HomeMy WebLinkAboutAGENDA REPORT 2007 0718 CC REG ITEM 08C rrEM S.C .
CITY OF MOONPARK.CALIFORNIA
City Council Meeting
ACi'IdN;1j
MOORPARK CITY COUNCIL BY; "-
AGENDA REPORT
TO: Honorable City Council
FROM: Barry K. Hogan, Deputy City Manager
Prepared By: Richard A. Diaz, Spec' I rojects Coordinator
DATE: June 21, 2007 (CC Meeting of 7/18/2007)
SUBJECT: Consider a Resolution to Update the Parking In-Lieu Fee for High
Street in the Downtown Specific Plan
BACKGROUND
The City Council recently amended the Downtown Specific Plan and the parking
requirements for the High Street area. Section 17.32.025 High Street Area Parking
Requirements allows an applicant to "buy down" the on-site parking requirement from
the standard of seventy-five percent (75%) to fifty percent (50%) when the Council
establishes such a fee by the adoption of a resolution. The current Parking In-Lieu Fee
of $3,000 per space was established on June 13, 2002. Since that time costs
associated with providing parking spaces have increased substantially, primarily driven
by the increase in the market value of undeveloped commercial property. In addition,
the land area needed for each parking space is higher than that used to establish the
current fee.
DISCUSSION
Current Fee
Land Area —The current fee assumed a land area of 250 square feet per space. With a
standard space measuring nine feet (9') wide by twenty feet (20') long, 180 square feet
of this would be used for the parking space, leaving less than eight feet (8') behind the
space for the drive aisle. This would not allow sufficient room for maneuvering or travel,
and it would not meet the code requirement of twenty-five feet (25).
Land Costs — The land value used for the fee was $4 per square foot ($1,000 per
space), based on the Moorpark Redevelopment Agency purchase price of land acquired
in the early 1990's. It should be noted that the actual market value in June 2002 of
undeveloped commercial property in the High Street Area was $13.50/square foot.
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Honorable City Council
July 18, 2007
Page 2
Construction Costs — The "construction standard" cost of a fully improved parking space
in June 2002 was estimated at $8 per square foot, excluding landscaping and lighting,
for a total of $2,000 per parking space.
The total land and construction cost of an improved parking space was calculated to be
$3,000.
Proposed Fee
Land Area — Staff estimates that the average parking space requires 350 square feet of
land. This estimate is based on fifty percent (50%) of the spaces using single-loaded
aisles and fifty percent (50%) using double-loaded aisles, all with 90-degree parking.
Parking spaces in single-loaded aisles require an area of nine feet (9') by twenty feet
(20') for the parking space plus nine feet (9) by twenty-five feet (25') for back up and
circulation, totaling 405 square feet. Parking spaces in double-loaded aisles require an
area of nine feet (9') by twenty feet (20) for the parking space plus one-half (Y2) of nine
feet (9) by twenty-five feet (25') for back up and circulation, for a total of 293 square
feet.
Land Costs — The current market value of land in the High Street area is approximately
$20/square foot. Multiplied by 350 square feet, the land cost per parking space is
$7,000.
Construction Costs — The current construction cost standard for hardscape and
landscaping for a parking lot is estimated to cost $11.60/square foot, or $4,060 per
parking space.
A fully improved parking space is now estimated to cost $11,060.00. This is $8,060.00
above the June 2002 fee. The attached resolution would adopt this estimated cost as
the parking in-lieu fee. It also includes an inflation escalator to account for increased
costs for providing parking spaces. The escalator would take effect in January 2008
and be updated annually.
In accordance with California Government Code Section 66016, which sets forth the
notification and hearing process required prior to levying new fees or service charges,
or prior to increasing an existing fee or service charge, notice of this City Council public
meeting has been mailed and published. Notice has also been posted on the city's
website. No comments have been received to date.
STAFF RECOMMENDATION (ROLL CALL VOTE)
1) Open the public hearing, accept public testimony and close the public hearing.
2) Adopt Resolution Number 2007-
Attachment:
Draft City Council Resolution No. 2007- establishing a Parking In-Lieu Fee for the
Downtown Specific Plan area.
000129
RESOLUTION NO. 2007-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
MOORPARK, CALIFORNIA, ESTABLISHING A PARKING
IN-LIEU FEE FOR THE DOWNTOWN SPECIFIC PLAN
AREA
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 Specific Plan
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 acquire and/or
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 Downtown Specific Plan Area and recommends a reasonable
mechanism for apportioning the costs to applicants requesting to reduce on-site parking
in the Downtown Specific Plan Area through payment of an in-lieu fee based on a cost
for replacement parking; and
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK
DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1.
A. The cost for replacement parking is determined by the estimated value of the
land proposed for public parking ($20.00 per square foot) plus the estimated value for
construction of a fully improved parking space ($11.60 per square foot), both multiplied
by the size of a standard parking space and aisle area (350 square feet), which equals
a total of$11,060 per parking space for an in-lieu fee.
B. Commencing on January 1, 2008, and annually thereafter, the contribution
amount shall be increased to reflect the change in the Caltrans Highway Bid Price Index
for Selected California Construction Items for the twelve (12) month period available on
December 31 of the preceding year ("annual indexing"). In the event there is a decrease
in the referenced Index for any annual indexing, the current amount of the fee shall
CC ATTACHMENT 000130
Resolution No. 2007-
Page 2
remain until such time as the next subsequent annual indexing which results in an
increase.
SECTION 2. This Resolution shall become effective sixty (60) days following the
public meeting held on July 18, 2007, pursuant to Government Code Section 66016,
(September 16, 2007) implementing the parking in-lieu fee for the Downtown Specific
Plan area as described herein.
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 18th day of July, 2007.
Patrick Hunter, Mayor
Deborah S. Traffenstedt, City Clerk
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C.
RECEIVED
City of Moorpark-July 18, 2007 'JUL 18 2001
CITY CLERK'S DIVISION.
CRY OF MOORPARK
Honorable Mayor and City Council Members
Regarding: Parking In-Lieu Fee for High Street in the Downtown Specific Plan
As a property owner on High Street, I support the city's plan to charge High Street
property owners for the right to have fewer parking spaces. For$11,060 per parking
space property owners can reduce their parking from 75% of that required by municipal
code to 50%. The city staff have carefully reviewed the costs related to providing parking
and have included language ensuring that the cost of the fee will increase with inflation.
This all seems fair to me; if a business wants to use more of its property for profit earning
building and less for parking, there should be a cost associated with shifting the parking
to another location. After all, the city is already giving High Street property owners a
break by reducing the required parking to 75% of what would regularly be required.
While I am in support of the resolution, it seems a few things could and should be
clarified. Will this be a one-time transaction; will this in-lieu fee be permanent and
recorded; will it be transferable with the sale of the property? The resolution does not
address these issues.
Then there is the chicken and the egg problem—what if city holds onto the money and
doesn't build parking or spends money on something else? New development correlating
to in-lieu fees paid and city delays in building the new parking could result in a real lack
of parking and possible failure of High Street businesses.
I believe the council should consider the benefits of the following:
1. Confirm that the in-lieu fee is a one-time, transferable fee that remains recorded
with the property.
2. Share with the community the proposed location(s) of the public parking to be
developed as this plan unfolds.
3. As a gesture of the city's commitment to success, establish a milestone for
building the public parking; let's say, when in-lieu fees for twenty parking spaces
are received, for example.
4. Add language that money will only be spent on parking improvement along High
Street. No borrowing of funds for other purposes.
Thank you.
Bill Amador
Amador Whittle Architects, Inc.
17 East High Street
Moorpark CA 93021
(805) 530-3938 x205