HomeMy WebLinkAboutPH 2 ZNG ORD AMEND 01-06-86TO:
FROM:
S U BJ ECT:
HONORABLE HAYOR AgO CITY COUNCIL
COI~U#ITY DEVELOPMENT DEPARTMENT
ZO#[#& ORO[#ANCE /~E#OME#T #0. 85-7/REV]S[O#S TO CO~q£RC[AL PARKING
STA#DARDS
J
RECOI~4ENDED ACT[ON:
That the Council have first reading by title only and introduce Ordinance No.
963 amending commercial parking standards.
SUI~ARY:
As detailed in the attached reports, the Planning Commission, in accordance with
Council direction, conducted a public hearing to consider amending the city's
commercial parking standards. By adoption of Resolution No. 2284 the Commission
is recommending to Council that the following parking requirements be imposed
throughout the city.:
Office
One (1) space for each 250 square feet of gross floor area.
Manufacture, Research and Assembly
Two (2) parking spaces for each three (3) employees, but in no event less
than two (2) spaces for each 1,000 square feet of gross floor area.
Warehouse
Two (2) parking spaces for each three (3) employees, but in no event less
than one (1) space for each 1,000 square feet of gross floor area for the
first 20,000 square feet; one (1) space for each 2,000 for the second
20,000 square feet of gross floor area; one (1) space for each 4,000 square
feet of gross floor area for areas in excess of the initial 40,000 square
feet of floor area of the building. If there is more than one (1) shift,
the number of employees on the largest shift shall be used in determining
parking requirements.
With the adoption of these changes, a city-wide parking program will be
established providing consistent, uniform requirements by land use, Irrespective
of zone district.
City Council Report
Commercial Parking Standards
page two
DISCUSSION:
Should the Council concur with the Commission's recommendations, the affect of
zoning ordinance amendment 85-7 will be to increase parking requirements for
office uses from one {1).space for every 300 square feet floor area to one (1)
space for every 250 square feet. Additionally, the Industrial Districts would
be amended specifying standards in accordance to use of structures rather than a
general one (1) space for each 2,000 square feet of floor area or two (2) spaces
for each three employees.
Impacts of ZOA 85-7 on new developments should be relatively minor. In fact,
for many projects submitted in the past two years, practice has been to provide
parking at the 1:250 ratio based in part on requirements imposed by lending
institutions.
Projects approved prior to adoption of this amendment are not subject to
proposed revisions, and will be permitted to be built as approved.
When considering implications and the fact that a uniform parking plan will be
the result, it is recommended that Zoning Ordinance Amendment 85-7 be approved
by the adoption of Ordinance No. 963.
OD:do
attach: Report to Planning Commission (12/9/85)
Draft Ord. No. 963
Community Development Department
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ORDINANCE NO. 963
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUSTIN
AMENDING VARIOUS SECTIONS OF TWE TUSTIN CITY CODE PERTAINING
TO COMMERCIAL PARKING STANDARDS
The City Council of the city of Tustin does hereby ordain as follows:
II.
The City Council finds and determines as follows:
A. That upon direction of the City Council, a public hearing before
the Planning Commission for the purpose of amending parking
standards for professional office uses was scheduled and held.
That based upon information presented during the public hearing,
the Planning Commission adopted Resolution No. 2284 recommending
that commercial parking standards be amended to require that
office developments provide one (1) parking space for each 250
square feet of gross building floor area. Further, that
industrial district parking standards should be amended.
A Negative Declaration has' been applied for in conformance with
the California Environmental Quality Act and is hereby approved.
That projects granted land use entitlements prior to the
adoption of this ordinance are not subject to the requirements
contained herein.
The City Council hereby approves of the following amendments to the
Tustin City Code:
A. That Section 923167 be amended to read as follows:
"?. Off-street parking: one (1) parking space for each 250
square feet of gross floor area. The Planning Commission may
prescribe the amount of parking for uses not listed herein."
B. That Section 9232c2 (f) be amended to read as follows:
"(f) Off'street parking:
Retail store: 1 parking space for each 200 square feet of store
floor area.
Banks and Office Buildings: 1 parking space for each 250 square
feet of gross floor area.
Restaurants: 1 parking space for each 3 seats.
Clinics: 1 parking space for each 300 square feet plus i space
for each 2 staff members.
Social halls, lodges, clubs, rest homes and theatres: 1 parking
space for each 3 seats.
Launderettes, mortuaries and other similar uses: 1 parking
space for each 200 square feet of store floor area.
Medical-Dental Professional uses: 6 parking spaces per 1,000
square feet of gross floor area. (Ord. No. 495, Sec. 2)
The Planning Commission may prescribe the amount of parking for
uses not listed herein.
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Ordinance No. 963
page ~o
C. That Section 9235f3'{~)(2) be amended to read as follows:
"(2) Banks and Office Buildings: One (1) parking space for
each 250 square feet of gross floor area, calculated to be all
floor space under roof.
D. That Section 9241c(h) be amended to read as follows:
"(h) Off-street Parking:
1. Office Standards: One (1) space for each 250 square feet
gross floor area allocated for office uses, calculated as all
floor space under roof. /
2. Manufacturing, Research and Assembly: One {1) space for
every 500 square feet gross floor area allocated for
Manufacturing, Research and/or Assembly uses,but in no event
less than two (2) parking spaces for each three (3) employees
must be provided. If there is more than one shift, the number
of employees on the largest shift shall be used in determining
parking requirements.
3. Storage and Warehouse: One (1) space for each 1jO00 square
feet of gross floor area for the first 20,000 square feet of
area allocated for storage and/or warehouse use; one (1) space
for each 2,000 square feet for the second 20,000 square feet;
one {1) space for each 4,000 square feet in excess of the
initial 40,000 square feet, but in no event less than two (2)
parking spaces for each (3) employees shall be provided.
4. Landscaping of parking areas shall be in accordance with
adopted city standards."
That Section 9242 c{c) be amended to read as follows:
"(h) Off-street parking:
1. Office standards: One (1) space for each 250 square fee~
gross floor area allocated for office uses, calculated as all
floor space under roof.
2. Manufacturing, Research and Assembly: One {1) space for
every 500 square feet gross floor area allocated for
Manufacturing, Research and/or Assembly uses, but in no event
less than two (2) parking spaces for each three (3) employees
must be provided. If there is more than one shift, the number
of employees on the largest shift shall be used in determining
parking requirements.
3. Storage and Warehouse: One (1) space for each 1,000 square
feet of gross floor area for the first 20,000 square feet of
area allocated for storage and/or warehouse use; one {1) space
for each 2,000 square feet for the second 20,000 square feet;
one (1) space for each 4,000 square feet in excess of the
initial 40,000 square feet, but in no event less than two {2)
parking spaces for each three (3) employees shall be provided.
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Ordinance No. 963
page three
4. Landscaping o~"~arking areas shall be in accordance with
adopted city standards.
PASSED AND ADOPTED at a regular meeting of the City Council, held on the __
day of , 1986.
Attest:
FRANK GREINKE, Mayor
MARY WYNN, City Clerk
Planning Commission
DATE:
SUBJECT:
DECEMBER 9, 1985
ZONING ORDINANCE AMENDMENT NO. 85-7.
PARKING STANDARDS
REVISIONS TO COI~4ERCIAL
REcOI~4ENDED ACTION:
It is. recommended that the Planning Commission adopt Resolution No. 2284
recommending to the City Council approval of Zoning Ordinance Amendment No.
85-7.
BACKGROUND:
Based in part upon information presented in the attached report, the City
Council has directed that the Planning Commission conduct a public hearing for
the purposes of amending the City Zoning Code as it pertains to commercial
parking standards. Initially, the Council directive only addressed parking
standards for office uses. However, staff considers this an appropriate time to
upgrade parking standards in the industrial districts as well as the
commercial/office zones.
Current parking standards for office and industrial uses are illustrated in
Table 1.
DISCUSSION:
As indicated in the report to the City Council dated October 21, 1985, it is
recommended that the parking standards for office uses in commercial districts
be changed to require one (1) parking space for every 250 gross square feet of
building area in lieu of the 1:300 ratio currently in use. Additionally, it is
recommended that in Industrial Districts, the parking standards be made
consistent with the Planned Community Industrial District by adopting the
following standards:
, Community Development Department
FILE COPY
Planning Commission Report
Parking
page two
TABLE 1
Existing Parking Standards by Use/Zone
C-1/C-2 CG Industrial and Planned
Planned Indus. Community Indus.
Office i space: ! space: 1 space: 1 space:
300 sq.ft. 300 sq.ft. 2000 sq.ft, or 250 sq. ft.
2 spaces for
ea.3 employees
whichever is
greater
Manufacturing/ n/a 1 space: 1 space: 1 space:
IAssembly/R&D 500 sq. ft. 2000 sq.ft, or 500 sq.ft, or
2 spaces for 2 spaces for
ea.3 employees ea. 3 employees
whichever is whichever is
greater greater
Warehouse/ n/a n/a 1 space:
Storage 2000 sq.ft, or
2 spaces for
ea.3 employees
whichever is
greater
Community Development Deparlment
Parking
page three
a. O~ftce
One (1) space for each 250 square feet of gross floor area.
b. Manufacture, Research and Assembly
Two (2) parking spaces for each three (3) employees, but in no event less
than two (2) spaces for each 1,000 square feet of gross floor area.
c. Warehouse
Two (2) parking spaces for each three (3) employees, but in no event less
than one (1) space for each 1,O00 square feet of gross floor area for the
first 20,000 square feet; one {1) space for each 2,000 for the second 20,000
square feet of gross floor area; one {1) space for each 4,000 square feet of
gross floor area for areas in excess of the initial 40,000 square feet of
floor area of the building. If there is more than one {1) shift, the number
of employees on the largest shift shall be used in determining parking
requirements.
CONCLUSIONS:
By adopting the changes in parking standards as recommended in this report, a
city-wide parking program will be in place providing consistent, uniform
requirements by land use irrespective of zone district. Accordingly, it is
recon~nended that the Commission adopt Resolution No. 2284 as drafted,
J'D:do
attach:
Memorandum to City Council (10/21/85)
Draft Resolution No. 2284
Community Development Department
DATE:
OLD BUSINESS
NO. 3
Inter
Corn
TO:
FROM:
SU BJ ECT:
HONORABLE MAYOR AND CITY COUNCIL
COI~4UNITY DEY£LOPME~T DEPARTMENT
COI~4ERCIAL OFFICE PARICING STANDARDS
RECO~4ENDED ACTION:
The Planning Commission has requested that the City Council advertise for a zone
amendment to the parking standards for professional offices.
BACKGROUND:
Earlier this year, staff submitted a report to the City Council analyzing the
commercial office standards and recommending applicable changes. Discussions
from the Council raised the question tf there should be a different parking
standard for projects over 10,000 square feet. Specifically, should the number
of spaces per 1,000 square feet be less restrictive for larger office buildings.
DISCUSSION:
In evaluating the proposal of a split parking standard based on square footage,
there should be some correlation between parking impact and larger office
buildings to allow for an "economy of scale" with the larger buildings. Staff
utilized a study done by Internation Parking Design (IPD) and another study by
the City of Irvine to test this proposal.
The IPD study draws a distinction between low density urban areas and high
density urban areas. The report states that high density areas require less
parking due to several factors, such as more walk-in and drop off, and less
visitor parking due to more interaction from adjoining offices. Further, better
public transportation in a higher density area would satisfy some of the parking
demend. Conversely, a lower density area would require more parking because
this area lacks the intense use qualities of the higher density area.
Tustin can be considered a low density urban area, and 1980 census data supports
some of the statements of the IPD study. Over 80% of workers drive their own
vehicle alone to work, with 14% carpooling to work with a total of two
passengers in the car. That leaves 6% who carpool with three or more
passengers.
Further, public transportation does not make much of an impact, with only 1.9%
of the total workers utilizing public transit as a means to travel to work.
Countywide, the total percentage of workers utilizing public transit is 2.06%,
slightly higher than Tustin. It would appear from these data, that there would
be no "economy in scale", since Tustin does not have any of the features that
could promote less parking spaces for more square footage in a single project.
City Council Report
Commercial Parking Standards
page two
The City of Irvine recently prepared a comprehensive study regarding parking
standards, of which office parking standards was one aspect. Their standard is
one space per 250 square feet, with the parking standard changing to one per 500
square feet for on-site parking facilities containing 1,000 or more parking
spaces.
The report recommended that the parking split after 1,000 or more spaces be
dropped since there was no "economy of scale" in parking demand for such uses.
The report went on to say that although some large firms have extensive
rideshare programs, large buildings do not always contain only large firms. A
large building could conceivably house numerous small to medium sized firms,
none of which have a rideshare program. The report recommended that all offices
be parked at the one space per 250 square feet ratio, with any reductions
pursued and Justified through the administrative relief provision.
Other cities that include a split parking standard provide little direction to
develop a consistent standard. The split in parking standards occurs along a
range between 20,000 to 250,000 square feet. In most cases, the parking
standard is less restrictive (from 1/250 to 1/500), but in two cases the
standard becomes more restrictive after the split (from 1/300 to 1/200).
From these data, staff would recommend that the zone amendment to a 1/250 square
foot standard for alt office buildings be considered and that it be applied
regardless of size. Further, staff recognizes that under some cases a reduction
could be considered, and that an applicant could appl) for a use permit and
pursue any reduction through this process.
Senior Planner
EK:do
Community Development Depar~men~
Pl nn[n Commission
DATE.:
F~RUARY 25, 1.985
SUBJ£CT:
C~t~IERCIAL OFTIC£ PARKING STANDARDS
8ACXGROUNO:
The City Council at its meeting on Oecember 18, 1984 directed staff to seek
Planning Commission input and study present City parking requirements For
commercial zones in the City. Specifically, Mayor Kennedy wanted the Planning
Commission to recommend changes as necessary to the required number of spaces
for commercial office projects.
Staff prepared a staff report For the January 2B, 1985 Planning Commission,
outlined the request of the Mayor and requesting input from the Commissioners.
The Planning Commission agreed with the intent of study and requested staff to
proceed.
DISCUSSION:
Currently, the City of Tustfn Zoning Code has three separate parking standards
for commercial offices, distributed over several different zones. The majority
of the tit%, (PR, C-i, C-2, CG), has a standard of one space for each 300 square
feet of gross floor area. This encompasses all floor area under an enclosed
roof, and includes aisles, stairs, elevator shaft~ and restrooms.
The second standard is the Irvine Industrial Complex, Tustin located in the
Myford and Walnut area, and has a requirement of one space for each 250 square
feet of gross floor area. The third standard is a part of the Planned Community
Regulations for the 1trine Industrial Complex west of Redhill Avenue, between
Warner and Valencia, and has a requirement of three parking spaces for each
1,OO0 square feet of gross floor area.
[n past years, the requirement of one space For each 300 gross square feet has
been intrepreted as any area within walls and under a roof. Exterior staircases
and walkways were not counted, although if they contained within the structure,
they were accounted for as gross square footage. Consequently, developers
planned their office buildings with open interior atriums, outside stairs and
aisleways to avoid having the area counted for as parking. Maybe not so
coincidentally, this City is well known for open air atriums in its garden style
office buildings.
Even with this interpretation of what constitutes gross square footage and its
subsequent application, the standard of'1/300 is usually adequate for most
office uses, but not all. Any office use that is labor intensity, such as
insurance agencies, personnel agencies, stockbrokers, title insurance, will
usually exceed the city's requirement. For example,the Fireman's Fund building
Comrnuni:.v Developrnem Department
Planning Commission Report
Parking Standards
page ~wo
on Seventeenth Street supplied parking at 1/250 even though the requirement was
1/300, primarily because they knew our standard was not sufficient to supply
enough parking.
The trend in other cities in Orange County appears to be toward a 1/2~0
standard. A parking study done by International Parking Design, Inc. surveyed
fourteen cities in Orange County, with eleven of these cities having at least a
1/250 standard. An analysis prepared by the firms indicated that a low
density urban office building should, based upon use, provide parking between
3/1000 to 5/1000 gross square footage.
The report went on to say that although the 3/1000 standard would not be
sufficient for some users, such as insurance firms, the uniform application of a
5/1000 standard would severly penalize the low to moderate floor density user,
such as a corporate headquarters. It appears from the research that most of the
surveyed cities in 0r~nge County felt a 1/250 standard was a suitable median
point.
One of the negative ~spects of this proposed change is the magnitude of
non-conforming uses it will create. With the exception of medical offices,
nearly all of the professional offices in the city were developed at the 1/300
standard. All of these offices will be frozen at their current square footage,
and will not be able to expand without providing parking at the 1/250 standard
for the entire building. This impact will not be a major concern since most
offices originally developed at the maximum the site would allow, and the City
receives few requests to expand square footage. The primary impact will be from
structures that are destroyed and those few offices that are able to expand
their square footage.
Staff would recommend that any change to the parking requirements be applied
to all zones in the city that permit professional offices.
ACTION:
Staff recommends that the Planning Commission request the City Council
to advertise for a zone amendment to the parking standards for professional
offices.
KNIGHT,
Senior Planner
[K:do
Cornmuni~'v Oevelopmem' Department
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281
RESOLUTION NO. 2284
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TUSTIN, RECOMMENDING TO THE CITY COUNCIL,
' THE AMENDMENT OF VARIOUS SECTIONS OF THE TUSTIN
CITY CODE PERTAINING TO COMMERCIAL PARKING STANDARDS
The Planning Commission of the city of Tustin does hereby resolve
follows:
I. The Planning Commission finds and determines as follows:
as
That upon direction of the City Council, a public hearing before
the Planning Commission for the purpose of amending parking
standards for professional office uses was scheduled and held.
That based upon information presented during the public hearing,
parking standards for professional office uses should be amended
to require that office developments provide one {1) parking
space for each 2S0 square feet of gross building floor area.
Further, that industrial district parking standards should be
amended.
II.
C. A Negative Oeclaratton has been applied for in conformance with
the California Environmental Quality Act.
The Planning Commission hereby recommmends to the City Council
approval of the following amendments to the Tustin City Code:
A. That Section 923167 be amended to read as follows:
"7. Off-Street Parking: One {1) parking space for each 250
square feet of gross floor area. The Planning Commission may
prescribe the amount of parking for uses not listed herein."
B. That Section 9232c2 (f) be amended to read as follows:
"(f) Off-Street Parking:
Retail Store: 1 parking space for each 200 square feet of store
floor area.
Banks and Office Buildings: 1 parking space for each 2S0 square
feet of gross floor area.
Restaurants: 1 parking space for each 3 seats.
Clinics: 1 parking space for each 300 square feet plus 1 space
for each 2 staff members.
Social halls, lodges, clubs, rest homes and theatres: 1 parking
space for each 3 seats.
Launderettes, mortuaries and other similar uses: i parking
space for each 200 square feet of store floor area.
Medical-Dental Professional uses: 6 parking spaces per 1,000
square feet of gross floor area. (Ord. No. 495, Sec.2)
The Planning Commission may prescribe the amount of parking for
uses not lls~ed herein.
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Resolution No. 2284
page two
C. That Section 9235f3(b)(2) be amended to read as follows:
"(2) Banks and Office Buildings: One (1) parking space for
each 250 square feet of gross floor area, calculated to be all
floor space under roof.
That Section g241c(h) be amended to read as follows:
"{h) Off-street Parking:
1. Office Standards: One (1) space for each 250 square feet
gross floor area allocated for office uses, calculated as all
floor space under roof.
2. Manufacturing, Research and Assembly: One (1) space for
every 500 square feet gross floor area allocated for
Manufacturing, Research and/or Assembly uses,but in no event
less than two (2) parking spaces for each three (3) employees
must be provided. If there is more than one shift, the number
of employees on the largest shift shall be used in determining
parking requirements.
3. Storage and Warehouse: One {1) space for each ~,000 square
feet of gross floor area for the first 20,000 square feet of
area allocated for storage and/or warehouse use; one (1) space
for each ~,000 square feet for the second 20,000 square feet;
one {1) space for each 4,000 square feet in excess of the
initial 40,000 square feet, but in no event less than two (2)
parking spaces for each (3) employees shall be provided.
4. Landscaping of parking areas shall be in accordance with
adopted city standards."
E. That Section 9242 c(c) be amended to read as follows:
"(h) Off-street parking:.
1. Office standards: One (1) space for. each 250 square feet
gross floor area allocated for office uses, calculated as all
floor space under roof.
2. Manufacturing, Research and Assembly: One (1) space for
every 500 square feet gross floor area allocated for
Manufacturing, Research and/or Assembly uses, but in no event
less than two (2) parking spaces for each three (3) employees
must be provided. If there is more than one shift, the number
of employees on the largest shift shall be used in determining
parking requirements.
3. Storage and Warehouse: One (1) space for each 1,000 square
feet of gross floor area for the first 20,000 square feet of
area allocated for storage and/or warehouse use; one {1) space
for each 2,000 square feet for the second 20)000 square feet;
one (1) space for each 4,000 square feet in excess of the
initial 40,000 square feet, but in no event less than two {2)
parking spaces for each three (3) employees shall be provided.
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Reso]ution 2284
page three
4. Landscaping of parking areas shall be in accordance with
adopted city standards.
PASSED AND ADOPTED at a regular meeting of the Planning Commission, held
onthe day of , 1985.
KATHY WEIL, CHAIRMAN
DONNA ORR, RECORDING SECRETARY