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i . � ; 10/12/2015 6.3.B. - Page 17 TJKM ; Transportation � � ConsuEtancs , .. _�_. _ � vehicular noise, pollution and reduced safety and livability. Setting an appropriate in-lieu fee is therefore extremely important,and may encourage more developers to pay a fee, allowing a community to decide how it wants to address the access and parking issues without compromising the attractiveness of the downtown districts. , As shown in Table 4,the total cost of building a new parking garage could range between$17,000 and $81,000 per space,with an average of$32,000.The cost varies by location and construction � type (underground vs. above ground). Additional justification to revise Redwood City's in-lieu fee on par with market conditions include the following: • Two recent garage projects in the Bay Area include San Leandro's Estudillo Callan above- grade garage with a construction cost alone at$19,850 per space and VTA's Berryessa garage with a construction cost alone at$36,940 per space. • A March 2014 analysis evaluated four sites within Redwood City's downtown core where new parking facilities could be developed.The construction costs ranged from $31,100 to $52,600 per space. • Cities of similar size and development activities charge much higher in-lieu fees compared to Redwood City. Examples include Palo Alto ($63,848),Walnut Creek($32,000), Berkeley ($15,000 to$30,000 depending upon number of spaces waived), Mountain View($26,000), Oakland's Broadway/Valdez District ($20,000)and San Mateo($12,000). The City fully recognizes the implications of charging in-lieu fees that are closely comparable to the cost of building a new parking facility. In-lieu fee payments that match the full cost of building a ' new parking facility may dis-incentivize the developer to pay the fees.The developer may choose to ' build more parking to fully meet the code requirements,which may result in oversupply of parking spaces, encouraging auto travel resulting in numerous negative impacts including reduced pedestrian and bicycle safety, increased GHG emissions and on-going operations and maintenance � ' responsibilities. ` The proposed in-lieu fee of$25,000 per space is lower than the cost of building a new space.The ''. City intends to explore less expensive options utilizing effective parking supply management and ' TDM strategies that will reduce parking demand. Cost of implementing such strategies could vary ` depending upon size of the program, location and availability of other options.Table 5 provides � ;' potential costs for several of these strategies. � � � The actual cost of building each new parking space and comparison of in-lieu fees collected by ' other Bay Area cities fully justify increasing Redwood City's in-lieu fee to$25,000 per parking space. ' The City established the current in-lieu fee of$10,000 per space in 2006. In order to keep the in-lieu fees in tandem with rising costs, it is important to evaluate the fees on an annual basis and seek the City Council authorization to increase the fee when so justified.A more effective way is to have the P ' City Council authorize the staff to increase the fee automatically every year in tandem with a widely ! used index,such as the construction cost index.This will eliminate the need for periodic analysis of ! the fees and recurring authorizations from the City Council. Many cities have opted for automatic annual increases (e.g. Oakland's Broadway/Valdez District,where in-lieu fees are set to adjust ` automatically every year based on the construction cost index). �� Redwood City/n-Lieu Parking Fee Study Page � 10 �2 RESO.#15448 MUFF#703