Park 'N' Pay The University Of Arizona Is A Big Spender When It Comes To Developing New Parking Spaces. By Dave Devine HOW MUCH WOULD you be willing to plug into a meter for a parking space near campus? Ten cents? A quarter? How about $5,000? That's what the University of Arizona just paid--despite its well publicized budget problems-- per parking space for a lot on Sixth Street east of Euclid Avenue. In January, the Arizona Board of Regents voted to permit the use of eminent domain against the owners of three houses in the 800 block of East Sixth Street. At the time, University officials told the Regents the "current appraisal" value of the properties totaled $221,000. They were also told the properties would "provide approximately 130 parking spaces," according to UA documents. Thus, each space would cost about $1,700 for land acquisition. This figure was in keeping with past University staff estimates of how much a parking space for the campus should cost. According to a July 1995 Tucson Citizen article, "It costs (the University) about $7,500 per parking space in an above-ground structure as opposed to $2,000 per space in a flat lot." While voting to allow the use of eminent domain, the Regents also agreed to offer a life estate to William Kennedy, the one property owner who occupied his home in the block. In essence, Kennedy would be allowed to lease his home back from the University for as long as he lived. In the last several months, the University has acquired all three homes. For one, which the Regents were told was appraised at $76,000, the University paid $96,500--the $20,000 extra was necessary because of the owner's willingness not to take the University to court over the selling price. For the other renter-occupied home, the "current appraisal" price in January was $85,000. But based on a more recent appraisal, the University offered $115,000 for the property. The owner, however, refused that amount. While the University has taken possession of this property using eminent domain powers, the final selling price will be determined at a trial later this year. The former owner is asking for considerably more than the University offered. Kennedy accepted the life estate and was paid $80,000 for his property. But $23,000 was subtracted from the selling price for future rent payments. This amount was based on the 5.7 more years that Kennedy actuarially can be expected to live. Who says the warm and caring University staff doesn't think of people's needs when they deal with them? The University, therefore, paid a minimum of $291,500 for the three lots, or roughly 30 percent more than UA officials told the Regents the properties were worth in January. Bruce Wright, senior officer for the University, explained the difference by pointing out that the "current appraisal" figures shown the Regents were actually from 1994. Based on new appraisals for two of the properties, the higher values were justified, he said. Regent George H. "Hank" Amos III, owner of Tucson Realty & Trust Company, called the increase "a significant difference in price." But, he added, he didn't think the University staff had misled the Regents on the issue. Regent Art Chapa said he needed more information about the price difference. He didn't know whether the University staff would have to return to the Regents for approval of the higher costs, but said he would check with them. While Wright said it was long-standing University policy to avoid expensive appraisals prior to the Regents granting use of eminent domain, neither Amos nor Chapa mentioned it. Instead, they both wanted to find out from the University staff what had caused the price to rise. How much will it cost per space in this new parking lot? At first, after the asbestos removal, demolition, design, surfacing and other costs are added in, almost $7,000 per space. That's because the demolition of the two homes next to Kennedy's will provide only 40 parking spaces. Once his home is removed, about 85 total spaces--not the 130 the Regents were promised--will be available, and the cost per space will drop to about $5,000. According to Wright, the average cost the University pays now for a surface space is $3,500. But he's comfortable with the higher cost because in addition to the parking lot, the University now has space to build a new residence hall or office building sometime in the future. Another possibility, according to Wright, is the use of the land for future commercial purposes. He said that wasn't the reason University officials wanted the land, but it was a possibility. The three affected property owners along with the citizens' group that opposed the acquisition of these properties, of which I was an active member, never underestimated the University's desire for the land. We always assumed future commercial development of the northeast corner of Euclid and Sixth Street was the real reason the University was so insistent upon acquiring the three homes. Residence halls and office buildings can go elsewhere. But could a strip shopping center which produced revenue for a cash-hungry campus find a much better location? So the three properties are now in University ownership and two of the homes will be demolished shortly. Meanwhile, nearby, the design of a new parking lot in the 900 block of east Sixth Street, which required the demolition of three historic homes, is not without its own problems. That lot was to retain some existing palm trees but they were all removed. Sharon Chadwick, nearby resident and long-time opponent of the entire parking project, said, "The plans showed (the University) saving trees in the 900 block and then they chainsawed them." It made her wonder, she said, if any of the University's promises about the project could be trusted. In the 800 block, Kennedy's home will shortly be surrounded by asphalt. But he'll remain in his home, and as long as he does, the University's long-term plans for the block will be delayed. So here's to a long life, Mr. Kennedy. Because that will be the best symbol you can provide that in the ongoing battle between private property owners and University parking and expansion plans, the small guy can sometimes win a point or two.

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