August 9, 2006
Tom Trudell
President, WGB&PA
Truberg Associates, LP
P.O. Box 7251
San Jose, CA 95150-7251
Dear Mr. Trudell:
Parking availability for the Lincoln Avenue business district is a growing concern. If the current issues are not handled correctly, in a timely manner, there could be a potential negative impact on the vitality of the business district.
In response to the Willow Glen Business Association’s request, we, the Willow Glen Neighborhood Association, have drafted a letter containing our concerns regarding the current parking situation in the business district. This letter was approved by the WGNA Board at our meeting on August 9, 2006.
We believe that a comprehensive solution is required to find an optimal plan. The plan would need to encompass both the needs of the business district as well as the surrounding neighborhoods. We firmly believe that the long-term vitality of business district and neighborhood depends on working together to find a suitable solution that works for all.
By working together, and understanding the needs of both parties, we will be able to find a balance between the needs of the business district and the needs of the local residents. Such a balanced solution must continue to draw patrons into our local businesses. The success of the Lincoln Avenue business district is essential to us all.
Our primary concerns fall into the following categories.
Safety
- The business district should be pedestrian and bicycle friendly. The multiple, and often unseen, entrances and exits to parking pose a problem to pedestrians, cyclists and drivers.
Convenience
- Patrons should have safe, adequate and convenient parking.
- Patrons should not be forced to park multiple times to visit more than one establishment.
- If adequate parking is unavailable or troublesome, patrons may take their business elsewhere (Pruneyard, Campbell, etc).
Residential Impact
- Overflow of business traffic and parking in residential areas is unwanted and creates issues for those impacted. Our concern is that the local residents do not suffer as a consequence of business traffic.
Vitality of the Business District
- The current parking restrictions appear to be limiting the type of establishments that can move into the area. Certain types of businesses require much more parking than others (i.e. a restaurant -vs.- a lawyer’s office). As such, our concern is that these restrictions may impede the type of businesses that are moving into Willow Glen. The proper mix of business types is essential to long-term success on the Avenue.
- There are also thoughts that the elimination of parking restrictions may create a ‘free for all’. In theory, the idea sounds good, but there are concerns that it could create serious long term parking issues. With no restrictions, what is to stop a multi-story office building from moving in and not creating adequate parking? Where would all of the occupants and visitors to the new building park? Without restrictions, businesses may move in and make no attempt to obtain additional parking spaces.
- Perhaps the answer lies somewhere between the above two positions.
We also offer a few suggestions for your consideration:
- If not already complete, it may be worthwhile to look at the total number of available parking spaces in the business district and see how it compares to the total number of spaces required per the current restrictions. If restrictions were removed, would there already be adequate parking?
- Create, where possible, a continuous parking lot from Minnesota to Willow. Get rid of all of the segmented parking. This would also help eliminate some of the entrances/exits on to Lincoln.
- Investigate the possibility of establishing business ‘parking credits’ for property or businesses with a surplus of spaces.
- New business construction be required to keep existing number of spaces, or even add additional parking.
- Consider adding a bicycle lane to Lincoln Ave.
- Consider adding spaces for bicycle lockup/’parking’ to encourage more cycle traffic.
- Require employees of the local business to park further away from the businesses to free up convenient spaces for customers.
In the end, we will need to develop a comprehensive solution; the current piecemeal approach is not working. While it may address unique situational problems, in the big picture, it may be a detriment to an overall solution.
We also believe that any solution needs to be re-evaluated at pre-determined intervals (i.e. every 12 months) to see if it is producing the desired effects. Monitoring, with readjustment where indicated, is essential to a solution that works for both the business and residential community.
Lastly, we ask that you continue to keep the neighbors and the Willow Glen Neighborhood Association involved with your decisions. At least one public meeting in conformance with city policy on public notice for Significant Community Interest Proposals would be appropriate. Working together, we can find the right solution for all.
Sincerely,
Hugh Graham
Chair, WGNA Land Use Committee
Cc;
Norma Ruiz, WGB&PA Executive Director
Ken Yeager, City Council
Joe Horwedel, San Jose City Planning