Date: May 6, 2025
To: Honorable Mayor and Members of the City Council
From: Michelle G. Ramirez, Community Development Director By: Peerapol Suree, Planning Associate | [email protected] Subject: Community Development – Approve Meadow Park Parking District Maintenance Fee and Authorize Fee Assessment for Fiscal Year (FY) 2025-26. Expenditure:
None.
RECOMMENDATION
Recommendation of the Community Development Director that City Council:
1. Approve the Meadow Park Parking District Maintenance Fee for Fiscal Year (FY) 2025-26 in the amount of $71.66 per parking space to cover parking lot maintenance costs; and
2. Authorize the assessment of the Meadow Park Parking District Maintenance Fee for FY 2025-26.
FUNDING
None required.
DISCUSSION
The Meadow Park Parking District is comprised of two City-managed parking lots, located on Madison Street south of Skypark Drive. In the early 1970’s, eight Meadow Park participants entered into grant deeds with the former Redevelopment Agency of the City of Torrance. The purpose of this participation was to construct parking lots on the City-owned properties in exchange for a dedicated use of a certain number of parking spaces. Their participation entitles each participant to receive an exclusive right to the use of a fixed number of parking spaces as identified in each grant deed. Today, the parking lots provide 575 parking spaces for offsite use (Attachment 1). The eight property owners that participate in the Meadow Park Parking District utilize 544 parking spaces (Attachment 2); 31 spaces are currently unallocated. Should any of the participants be interested in leasing additional parking spaces, the City is open to any requests via a separate annual lease agreement.
The grant deeds also contain a provision that requires the annual payment of a parking lot maintenance fee based on the City’s estimated costs to properly maintain the lots. The language 1 City Council
May 6, 2025
3 1
4 contained in the recorded grant deeds limit the ability to set a parking lot maintenance fee above the City’s estimated costs. Moreover, there is no provision in the grant deeds that allows for the renegotiation of fees or amendment of the grant deed by right without an approval from all parties.
Therefore, staff are unable to set a maintenance fee amount above the City’s estimated costs or charge any additional fees. Although the grant deeds do not define the term “maintenance,” it generally refers to those costs associated with sweeping, cleaning, striping, sealing, crack filling, asphalt overlaying, and repaving as well as landscape maintenance.
Article VI of the grant deed requires the annual payment of an estimated parking lot maintenance fee be based on the number of parking spaces allocated to each property. The maintenance fee per parking space is calculated by dividing the overall maintenance costs by the total number of spaces. The maintenance fee per parking space for FY 2025-26 is $71.66. This is an increase of $1.98 from FY 2024-25 (Attachment 3). The fee for FY 2025-26 is higher because of an increase in the amount of water usage.
Staff has notified the Meadow Park participants of the establishment of parking lot maintenance fee for FY 2025-26 (Attachment 4). The Meadow Park Parking District maintenance fee is not a new fee program. Since 2003, the Community Development Department has annually established a maintenance fee to cover the cost of landscape services, irrigation, lot sweeping, refuse collection. In December 2013, the Community Development Department began including the cost of parking lot pavement rehabilitation. Due to the cost of pavement rehabilitation, the maintenance fees have been pro-rated and are being collected over a fifteen-year period ending in 2028. In April 2015, the Public Works Department completed the most recent pavement rehabilitation for the parking lots. The Public Works Department also provides a pickup service of illegally dumped large items for the Meadow Park parking lots. Attached is a schedule for maintenance of the lots (Attachment 5).
Staff notes that the City periodically utilizes the parking lots, and the Police and Fire Departments perform training exercises in one of the lots. Occasionally, some of the unallocated parking spaces are leased to contractors for staging and parking of construction equipment and vehicles.
ATTACHMENTS
1. Meadow Park Parking District Map
2. List of Participants and Parking Space Allocation
3. Meadow Park – Annual Maintenance Fee (FY 2025-26, FY 2024-25, FY 2023-24)
4. Notification Letter to Meadow Park Participants
5. Meadow Park – Maintenance Schedule
2 Lines and photos are approximate, not to be used for establishing absolute or relative positions S
COMMUNITY DEVELOPMENT DEPARTMENT
MICHELLE G. RAMIREZ
COMMUNITY DEVELOPMENT DIRECTOR Meadow Park Parking District 3 ATTACHMENT 1
Participants Parking Spaces
Del Amo Industrial Properties, LLC 53
Re: APN 7377-010-001 (23840 Madison St)
P.O.Box #846
Palos Verdes Estates, CA 90274
Weiss Family Ltd Partnership 32
Re: APN 7378-011-033 (3640 Skypark Dr)
150 North San Gabriel Boulevard Suite 700
Pasadana CA 91107
Weiss Family Ltd Partnership 24
Re: APN 7378-011-034 (3680 Skypark Dr)
150 North San Gabriel Boulevard Suite 700
Pasadana CA 91107
Atrium Business Center LLC 227
Re: APN 7378-011-050 (23828 Hawthorne Blvd)
3191 Airport Loop Drive Ste D
Costa Mesa CA 92626
Labib Properties 48
Re: APN 7378-011-049 (23875 Madison St)
319 Main St
El Segundo CA 90245
Madison Street, LLC 66
Re: APN 7377-010-008 (23880 Madison St)
2500 Via Cabrillo Marina, #306
San Pedro, CA 90731
Standard Property Management LLC 24
Re: APN 7378-011-035 (3720 Skypark Dr)
2666 The Strand
Hermosa Beach CA 90254
Torrance Airport Business Center 70
Re: APN 7378-011-053 (23701 Madison St)
3191 Airport Loop Drive Ste D
Costa Mesa CA 92626
Subtotal 544
Unallocated 31
Total 575
Meadow Park Parking District
Participants and Parking Space Allocation
4 ATTACHMENT 2
FY 2025-2026 FY 2024-2025 FY 2023-2024
Landscape Maintenance $27,294.00 $27,294.00 $27,294.00
Irrigation repair $2,506.45
Lot Sweeping & Refuse Collection $1,547.03 $1,547.03 $1,547.03 Pavement Rehabilitation $11,000.00 $11,000.00 $11,000.00 Irrigation $1,364.42 $222.84 $854.76
Annual Maintenance Total $41,205.45 $40,063.87 $43,202.24 Annual Maintenance Fee Per Space $71.66 $69.68 $75.13
Meadow Park Parking District
Annual Maintenance Fee
5 ATTACHMENT 3
3031 Torrance Blvd. Torrance, California 90503 Telephone 310-618-5990 Fax 310-618-5829 Visit Torrance’s home page: http://www.TorranceCA.Gov
COMMUNITY DEVELOPMENT DEPARTMENT
MICHELLE G. RAMIREZ
COMMUNITY DEVELOPMENT
DIRECTOR
March 28, 2025
NAME
STREET ADDRESS
CITY STATE ZIP
RE: FY 2025-2026 Maintenance Fee for the Meadow Park Parking District Dear Property Owner:
As a participant of the Meadow Park Parking District, the property owner is billed a pro rata share of the estimated maintenance fee of the parking lots based on the number of parking spaces allocated. The maintenance fee per parking space is calculated by dividing the overall maintenance cost by the total number of spaces. The maintenance fee includes costs of landscape services, irrigation, lot sweeping, refuse collection, lot striping and pavement rehabilitation.
Your property is allocated XX parking spaces. The maintenance fee per parking space is $71.66 for FY 2025-2026.
Your pro rata fee is $X,XXX.XX for FY 2025-26.
Each year the City Council reviews the annual maintenance fee of the Meadow Park parking lots and authorizes billing for the upcoming fiscal year. Staff intends to bring forward a City Council agenda item on May 6, 2025 to establish the annual maintenance fee and to authorize billing for the upcoming fiscal year.
If you have any questions or comments, please contact Peerapol Suree at 310-618-5990 or [email protected].
Thank you for your cooperation and participation in the Meadow Park Parking District.
Sincerely,
Michelle G. Ramirez
Community Development Director
By ________________________
Oscar Martinez
Planning Manager
6 ATTACHMENT 4
Service Weekly Bi-Weekly Monthly Annually As Needed
Fertilization and Maintenance X
Insect and Disease Control X
Irrigation X**
Irrigation Repair X
Lawn Mowing X X**
Lot Striping X
Lot Sweeping X
Planter Cleanup X*
Refuse Collection X*
Shrub Trimming X
Tree (Black Pine) Trimming X
*twice a week
**Seasonal Adjustment
Meadow Park Parking District
Maintenance Schedule
7 ATTACHMENT 5