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Home My WebLink About01/05/1988, 4 - CONSIDERATION OF PLANNING COMMISSION RECOMMENDATIONS REGARDING EXPANSION OF THE MARSH STREET PARKING STRUCTURE.I��i�►►�IIIII[I��I��ui►��N city of San LUIS OBISp0 COUNCIL AGEI1 REPORT MEETING DATE: January 5. 1987 FROM: David F. Romero Wayne A.on Prepared by Candace Havens Public Works Director Citv Fnzine Parkiry Prnrrnm rnnrAinn +nr SUBJECT: Consideration of Planning Commission Recommendations Regarding Expansion of the Marsh Street Parking Structure. CAO RECOMMENDATION: By motion Reaffirm the Current Strategy to Construct a 278 -space Parking Structure at the Corner of Chorro and Marsh Streets. BACKGROUND: History In June 1987, the City Council selected the corner of Marsh and Chorro Streets as a site for the city's second parking structure. The Architectural Review Commission granted schematic approval of plans for the project in September and will consider final approval on January 4, 1988. The Planning Commission approved a use permit on December 2, 1987. The Cultural Heritage Committee also reviewed schematic plans and approved the design and concept. When the Planning Commission considered the use permit request, the majority felt strongly that the structure should be made larger than presently proposed. Reasons cited included the belief that the structure would be less expensive to build it larger now than to add on later. It was also noted that more spaces may be needed to address the additional demand for parking created by a new project - -the French Pavilion - -which is proposed for the block across Marsh Street. This project is proposed in four phases over about four years and will increase demand for parking in the area by an estimated 193 spaces. While staff agrees that maximizing use of the land will further decrease the parking deficiency in the area and be most economically done now, there also are some other considerations: Retail Component /Terms of Land Purchase As designed, the building has four - levels and 278 parking spaces. Commercial/ office space and parking occupy the ground floor. After subtracting existing parking and the demand for more parking generated by the commercial /office space, the net gain in parking totals 133 spaces. While this gain may seem low, the income generated by the retail component provides a signficant portion of the funding for the overall parking program which will be used to provide additional spaces in the future, whether on this site or elsewhere. Furthermore, purchase of Riley's land was contingent upon providing 12,000 to 14,000 square feet of retail area for their use. Offices for parking - related functions and equipment storage also are needed. Thus, decreasing retail/ office space to provide more parking has not been pursued by staff. 4-/ ��n�ihi►►�IIIIIII�PA city of San Luis OBlspo COUNCIL AGENDA REPORT Marsh Street Parking Structure Meeting of January 5, 1987 Page Two. Policy The Parking Management Plan, adopted by the City Council in October 1987, states that additional parking should be provided downtown for shoppers, tourists, employees and visitors to government and private offices. It identifies parking structures as the best means to provide additional parking downtown and recommends the Council consider new sites for providing future additional parking as the need arises and /or as land becomes available. Whenever possible, it suggests land be purchased to preserve the option of developing such properties at a later date and used for surface parking in the meantime. First consideration for a third site will be given to properties in the Downtown Core Expansion area south of Nipomo Street. Undeveloped land currently exists in the southerly area of downtown where local merchants have indicated a desire for more parking. In accordance with current parking management policies, parking fund moneys are available for this purpose. If the Marsh Street Structure is enlarged now, that money would not be available for other land purchase. It is likely to be at least five years before enough money will again be available from the Parking Fund to buy land. In the meantime, existing vacant land may become developed and new construction would result in disruption of businesses, demolition or relocation of buildings and associated costs. Fiscal Implications. Two expansion schemes were investigated by city staff (see attached plans). Construction costs range from $777,600 for an additional 63 parking spaces to $1,296,000 for 99 more spaces. When costs of design fees, land acquisition, relocation of the City Recreation Department and /or building are added, another $560,000 to $650,000 is added, bringing the project totals to roughly $1,337,600 and $1,900,000 respectively. Municipal bonds issued for the purpose of building two parking structures will pay for the Palm Street Structure and the Marsh Street Structure as presently designed; there is not likely to be any money remaining from municipal bond sales after construction of the buildings. Another potential source of funding is from the Parking Fund. The Parking Fund was established to pay for parking - related functions. The sources of income to the fund include parking in -lieu fees, parking meter revenues, parking citation moneys, and parking structure fees and rental space. After all anticipated expenses associated with the parking program are paid, it is expected that there will be about $1 million left in the fund. This figure may vary, depending on the accuracy of the current revenue projections and actual cost of the second structure. This money is expected to be needed for acquisition of land in the southerly end of downtown. �a �u�m��►►�I�IIIIIIIIII ��111 city O� san LUIS OBIspo NNOrms COUNCIL AGENDA REPORT Marsh Street Parking Structure Meeting of January 5, 1987 Page Three There is an economic advantage in constructing a larger building now rather than in phases. Project designers have estimated an additional $10 per elevated square foot to be the cost of adding on later. This totals $405.000 for Addition Alternate One and $243,000 for Addition Alternate Two. Project consultants also have indicated that there are even greater economies in adding a much larger addition, such as one which would include property behind the Post Office and which could provide for a more efficient and cost - effective design. Timing. Construction of this building will likely be delayed by at least 6 months if the structure is made larger. These delays will result from additional time needed to redesign the building, reconsideration by the Planning Commission and the Architectural Review Commission, selection of a new location for the City Recreation Department and relocation /demolition of the existing building. Potential impacts on surrounding area. While staff's environmental analysis indicates that construction of a parking structure on this site will not have a signficant impact on the surrounding environment, the Planning Commission expressed concerns about the impacts of the structure on the surrounding residential neighborhoods and concerns about exiting from the structure. By creating a larger structure, these impacts are likely to become greater and may warrant further consideration by the Commission and Council. Usage of structure. When sites were considered for the second parking structure, many local merchants expressed concern that a structure on this site might not be well used because it is on the perimeter of the downtown core. As such, it seems apppropriate to first observe the usage of the structure before adding more spaces there. ALTERNATIVES Option 1: Reaffirm the current strategy to construct a 278 -space parking structure at the corner of Chorro and Marsh Streets. Working drawings for the building will be prepared immediately and the building constructed as shown on current plans. Construction would begin in summer of 1988 and completed in 1989. Additional land in the southwest portion of the Downtown Core could be acquired within the next year for surface parking and reserved as a future site for a structure. Additional parking spaces can be added to the Marsh Street structure at a later date if needed. (Staff recommended action). Option 2: Direct staff to work with project architects to design an addition to the structure, seek a new location for Recreation Department and resolve disposition of the structure currently occupied by Department. If the Council selects this option, staff asks the Council give direction as to the size of the addition (such as estimated numbers of spaces). An amended contract for professional design services will be submitted to Council for consideration of ,. added fees and revised project cost. �� ► ►►��n�►iiuilllllllll ►�' i��lll MY Of San LUIS OBISPO COUNCIL AGENDA RERoRT Marsh Street Parking Structure Meeting of January 5, 1987 Page Four. CONSEQUENCE OF NOT TAKING THE RECOMMENDED ACTION: Delays in the start of construction of from 6 months to a year will result from the change in design at this time. Reviews by the Planning Commission and Architectural Review Commission will be required unless excepted by the City Council. Locations for the City Recreation Department and disposition of the building must be sought. Parking Fund moneys and some additional General Fund Contributions will be needed to pay for the project addition. No money will be available from the Parking Fund for additional purchases of land or other parking - related improvements until at least 1993. ACTION RECOMMENDED: By motion reaffirm the current strategy to construct a 278 -space parking structure at the corner of Chorro and Marsh Streets. Attachments: Vicinity Map Site Plan and elevations Expansion plans ch5 /marshcc �� ` '7 Off• a. _ rah y,. i co cr ,r" : Qr ule �tr ��tt � *, a o .� . 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ZI Addition Alt. 1 DATE 10 -20 -87 1" No. 87024 Chorro St. P.S. mnlcer• San Luis Obispo, C pv JRR I aOGE Of I I I I Added Area 8,100 S.F. /Level Added Stalls 21 /Level Efficiency 385.7 S.F. /Add Stall c.onRm Conrad Assoclates D r r r 0 I I j Q Q o T N N 991 -II 1! 0 s f` Z 4_8 Addition Alt. 2 6642 Von Nuys Blvd.. Suite 301 pA�. 10 — 2 0 — 8 7 308 NO. 87024 P.O. Box 514 Van Nuys. CA 01408 -0514 1 Orr SS t . P.S. (818)001.0853 PROJECT: San Luis Obispo, c, (800) 4- Conrad in sum.. ca,p � Z 1 0 of I Ii LZ � o tv�L` I I I I I I I Added Area 8,100 S.F. /Level Added Stalls 21 /Level Efficiency 385.7 S.F. /Add Stall c.onRm Conrad Assoclates D r r r 0 I I j Q Q o T N N 991 -II 1! 0 s f` Z 4_8 Addition Alt. 2 6642 Von Nuys Blvd.. Suite 301 pA�. 10 — 2 0 — 8 7 308 NO. 87024 P.O. Box 514 Van Nuys. CA 01408 -0514 1 Orr SS t . P.S. (818)001.0853 PROJECT: San Luis Obispo, c, (800) 4- Conrad in sum.. ca,p �