HomeMy WebLinkAboutSS3 - At-Grade Parking Lot at 608 East Balboa BoulevardCITY OF NEWPORT BEACH
CITY COUNCIL STAFF REPORT
Agenda Item No.SS 3
April 27, 2010
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Planning Department
Leigh M. De Santis, Economic Development Administrator
949 - 644 -3207, Idesantis @newportbeachca.gov
SUBJECT: Proposed At -Grade Parking Lot at 608 E. Balboa Boulevard
RECOMMENDATION:
1. Direct staff to develop an at -grade parking lot on the newly acquired
property in Balboa Village.
2. Provide direction on the level of development and appropriate funds to
implement the project.
3. Provide direction on advancing $29,000 for a Village Identification sign
and a Reimbursement Agreement with the Balboa Village BID for the
recovery of $11,000 over ten years.
DISCUSSION:
The property at 608 E. Balboa Boulevard was acquired to facilitate the expansion of
parking in Balboa Village. In making the purchase, the City Council and staff have
anticipated that an expansion of the existing adjacent at -grade parking lot would be the
immediate use of the new site.
The existing parking lot has landscaping around the perimeter including azalea bushes,
birds of paradise and palm trees. The parking and drive aisle surfaces are a
combination of asphalt and colored concrete. There are raised curbs adjacent to the
parking and four lights in the center. The sidewalk surrounding the parking lot is
lithocrete (a hard colored concrete material with added coloring and material to give it
interest/character) consistent with the design for Balboa Village.
Balboa Village Parking Lot
April 27, 2010
Page 2
The City Council is being asked to confirm that it wishes to proceed with the
development of at -grade parking as quickly as possible. If a parking lot is to be built,
staff is requesting direction on the level of improvements to be made.
Development Options:
For the purpose of discussion, two development options are being presented. Option 1
includes everything but lithocrete to make the two lots blend. Option 2 includes only
basic improvements and is less expensive. The City Council may choose items to add
or delete to make a third design somewhere in between.
Both options have been reviewed with the Balboa Village BID sub - committee for the
development of this parking. They favor Option 1. The sub - committee was aware that
the Nautical Museum would like to work with the City regarding a future parking
structure. Because of that possibility, the sub - committee gave very serious thought to
supporting Option 2, but finally concluded that Option 1 was important for the area's
economic health. However, the possibility of a parking structure did influence the group
to not support a new mural to replace the one on the market building at this time.
Should a structure be built in the future, they would like to see a mural as part of it.
They also requested that, once a decision on a structure is made, the City put a
rendering and plans for the parking lot in the windows of the former market building.
They felt that it was important to mitigate the negative impact of the vacant structure
and to inform the community that change is coming. However, the single most
important element that they felt very strongly about was the installation of a Balboa
Village identity sign.
Attached to this report is a single site plan that provides layout information on both
options and a drawing of the proposed Balboa Village identity sign.
Option 1
Option 1 is creating a near mirror image of the existing parking lot with a couple of minor
exceptions. The exceptions would be to retain the standard concrete sidewalk
surrounding the new parking lot, and to eliminate the raised interior curbing, using wheel
stops instead. Because the full site will be open to the street with good ambient lighting,
Public Works staff believes that just two new on -site lights would be required. In
keeping with Walker Parking's recommendations for Balboa Village, staff is proposing a
single programmable pay station for the expansion, the removal of the existing two
headed parking meters on the existing lot, and the installation of a second
programmable pay station on that side of the lot as well. The programmable pay
0
Balboa Village Parking Lot
April 27, 2010
Page 3
stations will allow for the implementation of market rate pricing. Attached to this report
is a line item work description with cost estimates for Option 1. The cost estimate for
Option 1 is $265,000 including design, compaction testing, construction contract,
contingency, and contract services.
Option 2
Option 2 is a basic parking lot of asphalt, striping, walk -on mulch instead of landscape
and two programmable pay stations. The estimated cost for this alternative is $132,000
including a contingency. A line item budget for Option 2 is attached.
Village Identification Signage:
Regardless of which option is selected by the City Council, the Balboa Village BID
wants to pursue a standard City identification sign and creation of an area for
advertising Balboa Village events. An expanded sidewalk area at the corner of Balboa
Boulevard and Palm Street was included in the Balboa Village redesign for some type of
community identification.
Balboa Village did not receive an identification sign at the time they were installed in the
other Villages because there is not a median location large enough to accommodate the
standard monument sign. However, since then the Balboa Village BID has been
desirous of obtaining one. The corner of Balboa Boulevard and Palm Street would
permit the installation of a monument/wall sign consistent with existing City identification
signs, identifying the area as the Balboa Village. The development of an 18 -foot long,
curving wall aligned with the current sidewalk would also provide an opportunity for
eight feet of textured, graffiti resistant wall space over which public event advertising for
the Balboa Village could occasionally be displayed.
It has been suggested that the Balboa Village BID could pay for some or all of the
monument/wall sign. Public Works' estimate for the monument/wall sign upgrade is
$25,000. The Balboa Village would like to add to that, if possible, up- lighting of the sign
face that could run as much as an additional $4,000. The BID believes that lighting the
sign would both enhance its appearance and protect it from graffiti.
The annual income of the Balboa Village BID, including City matching funds, is $26,245.
The BID is proposing that the City pay the full cost to install the monument/wall sign,
$29,000. The BID would then enter into a 10 -year reimbursement agreement with the
City to pay any amount over $18,000, which was the cost of the original identification
Balboa Village Parking Lot
April 27, 2010
Page 4
signs installed in the other villages by the City. The reimbursement amount is estimated
to be $11,000, and payments would be approximately $1,100 per year.
Development Alternatives:
Between Option 1 and Option 2 are several other possibilities that could be created by
going through the Option 1 line items and choosing to delete some of the finish features
inherent in that option. This would result in a parking lot that is not as finished as Option
1 but not as basic as Option 2.
Funding Needs:
The City Council previously appropriated $100,000 for demolition and construction of a
basic parking lot.
Option 1, to create a matching and comparable lot to the existing parking lot, will cost
approximately $265,000, requiring an additional appropriation of $165,000.
Option 2, the approach originally envisioned, will cost approximately $132,000, requiring
an additional appropriation of $32,000.
The Balboa Village sign will require an appropriation of approximately $29,000, of which
the BID is proposing to reimburse $11,000 over ten years.
Funding Availability:
Acquisition of the property for the new parking lot used all available funds dedicated to
parking improvements in Balboa Village, and development of the parking lot will likely
have to be paid from the General Fund. In addition, two property purchase payments of
$750,000 each are required in the next two fiscal years. Without increases in parking
revenue, these payments probably will have to come from the General Fund as well.
However, there is potential for the following increases in parking revenue, which could
be used to reimburse the General Fund for some or all of the project costs.
• The proposed parking lot should start earning revenues not later than May 2011.
In the first year of operation, it could generate $88,844 at a rate of $1.25 per hour
year round.
• Increasing the parking rate at the 106 existing, non - tidelands meters in the
Balboa Village area to $1.25 per hour could generate approximately $285,378 in
the first year.
Implementation of the parking management study's recommendations for
additional meters and meter hours and increased parking fees for summer and
y
Balboa Village Parking Lot
April 27, 2010
Page 5
winter weekends in Balboa Village could generate approximately $606,500 in
new revenue (less approximately $500,000 in the first year for installation of new
pay stations).
• The majority of the parking meters in Balboa Village are located on tidelands and
their revenues go to the Tidelands Fund. If the meter time and prices for these
meters were the same as proposed for the non - tidelands meters, revenue
generation would increase by approximately $1,173,000 per year. Because this
new revenue would reduce the amount of General Fund support needed for
tidelands, it may be appropriate to allocate General Fund money equal to some
portion of the increased tideland parking revenue to the new parking lot project.
Prepared by:
rq c4odlj M ,
teigh 0. De Santis
Economic Development Administrator
Submitted by:
Attachments: Site Plan
Balboa Village Identification Sign
Option 1 Line Item Estimates
Option 2 Line Item Estimates
1�
Sharon Z. Wood
Assistant City ManAer
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