) were constructed to replace lost parking in the downtown as well as to support the redevelopment. The MBTA extended its Orange Line heavy rapid transit service to Malden Center and beyond, and also established a commuter rail station at Malden Center with at-grade pedestrian connections to downtown Malden and limited transit related commuter parking capacity.
As part of a new private development, the Government Center building was removed, reconnecting Pleasant Street and improving traffic and pedestrian/bicyclist circulation through the downtown. Redevelopment in Malden is now focused on transportation oriented development (TOD), providing mixed use (residential, business, commercial, and leisure space) all within a comfortable walking distance of the Malden Center Station. The signs of new development are abundant, and high density housing, new restaurants, and other development is creating a new downtown that will thrive as a result of these public investments and supportive public policy. Malden is also a transit hub for the Encore Boston Harbor resort and casino located just over 2 miles from Malden Center Station. Encore will provie shuttle service from Malden Center Station, and is currently designing improvements along the rear-access road to the station.
The Weston & Sampson|TimHaahs team has been retained by the City of Malden and the Malden Redevelopment Authority (MRA) to provide assessment of existing parking facilities in and around downtown Malden, as well as, pedestrian and bicycle safety with particular attention given to access between the Malden Center Station and downtown. This study builds upon efforts undertaken by the Metropolitan Area Planning Council (MAPC) with the 2015 Malden Center Parking Management Plan. The study is provided in seven parts:
. Part I – Parking Adequacy . Part II – Parking Management & Pricing . Part III – Parking Structure Condition, Repair & Maintenance . Part IV – Parking Structure Enhancements . Part V – Surface Parking Redevelopment . Part VI – Pedestrian & Bicycle Safety . Part VII – Implementation Plan
1. Study Goal & Objectives The Weston & Sampson|TimHaahs team worked with the City and the MRA to determine a clear goal and precise set of objectives for this project.
Goal: Maximize the City of Malden’s downtown parking assets while providing safe access for pedestrians and bicyclists.
Objectives: 1 Assess current downtown parking facilities and determine future needs. 2 Provide best practices for parking management and pricing. 3 Assess physical condition of parking structure and provide recommendations for repair and maintenance. 4 Provide parking structure enhancements. 5 Identify surface lot redevelopment including feasibility of additional parking structures. 6 Provide recommendations for pedestrian and bicycle safety improvements. 7 Prepare an Implementation Plan.
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DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, City of Malden/MRA PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY
2. Study Area The study area is illustrated in Figure 1, and includes the central business district as bound by Commercial Street to the west, Florence Street to the north, Main Street to the east, and Centre Street to the south. The study area also extends west of Commercial Street incorporating Malden Center Station and the adjacent surface parking lot to the west, as well as the area north of Florence Street along Dartmouth Street and the Dartmouth Street surface parking lot.
The following parking locations are included:
. Parking Structures - Jackson Street Garage - CBD Garage
. Surface Lots - Pleasant Street Lot - Dartmouth Street Lot - Florence Street Lot - Main Street Lot - Malden Center Station Lot
. On-Street Parking - Exchange Street (between Abbott Street & Main Street) - Pleasant Street (between Abbott Street & Main Street) - Garnet Road (between Washington Street & Dartmouth Street) - Abbott Street (between Pleasant Street & Exchange Street) - Washington Street (between Garnet Road & Exchange Street) - Dartmouth Street (between Garnet Road & Pleasant Street) - Main Street (between Florence Street & Centre Street) - Dartmouth Street (between Mountain Avenue & Garnet Road)
Pedestrian & Bicycle Safety includes the following locations:
. Dartmouth Street (between Florence Street & Mountain Avenue) . Exchange Street . Jackson Street . Commercial Street (between Pleasant Street & Centre Street) . Middlesex Street North . Malden Center Station (front and back) . Florence Street
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DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, City of Malden/MRA PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY
Figure 1. Study Area Map
Source: TimHaahs
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DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, City of Malden/MRA PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY
PART I
PARKING ADEQUACY
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DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, City of Malden/MRA PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY
PART I. PARKING ADEQUACY
Our Weston & Sampson|TimHaahs team built upon recent parking enhancement initiatives for the downtown Malden area. This section provides a review of parking adequacy. Parking adequacy refers to the sufficient supply of parking. Parking adequacy will vary throughout the course of a day, the day of the week, and the time of the year, and is based on the supply of parking provided and the demand for use of parking. This report reviews existing parking adequacy based on current parking supply and demand, as well as projected future parking adequacy based on population growth as well as planned future developments.
Specifically this section includes:
. Review of Malden Center Parking Management Plan . Existing Parking Supply . Existing Parking Demand . Parking Adequacy . Future Parking Conditions . Recommendations
1. Malden Center Parking Management Plan Overview In October 2015 MAPC published the Malden Center Parking Management Plan for MRA and the City of Malden. The plan included the following observations:
. Overall Weekday Peak Demand occurred at 12 PM: - Parking was 84% utilized during this peak hour - Parking demand was consistently high between 9 AM and 3 PM
. On-Street Weekday Peak Demand occurred at 12 PM: - On-street parking was 93% utilized during this peak hour - Peak hour parking demand was well above the target occupancy level of 85% - Vehicles were parked for long durations, sometimes all day, limiting potential for parking turnover
MAPC recommendations included physical improvements to parking facilities as well as policy changes that were intended to help achieve the following goals:
. Increase availability for short-term parking in the Malden Center study area, while maintaining adequate parking for employees of Malden Center businesses and others who need long-term parking. . Maximize parking capacity through physical improvements and pricing strategies that enable more efficient use of existing on-street and off-street parking areas. . Reduce parking demand by improving conditions for walking, biking and transit use, in addition to changing pricing policies that tend to encourage driving. . Coordinate policies for on-street, public off-street, and private off-street parking so that the parking system as a whole can adequately accommodate current and future development in Malden Center.
Some of the recommendations of the MAPC study have been implemented, while MRA and the City continue to implement and work on parking management strategies to meet existing and future parking needs based on the new redevelopment projects and increased business activity.
2. Existing Parking Supply Parking supply represents the number of parking spaces provided. The number of on-street and off-street parking spaces was reviewed and field verified by the team. Parking fees, if any, and times of availability were also noted.
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DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, City of Malden/MRA PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY
2.1. On-Street Parking Supply The downtown study area encompasses 259 on-street parking spaces and 93% of the on-street parking supply is limited to 2 hours, with meters. Table 1 provides a list of the number of existing on-street parking spaces, by street, within the study area, and whether or not they are metered with a time limit. At the time of parking observations (May/June 2018), all on-street parking in the study area and the Pleasant Street Lot were free with time limits of either two hours or no limit at all. The City subsequently installed on-street meters for the studied streets and pay stations at the Pleasant Street Lot, effective late-June 2018 subsequent to our field data collection efforts. The meter rates are $1.00 per hour with 2-hour maximum time limits throughout the metered area.
Table 1. On-Street Parking Supply Summary Street Between Side Spaces Type N 31 Metered Exchange St. Abbot St. & Main St. S 33 Metered N 27 Metered Pleasant St. Abbot St. & Main St. S 39 Metered Garnet Rd. Washington St. & Dartmouth St. E 11 Metered Abbot St. Pleasant St. & Exchange St. E 7 Metered W 4 Non-metered Washington St. Garnet Rd. & Exchange St. E 5 Metered Dartmouth St. Garnet Rd. & Pleasant St. W 6 Metered W 19 Metered Dartmouth St. Mountain Ave. & Garnet Rd. E 28 Metered & Non-metered W 25 Metered Main St. Florence St. & Irving St. E 19 Metered Middlesex St. Exchange St. & Garnet Rd. E 5 Metered Total On-Street Parking Supply 259 Spaces Source: TimHaahs
2.2. Off-Street Parking Supply Off-street parking within the project study area includes two off-street lots and two parking garages totaling 1496 parking spaces. There are 194 off-street public parking spaces in two off-street lots: Pleasant Street Lot, and Dartmouth Street Lot. Within the Dartmouth Lot a portion of the spaces are permit parking and a portion serve the YMCA. There are 1,302 parking spaces in two parking garages: Jackson Street Garage, and CBD Garage. Table 2 provides a summary of spaces per lot. Table 3 provides a summary of spaces per garage, hours of operation, and parking rates.
Table 2. Off-Street Surface Lot Parking Supply Summary Parking Lot Spaces Pleasant Street Lot 37 YMCA 87 Dartmouth Street Lot Permit 70 Total Off-Street Surface Lot Parking Supply 194 Spaces Source: TimHaahs
Both the Jackson Street Garage and the CBD Garage charge $2.00 per hour, and $18.00 for 24 hours maximum. Monthly parking permits cost $135 per month for the general public, while some office building tenants and government employees have a discounted rate.
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DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, City of Malden/MRA PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY
Table 3. Off-Street Parking Garage Supply Summary Rate Garage Hours of Operation Spaces Public Permit
$2 per hour
Monday-Friday 24 Hours $4 total Jackson Street 651 (entering 5PM - 7PM, $135 Monthly Weekends by Permit Only exiting before 6AM)
$18 daily (24 hour max.)
Monday-Friday 8AM-11PM $2 per hour CBD 651 $135 Monthly Weekends Open to Public $18 daily (24 hour max.)
Total Parking Garage Supply 1,302 Spaces Source: TimHaahs and Malden Redevelopment Authority
2.3. Overall Downtown Parking Supply Within this study area, the downtown public parking supply consists of approximately 259 on-street spaces, 194 parking spaces in the two off-street lots noted previously (Pleasant Street and Dartmouth Street Lots), and 1,302 parking spaces in the two off-street garages (Jackson Street and CBD Garages). The parking supply studied is available to the general public and is utilized by multiple user groups consisting of office employees, retail business owners and employees, patrons of those businesses, residents, construction workers, and commuters using the MBTA Orange Line. Table 4 provides a summary of parking supply in the downtown.
Table 4. Overall Downtown Parking Supply Category Spaces Percent of Total
On-Street 269 15%
Pleasant St. Lot 37 2%
Dartmouth St. Lot 157 9%
Jackson St. 651 37% Garage
CBD Garage 651 37%
Total 1,755 100% Source: TimHaahs
3. Existing Effective Parking Supply When evaluating the parking supply in a study area or in a parking facility, the “Effective Parking Supply” is a common term used in the parking industry. The effective parking supply is essentially a “cushion” applied to the actual parking supply to account for parking spaces lost due to situations such as improperly parked vehicles (e.g., straddling the line), snow, construction, and the natural flow of vehicles. Simply stated, it considers that a parking supply operates at peak efficiency when parking occupancy is no more than 85% to 95% of the supply. When occupancy exceeds this level, patrons experience difficulty finding a space and the delays and frustration
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DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, City of Malden/MRA PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY while searching for the few remaining spaces creates the perception that the supply is inadequate and at full occupancy, even when there are actually some spaces still available.
For this study, an effective parking supply percentage of 90% for the on-street parking and the public surface parking lots in the downtown area has been assumed. Conversely, since most garage users are repeat permit holders who are familiar with the facility’s layout and functionality, an effective supply percentage of 95% for the parking garages has been assumed. Table 5 summarizes the effective parking supply for each of the parking locations and types.
In summary, the effective parking supply of on-street parking is 233 spaces (this represents a 26 space reduction from the actual parking supply of 259 spaces). Off-street surface lot parking provides a combined effective parking supply of 174 spaces (a 20 space reduction from the actual parking supply of 194 spaces). The two parking garages provide a combined effective parking supply of 1,236 spaces (a 66 space reduction from the actual parking supply of 1,302 spaces). The total effective parking supply is 1,643 spaces (a 112 space reduction in the actual parking supply of 1,755 parking spaces).
Table 5. Effective Parking Supply Location Supply Reduction Factor Effective Supply Difference On-Street 259 0.90 233 26 Pleasant St. Lot 37 0.90 33 4 Dartmouth St. Lot 157 0.90 141 16 Jackson St. Garage 651 0.95 618 33 CBD Garage 651 0.95 618 33 TOTAL 1,755 - 1,643 112 Source: TimHaahs
4. Existing Parking Demand Existing parking demand refers to the number of parking spaces used at a specific location, day, and time. Parking counts were conducted throughout downtown Malden on the weekdays of May 17 and 18, 2018 in two-hour increments between 8 AM and 8 PM. Weekend parking counts were also conducted on a Saturday in June 2018 in two-hour increments between 10 AM and 8 PM. Please note – these counts were conducted prior to the parking meters being installed and activated in the central business district.
4.1. On-Street Parking Demand The on-street weekday parking demand results are summarized in Table 6 (next page). The table illustrates the occupancy from 8 AM to 8 PM, with the highest occupancy time period per location highlighted in grey. The combined weekday peak on-street parking demand occurred at 12 PM and consisted of 241 spaces occupied or 93% of the total on-street parking supply. A total of 18 spaces, or 7%, were vacant. With the exception of Dartmouth Street, all on-street peak occupancy was over 85%. . Similarly, Table 7 summarizes the weekend occupancy from 10 AM to 8 PM. The combined weekend peak on-street parking demand occurred at 8 PM and consisted of 235 spaces occupied or 91% of total on-street parking supply. A total of 24 spaces, or 9%, were vacant.
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMETS STUDY Table 7. On-Street Parking Occupancy – Weekend Table 6. On-Street Parking Occupancy – Weekday Street Side Supply 10 AM 12 PM 2 PM 4 PM 6 PM 8 PM Street Side Supply 8 AM 10 AM 12 PM 2 PM 4 PM 6 PM 8 PM N 31 18 58% 29 94% 37 87% 22 71% 31 100% 31 100% N 31 11 35% 19 61% 31 100% 26 84% 23 74% 28 90% 25 81% Exchange Exchange S 33 17 52% 33 100% 31 94% 23 70% 32 97% 32 97% S 33 13 39% 21 64% 33 100% 19 58% 20 61% 32 97% 35 106% N 27 223 85% 24 89% 27 100% 27 100% 27 100% 27 100% N 27 9 33% 24 89% 27 100% 24 89% 24 89% 22 81% 24 89% Pleasant Pleasant S 39 34 87% 36 92% 38 97% 33 85% 37 95% 37 95% S 39 8 21% 36 92% 39 100% 41 105% 40 103% 37 95% 29 74% Garnet E 11 6 55% 11 100% 8 73% 7 64% 9 82% 8 73% Garnet E 11 1 9% 11 100% 11 100% 10 91% 7 64% 9 82% 11 100% Abbott E 7 7 100% 7 100% 4 57% 2 29% 3 43% 7 100% Abbott E 7 6 86% 5 71% 7 100% 4 57% 3 43% 7 100% 7 100% W 4 1 25% 2 50% 1 25% 2 50% 3 75% 4 100% W 4 0 0% 3 75% 4 100% 4 100% 4 100% 4 100% 3 75% Washington Washington E 5 4 80% 5 100% 5 100% 2 40% 5 100% 4 80% E 5 0 0% 1 20% 5 100% 5 100% 3 60% 4 80% 4 80% Dartmouth W 6 3 50% 4 67% 3 50% 5 83% 5 83% 6 100% Dartmouth W 6 3 50% 5 67% 6 100% 6 100% 6 100% 6 100% 6 100% W 25 16 64% 20 80% 20 80% 22 88% 23 92% 25 100% W 25 5 20% 18 72% 22 88% 20 80% 24 96% 28 112% 20 80% Main Main E 19 17 89% 18 95% 18 95% 14 74% 17 89% 19 100% E 19 2 11% 16 84% 20 105% 17 89% 14 74% 19 100% 19 100% Middlesex E 5 0 0% 5 100% 3 60% 1 20% 1 20% 2 40% Middlesex E 5 0 0% 1 20% 5 100% 5 100% 4 80% 2 40% 3 60% W 19 3 16% 3 16% 0 0% 4 21% 9 47% 9 47% W 19 12 63% 11 58% 16 84% 12 63% 5 26% 6 32% 7 37% Dartmouth Dartmouth E 28 14 50% 10 36% 8 29% 15 54% 14 50% 24 86% E 28 8 29% 19 68% 15 54% 20 71% 19 68% 17 61% 14 50% Total 259 163 63% 207 80% 193 75% 179 100% 216 83% 235 91% Total 259 78 30% 189 73% 241 93% 213 82% 196 76% 221 85% 207 80%
Source: TimHaahs Source: TimHaahs
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY
4.2. Off-Street Parking Demand The combined weekday peak off-street parking demand occurred at 12 PM and consisted of 1,190 spaces occupied or 80% of total supply, resulting in a combined average vacancy of 306 spaces or 20%. Pleasant Street Lot was above 85% occupied throughout most times of the day. Table 8 summarizes the off-street parking demand and occupancy from 8 AM to 8 PM on weekdays. On weekends, Jackson Street Garage is not open to transient parkers. The gates are down on weekends and only permit card holders can enter. The combined weekend peak off-street parking demand occurred at 12 PM and consisted of 283 spaces occupied or 33% of total weekend supply (without Jackson St. Garage, due to the facility being closed to transient parking on weekends, a management decision in consideration of reduced weekend demands), resulting in a combined average vacancy of 562 spaces, or 67%. Table 9 indicates the off-street parking demand and occupancy from 10 AM to 8 PM on weekends.
4.3. Overall Downtown Parking Demand The overall weekday peak on and off-street parking demand occurred at 12 PM and consisted of 1,431 spaces occupied or 82% of total supply, resulting in a combined average vacancy of 324 spaces, or 18%. On Thursday, May 17, 2018 from 3 to 4pm, we observed 55 construction workers involved in ongoing building projects nearby, walk into Jackson Street Garage, many of them carpooled with others. On average, 2.5 people shared one car. Therefore, we assume at least 22 vehicles belonged to construction workers. The overall weekend peak on and off-street parking demand occurred at 12PM
5. Existing Parking Adequacy To determine the current parking adequacy, we compare existing parking demand with effective parking supply.
5.1. On-Street Parking Adequacy The weekday parking adequacy for on-street parking, based on the effective parking supply of 233 parking spaces, results in a deficit of 8 spaces during peak utilization at 12 PM. The weekend parking adequacy for on-street parking, results in a deficit of 2 spaces during peak utilization at 8 PM.
5.2. Off-Street Parking Adequacy The weekday parking adequacy for off-street parking lots (Pleasant and Dartmouth Street Lots), based on the effective parking supply of 152 parking spaces, results in a surplus of 16 spaces during peak utilization at 12 PM. The weekday parking adequacy for the off-street parking garages (CBD and Jackson Street), based on the effective parking supply of 1,236 parking spaces, indicates a surplus of 198 spaces during peak utilization at 12 PM. The weekday off-street parking adequacy is summarized in Table 8.
The weekend parking adequacy for off-street parking lots, based the effective parking supply, results in a surplus of 63 spaces during peak utilization at 12 PM. The weekend parking adequacy for the off-street parking garages, which on the weekend only includes the CBD garage with an effective parking supply of 618 parking spaces, results in a surplus of 445 spaces during peak utilization at 12 PM.
The Pleasant Street Lot experienced the highest weekday and weekend parking demand. On the weekday the lot experienced 100% effective parking demand from 12 PM to 2 PM and on the weekend between 10 AM and 6 PM. The highest effective weekday parking demand experienced at the CBD and Jackson Street Garages occurred at 12 PM with an occupancy of 78% and 81%, respectively. On the weekend, the CBD Garage experienced the highest effective parking demand of 27% at 12 PM.
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMETS STUDY
Table 8. Off-Street Parking Occupancy – Weekday Table 9. Off-Street Parking Occupancy – Weekend
Location Supply 8 AM 10 AM 12 PM 2 PM 4 PM 6 PM 8 PM Location Supply 10 AM 12 PM 2 PM 4 PM 6 PM 8 PM
Pleasant St. 37 12 32% 35 95% 37 100% 37 100% 34 92% 35 95% 32 86% Pleasant St. 37 37 100% 36 97% 35 95% 26 70% 37 100% 35 95%
Dart- YMCA 87 33 38% 76 87% 70 80% 60 69% 70 80% 78 90% 50 57% Dart- YMCA 87 36 41% 37 43% 16 18% 31 36% 21 24% 7 8% Lot mouth Lot mouthS St. Permit 70 6 9% 45 64% 45 64% 40 57% 37 53% 33 47% 19 27% t. Permit 70 21 30% 37 53% 37 53% 13 19% 6 9% 4 6%
Sub-Total 194 51 26% 156 80% 152 78% 137 71% 141 73% 146 75% 101 52% Sub-Total 194 94 48% 110 57% 88 45% 70 36% 64 33% 46 24%
Garage CBD 651 119 18% 461 71% 510 78% 492 76% 384 59% 116 18% 68 10% Garage CBD 651 136 21% 173 27% 152 23% 104 16% 93 14% 123 19%
Jackson St. 651 200 31% 485 75% 528 81% 467 72% 389 60% 140 22% 74 11% Jackson St. Closed to Public
Sub-Total 1,302 319 25% 946 73% 1,038 80% 959 74% 773 59% 256 20% 139 11% Sub-Total 651 136 21% 173 27% 152 23% 104 16% 93 14% 123 19%
Total 1,496 370 25% 1,102 74% 1,190 80% 1,096 73% 914 61% 402 27% 240 16% Total 845 230 27% 283 33% 240 28% 174 21% 157 19% 169 20%
Source: TimHaahs Source: TimHaahs
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMETS STUDY
Figure 2. Overall Downtown Parking Demand – Weekday Heat Map at 12 PM Figure 3. Overall Downtown Parking Demand – Weekend Heat Map at 12 PM
Source: TimHaahs Source: TimHaahs
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMETS STUDY
Figure 4. Downtown Effective Parking Adequacy – On-Street Figure 5. Downtown Effective Parking Adequacy – Off-Street
Weekday Weekday
Weekend Weekend
Source: TimHaahs Source: TimHaahs
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY
5.3. Overall Existing Downtown Parking Adequacy The combined effective parking supply for both on and off-street is 1,643 parking spaces. On weekdays, the overall peak parking demand was 1,437 spaces occurring at 12 PM. There was a weekday surplus of 206 spaces, or 13% of the effective parking supply, during the peak parking hour. On the weekend, the overall peak parking demand. was 519 spaces, resulting in a surplus of 506 spaces or 49% of the effective parking supply. Note that the weekend parking supply excludes the Jackson Street garage parking spaces since the facility is closed to transient parking on weekends
5.4. Parking Adequacy Conclusions Parking Inventory The public parking supply consists of approximately 259 on-street spaces, 194 parking spaces in two (2) off- street lots, and 1,302 parking spaces in two (2) garages. 93% of the on-street parking supply is limited to 2 hours at meters with $1.00 per hour rate. Pleasant Street Lot is a primary downtown parking resource consisting of 37 spaces. The CBD and Jackson Street Garages are primary downtown parking resources totaling 1,302 spaces.
Parking Adequacy Conclusions Based on effective parking supply: Peak weekday on-street parking deficit is 8 spaces of all spaces at 12pm; Peak weekend on-street parking deficit is 2 spaces of all spaces at 8pm; Peak weekday off-street parking adequacy is 214 spaces of all spaces at 12pm; Peak weekend off-street parking adequacy is 508 spaces of all spaces at 12pm; (without Jackson St. Garage due to the facility being closed to transient parking on weekends) Peak weekday Pleasant Street Lot parking deficit is 4 spaces of all spaces at 12pm; Peak weekend Pleasant Street Lot parking deficit is 4 spaces of all spaces at 12pm; Peak weekday Dartmouth Street Lot parking adequacy is 26 spaces of all spaces at 12pm; Peak weekend Dartmouth Street Lot parking adequacy is 67 spaces of all spaces at 12pm; Peak weekday CBD and Jackson Street Garage parking adequacy is 198 spaces of all spaces at 12pm; Peak weekend CBD and Jackson Street Garage parking adequacy is 445 spaces of all spaces at 12pm (without Jackson St. Garage, due to the facility being closed to transient parking on weekends).
Table 10. Effective Parking Adequacy
Effective Weekday Weekend Location Supply Demand Adequacy Demand Adequacy On-Street 233 241 (8) 235 (2) Pleasant St. Lot 33 37 (4) 37 (4) Dartmouth St. Lot 141 115 26 74 67 Jackson St. Garage 618 528 90 - - CBD Garage 618 510 108 173 445 TOTAL 1,643 1,431 212 519 506 Source: TimHaahs
5.5. Potential Encore Boston Harbor Casino Off-Site Parking Availability & Shuttle Bus Service According to the Section 61 Finding prepared as part of the MEPA process for the Encore Boston Harbor Casino in Everett, MA, there are extensive commitments to mitigate transportation impacts, including encouraging employees and patrons to utilize public transportation to and from the Casino. In addition to the more than 2,900 parking spaces to be provided on-site for patrons, the Casino has committed to securing 800 off site parking
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY spaces in nearby communities to be serviced by shuttle buses to transport employees and others to/from the casino on a daily basis.
At Malden Center MBTA Station, a bus berth and shelter are planned to be provided on the west side of the station, nearest to Centre Street, according to a design plan provided by the developer. The Malden Center MBTA Station route will depart every 20 minutes from 5 a.m. to 12:30 a.m., making a stop at Wellington Station on the way to Encore Boston Harbor. The buses will be 35’ Transit Buses carrying about 60 passengers. Passengers are anticipated to arrive at the station on foot or from other bus routes or Orange Line transit; because of the limitations of surface parking at the station. There is parking at nearby Jackson Street or CBD garages that could be utilized. The Malden Redevelopment Authority has previously indicated the possibility of providing between 200 and 1,000 parking spaces in these two garages for casino use, depending upon the time of day, with nights and weekends being when most spaces could be provided.
As described previously, there are a total of approximately 1,300 parking spaces in Malden’s CBD (651 spaces) and Jackson Street Garages (651 spaces). According to the occupancy analysis of these garages performed on May 17 and June 16, 2018 by TimHaahs and Weston & Sampson, the weekday peak occupancy of these garages occurs from 10am-2pm with approximately 1,038 spaces (80%) occupied. After 2pm the parking occupancy decreases and by 4pm there are approximately 520 (40%) available spaces between the two garages. The occupancy of the garages continues to decrease throughout the afternoon, and by 6pm there are over 1,000 spaces (80%) available. Please note that the weekday peak occupancy (12pm-2pm) of these two garages will increase over the next few years to near capacity. This increase in parking demand is the result of parking commitments made by the Malden Redevelopment Authority associated with Redevelopment Agreements to advance the City’s downtown development.
On weekends, the Jackson Street Garage is presently not open to the public and is only available to monthly permit parkers. As a result, it is safe to assume that approximately 400 spaces could be made available at the Jackson Street Garage. On weekends at the CBD Garage, based on the parking occupancy analysis dated June 16, 2018, approximately 478 spaces (73%) are available.
Table 11. CBD and Jackson Street Garage Occupancy - Weekday and Weekend Parking Garages Supply 10AM 12PM 2PM 4PM 6PM 8PM CBD Garage 651 461 71% 510 78% 492 76% 384 59% 116 18% 65 10% Weekday Jackson St. Garage 651 485 75% 528 81% 467 72% 389 60% 140 22% 74 11% Total 1,302 946 73% 1,038 80% 959 74% 773 59% 256 20% 139 11% CBD Garage 651 136 21% 173 27% 152 23% 104 16% 93 14% 123 19% Weekend Jackson St. Garage Closed to Public on Weekend Total 651 136 21% 173 27% 152 23% 104 16% 93 14% 123 19%
Based on the occupancy analysis outlined herein and a review of the parking agreements obligating future parking to local businesses, during the weekdays up until 2pm there is limited available parking for passengers of the proposed Casino Shuttle Service operating from Malden Center. However, during the weekdays beginning in the late afternoon and into the evening and early morning hours, and on weekends, there is a significant amount of available parking in both the CBD and Jackson Street Garages to support access to the Casino Shuttle at Malden Center.
6. Future Parking Conditions Future parking conditions are based on existing parking demand plus projected increase in demand due to general population growth, as well as projected demand related to proposed developments.
6.1. Normal Growth In order to determine the increase in parking demand from changes in population growth and increased economic activity in the downtown, we calculated the average population growth rate in the last 5 years from 2013 to 2017, which was 0.6%. Then, we applied a 0.6% annual increase on the existing peak parking demand from 2019 to
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY 2023, which tracks the estimated population growth rate for the City of Malden in Table 12. As a result, the total parking demand attributed to normal growth is estimated to increase 44 spaces on weekdays and 16 spaces on weekends over 5 years. Table 13 illustrates the increase in parking demand due to normal growth.
Table 12. City of Malden Population (2013 – 2017) Year 2013 2014 2015 2016 2017 Average Population 59,803 60,309 60,612 60,732 61,246 - Annual Growth - 0.8% 0.5% 0.2% 0.8% 0.6% Source: TimHaahs
Table 13. Future Parking Demand (2019 - 2023) Year 2018 Existing 2019 2020 2021 2022 2023 Weekday 1,437 1,446 1,454 1,463 1,472 1,481 Weekend 519 522 525 528 532 535 Source: TimHaahs
6.2. Future Developments In order to calculate the future parking conditions within the study area, we had discussions with City Representatives contemplating projects in the downtown, and we reviewed the Malden Proposed TDI District map and Malden Redevelopment Authority documents. Based on this information, we have assumed that over the next 5 years the amount of potential development will include those summarized in Table 14. Note – schedules are subject to change.
Table 14. Potential Future Developments (2019 - 2023) Project Land Use Size Schedule Residential 320 Units 1. 184-200 Pleasant St. Opening 2019 Retail 12,000 SF
Restaurant 12,000 SF 2. 46-50 Pleasant St. Restaurant 17,500 SF Opening November 2019 Office 304,000 SF 3. 200 Exchange St.* Retail 8,000 SF TBD
Restaurant 8,000 SF Residential 69 Units 4. 126-150 Pleasant St. Retail 1,500 SF Open Restaurant 1,500 SF Residential 210 Units 5. 100-150 Exchange St Retail 800 SF Open Restaurant 800 SF *Based on discussions with City Parking Operations Manager, 200 Exchange St. has 300 spaces, 180 typically occupied. Source: TimHaahs
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY Figure 6. Downtown Malden Potential Future Development Projects
Source: TimHaahs
6.3. Recommended Development Parking Ratio Requirements Table 15 shows current parking ratios for new development in the downtown Malden area. Based upon their experience and consideration of parking in nearby communities (see Appendix B), TimHaahs has developed recommended parking ratios as indicated in Table 16 below to address anticipated parking needs from continued economic development in the downtown Malden area.
Table 15. Current Downtown Parking Ratio Requirements
Land Use Parking Requirement
Residential 1.0 Spaces / Unit
Office (General & Bank) 0.0 Spaces / 1,000 SF Gross Retail 0.0 Spaces / 1,000 SF Gross
Restaurant 0.0 Spaces / 1,000 SF Gross Source: TimHaahs
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY
Table 16. Recommended Downtown Parking Ratio Requirements
Land Use Parking Requirement
Residential 1.0 Spaces / Unit Office (General & Bank) 2.5 Spaces / 1,000 SF Gross
Retail 3.0 Spaces / 1,000 SF Gross
Restaurant 8.0 Spaces / 1,000 SF Gross Source: TimHaahs
6.4. Future Development Parking Demand Based on the future development projects list that has been provided by Malden Redevelopment Agency, there are five projects that are in construction or will be built in the next 5 years in the downtown area. For each listed retail, we anticipate 50% of the retail square footage will be restaurant. Table 17 summarizes the anticipated parking demand for the proposed development sites.
Table 17. Projected Future Development Demand Recommended Developer Project Land Use Size Adequacy Supply Provided Residential 320 Units 320 - - 1. 184-200 Pleasant St. Retail 12,000 SF 36 - - Restaurant 12,000 SF 96 - - Sub-Total 452 325 (127) 2. 46-50 Pleasant St. Restaurant 17,500 SF 140 0 (140) Office 304,000 SF 180* - - 3. 200 Exchange St.* Retail 8,000 SF 24 - - Restaurant 8,000 SF 64 - - Sub-Total 268 0 (268) Residential 69 Units 69 - - Retail 1,500 SF 5 - - 4. 126-150 Pleasant St. Restaurant 1,500 SF 12 - - Sub-Total 86 92 7 Residential 210 Units 210 - - Retail 800 SF 5 - - 5. 100-150 Exchange St Restaurant 800 SF 0 - - Sub-Total 215 225 10 Total 1,161 642 (518) *Based on discussions with City Parking Operations Manager, 200 Exchange St. has 300 spaces, 180 typically occupied. Source: TimHaahs
6.5. Future Parking Adequacy As normal growth and new development occurs and vacant retail spaces are leased, parking demand will continue to increase, making the ability to find convenient on-street parking even more difficult. Accordingly, it will be important for the MRA and City to implement strategies outlined in this report to manage and redistribute parkers from high demand on-street areas to the CBD and Jackson Street Garages through facility enhancements, pricing, permit, and enforcement modifications.
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY
Based on the future development assumptions outlined herein, the normal growth anticipated for the downtown, and the planned future development, we estimate this will generate new demand of approximately 454 vehicles for the study area. While the anticipated shortage may appear large, it is important to understand that there will be a lease-up period for all new demand generators to operate at peak demand levels (typically 3-5 years). Most developments do not open at full occupancy, and the lease-up period reflects the time that it takes for a development to begin the leasing process and to achieve full occupancy. In addition, it is critical to understand the importance of planning for future parking facilities, as it can take roughly 24-30 months to acquire property, plan, design, finance, and construct a parking structure.
Table 18 outlines the anticipated change in total supply, demand, and parking adequacy over the next five years. Based on the future development assumptions outlined herein, the normal growth, and new development projects, we estimate a future parking shortage of approximately 366 spaces for the study area.
Table 18. Projected Year 2024 Parking Adequacy - Weekday Demand Current Supply Future Adequacy Current 1,430 - - Normal Growth 44 - - New Development (Not Accommodated On-Site) 454 - - “Effective” Parking Cushion 193 - - Total 2,121 1,755 (366) Source: TimHaahs
7. Recommendations Based on an updated analysis of existing on-street and off-street parking conditions within downtown Malden, combined with projected future parking needs based on proposed developments and population growth, it was determined that there will be a future deficit of 366 parking spaces by the year 2024. There are finite parking resources in downtown Malden, and given significant redevelopment, it is more critical now than ever to effectively manage, maintain, and maximize the utilization of existing parking assets to enhance the overall downtown public parking system. The following parts of this study focus on ways to do just that.
Part II – Parking Management & Pricing - includes opportunities to improve operations and efficiency, increase the convenience of parking for patrons, coordinate both on-street and off-street parking pricing to free the more convenient on-street spaces for downtown patrons, encourage the delivery of parking information and wayfinding, and improve the user comfort of the major downtown parking resources, the CBD and Jackson Street Garages. These actions also include Smart Parking Strategies and Recommendations to Maximize the Utilization of Existing Downtown Parking Assets (CBD and Jackson Street Garages)
In Part III – Parking Structure Condition, Repair & Maintenance and Part IV – Parking Structure Enhancements, the study investigates methods to maximize the utilization of the CBD and Jackson Street Garages. It is important that the facilities are evaluated thoroughly and needed repairs undertaken quickly to address potential safety concerns for users of these facilities and extend the useful life of these critical downtown parking resources. The garages also should be upgraded, to make them more pleasant and to enhance user comfort, as well as to improve efficiency of operations. Subsequent components of this report, outline and present several opportunities to repair and enhance the garages, provide an order of magnitude budget, and outline a revenue source and operations plan to provide additional funding to reinvest in garage capital maintenance and facility improvements.
Part V – Surface Parking Redevelopment of this study includes key recommendations in the MAPC report that we focused on in the analysis…including:
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY . Make pedestrian and bicycle infrastructure improvements to encourage non-motorized modes of transportation and reduce demand for parking. . Make comprehensive parking information readily available and easy to access for residents, visitors, and employees.
Convenience of parking for access to retail merchants is an important consideration, and providing more spaces in areas that are not convenient may not be productive unless it allows for shifting of long-term parking to somewhat more distant locations, freeing up existing spaces for short-term use.
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY
PART II
PARKING MANAGEMENT & PRICING
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY PART II. PARKING MANAGEMENT & PRICING
Objective: Maximizing utilization and improving Management of downtown parking assets.
The future of parking has never been a hotter topic than it is today. With the rising popular demand for car-sharing or ride hailing services (i.e. - Uber/Lyft), and the development of autonomous vehicles, the discussion about how much parking is needed in a downtown today and in the future is front and center. In addition, cities like Malden are becoming more and more walkable with multiple alternatives to single occupancy vehicles, such as mass transit, Lime Bike, Car Sharing, etc. and it is likely that the younger people living in Malden have less affinity towards car ownership. While supporting and promoting alternatives to single occupancy vehicles and ultimately reducing the need for parking is undoubtedly smart public policy for cities like Malden, providing adequate and convenient parking is critical to support its growth and economic vitality. Urban residents and workers are certainly less dependent on the automobile, but nationwide, between 2014 and 2016 the number of registered vehicles grew from 253 million to 268 million vehicles, an increase of approximately 6% during this period (https://www.statista.com/statistics/183505/number-of-vehicles-in-the-united-states-since-1990/). During the same period the amount of drivers licenses issued in the US increased from 210 million to 221 million, an increase of over 5% (https://www.statista.com/statistics/191653/number-of-licensed-drivers-in-the-us-since-1988/). That said, as a result of its significant economic resurgence, its transit access, robust housing market, ongoing transit oriented development, and its cultural and entertainment amenities, parking demand in Malden will likely increase over the near term as previously discussed. As outlined in our parking adequacy analysis, we estimate a need for an additional 360 + / - spaces over the next 5 years as a result of normal growth, new development, and increase retail / restaurant activity.
Accordingly, and given the high cost of developing new structured parking, it is important that the MRA and the City of Malden work in concert to maximize the utilization of its existing parking assets to the greatest extent possible in order to support the city’s ongoing development, economic resurgence and its residential quality of life. Outlined below are various strategies to maximize the utilization of existing parking assets and coordinate the delivery of parking services to support Malden’s continuing economic revitalization.
1. Parking “System” Management Virtually all municipalities and public agencies recognize the importance of providing adequate parking for residents, visitors, shoppers and persons employed within their communities. However, not every municipality realizes the importance of integrating all aspects of providing public parking within the framework of a “parking system”. In Malden, key elements of the parking system are currently decentralized:
1. Off-street, public parking is primarily owned, managed and operated by the MRA. 2. On-street parking is owned, managed and enforced by the City of Malden. 3. Parking regulations and ordinances are recommended by the City’s Traffic Commission chaired by the Chief of the Malden Police Department. The primary mission of the Traffic Commission is to “promote vehicular and public safety in the City through the adoption of parking regulations and establishing penalties for parking violations”.
When parking functions are divided, no single department or manager has the full authority to plan, supervise, and operate municipal parking services. As a result, there is less planning, performance analysis, and control of the entire parking system and operations. The truly effective way to provide parking services to municipal residents and the public at large is via a unified parking system. The goals of a unified parking system are to centralize parking, administration and management for improved efficiency, and include:
. Communication of the mission, goals and objectives of the parking system . Parking planning for existing needs and new development . Establishment of a single point of responsibility
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY . Regular assessment of parking strategies . Creation of guidelines and policies / ordinances . Ensure consistent parking enforcement . Provide proper maintenance of facilities, signage and equipment . Commitment to customer service
1.1. Traffic Commission While the City’s Traffic Commission serves as the municipal entity charged with the evaluation and adoption of parking regulations, its focus, as stated in its mission, is primarily to promote vehicular and public safety in the City. The Traffic Commission is composed of the Chief of Police, serving as Chairman, the Chief of the Fire Department, a representative of the Planning Board, a representative of the City Department of Public Works, a representative of the City Engineering Department, and a Clerk. While members of the Police Traffic Unit and the City Parking Department regularly attend meetings, there is no formal representation on the Commission by either the City Parking Department or the MRA, which together manage virtually all of the City’s public parking assets. To better coordinate the provision of public parking, we propose that both a representative of the City of Malden Parking Department, which manages on-street parking in the City, and a representative of the MRA, which handles off-street parking in the City, have formal representation on the commission. The representation of the MRA and the City Parking department on the Traffic Commission will improve communication, responsiveness and planning related to parking in the downtown.
1.2. Malden Mobility Advisory Committee In addition to participation on the City’s Traffic Commission, we also recommend the formation of the Malden Mobility Advisory Committee. This committee could extend beyond the downtown area and meet on a regular basis and include representatives from the MRA, the City’s Parking Department, downtown residents, business owners, BID representatives, Chamber of Commerce members, and landlords, etc. The purpose of the committee would be to review, discuss, and identify mobility and parking issues or concerns with the intent of directly addressing problems and making recommendations and improvements related to both mobility enhancements in the downtown area as well as changes to on- and off-street parking, formulating policy related to overall transportation and parking programs in the City and all its facilities. This includes, but is not limited to, vehicles, bicycles, pedestrian traffic, as well as the operations and services provided by local public transportation providers directly impacting the downtown and its constituents; to provide a communication link between users of the parking services and those responsible for providing such programs and enforcing the regulations governing them.
The Malden Mobility Advisory Committee can be an excellent forum for coordinating the necessary interaction and communication between the MRA, the City of Malden Parking Department, downtown and local stakeholders and parking management personnel. The Committee would provide the City of Malden with a forum to identify parking issues and field complaints, as well as identify other mobility concerns, thereby reducing the amount of City Council meeting time dedicated to these problems.
1.3. Branding, Communication, and Information A common problem experienced by municipal parking systems is that there is little effort expended to communicate and promote the mission, assets and functions of the parking system. In an effort to support ongoing redevelopment, the MRA and City should undertake a cooperative and collaborative initiative and program to inform its residents, downtown merchants, employees, shoppers, commuters, and the general public on how the entire Malden parking system operates. The joint communications program should coordinate all parking information under a single “brand” and address the need for consistent enforcement and the value of limited parking assets. The objective in promoting a parking system is to transform what can often be perceived as a negative image into a positive one. Currently, there is limited promotional material dedicated to communicating information regarding the City’s parking program.
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY
As noted previously, a unique challenge in Malden is the division of parking management responsibilities between the MRA and the City of Malden. However, the two entities should work closely together to develop one distinct parking system identity and produce communications that provide valuable parking information to residents, downtown customers, commuters and visitors. The MRA and City should also coordinate with the Business Improvement District to create promotional initiatives to market downtown retail and restaurant establishments and communicate the location of available parking for customers.
The collaborative parking communication program should include the following:
A clearly defined brand, including mission and vision, and messaging platform regarding Malden Parking. Consistent visual identity across all mediums, including logo, fonts, signage and web/social media presence, signage, uniforms, collateral material, enforcement and informational documentation, etc. Presence of a unified website that includes the following, at a minimum: − Map showing facilities locations with pricing, hours and payment options − Contact information, including email and phone numbers − Complaint, maintenance issues and general inquiry forms − Information/tutorials on use of parking equipment/technologies (i.e., multi- space meters, PARCs, pay-by-phone/app) − Organization demonstrates understanding of and proper use of social and new media (i.e., Facebook, Twitter, LinkedIn)
The City’s parking website has a wealth of odd information and it should consider adding information pertaining to frequently asked questions (FAQ’s), the reasons and rationale for parking enforcement and time limits, as wells as links to the MRA for off-street parking information.
The website should also include the latest parking news, development plans, policy or ordinance changes, and improvements, along with how they will affect the community. See the New Brunswick Parking Authority (www.njnbpa.org) and the City of Somerville Department of Traffic and Parking website (www.parksomerville.com) for reference. Again, it is important that the City Parking Department and the MRA coordinate, collaborate, and disseminate a unified and consistent message and information related to parking in Malden.
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY 1.4. Implement Pay-By-Cell Pay-by-cell phone systems are being implemented in a growing number of towns and cities in the US. These systems allow patrons to pay for their parking through various cell phone-based commands (call, text, scanning a QR code). Using cell phones, patrons can also purchase or extend their time at a meter or facility from a remote location. Text or voice message notifications can be sent to patrons as their parking time is about to expire. These systems can operate in conjunction with parking meters and multi-space pay machines and also in gated parking facilities with updated parking access and revenue control systems.
Pay-by-cell is presently implemented at the MBTA Malden Center Station for daily commuter parking through PayByPhone. The PayByPhone system is a fully integrated mobile payment option designed to interface and offer an alternate form of payment from the traditional meters, pay- on-foot pay machines and related gated or gateless systems used in on and off-street parking. With pay-by-cell systems, the customers do not need to worry about carrying coins or cash, and they can get a text or email when the parking session is about to expire. More importantly, the customers do not need to sprint back to add to the meter, they can buy more time wherever they are. Because pay-by-cell systems are dependent on credit card payments, there are transaction fees associated with this service that are either borne by the agency or transferred to the user (usually $0.25 - $0.40 per transaction). Pay-by-cell is another logical and convenient form of payment that should be implemented in Malden.
1.5. Special Event Parking The effective management of special event parking has become increasingly important to municipalities and City Centers seeking to foster economic development and generate activity for local businesses and enhance the vibrancy of the community. Special events often serve as an introduction of the City to new future customers and residents and the parking experience must be positive to ensure that they come back. As a result, providing adequate parking and transportation services for attendees is an important component of municipal parking management to ensure that there is an adequate and convenient supply of parking to meet the demand generated by special events. The effective management of event parking can also improve the overall image of parking in Malden and encourage patrons and visitor’s to return for future events, dining experiences and entertainment. Accordingly, it is important that the MRA and the City Parking Department collaborate and coordinate the provision of parking resources for major downtown events that would include the following:
1. Define special events as all events in the downtown that would necessitate a change in the normal parking and traffic patterns and regulations, e.g., sporting events, cultural events; 2. Compel all sponsors of special events to formally and proactively request parking and transportation arrangements through the City / MRA; 3. Determine costs and fees to cover the use of parking facilities and coordination procedures; 4. Establish one main point of contact responsible for special event parking coordination and ensure that the contact coordinates the necessary activities with the other stakeholders; 5. Identify parking facilities for special event parking and overflow areas for regular permit holders; and, 6. Identify steps in the approval process and the authority to deny a special event parking and transportation request if parking demand cannot safely and satisfactorily be met.
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY 1.6. Shared Parking According to the Urban Land Institute, “Shared Parking is defined as parking spaces that can be used to serve two or more individual land uses without conflict or encroachment”. The mix of land uses typical in a downtown provide meaningful opportunities for shared parking. The utilization of the same parking space by multiple user groups (i.e., parking for commuters during the day, and residents or retail patrons in the evening and weekends) maximizes the use of parking resources, reduces the amount of parking to be built, and if parking fees are charged, can financially support the facility’s capital and operating expenses. The mix of land uses in downtown Malden and the recent development projects that are providing predominantly residential parking, presents an opportunity to share the residential parking with commuters or with monthly employees of business permit holders during the typical weekday.
It may be a challenge to establish formal agreements between developers who have excess parking capacity and potential permit parkers to institute shared parking. However, to facilitate agreements between downtown developers / owners and permit parkers, the MRA could serve as a “clearinghouse” of available parking. In this capacity, the MRA could regularly obtain parking availability data from private owners to create and maintain a database regarding the availability of parking for lease in all private parking facilities in the Downtown. This information would be available to prospective businesses seeking parking (should the CBD and Jackson Street Garages be near capacity) and developers wishing to secure parking for new projects. The MRA could work with the parking owners to facilitate standard parking lease terms that would satisfy and indemnify the owners of the parking resources and thereby potentially providing a meaningful parking resource in downtown Malden that would otherwise be underutilized at certain times of the week day or week. We presume there is excess capacity in private developments that could make this shared parking a viable venture, but research with private owners and municipal officials would be needed to confirm.
1.7. Enforcement With increased growth in the number of visitors, patrons and businesses and on- street meter implementation in downtown Malden, parking availability will be a growing concern. One of the most difficult aspects of parking operations is enforcement. It is important to ensure that there is a regular level of enforcement to promote adherence to the variety of parking regulations and time limits throughout the downtown. This is especially important in the downtown where commuter parking is approaching capacity and increasingly, commuters will look to park on-street or in public lots if they think they can do so without getting fined. Further, we recommend that all time limit parking be enforced to promote turnover, especially on Exchange Street and Pleasant Street, where we noted during data collection that some vehicles were parked well in excess of the time limits. Spot observations made subsequent to this report preparation indicates enforcement is ongoing.
Malden implemented on-street meters in June, 2018, with a $1.00 hourly rate and 2-hour time limit. The enforcement hours are 7 AM to 7 PM, Monday to Saturday. To boost customer parking in garages, and without any concern of refeeding parking meters, we would recommend that the City Malden consider extending on-street meter enforcement to 9 PM from Thursday to Saturday. Later enforcement of the convenient on-street meters would promote additional turnover by dissuading local residents and employees from monopolizing the convenient spaces in the late afternoon or evening, thereby making more parking available for dining and retail patrons. Another consideration could be to promote use of the Dartmouth Street lot for downtown merchants/employees especially on weekends, at no charge, to increase the supply of spaces open to the public.
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY 1.8. Promote Off-Peak Garage Utilization As outlined in the Parking Adequacy analysis section of this report, the CBD and Jackson Street Garages are the primary parking resources for Malden downtown, providing over 1,300 spaces within 600 feet of the major destinations in the City’s central business district including the Malden Center MBTA train station, Pleasant Street retail / restaurant corridor, and various businesses in the downtown. During a typical weekday both the CBD and Jackson Street Garages are well utilized with peak occupancy of 510 spaces and 528 spaces respectively, which based on our occupancy counts on May 17, 2018 occurred at 12 pm.
The primary users of these facilities are monthly permit holders and transient or hourly parkers. The permit holders primarily consist of local business and MBTA commuters. Based on a cardholder report from LAZ Parking dated May 23, 2018, TimHaahs consolidated the user group type of each garage. CBD Garage has 12 primary user groups and Jackson Street Garage has 8 user groups.
Table 19. Parking Garage Permit Holders CBD Garage Jackson Street Garage # of # of User Group User Group Permits Permits 1 Market Rate Cardholder 87 1 Market Rate Cardholder 331 2 Government Employee 17 2 125-150 Pleasant St Associates, LLC 1 3 Preotle West Coast 19 3 Government Employee 86 4 Irving Street Studio Condos 9 4 Malden Emergency Center 15 5 RD Management DCF 23 5 Twenty-First Century Early learning Center 7 6 Preotle Permits 166 6 The RMR Group LLC 137 1 7 ZIP Cars 3
Preotle Cambridge Health Alliance 199 4 7 44 8 Other Cardholders 3 8 The RMR Group (CBD) 143 22 9 Preotle Lane Shuttle - 10 Malden Education Association -
11 Other Cardholders 6 12 200 Exchange Lease 100 to 160 TOTAL: 814 to 874 TOTAL: 609 Source: LAZ Parking, 2018
According to a transaction report from LAZ Parking, from May 1, 2018 through May 22, 2018, on weekdays, the average number of monthly permit transactions were 420 entries in the CBD Garage and 411 entries in the Jackson Street Garage. Average transient transactions were 212 in the CBD Garage and 123 in the Jackson Street Garage.
Table 20. Average Parking Transactions – Weekday May 1 to May 22 Transactions Garage Supply Permit Transient Total CBD Garage 651 420 212 632 Jackson Street Garage 651 411 123 534 Source: LAZ Parking, 2018
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY As indicated previously, there are approximately 144 available spaces at the CBD Garage and 123 available spaces at the Jackson Street Garage during the peak occupancy period which occurred at 12 PM on weekdays. A good portion of this weekday available parking supply will be utilized in the future when the 200 Pleasant Street project is leased and there is a demand for approximately 160 to 180 spaces. However, after 12 PM on weekdays the occupancy of both the CBD and Jackson Street Garages reduces significantly, and by 4 PM there are 267 vacant spaces in the CBD Garage and 262 vacant spaces in the Jackson Street garage.
This available parking resource after the weekday peak time and on weekends can be utilized to relieve the high utilization of on-street parking along Pleasant Street and Exchange Street in the early evening and on weekends ultimately to satisfy the anticipated future parking demand from new development. According to updated occupancy counts, by 4 PM on weekdays there are approximately 529 parking spaces available between the two garages and over 1,000 spaces available on weekends if both the CBD and Jackson Street Garages were open to the public. This supply can also be used for Encore Boston Harbor parking demands as noted previously.
2. Garage Operational and Aesthetic Improvements To increase the utilization of both the CBD and Jackson Street Garages it is imperative that the garage be upgraded structurally (immediately), aesthetically (over time) and operationally (whenever financially feasible). These two parking structures are significant infrastructure resources for the City of Malden providing critical access to the City’s business district, mass transit, special events and residential parking. These facilities should be upgraded to serve as a gateway to the Malden downtown and to extend their useful life to the greatest extent possible. As Malden continues to redevelop, it is important that the downtown parking experience reflect the quality of the downtown, have a high level of user comfort and convenience, a safe environment, and be properly maintained both in terms of capital reinvestment and ordinary maintenance. Outlined herein are proposed enhancements to the parking facilities to improve the overall user experience; physical/structural improvements/repairs will be addressed in another part of this report.
2.1. Access and Revenue Control Systems An important investment and facility improvement that the MRA should make to both the CBD and Jackson Street Garages is the procurement and implementation of a new Parking Access and Revenue Control System (PARC system). The PARC system allows parking facility owners and operators to control access and collect parking revenues from users. The entire PARC system typically refers to the computer servers, terminals, kiosks, and other technology used for payment and access control in a garage.
The PARC system recommended for the CBD and Jackson Street Garages will accommodate both transient parkers - a parker who pays for parking on a short term basis, typically daily or hourly for the amount of time used (e.g., retail or restaurant patron) versus a non-transient parker – a parker that uses a permit or other credential to park on an ongoing basis (e.g., resident, retail / restaurant employee, commuter) for a set period of time (e.g. monthly, quarterly, etc.).
Frictionless Parking PARC system technology is changing rapidly and some of the latest advances in system technology refer to “frictionless parking”, where drivers can enter garages without stopping to take a ticket and are automatically charged through one of a number of payment methods. When it’s time to leave, the driver merely returns to his or her vehicle and exits the facility. Typically, when a driver enters a facility offering frictionless parking, his or her credentials are recognized by the system and associated with a payment account. This can happen in a number
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY of ways. In some parking facilities, License Plate Recognition (LPR) equipment records the driver’s license plate information and associates the vehicle with his or her credential. In others, RFID technology recognizes parking tags admitting authorized drivers to parking facilities. When the driver is ready to leave the facility, the system recognizes the driver and charges his or her card (or recognizes if the driver has already paid). When payment is satisfied, the gate opens and the parker is able to exit the facility. Given the need to regulate access to the CBD and Jackson Street Garages and prioritize permit parking, and given that frictionless parking systems are still in the early stages of utilization, we do not recommend this type of system at this time.
PARC System Operations – CBD and Jackson Street Garages Due to the mixed use nature of the CBD and Jackson Street Garages and the need to ensure that there is always adequate parking reserved for permit parkers, it is recommended that the MRA employ an automated / gated PARC system at the CBD and Jackson Street Garages with a Pay-on-Foot (POF) system for transient and visitor parking, and a proximity card, Automatic Vehicle Identification (AVI), or License Plate Recognition (LPR) technology to provide access for CBD and Jackson Street permit parkers. A primary benefit of the gated system in a mixed-use facility is that it allows the owner / operator to monitor the occupancy of the garage and control access should it approach capacity. In addition, gates at the entrance and exit of a parking facility regulate the speed of traffic in and out of the facility thereby enhancing safety particularly at the driveway interface..
Access for Short Term Parkers (Transients) With the automated / gated POF system, the transient parkers (downtown visitors and retail / restaurant customers) enter the garage by taking a bar-coded ticket from an entrance lane ticket dispenser and they park in an available space in the parking facility. The customer is instructed by signage to keep their parking ticket with them. Upon returning to the parking facility to exit, the customer goes to a POF station, pays the fee, and is reissued their validated ticket for use at the exit verifier. The customer then proceeds to their vehicle, drives to the exit lane, inserts the paid ticket in the exit verifier, which opens the gate to exit the garage. If the customer failed to pay prior to driving to the exit lane, the customer can also pay at the exit lane with a credit card. For transient parking at the CBD and Jackson Street Garages, we recommend that that the POF stations be credit card only and do not accept cash. The cost of the credit card only POF station is significantly less than the POF station that accepts both credit card and cash, often up to 50% less, and going cashless eliminates the need for cash collection, POF machine maintenance, and reduces capital expenditure on equipment.
Another payment option that can be developed for transient parkers at garages is through the use of a pay-by-cell phone system, ideally the same service provider should the City offer Pay-By-Cell service for on-street parking. These systems allow users to pay for parking or reserve parking from their cell phone or smartphone via a website or mobile app. Users simply create an account and download and sign into the app to get up and running. The Pay-By-Cell system is a mobile payment option that is designed to interface and offer alternate forms of payment in both on and off-street parking facilities.
Access for Permit Parkers (Non-Transients) The form of access credential for the non-transient parker at the CBD and Jackson Street Garage (permit parkers) could be a proximity access card or an Automated Vehicle Identification (AVI) transponder at the entrance to access the parking garage. Proximity cards have a read distance of 12 to 18 inches but typically require users to
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY lower their car windows and present the card at the reader. AVI systems have an antenna at the entrance and exit of the facility that read transponders, which then activate the gate. The AVI system enables hands free vehicle access similar to E-Z Pass, providing more efficient access and egress through the entry / exit lanes.
Another option to provide access to the parking facility is License Plate Recognition (LPR) technology. With an LPR system, the permit parker’s license plate will serve as their entry credential, whereby the LPR system reads the registered license plate at both the entry and exit of the parking facility and activates the gate to allow access / egress. The utilization of an LPR system would require an analysis of the garage’s entry / exit lanes to ensure that there is a location with adequate distance to obtain a high level of plate capture rate, typically around 95%- 99%.
2.2. Promote Garage Use Visitor or Customer Validations Should MRA wish to accommodate parking patrons with discounted or free parking at the garages, transient parking can be validated through the PARC system management software with a web-based validation. With these systems, any computer with an internet connection can be a validation unit. For example, a downtown business owner would simply log into a secure website and enter the ticket number and the validation is applied to the transaction. For a high-volume location, an optional barcode scanner is available and a variety of validation types including flat rate, discounted rate, hours discount, percentage discount, and more, can be applied to the parking session. In real-time all PARC system components recognize the validation, calculate the new parking fee and update the balance accordingly.
After logging in, the user enters the patron’s ticket number and authorizes the transaction. The user can select different validation types, companies and accounts based on the permission granted by the administrator (MRA or its parking operator). All functions of the validation system are controlled by the system’s administrator and validations can be invoiced to system users as per established policies.
In summary, an updated PARC system for the CBD and Jackson Street Garages will: 1. Conveniently activate parker credentials. 2. Provide a web based validations system for downtown patron parkers. 3. Allow for facility parking equipment monitoring and remote control of gates. 4. Provide an intercom at the entry and exit for patrons to seek assistance if necessary. 5. Provide parking count monitoring and alarming. 6. Provide for variable message sign (car count digital signage) integration. 7. Provide standard operating reports including occupancy, revenue, transaction information, validation information, tickets issued/collected, entry/exit information, and duration of stay reports. 8. Control access to the facility and allow the operator to regulate the parking if needed. 9. If cashless, eliminate the cash handling and the associated equipment, manpower and auditing. 10. Ensure all patrons that enter the garage are either permit parkers or will pay via the payment system.
Reserve Lower Level Parking for Transient Parkers An opportunity to improve the parking convenience for patrons to local retail and restaurant establishments in Malden is to reserve a limited portion of the lower level parking in both the CBD and Jackson Street Garages for short term, high turnover parking. By dissuading permit parkers from parking in the lower levels and directing them to the upper levels of the garage, these convenient spaces are more readily available to people coming to park for short visits to do business, have lunch, or patronize a retail establishment. To regulate the parking area intended for customers of the retail / restaurant establishments, the customer parking areas should be clearly signed and branded as customer parking only! Prohibitive signage is an effective step to dissuade long term / non-customers from parking in this area. Signage should be placed throughout the customer parking area communicating that the spaces are for retail and restaurant patrons only with an appropriate time
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY limit, no more than three (3) hours. In addition to the signage, the customer parking area should be branded with wall colors and graphics that further distinguish the customer parking area and reinforce the dedication of the spaces to downtown business patrons.
Should signage not prove a complete deterrent to long term parkers in the customer parking area, an effective system that can be deployed in this area of the garage are surface mounted parking sensor systems. The surface mounted parking sensors detect the presence of parked vehicles and report overstays to the parking operator via smartphone or handheld devices. All sensors interface into the PARC system allowing the garage operator to monitor the customer parking areas efficiently with real time, individual space information. When the sensor detects that a vehicle has occupied a space beyond the posted time limit, it sends a signal to the parking operator’s smartphone via internet. Once notified, the operator can take a variety of actions to address the matter including issuing a warning, coordinating with local police to issue a parking ticket, or if the violator is a registered permit parker, the operator can communicate to the parker and, if need be, terminate their parking privileges. The intent of these systems is to increase parking turnover in the customer parking areas, promote compliance with time limit restrictions and increase enforcement efficiency. The sensor accuracy is approximately 95%.
2.3. Maintenance When visiting downtown Malden to shop, dine or visit, parking will often be the first and last impression that someone will experience. Accordingly, it is critical that the parking facilities be attractive, well maintained, well-lit and secure, in order to provide a high level of user comfort and acceptance, as well as present a positive impression of the facility. Parking structures are unique facilities, designed to withstand extremely harsh conditions including temperature extremes, water infiltration, thermal expansion and contraction, vehicular traffic, and particularly in the northeast, de-icing salts and snow removal strategies. A parking structure that is not properly maintained will experience detrimental consequences including structural deficiencies, premature concrete deterioration, and even safety hazards for users. It is also important to maintain these facilities to prevent personal injuries, reduce associated liability, and to ensure that the parking assets are maintained to maximize their useful life.
Table 21 provides a checklist for proper garage maintenance. In addition to ongoing maintenance, a periodic condition assessment to evaluate and maintain the structural and capital components of the facility is recommended in order to proactively address capital items that will prolong the useful life of the facility to the greatest extent possible. In addition, MRA should establish a maintenance reserve to address these capital items when necessary.
2.4. Security Critical to the user comfort of the CBD and Jackson Street Garages is the perception that the garages are safe with an appropriate level of security. You can deter criminal acts with commonsense cost-effective. Outlined below are recommendations to enhance the user comfort and feeling of security at the garages:
1. Lighting - It is one of the most important safety factors in parking garages. According to James Marcella, Director of Technical Services for Axis Communications, “The most effective deterrent to criminal activity is a well-lit area”. The MRA has upgraded the lighting systems in both garages and it is recommended that its parking operator or a consultant perform a photometric evaluation / survey of the garages to confirm that the lighting levels meet industry standards for safety. In addition and as a result of the referenced survey, the MRA (based on recommendations from the operator or consultant), may recommend additional lighting beyond typical industry standards be provided at key locations in the garage such as vehicular and pedestrian entries, to improve the overall user comfort of the facilities.
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY
Table 21. Garage Maintenance Checklist and Schedule
Annually -
Task Daily Weekly Monthly Quarterly Semi Seasonally Annually As Needed Sweeping / Power Sweeping X Trash Pickup X Empty and Clean Trash cans; place liners X Clean Bollards X Paint Bollards X Power Washing X Glass Cleaning X X X Exterior Window Cleaning X X Elevator Cleaning - Floors, Doors, lights; check alarms X Elevator Maintenance X X Wipe Down Equipment X Restriping X Removal of Oil Stains X X Generators - check/fuel X Re-lamping X Light Fixture Cleaning X Floor Drain Cleaning X Structure - check floor surface deterioration, water leakage, X cracking Painting - check for rust and touch up; doors, handrails, guardrails, X pipes, curbs and signs Graffiti Removal X X Graphics Cleaning X X X Revenue Control Equipment X Security System Checks - proper operation, TV, audio, panic X buttons, door alarms Safety - exit lights, emergency X lights, trip hazards Fire Protection System - check X fire extinguisher Fire Protection Systems- Drain X water before winter season Check Icy Spots/Remove Ice & Snow/Salt X
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY 2. Attendant Patrols – Consistent and regular patrols, whether a walkthrough on foot or a vehicular patrol, a human presence can curb incidents in the same way a police car cruising through a neighborhood can. It also serves as a reassurance to customers parking that their safety is a priority for management. It is important that the patrols are performed on an appropriate and consistent schedule. To confirm the performance of patrols, the MRA should require that its operator provide proof of patrols through a system such as Patrol Scan. These systems require people performing patrols to electronically swipe a chip, tag, or QR code sticker that is installed throughout the parking facility and the information is downloaded on the system software to generate concise reports to track and patrol (http://www.patrolscan.com/). In addition, the MRA’s parking operator should communicate the availability of and offer parkers the option to use an escort to their parking space, particularly in the evening hours, to further reinforce the commitment to safety.
3. Facility Maintenance - A poorly maintained garage sends a message that a garage operator isn’t overly concerned about security. Accordingly, the MRA should ensure that its parking operator quickly cleans any litter or debris, repairs any damage, replaces burnt out bulbs and removes or paints over graffiti. Please refer to the Garage Maintenance Checklist presented previously in this report.
4. Security Cameras - Security cameras have been shown to be a major criminal deterrent, and the MRA should evaluate the opportunity to provide CCTV cameras throughout the CBD and Jackson Street Garages by engaging a CCTV consultant to recommend and layout the locations of the cameras, the estimated costs, and the associated signage to implement the system. Cameras should monitor entries and exits, pay stations, elevators and stairwells. However, it is unlikely that these cameras will be monitored in real-time and the parking operator and / or the MRA should not communicate that the cameras are providing real- time surveillance, but are instead there for safety and for post-incident reporting. Paint them bright colors, install a monitor at entries showing live feeds and use large signs announcing the garage is under surveillance.
2.5. Marketing In addition to the activities and initiatives outlined herein to increase the utilization of the CBD and Jackson street Garages in the afternoon, early evenings and weekends, there are a variety of parking marketing initiatives and platforms that can be utilized to increase awareness and utilization of the facilities.
Online Selling - With so many consumers going to the Internet to find information, online marketing and promotion of the parking at the CBD and Jackson Street Garages could have a positive impact on the utilization of the facilities for the growing restaurant and entertainment venues in Malden. For many parkers, reserving a parking space in advance is a great convenience with the ability to pre-purchase parking. For example, parking aggregators such as ParkWhiz and Spot Hero, are mobile app and mobile website platforms that allow parkers to pre-purchase parking for a facility from the convenience of their home, office, mobile phone or tablet device. Many parking facilities are listed on ParkWhiz: https://www.parkwhiz.com, and Spot Hero: http://www.spothero.com. Parkers can download these apps and search a digital map to compare parking locations and prices to find the parking space that best fits their price and preferred location. If the downtown garages are listed on these services, parkers visiting Malden for dinner or to take the train to Boston, can pre-purchase and reserve a guaranteed space and receive a digital parking pass displayable on their mobile device. Special pricing can also be offered with these services to promote parking when most available at the downtown garages. These services typically require fees of approximately 18% per parking event.
In addition, these services can be managed by the parking operator to list parking availability of the garages at certain times. For example, to generate higher occupancy at the CBD and Jackson Street Garages, the ability to
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY reserve parking through these services would be made available after say, 3pm on weekdays, and at all times on the weekend. Many nearby municipalities in the Boston area are already using ParkWhiz, Spot Hero and similar services to promote the availability of their parking resources.
Linking to Downtown Businesses – Another opportunity to promote the utilization of the CBD and Jackson Street garages for dining and entertainment patrons of the downtown is to establish a “linking” program with local restaurants, shops and venues. A linking program offers downtown businesses with access to custom parking widgets for placement on their websites. Through the parking link on the businesses’ website, patrons can conveniently connect to the MRA’s parking information for the downtown garages and obtain information regarding rates, location, hours of operations and potentially special discounts offered through the link.
Waze – Waze is a GPS navigation software that works on smartphones and tablets with GPS and offers voice navigation, real-time traffic, and other location-specific alerts. Waze encourages users to report traffic or road hazards by offering points. Add-ons expand the functions and personalize this interaction with the app. For example, add-ons can integrate Foursquare and Facebook friends to Waze. The Waze advertising platform can provide patrons using Waze to access downtown Malden with parking information with the intent to drive customers to the CBD and Jackson Street Garages when visiting the downtown. .
An improvement to traditional GPS, Waze is one of the largest active community-based traffic and navigation apps. Similar to the aforementioned parking apps, a user can download Waze and be instantly connected to constant traffic updates. While many drivers utilize the app to mark where a police officer is or a traffic hazard exists, so as to provide the best alternate route and update traffic flows, or keep up with friends, many also use it to find important locations, such as the best-priced gas stations. That same concept can be used to add a convenient parking location for Malden Center.
As an overall summary, Waze can be a great help for Malden Center, as it would efficiently lead parkers to CBD and Jackson Street Garages, while either ParkWhiz or Spot Hero would allow for those parkers to make their reservation for parking. As an example, someone wishing to gather at a restaurant in downtown Malden could log into these apps, locate parking, and buy it in advance to create an easier parking experience. An easier parking experience leads to more repeat visitors and an increase of event parkers for special events, making Malden a premiere destination.
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY 2.6. Hours of Operation and Fixed Fees Adjust and Promote Fixed Price for Off Peak Utilization Currently, Jackson Street Garage has a $4.00 flat rate if one enters after 5PM and leaves by 6AM. Based on our field data collection, both garages have approximately 40% availability after 4PM. We recommend moving the flat rate time to 4PM for Jackson Street Garage and implementing the flat rate after 4pm for CBD garage, to encourage restaurant employees to park in a garage instead of occupying valuable on-street parking spaces.
Other Management Recommendations With the implementation of an upgraded automated parking access and revenue control system (PARCS), the MRA should consider the following parking operational recommendations:
. CBD garage should be operated 24 hours on weekdays. - Presently, the CBD garage is open Monday through Friday from 8 AM – 11 PM. From 11 PM – 8 AM the exit gate is open, with the entrance gate down. Therefore, tickets will not be collected if a person arrived before 11PM and left before business hours (8AM), they would not be charged because the exit gate is open.
. Jackson Street garage should be open to daily parkers during weekends. - Presently, Jackson Street garage’s gates are always down and transient parkers are not allowed during the weekends, while CBD garage is open and free to the public from 11PM Friday to 8AM Monday. The Jackson Street Garage is conveniently located to the MBTA Station and the downtown and would provide valuable parking conveniently located near Malden Center Station and the restaurants and other businesses in the area.
. Charge flat rate for both CBD and Jackson Street garages on weekends. -The on-street meters have been installed and been fully activated with $1/hour, 2-hour time limitations, therefore, a parking fee should be charged at both garages. We recommend both garages charge a $4/ flat rate for up to four (4) hours to accommodate downtown patrons on weekends. The garage should also charge an all day weekend rate of $8 to accommodate people using the MBTA to access Boston and other points along the transit system. This would generate some additional revenue for the MRA.
3. Preliminary Financial Analysis To implement the improvements presented in this study, the MRA must maximize revenue at the CBD and Jackson Street facilities to the extent possible and reinvest net revenues (residual revenue after operating and maintenance costs) back into the garages. This preliminary financial analysis outlines recommendations to increase revenue over the next five-year period, generating additional net revenue to support the upgrades.
3.1. Monthly Parking Rates Malden’s last garage parking rate increase occurred February 1, 2016, and before that date, monthly parking rates had remained the same for the previous eight years. Currently, both garages have a monthly parking rate of $135 for market rate card holders. A peer city parking rate analysis was conducted for this study and is provided in Appendix B. Based on a comparison of parking rates in communities in the area, and the need to generate additional revenues in Malden to cover increases in operational and maintenance costs, it is recommended that the current monthly garage parking rate be increased by $5 in January 2019, and then increased by $5 every two years thereafter. Table 21 summarizes the existing and yearly increase in monthly parking rates for the CBD and Jackson Street Garages.
In addition to market rate card holders, each garage has several permit holders ranging from government employees to residents, businesses, and private car sharing vendors. Leases were reviewed for each permit holder, see Appendix B. Based on the lease agreements the existing and projected monthly parking fees were determined as summarized in Table 22.
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY Table 22. Projected Parking Rates – Monthly Parking # of Current User Group 2019 2020 2021 2022 2023 Permits 2018 CBD Garage: 1 Market Rate Cardholder 87 $135.00 $140.00 $140.00 $145.00 $145.00 $150.00 2 Government Employee 17 ------3 Preotle West Coast 19 ------4 Irving Street Studio Condos 9 ------5 RD Management DCF 23 $50.00 $140.001 $140.00 $145.00 $145.00 $145.00 6 Preotle Permits 166 $60.00 $60.00 $60.00 $65.002 $65.00 $65.00 1 ------Preotle Cambridge Health 7 199 $60.00 $60.00 $60.00 $65.002 $65.00 $65.00 Alliance 44 $105.00 $105.00 $105.00 $105.00 $105.00 $105.00 8 The RMR Group (CBD) 143 $67.50 $105.00 $105.00 $108.75 $108.75 $112.50 9 Preotle Lane Shuttle - $2,725.00 $2,725.00 $2,725.00 $2,725.00 $2,725.00 $2,725.00 Malden Education 10 - $1,700.00 $1,750.00 - - - - Association 11 Other Cardholders 6 $50.00 $60.00 $60.00 $70.00 $70.00 $80.00 100 to 12 200 Exchange Lease - - $98.00 $108.75 $116.00 $150.00 160 Jackson Street Garage: 1 Market Rate Cardholder 331 $135.00 $140.00 $140.00 $145.00 $145.00 $150.00 125-150 Pleasant St 2 1 ------Associates, LLC 3 Government Employee 86 ------4 Malden Emergency Center 15 ------Twenty-First Century Early 5 7 ------learning Center 6 The RMR Group LLC 137 $67.50 $105.00 $105.00 $108.75 $108.75 $112.50 7 ZIP Cars 3 $150.00 $150.00 $150.00 $150.00 $150.00 $150.00 4 ------8 Other Cardholders 3 $50.00 $60.00 $60.00 $70.00 $70.00 $80.00 22 $67.50 $105.00 $105.00 $108.75 $108.75 $112.50 1 Effective August 2 Effective May Source: LAZ Parking and TimHaahs
3.2. Monthly Additional Revenue Incorporating the above projected parking rate adjustments, the CBD Garage could generate approximately $1,374,830 additional revenue over the five-year period from 2019 through 2023. Similarly, the Jackson Street Garage would generate approximately $568,350 additional revenue over the same five-year period. The additional revenue of the two garages combined could be over $1.9 million. Table 23 provides a breakdown of the increase of monthly revenue for each type of cardholder per year.
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY Table 23. Projected Additional Annual Revenue - Monthly Parking Annual Annual Revenue Increase # of Revenue User Group Permits 2018 2019 2020 2021 2022 2023 CBD Garage: 1 Market Rate Cardholder 87 $140,940 $5,220 $5,220 $10,440 $10,440 $15,660 2 Government Employee 17 ------3 Preotle West Coast 19 ------Irving Street Studio 4 9 ------Condos 5 RD Management DCF 23 $13,800 $10,350 $24,840 $26,220 $26,220 $27,600 6 Preotle Permits 166 $119,520 - - $6,640 $9,960 $9,960 1 ------Preotle Cambridge Health 7 199 $143,280 - - $7,960 $11,940 $11,940 Alliance 44 $55,440 - - - - - 8 The RMR Group (CBD) 143 $67.50 $105.00 $105.00 $108.75 $108.75 $112.50 9 Preotle Lane Shuttle - $2,725.00 - - - - - Malden Education 10 - $1,700.00 $50 ($1,700) ($1,700) ($1,700) ($1,700) Association 11 Other Cardholders 6 $3,600 $720 $720 $1,440 $1,440 $2,160 12 200 Exchange Lease 100 to 160 - - $117,600 $156,600 $208,800 $324,000 CBD Garage Sub-Total: $596,835 $80,690 $211,030 $278,385 $337,885 $466,840 Jackson Street Garage: 1 Market Rate Cardholder 331 $536,220 $19,860 $19,860 $39,720 $39,720 $59,580 125-150 Pleasant St 2 1 ------Associates, LLC 3 Government Employee 86 ------Malden Emergency 4 15 ------Center Twenty-First Century Early 5 7 ------learning Center 6 The RMR Group LLC 137 $110,970 $61,650 $105.00 $108.75 $108.75 $112.50 7 ZIP Cars 3 $5,400 - - - - - 4 ------8 Other Cardholders 3 $1,800 $360 $360 $720 $720 $1,080 22 $17,820 $9,900 $9,900 $10,890 $10,890 $11,880 Jackson Street Garage Sub-Total: $672,210 $91,770 $91,770 $119,145 $119,145 $146,520
TOTAL: $1,269,045 $172,460 $302,800 $397,530 $457,145 $613,360
Source: LAZ Parking and TimHaahs
3.3. Hourly/Daily Parking Rates The hourly parking rates for transient parkers at both the CBD and Jackson Street Garages has been $2.00 per hour with a maximum daily rate of $18.00 since 2014. Based on comparison of nearby city parking rates provided in Appendix B and the need to adjust parking fees to cover increases in operational and maintenance costs, it is recommended that the hourly rate be increased by $0.25 per hour in January 2019, and then increased by $0.25 per hour every two years after that. Similarly it is recommend that the daily maximum rate be increased by $2 in
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY January 2019, and then increased by $2 every two years after that. Tables 24 summarizes the existing and projected parking rates.
Table 24. Projected Parking Rates – Daily Parking Current 2019 2020 2021 2022 2023 Location 2018 Hourly: $2.00 $2.25 $2.25 $2.50 $2.50 $2.75 CBD and Jackson Street Garages Daily: $18 $20 $20 $22 $22 $24 Source: LAZ Parking and TimHaahs
3.4. Additional Daily Revenue Based on the above transient rate adjustments, the CBD Garage could generate a total of approximately $339,617over the five-year period from 2019 through 2023. Similarly, the Jackson Street Garage would generate approximately $148,564 over the same five-year period. The additional revenue of the two garages combined could be nearly $0.5 million. Table 25 provides a breakdown of the increase of daily transient revenue for garage.
Table 25. Projected Additional Revenue – Daily Parking Current 2019 2020 2021 2022 2023 Location 2018 CBD Garage $339,617 $42,452 $42,452 $84,904 $84,904 $127,357 Jackson Street Garage $148,564 $18,570 $18,570 $37,141 $37,141 $55,711 TOTAL: $488,181 $61,023 $61,023 $122,045 $122,045 $183,068 Source: LAZ Parking and TimHaahs
3.5. Preliminary Financial Analysis Summary With the implementation of the recommended monthly and transient (daily) parking fee adjustments as outlined herein, the estimated labor savings associated with the deployment of an automated Parking Access and Revenue Control System at both the CBD and Jackson Street Garages, and accounting for an increase in operating expenses above the 2018 baseline of 3% per year, we project the opportunity to collect an increased net revenue over the next five years by approximately $ 550,000.
Labor Cost Reduction – PARCS System Implementation With the deployment of a new automated parking access and revenue control system (PARCS) for both the CBD and Jackson Street Garages, the annual labor costs associated with cashiering parking transactions required with the existing system will be reduced. We estimate these labor cost savings at $70,000 annually inclusive of Payroll and Payroll Tax & Burden.
Increased Annual Operating Expenses Outlined below are assumptions related to the operational expenses of the CBD and Jackson Garages:
1. Baseline Operating Expenses in FY\2018 are $1,007,509 2. 60% of overall Credit Card Fees, Management Fees, Insurance Expenses, External Cost Allocation, and Reserve/Replacement associated with CBD and Jackson Street Garages. 3. Other Operating Expenses increased by 3% annually
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY Table 26. Projected Annual Revenue and Expenses Summary
FY 2018 2019 2020 2021 2022 2023 (Actual) (Year 1) (Year 2) (Year 3) (Year 4) (Year 5) Permit and Transient Parking: Additional Parking Revenue - $233,483 $365,623 $521,425 $580,975 $798,378 Labor Cost Reduction - $70,000 $70,000 $70,000 $70,000 $70,000
TOTAL REVENUE $1,757,226 $1,818,249 $1,818,249 $1,879,272 $1,879,272 $1,940,294
Operating Expense Increase:
Annual Increase - ($26,724) ($27,438) ($28,171) ($28,924) ($29,698) TOTAL OPERATING ($1,007,509) ($1,034,233) ($1,034,947) ($1,035.680) ($1,036,434) ($1,037,207) EXPENSE Total Net Additional Revenue: Additional Annual Net - $276,759 $408,185 $563,254 $622,051 $838,680 Revenue TOTAL NET REVENUE $749,717 $1,026,476 $1,157,902 $1,312,971 $1,371,768 $1,588,397 Source: LAZ Parking and Timothy Haahs
3.6. Rationale for Smart Growth Parking Strategies and “Right Sizing” for New Development Given the land use, environmental and cost impacts associated with parking and downtown development, it is critical to effectively size the necessary parking for given “smart growth” development projects in downtown Malden. The benefits of “right sizing” the amount of parking for a project in Malden and not overbuilding includes several factors:
Parking is Expensive - Parking is costly to construct, both in terms of real estate and capital costs, and if too much parking is required, the economic feasibility of a given project is negatively impacted. A typical surface parking space costs between $4,000 and $8,000 to construct (not including the value of the land), and a structured, above ground parking space can cost between $24,000 and $30,000 per space depending on a variety of site and design factors.
Parking Takes up Land - Parking requires a significant amount of land area, typically between 300-320 square feet per space for an efficient parking facility, and requiring too much parking can negatively impact the dense, walkable, pedestrian friendly, downtown environment which is desired for downtown Malden.
Excess Parking Impacts Housing Affordability and Availability – The cost to purchase land and build parking for a residential project is passed along to tenants of the development in the form of increased rent and, in some cases, onerous parking requirements can render the development project infeasible, thereby limiting the amount of new quality housing.
Parking Has Environmental Impacts – Too much property dedicated to parking increases the amount of impervious surface associated with a project and contributes to storm water run-off. Ample parking also encourages more automobile use and dissuades alternative modes of transportation such as, walking, biking, and mass transit increasing vehicle miles traveled (VMT) and greenhouse gases (GHG).
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY However, inadequate parking for a project has negative consequences such as forcing project residents to cruise in search of a spot and potentially inundating nearby on-street parking in the adjacent residential areas. Accordingly, the goal is to project the right amount of parking for new projects considering the details and characteristics of the project in downtown Malden and with the application of pertinent Smart Growth Parking Principles.
Establishing Appropriate Parking Requirements
Determining the appropriate amount of parking for Malden requires flexible standards based on analysis of the characteristics, nuances, and location of a project and implementation of best practice, parking management strategies that influence parking demand. Each development project is distinctive when it comes to parking planning and there are many factors to consider when determining the right amount of parking including:
The target market for the residential units Existing vehicle ownership in the area Population characteristics (i.e., total population, total households, etc.) Availability of on-street parking Availability of other proximate parking resources that could be shared Accessibility to alternative modes of transportation (transit, bike share, etc.) The mixed-use nature of the proposed project and surrounding area Availability of amenities within walking distance of the project (shopping, dining, etc.) Parking pricing (Unbundled or bundled with the rent) Walkability of the area (walk score)
The demand for parking can be further reduced with the implementation of parking demand management programs including: The operation of a developer sponsored car share program, either on-site or an on-street car share program in close proximity to the project; The implementation of a developer sponsored bike-share program on-site; The implementation of a developer sponsored Uber / Lyft ride-hailing subsidy program providing residents who do not have a car with a monthly allowance; A contingency plan that provides additional off-site parking spaces located within a 500-foot radius of a Project Site
Why Appropriate On-Street Parking Rates
Critical to Malden’s’ municipal parking planning and management is the proper regulation and pricing of both on- street parking and off-street parking. On-street parking is a valuable municipal asset that should be effectively regulated to ensure that the most convenient parking is available to support local retailers, restaurants and businesses. As a type of shared parking, on-street parking is an efficient means to allow multiple users or patrons to reach various destinations. On-street parking is often preferred by users or patrons of these businesses in comparison to off-street parking lots or garages. Accordingly, a goal of the on-street parking should be to promote high turnover of the parking spaces due to its greater convenience and the ability to provide multiple uses of the same space. To accomplish increased turnover, a basic parking management premise prescribes that on-street parking should be priced at a higher rate per hour and have shorter time limits than off-street parking lots or garages in order to discourage longer term parkers from monopolizing the on-street spaces. As such, appropriate rates for the on-street spots is an important strategy to promote turnover and push long- term parkers to off-street lots or garages.
However, most U.S. cities undervalue the price of on-street spaces and keep it cheaper than off– street facilities believing that the lower cost of on-street parking is beneficial to local merchants and businesses. This is also the case in Malden where on-street metered parking was recently implemented June 2018 and the $1.00 per hour rate is less than the $2.00 per hour rate at Malden’s off-street facilities (see table ). Unfortunately the on-street
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY parking in Malden has been historically free and just recently fee parking was implemented to better regulate this valuable parking resource.
This premise is understandable, however, the low cost of on-street parking has multiple negative effects including:
It encourages long-term parkers to monopolize the most convenient on-street spaces and often times it is the employees and business owners that are parking in the most convenient spaces right in front of businesses.
It creates a high level of occupancy of these valuable spaces, often requiring short term patrons to cruise the area in search of parking, contributing to traffic congestion.
The high level of occupancy contributes to illegal parking in loading zones, bus stops, and other prohibited areas which forces trucks and busses to double park, thereby further increasing traffic congestion.
Increasing the price of overcrowded on-street parking provides several important benefits including:
Parking management experts and researchers have determined the ideal parking occupancy rate for on- street parking in a CBD area to be around 85%, which leaves roughly one to two spaces available per block so that cars no longer have to circle the block “cruising” to find parking, (Donald Shoup, The High Cost of Free Parking, 2011). If on-street parking is priced appropriately, there will be fewer cars cruising in search of parking, and thus less traffic congestion.
If on-street prices are higher, drivers will park for a shorter amount of time, increasing the turnover rate, and thus enabling more cars to use the curb spaces. The availability of convenient on-street parking is critical to local retailers whose customers often need quick and convenient access or they will likely choose to shop at another location.
Some CBD employees will find alternative parking when meter rates increase allowing more customers access to on-street parking. Using parking fees to discourage longer term parkers will improve access for downtown patrons and ultimately contribute to the economic well- being of local businesses.
Given that the City of Malden is experiencing an economic and redevelopment resurgence, the demand for on- street parking in the City’s commercial district is expected to continue to grow and its availability will diminish. Implementation of fee parking on the downtown streets was a positive step towards regulating this valuable parking resource and it is creating some turnover already, and it is important that the City of Malden continue to charge appropriate rates for on-street parking to regulate on-street parking availability and increase accessibility for the intended users: downtown and commercial district patrons. In today’s environment, the inability to find a parking space is as much, if not more, of a deterrent to patronizing local businesses as is the requirement to pay for parking. As such, the City should adjust its on-street parking rates on a regular basis to help ensure that there is convenient parking available for the intended users, the downtown patrons.
Progressive Pricing
An additional option related to on-street parking fee adjustments is what is referred to as “Progressive Pricing” of the parking rates. Progressive Pricing can help promote better utilization and turnover of the convenient on-street parking supply by providing a reasonable fee for the shorter, desired time limits of the space, but then dis- incentivizing long-term stays at the space by progressively increasing the fee associated with each additional hour spent at the space. Progressive pricing typically starts by charging an appropriate hourly rate for the first or second hour, and then the rate increases with each hour the person parks in that spot past those first two hours.
Progressive pricing can be implemented in zones or districts with relaxed time limits. By charging a higher hourly meter rate for each additional hour, short-term parking is encouraged and turnover increases, while providing
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY flexibility and convenience to users. As mentioned earlier, creating one or two open spaces (85% occupancy rate) will save time that drivers previously spent cruising. This approach is not likely to benefit the availability of on-street parking spaces in downtown Malden because the City does not permit vehicles to park occupy the on-street space for more than two hours.
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY
PART III
PARKING STRUCTURE CONDITION, REPAIR & MAINTENANCE
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY PART III. PARKING STRUCTURES CONDITION, REPAIR & MAINTENANCE
Continuing to build on structural assessment of the CBD and Pleasant Street garages initiated by the Malden Redevelopment Authority (MRA), our team has provided updates to that assessment. In 2015, the CBD and Jackson Street parking garages were inspected by Simpson Gumpertz & Heger (SGH), and several deficiencies were identified in their Summary of Initial Condition Evaluation document dated January 20, 2015. The goal of our assessment was to verify the previously identified deficiencies, note any additional deficiencies observed, and assist the city in prioritization of repairs. As a result of our limited additional visual inspections, we recommend the MRA) undertake an immediate thorough investigation into the structural integrity of the garages, and a capital improvement program be developed to address identified structural and other deficiencies before damages to private property (vehicles) or injuries occur to users of the facilities. Recognizing the importance of these assets, deferred maintenance can not continue to be deferred. Since these two garages provide the majority of parking in the central business district, the sudden loss of these spaces due to emergency closure of either garage will have serious repercussions to the downtown area.
1. SGH Summary of Initial Condition Evaluation Limited condition assessments of the CBD Garage and the Jackson Street Garage were conducted in early 2015 by SGH as a subconsultant to Meridian Associates on behalf of the MRA. Observations were limited to two days of assessment (the Mountain Avenue parking deck was also investigated by SGH but is not part of the current Weston & Sampson/TimHaahs efforts). Based upon the observations, SGH developed a rough estimate of the capital costs for short term and long term remedial actions to address observed structural conditions. The rough estimate totaled over $3.2 million. Recommendations were also included that would investigate additional concerns raised by SGH.
In 2018, Weston & Sampson Engineers, Inc. and Timothy Haahs and Associates conducted additional investigations of the garage conditions, as summarized below. While we agree with most of the SGH investigations, we believe the need for improvements to the two structures is more extensive than initially identified. These are critical parking assets owned by the Malden Redevelopment Authority and must be repaired to bring them to a state of good repair to extend their useful lives and support the economic growth in the central business district.
2. CBD Garage The CBD parking garage is a six-level structure with capacity of approximately 650 parked vehicles built around 1980. The structure contains elevated parking decks composed of post-tensioned cast-in-place concrete slabs supported by steel beams and columns, and a concrete slab on grade for the lower level. Entrance ramps in the structure are used for parking as well as access to upper levels. The exit ramp is a helical ramp centrally located and is used solely for exiting the structure. There is a corrugated fiber glass roof skylight covering the exit ramp on level 6. Each of the four corners of the structure contains a masonry stair tower with full height windows. The stairs are cast-in-place concrete with rubber flooring and aluminum handrails.
2.1. General Observations During the visual assessment, the Weston & Sampson | TimHaahs team noted drainage and grading issues throughout the entire structure. Structural members in the vicinity of floor drain infrastructure show signs of deterioration as well. Although the overall structure is considered to be in fair condition, structural members do not appear to show significant section loss but are showing signs of wear. Deficiencies noted below are indicators of the need for more in depth investigations to determine the scope of required capital investment.
2.2. Typical Deficiencies Weston & Sampson noted multiple instances of inadequate concrete cover over structural reinforcement in the slabs, concrete cracking, spalling and abrasion, peeling paint, surface corrosion and improper surface grading
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY and drainage throughout the structure. While cosmetics are an issue, most of the deficiencies are considered to be from improper grading and inadequate drainage that can impact the overall structural health of the facility.
Deficiencies resulting from improper grading: . Helical ramp slab and pedestrian bridge ramp and slab shows signs of cracking, spalling and previous patching . Ponding at helical ramp entrances . Corrosion at bottom of steel door and steel door frames . Peeling paint and surface corrosion of central structural framing and columns . Wear of concrete surface leading to drainage trough . Cracking with efflorescence in ceiling . Multiple locations of concrete cracking, spalling, scaling and abrasion throughout structure
Deficiencies resulting from inadequate drainage: . Moderate to severe corrosion and section loss at acute angle connections near stairwells . Corrosion and section loss at column base connections . Stairwell to the parking ramp connection has failing joint as well as cracking slab . Stairs contain cracking and spalling concrete . Peeling paint and surface corrosion of steel framing members and beam-to-column connections
Other Observed Deficiencies: . Cracking in concrete beams . Peeling paint and surface corrosion of pedestrian bridge internal and external steel members, roof structure and awning . Discolored (green) fireproofing at awning and roof structure . Broken barrier section . Movement/separation of joints in fascia bricks at the stairwell
2.3. Repairs & Maintenance Short Term Prior to beginning any short term repairs, concrete core samples should be taken to determine the quality of the concrete and the extent of any chloride contamination, which will help determine if the deficiencies could reduce the service life of the existing concrete. Short term repairs shouldbe undertaken as soon as possible, and begin at the upper-most level to minimize ponding on the exposed upper level and reduce leaking onto lower levels. Repairs should continue onto lower levels as budget allows.
. Repairs to Level 6: - Regrade surfaces to improve drainage and prevent ponding . Repairs to Entire Structure: - Clean all drains and pipes, replace drains and pipes that have leaks or section loss - Patch concrete around drains - Repair deteriorated post-tensioning reinforcement - Repair deteriorated concrete at post-tension anchor locations - Repair and realign reinforcement at areas of inadequate concrete cover - Repair steel members at locations of section loss - Repair overhead spalls
Long Term Long term repairs are prioritized below and should be completed within 7 years of this report date.
. High Priority Repairs - On remaining levels, regrade surfaces to improve drainage and prevent ponding
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY - Clean and repaint all interior steel framing - Install a heavy-duty liquid applied vehicular traffic bearing waterproofing (VTBW) system on helix ramp - Patch repair all locations of delaminated and spalled concrete - Repair cracked concrete using pressure injection - Repair deteriorated concrete on underside of pedestrian bridge
. Medium Priority Repairs - Install a VTBW system on slab areas adjacent to stair towers - Repair leakage in tenant spaces and repair finishes - Replace corroded doors and frames - Replace deteriorated nosing and rubber flooring on stairs - Replace damaged joints and seals - Replace roof structure fireproofing
. Low Priority Repairs - Replace window sealants and paint window framings - Replace broken vehicle barrier section - Clean and repaint all steel members, including railings, structural members, drainage elements, door and frame elements - Repoint stairwell fascia bricks
2.4. Preliminary Opinion of Repair Cost The following is a rough estimate of the approximate costs to implement short term and long term repairs as outlined above, for budgetary planning purposes.
Table 27. Estimated Repair Costs – CBD Garage Repairs Opinion of Cost Short-Term $300,000 Long-Term $2,200,000 Total $2,500,000 Source: Weston & Sampson
2.5. Future Garage Expansion The CBD garage contract drawings were reviewed to preliminary determine the feasibility of adding additional parking levels. Existing foundations consist of reinforced concrete piers on isolated footings. Dimensions and allowable bearing values are called out on the contract drawings, however, notes indicate that field changes were possibly/likely. Actual capacity of the existing foundations currently is unknown. Capacity of the current foundations could be determined using the construction plans supplemented with additional information such as as-built plans, construction field reports, and the geotechnical report.
More investigation would be needed to determine if the structure’s foundation has “extra” capacity to support another level. If the structure is found to have no additional capacity, there are options for increasing the foundation strength. Some options may include soil improvement or underpinning. In addition, calculations would need to be made to assure the interior structure framing has additional capacity. Modifications to existing steel framing would likely be required, as well as upgrading the lateral load resisting systems.
While adding levels to the existing garage is structurally possible, it will likely be cost prohibitive and thus not practical.
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY 3. Jackson Street Garage Built in 1986, the Jackson Street parking garage contains seven levels with capacity of approximately 650 parked vehicles. Level 1 has a cast-in-place concrete slab-on-grade, while the upper levels consist of prestressed double- tee beams with a concrete topping, supported by steel beams and columns. Ramps connecting the levels are also used for parking. The structure has two cast-in-place concrete stair towers, with windows, located at the northeast and southeast corners.
3.1. General Observations As with the CBD garage, drainage and grading issues throughout the entire structure were observed. Concrete members in the vicinity of drainage and grading issues show signs of deterioration. While the overall structure is generally in fair condition; structural members do not appear to show significant section loss but are showing signs of wear. The condition of this structure should be thoroughly investigated to ensure it is sound as there are tenant spaces within the structure that increase risk from failure. Future deterioration can be reduced by implementing the suggested maintenance options.
3.2. Typical Deficiencies During the assessment, locations of failing tee-to-tee joints and sealants, multiple instances of cracked, delaminated and spalling concrete, peeling paint and corrosion, and poor drainage were noted. Most of the deficiencies are considered to be from improper grading and inadequate drainage.
Deficiencies resulting from improper grading: . Failing tee-to-tee sealant between joints at upper level . Rusting at base of steel doors and steel door frames . Water leaking and pooling in stairwells . Corroded steel support beams . Cracked and delaminated concrete at deck drain
Deficiencies resulting from inadequate drainage: . Corroded drainage trough . Drainage pipes with peeling paint and corrosion . Bracket supports and columns exhibiting minor rusting . Spalled concrete at floor drains . Cracking and delaminating concrete at double T-Beam ends . Failing patch repairs at drain locations . Cracking in concrete slabs . Cracked and spalling concrete above support locations . Cracked ceiling with efflorescence . Corroded steel support beams
Deficiencies resulting from inadequate reinforcement cover: . Exposed reinforcement in slabs . Deteriorated reinforcement at floor drains
Other Observed Deficiencies: . Large gaps in railing system . Light fixtures held together temporarily with duct tape . Cracking in walls with staining . Damaged expansion joints
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY 3.3. Repairs & Maintenance After reviewing the previous evaluation of the parking garage and conducting our own visual inspection, we have identified short-term and long-term repairs, as well as future considerations to improve the condition of the structure. Short-term repairs are recommended to be implemented within 2 years, and long-term repairs are recommended to be implemented within 7 years. As indicated previously, more intensive investigations should be undertaken immediately to ensure the structural integrity of the facility.
Short Term Prior to beginning any short term repairs, concrete core samples should be taken to determine the quality of the concrete and the extent of any chloride contamination, which will help determine if any deficiencies could reduce the service life of the existing concrete. Short term repairs should begin at the upper-most level in order to minimize ponding on exposed upper level and reduce leaking onto lower levels. If budget allows, repairs should continue onto lower levels.
. Repairs to Level 7 - Regrade surface to improve drainage and prevent ponding
. Repairs to Entire Structure - Replace sealant joints around parking garage perimeter - Sealants in stairwells - Repair and realign reinforcement at areas of inadequate cover - Replace drains, drain pipes and patch concrete around drains - Repair overhead spalls
Long Term: Long term repairs are prioritized and should be completed within 7 years of this report date.
. High Priority Repairs: - Regrade surfaces to improve drainage and prevent ponding on remaining levels - Install a penetrating sealer on the top side of all deck levels - Repair all locations of delaminated and spalled concrete - Repair cracked concrete with pressure injection - Replace sealant at tee-to-tee joints at necessary locations
. Medium Priority Repairs: - Repaint all steel including railings, structural members, drainage elements, door and frame elements - Replace all original expansion joints and newer deteriorated expansion joints - Remove localized loose paint and recoat exterior steel framing - Reduce railing gaps to meet building code requirements - Replace damaged light fixtures - Replace doors and door framing
. Low Priority Repairs: - Replace window sealants
3.4. Preliminary Opinion of Repair Cost The following is a rough estimate of the approximate costs to implement short term and long term repairs as outlined above, for budgetary planning purposes.
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY Table 28. Estimated Repair Costs – Jackson Street Garage Repairs Opinion of Cost Short-Term $325,000 Long-Term $2,000,000 Total $2,325,000 Source: Weston & Sampson
3.5. Future Garage Expansion The original Jackson Street garage contract drawings were reviewed to preliminarily determine the feasibility of adding additional parking levels. Existing foundations consist of grade beams, reinforced concrete pile caps, and pressure injected footings (PIFs). Drawing notes refer to as-built PIF locations contained within the project specifications. Additionally, since PIF capacity varies based on actual installation, field reports are required to determine actual capacity.
Actual capacity of the existing foundations currently is unknown. Capacity of the current foundations could be determined using the construction plans supplemented with additional information such as as-built plans, construction field reports, and the geotechnical report. More investigation would be needed to determine if the structure’s foundation has “extra” capacity to support another level. If the structure is found to have no additional capacity, there are options for increasing the foundation strength. Some options may include soil improvement or underpinning. Calculations would also be necessary to assure the interior structure framing has additional capacity. Modifications to existing steel framing would likely be required, as well as upgrading the lateral load resisting systems.
While adding levels to the existing garage is structurally possible, it will likely be cost prohibitive and thus not feasible.
4. Recommendations Both the CBD and Jackson Street garages have potentially serious issues pertaining to cracked, spalled and delaminated concrete, inadequate reinforcement cover and failing joints resulting from improper grading and inadequate drainage. Ceiling cracks with signs of efflorescence are visible in both structures. Deficiencies with peeling paint and corroding of steel members as well as rusting of doors and door frames exist in both structures. Improper surface grading resulting in ponding is an issue throughout both parking garages. As a result of our limited additional visual inspections, we recommend the MRA undertake an immediate thorough investigation into the structural integrity of the garages, and a capital improvement program be developed to address identified structural and other deficiencies before damages to private property (vehicles) or injuries occur to users of the facilities. Recognizing the importance of these assets, deferred maintenance can not continue to be deferred. Since these two garages provide the majority of parking in the central business district, the sudden loss of these spaces due to emergency closure of either garage will have serious repercussions to the downtown area.
These are valuable assets that are important to addressing the parking demands on a daily basis, and the loss of either asset resulting from lack of maintenance could cripple the downtown area. In our opinion, the best course of action would be to address all issues on the upper level of each structure as soon as practical. The repairs to the upper level should reduce the amount of water reaching the intermediate levels, and therefore limit further deterioration on those lower levels. Long term repairs to each structure will need to be done to restore the concrete including using pressure injection to fill cracks, and patching of locations with spalled or delaminated concrete. Replacement of damaged joints and seals will need to be completed in each structure. Cleaning and painting of steel members would help each structure to prevent further deterioration.
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY
Table 29. Estimated Repair Cost Summary Repairs
Parking Garage Short-Term Costs Long-Term Costs Total 2018 - 2020 2020 - 2029 CBD $300,000 $2,200,000 $2,500,000 Jackson Street $325,000 $2,000,000 $2,325,000 Total $625,000 $4,200,000 $4,825,000 Note: Estimated costs do not include inflation or the costs for design, engineering, or bidding. Source: Weston & Sampson
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY
PART IV
PARKING STRUCTURE ENHANCEMENT
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY PART IV. PARKING STRUCTURE ENHANCEMENTS
The existing parking garages would benefit from aesthetic improvements that would improve the experience of the users of the facilities. Such enhancements could add color, brighten the different levels with paint on the underside of the decks and on the columns and other elements. Lighting can improve the feeling of security in the garage, and security cameras/CCTV would also help to encourage use of the garages particularly by those who may be uncomfortable with the facilities. The following are several renderings of potential enhancements developed for the Jackson Street Garage and the CBD Garage in an effort to begin the conversation regarding what could be done to make the facilities more attractive; additional renderings are contained in Appendix D. These are examples, and presume the physical condition of the garages has been (or will be) also improved as a result of an in-depth condition assessment and development of a capital improvement program.
1. Jackson Street Garage As indicated previously, the steel and concrete multi-level structure was constructed in the mid-1980’s. LED lighting was installed on each level fairly recently to improve safety and security and reduce operating costs. The exterior of the structure includes round steel horizontal rails painted blue and red to help define the garage levels. The stairwell and elevator tower is also a distinct visual element with glass and concrete that is functional but could be aesthetically improved.
The vehicular entrance on Jackson Street is functional but basic. As part of upgrading the revenue control equipment, there is opportunity to enhance the entrance to be more inviting.
1.1. Enhancements Graphics providing several examples of façade enhancement with different combinations of paint colors on the concrete parapet walls and the horizontal steel rails have been prepared. Paint and modest architectural enhancements along with new signage and energy efficient lighting would significantly improve the definition of the entry/exit of the garage. A large universal Parking symbol on the side of the structure should also be considered. See Figures 7 through 9.
These treatments could also enhance the visibility of the garage from the Pleasant Street area as motorists and pedestrian access the area on foot or in vehicles. If desired, the lighting effects can be dramatic and dynamic, changing with the seasons or to reflect other local events.
Within the parking structure itself, each floor could be designated a bright vivid color and with the use of supergraphics defining each level, the end user would be able to easily determine the floor, etc. The colors would contrast nicely with white used on the underside of the concrete structure that would also brighten the interior of the garage. The colors could also be carried into the elevator areas on each level and down the stairs, resulting in an attractive space for those waiting for elevators or using the stairs.
1.2. Preliminary Opinion of Enhancement Costs An order of magnitude estimate of costs for aesthetic enhancements has been prepared detailing a breakdown of items for painting, gateway architecture, new signage, improved lighting, and general cleanup and power washing. A summary is provided in Table 30, and the detailed breakdown in Appendix D.
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY
Table 30. Estimated Enhancement Costs – Jackson Street Garage Item Cost Paint $ 208,000 Entry/Exit Gateway Architecture $ 88,000 Signage $ 14,000 Lighting $ 156,000 Powerwashing/Cleanup $ 41,000 Contingency (15%) $ 76,000 Total $ 583,000
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMETS STUDY
4 Figure 7. Jackson Street Garage – Façade Option 1
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMETS STUDY
Figure 8. Jackson Street Garage – Façade Option 2
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMETS STUDY
Figure 9. Jackson Street Garage – Interior Elevator & Stair Tower
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City of Malden/MRA
2. CBD Garage The CBD garage was constructed in the early 1980’s. As described previously, it is a steel and concrete structure with a central helical exit ramp that delivers vehicles from each level to the ground level of exiting the garage. Interior spaces are dark and uninviting, the steel structure is painted brown and paint is peeling throughout. Though LED lighting was recently installed, the space is still relatively dark. It is not a comfortable space for end users.
The exterior is also dark, and visually unappealing. The façade treatment and the four circular stair towers present an overwhelming feeling. And the pedestrian bridge with its ramp and stairs complex contribute to the overwhelming feeling of the structure in this area. Recently, a local civic group did create a nice façade treatment adjacent to a public open space/seating area on Exchange Street to enliven the area.
Graphics on the following pages provide similar examples of how the garage’s appearance and the end user’s experience of the garage could be improved though creative use of lighting, paint, graphics, etc.
2.1. Enhancements Similar to the Jackson Street garage, the CBD garage can be visually enhanced through a combination of façade treatment, adding panels and colors to dramatically change the appearance of the structure. With vivid colors, LED lighting, new signage, painting the underside of the structural elements, adding different colors for the different floors, etc., the CBD garage could become iconic and improving the visual and safety aspects of the garage would support the structure in its role of being an important element in addressing the parking needs for the area particularly during the evening hours. The examples presented in Figures 10 through 13 are intended to generate discussion about what could be done to make the space visually attractive and improve safety and security of the end users; additional images are provided in Appendix D.
2.2. Preliminary Opinion of Enhancement Costs An order of magnitude estimate of costs for aesthetic enhancements for the Jackson Street garage has been prepared detailing a breakdown of items for painting, façade enhancement, new signage, improved lighting, and general cleanup and power washing. A summary is provided in Table 31, refer to Appendix D for a detailed breakdown of these costs.
Table 31. Estimated Enhancement Costs – CBD Garage Item Cost Paint $ 121,500 Façade $ 527,000 Signage $ 22,000 Lighting $ 222,000 Powerwashing/Cleanup $ 46,500 Contingency (15%) $ 141,000 Total $ 1,080,000
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMETS STUDY
Figure 10. CBD Garage – Façade East Elevation
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMETS STUDY
Figure 11. CBD Garage – Façade North Elevation Night View
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMETS STUDY
Figure 12. CBD Garage – Pedestrian Bridge Interior
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Figure 13. CBD Garage – Interior Vehicular Entry / Exit
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY
PART V
SURFACE PARKING REDEVELOPMENT
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PART V. SURFACE PARKING REDEVELOPMENT
There are three surface parking lots in the area that were considered for potential redevelopment, including the MBTA’s Malden Center Station parking lot just west of the station; the Dartmouth Street lot north of Florence Street; and the Main Street lot near the intersection of Main Street and Pleasant Street.
1. MBTA Malden Center Station Lot The MBTA provides parking at most of its transit stations along the Orange Line north of Boston. In the late 1970’s, Malden Center Station was the northern terminus of the line for a short period of time while the Oak Grove Station was completed about a mile to the north. A large surface lot exists at Oak Grove Station, and a large surface lot and a multi-level parking garage exist at the Wellington Station location about a mile south of Malden. All stations are heavily used, and it is believed from casual observations that most parking patrons arrive at these stations before 8 AM on a typical weekday.
1.1. Existing Conditions The existing surface parking lot was developed in the late 1970’s as part of the Malden Center Station development by the MBTA. There are 188 designated parking spaces, however, typically the lot has more vehicles parked via double parking, parking in circulation lanes, etc. Figure 14 shows the existing MBTA lot and the adjacent City of Malden Fire Station. The lot is unmanned lot, and patrons utilize an on-line parking application to pay for parking.
The condition of the lot is fair, and the landscaped islands are no longer maintained as originally designed (vehicles park on the island areas as well). Access and egress to the parking is provided along Pleasant Street. Given the daily parking rate (increased recently to $7.50 per weekday/$3.00 per day weekend) it is believed that demand exceeds the supply, and excess demands are currently served by the Jackson Street garage or other nearby locations. Providing additional parking for commuters at this site would reduce the demands at nearby structured parking facilities. An effective strategy to increase the supply for downtown businesses; additional parking at Malden Center station would also increase revenues for the MBTA. Conversely. elimination of parking patrons would increase pressures on the other downtown MRA and city-owned facilities which are already strained.
Figure 14. MBTA Parking Lot - Existing Conditions
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1.2. Potential Parking Structure Two options for redevelopment of the surface parking lot site have been identified, both involving a five-level parking garage aligned parallel to Pleasant Street and accommodating approximately 400 parking spaces (see Figure 15). The size of the site is a limiting factor to developing an efficient garage layout. Because of the limited length of the parking structure, most floors in the garage would be sloped. This type of ramp design would not be conducive to future repurposing of the structure if that is an objective. If the surface area south of the garage is maintained as surface parking, the site could accommodate approximately 500 vehicles. If that ground level area is not to be maintained as parking, it could be redeveloped and landscaped as public plaza/open space and give a sense of connection to the adjacent Malden High School football field, or it could be redeveloped for other uses including residential or mixed use retail/commercial space that is supported by the proximity to the transit station (see Figure 16). Redevelopment of the site with a parking garage or other land uses would require leadership by MBTA. The cost for this garage would be approximately $10 million.
Table 32. MBTA Lot - Parking Structure Spaces Parking Spaces Level Standard Accessible Van Accessible Sub-Total 5 84 2 1 87 4 84 2 1 87 3 84 2 1 87 2 84 2 1 87 Ground 47 4 1 52 Total 383 12 5 400
Figure 15. MBTA Lot - Parking Garage with Public Plaza
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Figure 16. MBTA Lot - Parking Garage with Residential Units
2. Dartmouth Street Lot The Dartmouth Street site is a paved surface lot containing approximately 160 parking spaces, roughly half of which are leased by the YMCA of Malden; the remainder of the spaces are available as monthly permit spaces from the Malden Redevelopment Authority and assumed to be used primarily by daily downtown Malden business employees and/or commuters on the MBTA system. Its location feels a bit remote from the central business district but is still only a 3-minute walk along Dartmouth Street to destinations along Pleasant Street. The site is generally bounded by Dartmouth Street (east), Florence Street (south), residences along Waverly Street (west) and the US Post Office facility on Mountain Avenue (north). The only vehicular access is via a driveway at approximately the mid-point of its frontage on Dartmouth Street.
2.1. Existing Conditions This site as noted contains about 160 parking spaces, and experiences a fairly high daily utilization by both YMCA members and monthly permit parkers. It is an unmanned lot. The site includes several major utility easements for drainage and sewer facilities, including the below ground flood control conduit that extends through the middle of the site continuing south to connect to the Malden River (Figure 17). The site is devoid of any meaningful landscaping to improve the visual conditions of the paved lot. The site also includes several groundwater observation wells apparently installed to monitor subsurface environmental conditions of the site from past historical industrial usage. There is a paved sidewalk along both sides of Dartmouth Street connecting to the commercial district along Pleasant Street to the south, and Mountain Avenue and residential areas to the north.
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Figure 17. Dartmouth Lot – Existing Conditions
2.2. Potential Parking Structure The length and shape of the site does not allow for efficient ramping system or functional layout of structured parking to be built on the site, and the two significant drainage easements across the site restrict the layout for a structure to be placed on the site as well. It is assumed that the utility easements would likely require a large vertical clearance below a structured deck to allow access to the drainage utilities for maintenance and/or replacement. Although the site would be wide enough to allow two full double loaded parking bays, the easements restrict construction of the double bays. The layout as shown on Figures 18 and 19 provides one single loaded parking bay with an additional double loaded parking bay.
As shown, the structured level of parking would need to be accessed from the adjacent Florence Street level (above the Dartmouth Street elevation), a raised roadway where the many easements start to connect, complicating the structure in the area. The structured parking deck (above) and surface lot at the Dartmouth Street level below would not be physically interconnected for vehicle access, though stair access could be provided for pedestrians if desired.
Existing parking is equal to 160 spaces and the new structured deck with surface parking below is approximately 204 spaces for a total net gain of 44 spaces (some existing ground level spaces would likely be displaced by column supports for the garage). The cost of structured parking would be approximately $6 million.
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Table 33. Dartmouth Lot - Parking Structure Spaces Parking Spaces Level Standard Accessible Van Accessible Sub-Total 2nd 64 2 1 67 Ground 132 4 1 137 Total 196 6 2 204
Figure 18. Dartmouth Lot – Parking Structure Ground Level
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Figure 19. Dartmouth Lot – Parking Structure Level 2
3. Main Street Lot
3.1. Existing Conditions The Main Street site is a paved surface lot containing roughly 40 parking spaces. The lot is located along Main Street diagonally opposite the easterly end of Pleasant Street. The lot is long and narrow (about 55-feet wide by 230-feet long) and has full access driveways on Main Street and Ferry Street. The existing conditions are shown in Figure 20.
3.2. Potentail Reuse The size of the lot is too small to support a parking structure, and the parking layout is maximized under existing conditions. As an alternative to a parking facility, the option of redeveloping the lot for commercial or other development is suggested. The lot could house a roughly 20,000 square foot, three story building with frontage along Main Street and maintain surface parking (with roughly 20 spaces) and access along Ferry Street. A schematic plan is shown in Figure 21.
Along Main Street, a three story building would fill the current void, uniting the facades of the existing buildings. More importantly, closing the Main Street access to the property will improve pedestrian safety along the Main Street sidewalk where pedestrians and bicyclists often conflict with motor vehicles entering the site from Main Street. The existing Main Street access is also located close to the crosswalk at the Pleasant Street intersection. A perspective of Main Street is provided in Figure 22 illustrating the massing of a three-story structure.
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY
Figure 20. Main Street Lot - Existing Conditions
Figure 21. Main Street Lot - Development Site Plan
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMETS STUDY
Figure 22. Main Street Lot – Development Massing Perspective
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City of Malden/MRA
PART VI
PEDESTRIAN & BICYCLE SAFETY
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PART VI. PEDESTRIAN & BICYCLE SAFETY
This section of the report discusses pedestrian and bicycle safety. Safety, is defined by Merriam-Webster as “the condition of being safe from undergoing or causing hurt, injury, or loss.” Safe facilities are key to vibrant communities. In the context of this report, usable parking supply serving a destination can often be increased by improving pedestrian access. Patrons are willing to park further from destinations if pedestrian routes, are perceived as being safe, direct, comfortable, and enjoyable.
The need for vehicular parking can also be reduced given increased opportunity for other modes of transportation, such as bicycles. Like many urban areas, Malden has recently enacted a bicycle sharing program that is experiencing substantial use focused on access to the Malden Center MBTA station as well as commercial areas throughout the central business district. The adjacent residential developments support the bicycle sharing as well.
The following sections focus on safety and pedestrian and bicycle improvements in the context of Malden’s parking supply, and access between Malden Center MBTA Station and downtown.
1. Safety Streets that are designed with pedestrian and bicycle friendly elements have many benefits:
. Safety – reduced chance of crashes and injury due to conflicts with motor vehicles, or between pedestrian and bicycle . Access – more choices on how one wants to get to a destination other than by auto . Physical Health – increased opportunity . Equality and Equity – mobility opportunities for all . Parking Efficiency – parkers are willing to walk further
1.1. Typical Deficiencies In order to provide suggestions for safety improvements, it is important to understand issues that can result in safety deficiencies. Although Malden is implementing “Complete Streets” types of improvements along Exchange Street and in the vicinity of the new Jefferson Apartments/mixed use development on Pleasant Street and Commercial Street, more enhancements are needed to truly make the area bicycle and pedestrian friendly. Absence of the following reduces safety for pedestrians and bicyclists, and can increase potential for conflicts with automobile:
. Defined Paths – Defined sidewalks, paths, trails, bike facilities support alternative transport modes . Connectivity – Direct routes minimize travel time for pedestrian and bicycle facilities. . Available Space – Narrow sidewalks, narrow streets, lack of shoulders impact mobility. . Surface Condition – Uneven and broken sidewalks, pavement condition, debris, catch basin grates and utility covers make traveling on these facilities difficult. . Blocked Pathways – Utility poles, mail boxes, trash cans, parked vehicles, snow, vegetation impede circulation . Buffers – Space between sidewalk or bike facility and the roadway, plantings or other barriers that provide pedestrians/bicyclists a level of comfort. . Street Crossings – Minimal crossing distances, pedestrian signals, sufficient WALK time, ADA ramps, pavement markings and signs, traffic calming. . Lighting – Street lights permitting pedestrians, bicyclists, and motorists provide better visibility during dusk, night, and dawn. . Guidance – Signs, pavement markings, and wayfinding identifying routes to important destinations. . Bike Racks – Adequate location and capacity to safely park and secure a bicycle.
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. Bus Stops – Accessible location, connected to sidewalks and paths, shelter, seating, lighting, sufficient space for waiting and maneuvering.
1.2. Opportunities to Enhance Safety Many communities in Massachusetts and across the country are recognizing that policies that focus roadways strictly for moving vehicular traffic oftentimes do so at the expense of safety for other modes of travel, including bicycling and walking. Many facilities are therefore being redesigned to more safely accommodate these other users, by designating them as Complete Streets, in order to better serve transit (typically bus routes with designated bus stops and shelter), bicyclists (bicycle lanes and/or separate facilities), sidewalks, etc.
Complete Streets type safety improvements are being implemented at several locations in the downtown Malden area, and there are other locations that could benefit from enhancements as will be discussed below.
Wayfinding signs that direct motorists to the major parking facilities of Jackson Street Garage and CBD Garage, perhaps depicting the universal white “P” on a blue background, would also be helpful to direct drivers to nearby parking. Wayfinding signs are suggested at the following locations:
. Intersection of Main Street and Centre Street . Pleasant Street and Middlesex Street . Pleasant Street at Abbot Street . Commercial Street at Exchange Street
2. MBTA Malden Center Station The City of Malden, located only 5-miles from Boston, has been experiencing significant population growth well above the State average. The Malden Center Station is noted as the sixth busiest MBTA station on their system, serving over 12,000 daily commuters.
2.1. Malden Center Station Existing Conditions Malden Center Station is located immediately west of Malden’s central business district, within the northwest corner of the Centre Street (State Route 60) and Commercial Street intersection. The area experiences very heavy foot traffic because of the station, and the vehicular traffic on the area streets contributes to congested operating conditions. The area is also experiencing significant redevelopment which will add more street level activity. See Figure 23.
The front of the station itself is located adjacent to Commercial Street and provides three one-way southbound bus/passenger access lanes. The outer most lane is dedicated to passenger drop-off and pick-up via automobile. It is approximately 22’ wide and is separated from Commercial Street by an 8’ wide island and tree belt. An 8’ wide median with a fence also separates the passenger drop-off and the two bus access lanes.
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Authorized vehicles only are permitted to enter the two bus access lanes (posted restriction). The interior two lanes are bus lanes servicing twelve (12) bus routes. The middle lane is approximately 24’ wide, and the inside lane is roughly 36’ wide. The two lanes are separated by a 12’ wide median with a fence providing three bus shelters for the middle lane only. There are also several bus berth areas identified along the sidewalk frontage of the station, all covered by an overhang.
Pedestrian access across the three access lanes is limited to the easterly (or entrance) side of the lanes via a 10’ wide painted bar-type crosswalk. This crosswalk is located opposite the Commercial Street crosswalk at the Exchange Street intersection. Other than the marked crosswalk, there are no handicap ramp access points along the lengths of the medians or along the sidewalk adjacent to the station.
There is one bicycle parking area in front of the station. It is insufficient for the demand for bicycle parking, and riders often chain their bike to the fence separating the passenger drop off and the middle bus lane.
Parking for the station is provided via a surface lot located on the westerly or back side of the station (as described in the previous section of this report). The lot is separated from the station by two northbound bus access lanes. These lanes are posted for Authorized Vehicles Only to enter the bus lanes however private automobiles are often seen in the westerly bus lane area either waiting for passengers from the station or driving through to access the surface parking area via Pleasant Street. The westerly most lane is approximately 22’ wide and the lane immediately adjacent to the station is about 25’ wide. They are separated by a 4’ wide median. Bus berths are located along the back of the station, without shelters. A covered/enclosed bicycle area is also provided adjacent to the back of the station and it is often filled to capacity. Two painted crosswalks are provided between the back of the station and the surface parking lot. As is shown in the photo to the right, pedestrians oftentimes ignore the marked crosswalks.
The pedestrian activity at Malden Center Station is very high particularly during the peak commuting periods, and the potential for conflicts with buses and private automobiles is significant.
2.2. Malden Center Station Improvements The most direct method to improve safety for pedestrians and bicyclists is to reduce the opportunity for conflict and confusion. Figure 24, Malden Center Station Safety Enhancements, strives to simplify the front of the station, and reduce pedestrian vehicular conflict points in both the front and back of the station. As illustrated, bus access is provided completely in the back of the station (west side of the station) along two one-way northbound bus-only access roads. Each road can provide space for 5 bus berths plus pass-by room for buses traveling through, for a total of 10 parked buses accommodated at one time. There are currently 14 bus routes that currently service the station, and several of the existing bus berths serve multiple routes. Further analysis by the transit authority will be required to confirm that 10 berths can accommodate existing and future bus schedules, but initial observations suggest it is sufficient.
A median with bus shelters will separate the two bus access roads. A fence should be constructed along the median to prevent haphazard pedestrian crossings. The existing two painted crosswalks would be replaced with one large crosswalk. This crosswalk could be at-grade, painted or textured, or raised for more emphasis. Site lighting levels should als be evaluated to ensure adequate illumination is provided.
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Moving all bus access to the back of the station greatly simplifies the front of the station and creates potential opportunity for meaningful public plaza or other development. As shown in Figure 24, the front of the station now could become a pedestrian centric space. The passenger drop-off area would be maintained, but with modification to the entrance now located south of the Commercial Street crosswalk from Exchange Street. Now pedestrians crossing Commercial Street, and pedestrians being dropped off or picked up would experience no conflict with vehicles within the entrance of the station. Design engineering would be needed to confirm feasibility of these improvements and are beyond the scope of the current effort.
These enhancements would now offer a roughly 0.5-acre space of uninterrupted land in front of the station. Figure 24 shows this space as additional open space with greenspace, trees, hardscape, amenities such as seating, and space for additional bicycle parking. Reuse of this space could also include extended transit oriented activities, such as, improved ticketing and waiting areas, or the addition of new amenities such as small shops and cafes.
3. Commercial Street Commercial Street provides direct access to the Malden Center Station and downtown Malden from points south like the River’sEdge development and the Wellington Station site in the City of Medford. In relation to this study, we will review the section of Commercial Street adjacent to Malden Center Station between Centre Street and Pleasant Street, as well as the Commercial Street intersections with Exchange Street and Pleasant Street.
3.1. Commercial Street Existing Conditions and Improvements by Others Commercial Street is a north-south oriented roadway which extends from the Medford City line on the south, to just north of the Malden Center Station to its intersection with Pleasant Street and Florence Street. It is a four-lane Urban Minor Arterial with no shoulders and a posted speed limit of 30 mph. It is under City jurisdiction and has an average daily traffic volume of roughly 8,500 vehicular trips. The existing conditions within the project area are illustrated in Figure 23.
The former City of Malden Government Center complex was located along the easterly side of Commercial Street opposite the Malden Center Station, cutting off Pleasant Street from the CBD area to the MBTA station and points west. With redevelopment of that site by the Jefferson Apartment Group (JAG), which is currently under construction, Pleasant Street will once again connect to Commercial Street and the continuation of Pleasant Street to the west. Intersection improvements, related to this redevelopment will include updated signalization of the Commercial Street and Exchange Street intersection, narrowing of Exchange Street, and a new traffic signal at the Commercial Street and Pleasant Street intersection (depicted on Figure 24). Proposed intersection improvements are illustrated on the traffic signal plans, prepared by Howard Stein Hudson, provided in Appendix F.
The intersection of Commercial Street at Exchange Street will operate with two signal phases; a mainline Commercial Street phase and an exclusive pedestrian phase. The side streets (Exchange Street and the MBTA passenger drop-off/pick-up access) are both oriented one-way away from Commercial Street, and thus require no signal phases. Commercial Street at this intersection will provide two through lanes on each of its northbound and southbound approaches. Standard painted crosswalks will be provided across Exchange Street and the northerly leg of Commercial Street. Exchange Street will be narrowed and a bump-out provided at the southerly corner with Commercial Street further shortening the pedestrian crossing distance across Exchange Street.
The intersection of Commercial Street at Pleasant Street will operate with four signal phases and will be significantly improved over the existing condition. Provisions for pedestrian crossing are included. Standard painted crosswalks will be provided at each leg of the intersection. The intersection will operate coordinated with the Commercial Street at Exchange Street intersection.
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMETS STUDY
Figure 23. Malden Center Station Existing Conditions
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3.2. Potential Additional Commercial Street Improvements In addition to the intersection improvements discussed above, further pedestrian safety and bicycle amenities will enhance the Commercial Street corridor and connection to the Malden Center Station along Commercial Street and from downtown. These potential enhancements are also included in Figure 24.
Specific suggested enhancements include dedicated bike lanes along Commercial Street and extensions of bike lanes (existing and proposed) along Pleasant Street and Exchange Street to Commercial Street. Based on MassDOT inventory, Commercial Street adjacent to Malden Center Station has a 55-foot wide right of way (ROW). The signal plan for the intersection of Commercial Street and Exchange Street illustrates that the Commercial Street travel lanes and the easterly sidewalk fit within this ROW. Dedicated bike lanes would require additional ROW and a 5’ to 7’ shift of the travel lanes toward the west. The modifications previously discussed for the front of Malden Center Station can accommodate this shift, allowing for installation of dedicated bike lanes through this segment of Commercial Street.
Bike lanes along the length of Commercial Street within the City of Malden, as well as Pleasant Street and Exchange Street, are part of the Malden River Greenway vision. The Malden Center Greenway is transforming the previously industrial waterway of Malden River to a public park system connecting the surrounding communities of Everett and Medford. The Malden River Greenway also provides connectivity to the larger regional greenway system, as well as local routes such as the Bike to the Sea Trail, Wellington Greenway, and the Malden River Route.
In addition to bike lanes, it is recommended to enhance pedestrian crossings along Commercial Street, particularly between Exchange Street and Malden Center Station. Figure 24 illustrates at a minimum an extra wide crosswalk at this location. Alternative crosswalk materials, textures, and treatments would further emphasize pedestrian presence. Overall intersection treatments are also an option such as an intersection table (raised intersection).
4. Florence Street In the 1970’s, when Pleasant Street was closed off to through traffic by construction of the Malden Government Center building, Florence Street was reconstructed as a four-lane median separated roadway to allow traffic to bypass the central business district between Main Street and Commercial Street. With re-opening of Pleasant Street for through traffic, and with current vehicular demands, this four-lane roadway is considered to be underutilized in terms of traffic demands. Because of the apparent excess capacity, it may be feasible to reconfigure the roadway cross-section to develop a 5-foot bike lane in each direction along the length of Florence Street while also continuing to serve vehicular demands including provisions of left-turn lanes at key locations. A conceptual Complete Streets plan is presented on Figure 25 which would link to the enhancements depicted on Figure 24 in the vicinity of Malden Center Station. As can be seen in the graphic, the concept also includes adding landscaping enhancements and upgrading pedestrian connections along the roadway. No on street parking is proposed along Florence Street.
5. Exchange Street and Pleasant Street Exchange Street and Pleasant Street form a one-way pair though the heart of downtown Malden. Exchange Street is oriented for eastbound traffic, and Pleasant Street for westbound traffic. The majority of Exchange Street is currently under design for improvements (construction is anticipated in 2019). The westerly ends of Pleasant Street and Exchange Street are scheduled for reconstruction as part of the JAG development.
5.1. Exchange Street and Pleasant Street Existing Conditions and Improvements by Others Exchange Street Exchange Street is an east-west oriented roadway, one-way eastbound, which runs from Commercial Street through downtown Malden to Main Street for roughly 0.25 miles. Exchange Street carries an average daily traffic volume of 14,600 vehicular trips and has a 20 mph speed limit. The majority of Exchange Street is currently under design for improvements including installation of a dedicated bike lane, new layout of on-street parking, sidewalk
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Figure 24. Malden Center Station Safety Enhancements
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Figure 25. Florence Street Improvements
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City of Malden/MRA reconstruction, and pavement mill and overlay. Select plans from the Exchange Street Improvements Project 25% Submittal prepared by Stantec are provided in Appendix F.
The proposed typical roadway cross section for Exchange Street from left to right includes a 7’ wide parallel parking lane along the northerly curb line, a single 18’ to 20’ wide travel lane, a 7’ wide parallel parking lane, a 3’ wide textured buffer strip, and a 7’ wide dedicated bike lane. The existing sidewalk along both sides of the roadway will remain, with additional improvements such as bump-outs at select locations and curb line adjustments and ADA-compliant ramps. The pedestrian crosswalk across Exchange Street at the Commercial Street intersection will also be shortened with the reduced width of Exchange Street. A bump out will also be provided to further reduce the crossing distance.
Pleasant Street Pleasant Street is an east-west oriented roadway, and carries one-way westbound vehicular, which runs from Main Street through downtown Malden to Abbott Street ending 400’ shy of Commercial Street. It carries an average daily traffic volume of 14,800 vehicular trips and has a 20 mph speed limit. Pleasant Street provides one travel lane and parallel parking on both sides of the roadway. The sidewalks have been streetscaped and are wide with curb bump outs are provided at some pedestrian crossings. A dedicated bike lane is also provided, although pavement markings are faded.
With redevelopment of the former City complex site, Pleasant Street will be extended from Abbott Street to Commercial Street. As shown on the traffic signal plans provided in Appendix F, this new short section of Pleasant Street will be two-directional with one travel lane in each direction. Parallel parking will be provided in some locations along both sides of this new section of roadway.
5.2. Potential Additional Exchange Street and Pleasant Street Improvements Exchange Street The Exchange Street project referenced above, and provided in Appendix F, proposes a separated bike lane. The bike lane will be separated from the travel lane by the parking lane, and buffered from parked vehicles and opening doors with a 3’ wide textured pavement strip. The textured pavement strip and the bike lane will be at-grade with the roadway.
While a separated bike lane provides additional safety for riders over a standard bike lane, it is difficult to provide a raised street buffer (which makes riders feel more comfortable) without maintenance concerns such as snow removal, stormwater drainage management, and sweeping and debris removal. An enhancement that was suggested for Exchange Street was a level separated bike lane. The example shown to the right is along Western Avenue in Cambridge. With a level separated bike lane, the bike lane is at the same grade as the sidewalk and separated from the roadway by the curb and a buffer area. A second buffer area separated the bicyclists and pedestrians. The elevated bike lane is typically bituminous or some alternate smooth material for rider comfort and a color contrast to the sidewalk.
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Pleasant Street An upgrade of the bicycle facilities along Pleasant Street should be considered for upgrade to a separated bike lane, and preferably raised. At a minimum bike lane pavement markings should be reapplied, a colored bike lane like that shown above in green, would more strongly define the bike lane. This is a busy commercial area and enhancements for bicyclist safety should be incorporated.
The signal plans prepared for the Pleasant Street intersection with Commercial Street for the JAG development also do not show bicycle accommodations. At a minimum, the existing bike lane treatment along Pleasant Street should be installed along the new section of the roadway adjacent to the JAG development. Future improvements along Pleasant Street should be considered for implementation of an elevated bike lane should be undertaken.
6. Jackson Street and Middlesex Street Jackson Street and Middlesex Street are both important roads in this study because they connect the Jackson Street garage and the CBD garage, respectively, to downtown Malden, as well as downtown Malden out to surrounding areas of the City.
6.1. Jackson Street and Middlesex Street Existing Conditions Jackson Street Jackson Street is a short, relatively low volume, local road that runs north/south between Centre Street and Exchange Street. The Jackson Street garage is located along the westerly side of the roadway. Figure 26 illustrates the Jackson Street existing conditions. The perspective view of the existing conditions illustrates the hardness of the concrete, bituminous, and brick surfaces with limited greenery and plantings. Thirteen diagonal on-street parking spaces are provided adjacent to the garage for use exclusively by City personnel.
Middlesex Street Middlesex Street is also a north/south roadway that spans two blocks between Centre Street and Pleasant Street. It is a bi-directional, two-lane roadway between Centre Street and Exchange Street with parallel parking provided on each side. The CBD garage is located along the westerly side of Middlesex Street. Between Exchange Street and Pleasant Street is a one-lane, one-way roadway northbound, with no on-street parking. A pedestrian bridge is provided within the northeast corner of the CBD Garage from level 2 across Exchange Street to Middlesex Street. Access from the bridge to street level is via a ramp that runs along the easterly side of Middlesex Street from Exchange Street to Pleasant Street. Figure 45 illustrates the Middlesex Street existing conditions.
6.2. Potential Jackson Street and Middlesex Improvements Jackson Street Enhancing the north/south pedestrian and bicycle connections crossing Pleasant Street for residential areas north and south of the central business district would be beneficial. We have depicted potential landscaping and pedestrian/bicyclist enhancements (sharrows) in Figure 28 along Jackson Street between Exchange Street and Centre Street. Removal of the diagonal parking spaces would provide room for parallel parking along both sides of the street.
Middlesex Street Middlesex Street connecting Exchange Street to Pleasant Street is currently one-way northbound. Converting it to one-way southbound may actually improve connection to the CBD garage for motorists, but would impact motorists who use Middlesex Street to connect to Dartmouth Street and avoid Main Street. Removal of the pedestrian bridge and ramp system from the CBD garage could permit two way operations along Middlesex Street to be reestablished, as shown in Figure 29. If this is enhancement is of interest, additional investigations would be necessary to determine the feasibility of implementing this change. Costs of such a demolition and roadway reconstruction project would be significant.
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Figure 26. Jackson Street Existing Conditions
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMETS STUDY Figure 27. Middlesex Street Existing Conditions
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMETS STUDY
Figure 28. Jackson Street Improvements
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City of Malden/MRA
Figure 29. Middlesex Street Improvements
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City of Malden/MRA
7. Dartmouth Street Dartmouth Street is a north/south connection between downtown Malden at Pleasant Street to Mountain Avenue just to the north of downtown. The Dartmouth Street parking lot, as well as YMCA, and U.S. Post Office are located along the northerly half of Dartmouth Street. Dartmouth Street also connects downtown to the Coytemore Lea Park and Holland Memorial Pool along Mountain Avenue, as well as, the surrounding residential neighborhoods.
7.1. Dartmouth Street Existing Conditions Dartmouth Street is roughly 0.25 miles long, and is split in two sections by the Florence Street overpass. The southerly section of Dartmouth Street provides at a minimum 5’ wide sidewalks along both sides of the roadway, crosswalks at intersections, some landscaping, decorative street lighting and trees. The northerly section provides sidewalk along the easterly side of the roadway only, and crosswalks at intersections have worn away. There is also a midblock crosswalk between the Dartmouth Street lot and the YMCA. Lighting and streetscaping is very limited. The existing conditions of the northerly portion of Dartmouth Street are illustrated in Figure 30.
7.2. Potential Dartmouth Street Improvements Enhancements along Dartmouth Street are focused on the northerly section of the roadway and within the Dartmouth Street lot. We have depicted formal sidewalk along the westerly side of the roadway, potential landscaping and pedestrian/bicyclist enhancements in Figure 31 along Jackson Street between Exchange Street and Centre Street.
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMETS STUDY
Figure 30. Dartmouth Street Existing Conditions
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City of Malden/MRA DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, PEDESTRIAN & BICYCLE SAFETY IMPROVEMETS STUDY
Figure 31. Dartmouth Street Improvements
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DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, City of Malden/MRA PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY
PART VII
IMPLEMENTATION PLAN
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DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, City of Malden/MRA PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY
PART VII. IMPLEMENTATION PLAN
The report has identified a number of actions that are recommended to address parking and pedestrian/bicycle safety in the downtown Malden area. Below is a proposed priority based upon consideration of public safety,as well as needs
PRIORITY 1 – Parking Structures Repairs and Maintenance
The most important action to undertake by the MRA is to implement an immediate repair program to address short term needs for the garages to ensure patron and vehicle safety. The program will immediately address short term repairs. . Short Term Repairs – the MRA should immediately undertake repairs to the Jackson Street and the CBD garages before there are serious failures of the structures. We also recommend the MRA undertake a program to thoroughly assess the physical condition of the structures including invasive testing. These garages have been subjected to deferred maintenance for too long and are showing signs of wear that must be addressed if the garages are to remain in service. These two facilities constitute the majority of the public parking in the area, and sudden loss of either of the garages due to failures of the structures would cause a major impact on the available supply. Economic impacts to the downtown merchants and to commuters in the area would be significant. Potential to cause damages to private automobiles and to the general public is also significant. . Long Term Repairs – after the short-term repairs are performed, the MRA must determine how to proceed with a Capital Improvement program for the long-term repairs of the garages. . Maintenance Schedule – a suggested maintenance schedule has been included in this report, and should be shared with the operator to ensure the systems and the facilities are maintained as necessary.
PRIORITY 2 – Increase Parking Revenue
In order to establish a reliable revenue source to address Priority 1 and other priorities, the City of Malden and the Malden Redevelopment Authority should collaborate on a plan to increase parking rates in the downtown area. This report has suggested several adjustmments to monthly and daily rates in the garages as well as to short term on street parking rates that will increase annual income and help pay for recommended improvements including new revenue control equipment.
PRIORITY 3 - Tackle Parking Shortfall / Maximize Utilization
Concurrent with Priority 2, we recommend the City and MRA address the parking supply and take actions to maximize utilization of the parking supply. This includes Parking System Management and Garage Operations.
. Parking “System” Management – broaden membership of the Traffic Commission and create the new Mobility Advisory Committee to ensure good communication and discussion of issues related to parking and transportation mobility. - Traffic Commission - Special Event Parking - Mobility Advisory Committee - Shared Parking - Branding, Communication, and Information - Enforcement - Pay-By-Cell - Off-Peak Utilization
. Garage Operations – consider implementing new garage operations features to improve the overall parking garage experience and the efficiency and safety of parking in the garages. - Access and Revenue Control System - Security - Promotion - Hours of Operation and Fixed Fees - Maintenance
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DOWNTOWN MALDEN PARKING FACILITIES ASSESSMENT, City of Malden/MRA PEDESTRIAN & BICYCLE SAFETY IMPROVEMENTS STUDY
The following actions are more of a long term nature that can and should be undertaken as resources are available and opportunities present themselves. The prioritization therefore is somewhat subjective and easily changeable. However, given the focus on addressing pedestrian and bicycle safety, we have suggested the following priorities:
PRIORITY 4 – Pedestrian and Bicycle Safety
The activity levels in the downtown area are undoubtedly going to continue to grow given the vibrancy of the area, the proximity to public transportation for traveling between Malden and points south, the City and the MRA should seek opportunities for funding to undertake physical changes to the roadway infrastructure to improve pedestrian and bicyclist safety while also improving the public roadways in the area. These include…
. MBTA Malden Center Station – including modifications to shift bus berths to the westerly side of the station to reduce potential for pedestrian and bicyclist conflicts on the easterly side. . Commercial Street – additional modifications to pedestrian crossings on Commercial Street as well as bicycle lanes on both sides of the street. . Jackson Street – upgrading to replace angle parking with parallel parking, streetscape enhancements, and provisions of sharrows on the street. . Middlesex Street – addition of streetscape improvements and sharrows. . Dartmouth Street – addition of streetscape improvements, upgraded pavement markings, sharrows.
PRIORITY 5 – Parking Structures Enhancements
In addition to the urgent structural repairs that are needed to the Jackson Street garage and the CBD garage, we had proposed a number of enhancements to the structures that could significantly improve the appearance and the user comfort and safety/security in the garages, making them more appealing to the general public. The enhancements that were conceptualized include new graphics, lighting, and other improvements to the exterior and the interior of the spaces. We would recommend engaging an architectural design consultant to develop the concepts presented into contract documents, including public involvement in determining the scope of the improvements. These could be developed over an extended time period as funding became available.
. Exterior - Short Term – immediate enhancements to freshen the facilities - Long Term – including an overall program of potential improvements to develop the brand and integrate it into a public parking program . Interior - Short Term – address public safety and security with additional lighting, cameras, etc that provide surveillance of the parking levels, stairwells, elevators, etc. - Long Term – interior renovations to brighten the spaces including painting of underside of structural decks, elevator areas, stairwells, etc. . Maintenance Schedule – a routine maintenance program to strive to keep the garages in an attractive condition is important to supplement the public’s perception of the facilities. It is recommended to upgrade the conditions and maintain the upgraded space to encourage use of the garages.
PRIORITY 6 – Surface Parking Redevelopment
Development of structured parking, especially at the Malden center Station site, would add needed parking to the area and provide some relief for the benefit of local retailers and businesses.
. MBTA Malden Center Station Lot – planning, design, and construction of a new garage on this lot will take financial commitment by the MBTA. . Dartmouth Street Lot – enhanced surface parking would improve the visual character of the lot. . Main Street Lot – this is a candidate for private development of a new commercial structure.
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