Loading...
HomeMy WebLinkAboutParking Authority Extension - Top of the Pier - 2/3/69 - 6/2 P a�11N6I0/ U R IN 11 A 1 V LAND 11 V 9 JT I T U T E ° Citizens Steering Committee Cf�OUNT'1��p P.O. BOX 11 • HUNTINGTON BEACH, CALIF. 92648 • P 714) 536-7613 ( / June 21 , 1971 Honorable Mayor and City Council City Hall Huntington Beach, California Gentlemen: At the June 21 , 1971 meeting of the Urban Land Institute Citizens Steering Committee , the following motion was second- ed and approved: After countless studies of the proposed Parking Authority Expansion undertaken by the ULICSC, at the direction of the City Council, it is the conclusion of the ULICSC that any reduction in the physical size of the Parking Authority Project would be catastrophic to the entire Top of the Pier Plan . If this reduction is initiated by the City Council, the ULICSC has only one course of action to take and that would be to recommend abandonment of the entire Top of the Pier Plan including the expansion of the Parking Authority . Respectfully submitted, G� 1� Jack Koebig Chairman Pro Tem ® Huntington Roach PIMENNE Commission P.O. Box ISO CALOFORNIA-S26,98 TO: HONORABLE MAYOR AND CITY COUNCIL OPY FROM: Urban Land Institute Citizens Steering Committee RE : Year End Status Report DATE : December 21 , 1970 STEERING COMMITTEE PROJECTS Parking Authority Expansion: With completion of a revi:zed feasibility analysis by Economics Research Associates on August 3 , 1970 , the decision was made to move ahead with the Parking Authority Expansion. A majority of property owners within the project have indicated a willingness to negotiate the sale of their land. Nego- tiations have begun. Preliminary engineering has commenced on the 15 acre project. The City Council has approved the expenditure of General Fund monies for early acquisi- tion. Project I'D" (North of Pier) : As directed by the City Council , the ULICSC has re-established their subcommittee to work on this project . A work outline is being prepared by the Sub-Committee . They held their first meeting December 7 , 1970 . Specialty Shopping Feasibility Analysis : Economics Research Associates has completed their second draft of the report . Completion of a final report is set for February, 1971 . Convention-Conference Center: ERA has completed their second draft of the feasibility analysis . A final report will be available in early 1971 . Hotel Complex Area: ERA completed their feasibility analysis on hotel facilities in June , 1970 . Office Complex Area: ERA has completed the 3rd draft of their feasibility report on offices . A final report will be available in January, 1971 . Orange Avenue East and West - Atlanta Avenue : A precise plan of streets for the intersection of Orange Avenue , Atlanta Avenue and Lake Streets was adopted in December . Fiscal year 1972-73 has tentatively been established for development of this intersection. N v ' "Year End Status Report" - continued Freeways : In September , the City Council directed the Steering Committee to work with the State Division of Highways in implementing freeway development for Huntington Beach . The ULICSC reactivated its transportation Sub-Committee . They have met twice with the Division of Highways . As a result of these meetings , the Sub-Committee will be implementing freeway development with our neighboring cities and our traffic consultant to finalize through street alignments , street classifications , interchange configur- ations and projected traffic counts . PROJECTS BEING REVIEWED BY THE STEERING COMMITTEE Top-of-Pier Promotional Brochure : The Planning Staff has set up a temporary office at Harbors and Beaches Department to work on this project . A work schedule has been developed indicating completion of the brochure in early 1971 . Main Street Study: Preliminary sketches showing the "new look" for the second block on Main Street have been completed by Staff. The ULICSC will review the project . A presentation will be made to the City Council , Planning Commission, finahcial institutions and property owners early in 1971 . Central Industrial (Airport) Study: An in-depth analysis of parcels within the Central Industrial Area was completed in February, 1970 , indicating the area to be average in potential for industrial development . Another study was begun at that time to determine the feasibility of develop- ing a small airport to serve both the industrial area and the city in general . A report on such a facility is being completed and will be presented to the Citizens ' Airport Committee and Planning Commission Airport Sub-Committee in the near future . Master Plan of the Mid-Beach Area : The Top-of-Pier portion of the Mid-Beach Area master plan was adopted on March 2 , 1970 . Area No . 6 of the plan has been reviewed by the Planning Commission. Four areas remain under study: 1 . Area II North of Pier 2 . Area III Huntington Seacliff 3 . Area IV Civic Center 4 . Area V Park-Industrial KR.:bd , 1 AD LAW OFFICES ARTHUR D. GUY, JR. DOVER BUILDING, SUITE B 833 D O V E R DRIVE NEWPORT BEACH,CALIFORNIA 92660 TELEPHONE (7I4) 642-5657 August 26 , 1970 �71i TI U �r Don P. Bonfa, Esq. j City Attorney P. 0. Box 190 Huntington Beach, California 92648 �'.�� 4 rT0mN Re : Ocean Avenue Redevelopment Dear Mr . Bonfa: This will acknowledge the letter of August 21, 1970 and enclosures received August 24, 1970 from your office . It surely must have been with tongue-in-cheek that you would presume to expect the execution of the five proposed stipu- lations in time for your next Council meeting, much less by September 1, 1970. Some of the people you have listed for signatures are deceased and others reside outside of the state of California. Most important, however, is the fact that the whole concept of the stipulation is contrary to our understandings . You are hereby advised, therefore , that we have not embarked on an exercise of futility by way of attempting to obtain the execution of the documents as you have proposed. I have been directed to provide you, that you may, in turn, inform the City Council, with the specific plan and organ- izational effort of the principals interested in the Ocean Avenue redevelopment: A group consisting of Robert Terry, Martha R. Holt, Harvey D. Pease , and Tim V. Talbert, headed by Robert Terry, will continue to obtain options on the properties located within the five block area abutting ocean Avenue . To date , options have been obtained on properties listed separately and attached to this letter. Each of the aforementioned persons , comprising the leaders in this effort, is cooperating fully with the others. This cooperative effort has resulted to date in the obtaining of options on approximately 500% by area of the property involved. A number of additional property owners are poised to join those Don P. Bonfa, Esq. Page 2 August 26, 1970 presently under option contract. There are also those property owners who are most sympathetic to the objectives of Mr. Terry, et al, but who are skeptical of success due to the continuing threat of condemnation, both formally and informally expressed by the members of the City Council. The task of consolidating the properties into a significant "package" to be offered to finance institutions and/or land developers is and has been a monumental one which could be carried forward with relative ease if the city were to cooper- ate in this effort to make private enterprise work. Were the city to look upon this problem not as a governmental exercise , but as a project which could be resolved through private business acumen having government interest and effort pressing it forward, the City of Huntington Beach might well have a new skyline within the reasonable future . It is a sorry state indeed that a city must find itself at such total loggerheads with its own citizens over matters so seriously involving broad scale private property rights . Condemnation is a power to be wielded with great care -- with exhaustive and cautious thought given to its applicability. Yet, the threat of condemnation of Ocean Avenue properties persists, which has thus far substantially discouraged private investment from any serious involvement. I have been asked to urge you to provide convincing argument that the City Council of Huntington Beach reverse its course and come to the aid of its citizens who are trying to effect a reformation and redevelopment of the City° s blighted water- front properties . rSincly, ARTHUR D. GUY, JR. ADG/le CC: Jerry Putney, Mayor Pro Tem Councilman George McCracken MI111JTEIS' Council Chamber, Civic Center Huntington Beach, California Wednesday, August 5, 1970 Mayor Pro Tempore Matney called the regular adjourned meeting of the City Council of the City of Huntington Beach to order at 7: 00 P.M. ROLL CALL Councilmen Present: Green, McCracken, Matney, Coen, Gibbs (arrived at 7: 09 P.M. ) Councilmen Absent: Bartlett, Shipley TOP OF THE PIER - DOWNTOWN PROPERTY OWNERS On a motion by Green, Council instructed the City Attorney to write a letter to Arthur Guy, Jr. , attorney for the Downtown Property Owners Association, informing him that he must present, no later than September 1, 1970, to the City Attorney for his approval, all of the following: 1. A limited partnership agreement signed by all five or six of the members of the Association Committee; 2 . A signed stipulation to be prepared by the City Attorney waiving abandonment costs; T 3. Written evidence that title to the properties within the project area over which the Association has con- trol, including the committee members ' own property, is conveyed to said partnership. Where the committee members have obtained options, such options must be assigned to the partnership. 4. A list of properties by name of owner, brief legal description and expiration date of option, over which control has been obtained to date by the mem- bers of the Association by means of irrevocable options . If not, the City Attorney is directed to file condemnation actions immediately after September 1, 1970. Motion carried . RECESS The Mayor Pro Tempore then called an informal meeting of the Council as a Committee-of-the-Whole in the Administrative Annex to interviel.•r applicants for the Planning Commission, and recessed the Council at 7: 10 P.M. RECONVENE COUNCIL The regular adjourned meeting of the City Council of the City of Huntington Beach was reconvened by the Mayor Pro Tempore at 11: 30 P.M. Councilmen Present: Green, McCracken, Gibbs, Matney, Coen; B rtlett,� Councilmen Absent: Shipley PLANNING COMMISSION APPOINTMENT On motion by Green, Council appointed Mr. Edviard Kerins to fill the un- expired term of Michael Bokor as a member of the City Planning Commission. Said term to expire June 30, 1973. Motion carried . lid V Pa=e 2 - Council Minute, - 8/5 /70 ADJOURNI`/IENT On motion by Bartlett , the regular adjourned meeting of the City Council of the City of Huntington Beach adjourned at ii: 40 P.M. Mo'.ion Carried . Paul C . Jones City Clerk and ex-officio Clerk of the City Council of the City of Huntington Beach, California Jerry A. Matney Mayor Pro Tempore ATTEST: Paul ones City Clerk AN LAND IN ' TITUTE Citizens Steering Committee P.O. BOX 11 • HUNTINGTON BEACH, CALIF. 92648 PHONE (714) 536-7613 g� `4 ol September 8, 1970 \` dew _ `�- Honorable Mayor and City Council City Hall Huntington Beach, California Gentlemen: The ULICSC has been involved with studies for approximately two years to determine the feasible and conceptual develop- ment of downtown Huntington Beach. We have analyzed the various configurations as indicated on the attached enclosure which also incorporates the latest economic and statistical data. (September 1, 1970) On the basis of this information, and with all available data considered, we stand behind our original recommendation which was made on October 28 , 1969 . Should you desire further economic clarification the ULICSC is prepared to meet with you at your convenience. Yours very truly, URBAN LAND INSTITUTE CITIZENS STEERING COMMITTEE FGB:bwo FEASIBILITY. ANALYSIS OF THE PROPOSED PARKING AUTHORITY EXPANSION A. ASSUP+;PTIONS Alternate 1 Alternate 2 Alternate 3 1 . first year of operation Total Total Less Total 2 . Parking Authority expansion complete Total Less H.B. Co . Less 3 . 50,000 sq. ft. of specialty commercial complete H.B. Co. & Block Block B. CAPITAL EXPENDITURES 5th-6th .5th-6th 1 . Cost of land and existing improvements $ 4,200,000a $ 3, 5509000b $ 219209000b $ 39530,000b Net acreage & sq. ft. cost 13.72 7.03 8.57 9.51 6 .80 9 .86 11 .95 6.78 Gross acreage & sq. ft. cost 15.54 6 .20 10.90 7.48 8.97 7.47 13.61 5.95 2 . Clearance cost C 500 per sq. ft. 949, 110 949110 829100 829100 3 . Off-site improvements (Curbing, utilities, etc. ) 819500 76, 500 600000 759000 4. On-site improvements (Paving, landscaping, lighting) 9 500 per sq. ft. 3329400 2379400 1959400 2969400 (A) Number of spaces 19878 19304 19078 1 ,652 (B) Number of sq. ft. per parking space 354 354 754. 354 5. Contingencies - Engr. , legal fees, etc. 1509000 1359000 1209000 135,000 6. One year of interest payments 3309000 2909000 2459000 3019000 7. Total project cost ( 1 , 2tt 39 49 5 & 6) 5, 1889000 493839010 396229500 414199500 8. Cost per space (7 T 4 (A 29762 39361 3060 29675 C. REVENUE (PRO FORMA STATEMENT) 1 . Off-street beach parking 9 $1 .00 per day per 140 day season 2309920 150t000 1189000 2009000 for total number of spaces minus 400 spaces for specialty parking 80 days per year 2 . On-street parking 60, 250 per hour meters (Rec. zone ) 4 hours per day per 140 day season 89400 89400 8,400 8,400 c� c 3959 100 per hour meters (Bus. & res. zones) O . 4 hours per day per year 589400 58,400 58,400 58,400 3. Resort-specialty commercial parking C Phase I, 550 spaces; 34.4 ,388 cars parked @ 500 per car 16 6 c+ 4 . Amount of bonds 5,2009000 4 ,400000 396509000 49425000 5 . Yearly bond costs Cyr $84,000/Million/Year (25 yr. 0 7%) 4359800 369:600 3069600 371 :700 6. Operating costs U $25/space/ ear 46: 950 32,600 269950 419300 7 . Total gross revenue ( 1 , 2 &3� 14609985 13809065 348,065 4309065 8. Total expenses ( 5 & 6) 4829750. 4029200 3339550 4139000 9. Net cash reserve (7 minus 8) ;1(219,765) ' '(22, 135) + 14,515 + 179065 NOTE : a Final appraisal cA constant revenue of $230,065 (C2 + C3) makes smaller b_ Estimate_based on appraisal projects look more profitable than larger projects Prepared by the Huntington Beach Planning Department Sentember l _ IQ70 FEASIBILITY ANALYSIS OF .THE PROPOSED PARKING AUTHORITY EXPANSION Description of assumptions and rationale used in estimating. September 1, 1970 Assumptions A. 1 First year of operation. There would be very Tittle difference between the first or second year of operation assuming that first year to be three years from now. A.2 Parking Authority expansion complete. This means all spaces developed as indicated in item B.4.A. A.3 50,000 S.F. of Specialty Commercial Shopping complete. With 1970 support for 84,000 S.F. of specialty shops and the definite interest of one developer of restaurants and shops, 50,000 S.F. or one module of specialty. shop- ping is a conservative estimate of develop- ment to expect in a three-year time span. These shops could be located anywhere on the periphery of the Parking Authority. Capital Expenditures B. 1 Cost of land and improvements. The figure of $4,200,000 is the final appraisal received from Cedric White, .Jr. , MIA and includes lease values for present uses. Alternates 1, 2 and 3 are estimates based on the . total appraisal. Oil acquisition costs are not included in either the appraisal or estimates. B.2 Clearance cost of 50(,%/S.F. This estimate was confirmed by one of the major demolition firms in .Los Angeles (Cleveland Wrecking) . B63 Off-site improvements (curbing, utilities, etc) . This estimate comes from the City' s Public Works Department. B.4 On-site improvements @ 50t/S.F. This estimate was taken directly from ERA' s ,revised ,feasability .analysis on the Parking Authority Expansion. B.4:a Number of Spaces. This number was established froth a layout of parking spaces leaving all oil operations "as is" . 1 . � 1 B.4.b Number of sq. ft . per parking space. Total square feet of project area divided by the number of parking spaces. B.5 Contingencies - engineering, legal, bond consultant and miscellaneous fees. B.6 One year of. interest payments. Bond payment during acquisition of property and construc- tion period. B. 7 Total project cost. Summation of land and improvement costs, clearance cost, off- site improvements, and on-site improvements. B.8 Cost per space. Total project cost divided by the number of spaces. Revenue CA Off-street beach parking @ $1 .00/day/140 day season. Population pressure will cause parking rates to go up within three years. The 140 day season is based on records of the 800 space beach parking lot . 400 spaces, 80 days per year represents conflict days when specialty shoppers and beach-goers would be competing for the same parking space. C.2 On-street parking 60 meters @ 25e, per hour 4 hours per day per 140 day season These are the meters on Pacific Coast Hwy. and Lake St. , Four hour use is based on beach de- mand during the 140 day beach season. 395 meters @. 10e per hour 4 hours per day per 365 day year These meters are located in and around the "downtown" area. A portion of these meters were converted during the winter from 5� to lft an hour so that they are now all 10C an hour. This change will substantially increase the revenue from the business area. Eventually the entire 395 meters will be of a business nature as the residences (located on commer- cially zoned property) are. phased out . The four hours use per day is based on not only business and residential use but also the beach and new specialty shops (ERA estimates the Parking Authority capturing only 80% of the specialty shopping parking) . The four hour estimate is an averaging of higher summer use and lower winter use. C.3 Resort-specialty commercial parking. Phase I development 50,000 sq. ft. of buildings, 550 parking spaces required, 326, 530 cars parked @ 50G per car. This estimate is taken directly from ERA' s .revised report and includes only 80% capture rate for the Phase I specialty shop development. C.4 Amount of bonds. Total pro 'ect cost (item B. 7) raised to the nearest $25,000 increment. C.5 Yearly bond costs. Twenty-five year bonds @ 7% is equal to $84,000 per million per year. Twelve year bonds @ 7% equals $130, 100 per year. C.6 Operating costs @ $25 per space per year. This estimate is based on historical records of the beach parking lot of 800 spaces. C.7 Total gross revenue. Summation of beach parking, metered parking and specialty com- mercial parking estimates . C.8 Total expenses. Adding yearly bond costs to operating expenses. C.9 Net . cash reserve. Total gross revenue minus total expenses. . MEMORANDUM TO: HONORABLE MAYOR AND CITY COUNCIL FROM: Urban Land Institute Citizens Steering Committee DATE: September 8 , 1970 RE : Parking Authority Expansion City Council directive of August 17 , 1970 , requesting an analysis of configuration of said project to determine "if deletion of any property would jeopardize the program" . The Urban Land Institute Citizens Steering Committee reaffirms its position of October 28 , 1969 , and recommends that the City Council proceed with expansion of the Parking Authority, including all property as delineated in the adopted Top-of-Pier Plan. Exclusion of the Huntington Beach Company ' s 4. 6 acre portion (approximately 1/3 of the project) will seriously reduce the impact of the Parking Authority Expansion on the total Top- of-Pier Program. Economics are not the controlling element in configuration determination. Loss in total number of parking spaces , overall effect on the plan and vulnerability to other exclusions become the major factors . The Downtown Property Owners Association has not accomplished even one of the four stipulations contained in Councilman Green' s motion of August 5 , 1970 . Attorney Arthur Guy Jr. typified the situation September 2nd, when he was quoted as saying "there is no entity" . The Committee is prepared to answer questions put forth by Councilman McCracken on August 3rd and William Foster, Vice- President of the Huntington Beach Company in his letter of August 5 , 1970 . The City has seen no development plans presented by the property owners . Appraisals .are complete and will remain valid only nine more months . Economics Research Associates has updated its feasibility report and indicated that expansion of the Parking Authority "is quite feasible" . Property adjacent otothe Parking Authority Expansion has the ability to produce over 200 ,000 square feet of specialty shopping facilities, not including the beach-pier area. Therefore , the Urban Land Institute Citizens ' Steering Committee reaffirms its position and recommends that the City Council move immediately into acquisition of the Parking Authority Expansion Area. ' ti 2 September 1970 TO: City Council FROM: City Attorney SUBJECT : Parking Authority Expansion Transmitted herewith are : ( 1) Minutes of adjourned regular meeting of City Council held on August 5, 1970, containing minute action relative to the Downtown Property Owners; (2) Letter dated August 26, 1970, from Arthur D. Guy, Jr. , attorney for the Property Owners Committee addressed to the undersigned and received by this office on September 1, 1970 . The Property Owners Committee having failed to comply with the requirements set forth in the August 5th minute action, the City Attorney shall commence filing condemna- tion actions in the Parking Authority Expansion area on September 9 , 1970, unless otherwise expressly instructed by the Council. Respectfully submitted, DON P. BONFA City Attorney =f DPB: ccj Attachments 7% M 'EM 'O RANDUM TO: Honorable Mayor and City Council FROM.: Urban Land Institute Citizens Steering:%'C� mittee F DATE: June 30 , 1970 RE : PARKING AUTHORITY EXPANSION FEASIBILITY ANALYSIS As discussed at the June 22nd joint meeting of the City Council and the Urban Land Institute Citizens Steering Committee the Steering Committee recommends to the City Council that the firm of Economics Research Associates be requested to up-date their "Feasibility Analysis of the Proposed Expansion of the Huntington Beach Parking Authority" dated November 10 , 1969 . In updating the report it is recommended that Economics Research Associates use the new Parking Authority Expansion appraisal of $4, 2005, 000 as received from Cedric White, Jr. , MAI , along with any other new data which the economist deems relevant . 0-1 February S. 196P TO: honorable Mayor and City Council FROM: Dr. Hess� Kaufman, Chmi,rman , ULI Midl ach Development Comittee SUBJECT: Expansion of the Parking Authority ATTENTION: Doyle Miller, City Administrator Paul Jonas City Clark Gentlemen: Transmitted herewith is the recomandation of the ULI Mid-ftach Developnaeat Coaamittee relating to ex- pansion of the Parking Authority: On a notion by Jack Roebig and seconded by Monte Mitakowski, the ULI Mid-Beach Development Committee approved the concopt as shown on Alternates 1 and' 7 as -recommended b the "Project V Sub-Coamittee in relation to the arklaag Authority District.())The ULI MBDC also rec0=@a field tht City Council direct the staff to move into the next phase of develotment study which would require prellmianary appraisal data, precise engineering plans and more accurate figures of all nature to be pres*nted to tho, DLI Mid-Reach Development Committee for recomendotion. Vote: Ayes: Bartlett, Draavender, Friraell, Kaufman, Matney, Ritter, Dazil , Colstaadt, Hil4ebraad, Koebig, Hitskovski, Zirnngraabe NOOS a Slates Abstain: Froggatt Absent: Dukeo Dltgwaell, Cleveland, Merriman Respectfully submitted,, 40001.11 ,o' er- _ � Henry S. Kaufman, D.D. Chairman, ULI Mi'd-Sceaach Development Committee HSK:FB►:bwo