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HomeMy WebLinkAbout2006 11 08 Regular 300 Town Center Parking Issues 110806 Workshop_Town _Center ]arking_Issues COMMISSION WORKSHOP ITEM 300 Consent Informational Public Hearin Re ular x November 8. 2006 Workshop ;1- MGR. /DEPT. Authorization REQUEST: Mayor John F. Bush requesting the City Commission to Hold a Workshop on Town Center Parking Issues. PURPOSE: This agenda item is needed to follow up on the Commission's desire to have a workshop on parking issues in the Town Center. The purpose of this agenda item is not to discuss issues other than parking. Other issues related to Phase II-A are scheduled for discussion on November 13, 2006. CONSIDERATIONS: At the October 23, 2006 Commission meeting the Commission established the date of November 8, 2006 for a Workshop on parking issues related to the Town Center, in response to concerns raised by Rick Brown regarding the widening of Main Street sidewalks. FUNDING: Not applicable RECOMMENDATION: It is recommended that the City Commission hear staffs report, and comments from the Developer and other interested parties, and provide staff the direction it deems appropriate. ATTACHMENTS: 1. Staff Report COMMISSION ACTION: 11 0806 Workshop Staff Report_Town _Center ]arking Page 1 of 18 SUGGESTED WORKSHOP FORMAT I. Staff Report Introduction Ron McLemore II. Staff Presentation a) Overview 1) Planned Spaces Brian Fields 2) Constructed Spaces Brian Fields 3) On Street City Spaces Not Built Brian Fields 4) On Street Developer Spaces Not Built Brian Fields 5) Unrealized Sidewalk Needs Ron McLemore 6) Unrealized Event Parking Needs Ron McLemore b) Findings Brian Fields c) Recommendations Brian Fields d) Questions! Answers III. Developer Presentation a) Developer Comment J ames Doran Co. b) Question! Answers IV. Public Comments Public 110806 Workshop Staff Report_Town _Center ]arking Page 2 of 18 INTRODUCTION: We all want the Town Center to be a huge success for the residents of Winter Springs as well as the merchants, and investors in the Town Center. The decisions that are made in the immediate future will in a large part decide if the Town Center is going to be more than a marginal success. Paraphrasing Peter Drucker, recognized world wide as the father of modern management; Knee jerk, short term tactical decisions made outside the parameters of a strategic plan dramatically increases errors in decision making since they often put in place actions which are not aligned with the desired outcomes of the strategic vision of the strategic plan. If "Down Town Winter Springs" is to realize its great potential, political rhetoric and finger pointing must give way to a renewed commitment to the strategic vision and new urbanism principles involved in the Town Center strategic plan. A retreat to the conventional wisdom of suburban business models to resolve short term issues will guarantee at best, marginal performance of the Town Center. It must also give way to mutually acceptable strategies for funding and constructing a pedestrian friendly Town Center environment capable of holding the interest of customers living in the Town Center, and attracting customers away from competing commercial centers in surrounding areas. Specifically, these strategies will by necessity require the following: 1. Construction of additional parking spaces required to cure existing parking deficiencies for Phase I caused by previous compromises of Town Center design principles, and mistakes in the projection of parking needs. 2. Ensuring that future phases of development include sufficient parking to meet the maximum projected peak parking needs. 3. Construction' of additional parking spaces to provide parking to support an ongoing program of special events to attract peak customer events for the Town Center merchants. 4. Making Main Street the Main Street and focal point of the Town Center and the City by (1) widening, landscaping, and hardscaping the sidewalks, and (2) converting angular parking to parallel parking to facilitate the widening of sidewalks, and eliminate conflicting traffic movements in the flow of traffic. 5. Maximize garaged parking in order to minimize the amount of land area consumed by parking. The financing of these strategies is achievable through a partnership of Developer and City funding. 110806 Workshop Staff Report_Town _Center ]arking Page 3 of 18 BACKGROUND: On August 1,2000, the City entered into a development agreement with James Doran Company to develop Phase I of the Town Center. The Phase I approved final engineering drawings showed 586 on site parking spaces and 180 offsite parking spaces, for a total of 766. Over the years for a number of reasons explained herein, the total number of J.D.C. spaces and City on-street spaces has been reduced to a total of 673 spaces. Additionally, the City plans to reduce the number of Main Street on street spaces by an additional 22 spaces to continue its program of widening sidewalks for reasons explained herein. James Doran Company plans to reduce the number of Main Street spaces by 4 spaces to provide a driveway into the planned north garage to be located in Phase IIA on Main Street. Staffs parking analysis projects that Phase I is underparked and that additional parking spaces should be planned to overcome this shortage. The extent of that shortage is discussed in detail herein. On October 10,2005, the City and James Doran Company entered into a development agreement for Phase II of the Town Center. That agreement laid out the basic program of development and provided for negotiations of an implementation agreement to provide for the provision and funding of infrastructure for Phase II. These negotiations have gone through a number of twists and turns, and as of yet has not been finalized. J.D.C. desires to finalize the agreement in order for J.D.C. to protect its financing. Unfortunately, substantial differences exist between staff and J.D.C. over parking requirements, and related funding. In the first draft agreement provided by the City to J.D.C., the City proposed that J.D.C. build 693 spaces to meet the demands of its Phase IIA development program as shown on the approved final engineering plans and as determined in J.D.C.'s parking analysis. The draft agreement also included an additional 62 garage spaces, as shown on the approved plans, for a total of 755 permanent parking spaces in Phase lIA. In addition, the City proposed that J.D.C. construct a temporary parking area to accommodate 123 temporary parking spaces in Phase IIA, and 100 permanent spaces in Phase lIB in excess of the required parking to meet the parking demand for Phase lIB. As stated, the 755 permanent spaces and 123 temporary spaces have been approved by the Commission in J.D.C.'s final engineering plans for Phase IIA. The 100 excess spaces in Phase lIB are not reflected in any approvals. The City proposed to pay for the 62 spaces in the north garage on Main Street and the 100 excess spaces in Phase II-B with contributed infrastructure, i.e. streets, drainage, and utilities. This proposal was receiving serious cooperation, consideration, and discussion from J .D.C. for a period of time. Then suddenly the tone and direction of negotiations changed dramatically. It is our belief that this change was the result of changing financial dynamics related to dramatically increased construction cost and pressures from lenders. On September 8, 2006 the City Manager received a letter from Shane Doran stating that there was sufficient parking in the Town Center. Subsequent to that letter the City received a draft counter agreement from J .D.C. incorporating a new direction which included a new parking plan, reducing required parking spaces, eliminating the City's requested spaces in the north garage on Main Street, eliminating the temporary ground level parking lot, eliminating the 100 excess parking spaces in Phase lIB, and adding several provisions that were troubling to staff. 110806 Workshop Staff Report_Town _Center ]arking Page 4 of]8 Upon receipt of the agreement staff and the City Attorney spend a good deal of time evaluating the counter proposal. On October 19, 2006, City staff, City Attorney and Shane Doran met in Winter Springs to discuss the agreement. The City has been unable to finalize our response due mainly to the parking issues. At the October 23, 2006 Commission meeting, the Commission scheduled a workshop for November 8, 2006 to discuss parking issues in the Town Center. Since that time staff has dedicated its resources to preparing for the workshop. At the November 1, 2006 Commission meeting the Commission agreed to agenda Phase II for discussion of the Implementation Agreement item on the November 13, 2006 meeting. 110806 Workshop Staff Report_ Town_ Center]arking Page 5 of 18 FINDINGS: I. Event Parking Finding 1 - Parking projections must include sufficient parking to facilitate an aggressive on going program of events to accommodate at minimum 2,500 people per event. II. Non Event Demand Days: Finding 1 - 170 additional parking spaces will provide sufficient parking through the build out of Phase I as follows: a) Resolve all deficit issues resulting from spaces that were not built, widening sidewalks, and changing mixtures of uses. b) Provide a 10% contingency amount of parking for unknown factors. III. Event Demand Days - 2.500 people - High School Parking Available. Finding 1 - When the high School parking lot is available the 170 additional spaces in combination with the existing spaces in Phase I will accommodate an event attracting 2,500 people. Finding 2 - When the High School parking lot is not available a total of 663 additional parking spaces would be required to support an event attracting 2,500 people. IV. Temporary Parking Finding 1 - At minimum 34 temporary spaces will be needed during the construction of Phase II to maintain the level of current parking. V. Financing Finding 1 - The $2.55 million needed to construct the additional 170 parking spaces can be financed through a combination of bonds paid for by Town Center revenues equal to approximately $200,000 per year, city contribution to infrastructure, or some combination of the two. RECOMMENDATIONS: Recommendation 1 - It is recommended that approximately 170 parking spaces in addition to those the Developer is required to build be constructed as close as possible to the restaurant core on Main Street. Recommendation 2 - It is recommended that the 170 additional spaces be financed by revenue bonds paid for by Town Center generated revenues and or City contribution to infrastructure. Recommendation 3 - It is recommended that an active program of events be carried out with not less than 1 event per month including the four (4) community events currently sponsored by the City, and that these events be carefully coordinated with the Winter Springs High School events schedule in order to make school parking available during the Town center events. 110806 Workshop Staff Report_Town_Center_Parking Page 6 of 18 Recommendation 4 - It is recommended that arrangements be made for not less than 100 temporary parking spaces until such time that the permanent spaces can be built in Phase II A. Recommendation 5 - It is recommended that not less than a 10% contingency factor be included in the calculations for Phases II-B and all other future phases of the Town Center. Recommendation 6 - It is recommended that the City vigorously assert its currently established rights to require technically competent justifications for Town Center occupancies that demand parking over and beyond the parking levels approved in the initial development plan and program for all phases of the Town Center, and withhold permit approvals for occupancies that create occupancy loads in excess of the original approved parking plan until such time that additional parking can be provided to meet these excess parking demands. 110806 Workshop Staff Report_Town _Center ]arking Page 7 of 18 HOW MANY PARKING SPACES WERE ORIGINALLY PLANNED TO BE PROVIDED IN PHASE I INCLUDING BOTH SIDES OF MAIN STREET, BLUMBERG BOULEVARD, AND DORAN DRIVE? Based upon the original parking projections a total of 766 spaces were to be built as follows: On Site Developer Projection On Street City Projection Total Projected Phases 586 180 766 HOW MANY OF THESE ORIGINALLY PLANNED SPACES FOR PHASE I PARKING WERE REQUIRED TO SATISFY THE MINIMUM DEMAND? Based upon the original projection, 650 spaces were required to meet the minimum demand, leaving a surplus of 116 spaces as follows: Minimum On Site Developer Projections 586 On Street City Projections Total 64 650 Surplus Total o 586 116 116 180 766 HOW MANY OF THE ORIGINALLY PLANNED PHASE I PARKING SPACES WERE ACTUALLY CONSTRUCTED? Of the originally projected 766 spaces, 690 were actually built as follows. Planned As Orieinallv Constructed City (On-Street) 180 143 Developer (Onsite) 586 766 547 690 -fr. -37 -39 -76 HOW MANY OF THE ORIGINALLY PLANNED PARKING SPACES EXIST TODAY? Of the originally projected 766 spaces, 673 were actually built as follows. Planned As Orieinallv Constructed City (On-Street) 180 126 Developer (Onsite) 586 766 547 673 -fr. -54 -39 -93 110806 Workshop Staff Report_Town _ Center]arking Page 8 of 18 FOR WHAT REASONS WERE THE 37 ORIGINALLY PLANNED PHASE I CITY ON- STREET SPACES NOT BUILT? The original concept plan did not identify the following necessary deletions that became evident during final engineering of Main Street, Blumberg Boulevard, and Doran Drive: 1. Pedestrian Crosswalks. 2. priveway Cuts for Tree Swallow Drive. 3. Landscaped Parking Islands Along the Perimeter Streets. FOR WHAT REASONS WERE THE 39 ORIGINALLY PLANNED PHASE I DEVELOPER ONSITE SPACES NOT BUILT? The 39 onsite developer spaces were not built for the following reasons: 1. Reconfiguration of the Frontage Road 2. Wendy's Frontage 3. Reconfiguration of Washington Mutual Drive Through 4. Publix Cart Storage 5. Dumpster Locations 6. Reconfigure for Additional Handicapped Spaces 7. Building 3/4/16 Modifications 8. Miscellaneous/Counting Errors Net -1 -3 -20 -2 -5 -3 +1 --=.Q -39 HOW MANY OF THE ACTUALLY CONSTRUCTED PARKING SPACES HAVE BEEN LOST AND ARE PLANNED TO BE LOST IN THE FUTURE? City Sidewalk Widening - West Main Street To Date Planned 11 ~ 19 City Sidewalk Widening - East Main Street To Date Planned o 14 14 Total City On Street Parking Lost 33 Developer Driveway Cut - East Main Street To Date Planned o 1 4 Total 37 110806 Workshop Staff Report_Town _Center_Parking Page 9 of 18 WHY WERE THE WIDER SIDEWALKS NOT ORIGINALLY CONSTRUCTED? The Town Center experience has been a large learning experience. Simply put, in the early stages of planning and development we did not even begin to understand the critical importance of sidewalks to the economic success of the Town Center. At subsequent site visits to other Town Centers, and attendance at numerous seminars and conferences, it became clear that we did not originally fully appreciate the importance of wide, spacious, attractively landscaped, pedestrian friendly sidewalks in attracting customers away from other competing centers, and into the Winter Springs Town Center. The originally planned 12-foot sidewalks for Main Street simply did not provide enough space to: 1. Make Main Street the Main Street; to differentiate Main Street as the focal point of the Town Center, and thus, the focal point of the City. 2. Facilitate outdoor dining and street vendor activities considered the hallmark of new urbanism life style centers. 3. Facilitate special events and pedestrian traffic needed to expand economic opportunities for merchants. At the recent Home Town Harvest event all outdoor dining tables were filled to capacity. Additional spaces would have been easily consumed. 4. Provide for street trees, landscaping, and seating areas that make Main Street a pleasant place to be. For example, six-foot squares are necessary to promote healthy street trees. Healthy street trees are considered essential to providing shade and attracting customers. With a 12-foot sidewalk this leaves only six feet for pedestrian traffic space. Serious design problems that necessitated the widening of sidewalks on East Main Street in front of Building "1" gave real testimony to the advantage of wider sidewalks. The eye appeal and spacious feel was immediately realized after construction. The extra width gave us the ability to provide enough room for street trees, benches, seat walls, outdoor dining, and adequate room for crowds enjoying the Holiday Tree Lighting ceremony. Once again in the recent Hometown Harvest event, the advantages of the wide sidewalks were evident to merchants and pedestrians. FURTHERMORE, WE MUST NEVER FORGET THE REALITY THAT THE TOWN CENTER IS NOT YET CONSIDERED AN "A" COMMERCIAL SITE IN THE MARKETPLACE DUE TO THE EFFECTS OF LAKE JESUP. THEREFORE, WE ARE CHALLENGED TO OVERCOME THAT MARKETING DISADVANTAGE BY BUILDING A W ALKlNG CUSTOMER BASE, AND BY MAKING THE TOWN CENTER A UNIQUE PLACE TO VISIT. WE WILL NEVER HAVE THE VEHICLE TRAFFIC OF RED BUG LAKE ROAD AND TUSKA WILLA ROAD, WHICH GIVES IT ITS "A" RATING IN THE MARKETPLACE. HOWEVER, THAT CONGESTED STRIP MALL, CAR FRIENDLY ENVIRONMENT WILL NEVER HAVE THE UNIQUE PEDESTRIAN FRIENDLY ENVIRONMENT THAT WE CAN CREATE IN THE TOWN CENTER THAT WILL ATTRACT CUSTOMERS TO THE TOWN CENTER. NUMEROUS STUDIES HAVE SHOWN THAT A LARGE SEGMENT OF THE PUBLIC WILL CHOOSE TOWN CENTERS OVER SUBURBAN STRIP MALLS IF THEY ARE DESIGNED TO MAKE IT A PEDEESTRIAN FRIENDLY PLACE. 110806 Workshop Staff Report_Town_ Center_Parking Page 10 of 18 As paraphrased earlier from Peter Drucker; Knee jerk short term tactical decisions made outside the parameters of the strategic plan dramatically increases errors in decision making since they can put in place actions which are not aligned with the desired outcomes of the strategic vision of the strategic plan. THE STRATEGIC PLAN FOR THE TOWN CENTER IS TO MAKE THE TOWN CENTER "A PLACE"; A PLACE THAT PEOPLE WANT TO COME TO LIVE, TO PLAY, TO SHOP, AND TO WORK. Every decision alternative that does not satisfy this strategic principle must be rejected. Wide pedestrian friendly sidewalks on Main Street are essential to the economic success of the Town Center. Any decisions to prevent that from happening must be rejected. OF THE 766 ORIGINALLY PLANNED PHASE I SPACES, WHAT IS THE TOTAL NUMBER THAT WILL NOT BE AVAILABLE TO THE PUBLIC? Of the originally planned 766 spaces 123 will not be available to the public as follows: On On Street Site Total Not Built 37 39 76 Built - Eliminated 17 0 17 Built - To be Eliminated by City 26 0 26 Built - To be Eliminated by Developer -.1 ..Q -.1 84 39 123 HOW DOES THE CITY AND THE DEVELOPER PLAN TO MAKE UP THE 123 LOST SPACES? CITY: 1. The City is prepared to add 62 spaces to the north parking garage in Phase lIA to offset the 33 spaces planned or already lost due to expansion of the Main Street sidewalks, and the 37 on-street spaces that were never built due to pedestrian crosswalks, landscaped parking islands, and street cuts for Tree Swallow Drive, and the 6 spaces lost to the installation of the traffic signal located at the intersection of Doran Drive and State Road 434. 2. The City has proposed that the Developer create sufficient parking in Phase II on site to cover deficits caused by the 39 Phase I onsite developer spaces that were not built in Phase I. 11 0806 Workshop Staff Report_Town _Center_Parking Page 11 of 18 HOW MANY PUBLIC PARKING SPACES ARE AVAILABLE IN THE VICINITY OF PHASE I BUT NOT INCLUDED IN THE ORIGINAL PHASE I PARKING PLAN FOR PHASE I? Seventy two (72) spaces will be available that were not in the original Phase I parking plans as follows: Constructed North Main Street (north of Magnolia Park) 18 Planned But Not Constructed Doran Drive City Hall Access Road 46 ~ Total 72 WILL THE SPACES HELP MEET THE PARKING DEMAND FOR PHASE I? Due to their distance from Main Street merchants, and use by persons not shopping in the Main Street area, it is doubtful that these spaces would be of any meaningful use to Main Street merchants. They would add some spaces for the area of the Town Center west of Publix, and north of Magnolia Park. BASED UPON WHAT IS KNOWN TODAY, HOW MANY ADDITIONAL SPACES DOES THE STAFF BELIEVE IS NEEDED TODAY FOR PHASE I? The answer to this question depends upon varying scenarios as follows: Scenario 1 - 28 Additional Spaces Based upon the following assumptions there is a need for 28 additional spaces: 1. It is acceptable for parking spaces to be as far away as 1,200 feet from Main Street merchants. 2. That all on-street parking will be utilized only for Phase I Parking Demands, a highly unlikely reality. Scenario 2 - 92 Additional Spaces Based upon the following assumptions 92 additional spaces would be required as follows: 1. It is acceptable for parking spaces to be as far away as 1,200 feet from Main Street merchants. 2. Approximately 1Iz of the 126 street spaces immediately available to Phase I are being used for purposes other than to satisfy Phase I parking demands, and thus unavailable to meet Phase I demands. This is a far more realistic situation. 11 0806 Workshop Staff Report_Town _Center_Parking Page 12 of 18 WHAT IS THE PHASE I PARKING DEFICIT UNDER SCENARIO 1 IF THE SIDEWALKS ARE WIDENED, AND THE CITY PURCHASES THE 62 ADDITIONAL SPACES IN THE NORTH GARAGE AS CURRENTLY PROVIDED IN THE APPROVED FINAL ENGINEERING PLAN FOR PHASE II? Scenario 1 - No Additional Required - 8 Spaces Over Minimum. Under this scenario there would actually be a net gain of 8 spaces as follows: Deficit Spaces -28 Sidewalk Widening Spaces Lost -:- City -22 Sidewalk Spaces Lost - Developer =-.1 Total Deficiencies -54 North Garage Spaces Purchased +62 Net Gain + 8 WHAT IS THE PHASE I PARKING DEFICIT UNDER SCENARIO 2 IF THE SIDEWALKS ARE WIDENED AND THE CITY PURCHASES THE 62 ADDITIONAL SPACES IN THE NORTH GARAGE AS CURRENTLY APPROVED IN THE FINAL ENGINEERING FOR PHASE II? Scenario 2 - 38 Additional Spaces Under this scenario 38 additional spaces would be needed as follows: Phase I Total Parking Demand: 701 Phase I Supply: Onsite Spaces 547 On-Street Spaces (Adjacent Side Only) 54 Phase II Garage Spaces 62 Total 663 Demand 701 Supply 663 Net Deficit (38) BASED UPON CURRENT AND PROJECTED USES FOR PHASE I, WHAT IS THE CURRENT STATUS OF THE ADEQUACY OF PARKING WHEN COMPARED TO THE ORIGINAL PLANS? Utilizing minimum City guidelines, based upon current uses and projected uses for buildings 1- 16, and actual construction to date, Phase I has a deficit of 28 parking spaces when compared to the original plans. Minimum Demand For Spaces 701 Current On Site Spaces Current On Street Spaces Total Current Spaces 547 126 673 Deficit Spaces -28 110806 Workshop Staff Report_ Town_Center ]arking Page 13 of 18 Staffs updated parking analysis was based on the application of industry standard parking rates for retail, office, restaurant, and restaurant land uses, along with a shared parking adjustment based on Urban Land Institute guidelines. The following assumptions were also considered: . The on-street parking spaces in the table above refers to the surrounding on-street parking spaces on Tuskawilla Road, Blumberg Boulevard, and Doran Drive, which represent a total of 126 spaces under the existing conditions. 62 of the 126 spaces are located immediately adjacent to Phase I, while the remaining 64 of the 126 spaces are located on the opposite side of the surrounding streets. When only the 62 immediately adjacent on- street parking spaces are considered, the parking deficit becomes 92 spaces. When no offsite spaces are considered, the deficit becomes 154 spaces. . The number of available onsite and offsite parking spaces is based on current site conditions as of 10/29/06. . Application of the Urban Land Institute's Shared Parking guidelines results in a shared parking percentage of 22%, which is high but appropriate for a mixed-use Town Center. . Land uses are based on current and projected building occupancies; these may change considerably as the Town Center is built-out. . No "maximum practical occupancy" adjustment factor or contingency was applied. . Recognizing the urban nature of the Town Center, longer walking distances from parking spaces to destinations are to be expected. In Town Center Phase I, the longest possible walking distance from a parking space to a destination is approximately 1,200 feet, or about 3 blocks. SHOULD MORE THAN THE MINIMUM SPACES BE REQUIRED, AND IF SO HOW MUCH? It would be very advantageous to the user of the Town Center to have a number of spaces over and beyond the minimum for the following reasons: . Parking analysis is not an exact science. Many factors can result in actual parking demands being more than or less than projections. . In mixed use centers parking projections are more complex due to the changing mixture of users, all of which have different parking needs and the phenomenon of shared parking and peak hour demands which are real but difficult to predict. . Special events cause a difficult challenge to parking analysis. Special events are economic necessities for town centers. Special Events Parkine: Special events cause a temporary surge in parking needs that goes away after the event, leaving empty spaces that may not be needed until the next event. However, assuming that the Town Center will involve frequent special events; the need for temporary but recurring excess parking needs has to be evaluated. The following two scenarios were developed based upon special events attracting 2,500 people. Using an event parking rate of 2.2 persons per car for special events, an event with 2,500 people requires 1,136 parking spaces. 110806 Workshop Staff Report_Town_ Center]arking Page 14 of 18 Scenario 1 Availability of High School Parking Town Center parking spaces: 673 Reduce for employees and road closures: 200 Net Town Center spaces: 473 High School Spaces: 600 Total Available Spaces: 1,073 Deficit for 2,500 person event: -63 Scenario 2 High School Parking Not Available Town Center parking spaces: 673 Reduce for employees and road closures: 200 Net Town Center spaces: 473 High School Spaces: 0 Total Available Spaces: 473 Deficit for 2,500 person event: -663 A 10% contingency factor applied to Phase I would result in a demand for 70 additional spaces as follows: Minimum Demand (per City analysis Oct 2006) 701 10% Contingency 70 Total Spaces Demand 771 Current Onsite Spaces 547 Current On-Street Spaces (both sides of surrounding streets) 126 Total Current Spaces 673 Additional Spaces Required to Have 10% Contingency 98 The following scenario was developed to provide for a 10% contingency factor over the normal parking demand. Phase I: Total minimum parking demand: 701 10% Contingency 70 Demand with 10% Contingency: 771 Phase II: Total minimum parking demand: 693 10% Contingency 69 Demand with 10% Contingency: 762 11 0806 Workshop Staff Report_Town _Center_Parking Page 15 of 18 HOW DOES THE CITY AND THE DEVELOPER PROPOSE TO PROVIDE FOR THESE 98 ADDITIONAL SPACES? CITY · The City proposed that 100 additional public parking spaces be incorporated into the South Parking Garage in Phase IIA. The Developer rejected that proposal. · In the alternative the City requested that 100 parking spaces over and beyond those required for new development be planned in Phase lIB. The Developer has rejected that proposal. HOW MANY PARKING SPACES ARE NEEDED FOR PHASE II ACCORDING TO THE DEVELOPMENT PROGRAM PROVIDED TO THE CITY BY J.D.C.? Based upon the analysis agreed upon by the City and J.D.C.'s parking consultant, 693 spaces are required to meet J.D.C.'s demand as follows: Garaged Spaces 608 On Street 85 Total 693 HOW MANY SPACES DID J.D.C. AGREE TO BUILD? Based upon Final Engineering Plans approved by the City Commission but subject to a final Implementation Agreement, J.D.C. agreed to build 755 permanent spaces and 123 temporary spaces as follows: Permanent - North Garage Developer Spaces City Requested Spaces 244 62 306 Permanent South Garage Developer Spaces 364 Permanent On Street Spaces Total Permanent Spaces 85 755 Temporary Ground Level Spaces 123 Subsequent to the Commission's approval of Phase I final engineering demonstrating a need for 693 spaces, for an additional city requested 62 spaces and 123 temporary spaces J.D.C. proposed a revised parking plan for a total of 660 permanent spaces and elimination of all 123 temporary spaces as follows: Permanent - North Garage Garaged Spaces 575 On Street Spaces 85 660 Temporary Spaces 0 110806 Workshop Staff Report_Town_Center_Parking Page 16 of 18 This reduction was accomplished as follows: 1. Utilizing 34 existing angular parking spaces on East Main Street to help satisfy their parking requirements. 2. Eliminating the 62 spaces requested by the City. 3. Eliminating the 123 temporary parking spaces. 4. Changes to the demand calculation methodology to require fewer parking spaces. WHY DID J.D.C. SUDDENLY CHANGE THEIR PARKING PLAN? According to a letter submitted to the City Manager on September 8, 2006 J.D.C. claimed there was no parking problem in the Town Center, and indicating that the additional City requested spaces and temporary spaces were not needed. From what we understand today, there is a large tenant that would be ideal for the Town Center who desires the space allocated to the 123 temporary spaces in the Commission approved final engineering plans, and that extra spaces may be needed to satisfy the parking demands of the tenant. DOES STAFF AGREE WITH THE REVISED PARKING PLAN? Staff does not agree with the revised parking plan for the following reasons: 1. The 34 spaces on East Main Street were already counted to satisfy the parking needs in Phase I and cannot be utilized again to satisfy the parking needs of Phase II. This would be double counting the 34 spaces, and would seriously understate the number of spaces required for Phase I and Phase II. 2. The 62 spaces requested by the City to replace the 37 on street parking spaces that were (or will be) lost to pedestrian crosswalks, landscape islands, and roadway cuts, and the 33 spaces lost to the widening of Main Street sidewalks. 3. The changes in parking demand calculation methodology proposed by J.n.co's consultant are inconsistent with their previous calculations and methodologies accepted by the City. Although Staff fully supports the location of the new tenant, there are not any available parking spaces in the original or the revised plan to meet the needs of the potential new tenant. The new tenant will require additional spaces over and beyond the required 693 spaces. WILL PARKING SPACES BE LOST DURING CONSTRUCTION OF PHASE II AND THE WIDENING OF SIDEWALKS? As many as 34 spaces will be temporarily lost during construction of Phase II for the installation of underground utilities and the widening of sidewalks. HOW DOES THE CITY AND THE DEVELOPER PROPOSE TO MAKE UP FOR THESE TEMPORARY LOSSES? CITY The City has requested the Developer to construct a temporary parking lot behind McDonald's for temporary parking until Phase II is built. 11 0806 Workshop Staff Report_Town _Center_Parking Page 17 of 18 DEVELOPER Initially, J .D.C. incorporated a temporary parking lot capable of parking 123 vehicles while Phase IIA is under construction. As stated earlier, in our latest discussions J.D.C. proposes to eliminate this temporary parking. BASED UPON ALL PAST AND FUTURE ACTIONS WHAT IS THE RECOMMENDED NUMBER OF ADDITIONAL PARKING SPACES NEEDED TO ACCOMPLISH THE FOLLOWING FOR PHASE I? 1. Meet the minimum demand at buildout. 2. Provide a 10% contingency for peak periods and uncertainties. 3. Meet the demand for special events attended by 2,500 people. This question is best answered in two scenarios; one with Winter Springs High School parking available, and one without the high school. Scenario I Scenario 2 High School High School Available Unavailable 1. Meet Phase I Demand at Buildout 100 100 2. Provide 10% Contin~ency 70 70 3. Provide Event Parkin~ for 2,500 people 0 493 TOTAL 170 663 WHAT WILL IT COST TO BUILD 170 PARKING SPACES? It will cost approximately $2,550,000 to build 170 spaces, at approximately $15,000 per space. HOW CAN IT BE FINANCED? The cost of this additional public parking can be paid for in four ways as follows: 1. Cash 2. General Reserve Bonds paid for by revenues generated by long term bonds would carry an annual debt service of approximately $200,000, which could be paid for from funds raised within the Town Center District. 3. Constructed by the Developer and repaid by City construction of other public infrastructure such as street, drainage, and utilities. Funds have already been proposed for this infrastructure. 4. Some combination of the above. WHERE SHOULD THOSE 170 ADDITIONAL SPACES BE BUILT? In order to conserve the consumption of land for parking the ideal location for these spaces to be built would be in the parking garages planned for Phase II A as follows; North Garage 62 Expanded South Garage 108 170 .. 110806 Workshop Staff Report_Town _Center_Parking Page 18 of 18 Utilizing this concept the South garage planned for 364 spaces could be extended eastward or vertically to provide 108 additional spaces required for the new tenants discussed earlier. A less attractive alternative would be to build a third garage to accommodate the new tenants and the 108 additional spaces required by the City as follows: North Garage South Garage Third Garage 62 o 108 170