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HomeMy WebLinkAboutAGENDA REPORT 2002 0515 CC REG ITEM 10DTO: FROM: DATE: SUBJECT: BACKGROUND ITEM A D• . . ....71 MOORPARK CITY COUNCIL -- AGENDA REPORT Honorable City Council Hugh R. Riley, Assistant City Manage May 9, 2002 (CC Meeting of 5/15/02) CONSIDER ESTABLISHMENT OF A PARKING IN -LIEU FEE FOR THE DOWNTOWN AREA The City Code requires that parking spaces for new uses and for enlargements of existing uses be provided in certain quantities outlined in Chapter 17.32. Also included in Chapter 17.32, Section .025 is a reduction to these quantities by one -half in the Downtown Area. Section .025 further states, "Of the parking required by this section, the applicant may choose to pay an in- lieu fee in order to reduce any portion of the parking spaces otherwise required to be provided on -site. The fee shall be established by city council resolution and shall be used to offset a portion of the cost required to construct public parking facilities in the downtown area." DISCUSSION The current architectural standard for the cost of a fully improved parking space is $8 /sq.ft., including landscaping and lighting. A single space requires 250 sq.ft., including on -site circulation, which calculates to $2,000 per parking space. The additional cost of the land of $4 /sq.ft. for the 250 sq.ft. parking space calculates to $1,000 per parking space, for a total of $12 /sq.ft. or $3,000 per parking space. The land cost is based on the approximate square foot cost that the Moorpark Redevelopment Agency paid in the early 1990's to purchase the property, located on the south side of High Street extending east and west of Moorpark Avenue, from the Southern California Regional Rail Authority. It is assumed that the parking to be constructed would be on a portion of this Moorpark C Honorable City Council May 9, 2002 Page 2 Redevelopment Agency -owned property. When compared to the current market value of undeveloped commercial property in the High Street area at $12 - 15.00 /sq. ft., the $4.00 /sq. ft. fee for land cost is reasonable. The above figures and calculations will need to be periodically adjusted to accurately reflect the true costs of construction of public parking facilities for the Downtown Area. This fee falls under the regulation of Government Code sections 66000- 66025. Accordingly, the fee can only be established after meeting certain disclosure and timeline requirements. The attached "Proposed Parking In -Lieu Fee for the Downtown Area Information Sheet" provides all the information required for disclosure by the Government Code. This information must be provided to the public at least 10 days in advance of the meeting in which the fee will be considered. Additionally, the establishment of this fee can only occur after a public hearing is held and the fee will be effective no sooner than 60 days after adoption of the resolution. STAFF RECOMMENDATION That City Council: 1.Approve the concept of a Parking In -Lieu Fee for the Downtown Area as described in the staff report. 2. Direct staff to provide the required notices, and to advertise a public hearing on June 5, 2002 for the establishment by resolution of a Parking In -Lieu Fee for the Downtown Area. Attachments: #1 - Proposed Parking In -Lieu Fee for the Downtown Area Information Sheet #2 - March 27, 2002, Report of Parking Improvement Financing C Proposed Parking In -Lieu Fee for the Downtown Area Information Sheet Purpose of Fee: To collect funds from appropriate sources for the purpose of obtaining and /or constructing public parking facilities in the Downtown Area. Use of the Funds: All funds generated by imposition of this fee, including any interest earned on these funds, will be used for the financing of public facilities. Specifically, the funds will be used to acquire, construct, remodel, landscape, light, and /or furnish public parking facilities in the Downtown Area. Relationship between Use of Fee /Need for Public Parking Facilities in the Downtown Area and Development: This fee will be imposed on all new uses and for enlargements of existing uses in the Downtown Area that are required to provide parking spaces in certain quantities outlined in Chapter 17.32 of the Moorpark City Code. According to Section .025, applicants may choose to pay an in -lieu fee in order to reduce any portion of the parking spaces otherwise required to be provided on -site. Reasonableness of Fee: This fee was calculated as shown in "March 27, 2002, Report of Parking Improvement Financing ". In determining the fee to be charged to all new uses and enlargements of existing uses in the Downtown Area, factors such as architectural standards for the current, estimated costs per square foot for a fully improved parking space; the required square footage for regular and handicapped parking spaces, including circulation; and the per- square -foot cost of the land acquisition were considered. This project will be funded only partially with Parking In -Lieu fees collected as a result of this action. Cost of the Project and Funds Generated by this Fee: Current, estimated costs, based on architectural standards, indicate that the cost of constructing one fully improved parking space, including landscaping and lighting, is $8 per square foot. The cost per square foot for land acquisition, including on -site circulation, is $4 per square foot. This totals $12 per square foot. A single parking space requires 250 square feet; therefore, the estimated cost to construct a single parking space is $3,000 per parking space. This cost will increase if construction is delayed or if construction costs must be partially or wholly financed with long -term debt. This fee is anticipated to generate $3,000 per parking space. The revenues generated by this fee will not exceed the cost of providing the public parking facilities. ATTACHMENT ! C..., � �-� INTEROFFICE MEMORANDUM ASSISTANT CITY MANAGER'S OFFICE TO: Steve Kueny, City Manager FROM: Hugh Riley, Assistant City Manager SUBJECT: Theater On High Parking Improvement Financing DATE: March 27, 2002 As requested the following may be used to structure a financing arrangement and/ or approval condition for the Theater On High parking. ASSUMPTIONS: Current City code requires a theater of this size to provide 84 parking spaces. This number is reduced by 50% in the downtown area by City Ordinance. Section 17.32.025 provides that the remaining parking may be further reduced by the payment of an "in lieu fee. The theater is then required to have 42 public, non - exclusive parking spaces including 2 handicapped spaces provided on or off site. Since the Theater On High ( "Applicant ") must provide the spaces off site it would agree to pay for the costs of constructing the public parking required for the theater use in exchange for permission to have this parking off site. Interim Temporary Improvements The Redevelopment Agency will provide temporary parking improvements at Agency expense of $17,700 and a land lease for $1 per year as approved by the Board. Permanent Improvements The architectural standard for the cost for a fully improved parking space is $ 8 per sq. ft including landscaping and lighting. A single space requires 250 ATTACHMENTA C , , City Manager Theater Parking March 27, 2002 Page 2 sq. ft including on -site circulation or $2,000 per space. A land cost of $4.00 per sq. ft. or $1,000 will be included. The $4.00 is the approximate amount the agency paid for the land in 1991. Permanent financing would be for a period of 20 years with 3% interest. The applicant would further agree that as: 1. In the event of default of the parking agreement, the Administrative Permit would be revoked. 2. At no time shall the theater show adult type movies rated X, XX or XXX, as such ratings are constituted on the effective date of approval of the permit, or a similar rating if such ratings system changes from time to time. At no time shall any portion of the theater be used for adult type businesses, as such businesses are defined, from time to time, in the Moorpark Municipal Code. These covenants shall remain in effect and shall run with the land for the life of the project and any extension thereof. 3. Applicant agrees to maintain parking area free of litter during and immediately after its performances. 4. No business signs will be located in the parking lot. 5. There will be no valet parking, preferred parking or reserved parking. 6. Payments for the permanent improvements will commence either 2 years from date of permit approval or upon completion of construction of the permanent improvements, whichever is later. The Redevelopment Agency agrees to sweep the lot as needed and to pay for cost of pavement, landscaping and lighting maintenance because it is public parking. CALCULATION: Improvements - 42 parking improved spaces @ $ 2,000 = $84,000 _ 20 Years = $ 4,200 /yr. - 12 months = $ 350 per month City Manager Theater Parking March 27, 2002 Page 3 Land - 250 sq. ft. X 42 spaces = 10,500 sq. ft. @ $4 = $42,000 - 20 years = $2,100 /yr. _ 12 months = $175 per month. MONTHLY PAYMENT: The monthly payment with 3% interest would be $ 698.79. COST TO AGENCY FOR TEMPORARY IMPROVEMENTS: Property available on High Street across from Theater and at southwest corner of Moorpark Avenue and High Street can provide approximately 200 parking spaces @ 250 sq. ft. per space including isle allowance and modest landscaping. Improvement cost by City forces would include: • 4 inches of base material: 436 T x $12 $ 5,200 • In house labor $ 2,800 • 2 - A.C. surface handicapped spaces w/ markings $ 3,100 $11,100 • Oil surface, layout, telephone pole parking barriers markings and other miscellaneous improvements, etc. $ 3,500 SUBTOTAL $14,600 • Lighting $ 2,000 • Striping and annual restoration (2 years) $ 4,200 TOTAL $ 20,800 RECOMMENDATION: 1. That the Agency proceed with temporary improvement of parking areas at a cost of $20,800 and enter into an annual ground lease at $1 per year with Lawrence Janss Co. C.... v �-.,. City Manager Theater Parking March 27, 2002 Page 4 2. That the Agency provide financing for the costs of thethe required permanent parking improvements at 3% interest for 20 years beginning at the completion of the permanent improvements or 2 years from permit approval whichever is later. 3. That the City Council set appropriate parking -in -lieu fees by resolution.