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HomeMy WebLinkAboutRDA 5 PKG REQUIRE'S 06-01-81DATE: June 1, 1981 ~U_E!hU~)PMENT AGENCY NO. 5 6-1 Inter Corn TO: FROM: SUBJECT: Chairman and Members of Redevelopment Agency Community Development Department Parking Requirements, Redevelopment District (190 E1Camino Real) BACKGROUND The Redevelopment Agency on May 18, 1981 considered a request to waive the requirement for 9 on-site parking spaces pursuant to Ordinance No. 510. Action was continued until i June, 1981, for more information pertaining to the status of public parking accommodations. The previous parking study report is attached for agency review. The proposal submitted for prelimina~ review would authorize the development of a commercial and professional building on two parcels totaling 7,000 sq. ft. (140' x 50') on the northwesterly corner of E1Camino Real and Second Street. The proposal provides 13 on-site ground level parking spaces. Full development of the site would require an additional + 9 spaces. DISCUSSION Under the provisions of Ordinance No. 510 Section g3(c) parking spaces may be waived by contributing funds toward the acquisition and development of public parking. It has been the general policy of staff to utilize this provision only in the case of expanding existing businesses, and not for new construction. The basic reasoning for this policy is that the fee structure in Section g3(c) is not sufficient to pay for acquiring and constructing public parking. In addition, existing structures are usually limited in expanding on-site parking, whereas new construction can incorporate on-site parking as part of the design. The applicant has a preliminary proposal which calls for retail uses on the first floor, with offices on the second floor. The preliminary plans have sufficient parking to support the improvements. The breakdown is: 1st Floor 1050 sq. ft. retail 2nd Floor 2280 sq. ft. office 5.25 parking spaces 7.60 parking spaces Parking Requirements, Redevelopment District (190 E1Camino Real) June 1, 1981 Page Two Total 3,330 sq. ft. 12.85 spaces. The nine parking spaces purchased from the redevelopment agency would serve additional office space on the second floor. The preliminary plan shows that the second floor has not been developed to its full potential, and further expansion than indicated is possible. Enclosed is a copy of the parking study and subsequent memo. The study indicates that the parking situation is this area of the downtown is deficient, with several existing uses supplying no on-site parking. These businesses either utilize the parking facilities on the corner of "C" Street and Second Street, or on-street parking. Without public parking, waiving additional spaces will only further aggravate the present situation. In the immediate area, though, is an excellent site to locate public parking. The Tustin School District property represents a site that can be utilized for public parking for existing developments as well as new development. Staff has contacted Larry Sutherland at the School District, and his immediate response was very positive for a lease with option to purchase at a future date. Staff will begin the process to secure the property for public parking, and hopefully within a short period of time: staff can present to the Council a concrete proposal. Based upon previous actions of the Agency, parking requirements would not be waived until the following actions take place: 1. The fee for waiving parking has been changed to reflect the real cost of acquiring and constructing parking. An option to lease parking or a pro-rated purchase of parking spaces could also be considered. 2. The public parking located on the Tustin School District property is either constucted or to the point that construction is assured. The applicant should continue to process the plans that were submitted to staff, which is a new structure of 3,300 square feet with thirteen spaces required. If in the future, the above two items are completed, the applicant could purchase additional spaces for the construction of more office space. Parking Requirements, Redevelopment District (190 E1Camino Real) June 1, 1981 Pa9e Three ALTERNATIVES The following alternative actions are available to the Redevelopment Agency, based upon the prevailing philosophy of the Agency as related to parking accommodations: Authorize constr~ction and full utilization of the 7,000 sq. ft. parcel by providing 13 on-site parking spaces and contributing to public parking pursuant to Ordinance No. 510. 2. Deny a waiver of any on-site parking requirements for new construction. Authorize the design of the project for full utilization but deny occupancy of 2,700 sq. ft. of the building until such time as Ordinance No. 510 has been revised to amend the cost schedule for off-site parking and the Agency has entered into an agreement to provide public parking facilities in the area. Approve the concept of a 3,330 sq. ft. structure with 13 on-site parking with the applicant having the opportunity to amend the plans at a later date to expand the building area when public parking is available. RECOMMENDED ACTION Alternatives 3 or 4 at the option of the applicant, are recommended for Agency approval. EMK/dat