AGENDA REPORT SUMMARY. Continued Review and Discussion on the City-Wide Parking Committee Recommendations. Jon Biggs, Community Development Director

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1 IL I DISCUSSION ITEMS Agenda Item # 2 Meeting Date: March 15, 2018 AGENDA REPORT SUMMARY Subject: Submitted by: Continued Review and Discussion on the City-Wide Parking Committee Recommendations Jon Biggs, Community Development Director Attachment(s): A. Draft Ordinance B. Draft Resolution of Planning Commission Initiated by: City Council Environmental Review: A presentation on the recommendations by the former City-Wide Ad Hoc Parking Committee (Committee) is not subject to environmental review; however, environmental review will need to be conducted on the ordinance drafts that codify the Committee s recommendations. The level of environmental review will depend on what is entailed in the draft ordinances. Policy Question(s) for Planning Commission Consideration: Has the former Committee developed a set of recommendations that the Planning Commission can recommend to the City Council, or are there alternate recommendations of the Commission. BACKGROUND At its meeting on March 1, 2018, the Planning Commission arrived at a number of decisions regarding the recommendations made by the Committee. Included with this agenda report as attachment A is a draft ordinance that captures the direction provided by the Commission. The draft ordinance reflects a change to the parking space dimension, to 8 6 x 18, the introduction of an in-lieu fee process for the Downtown Triangle (bordered by Foothill Expressway, San Antonio Avenue, and Edith Street), and changes to the parking ratios. There were several items raised concerning the in-lieu regulations that remain pending. One is the size of parcels that would be eligible to participate in the process. There seemed to be consensus among Commissioners that smaller lots should be afforded this opportunity and larger lots should be able to park themselves. Staff has included 15,000 square feet in the ordinance as the largest parcel size that could participate, but this is based on some feedback from the Commission and does not reflect other research into the question. Also questioned was the ratio of the parking space credit (2.86) per 1,000 square feet and whether this number represented the appropriate efficiency. It was pointed out that a public parking space could serve numerous vehicles during the normal business period whereas a private parking space may only serve one or two vehicles depending on how the spaces were

2 Subject: Review of City-Wide Parking Committee Recommendations designated. The in-lieu fee is a third item that was not settled on; however, the ordinance as drafted allows the fee to be established by a resolution of the City Council. The proposed on-site ratio for office parking was also discussed as was standard vehicle dimensions that were used to determine the adequacy improvements, such as parking spaces. Staff is collecting data from agencies and sources on office parking ratios, vehicle dimensions, and in lieu fees and will complete that collection and distribute the information prior to the March 15 meeting. Some of the Commission s discussion went beyond the review of changes to the parking regulations and resulted in recommendations for the overall enhancement of parking, both bicycle and vehicle, in the City. These are more appropriately memorialized in a resolution, a draft of which is included as attachment B of this agenda report. In addition to recommending changes to the Municipal Code in a draft ordinance, the resolution includes these other parking enhancement recommendations and keeps all the Commission s advice on parking in one document that will move on to the City Council. Given that there was only one week between the March 1 Commission meeting and the packet production date, the City Attorney s office has not had an opportunity to review and provide feedback on the draft ordinance. If that feedback is provided before the Commission meeting on March 15, 2018, it will be forwarded to Commissioners. This means that the public hearing on the draft ordinance will need to be held later, but this meeting does provide the Commission with another opportunity to refine the ordinance in advance of that public hearing. STAFF RECOMMENDATION Staff recommends that the Commission consider the draft ordinance and resolution and provide further refinements to staff so that a public hearing on the ordinance can be scheduled. March 15, 2018 Page 2

3 DRAFT ATTACHMENT A AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LOS ALTOS AMENDING TITLE 14 ZONING OF THE LOS ALTOS MUNICIPAL CODE PERTAINING TO OFF-STREET PARKING AND LOADING WHEREAS, the Los Altos City Council initiated a process to review the parking standards found at Title 14, Chapter 14.74, Off-Street Parking and Loading, of the Los Altos Municipal Code pertaining to the regulation of parking, both on-site and public, referred herein as the CA ; and WHEREAS, the amendments are in the best interest for the protection or promotion of the public health, safety, comfort, convenience, prosperity, and welfare of the City because they clarify and provide standards that more appropriately represent parking needs across the City; and WHEREAS, the amendments are in conformance with the City of Los Altos General Plan because they appropriately support the various goals, policies, and programs spread amongst all elements of the General Plan; and WHEREAS, required public notices and public hearings were duly given and duly held in accordance with the applicable provisions of the California Government Code and Chapter of the Los Altos Municipal Code; and WHEREAS, the CA was processed in accordance with the applicable provisions of the California Government Code and the Los Altos Municipal Code; and WHEREAS, the Planning Commission held a duly noticed public hearings on the CA on XXXXX XX, 2018 at which it recommended adoption of the CA; and WHEREAS, the City Council held a duly noticed public hearing on the CA on XXXXXXX XX, 2018; and WHEREAS, the location and custodian of the documents or other materials which constitute the record of proceedings upon the City Council s decision are based in the Office of the City Clerk; and WHEREAS, this Ordinance is exempt from environmental review pursuant to Section 15061(b)(3) of the State Guidelines implementing the California Environmental Quality Act of 1970, as amended, because significant impacts to the environment are not anticipated. NOW THEREFORE, the City Council of the City of Los Altos does hereby ordain as follows: Ordinance No XXX 1

4 SECTION 1. AMENDMENT OF CODE: Sections , , , , , and of Chapter of Title 14 of the Los Altos Municipal Code are hereby amended as follows: Residential uses in CN, CD, CD/R3, CRS/OAD, CRS and CT Districts. For those properties which participated in a public parking district, no parking shall be required for the net square footage which does not exceed one hundred (100) percent of the lot area. Parking shall be required as follows for any net square footage in excess of one hundred (100) percent of the lot area and for those properties which did not participate in a public parking district: A. There shall be two off-street parking spaces for each dwelling unit in a multiple-family dwelling or apartment house having two rooms or more in addition to the kitchens and bathrooms. B. There shall be one and one-half off-street parking spaces for each dwelling unit in a multiple-family dwelling or apartment house having less than two rooms in addition to the kitchens and bathrooms. C. One on-site visitor space shall be required for every four multiple-family residential dwelling units or fraction thereof. Mixed use projects may substitute nonresidential parking spaces for visitor use in-lieu of providing dedicated visitor parking spaces, subject to approval of the commission and council. D. For emergency shelters the following off-street parking shall be provided: 0.25 parking spaces per bed, 0.2 bike spaces per bed, one parking space per family room, and one parking space per employee on duty Office uses in CRS/OAD, OA, CN, CD, CD/R3, CRS and CT Districts. For those properties which participated in a public parking district, no parking shall be required for the net square footage which does not exceed one hundred (100) percent of the lot area. Parking shall be required for any net square footage in excess of one hundred (100) percent of the lot area and for those properties which did not participate in a public parking district and shall be not less than one parking space for each three hundred (300) square feet of net floor area Commercial uses in CRS/OAD, OA, CN, CD, CD/R3, CRS and CT Districts. For those properties which participated in a public parking district, no parking shall be required for the net square footage which does not exceed one hundred (100) percent of the lot area. Parking shall be required as follows for any net square footage in excess of one hundred (100) percent of the lot area and for those properties which did not participate in a public parking district. Ordinance No XXX 2

5 A. For intensive retail uses and personal services, not less than one parking space for each two hundred (200) square feet of net floor area; B. For extensive retail uses, not less than one parking space for each five hundred (500) square feet of net floor area; C. For business, professional and trade schools, one parking space for every three employees, including teachers and administrators, plus one additional space for every two students; D. For bars, cafes, nightclubs, restaurants, and soda fountains, one parking space for every three employees, plus one space for every three seats provided for patrons, and such additional parking spaces as may be prescribed by the commission; E. For bowling alleys, one parking space for every three employees, plus six additional parking spaces for each alley; F. For pool halls, one parking space for every three employees, plus one additional parking space for each pool table; G. For other types of commercial recreation establishments, one parking space for every three employees, plus such additional parking spaces as may be prescribed by the planning commission; H. For hotels and motels, one parking space for every three employees, plus one additional space for each sleeping room or suite, and additional parking spaces as prescribed in subsection A of this section for any store, service establishment, shop, or studio located on the site, and additional parking spaces as prescribed in subsection C of this section for any bar, cafe, nightclub, restaurant, or soda fountain located on the site; I. For mortuaries, one parking space for every three employees, and one additional space for each hearse and funeral car owned or hired by the mortuary, plus the number of spaces prescribed by the planning commission for visitors and persons attending funerals; J. For theaters and auditoriums, one parking space for every four seats, plus one additional space for every three employees; and K. For automobile display or salesrooms, bus depots, drive-in banks, drive-in restaurants, repair garages, and storage garages, one parking space for every three employees, plus such additional parking spaces as prescribed by the planning commission or city council Other uses. Other uses not specifically set forth in the foregoing sections of this chapter shall furnish parking as prescribed by the commission. In determining the off-street parking requirements for such uses, the commission shall use the foregoing requirements as a general guide and shall determine the minimum number of parking spaces necessary to avoid undue interference with the public use of streets and alleys. Ordinance No XXX 3

6 Mixed use development. Where more than one use is included in one building or on a single parcel, the parking requirements shall be the sum total of the requirements of all the uses; provided, however, when determined by the city that a conflict in demand for parking will not occur, parking requirements may be combined. Appropriate legal documents, as approved by the city attorney, shall be executed when such combination is approved. Any use or building requiring five-tenths or more parking space shall be deemed to require a full space Development standards for off-street parking and truck loading spaces. A. Off-street parking facilities shall conform to the following standards: 1. Perpendicular parking space size. Each standard parking space shall consist of an area not less than nine feet wide by eighteen (18) feet long, except as noted on the drawing labeled "Parking Standards Exhibit A" on file in the office of the planning department Residential uses in CN, CD, CD/R3, CRS/OAD, CRS, and CT Districts. Properties participating in the public parking district are allowed any permitted use regardless of the parking intensity, for up to 100% of the land area or, a parking credit of 3.5 stalls for every 1,000 SF of land area, which will be applied to satisfy the total parking requirement for the net square footage greater than 100% of land area. For those properties that are not participants in a public parking district the following requirements apply: A. There shall be two off-street parking spaces for each dwelling unit in a multiple-family dwelling or apartment house having two or more bedrooms. B. There shall be one and one-half off-street parking spaces for each dwelling unit in a multiple-family dwelling or apartment house having less than two bedrooms. C. One on-site visitor space shall be required for every four residential dwelling units or fraction thereof, in a multi-family dwelling or apartment house project. Mixed use projects may substitute nonresidential parking spaces for visitor use in-lieu of providing dedicated visitor parking spaces, subject to approval of the City Council on a recommendation by the Planning Commission. D. For emergency shelters the following off-street parking shall be provided: 0.25 parking spaces per bed, 0.2 bike spaces per bed, one parking space per family or gathering room, and one parking space per employee on duty Commercial and Office uses including Medical Office in CN, CD, CD/R3, CRS/OAD, CRS, OA, and CT Districts. Those Properties which participate in the public parking district shall be: Ordinance No XXX 4

7 A. 100% exempt in an amount equal to the parking requirement for the most intensive land uses for up to the first 100% FAR or, B. May apply a credit of 3.5 stalls for every 1,000 square feet of land towards satisfaction of the total parking requirement whichever is greater. Those properties that are not participants in a public parking district, the parking requirements shall be: A. For intensive retail uses, not less than one parking space for each two hundred sixtyseven (267) square feet of net floor area, or 3.75/1,000 net square feet; B. For extensive retail uses, not less than one parking space for each three hundred thirtythree (333) square feet of net floor area, or 3.00/1,000 net square feet; C. For grocery uses, not less than one parking space for each two hundred eighty-six (286) square feet of net floor area, or 3.50/1,000 square feet; D. For personal service uses, not less than one parking space for each two hundred fifty (250) square feet of net floor area, or 4.00/1,000 net square feet; E. For restaurants, bars and other food and beverage establishments, not less than one parking space for each one hundred eleven (111) square feet of net floor area, or 9.00/1,000 square feet, outdoor seating in the public right-of-way is exempt up to 25% of the total seating capacity, outdoor seating located on the property is exempt up to a maximum of 50% of the total seating capacity. F. For office including medical office, not less than one parking space for each four hundred (400) square feet of net floor area, or 2.5/1,000 net square feet; G. For dental office, not less than one parking space for each two hundred (200) square feet of net floor area, or 5.00/1,000 net square feet; H. For medical clinic, not less than one parking space for each two hundred (200) square feet of net floor area, or 5.00/1,000 net square feet; I. For Hotel/Motel, not less than one parking space for each five hundred (500) square feet of net floor area, or 2.00/1,000 net square feet; J. For business, professional and trade school, one parking space for every three employees, including teachers and administrators, plus one additional space for every two students; K. For bowling alleys, one parking space for every three employees, plus six additional parking spaces for each alley; L. For pool halls, one parking space for every three employees, plus one additional parking space for each pool table; M. For other types of commercial recreation establishments, one parking space for every three employees, plus such additional parking spaces as may be prescribed by the planning commission; Ordinance No XXX 5

8 N. For mortuaries, one parking space for every three employees, and one additional space for each hearse and funeral car owned or hired by the mortuary, plus the number of spaces prescribed by the planning commission for visitors and persons attending funerals; O. For theaters and auditoriums, one parking space for every four seats, plus one additional space for every three employees; and P. For automobile display or salesrooms, bus depots, drive-in banks, drive-in restaurants, repair garages, and storage garages, one parking space for every three employees, plus such additional parking spaces as prescribed by the planning commission or city council. For properties participating in the Downtown Public Parking District the total parking requirement shall be reduced by 20% prior to applicable parking credits being applied. For properties and uses designated a neighborhood center, the total parking requirement shall be reduced by 10%. For properties participating in the Downtown Public Parking District, the total parking requirement shall be reduced by the following parking credits: 1. One stall for any curb cut removal that produces a parking spot, 2. One stall for every on-site stall made available to the public without restriction, stall for any stall personally designated, stall for any stalls restricted but not personally designated, stall for any stalls restricted but made available to the public after 5:00 PM, 6. No credit for stalls above the code requirements for the use, 7. Eliminating a public stall will require replacement of the stall or payment of an in-lieu fee, 8. Public Benefits may reduce parking requirements subject to approval of the City Council Other uses. Other uses not specifically set forth in the foregoing sections of this chapter shall meet the off-street parking requirement as prescribed by the community development director, and recommended by the Planning Commission and approved by the City Council, or may complete a parking study by a licensed parking, traffic, consultant or engineer to determine the off-street parking requirements, for a new development or change of use application. The parking study recommendations must be approved by the City Council. The city of community development director will apply the resources of the Metropolitan Transportation Commission (MTC), the Urban Land Institute (ULI) and the International Traffic Engineers (ITE) to develop its recommendations. Ordinance No XXX 6

9 Mixed-use development. Where more than one use is included in one building, on a single parcel, a neighborhood center, or identified group of buildings are sharing a common parking facility, where the second use is greater than 15% of the total parking demand, then a 10% reduction is allowed from the total parking requirements of all uses combined. For uses located in the Downtown parking district, a 20% reduction is allowed from the total parking requirements of all uses combined Downtown parking in-lieu. Pursuant to this section, the off-street parking requirements for the downtown parking district, contained within Sections through may be satisfied, with limitations, through participation in the downtown parking in lieu program and the payment of an In-Lieu Parking Fee. The In-Lieu Parking Fee program shall be administered as follows: A. Establishment of Amount of Fee. The amount of the In-Lieu Parking Fee shall be set by separate resolution of the City Council. The City Council may adjust the fee at their discretion as frequently as is deemed necessary based on factors including, but not limited to, inflation, the cost of providing new parking spaces, and the market value of parking spaces. B. Applicable Geographic Area. Properties eligible to apply to participate in the In-Lieu Parking Fee program shall be those parcels located within the Downtown Triangle, (bounded by Foothill Expressway, San Antonio Road, and Edith Ave). C. Payment of Fee. The Zoning Administrator shall allow a payment into the In- Lieu Parking Fund as an alternative to providing all or a portion of the required parking spaces on-site: such payment shall be made to the City in one (1) lump sum prior to the issuance of a building permit or if a building permit is not required, within forty-five (45) days of request by City for payment, the non-refundable payment shall be considered full satisfaction of the off-street parking requirement for the number of parking spaces for which the fee was paid. D. Properties, not including the Plazas, located within the Original Parking District Boundary have unrestricted use of the In-Lieu Fee to satisfy their parking requirements. For properties not part of the Original Parking District, which opt to join the Parking District, that are less than 15,000 square feet will have unrestricted use of the In-Lieu Fee to satisfy their parking requirements. For properties not part of the Original Parking District, which opt to join the Parking District, that are less than 15,000 square feet are subject to the following restrictions: 1. A Parking In-lieu Fee may be used to satisfy: a. 100% of the first 50 parking spaces required; b. 50% of the next 50 parking spaces required; c. 50% of all additional parking spaces required; Ordinance No XXX 7

10 E. Effect of Payment. In-Lieu Parking Fees shall be used exclusively to expand the capacity of Downtown Public Parking resources, which may include: a. Restriping and enhancements to parking areas, both on-street and off-street b. Construction of a garage, c. Leasing of private stalls, d. Shuttles to nearby parking or mass transit, Payment of in lieu fees does not guarantee the construction of spaces in any particular area of the Downtown Parking Zone or within any particular period of time. In-Lieu Parking fees are solely an alternative means of satisfying the applicant's obligation to provide off-street parking as required by this Article and payment of the In-Lieu Fee does not carry any other guarantees, rights, or privileges to the applicant. The location, type, and configuration of parking spaces funded by In-Lieu Parking Fees are at the City's sole discretion. F. Joining the Parking District. Those properties located in the Downtown Triangle (bounded by Foothill Expressway, San Antonio Road, and Edith Ave) that are not already members of the Original Parking District may join the Original Parking District by: 1. Paying into the Parking In-Lieu fund at the rate established by the City Council x 2.86 for every thousand square feet of land; or 2. Contributing to the public parking supply of 2.86 stalls for every thousand square feet of land; or 3. Combining the contributions to the public parking supply and paying the current In-Lieu Fee equivalent to 2.86 stalls for every thousand square feet of land Development standards for off-street parking and truck loading spaces. A. Off-street parking facilities shall conform to the following standards: 1. Perpendicular parking space size. Each standard parking space shall consist of an area not less than eight feet six inches (8 6 ) wide, by eighteen (18) feet long, except as noted on the drawing labeled Parking Standards Exhibit A on file in the office of the Planning Department. Parking stalls shall be designated by using double striping that is one foot in width and sixteen feet (16) long. SECTION 2. AMENDMENT OF CODE: The following section of Chapter of the Los Altos Municipal Code are hereby renumbered as follows: Common parking facilities. A. Parking space requirements prescribed in this chapter may be satisfied by the permanent allocation of the required area or number of spaces for each permitted use in a common parking facility, cooperatively established and operated, either under private auspices or a public assessment district, which includes the site of any use permitted under this chapter, Ordinance No XXX 8

11 provided the total number of spaces allocated shall be not less than the sum of the individual requirements, and provided also that the parking facility shall be within three hundred (300) feet of the site of the permitted use, and further provided that the parking facility meets the design standards set forth in this chapter. B. The Planning and Transportation Commission shall review and approve a common parking facility proposal to ensure that it meets the intent of this chapter. C. When a common parking facility is approved as prescribed per subsections A and B, appropriate legal documents, as approved by the City Attorney and the City Planner, shall be executed to insure permanent use of such spaces Off-street parking and loading spaces. No parking space or loading space provided on one site for a structure or a use in compliance with the regulations for the district in which it is located shall be deemed to provide a parking space or loading space for a structure or use on any other site Reduction of off-street parking and loading spaces. No parking space or truck loading space provided for a structure or use in compliance with the regulations for the district in which it is located shall be reduced in area or capacity without sufficient additional area or capacity being provided to comply with the district regulations. SECTION 3. CONSTITUTIONALITY. If any section, subsection, sentence, clause or phrase of this code is for any reason held to be invalid or unconstitutional, such decision shall not affect the validity of the remaining portions of this code. SECTION 4. CEQA. This ordinance is not subject to review under the California Environmental Quality Act (Public Resources Code 21000, et seq., as further governed by the Guidelines for CEQA, 14 CCR 15000, et seq.) because the ordinance has no potential for resulting in either a direct physical change in the environment or a reasonably foreseeable indirect physical change in the environment, per 14 CCR The ordinance amends Los Altos Municipal Code provisions pertaining to parking standards. It does not commit the City of Los Altos or any other party to any direct course of action, other than to review applications for compliance with the amended parking standards as described herein, and will not result in any physical changes in and of itself. Moreover, to the extent the ordinance was determined to be subject to CEQA, it would be exempt from further review pursuant to the common sense exemption (14 CCR 15061(b)(3)), as it can be seen with certainty that there is no possibility that the adoption of the ordinance may have a significant effect on the environment. SECTION 5. PUBLICATION. This ordinance shall be published as provided in Government Code section SECTION 6. EFFECTIVE DATE. This ordinance shall be effective upon the commencement of the thirty-first day following the adoption date. Ordinance No XXX 9

12 The foregoing ordinance was duly and properly introduced at a regular meeting of the City Council of the City of Los Altos held on XXXXXXX XX, 2018 and was thereafter, at a regular meeting held on XXXXXXXX XX, 2018 passed and adopted by the following vote: AYES: NOES: ABSENT: ABSTAIN: Attest: Jean Mordo, MAYOR Jon Maginot, CMC, CITY CLERK Ordinance No XXX 10

13 DRAFT ATTACHMENT B RESOLUTION NO. PC A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LOS ALTOS RECOMMENDING AMENDMENTS TO CHAPTER 14.74, OFF-STREET PARKING AND LOADING, OF THE LOS ALTOS MUNICIPAL CODE AND VARIOUS ACTIONS PERTAINING TO PARKING IN LOS ALTOS WHEREAS, the City Council established a City Wide Parking Committee (Committee) whose purpose was to review the City s existing parking ratios and their application across all business districts and with reviewing calculations of all recent development projects along with the adequacy of the current parking ratios in view of actual demands; and WHEREAS, the Committee prior to being disbanded developed several recommendations concerning he supply and regulation of parking, both public and private, parking; and WHEREAS, the recommendations of the Committee were reviewed by Walker Parking Consultants (Consultants), whose findings were presented to the City Council at its regular meeting of January 24, 2017; and WHEREAS, after considering the findings of the consultant, the City Council directed that staff move forward with a review of the City-wide Parking Committee recommendations including determining which items to move forward to Planning and Transportation Commission and direct the Planning and Transportation Commission to forward their recommendations to Council as they are completed; and WHEREAS, the Planning Commission has met on numerous occasions to review the Committee s recommendations and developed a number of recommendations to the City Council. NOW THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of Los Altos hereby recommends the following to the Los Altos City Council: 1. The Complete Streets Commission is the appropriate City body to evaluate, identify, and plan for bicycle parking facilities and enhancements in the City and should be assigned with completing these tasks. 2. That staff of appropriate City Departments develop an inventory and map of the downtown parking and conduct an analysis on how many parking spaces that changes to the placement, size, and arrangement of existing parking might yield. Resolution No. PC Page 1

14 3. That staff of appropriate City Departments review and seek opportunities to increase the timed parking supply by evaluating those areas of the Downtown where timed parking does not presently exist. 4. That the City Council adopt the Draft Amendments to Chapter Off-Street Parking and Loading of the Los Altos Municipal Code as shown in the attached Ordinance. Passed at a regular meeting of the Planning Commission of the City of Los Altos held on XXXXXXX XX, 2018 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Resolution No. PC Page 2

15 Resolution No. PC Page 3