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HomeMy WebLinkAboutAGENDA REPORT 2002 0619 CC REG ITEM 09AISM 9.A. '�,FI ?. '�? � " =,6)i?y'��d?• ('S,Ffg sip �.?T1 f of AC ; MOORPARK CITY.COUNCIT - - - -- 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 ,e *.. a^ f 1 s-Z d , a. ATTACHMENT 1 i 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. G',�, 4" 4t1? Mi wlrr { ..... / r. :'fffr /f: ti�sst� RPD- 7 -14u* ME <,7 r om �a r :r. Los Angeles Avenue ............... -. _............... ............_.......... ........ ;t j e f Specific Plan Zoning Map R -1 t1 r .. r { 0 RPD -20u * Density bonus of up to 14du allowed with lot consolidation and replacement structures, and up to 20 du allowed upon meeting criteria for low /very low income or senior housing. k� a Induclriai Park ` I t7 Not to Scale C M gr Leaend it E] (R - 1) Single Family Residential r� (R - 2) Two - Family Residential W B(RPD) Residential Planned Development, 7- 14uniWacre * ® (C - 0) Office ® (C - 1) Neighborhood Commercial (C - OT) Old Town Commercial (C -2) General Commercial (CPD) Commercial Planned Development (1) Institutional E] (M - 1) Industrial Park tssisarne Specific Plan Boundary Rich A- C / , r industrial Park .a -A Fh- Multi- Family Residential * Density bonus of up to 14du allowed with lot consolidation and replacement structures, and up to 20 du allowed upon meeting criteria for low /very low income or senior housing. k� a Induclriai Park ` I t7 Not to Scale C M gr Leaend it E] (R - 1) Single Family Residential r� (R - 2) Two - Family Residential W B(RPD) Residential Planned Development, 7- 14uniWacre * ® (C - 0) Office ® (C - 1) Neighborhood Commercial (C - OT) Old Town Commercial (C -2) General Commercial (CPD) Commercial Planned Development (1) Institutional E] (M - 1) Industrial Park tssisarne Specific Plan Boundary 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 ,. X_* 0_�. 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.