PC 2016/02/08-Parking Presentation1
Why Adjust Parking Ratios
Identify Opportunities for
Adjustments
Alternatives to Explore
Next Steps
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Shared Parking Permits
Part of 2012 Regulatory Relief Efforts
Code Amendment to reduce Parking Variances
Provides more discretion to Staff
Parking Justification Letter
Template to Assist Applicants
Replaces Parking Demand Study requirement for
smaller projects
Other Code Amendments
Periodic Code Amendments to reduce Parking Ratios
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Planning Commission request based on
Multiple Parking Variances
Jan. 2012 – Dec. 2015: 85 Variances
Granted
Retail Uses
Restaurants
Hookah Bars
Auto-oriented Uses
Fitness Facilities
Churches
Medical/Dental Office
Industrial Uses
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61% of all Variances Granted from Jan.
2012 – Dec. 2015 were within a shared
parking site
Jan. 2012 – Dec. 2015: 5,013 Parking
Spaces “saved” -18.6 acres not including
drive aisles
Approximately 70 acres extrapolated
from 2000 through 2015
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Promote Business and Development
Feedback from Applicants
Market-driven Demand
Trends from other Cities
High Cost of Parking
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Parking Reform Made Easy (Richard
Willson, 2013)
Parking influences experience of place
Parking is a costly and inefficient use of land
Suburban Surface Parking by the Numbers:
$5,000/Space Capital Cost
$200/Space/Year Maintenance Cost
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The High Cost of Minimum Parking
Requirements (Donald Shoup, 2014)
Minimum parking requirements increases cost
of development
Shopping Centers: Up to 67% for above-ground
structures and up to 93% for underground parking
California considered legislation to set upper
limit on how much parking cities can require
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Need to be mindful of Parking Deficient Areas
Downtown vs. Suburban Setting
Precision Approach instead of Wholesale
Changes
Focus on Uses with High Number of
Variances and Significant Deviations from
Requirements
Study Existing Conditions
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USE # OF VARIANCES AVG. DEVIATION %MIN. DEVIATION % MAX. DEVIATION %
Auto Related Uses 15 31%12%69%
Restaurant 11 27%14%46%
Churches 9 24%1%62%
Retail 7 27%10%69%
Hookah 6 42%11%83%
Fitness Facility 6 19%7%39%
Tile 5 49%37%62%
Education Facility 5 34%9%71%
Medical 4 29%10%39%
Brewery 3 61%31%100%
Industrial-General 3 36%15%55%
Service Stations 3 35%6%60%
Recreation-General 3 18%6%32%
Day Care 2 49%6%32%
Banquet Facility 2 38%25%50%
Office 1 8%8%8%
Jan. 2012 - Dec. 2015 TOTAL AVERAGES:33%13%55%
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10.5-acre Commercial Center with 36 Tenant
Spaces and 126,771 sq.ft. of retail space
95% Occupied – 2 Vacant Tenant Spaces
28,312 sq.ft. of Restaurant Use (22%) – 12
Restaurants Total
683 Parking Spaces
Multiple Parking Variances Granted
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Lunchtime Parking Counts
11:30 a.m. – 56% Occupied (381 Spaces)
12:30 p.m. – 70% Occupied (477 Spaces)
1:30 p.m. – 67% Occupied (456 Spaces)
Dinnertime Parking Counts
5:30 p.m. – 51% Occupied (345 Spaces)
6:30 p.m. – 48% Occupied (326 Spaces)
7:30 p.m. – 39% Occupied (266 Spaces)
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6.3-acre Industrial Office Complex with 69
Tenant Spaces
96% Occupied – 3 Vacant Tenant Spaces
Office, Light Industrial, Educational Uses,
Post Office, Cafe
461 Parking Spaces – 130 Compact Spaces
Only a few Parking Variance Granted
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MORNING PARKING COUNTS
9:00 a.m. – 43% Occupied (200 Spaces)
10:00 a.m. – 52% Occupied (238 Spaces)
11:00 a.m. – 57% Occupied (264 Spaces)
AFTERNOON PARKING COUNTS
2:00 p.m. – 45% Occupied (208 Spaces)
3:00 p.m. – 44% Occupied (205 Spaces)
4:00 p.m. – 40% Occupied (183 Spaces)
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Morning
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Afternoon
Adjust Parking Ratios for uses with
the most variances processed:
Auto-oriented Uses
Restaurants
Churches
Tile Sales
Others…
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Create New Parking Ratios for:
Commercial Centers
Office and Industrial Parks
Auto Auctions
Service Station Convenience Stores
Banquet Halls
Fitness Facilities
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Incentivize Improvements by
adjusting Parking Ratios:
Allow Adjustments in Parking Ratios for Façade
Upgrades, Outdoor Dining, Bicycle and Pedestrian
Improvements, Electric Car Charging Stations, etc.
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Incentivize Improvements by
adjusting Parking Ratios:
Exclude Outdoor Dining Areas from Parking
Calculations
Administrative Staff Review:
Certain Parking Variance Requests
Would not apply to variances associated with
CUPs, Reclassifications, Tract Maps, etc.
Parking Reductions by CUP Process
Staff would refer case to Planning
Commission as needed
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Other Ideas:
Removing Parking Minimums and
Allowing Applicants to Set their own
Ratios
Working with the Development
Community to recommend Ratios
Consider applying a Pilot Program
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Take Input and Direction from Planning
Commission
Another PC Workshop to Present
Recommendations
Zoning Code Amendment to Planning
Commission and City Council
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