Parking Commission: Downtown Parking Program In Lieu Fee Program for Nonconforming PropertiesCOUNCILAGENDA
STUDY SESSION
DATE: 2/25/95
TOWN OF LOS GATOS
COUNCIL AGENDA REPORT
DATE: February 23, 1995
TO: MAYOR AND TOWN COUNCIL
FROM: TOWN MANAGER
SUBJECT: PARKING COMMISSION:
3. Downtown Parking Program
a. In -lieu fee program for nonconforming properties
The following items are submitted as background material on this matter:
1. Ordinance 1864 modifying regulations for nonconforming uses allowing properties that are
nonconforming as to parking to continue operating with restrictions.
2. Draft Town Council staff report submitted to Parking Commission on November 21, 1991 regarding
Parking In -lieu Fees for Certain Properties North of Saratoga Avenue that are Nonconforming as to
Parking.
3. Parking Commission Minutes of November 21, 1991 meeting.
PREPARED BY: LEE E. BOWMAN
Planning Director
LEB:mb
n: \dev\cnclrpts\StudySes.225
Reviewed by: l / Attorney Clerk Finance Treasurer
COUNCIL ACTION/ACTION DIRECTED TO:
ORDINANCE 1864
AN ORDINANCE OF THE TOWN OF LOS GATOS
MODIFYING REGULATIONS FOR NONCONFORMING USES ALLOWING
PROPERTIES THAT ARE NONCONFORMING AS TO PARKING TO
CONTINUE OPERATING WITH RESTRICTIONS
THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES HEREBY
ORDAIN:
SECTION I
SEC. 3.50.050 DURATION OF NONCONFORMING USE STATUS
This Section 3.50.050 regulates the duration of nonconforming uses.
(Nonconforming buildings are regulated by Section 3.50.060.) A nonconforming
use must cease at the end of the applicable period. The duration of all
nonconforming uses is:
(1) The following uses are allowed to continue interminably:
(a) Nonconforming residential uses (except nonconforming secondary
dwelling units pursuant to Section 3.98 of this Ordinance).
(b) Schools.
(c) Church uses.
(d) Nonresidential uses in the downtown which would otherwise be
nonconforming due to zone changes and ordinance amendments which
occurred after July 1, 1982.
(e) Residential care facilities for the elderly that existed as of January 1,
1988 and are nonconforming only as to parking.
(f) Commercial uses that are nonconforming as to parking if parking has
been provided on -site by July 1, 1992, or 20 years from the date the use
became nonconforming which ever is later. Parking must be provided
to the maximum extent possible given existing physical constraints of the
C11\ORO\A-91-4
property such as building location and coverage, trees and other physical
barriers or features.
Any commercial property that is nonconforming as to parking shall not
be allowed to intensify use or improve the property other than as
required for normal maintenance. Examples of changes that would be
permitted are painting (interior/exterior), normal maintenance to
electrical, plumbing and mechanical equipment, signage with required
permits, and uses with applicable use and occupancy permits.
(2) A junk yard must cease 90 days from the date it becomes
nonconforming.
(3) Where there are improvements on land, but of a type for which no
Building Permit would currently be required, the nonconforming use
must cease three years from the date the use becomes nonconforming.
(4) Where the land is improved with one or more structures of a type for
which a Building Permit would currently be required and the structure(s)
are utilized in connection with the nonconforming use, the authorized
period of duration of the nonconforming use is 20 years from March 23,
1966 or 20 years from the date the use became nonconforming,
whichever is later.
(5) Commencing in 1982, where a Zoning Amendment is adopted which
causes a use to be nonconforming solely by subjecting it to the
requirement of obtaining a Conditional Use Permit, all uses affected by
the Amendment must apply for a Use Permit within sixty days (60) after
the Amendment becomes effective. Failure to make such application
shall render the subject use immediately unlawful.
C 11 \ORD\A-41-4 2
In making its decision on an application for a Conditional Use Permit
made hereunder, the Commission shall, as one of the conditions of the
permit, establish an amortization period, based on a reasonable
accommodation between the public gains to be derived from a speedy
removal of the nonconforming use and the private loss which removal
of the use would entail.
If any period of authorized duration is held by a court to be too short
and therefore unconstitutional on its face or as applied, the period of
duration shall be extended to such time as the court determines is
lawful.
SECTION II
This Ordinance takes effect 30 days after the date it is adopted. Within 15 days after
this Ordinance is adopted, the Town Clerk shall cause it to be published once in a
newspaper of general circulation published and circulated in the Town.
C11\ORD\A-91-4 3
This Ordinance was introduced at a regular meeting of the Town Council of the Town
of Los Gatos on August 19, 1991, and adopted by the following vote as an ordinance of the
Town of Los Gatos at a meeting of the Town Council of the Town of Los Gatos on
September 3, 1991.
COUNCIL MEMBERS:
AYES: Randy Attaway, Joanne Benjamin, Steven Blanton
NAYS: None
ABSENT: Mayor Brent N. Ventura
ABSTAIN: Eric D. Carlson
SIGNED: /s/ Eric D. Carlson
VICE -MAYOR OF THE TOWN OF LOS GATOS
A 1"1 EST:
/s/ Marian V. Cosgrove
CLERK OF THE TOWN OF LOS GATOS
C 11 \ORD\A-91-4
4
COUNCIL AGENDA
(\ DATE:
ITEM NO.
DATE:
TO:
FROM:
SUBJECT:
TOWN OF LOS GATOS
COUNCIL AGENDA REPORT
November 6, 1991
MAYOR AND TOWN COUNCIL
PARKING COMMISSION
j ji 1 .. emu`
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N
PARKING IN -LIEU FEES FOR CERTAIN PROPERTIES NORTH OF SARATOGA AVENUE
THAT ARE NONCONFORMING AS TO PARKING
RECOMMENDATION:
Direct staff to initiate the process for developing the parking in -lieu fee program.
BACKGROUND:
On April 15, 1991, the Town Council amended the Nonconforming section of the Zoning Ordinance to allow
those properties north of Saratoga Avenue that are nonconforming as to parking to continue operating
lawfully. Additionally, the Council discussed the issue of accepting parking in -lieu fees for certain properties
in exchange for use of the Saratoga Avenue Public Park and Ride Lot. The Council referred the issue to the
Parking Commission with direction to identify how the money collected would be used.
On October 3, 1991, the Parking Commission heard this matter and recommended that a Parking In -Lieu
Fee Program be created and the money collected be deposited in a fund earmarked for creating additional
parking in the Central Business District. Since the Town has a number of parking projects identified and
approved in the Central Business District, the Commission found it an appropriate fund to contribute to until
a program or plan is developed for property north of Saratoga Avenue. The funds collected would be
retumed at such time when a program has been developed to create more parking in the downtown area
north of Saratoga Avenue.
(Continued on Page 2)
PREPARED BY: LEE E. BOWMAN
PLANNING DIRECTOR
LEB:KH:1kj 11/6/91 10:32 am
L18\cnelrpts\parklaa.2 F111• 1
ATTACHMENTS: (See Page X for list of Attachments)
DISTRIBUTION: (See Page X for Distribution List)
Reviewed by:
Attorney Clerk Finance Treasurer
COUNCIL ACTION/ACTION DIRECTED TO:
ATTACHMENT 1
PAGE 2
MAYOR AND TOWN COUNCIL
SUBJECT: PARKING IN-UEU FEES FOR CERTAIN PROPERTIES NORTH OF SARATOGA AVENUE
THAT ARE NONCONFORMING AS TO PARKING
November 6, 1991
DISCUSSION:
The Parking In -Lieu Fee Program would allow identified properties in proximity to the Saratoga Avenue
Public Park and Ride Parking Lot to pay fees for use of off -site parking spaces and receive credit that would
change their land use status from nonconforming to conforming. Many of these properties such as the
Los Gatos Shopping Center, currently use the Park and Ride Lot. The lot was paid for with public funds
and therefore it seems appropriate that any private use of the lot should be paid for with private funds.
The total number of properties identified by the Commission to be eligible to participate in the program is
nine which includes five properties within the Los Gatos Shopping Center. The total parking deficiency of
these properties is 67. The program would be voluntary for those property owners who would like to remove
the cloud over their land use status. The Council's recent zoning ordinance amendment precludes any
property owner from making improvements to their property, other than normal maintenance, if their property
is nonconforming as to parking. If a property owner participates in the Parking In -Lieu Fee Program and
is credited with enough parking to make it conforming, the owner would be allowed to make improvements.
The cost of a parking space in the In -Lieu Program is recommended to be $1,574 based on what it cost the
Town to purchase the property and develop it. If all the identified property owners chose to participate, the
Town could collect $105,458.
Parking Variance
Town Ordinance requires that all required parking be provided on -site. Any property owner wishing to
participate in the Parking In -Lieu Fee Program would have to apply for a parking variance. A parking
variance is a formal application to the Planning Commission for public hearing. The current fee for a
variance is $1,610.
Properties Eligible To Participate
The Commission identified nine properties that would be eligible to participate in the program. These
properties were chosen based on their proximity to the public parking lot. As discussed earlier in this
report, the patrons and employees of some of these businesses already take advantage of the public lot.
Those properties whose patrons don't use it the employer can have the employees use the lot to free -up
on -site spaces for patrons. The following properties have been identified for eligibility:
Address Land Use Parking Deficiencv
166 Saratoga Avenue Professional Office 6
404 - 446 N. Santa Cruz Ave. Los Gatos Shopping Center 48
465 N. Santa Cruz Ave. Retail 3
467 - 481 N. Santa Cruz Ave. Retail 5
512 N. Santa Cruz Ave. Retail 5
FISCAL IMPACT:
Creation and maintenance of a special account for collection of in -lieu fees.
FRANK HOWELL
3019 BARONIA:\ CT.
SOQL'EL, CA 95073
(408) 462-9232
.7
November 1991
J��
Mr. Frans Lind
Engineering Department
Town of Los Gatos
P.O. Box 949
Los Gatos, CA 95031
Dear Frans:
I'm sorry I will be out of town on the 7th of November. I
would appreciate your reading this letter to my fellow
commissioners.
I was very distrubed by the letter sent out by Mr. Steve
Zientek. Over the years we've had many divergent views from
commissioners. Up til now, they've been discussed first at
meetings of the Parking Commission. Mr. Zientek, by going to
the press without bringing his concerns to the commissioners
first, violates his trust with the commission. Does Mr. Zientek
have a political agenda?
The article quoting Rex Morton accurately describes the
consensus of the commission, based on our needs and the delays
in the program. As any lawyer should know, one always starts
high when asking for money.
The Commercial Specific Plan, the most recent report on
downtown needs, states the need for parking as a basis for
rejuvenating downtown business. After spending over 10 years
working and analyzing parking needs in Los Gatos, I find it
hard to believe that Mr. Zientek, in several months time, knows
what studies and work have been done to determine parking
needs.
The Press, over the years, has crucified the Parking
Commission. We need to work within the commission to air
problems and concerns.
Los Gatos businesses, as a whole, are not doing well. A
viable business community means sales tax revenue for the town.
Nobody is talking about growth, but rather survival and
competitiveness for Los Gatos. The implementation of the
parking program worked out over the last 10 years can help
secure this for the town, and keep its businesses and tax base
strong for the future.
Sincerely,
ATTACHMENT 2
.2
PAGE 2
PARKING COMMISSION MINUTES
NOVEMBER 21, 1991 MEETING
PARKING LOT 15 - (Cont.)
Frans also reported that the Council approved the turnout near Parking Lot 15 as a bus stop. Council
directed staff to investigate the possibility of replacing the proposed bus stop at the Lot 15 turnout with three
parking spaces. By staff recommendation and Council action, four new curbside parking spaces were
created near Parking Lot 15. The bus stop at the 7-Eleven Food Store will be eliminated.
iN-LIEU FEES FOR PARKING
The Parking Commission reviewed a staff report prepared by Kirk Heinrichs regarding parking in -lieu fees
for certain properties north of Saratoga Avenue that are nonconforming as to parking. Gene Rugani informed
the Commission that he is a property owner in this area and was concerned about the following: 1) pro-
ration of parking spaces, 2) variance fees, and 3) reaction of the property owners. Lee reported a mixed
reaction of the property owners. Gene recommended that a meeting be held with the various property
owners to discuss these issues. Frank Howell feels that parking spaces should be pro -rated to be fair. Lee
Bowman spoke about the ordinance approved by the Council that directed staff to allow property owners
to continue to operate as long as improvements were not made, except for general health and safety
improvements. Background on this item is as follows: The Council amended the nonconforming section of
the Zoning Ordinance to allow those properties north of Saratoga Avenue that are nonconforming as to
parking to continue to operate lawfully. The Parking Commission voted on October 3, 1991 to approve the
In -Lieu Fees Program. The money collected would be deposited In a fund earmarked for creating additional
parking (only if appropriate) in the Central Business District. The Parking Commission found this an
appropriate fund to contribute to until a program or plan is developed. The funds collected would be
retumed at such time when a program has been developed to create more parking in the downtown area
north of Saratoga Avenue. Rex Morton asked for a recommendation to the Council. Frank Howell made a
motion to change the In -Lieu Fees Program, (to establish the same distance factor used in pro -rating the
Central Business District), by pro -rating the parking variance fee for the distribution of money owed, with the
ability to combine the five parcels. The motion was seconded by Bill Meyer. Frank Howell added to the
motion that a meeting take place by the end of January, 1992. This addition to the motion was seconded
by Steve Zientek. Gene Rugani abstained. Rex Morton recommended that the Town schedule a meeting with
the property owners.
BONDING FOR NEW PARKING LOTS
With reference to bonding for parking lots, Mark Under is in the process of investigating the following
bonding strategies: 1) refinancing current assessment bonds (at the lower interest rates), 2) private funding,
3) Town -wide bonds, 4) general obligation bonds, and 5) Redevelopment Program funding. Mark will report
back to the Parking Commission at a later. date. This item will be agendized when a report is available. Rex
Morton spoke about engineering another parking lot when Parking Lot 4 is closer to completion.
DOWNTOWN LOS GATOS PARKING NEEDS MAP
Frans Und distributed draft copies of the following: 1) Downtown Los Gatos Parking Needs Map (prepared
on AutoCad), 2) Downtown Los Gatos Required/Available Parking Map, and 3) Spreadsheet detailing parking
summary by block. Frans detailed the Downtown Los Gatos Needs Map stating that the top figures on the
block would represent the current shortage of parking for the block which equals current required parking
minus on -site parking minus street parking. The middle figures on the block would represent the future
shortage of parking for the block which equals the maximum potential required parking minus on -site minus
street. The bottom figures on the block would represent parking available in public parking lots. The Parking
Summary by Block Spreadsheet detailed the following: on -site parking, street parking, total current available
parking, current required parking, current parking shortages, future maximum required parking (based on
lot development at 60% build out), and future parking shortage. Lee Bowman noted that the spreadsheet
did not include public parking lots. There was a general discussion regarding the map. The Commission
highlighted the purpose of the map as follows: 1) to utilize as an important tool, 2) to Team the intensity and
necessity of parking in certain areas, 3) to maximize the amount of parking in public parking lots, 4) to
achieve a reasonable number of parking spaces, 5) to determine the need for a shuttle service, and 5) to
study development over a long period of time. Frans Und will prepare a revised map to include the figures
on the map, as well as a spreadsheet to include a separate column for public parking lots.
Town of Los Gatos Parking Commission Report
Long Term Parking Plan
for the
Central Business District
Release 1.0
February 1995
Last Modified: February 22 1995
ATTACI-II;ENT 3
Town of Los Gatos Parking Commission Report
Distribution List
Parking Commission
Rex Morton, Chair
Jennifer Bogardt
Ted Hebert
Kurt Lemons
Bill Meyer
Ed Stahl
Steve Zientek
Staff
Scott Baker
Lee Bowman
Lod Gatos Police Department
Mike Yorks
ii Last Modified: February 22, 1995
Town of Los Gatos Parking Commission Report
Table of Contents
SECTION 1 Introduction
SECTION 2
1
1.1 Scope of this Document 1
1.2 Parking Dilemma; Fact or Fiction 2
1.3 Future Parking Requirements 2
Parking Lot Resource and Occupancy Rates 1
2.1 Overview 1
2.2 Town Parking Resources 2
2.3 Occupancy Rates 2
SECTION 3 In -lieu Fee Parking Program
1
3.1 Introduction 1
3.2 General Description of Program 2
3.3 In -lieu Fee 2
3.4 In -lieu Fee Payment Schedule 3
3.5 General Parking Fund 3
3.6 In -lieu Fee Program Time Constraints 3
3.7 Program Implementation 3
Last Modified: February 22, 1995 ill
Town of Los Gatos ParkingCommission Report
Contents
SECTION 4
Central Business District Parking Meter Revenue 1
4.1 Overview 1
4.2 Revenue Estimates 1
4.3 Cost of Parking Meters and Installation 1
4.4 Operational Expenses 1
SECTION 5 Parking Lot 9 Metering
1
5.1 Introduction 1
5.2 Parking Lot 9 Revenue Projections 2
iv Last Modified: February 22, 1995
Town of Los Gatos Parking Commission Report
SECTION I Introduction
1.1 Scope of this Document
The main intent of the Parking Commissions's Long Term Parking Plan for the Central
Business District Release 1.0 Report is twofold: 1) to present an In -lieu Fee parking
program for the business community and 2) to outline an overall long term parking
strategy for the Town of Los Gatos.
In regard to the in -lieu fee program, a conceptual plan is presented with enough detail to
present a clear picture what it will take to implement such a program, as well as its ac-
ceptance. Since the in -lieu fee program is unlikely to generate enough revenue to fi-
nance another parking facility, the need to present a long term parking strategy that
includes other revenue generating scenarios is included.
Last Modified: February 8, 1995 1-1
Town of Los Gatos Parking Commission Report
SECTION 1 Introduction
1.2 Parking Dilemma; Fact or Fiction
This entire plan is predicated upon the assumption that there is a parking -space deficit
within the confines of the Central Business District of the Town of Los Gatos. There has
been much discussion as to whether this deficiency in parking resources actually exist-
ing or whether it is merely the vision a few lost souls.
At the September 1994 Parking Commission Regular Meeting, Susan Strehlow of the
Chamber of Commerce reported results from the Chamber's Attitudes Toward Down-
town Parking survey. One of the observations of the survey was, "[that the town] needs
more parking structures."
In an editorial from the October 19, 1994 Los Gatos Weekly -Times entitled It's Time for
Serious Study of Parking Fees, the article summarizes as follows, "So long as they re-
main unaddressed [questions relating to parking programs], parking will continue to be
a problem for businesses and customers alike."
In a letter to Mayor and Town Council, prepared by the Planning Director on behalf of
the Town Manager, regarding Consider Request from Jack Holmes and Al Block to
Modify Downtown Parking Requirements, the following statement was made by the au-
thor of the document, "parking in the downtown [area] has been a continual problem."
It would appear by the above statements that the Business Community, the Los Gatos
Weekly -Times, and some of the Town Staff are in agreement that there is surely a park-
ing problem in Los Gatos. This will only increase in severity as the Town and
Santa Clara County grow in the next five years.
1.3 Future Parking Requirements
It appears that Santa Clara County and the Town of Los Gatos are driving down the road
to economic revitalization. As the economy rebounds it will no doubt bring more tour-
ists and shoppers into the Central Business District. This in turn will cause a greater
need for more parking facilities. These new parking requirements will have to be ful-
filled in a very controlled manner so as not to lose the quaint atmosphere now enjoyed
by the all who live and work in the town. The land use in the downtown area must be
monitored at the same time.
As this report is being prepared the Town Council is entertaining ideas about beautify-
ing Los Gatos Boulevard, converting the Los Gatos Lodge to a Seminar Oasis, and the
revitalization and expansion of Old Town. These plans are all directed towards increas-
ing the economic viability of the town and will indeed increase the parking require-
ments.
1-2 Last Modified: February 8, 1995
Town of Los Gatos Parking Commission Report
SECTION 2 Parking Lot Resource
and Occupancy Rates
2.1 Overview
The intent of this section is to identify the current state of parking availability within the
confines of the Town of Los Gatos Central Business District (CBD) and to assess the us-
age of these precious resources. This study will limit itself to the main parking lots with-
in the CBD and not address street parking at this time.
In particular Section 2 will deal with the following:
• Identifying Parking Resources
• Determine Occupancy Rates
• Compare Lot Resources and Usage
• Graphically Depict High Use Lots
Last Modified: February 1, 1995 2-1
Town of Los Gatos Parking Commission Report
SECTION 2 Parking Lot Resource and Occupancy Rates
2.2 Town Parking Resources
This report will consider the following town lots:
• Park & Ride North of Highway 9
• Lot 1 Bachman and Highway 9
• Lot 2 Royce and Bachman
• Lot 3 Grays and Royce
• Lot 4 Upper Level E1m and Grays
• Lot 4 Lower Level E1m and Grays
• Lot 6 Main and Elm
• Lot9 Park Avenue
• Lot 13 Victory Lane
2.3 Occupancy Rates
The AMPCO System Parking Report' will be used to obtain average weekly occupancy
rates. The occupancy rate as reported for weekdays and weekends will be used to arrive
at a statistical average for a typical week. This final averaged occupancy rate will be
used in conjunction with a 10 hour day to calculate the tola number of hours of occupan-
cy per lot per week. This data will later be used in yearly revenue projections for each of
the identified lots in section 2.1.
1. April 6, 1994
2-2 Last Modified: February 1, 1995
Town of Los Gatos Parking Commission Report
2.3 Occupancy Rates
Table 1: Parking Lot Resources and Occupancy Rates
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Last Modified: February 1, 1995
Town of Los Gatos Parking Commission Report
2.3 Occupancy Rates
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Last Modified: February 1, 1995
Town of Los Gatos Parking Commission Report
SECTION 3 In -lieu Fee Parking Program
3.1 Introduction
As the economy of Los Gatos continues to rebound, a number of businesses have sought
in recent weeks to expand their operations, only to run headlong into The Dilemma:
Business expansion is tied by ordinance to parking.1
If a business cannot provide the additional requisite on -site parking2, then it cannot cur-
rently expand. In a report issued by the Town Manager to the Mayor and Town Council3
two alternatives were proposed to address this expansion issue. One alternative would
be an amendment to the Town Code to change the parking requirements and the other
alternative would be to allow an in -lieu fee to pay for additional parking credits. In re-
gards to the in -lieu fee program the report stated, "If [the Town] Council feels this alter-
native has merit, the matter should be first sent to the Parking Commission for
consideration before referral to the Planning Commission for an ordinance amendment.
At a recent Los Gatos Town Council Meeting4 it was decided that the Parking Commis-
sion evaluate an in -lieu fee parking program.
1. Los Gatos Weekly -Times Feature Article, October 19, 1994.
2. Based upon use e.g., seating, area (sq ft).
3. Town of Los Gatos Council Agenda Report, August 30, 1994.
4. Verbatim Transcript, Council Meeting, Item No. 214, September 6, 1994.
Last Modified: February 22, 1995 3-1
Town of Los Gatos Parking Commission Report
SECTION 3 In -lieu Fee Parking Program
3.2 General Description of Program
The in -lieu fee parking program would provide the business community an alternative
method for business expansion if they did not have the required on -site parking neces-
sary for intensification of their business. In essence, the in -lieu fee program allows the
business owner/renter to purchase the required additional parking spaces needed for
growth. The fees collected would be placed in a general parking fund and the monies
would be used only for the construction of new parking facilities.
3.3 In -lieu Fee
The fee associated with the in -lieu parking program would be based upon the current
construction cost of a single parking space. The price of an individual parking space
will be based upon the cost of the Grays Lane parking structure, factored for today's
economy.
3.3.1 Grays Lane Parking Structure Cost
The actual construction cost associated with the Grays Lane parking structure was
$2,632,800 for a total of 320 spaces. This expenditure included a large overrun associat-
ed with the excavation of a chemical site. To use this value would not be fair to the busi-
ness community, therefore, the original cost estimate will be used for this fee
calculation.
The original estimated cost of Grays Lane = $1,615,4205
3.3.2 Economy Factor
The estimated cost stated in paragraph 3.3.1 was in 1985 dollars and needs to be adjust-
ed for 1995 dollars. It is assumed that over the 10 year period in question the cost of
construction escalated 8% per year. This would translate into the following factor:6
3.3.3
Economy Factor = 2.16
{ Cost of Grays Lane / Number Spaces } x { Economy Factor} = In -lieu Fee
In -lie Fee = { $1,615,420 / 320) x {2.16) — $11,000 / Space
Note: This cost estimate does not include the acquisition of land. Town currently owns
enough land in the C2 district to build enough parking facilities for the short and inter-
mediate future. Taxpayer's money was used to buy the property.
5. This includes a $146,856 contingency cost.
6. Economy factor = 1.08 (10)
3-2 Last Modified: February 22, 1995
Town of Los Gatos Parking Commission Report
3.4 In -lieu Fee Payment Schedule
3.4 In -lieu Fee Payment Schedule
For many businesses, parking spaces will be required to meet the Town Code for park-
ing space requirement and would lead to a substantial "up -front" cost. To alleviate this
condition, a payment schedule program should be considered.
3.4.1 Payment Schedule
The in -lieu fee may be paid over a five year period. There would have to be an interest
charge to those electing this method of payment based upon the current prevailing loan
rates.
3.4.2 Payee - Owner vs Renter
In many of the downtown business properties, the owner and the renter are two different
entities. This poses the question as to who should pay the in -lieu parking fee. Since
businesses come and go, it is felt that the more stable position for the town is to collect
all fees from the owner of the business/property. The owner can then pass on the cost to
the renter if desired.
3.5 General Parking Fund
A general parking fund will be created for the collection of in -lieu fees. The monies in
this fund will be used for the sole purpose of the constructing new parking facilities
within the confines of the Central Business District (CBD) of the Town of Los Gatos.
The general parking fund will be maintained by the Town Treasurer.
3.6 In -lieu Fee Program Time Constraints
Although the in -lieu fee program in itself does not create new physical parking spaces,
it will generate funds that will be used towards the construction of a parking structure.
To ensure that this money is used effectively and in a timely manner, a time limit will be
imposed upon the Town and Parking Commission to act upon the design and construc-
tion of a new parking structure. This period will be five years from program inception. If
the Town fails to create more parking facilities, within the specified time, then all mon-
ies would be returned to the appropriate owner/business.
3.7 Program Implementation
As it stands to date there is no permanent in -lieu fee parking program established in the
Town of Los Gatos. In order to institute such a program a vehicle need be established.
The subcommittee contacted the Town of Los Gatos Attorney, Mr. Larry Anderson, for
consultation on this matter. Mr. Anderson stated that he saw no legal problem with insti-
tuting an in -lieu fee program, such a program could be implemented through the cur-
rently dormant Business Improvement District (BID).
Last Modified: February 22, 1995 3-3
Town of Los Gatos Parking Commission Report
SECTION 3 In -lieu Fee Parking Program
3-4 Last Modified: February 22, 1995
Town of Los Gatos Parking Commission Report
SECTION 4 Central Business District
Parking Meter Revenue
4.1 Overview
The intent of this section is to make a rough estimate of the yearly potential revenue that
may be obtained from each of the town's main parking lots. The data correlated in
Section 2 Table 1 Parking Lot Resources and Occupancy Rates will be used as the basis
for yearly projections.
4.2 Revenue Estimates
The yearly projections as presented in Table 1 Parking Lot Yearly Revenue Estimates
are based upon Section 2 Occupancy (hours/week) and an hourly rate of 50 cents and
can easily be adjusted for other pricing schemes.
4.3 Cost of Parking Meters and Installation
At this time the informations for cost of meters and associated installation are not avail-
able. This information will be need for proper revenue benefits.
4.4 Operational Expenses
The operational expenses that will occur will be those that are associated with parking
meter maintenance and the cost of the collections of monied from the meters. These cost
are not available at this time.
Last Modified: February 1, 1995 4-1
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Table 1: Parking Lot Yearly Revenue Estimates
CI
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87,360
128,128
56,524
152,880
152,880
149,240
58,240
124,852
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Occupancy
(hours/week)
3360
6843
4928
2174
5880
5880
5740
2240
4802
41847
Resources
(Stalls)
115
80
100
40
on
830
Parking Lot ID
Park & Ride
Lot 1
Lot 2
Lot 4 U
14
I Lot 9
Lot 13
cil
Last Modified: February 1, 1995
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Last Modified: February 1, 1995
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Town of Los Gatos Parking Commission Report
SECTION 4 Central Business District Parking Meter Revenue
4-4 Last Modified: February 1, 1995
Town of Los Gatos Parking Commission Report
SECTION 5 Parking Lot 9 Metering
5.1 Introduction
Parking Lot 9 because of its location would make a good trial run as a metered lot. This
lot is somewhat inconspicuous in the town as far as visibility is concerned. Lot 9 is in a
prime location since it serves businesses with high -turn -around. The high -turn -around is
due to the nature of the businesses on the south side of Main street between Park Ave-
nue and Montebello. See Figure 3.2.
Last Modified: February 22, 1995 5-1
9
Town of Los Gatos Parking Commission Report
SECTION 5 Parking Lot 9 Metering
5.2 Parking Lot 9 Revenue Projections
5.2.1 Restrictions
The east side of Lot 9 adjacent to Route 17 contains 25 stalls and is ideal for parking
meter installation. The west side of Lot 9 contains 15 spaces which should remain un-
metered since they are used mainly by the residence. The residence side may have to be-
come a Permit Parking Only Area for this plan to work.
5.2.2 Assumptions
Based upon previous studies it has been shown that the occupancy rate of Lot 9 to be
80%, however, with the Permit Parking on the residence side of Lot 9 it is assumed that
25 stalls on the Highway 17 side will always have a 100% occupancy rate. Assume that
the rate of occupancy hold for 10 hours/day
5.2.3 Cost of Parking
Since this is a high -turnover lot let us assume an acceptable cost for parking would be
studied at 25 cents/quarter hour and 25 cents/half hour.
5.2.4 Operating Cost
At this time the cost of parking meter installation, maintenance, and collection has not
been assessed.
5.2.5 Potential Revenue
Number of
Stalls
Revenue
Stalls
25 cents
1/2 hour
25 cents
1/4 hour
40
25
$45,625
$91,250
Table 2: Lot 9 Yearly Revenue Projection
5-2 Last Modified: February 22, 1995
Town of Los Gatos Parking Commission Report
5.2 Parking Lot 9 Revenue Projections
MAIN STREET
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LOT 9
.,_,_,_,_,_,
Metered Parking
Permit Parking Area
Figure 3.2 Parking Lot 9 Meter Layout
L I AVA1HDIH
Last Modified: February 22, 1995 5-3
4'
Town of Los Gatos Parking Commission Report
SECTION 5 Parking Lot 9 Metering
5-4 Last Modified: February 22, 1995