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HomeMy WebLinkAboutD-1 - Assessment District 87-1 (cannery Village Continued Public Hearing) and Assessment District 87-3 (McFadden Square) (Continued Public Hearing)C c City Council Meetin,, October 26, 1987 (� i Agenda Item No. D-1, 2, & 3 BY THE CITY COUN6IL �Cg� CITY OF NEWPORT BEACH CITY Of NRYPORT BEACH TO: City Council OCT 2 6 1987 FROM: Planning Department f3 jc S '11- 9 � SUBJECT: Asessment District 87-1 (Cannery VillMe Continued Public Hearing) anti Assessment District 87-3 (McFadden Square) (Continued Public Hearing) Suggested Action Open hearing; close hearing; if desired: 1. Assessment District 87-1 (Cannery Village Improvements). Direct Staff to continue negotiations for the proposed parking facility in Cannery Village; and Direct Staff to proceed with the final design and budgeting of the Villa Way improvements; and Direct Staff to proceed with the City funded repair work in Cannery Village; and Direct Staff to commence Chapter 27 proceedings for the funding of initial installations of curbs, gutters, sidewalks, and al- leys; and Direct Staff to distribute petitions for the formation of a street light assessment district; and Adopt Resolution No. , abandoning all proceedings pertain- ing to the formation of Assessment District No. 87-1. 2. Assessment District 87-3 (McFadden Square Improvements). Select a rest room alternative and direct staff to proceed with the preparation of plans for the selected alternative (refer to report from the Public Works Department); and Approve the conceptual designs for the McFadden Square Plaza and indicate the City's willingness to fund fifty percent (not to exceed $350,000) of this improvement. Direct Staff to distribute petitions to the McFadden Square property owners allowing 180 days for successful completion of the petition process to form a single purpose assessment district to fund fifty percent of this improvement; and Direct Staff to commence Chapter 27 proceedings for the funding of the initial installations and repairs to non-standard improvements; and TO: City ,=ncil - 2. Direct Staff to circulate petitions for the formation of a street light district; and Direct Staff to proceed with the City funded repair work; and Adopt Resolution No. , abandoning all proceedings pertaining to the formation of Assessment District 87-3; ON 3. Cannery Village and McFadden Square (both areas) Establish the priority system discussed in the staff report for City funded improvements in Cannery Village and McFadden Square. These Public Hearings were originally opened at the City Council meeting of May 27, 1987, and the Resolutions of Intention to form three assessments districts (Assessment District 87-1, Cannery Village Improvements; Assessment District 87-2, the Newport/Balboa Boulevard Realignment; and Assessment District 87-3, McFadden Square Improvements) were adopted. The public hearings were continued to the meeting of June 22, 1987, to allow time for Staff and the benefitting property owners to discuss the proposed projects. At this meeting the City Council adopted a Resolution of Abandonment for Assessment District 87-2, terminating all action pertaining to the funding of the roadway alignment, and directed Staff to revise the boundaries of Assessment District 87-3 to eliminate certain residential areas. These changes are discussed in detail below. The public hearings were again continued to the meeting of September 28, 1987. At its meeting of September 28, 1987, the City Council opened the continued public hearings on the formation of Assessment District 87-1 and Assessment District 87-3, and continued the public hearings to its meeting of October 26, 1987, in order for the cost estimates to be completed and for all of the remaining improvements to be considered at one time. The following discussion describes the specific action taken by the City Council in conjunction with each of the proposed Assessment Districts at the June 22, 1987, and September 28, 1987 City Council meetings. Assessment District 87-1 (Cannery Village Improvements) The proposed improvements originally to be funded by this Assess- ment District included the installation of new curbs, gutters, sidewalks, streets, landscaping, street furniture, concrete alleys, and street lights throughout the Cannery Village area. At the time the continued public hearing was reopened at the June 22, 1987 City Council meeting, written protests had been submitted by less than 25% of the benefitting property owners in the area. TO: City -%;ouncil - 3. Following discussion on Assessment District 87-1 at the June 22, 1987, meeting, the City Council directed staff to prepare plans and cost estimates for only the repair of all of the damaged and deteriorated curbs, gutters, sidewalks, and streets; the installa- tion of these facilities where they currently do not exist, and the installation of concrete alleys where they do not currently exist in Cannery Village. The public hearing on Assessment District 87-1 was continued to the City Council meeting of September 28, 1987, in order to allow sufficient time to prepare the necessary plans and cost estimates. At its meeting of September 28, 1987, the City Council directed Staff to have completed for the October 26, 1987, City Council meeting the cost estimates for the necessary repair and installa- tion work, the installation of street lights, and the cost of acquiring the property at the southwest corner of 30th Street and Villa Way for the construction of a public parking lot. Assessment District 87-3 (McFadden Square Improvements) This project involves the reconstruction and expansion of the plaza area at the base of the Newport Pier, and the installation of new curbs, gutters, sidewalks, streets, landscaping, street furniture and street lights throughout the area. Prior to and at the June 22, 1987, public hearing, approximately 42.3% of the benefitting property owners submitted written protests on the formation of this Assessment District. At its meeting of June 22, 1987, the City Council directed staff to delete the residentially zoned properties between 19th and 20th Streets, those residentially zoned properties on the bay side of Newport Boulevard between 20th and 21st Streets, those residential- ly zoned properties to the west of the centerline of the alley separating 23rd and 24th Streets, and the four residential lots east of 24th Street on West Ocean Front from the boundaries of the Assessment District. Staff was also directed to reduce the scope and cost of the improvements and to prepare plans and cost es- timates for only the repair of the damaged or deteriorated curbs, gutters, sidewalks, and streets, and to prepare a plan for the plaza and new rest room facility at the base of the Newport Pier. At its meeting of September 28, 1987, the City Council directed Staff to complete the cost estimates for the October 26, 1987, City Council meeting for the necessary repair work to the curbs, gutters, sidewalks, and streets; the cost estimates for the C installation of street lights; eliminate the alternative to retain the public rest room facility in its present location and prepare conceptual plans and cost estimates for the construction of a new facility to the west of the pier; and prepare plans and cost estimates for the reconstruction of the Plaza at the base of the pier. TO: Citj )uncil - 4. Subsequent to these City Council meetings, staff prepared a condition survey of the McFadden Square area to be used by Boyle Engineering to prepare the plans and cost estimates. In the C Cannery Village area, the previously completed street improvement plans prepared by Norris-Repke served as the basis for the cost estimates. These plans and cost estimates, including the proposed distribution of costs between the City and the property owners, are discussed in this report. Analysis The following discussion outlines the proposed improvement plans for the Cannery Village and McFadden Square areas as directed by the City Council, and suggests various alternatives for implemen- tation. Cannery Village The improvement plans and cost estimates for the Cannery Village area include the repair of all damaged and deteriorated curbs, gutters, and sidewalks; the installation of these facilities where they currently do not exist; the installation of concrete alleys where they currently do not exist, and the upgrading of the sewer laterals in the reconstructed alleys; the preparation of plans and cost estimates for the installation of street lights; the estimated cost of acquiring the land at the southwest corner of 30th Street and Villa Way for a public parking lot, and the widening of the sidewalk along the westerly side of Villa Way. Regarding the repair of the damaged and deteriorated curbs, gutters, sidewalks, and streets, it is the policy of the City (Council Policy F-9, Capital Improvements Cost Sharing Policy, page 3) that all repairs and improvements to existing facilities is the financial responsibility of the City. In those cases where these facilities do not exist, it is the adjoining property owner that is responsible for the installation cost. Staff suggests that the necessary repairs be performed at the sole expense of the City, with the installation of the new facilities where they do not exist funded pursuant to the provisions of Chapter 27 of the Improvement Act of 1911. This procedure has been used successfully on several occasions by the City, and is current- ly being used to install the necessary improvements on 31st Street between Newport Boulevard and Villa Way. C It is estimated that the necessary repair work in Cannery Village will cost approximately $327,749, including a 20% contingency. The cost of installing 268 parking meters throughout the area (includ- ing 47 meters in the proposed public parking lot) is estimated to be an additional $61,104. The property owners cost for installing curbs, gutters, and sidewalks where they currently do not exist is estimated to be approximately $102,834, including a 20% contingen- cy. The areas where these facilities need to be installed include: TO: City Council - 5. Block 1: Northwest corner of 30th Street and Villa Way 417 30th Street 418-430 30th Street Block 2: 504 30th Street Block 5: North side of 29th Street between Newport Blvd. and Villa Way South side of 29th Street between Newport Blvd. and Villa Way Block 7: Villa Way between 28th and 29th Streets, exclusive of City funded extra width Block 10:West side of Villa Way between 28th Street and the first alley Cannery Village Parking Lot Another component of the Specific Area Plan Public Improvement Component is the construction of a public parking facility in Cannery Village. Staff has been negotiating with the property owner for the acquisition of 5.5 lots at the southwest corner of Villa Way and 30th Street to create a public parking facility. The proposed public parking lot will accommodate 47 metered parking spaces. These spaces will provide replacement parking for the spaces lost as a result of the restriping of Newport Boulevard to provide a third out -bound travel lane, plus additional capacity to meet the existing shortage of parking in the area. Staff is con- tinuing its negotiations with the property owner, and it appears that an amicable purchase of the site is likely in the very near future. The appraisal for the property has not yet been completed. However, for purposes of estimating, Staff is of the opinion that $65.00 per square foot is reasonable. Therefore the estimated cost for ac- quisition of the land is approximately $1,000,000. The cost of demolishing the existing buildings and creating a surface parking lot is estimated to be $200,000. The total estimated cost is approximately $1.2 million. Staff has explored two financing alternatives for this parking facility. One proposal involves using a portion of the money available in the Off -Street Parking Fund as a down payment for the property, with the revenues from the parking meters in the Cannery Village area used to service the remaining debt. For example, if $500,000 were to be used as the down payment, a balance of $700,000 would remain. Over a five year term at an interest rate of 7.25%, the annual payment would be $171,868. TO: City Council - 6. The other option involves the financing of the entire $1.2 million C over a ten year period, with no down payment. The anticipated annual payments would be approximately $191,500. There are currently 58 meters within the immediate vicinity of Cannery Village. It is proposed that approximately 221 meters be installed throughout the area in conjunction with the various repair and installation projects. The proposed public parking facility will accommodate 47 new spaces, for a total of ap- proximately 326 metered spaces in the area. Sufficient revenue will be generated from the existing and new parking meters in the Cannery Village area to support this debt service. Villa Way Sidewalk Widening This project involves the widening the sidewalk along the westerly side of the street from 28th Street to 29th Street to a width of eight feet, and to six feet from 29th Street to 32nd Street to create a pedestrian walkway through the center of Cannery Village. There are no sidewalks between 28th Street and 29th Street, and the existing sidewalks between 29th Street and 32nd Street are ap- proximately three and one-half feet wide, which does not provide C sufficient width for two people to walk side by side. The sidewalk on the easterly side would remain the same width, three and one-half feet, with an eight foot parking lane, a 12.5 foot roadway, and a six foot sidewalk along the westerly side. It is suggested that the sidewalk widening be paid for by the City because of the overall improvement to the area in terms of aes- thetics and pedestrian circulation and safety. It is also sug- gested that the wide area at the corner of 32nd Street and Villa Way be improved with a small pedestrian oriented area with land- scaping and benches. Where the sidewalks have not been installed along the westerly side of Villa Way between 28th and 29th Streets, it is suggested that the property owners be required to pay for that portion of the sidewalk cost equivalent to the installation of a five foot wide sidewalk, with the City paying the additional cost for the wider sidewalk. It is estimated that this project, excluding the resurfacing of the street and the installation of the curbs, gutters, and sidewalks where they currently do not exist, which are included in the cost estimates for the overall Cannery Village Improvements, will cost approximately $54,842, including a 20% contingency. This estimated cost does not include any landscaping, which would be a desirable component of the widening project. Two tree wells with steel grates and trees could be installed in each block, at an additional cost of approximately $1200 each, or an additional $16,800, for a total of $71,642. TO: City Council - 7. It should be noted that this sidewalk widening will not result in the loss of the parking spaces along the easterly side of Villa Way between 29th Street and 32nd Street. C Staff suggests that this project be implemented in conjunction with gg P 7 P 7 the construction of the proposed public parking facility at the corner of Villa Way and 30th Street. Cannery Village Streetlights It is estimated that 46 streetlights would be adequate to provide lighting in the Cannery Village area to improve safety and visibil- ity at night. The street lights suggested have a "turn of the century" appearance and will cost approximately $2,500 each to install. It is suggested that petitions be distributed to the property owners to determine if there is support in the area to establish a Streetlight District pursuant to the Streetlight Act of 1919 to fund the installation of the lights. Based upon ap- proximately 161 lots in the area, and a projected cost of $115,000, a rough estimate of the individual assessment would be approximate- ly $715 per lot. McFadden Square Improvements C The Public Works Department conducted a condition survey of the curbs, gutters, sidewalks, streets, and alleys in the commercial areas of McFadden Square pursuant to the direction of the City Council. This condition survey established two levels of priority. Priority A identifies those repairs that are necessary from a public safety standpoint. Priority B identifies those repairs that would benefit the aesthetics of the area. These cost estimates are based upon this system. The direction from the City Council in McFadden Square also involves only the repair to the existing deteriorated curbs, gutters, sidewalks, and streets. As indicated previously in this report, it is the policy of the City that all maintenance and repair work to existing facilities is the responsibility of the City. The cost for performing all of the Priority A repair work is approximately $486,082, including a 20% contingency. The estimated cost of the Priority B work is approximately $717,420, including a 20% contingency. The repairs that are the responsibility of the adjoining property owners are as follows: Block 46: 2300 Newport Blvd.: Repair brick parkway: $1000 2312 Newport Blvd.: Repair brick parkway: $ 750 2318 Newport Blvd.: Repair brick parkway: $ 378 4 c TO: City--ouncil - 8. 2011 Court Street: Dorymen's Inn: Install drive approach:$ 348 Repair Custom Bricks: $ 450 As indicated above, the total anticipated cost to the property owners in McFadden Square is $2926. Because of the limited amount of work required in this category, no contingency was added. Because these repairs are so minor in nature, the property owners may elect to perform these repairs independent of any City action. McFadden Square Streetlights It is estimated that approximately 34 streetlights will be adequate to provide sufficient lighting in the McFadden Square area, with lights installed across West Ocean Front to the end of the parking lot, on 21st street, 22nd Street, 23rd Street, and along Balboa Boulevard, into the McFadden Place area. The light fixture proposed is similar to that now in front of the Dorymen's Inn, and are estimated to cost approximately $4,000 each, installed, for a total of $136,000. The streetlights in the parking lots and plaza .-are not included in this project. It is suggested that the installation of streetlights in McFadden Square be funded through a 1919 Streetlight District. It is suggested that Staff be directed to distribute petitions to the property owners to determine if support for this project exists in the area. It is also suggested that the boundaries of the Street- light District be limited to those specific areas where lights are proposed to be installed, which are generally between Balboa Boulevard and the Ocean Front, and between McFadden Place and 23rd Street. Based upon an estimated 60 lots in the area, a rough estimate of the individual assessment is approximately $2266 per lot. McFadden Square Plaza This project involves the replacement of the public rest room facility at the base of the pier, and the reconstruction of the plaza at the base of the pier. Regarding the public rest room facility, the City Council has directed Staff to prepare two conceptual alternative designs, with the location to be seaward of the existing facility between the pier and the Dory Fleet. It is likely that the Dory Fleet will have to be moved a short distance to the west. This rest room facility project is also on the City Council agenda for the evening of October 26,1987, with a report from the Public Works Department. TO: Cit. .:ouncil - 9. The proposed improvements to the plaza at the base of the pier has also generated considerable discussion. Staff and the Consultant have prepared two conceptual plans for the plaza area. These two plans are essentially the same from a design standpoint, with Alternative One resulting in no loss of parking, and Alternative Two resulting in the loss of approximately 15 parking spaces. The estimated cost of the complete reconstruction of the plaza is estimated to be approximately $700,000. The cost of the individual components are as follows: Demolition and Grading: $ 88,000 Concrete Paving: 330,000 Curbs: 72,000 Lighting: 24,000 Landscaping: 76,000 Furniture: 10,000 Contingency and Assessment CEngineering: 100,000 TOTAL: $ 700,000 Several of the property owners in the area have indicated support for the funding of the plaza project through an assessment dis- trict, while others have voiced opposition to the proposal. Both sides agree that some level of improvement is necessary, par- ticularly in light of the City funding the construction of a new rest room facility. In order to provide an opportunity for those supporters of the plans to completely reconstruct the plaza and install the extensive landscaping and other amenities, it is suggested that they be given the opportunity to generate support among themselves for the funding through a separate single purpose assessment district. Staff could be directed to provide the supporters with the peti- tions, and at such time as the requisite majority of property owners have signed the petitions, the district could be formed. C This option will also allow for the supporters to return to the City with a design different from those prepared by the Staff and Consultant if they desire. The concept essentially is to give the supporters the opportunity to determine what level of improvement they are willing to fund, and how much they are willing to assess themselves. It is then suggested that the City contribute one-half of the total cost of the project, up to a maximum of $350,000.00, whichever is less. TO: In the event C support for district, it without the ti.mated that approximately Ci'. :ouncil - 10. that the property owners do not generate sufficient the funding of the project through an assessment is suggested that the City rehabilitate the plaza area installation of the extensive amenities. It is es - the cost of restoring the area to City standards is $150,000. West Ocean Front Parking Lot This project involves the reconstruction of the West Ocean Front parking lot. This project originally involved the installation of extensive landscaping and other amenities, all of which was to funded as a part of Assessment District 87-3. Several of the property owners voiced concerns regarding both the proposal to fund the improvements through an assessment district and the extensive landscaping, which was considered to be an impediment to the ocean views. In response to these concerns, Staff suggests that the City Council consider only the reconstruction of the lot in its existing configuration, with no new landscaping and no loss of parking, and that this project be funded by the City. It is estimated that the reconstruction, including resurfacing and striping, will cost approximately $103,000. C FINANCING OPTIONS FOR THE PROP'FRi'Y OWNERS Staff has reviewed the various financing options available for the construction of the curbs, gutters, and sidewalks that are to be installed where they currently do not exist in Cannery Village, and the repair work to the non-standard improvements in the parkways and the new drive approach on Court Street in McFadden Square. Staff is of the opinion that the appropriate financing mechanism is the use of Chapter 27 of the Improvement Act of 1911. This process does not involve the sale of bonds and has been used successfully in other areas of the City. Regarding the installation of streetlights, as discussed previously in this report, the appropriate financing mechanism is the Street Light Act of 1919. CANNERY VILLAGE -Cannery Village Repairs and Installations: City: $388,853 Property Owners: $102,834 Villa Way Sidewalk Widening, with Landscaping: City: $ 71,642 Property Owners: 0 TO: city -council - 11. CCannery Village Street Lights: City: 0 Property Owners: $115,000 Cannery Village Parking Structure: City: $1.2 million Property Owners: 0 CANNERY VILLAGE TOTALS: City: $1,660,495 Property Owners: $217,834 MCFADDEN SQUARE McFadden Square Repairs: City: $486,082 (A) Property Owners: $ 2,926 $617,470 (B) McFadden Square Plaza: City: $350,000 Property Owners: $350,000 McFadden Square Rest Room: City: $500,000 Property Owners: 0 West Ocean Front Parking Lot Refurbishing: City: $103,000 Property Owners: 0 McFadden Square Streetlights: City: 0 Property Owners: $136,000 McFADDEN SQUARE TOTALS: City: $2,156,502 Property Owners: $488,926 C PRIORITIZATION Staff suggests that the City Council establish the following priorities for the various City -funded projects: TO: City .ouncil - 12. Cannery Village First Priority: 1. Purchase and improve parking lot site. 2. Perform all City funded repairs. Second Priority: 1. Villa Way sidewalk widening. McFadden Square First Priority: 1. Construction of the McFadden Square Rest Room. 2. All Priority A repair work. Second Priority: 1. Construction of the McFadden Square Plaza and Ocean Front parking lot. CThird Priority: 1. Priority B repair work. Respectfully Submitted, PLANNING DEPAIWEENT JAMES D. IIEWICIER, Director By PL. CHRIS DUSTIN Senior Planner C\CCSR\CV-MC-IMP.CG Attachments: 1. Resolution No. , abandoning all proceedings pertaining to the formation of Assessment District 87-1. 2. Resolution No. , abandoning all proceedings pertaining to the formation of Assessment District 87-3.