Once again, Douglas County has not done its homework- in this case an impartial in-depth analysis of the actual needs and cost effectiveness of a "parking garage in downtown Minden." Recently the county commissioners approved an architectural contract (for $562,000) to design an 110,000 square feet 31Ú2 story structure, costing an estimated $7.5 million to house some 209 parking spaces (and a small amount of commercial and office space).
This is about $35,000 a space, but it will actually approach $85,000 a space when land, contractor's profit, overhead and the loss of existing surface parking is factored in since the net gain is only about 100 additional parking spaces. This is totally prohibitive - especially considering funding is by a revenue bond, repayment for which is uncertain and undeclared and for the last several years has been paid from the assessment rolls. This edifice is for the benefit of a few existing retail uses, only one of which could or did provide off-street parking, a very limited potential for any new commercial activity (a slot arcade perhaps?) and for the convenience of present and future county employees in the Minden Inn.
Present retail commercial space in Minden totals only about 225 lineal front feet (excluding C.O.D. entirely) or about 13,250 square feet.
Two of these are restaurants, which are active for only several hours over the noon hours and otherwise contribute little to the area's daytime economic activity. Another is a frame shop and art gallery which is hardly a major retail attractor. Even assuming a future full retail occupancy of the C.O.D. building (200 front feet or about 21,000 square feet) and whatever happens to the now vacant old Pioneer Garage site, the maximum potential retail space will still be less than Raley's outlet in Gardnerville alone, which now has about 60,000 square feet of retail space. Scolari's at 124,000 square feet and Smith's at 53,660 square feet total over three times the maximum potential retail activity of "downtown Minden."
But even assuming a potential of 60,000 square feet of retail space (in Minden) 240 off-street spaces would be required (at 250 square feet of retail space per parking slot). Adding a possible 80 more for future county employee parking totals only about 320 spaces maximum need. This is what is available now. It is also interest to note that the current land assessed value of the 10.4 acre CBD is $829,300; improvements are $1,683,080 for a total of $2,512,384, less than the current assessed value of Scolari's, $2,919,490. Of this land valuation, $251,160 is now "public," (Minden Inn, fire department, and parking lots) and $824,600 reflects "public" buildings, primarily the inn and the CVIC buildings, or 43 percent of the total area assessed valuator.
It might be argued that only a small part of this projected $8 million cost could purchase all of old Minden more cheaply, this negating the need for any parking spaces at all. Or, as a more pragmatic solution, recognize that 54 percent of the defined Minden CBD is now public rights of way (streets and alleys); a more efficient use of some of these (converted to off-street parking) could provide 30-40 additional spaces. A small funding commitment to acquire certain additional private properties would add another 60 spaces if needed in the future.
This would be a quick, simple and much more prudent solution.
n Raymond M. Smith is a longtime Minden resident and former Douglas County planner.
