HomeMy WebLinkAboutAGENDA REPORT 2002 0619 CC REG ITEM 09AISM 9.A.
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AGENDA REPORT BY`
TO: Honorable City Council
FROM: Hugh R. Riley, Assistant City Manager
DATE: June 13, 2002 (CC Meeting of 6/19/02)
SUBJECT: Establish a Parking In -Lieu Fee for the Downtown Area
(C -OT Zone)
BACKGROUND
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 Section 17.32.025
of Chapter 17.32 permits a reduction to these quantities by one -
half in the Downtown Area. Section 17.32.025 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." State
law requires the City to conduct a public hearing before
establishing the fee.
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 aisle
area for 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.
Honorable City Council
June 19, 2002 Meeting
Page 2
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 this Moorpark
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 Downtown Area
Information Sheet" provides 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. The proposed fee was noticed
in accordance with Government Code requirements.
In researching what definition of "Downtown Area" would be used
for the purpose of calculating the proposed in -lieu parking fee,
staff found that the reference in Section 17.32.025 was to the
definition of "Downtown Area" in the Sign Code (Section
17.40.020). That definition and related map are inconsistent
with the Downtown Specific Plan Overlay Zone (Chapter 17.72).
The City Council has already directed the Planning Commission to
study amendments to the Sign Code, and staff is recommending a
revision to the "Downtown Area" definition in the Sign Code to
conform to the Downtown Specific Plan Overlay Zone. Section
17.32.025 also requires amendment to narrow the definition for
the properties to be provided with a 50 percent reduction in
parking and opportunity for payment of an in -lieu fee to further
reduce on -site parking area. Staff will schedule a future
agenda item for consideration of initiating Planning Commission
study of this correction as well as other editorial corrections
to the Zoning Code.
For the purposes of the current parking in -lieu fee proposal,
staff is recommending using the Old Town Commercial (C -OT) Zone
as the area for which the fee would be in place. As shown on
the attached exhibit from the Downtown Specific Plan, the C -OT
Zone includes all of the properties along High Street, but does
not extend south of Poindexter Avenue and First Street along
Moorpark Avenue. Staff will notice separately and schedule a
subsequent public hearing for other commercial zoned properties
(may include C -O, C -1 and CPD Zones) within the Downtown
Specific Plan Overlay Zone. The value for the land will be
based on recent appraisals, and the parking in -lieu fee for that
area is expected to be higher than that proposed for the C -OT
Zone.
STAFF RECOMMENDATION
1. Conduct a public hearing to consider the establishment of a
Parking In -Lieu Fee as described in the staff report.
2. Adopt Resolution No. 2002- establishing a Parking In-
Lieu Fee for the Commercial Old -Town Zone.
3. Direct staff to schedule a subsequent public hearing for
considering establishment of a Parking In -Lieu Fee for other
commercial zoned properties (may include C -O, C -1, and CPD
Zones) within the Downtown Specific Plan Overlay Zone.
4. Direct the Planning Commission to study amendment of the
definition of "Downtown Area" in Chapter 17.40, Sign
Requirements, as part of the sign code amendments already
initiated.
Attachments: #1 - Draft Resolution
#2 - Proposed Parking In -Lieu Fee for the
Downtown Area Information Sheet
#3 - Downtown Specific Plan Zoning Map
#4 - March 27, 2002 Report on Parking Improvement
Financing
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ATTACHMENT 1
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RESOLUTION NO. 2002-
RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF MOORPARK, CALIFORNIA, ESTABLISHING A
PARKING IN -LIEU FEE FOR THE OLD TOWN
COMMERCIAL (C -OT) ZONE
WHEREAS, the City Council requires that adequate parking
spaces for new uses and for enlargement of existing uses be
provided, and those requirements are outlined in Chapter 17.32
of the Moorpark Municipal Code; and
WHEREAS, the City Council also made provisions in Section
17.32.025 of Chapter 17.32 for a Parking In -Lieu Fee that an
applicant in the Downtown Area may choose to pay, in order to
reduce any portion of the parking spaces otherwise required to
be provided on site; and
WHEREAS, the City Council has determined that the funds for
the Parking In -Lieu Fee shall be used for offsetting a portion
of the cost required to construct public parking facilities in
the Downtown Area; and
WHEREAS, the City Council further made provisions in
Section 17.32.025 that the Parking In -Lieu Fee shall be
established by City Council Resolution; and
WHEREAS, staff has completed an analysis of the cost to
construct public parking facilities in the C -OT Zone and
recommends a reasonable mechanism for apportioning the costs to
applicants requesting to reduce on -site parking in the C -OT Zone
through payment of an in -lieu fee based on a cost for
replacement parking; and
WHEREAS, the cost for replacement parking is determined by
the estimated value of the land proposed for public parking ($4
per square foot) plus the estimated value for construction of a
fully improved parking space ($8 per square foot) times the size
of a standard parking space and aisle area, which equals a total
of $3,000 per parking space for an in -lieu fee.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK
DOES HEREBY RESOLVE AS FOLLOWS:
Resolution No. 2002 -
Page 2
SECTION 1. A Parking In -Lieu Fee of $3,000 per parking
space is hereby established for the C -OT Zone.
SECTION 2. The effective date of the Parking In -Lieu Fee
for the C -OT Zone is August 19, 2002.
SECTION 3. The City Clerk shall certify to the adoption of
this resolution and shall cause a certified resolution to be
filed in the book of original resolutions.
PASSED AND ADOPTED this 19th day of June 2002.
Patrick Hunter, Mayor
ATTEST:
Deborah S. Traffenstedt, City Clerk
5
ATTACHMENT I
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.
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ATTACHMENT
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
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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 $ 51200
• In house labor $ 200
• 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 $ 2000
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.
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.