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Lakefront Parking Project Analysis Final Report, September 5, 2014

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Lakefront Parking Project Analysis Final Report, September 5, 2014 Lakefront Parking Project Analysis Final Report, September 5, 2014 Produced for: Greater Cleveland Partnership Cleveland, OH On Behalf of: Group Plan Commission City of Cleveland Prepared by: Terminal Tower, Suite 626 50 Public Square Cleveland, OH 44113 www.desman.com Lakefront Parking Project Analysis Greater Cleveland Partnership Final 9/5/2014 TABLE OF CONTENTS INTRODUCTION ............................................................................................................................................. 1 STUDY AREA .................................................................................................................................................. 2 EXISTING CONDITIONS.................................................................................................................................... 4 FUTURE DEMAND FOR PARKING .................................................................................................................. 6 FUTURE NEED FOR PARKING IN THE STUDY AREA ..................................................................................... 12 PARKING GARAGE DEVELOPMENT OPPORTUNITIES................................................................................... 16 COMPARISON OF PARKING GARAGE DESIGN OPTIONS .............................................................................. 28 TRAFFIC ACCESS AND IMPACT ANALYSIS...................................................................................................... 30 PROJECTED FINANCIAL PERFORMANCE OF WILLARD PARK GARAGE EXPANSION .................................... 30 STUDY CONCLUSIONS .................................................................................................................................. 41 APPENDIX TOC Lakefront Parking Project Analysis Greater Cleveland Partnership Final 9/5/2014 INTRODUCTION DESMAN was retained by the Greater Cleveland Partnership (“GCP”) on behalf of the Group Plan Commission (“GPC”), with support from the City of Cleveland (“City”) and Cuyahoga County (“County”), to complete an in‐depth analysis of the future parking needs in the government and convention district of downtown Cleveland. The assignment was initially focused on re‐examining the functional and financial feasibility of the proposed Lakefront Intermodal Development Project, which was to be located on low‐ lying land situated between the Memorial Shoreway and the north end of the lakefront bluff where Mall C terminates and where both Cleveland City Hall and the Cuyahoga County Courthouse are situated. The Lakefront Intermodal Development Project was conceived to be a 700‐space, multi‐level parking structure that would have vehicle access from both E. Ninth Street and the Memorial Shoreway and pedestrian access to E. Ninth Street and to both Mall C and the Inner Harbor area via a bridge that would span over the railroad and RTA tracks and the Memorial Shoreway. The project concept, originally developed by Exhibit 1 Lakefront Intermodal Facility Concept URS, was intended to provide additional parking capacity that would support both the convention center district and the Inner Harbor and offer a solution for physically linking the Mall area to the Waterfront area (see Exhibit 1). Though attempts to obtain Transportation Investment Generating Economic Recovery (TIGER) Grant funding for the project from the U.S. Department of Transportation failed, local enthusiasm for the project remained strong, as did the need for additional parking and a pedestrian connection between the Mall and the Lakefront area. However, a number of questions about the viability of the project Source: URS required further investigation. For example, did the project have sufficient parking to meet the increasing demand in the area; would it provide the level of customer service required by the key parking generators in the surrounding area; and could access to the garage, and traffic volumes produced by it, be effectively accommodated within the context of the area which is already challenged by the same issues. In essence, further due diligence was required to assess the physical and financial viability of the project. 1 Lakefront Parking Project Analysis Greater Cleveland Partnership Final 9/5/2014 DESMAN’s scope of work was comprised of the following tasks: 1) Access and Parking Need Assessment – This task focused on qualifying and quantifying the prevailing and projected need for additional parking in the vicinity of the project site given the existing supply and typical consumption of parking spaces. The principle finding from this effort was to quantify the amount of additional parking needed in the area to optimally accommodate the wide range of event‐ generated parking demand scenarios expected to occur in the future. 2) Garage & Bridge Facility Conceptualization – This task involved re‐fining the design, capacity, functionality, and accessibility of the proposed Intermodal Facility given the host of physical constraints and visual preferences for the overall development project. Ultimately, the aim of this task was to reach a conclusion and consensus as to whether or not the proposed Lakefront Intermodal Development project ought to be undertaken and, if not, in what capacity and where might an alternative parking development solution be sited. This task also included evaluating how the placement, alignment, design, scale, and massing of a lakefront pedestrian bridge connector might best be developed as an integral element of the Lakefront Intermodal Development project or as a freestanding structure. 3) Project Financial Performance Projections ‐ Assuming an appropriately sized and designed Lakefront Intermodal Development proved to be accessibly and functionally viable, this task was focused on determining how the facility would likely perform from a financial standpoint. A pro forma statement was to be developed that estimated the probable costs to construct and operate the facility and project how much revenue would by produced by the garage. 4) Interim Parking Plan – This task involved the formulation of a practical approach to accommodating the parking demand surges generated by the Cleveland Convention Center (“CC” or “Convention Center”), the Global Center for Health Innovation (“GCHI”) and other major event venues in the area while a permanent solution to the parking needs of the area was delivered. DESMAN worked in conjunction with URS, which was separately contracted by the City and the GCP, to analyze the traffic access and capacity impacts of the development and the visual impacts the development would have on the lake views from the Convention Center Ballroom, the Mall and from E. Ninth Street. This report summarizes DESMAN’s analysis, findings and recommendations. STUDY AREA Exhibit 2 depicts the study area boundary in red which encompasses City Hall, Willard Park Garage (“WPG”), the County Courthouse, Huntington Park Garage (“HPG”), the RTA station, and the Amtrak Station, including the land area north of Lakeside Avenue and south of the Memorial Shoreway between E. Ninth and W. Third Streets. The key event assembly venues, namely the Convention Center, the Public Auditorium and the site of the new Hilton Convention Hotel line the south side of Lakeside Avenue. Aside from City Hall and the Courthouse, the only other office buildings in the immediate area are the Federal 2 Lakefront Parking Project Analysis Greater Cleveland Partnership Final 9/5/2014 Exhibit 2 Study Area Source: DESMAN Building and the City/County Justice Center on the south side of Lakeside Avenue. Also highlighted on the same exhibit are the locations of existing public parking facilities to the south of the study area and an approximation of the distance these parking facilities are from the Lakeside Avenue entrance to the Convention Center. The site of the proposed Lakefront Intermodal Development (hereafter referred to as the “RTA Site”) is also identified. Once the study effort commenced, DESMAN recommended that the vacant hillside site immediately east of WPG (“WPG Expansion Site”) also be studied as a potential parking facility development location. Table 1 lists the public parking facilities located within and proximate to the study area, including the name of the facility, the address and the space capacity, as well as rate information for a few of the locations. 3 Lakefront Parking Project Analysis Greater Cleveland Partnership Final 9/5/2014 Table 1 Existing Public Parking Facilities Space Practical General Employee Daily Practical Space EXISTING GARAGES FACILITY NAME Capacity Capacity1 Monthly Monthly 1 Hour 3 Hour Maximum Capacity by Zone 601 Lakeside Ave Willard Park Garage 1,601 1,521 $110.00 $55.00 $2.25 $4.75 $9.00 500 Ft 2,569 3Lakeside Ave Huntington Park Garage 1,103 1,048 $140.00 $85.00 $6.25 $7.50 $8.00 300 St Clair Ave Memorial Plaza Garage 985 936 1301 E 6th St Penton Media Garage 632 600 500 ft 1370 W 3rd St 55 Public Square Garage 354 336 $175.00 $8.00 $10.00 $11.00 to 2,877 770 St Clair Ave NE IMG Garage 300 285 1000 ft 777 Rockwell Ave Calfee Garage 300 285 801 Rockwell Ave Arvil (Rockwell) Garage 457 434 200 Public Square Garage BP Garage 757 719 515 Euclid Ave 515 Euclid Parking Facility 524 498 1075 Rockwell Ave One Cleveland Center 1120 1,064 1411 E 9th St Cathedral Plaza Garage 562 534 + 1121 E 10th St Erieview Garage 430 409 $182.00 $7.50 $11.00 $12.00 5,270 1000 ft 600 Superior Avenue Fifth Third Center Garage 428 407 1169 E 9th St North Point Garage 1005 955 1111 Lakeside Ave East Double Tree Garage
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