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HomeMy WebLinkAboutRDA PLAZA DEVELOP 09-08-81DATE: TO: FROM: SUBJECT: September 8, 1981 REDEVELOPMENT AGENCY No. 4 9-8-81 Inter -Com Honorable Chairman and Redevelopment Agency Members Community Development Department Plaza Development on "C" Street BACKGROUND The proposal for a parking structure and quasi -public plaza on "C" Street was originally submitted to the Redevelopment Agency on August 3, 1981. The parking structure concept was approved, with the plaza continued at the request of the developer of Steven's Square, to the August 17th meeting. At the August 17th meeting the plaza was continued to the September 8th meeting in order that a workshop could be held on the plaza concept. A workshop was held on August 31, 1981, with opinions expressed on a variety of subjects. The predominate concern was traffic distribution and truck traffic on "C" Street. No new concepts or solutions were presented either by Gfeller Development or the public at the workshop. Staff, therefore, retains the recommendation to approve the plaza concept based on the justification that: 1. The plaza will split traffic between Main and 6th Street, and reduce the need for a signal at Main and "C" Street. 2. Pedestrian safety for individuals entering and exiting Steven's Square. 3. A positive contribution to the Old Town Tustin Area. Staff further recommends that the engineering department carry out traffic counts on "C" Street at the earliest possible date in order to confirm the estimated ADT's as outlined in the traffic analysis done by a traffic consultant. Traffic impacts at 6th and E1 Camino Real are presently being analysed as part of an EIR for another project. Plaza Development on "C" Street September 8, 1981 Page Two RECOMMENDED ACTIONS 1. Staff recommends that the Redevelopment Agency appropriate a sum of money not to exceed $50,000 for improvements to circulation and traffic safety in the interest of the downtown area. 2. Staff recommends that the Redevelopment Agency direct staff to begin vacation procedures on the affected portion of "C" Street. 3. The distribution of these funds shall be dictated by the above agreement between the Redevelopment Agency and Gfeller Development Company. 4. Staff recommends that traffic counts on "C" Street be carried out at the earliest.possible date after street improvements are completed. EW/dat TUSTRN CHAMBER OF COMMERCE PROPOSAL g CITY COUNCIL MEETING SEPTEMBER 8, 1981 FROM: Jeff McElderry Government relations .."C":-STREET.CONSTRUCTSON PROJECT The ,Chamber is not taking an active position o.n.the actual construction project.at this time. However, the Chamber strongly requests that a traffic count be taken on "C" street, "B" Street and Pacificl (all between Main St and 6th Street) and a traffic count be taken on 6th street west of E1 Camino Real prior to the City Council taking a vote on the "C" f street project. i . VEHICLE ACCESS ISSUE I I The issue in question is the enforcement of Vehicle access for "B" street and Pacific street, between Main'.and 6th street. The Chamber feels very strongly-:that--a.-,signal be placed at the intersection of El Camino Real and 6thi street prior to removing Vehicle access on "B" and Pacific streets. The Chamber also requests that the City review turning accomodations for trucks at the corner of E1 Camino Real and 6th Street. At this time, due to vehicle parking allowed on both sides of 6 th street, Z. h. allows only a limited space for the width and lenght of large turning trucks. cc: City Council Maury Ross, President; Tustin Chamber of Commerce DATE: September 8, 1981 / l n t e r - C om TO: Honorable Chairman & Redevelopment Agency Members FROM: Community Development Department SUBJECT: Plaza Development on "C" Street BACKGROUND Per a request from the Redevelopment Agency, this is a supplemental report concerning the quasi -public plaza on "C" Street, south of Main Street. The report examines costs and benefits, along with impacts to the surrounding areas circulation. The specific location of the plaza, public parking structure, and Steven's Square are shown on Exhibit A. Initially, the Old Town Tustin Parking Study of February 16, 1981, identified the old screen door factory as the number one location for public parking to supplement a parking shortage in the area. Gfeller Development had begun preliminary negotiations, but had not as yet purchased the property. A subsequent memo to the Agency on April 20th indicated that Gfeller had an agreement to purchase the property and utilize it for at -grade parking. The Agency recommended that staff proceed with negotiations to include public parking on the site. The process to develop an acceptable agreement to present to the Redevelopment Agency has taken several months, with several plans developed and rejected. One of the early proposals included a recommendation from city staff to vacate a portion of "C" Street and utilize this area as a quasi -public plaza. The reasoning for this recommendation included; increased pedestrian safety for people using Steven's Square, split the traffic, with half going to Sixth Street and half to Main Street and by splitting traffic, reduce the need for a traffic signal at Main and "C" Street. The original proposal was for a complete closure of the plaza area from through traffic. This proposal was subsequentially dropped from later plans. In July, Gfeller Development submitted a new proposal for the construction of a parking structure and plaza on vacated "C" Street. The plan included: 0 Plaza Development on "C" Street September 8, 1981 Page Two 0 1. The construction of an upper level parking structure of 105 spaces. The lower level, which is 106 spaces, would be utilized by the Steven's Square Project, and the upper level would be city parking with the exception of 24 spaces. 2. The city would pay the full cost of the parking structure, which is estimated at $600,000. Gfeller Development will receive 13 parking spaces on the second level that were eliminated on the first level by the second level construction. The remaining eleven spaces needed by the Steven's Project will be purchased at a pro -rated figure. 3. The City RDA and Gfeller Development would split the cost for the plaza, estimated at $250,000 total. The city will vacate "C" Street. 4. The City would have the option of an out -right purchase of the structure at the time of construction or lease the structure with an option to purchase at a future date. The option price would be the actual construction costs. Staff reviewed and analyzed the project and presented a report and recommendation at the August 3rd meeting of the Redevelopment Agency. The plan included: 1. Participation by the Agency in constructing the parking structure to be used in the revitalization of the immediately surrounding area. Approximate costs and number of spaces were: $600,000 - 105 spaces - 13 to Gfeller for loss on first level. $<70,000>- 11 spaces bought by Gfeller Development $53� 81 public parking spaces The spaces would be leased or bought from the RDA for the expansion of existing businesses or new construction. Staff determined that the eighty-one spaces can adequately serve the expansion of this block of the downtown area. 2. A $50,000 participation in the "C" Street Plaza. The dollar amount was based upon the estimated cost for a traffic signal at Main and "C" Street. Based on an analysis done by the engineering department, splitting the traffic would reduce the need for a traffic signal installation at "C" and Main Streets. 0 Plaza Development On "C" Street September 8, 1981 Page Three 0 The affected portion of "C" Street will be vacated. The City will retain an easement to allow pedestrians to use the plaza and vehicular traffic will be able to cross through the plaza. At the August 3, 1981 meeting the members of the Redevelopment Aency approved the concept of the parking structure and directed the city attorney to contact Gfeller's attorney to finalize an agreement to construct and own public parking over the at -grade facilities used by Steven's Square. Discussion For the sake of brevity, and since most of this information is a reiteration of the August 3rd report, an outline form will be used. I. "C" Street Plaza A. The plaza represents a joint public and private use of a shared facility. Both the City and Steven's Square will utilize and benefit by it's use. 1. Steven's Square will have safe pedestrian access to the project and a prestigious entrance. 2. The City will have improved circulation along Main by the elimination of a traffic signal at Main and "C" Street, and improved pedestrian safety. The City will retain vehicular circulation from Main to 6th Street, and the plaza will be used by the public, and not limited to the Steven's Square project only. B. Justification for Participation 1. Split traffic between Main and 6th, and reduce the need for a signal at Main and "C" Street. a. Ever since the first public hearing on January 17, 1980, staff was concerned with "future traffic impact on "C" Street. To signalize "C" Street would not be practical because it is to close to E1 Camino Real..." b. The plaza is designed for two functions, discourage through traffic and split the traffic between Main and 6th Street. 9 0 Plaza Development on "C" Street September 8, 1981 Page Four c. By physically splitting the traffic, vehicular traffic will be directed to Sixth and E1 Camino Real, where a traffic signal would be feasible. d. These traffic impacts on Main and "C" Street will be coming from not only Steven's Square and the parking structure, but future growth north of Main on "C" Street, and a revitalization of Jamestown Plaza. e. According to a traffic study done by a consultant and reviewed by the Engineering Department (see Exhibit C) current traffic counts are estimated at 600 ADT's. Due to this low level of through traffic, no appreciably impact is anticipated by constructing the plaza and splitting traffic to this through traffic. 2. Pedestrian Safety; By reducing vehicular traffic and speed, pedestrians walking to the Steven's Square project will have a greater level of safety than crossing an unrestricted through street. 3. A positive contribution to the Old Town Tustin Area. a. In keeping with the proposed downtown area improvements of brick sidewalks, landscaping lighting, and public facilities, the plaza will be designed to be a visual amenity to the area that will be a gathering place for people to rest, sit or eat lunch. b. It is hoped that the plaza will be used by local merchants in the downtown area to display art or sidewalk sales. c. A kiosk could announce public events, sales by local merchants, or news of public interest. C. Financial Considerations 1. The City will participate in the plaza by allocating $50,000 for improvements, which would be the cost of a traffic signal on the corner of "C" and Main Street. Gfeller Development will contribute $125,000, for a total of $175,000 for the plaza. The City will vacate the affected portion of "C" Street, and this land will belong to the Steven's Square Project. They will pay property taxes on the improvements and land value, that will add to the tax increment for the redevelopment agency. Staff has determined that the tax increment value of the improvements only will average $2150 per year for the remaining 24 years of the Agency, giving the Agency $51,500 for the remaining life of the RDA. 0 Plaza Development On "C" Street September 8, 1981 Page Five D. Impacts from the Plaza improvements. 1. "C" Street begins at the corner of Sixth Street and dead ends just north of First Street. It is defined by the cities traffic department as a local collector. 2, The main impact of the plaza will be to discourage through traffic from Main Street to 6th Street and move this traffic to either "B" Street or E1 Camino Real, which is a secondary arterial. 3. Vehicular traffic, though, will still be able to travel from Sixth Street to Main Street, only at a reduced speed. EMK/dat U l 1 0 PLAZA___ 0 FlRST ST ME STEVENS SQUARE 0 PUBLIC PARKING CITY OF TUSTIN TOWN CENTER REDEVELOPMENT AREA `._ L. -A MmR11RLE ND. 6A 1R4 EXHIBIT A 0 233HLS J F cr (L EXHIBIT B 0 DATE: AUGUST 26, 1981 0 EXHIBIT C Inter -Com FROM: BOB LEDENDECKER, DIRECTOR OF PUBLIC WO1;KS/CITY ENGINEER SUBJECT: PROPOSED "C" STREET CLOSURE - TRACT 10979, STEVENS SQUARE In May, 1981, the possible closure of "C" Street was discussed with the developer and, subsequently, temporarily dropped as a result of R.K. Fleagle's letter to Gfeller Development Co. dated 5-8-81. In July, 1981, the "C" Street closure was reactivated to its present status. In connection with the development of Stevens Square (Tract No. 10979) staff required the developer to submit a traffic study for the proposed office development. This report provided an assumed traffic volume of 600 ADT for "C" Street between Main and Sixth Streets. Staff reviewed this report and the assumption of 600 ADT (24 hour period) and concurred that this was a reasonable assumption, i.e., let's assume that "C" Street has vehicles on it for only 10 hours, or 600 minutes per day. A 600 ADT would be one vehicle per minute for the 10 hour period. Visual surveillance of "C" Street reveals that there is no where near this rate of vehicles. The closure of "C" Street has been coordinated or scheduled with the proposed parking structure to be built on the easterly side of "C" Street. Consequently, the accelerated schedule of approval has carried over to the proposed closure of "C" Street. It is the Engineering staff's view that approval of both does not need to occur simultaneously. Therefore, it is suggested a traffic count be taken on "C" Street between Main and Sixth Streets to verify the assumed 600 ADT. This count has not been taken recently because of the storm drain and other construction within the area that would have reduced the total counts. It is estimated that the present construction that would impact traffic counts on "C" Street will be completed on or about 9-14-81. At this time, accurate counts can be made. It is doubtful that any new counts will exceed the assumed 600 ADT which has been used to date. It is not normal practice to take routine traffic counts on local streets such as "C" Street. In any event, staff will proceed with the traffic count about mid September, unless directed otherwise. It is my understanding that staff was directed to proceed with the preparation of the paperwork to vacate "C" Street. The procedure for such a vacation proceeding is as follows: 1. City Council adopts a resolution declaring its intention to vacate and abandon portions of a certain street and sets the time and place for a public hearing to hear all protests. 0 PROPOSED "C" STREET CLOSURE AUGUST 26, 1981 PAGE 2 2. Approximately 4 weeks after the adoption of said resolution, Council holds said hearing. At that time, action is taken by Council to either approve or disapprove said vacation of said street. Also, attached is a copy of a memo from the City Attorney's office which confirms staff's view that the formal vacation proceeding cannot continue until such time the detailed street drawings have been completed. BOB LEDENDECKER DIRECTOR OF PUBLIC WORKS/ CITY ENGINEER M. Attachment DATE: 8/24/81 inter TO: DA4S-WICK, ENGINEERING DEPARTMENT RECEIVED FROM: JAMES G. ROURKE, CITY ATTORNEY AU G 2 5 1981 SUBJECT: STEPHENS SQUARE TUSTIN PUDIC WORKS DEPT, This will confirm our telephone conversation wherein we agreed that we cannot prepare a resolution for the City Council de- claring its intention to vacate and abandon portions of C Street until such time as we have detailed plans which designate the exact portions of C Street to be abandoned, which would include the radii of cul-de-sacs, etc. Detailed drawings will not be prepared until after the City has reached a full agreement with Gfeller Development Company on all the details of the proposed Plaza, parking structure, and their maintenance, etc. We are in the process of discussion and negotiation with Mr. Gfeller and his attorney but we would expect that it will be some time before a complete and satisfactory agreement is reached. JGR:se:D:8/21/81 cc: C.T.