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Home My WebLink AboutR23100A Analyze Alessandro West Improvement Project PALM DESERT REDEVELOPMENT AGENCY STAFF REPORT REQUEST: AUTHORIZE STAFF TO SELECT AND RETAIN CONSULTANTS TO ANALYZE THE PROPOSED ALESSANDRO ALLEY PROJECT SUBMITTED BY: BRYCE LYNN WHITE, SENIOR CONSTRUCTION CONTRACT ADMINISTRATOR DATE: OCTOBER 14, 2004 CONTENTS: SITE MAP Recommendation: By Minute Motion, that the Agency Board authorize staff to select and retain consultants for Items Nos. 1, 2 and 3 below at fees not-to-exceed $60,000 in the aggregate for appraisal, relocation and engineering, consulting services, and authorize Agency Chair to execute professional services agreements for same: 1. A real estate appraisal firm to estimate the fair market value of any real property interests that may be required for the project. 2. A professional relocation firm to estimate any potential relocation costs, including preparation of relocation guidelines, forms, and a Relocation Plan, if required, to address the needs of homeowners and tenants whose properties may be impacted by the proposed project. 3. An engineering firm to survey the existing improvements; recommend scope of project; provide a conceptual design; and prepare an engineer's estimate of costs, including technical and professional services and utility relocation, if necessary. Funds are available for professional services in Account No. 850-4195-466-3092. Executive Summary: By approval of the staff recommendation, the Agency Board will authorize an investigation of the feasibility of the proposed Alessandro Alley Project. Rejection of the staff recommendation will leave the alley and parking as it is currently configured. G:\RDA\Maria Hunt\WPDATA\HOUSING\WHITE\stfrpts\101404cnsltntsalleywayproj.doc • Staff Report Authorize Staff to Select and Retain Consultants — Alessandro Alley Project Page 2 of 4 October 14, 2004 Background: The "Alessandro Alley" runs behind the commercial area on the north side of Highway 111 from Las Palmas Avenue to approximately 300 feet east of Monterey Avenue. In June of 1985, the Alessandro Alley and adjoining properties were included in the Palma Village Specific Plan, and again in July of 1987 in the Core Commercial Area Specific Plan. These plans proposed acquiring the residential properties adjoining the north side of the Alessandro Alley and converting them into parking, similar to President's Plaza. Most of the commercial lots between the Highway 111 frontage road and the Alessandro Alley are 50 feet wide and relatively shallow in depth. The size of these lots does not allow for efficient parking layout and access. The lack of parking spaces and adequate access has adversely impacted this business area and has restricted building expansion and further development. In October of 2003, the Planning Commission held public hearings on the Comprehensive General Plan Update, which included the Alessandro Alley. The Commission discussed several alternative conceptual plans that would widen the alley and provide parking along its length. The Commission recommended widening the alley by 26 feet to a total width of 46 feet; providing parking at a 90° angle on the north side of the alley; and closing off San Marcos Street from the alley to San Clemente Circle. The proposed Alessandro Alley would contain approximately 188 parking spaces along the north side with landscaping and a barrier wall protecting the adjoining residential properties. In January of 2004, the City Council unanimously approved the recommendations of the Planning Commission. Discussion: At the September 23, 2004 City Council meeting, the owner of 73-400 Highway 111, Hal J. Paradis, presented a petition and letters requesting that the Agency Board initiate improvements to the Alessandro Alley. These requests to improve the alley were from fourteen of the twenty-three commercial property owners adjoining the alley. In a related matter, an application by the owners, Allan and Martha Zylstra, to develop 73-168 Highway 111 has been denied by the Planning Commission due to insufficient parking per our ordinances. The applicant is currently appealing this denial to the City Council. The approval by the Agency Board of staff's recommendations will provide City staff with direction regarding these commercial properties. Staff Report • Authorize Staff to Select and Retain Consultants — Alessandro Alley Project Page 3 of 4 October 14, 2004 In order to address these issues, and to fully ascertain the scope and cost of the proposed parking project, professional services are needed from three consultants: an appraiser, a relocation specialist, and an engineer. The level of analysis needed is greater than can be provided by staff. The real property appraiser's consulting services will include an estimate of the fair market value of any adjoining residential properties or portions thereof that may be acquired for this project in order to construct the improvements. The relocation specialist consultant will work with the appraisal consultant, and their services will include an estimate of the relocation costs, if any residents need to be relocated, including preparation of relocation guidelines, forms and a Relocation Plan. The specific scope of the engineering consultant's analysis will include, but not be limited to, the following: • A survey of existing property lines, improvements, and utilities for preparation of a preliminary design • The future use of any remainder parcels not required for this project • An analysis of the cost of undergrounding existing overhead electric lines and services • An analysis of existing sewer and water lines as to adequacy, including size and flow for drainage • A survey of existing properties to determine if they are connected to sewer lines • The necessity and size of constructing a sound attenuating wall to effectively buffer the residents • The proper lighting of the alley and parking area without adversely impacting the neighboring residences • The appropriate "In Lieu Parking Fee" to charge affected commercial applicants that want to expand but lack sufficient parking per current ordinances • A cost analysis of maintaining the project improvements and their allocation to the adjoining commercial property owners • The cost of forming a benefit assessment district Staff Report Authorize Staff to Select and Retain Consultants - Alessandro Alley Project Page 4 of 4 October 14, 2004 • If a benefit assessment district is not approved by the commercial property owners, the cost of construction and maintenance on a "piece-meal" basis of the Alessandro Alley adjoining each participating owner The proposed studies will identify the costs associated with the plan described in the General Plan update. This will allow staff to make recommendations to the City Council regarding the appropriateness of an "In Lieu Parking Fee" and to meet with business owners to ascertain their willingness to form a benefit assessment district to maintain the improvements in the event they are constructed. Staff will return to the Agency Board with recommendations and cost analysis and report on meetings with the commercial business owners. This will allow the Board to give direction regarding whether to initiate a project to accomplish the broad goals described in the General Plan update. Submitted by: Department Head: B c ave Yrigo S onst _ • ion Contract Administrator Director edevelopment/Housing Approval: J in cCarthy Paul S. Gibson, Director of Finance CM/ developme Carlos L. Orteg , Executive Director dpoza.d. BY RDA ON •U1-1 VERIFIED BY Z1'`` / "1 Original on file with City Clerk's Office .' 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