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Chapt 21.50-Res Parking (1989)CITY COUNCIL MINUTES OF APRIL 18, 1989 Second Reading - Ordinance 1746 - amending Chapter 21.50.050 of the Campbell Municipal Code as it pertains to residential parking requirements -~.~~ (Cont'd. 1/17, 2/21 & 3/7/89) This Ordinance will amend the Municipal Code to require that parking requirements for townhomes and condominiums be increased to 3 spaces per unit for one-bedroom units, and 3.5 spaces per unit for units having two or more bedrooms. ORDINANCE NO. 1;'46 BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CAHPBELL AHENDING CHAPTER 21.05.050 OF THE CAHPBELL HUNICIPAL CODE A5 IT PERTAINS TO RESIDENTIAL PARKING REQUIREMENTS (TA 88-05) The City Council of the City of Campbell does ordain as follows: SECTION ONE: That Chapter/Section 21.50.050 of the Campbell Municipal Code is hereby amended as follows: Section 21.50.050 of the Campbell Municipal Code is hereby amended by revising parking requirements for To~nhome/Condominium developments to read as follows: To~nhomes/Condominiums 1. One bedroom units 2. 1%o or more bedroom units 3 spaces per unit, one of ~hich must be covered. 3.5 spaces per unit, one of which must be covered. SECTION T~O: This Ordinance' shall become effective thirty days following its passage and adoption and shall be published once within fifteen days upon passage and adoption in the San Jose Mercury News, a newspaper of general circulation in the City of Campbell, County of Santa Clara. PASSED AND ADOPTED this call vote: 18TH day o~4PRIL 1989, by the following roll AYES: NOES: Council-embers: Councilmembers: KOTOWSKI, ASHWORTH, BURR, CONANT, WATSON NONE ABSENT: Counc i lmembers: NONE · arbara Olsasky, City Clerk BY: Louise B. Pe ha, Deputy City Clerk AND CORRFCT COPY OF THE ON FILE IN THIS OFFICE, ATTEST: BARRARA OLSASKY, C~TY CLERK, CITY~ C~MPBELL,~LIFORNiA. CITY OF CAMPBELL COUNCIL REPORT Meeting Date: Category: Initiating Dept: Title: April 4, 1989 Item # PUBLIC HEARINGS AND INTRODUCTION OF ORDINANCES Planning Public Hearing - Introduction of Ordinance(l) - amending Chapter 21.50.050 of the Campbell Municipal Code as it pertains to residential parking requirements - TA 88-05 - (Continued from January 17, February 21, & March 7, 1989.) RECOMMENDATION BASED ON COUNCIL DIRECTION That the City Council: 1. Adopt the attached findings. 2. Grant a Negative Declaration. 3. Take first reading of the attached ordinance amending Chapter 21.50.050 (Parking/Loading) by increasing the parking requirement for townhouse/condominium developments. II. BACKGROUND At its meeting of March 7, 1989, the City Council considered the Planning Commission's recommendations regarding the subject of increased parking requirements for residential development. A copy of the Council Minutes and Staff Report from the March 7, 1989, meeting are attached. After discussing the issue, the Council took action to continue the item to April 4, 1989, and directed Staff to prepare a revised ordinance specifying that parking requirements be increased to 3 spaces per unit for 1 bedroom units and 3.5 spaces per unit for those units having 2 or more bedrooms. Staff has prepared the attached ordinance (Exhibit A) for the Council's consideration. As drafted, the proposed ordinance addresses only the parking requirements for townhouses and condominiums. It is the Staff's understanding that the Council's directive did not include an amendment to the parking requirements for apartments. The current parking requirement for apartments is as follows: 1 bedroom unit - 1.5 spaces per unit, 1 of which must be covered. 2 or more bedroom units - 2 spaces per unit, 1 of which must be covered. Attachments 1. Ordinance. 2. Findings. 3. City Council Minutes - 3/7/89. 4. Council Report - 3/7/89, with attachments. pjsf:TA88-05/pg' 19 r~~ ° Approved by Planning Directo Approved by City Manager: RECOMMENDED FINDINGS: CHAPTER 21.50 CC MTG: 4-4-89 TA 88-05 It has been brought to the City Council and the Planning Commission's attention that the current parking requirement for townhouse and condominium developments is insufficient. The need for increased on-site parking is increased in situations where on-street parking is limited or non-existent. The proposed Text Amendment will provide additional on-site parking for new townhome & condominium developments. CITY COUNCIL MINUTES OF MARCH 7, 1989 PUBLIC HEARINGS AND INTROOUCTION OF ORDINANCES Public Hearing (Cont'd. 1/17/89 and 2/21/89) - Introduction of Ordinance - amending Chapter 21.50.050 of the Campbell Municipal Code - residential parking requirements - TA 88-05 This is the time and place for a public hearing to consider an amendment to the Campbell Municipal Code as it pertains to residential parking requirements. Planning Director Piasecki - Staff Summary Report dated 3/7/89. The Mayor declared the public hearing opened. M/g: Burr/Ashworth - to direct staff to prepare a revised ordinance to specify that parking requirements should be 3 to 3.5 spaces per unit, and to continue the public hearing to April 4, 1989. Motion adopted unanimously. CITY OF CAMPBELL COUNCIL REPORT Meeting Date: March 7, 1989 Category: PUBLIC HEARINGS AND INTRODUCTION OF ORDINANCES Item # Initiating Dept: Title: Planning Public Hearing (cont'd 1/17/89) - Introduction of Ordinance - amending Chapter 21.50.050 of of the Campbell Municipal Code as it pertains to residential parking requirements - TA 88-05. PLANNING COMMISSION RECOMMENDATION 1. Adopt the attached findings. 2. Grant a Negative Declaration. 3. Take the first reading of the attached Ordinance amending Chapter 21.50.050 to add a provision that the Planning Commission may increase the parking requirements by 1 space per unit for lots which have a depth which is 2 times greater than the lot width or where there is no on-street parking in front of the lot proposed for development. MAJOR ISSUES Staff - Townhomes can be fairly large units and in some cases have 3+ bedrooms per unit similar to conventional single-family homes. Parking requirements should be 3 to 3.5 spaces per unit (depending upon bedroom count) to more closely approximate 4 spaces per unit typically provided in a single-family situation. Planning Commission - 3 to 3.5 spaces per unit is excessive and would result in increased areas of blacktop and loss of on-site landscaping. The present standard, averaging approximately 2.7 spaces per unit, (2.5 per unit + 1 guest space per 5 units), adopted in 1982, seems to be functioning. Parking conditions are worsened when lots are long and narrow or have no on-street parking adjacent to the property. Additional parking should be provided in these instances. The proposed amendment would resolve this concern by allowing the Planning Commission to require 1 additional space per unit for a total of 3.7 spaces per unit (2.5 spaces + 1 space per 5 units + 1 guest space per unit) in instances of long, narrow, deep lots or lack of on-street parking. Attachments 1. Ordinance. 2. Findings. 3. Council Report - January 17, 1989. 4. Planning Commission minutes: 12/13/88; 11/11/88; 8/9/88. 5. Memorandum from Public Works Dir~tor: /~8. Approved by Planning Director:~/~~~ Approved by City Manager: f: TA88-05 RECOMMENDED FINDINGS: CHAPTER 21.50 CC MTG: 3-7-89 TA 88-05 o It has been brought to the City Council and the Planning Commission's attention that the current parking requirement for townhouse, condominium and multiple-family developments is insufficient. The need for increased on-site parking is increased in situations where on-street parking is limited or non-existent. The proposed Text Amendment will provide additional on-site parking for new developments. Public Hearing (Cont' d. 1/17/89) - Introduction of Ordinance - amending Chapter 71.50.050 of the Campbell Municipal Code - residential parking requirements - TA 88-05 CITY OF COUNCIL MINUTES OF FEBRUARY 21, 1989 This is the the time and place for a public hearing to consider an amendment to the Campbell Municipal Code as it pertains to residential parking requirements. The Mayor declared the public hearing opened and asked if anyone in the audience wished to address the City Council. It is the recfm~ndation of the staff to continue this item to March 7, 1989. M/S: Ashworth/KDtowski - to continue the public hearing to March 7, 1989. ~mtion adopted unanimously. CITY OF CAMPBELL COUNCIL REPORT Meeting Date: Category: Initiating Dept: Title: February 21, 1989 Item # PUBLIC HEARINGS AND INTRODUCTION OF ORDINANCES Planning Public Hearing (cont'd 1/17/89) - Introduction of Ordinance - amending Chapter 21.50.050 of of the Campbell Municipal Code as it pertains to residential parking requirements - TA 88-05. PLANNING COMMISSION RECOMMENDATION That the City Council continue this item to its meeting of March 7, 1989. DISCUSSION This item was continued from the City Council meeting of January 17, 1989, in order for Staff to provide additional information regarding the basis for the Planning Commission's recommendation. At this time, Staff is requesting that this item be continued to the Council meeting of March 7, 1989, in order to allow Staff additional time to research the information requested by the Council. Approved by Planning Director~ Approved by City Manager: f: TA 88-05 CITY COUNCIL MEETING OF 1/17/89 Public Hearing - Introduction of Ordinance - amending Chapter 21.50.050 of the Campbell Municipal Code as it pertains to residential parking requirements - TA 88-05 This is the time and place for a public hearing to consider an ordinance amending the Campbell Municipal Code as it pertains to residential parking requirements. Staff has requested continuance of this item in order to provide additional information regarding this matter. The Mayor declared the public hearing opened. There being no discussion frc~ the audience regarding this matter, M/S: Kotowski/Burr - to continue the public hearing to February 21, 1989. Motion adopted unanimously. CITY OF CAMPBELL COUNCIL REPORT Meeting Date: Category: Initiating Dept: Title: January 17, 1989 Item # PUBLIC HEARINGS AND INTRODUCTION OF ORDINANCES Planning Public Hearing - Introduction of Ordinance (1) - amending Chapter 21.50.050 of the Campbell Municipal Code as it pertains to residential parking requirements - TA 88-05. PLANNING COMMISSION RECOMMENDATION That the City Council adopt the attached findings, and take first reading of the attached Ordinance amending Chapter 21.50.050. DISCUSSION As the Council may recall, the issue of residential parking requirements was ,the subject of discussion at a study session with the Planning Commission on May 19, 1988. The discussion centered primarily on the adequacy of on-site parking requirements for townhouse, condominium, and multi-family residential developments. As a result of the study session, the Council directed the Commission to review the residential parking requirements. At the present time, the parking requirements for townhouse/condominium and multi-family residential developments are as follow: Townhomes/Condominiums One-bedroom unit 2 spaces/unit, one of which must be covered. In addition to parking required above, a designated guest parking space shall be provided for each 5 units or fraction thereof. Two or more bedroom units 2-1/2 spaces/unit, one of which must be covered. In addition to parking required above, a designated guest parking space shall be provided for each 5 units or fraction thereof. Multiple Family One bedroom unit 1-1/2 spaces/unit, one of which must be covered. Two or more bedroom units 2 spaces/unit, one of which must be covered. In addition to parking required above, a designated guest parking space shall be provided for each 5 units or fraction thereof. TA 88-05 -2- January 17, 1989 The issue of on-site residential parking requirements came about largely as a result of complaints received by the Commission, Council, and Public Works Department regarding parking problems on neighborhood streets caused by the overflow parking of vehicles from townhouse, condominium, and multi-family developments. This overflow problems is compounded if there is no on-street parking in front of the development, as is the case along Sunnyoaks Ave. This issue was discussed by the Planning Commission at several meetings (minutes attached). The Commission, at its meeting of December 13, 1988, adopted Resolution No. 2571 (vote: 4-1-2) recommending that the Council adopt the following amendment to the required parking in townhouse, condominium and multi-family housing developments. It is the Commission's recommendation that the parking requirements be amended to read as follow: Section 21.05.050 of the Campbell Municipal Code is hereby amended by adding the following parking requirement to Townhome/Condominium and Multiple Family Residential developments. In situations where there is no on-street parking in front of a lot proposed for development, or where the depth of a lot exceeds the width by more than 2 times, the designated guest parking requirement may be increased to 1 space per unit by the Planning Commission. It should be noted that the Public Works Department has expressed concerns regarding the need for on-street parking resulting from inadequate on-site parking for various developments. This concern was expressed in the attached memorandum dated April 26, 1988. At the Commission meeting of October 11, 1988, the Public Works Director re-stated his concerns regarding on-street parking. A copy of these minutes is also attached. Attachments 1. Ordinance. 2. Planning Commission minutes: 8/9/88; 10/11/88; 11/22/88; 12/13/88. 3. Memo from Public Works Director - 4/14/88. PLANNING COMMISSION DECEMBER 13, 1988 3ING TA 88-05 City-initiated Continued public hearing to consider possible amendments to Chapter 21.50 (Parking) of the Campbell Municipal Code as it pertains to residential parking requirements. Principal Planner Stafford reviewed the Staff Report of December 13, 1988, noting that the presented Exhibit A-1 reflects the changes requested by the Con~nission. Chairman Christ opened the public hearing and invited anyone to speak on this item. No one wished to speak. M/S: Perrine, Stanton - That the public hearing on TA 88-05 be closed. Motion carried unanimously (5-0-2). M/S: Perrine, Stanton - That the Planning Commission adopt Resolution No. 2571, incorporating findings indicated in the Staff Report of December 13, 1988, recommending that the City Council approve the amendments to the Zoning Ordinance as indicated in Exhibit A-1 of the Staff Report. Discussion Commissioner Walker noted that he had understood that the Council wanted more stringent regulations. Chairman Christ indicated that this is a recommendation only. He thought that the proposal would make the City's needs for parking clearer to developers. Commissioner Olszewski commented that what is being proposed in Exhibit A-1 presently exists in the code and that this represents no change of what is currently in place. Further he stated that it is his opinion that this is appropriate since requiring more parking could tend to force developers to build up or to eliminate landscaping which would result in an incredible amount of land dedicated to the automobile. He added that he thought more parking would increase the housing costs and create a negative situation. Commissioner Olszewski concluded that he would support this amendment since it provides clarity for developers. Commissioner Walker noted that property prices are going to be high in this area anyway; he would like to see quality development; and, that restricting parking can provide better looking neighborhoods and would keep parking off the street. He would like to see developers feel that they can get their price by designing nicer developments even if they have to provide more parking. Commissioner Walker noted that he would like to see 1 guest-space required for every 2 bedrooms. Commissioner Perrine stated that passage of this amendment would result in Campbell being one of the most restrictive communities in the area--even more so than Los Gatos. PLANNING COMMISSION MEETING DECEMBER 13, 1988 PAGE 2. Chairman Christ thought that the wording "or other restrictions" should be added (ie., if there is an apartment house across the street built 30 years ago that does not have adequate on-site parking). Commissioner Walker suggested that the wording be amended to read "or other types of restrictions." Commissioner Perrine thought that this wording was too general and would create problems. Commissioner Olszewski asked the makers of the motion to accept the following amendment: M/ : Olszewski That the proposed amendment be re-worded to read "...the width by more than 2 times, or other types of parkinE restrictions or street parkinR impacted areas... Commissioners Perrine and Stanton did not accept the proposed amendment to their motion. Vote on motion Motion for adoption of Resolution recommending approval of Exhibit A-1 (attached hereto), without amendment, carried with the following roll call vote: AYES: NOES: ABSENT: Com~aissioners: Commissioners: Commissioners: Stanton, Perrine, Olszewski, Christ Walker Kasolas, Dickson. RESOLUTION NO. 2571 PLANNING COMMISSION BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A TEXT AMENDMENT TO THE CAMPBELL MUNICIPAL CODE, CHAPTER 21.05.050 AS IT PERTAINS TO RESIDENTIAL PARKING REQUIREMENTS. TA 88-05 After notification and public hearing as specified by law on proposed amendments to the text of the Campbell Municipal Code, and after presentation by the Planning Director, proponents and opponents, the hearing was closed. After due consideration of all evidence presented, and based upon the following findings, the Commission did determine that there was a significant need to amend Chapter 21.05.050 of the Campbell Municipal Code as it pertains to residential parking requirements . There has been brought to the City Council and the Planning Commission's attention that the current parking requirement for townhouse, condominium and multiple-family developments is insufficient. e ~"ne need for increased on-site parking is increased in situations where on-street parking is limited or non-existent. Be The proposed Text Amendment will provide additional on-site parking for new developments. The Planning Commission does hereby recommend that the City Council adopt the attached Ordinance enacting the necessary legislation to make the proposed text amendment effective. PASSED~d~DADOPTED this 13th day of December 1988 by the following roll call vote: AYES: NOES: ABSENT: Commissioners: Commissioners: Commissioners: Stanton, Perrine, Olszewski, Christ Walker Kasolas, Dickson ATTEST: Arthur A. Kee Secretary APPROVED: Ronald W. Christ Chairman ITEM NO. 7 STAFF REPORT - PLANNING COMMISSION MEETING OF DECEMBER 13, 1988 TA 88-05 City-initiated Continued public hearing to consider possible amendments to Chapter 21.50 (Parking) of the Campbell Municipal Code as it pertains to residential parking requirements. STAFF RECOMMENDATION That the Planning Commission ADOPT a RESOLUTION, incorporating the attached findings, RECOMMENDING that the City Council APPROVE the amendments to the Zoning Ordinance as indicated in Exhibit A-1. STAFF DISCUSSION This item was continued from the Planning Commission meeting of November 22, 1988 in order to provide additional time for Staff to address situations where there is limited on-street parking available to a development, or where a development is proposed for a "long, narrow lot". With this in mind, the Staff has prepared the attached Exhibit A-1 for the Commission's consideration. Basically, this proposed amendment leaves the current parking requirement unchanged, except for lots not having on-street parking or "long, narrow lots." A definition of "long, narrow lots" as those having a depth of more than 2 times the width is also proposed. A copy of the Planning Commission minutes from the November 22, 1988, meeting is attached, as well as a copy of the Staff Report from the same meeting. RECOMMENDED FINDINGS: CHAPTER 21.50 PC MTG: 12-13-88 TA 88-05 There has been brought to the City Council and the Planning Commission's attention that the current parking requirement for townhouse, condominium and multiple-family developments is insufficient. The need for increased on-site parking is increased in situations where on-street parking is limited or non-existent. The proposed Text Amendment will provide additional on-site parking for new developments. TA 88-05 - CHAPTER 21.50 EXHIBIT A-1 Section 21.05.050 of the Campbell Municipal Code is hereby amended by adding the following parking requirement to Townhome/Condominium and Multiple Family Residential developments. In situation where there is no on-street parking in front of a lot proposed for development, or where the depth of a lot exceeds the width by more than 2 times, the designated guest parking requirement may be increased to 1 space per unit by the Planning Commission. PLANNING COMMISSION MEETING NOVEMBER 22, 1988 TA 88-05 City-initiated Public Hearing to consider possible amendments to Chapter 21.50 (Parking) of the Campbell Municipal Code as it pertains to residential parking requirements. Principal Planner Stafford reviewed the Staff Report of November 22, 1988, noting that the issue was brought to the Commission as a result of concerns expressed by the Council that there could be inadequate parking for multiple-family development. He stated that the on-site parking requirements were increased by City Council, as recommended by the Planning Cox~ission, a few years ago particularly to address guest parking. The parking was increased for one and two bedroom townhomes by 1/4 space per unit and a requirement for guest parking was added to provide 1 space for each 5 units or fraction thereof. Commissioner Olszewski expressed concern regarding developers resistence to build where parking requirements are too stringent, noting that if parking area is increased townhome developers would be inclined to build up rather than out. This would result in less landscaping in order to make room for more parking spaces. He stated that he does not wish to see a change in the zoning requirement for townhome parking and requested examples from Staff which might indicate specific problems. Mr. Kee indicated that the Public Works may have these types of statistics in that they receive complaints regarding off-site parking matters. Commissioner Dickson pointed out the issue is really one of long narrow lots limited to one or two on-street parking spaces, and this was the original concern of the Commission which led to the request by the City Council to study the current parking requirements. Chairman Christ clarified that what was requested was a guideline for proposed developers and not a more stringent parking ordinance. Discussion ensued regarding possible language for notifying developers of additional parking for developments where on-street parking was restricted. Cox~issioner Walker indicated that future parking demands should be addressed now in order to avoid future problems. Chairman Christ established that there is a need to guide developers in the planning stages of development, and suggested that language be initiated to address specific types of developments (i.e., long narrow lots with non-available street parking). Commissioner Dickson suggested that wording similar to that used by Santa Clara County, but not as strict, be considered (ie. Santa Clara County requires that the number of on-site parking spaces will double from 2 to 4 when no on-street parking is available adjacent to the individual lots. It will increase by 50% if parking is available only on one side of the street). PLANNING COMMISSION MEETING NOVEMBER 22, 1988 PAGE 2. Commissioner Stanton asked if Staff might have a record of complaints relative to inadequate parking spaces for townhomes, noting that perhaps these statistics can be reviewed to determine more specific problems and uniqueness of properties. This could then be used as a basis for amendment to the parking ordinance if amendment was necessary. M/S: Stanton, Perrine That the public hearing on TA 88-05 be continued to the Planning Commission meeting of December 13, 1988. Motion carries 6-0-1. ITEM NO. 4 STAFF REPORT - PLANNING COMMISSION MEETING OF NOVEMBER 22, 1988 TA 88-05 City-initiated Continued public hearing to consider possible amendments to Chapter 21.50 (Parking) of the Campbell Municipal Code as it pertains to residential parking requirements. STAFF RECOMMENDATION That the Planning Commission adopt a resolution, incorporating the attached findings, recommending that the City Council approve the amendment to the Zoning Ordinance as indicated in Exhibit A. STAFF DISCUSSION This item was continued from the Commission meeting of October 11, 1988, in order to provide Staff with time to address areas of concern raised by the Commission. A copy of the Commission minutes from the October 11 meeting is attached. It is the Staff's understanding that the Commission and Council are generally concerned that the current parking requirement for townhouses, condominiums and apartments is not adequate. This is especially true in situations where on-site parking is limited or non-existent. At the present time, the parking requirements for townhouse/condominium and multi-family residential developments are as follows: Townhomes/Condominiums One-bedroom unit 2 spaces/unit, one of which must be covered. Two or more bedroom units 2-1/2/ spaces/unit, one of which must be covered. In addition to parking required above, a designated guest parking space shall be provided for each 5 units or fraction thereof. Multiple-Family One bedroom unit 1-1/2 spaces/unit, one of which must be covered. Two or more bedroom units 2 spaces/unit, one of which must be covered. In addition to parking required above, a designated guest parking space shall be provided for each 5 units of fraction thereof. TA 88-05 -2- November 22, 1988 As can be seen from the accompanying table, comparing the parking requirements of several other cities in the County, Campbell's requirements are among the most strict. The only other city in the County with more restrictive parking requirements is Cupertino. If the Commission is of the opinion that there is a need for additional on-site parking, Staff is recommending that consideration be given to the amendment shown in Exhibit A. This amendment would increase the basic parking requirement by 1/4 space per unit, plus, increase the required guest parking from 1 space per 5 units to 1 space per 2 units. If approved, the overall parking ratio would be increased from approximately 2.7 spaces per units to approximately 3.25 spaces per unit. Townhomes/Condominiums One-bedroom units Two or more bedroom units Multiple-Family One-bedroom unit Two or more bedroom units EXHIBIT "A" 2.25 spaces/unit, one of which must be covered. 2.75 spaces/unit, one of which must be covered. In addition to parking; a designated guest parking space shall be provided for each two units. 1.75 spaces/unit, one of which must be covered. 2.25 spaces/unit, one of which must be covered. In addition to parking required above, a designated guest parking space shall be provided for each two units. 0 Single Family (detached) 2 ~ 2 2 2 2 2 2 2 Duplex 2 To~nhouse/Condomin~um - I bedroom unit 2 2.~ 2 2 I.S 2 2 2 - 2~ bedroom units 2.S 3.~ 2 2 2 2 2 2 - 3~ bedroom uni£e 2.5 A.~ 2 2 2 2 2 2 - Guest parking 0.2 0.2~ - Hulciple Family (Apartments) - 2 bedroom unit ~ 2 - 3 bedroom unit 2 2 2 - 2 I 2 2~ - Guest parking 0.2 0.2S - Santa Clara County requires that the number of on-site parking spaces rill double from 2 to 4 when no on-street parking is available adjacent to the Individual lots. It will increase by 50I'll parking is available only on one aide of the s~ree~, Palo Alto~a guest parking requirements are as follow: '4-10 units - I apace 10+units - I space + lOl of total number of units. 2 spaces in garage; 2 spaces open. P~.~NNING COMMiSSiON ~LE~TImG OCTOBF~R 11, 1988 TA 88-05 City-initiated Continued public hearing to consider possible amendments to Chapter 21.50 (Parking) of the Campbell Municipal Code as it pertains to residential parking requirements. Planning Director Kee reviewed the Staff Report of October 11, 1988. Mr. Kee noted that if density is a concern, then it should probably be addressed through the General Plan rather than through the Zoning Ordinance; that it would appear from comparisons made with surrounding jurisdictions that Campbell has a rather restrictive parking ordinance at this time; and, that it is important to have reasonable parking requirements. Mr. Kee continued that the reason this matter is before the Commission is that the City Council has expressed a concern regarding inadequate visitor parking on townhouse sites and about on-street parking, as well as the flow of traffic in the areas that tend to be more densely developed. Commissioner Kasolas asked what the basis is for a comparison of adjoining communities, and if Staff is recommending an increase in parking. Commissioner Kasolas continued that he would feel very uncomfortable if the only basis for comparison was because the adjacent communities have a certain standard. Commissioner Olszewski indicated that these concerns resulted from a study session. Some areas have no street parking and not enough parking on-site in some of the developments. The point is that the problem was addressed a year ago by providing for visitor spaces on-site for the new developments. Some of the existing projects do not meet the current code, and the Council is just now hearing about it. Chairman Christ noted that he constantly reviews projects that have been passed and he sees, under the code we have been approving projects, there are a lot that have parking problems - almost all where there is some other restrictions on parking. Commissioner Dickson suggested that Staff might come back with alternatives after hearing the Commission's concerns. Commissioner Olszewski stated that we have to consider that there is enough parking provided on-site and not look at street parking. Public Works Director Wimberly stated, for the record, that if parking is a problem on any private development, commercial or residential, Public Works Department is affected by complaints. This situation puts this department in touch with the problem. The Public Works Department is supportive of the Planning Department's recommendation for additional guest parking. The street is not seen as part of the parking solution for any development. One of the benchmarks used to gauge adequacy is how it would compare to a normal single family home - usually 2 or 3 spaces on front of property, in addition to the garage and driveway. Commissioner Perrine thought that guest parking should more than 1 for 5 units, less than 1 for 1 unit. M/S= Perrine, Stanton - That the public hearing on TA 88-05 be continued to the Planning Commission meeting of November 22, 1988. Motion carried 6-0-1, with Commissioner Walker voting "no". ITEM NO. 8 STAFF REPORT - PLANNING COMMISSION MEETING OF OCTOBER 11, 1988 TA 88-05 City-initiated Continued public hearing to consider possible amendments to Chapter 21.50 (Parking) of the Campbell Municipal Code as it pertains to residential parking requirements. STAFF RECOMMENDATION If it is determined that additional on-site parking is required for new townhouse, condominium, and apartment developments: That it ADOPT a RESOLUTION, incorporating the attached findings, and recommending that the Zoning Ordinance be amended as indicated in Exhibit A. STAFF DISCUSSION At the Planning Commission meeting of August 9, 1988, Staff presented a report which compared Campbell's parking requirements with those of several other communities in the area. This information was provided in order to assist the Commission in its delibration as to the adequacy of Campbell's current requirement. A copy of the August 9, 1988, Staff Report is attached. This item was continued to this evening's meeting in order for Staff to address issues raised by the Commission, such as the impact of increased parking requirements on landscaping, building footprint, and fiscal impacts. Staff has prepared an example of the impact of the parking requirement suggested in the August 9 Staff Report on landscaping. As can be seen from the drawing, the additional parking required in the suggested text amendment increases the paved area by 4% over what the current code would require. In this example, the additional parking is at the expense of open space/landscaped area. An alternative to taking up landscape area for parking would be to reduce the size of the units so that the building coverage would be less, and more on-site space would be available for parking. Another alternative would be to reduce the number of units. Both of these alternatives would have a fiscal impact on the development. Smaller units would probably result in a lower sales price per unit, making the project less economically viable. If the number of units is reduced in order to provide the required parking, then the price of the remaining units is likely to be higher than similar sized units in the residential market. Staff would like to note that, in general, parking problems generated by townhouse, condominium, and apartment developments are not widespread. Sunnyoaks Ave. and Union Ave. are two streets often cited as areas where a parking shortage exists. However, there are numerous other City streets serving multi-family developments where complaints regarding lack of parking have not been received. PLANNING COMMISSION i~ETING AUGUST 9, 1988 PUBLIC HEARINGS TA 88-05 City-initiated Public hearing to consider possible am~ndment~ to Chapter 21.50 (Farking) of the Campbell Municipal Code as it pertains to residential parking requirements. Principal Planner Stafford reviewed the Staff Report of August 9, 1988. Chairman Christ opened the public hearing and invited anyone to speak on this item. Commissioner Kasolas asked that the next Staff Report include information on the possible fiscal impacts, possible impacts on the footprints of buildings, and possible impacts on landscaping. M/S: Dickson, Kasolas - That the public hearing on TA 88-05 be continued to the Planning Commission meeting of October 11, 1988. Motion carried unanimously (6-0-1). ITEM NO. 16 STAFF REPORT - PLANNING COMMISSION MEETING OF AUGUST 9, 1988 TA 88-05 City-initiated Public hearing to consider possible amendments to Chapter 21.50 (Parking) of the Campbell Municipal Code as it pertains to residential parking requirements. STAFF RECOMMENDATION That the Planning Co~mission give consideration to raising the on-site visitor parking requirement from 1 space for each 5 units to 1 space per unit for new townhouse/condominiums and multi-family residential developments. STAFF DISCUSSION As the Commission may recall, the issue of residential parking requirements was the subject of discussion at a study session with the City Council on May 19, 1988. The discussion centered primarily on the adequacy of on-site parking requirements for townhouse, condominium, and multi-family residential developments. As a result of the study session, the Council directed the Commission to review the residential parking requirements. At the present time, the parking requirements for townhouse/condominium and multi-family residential developments are as follow: Townhomes/Condominiums One-bedroom unit 2 spaces/unit, one of which must be covered. In addition to parking required above, a designated guest parking space shall be provided for each 5 units or fraction thereof. Two or more bedroom units 2-1/2 spaces/unit, one of which must be covered. In addition to parking required above, a designated guest parking space shall be provided for each 5 units or fraction thereof. Multiple Family One bedroom unit 1-1/2 spaces/unit, one of which must be covered. Two or more bedroom units 2 spaces/unit, one of which must be covered. In addition to parking required above, a designated guest parking space shall be provided for each 5 units or fraction thereof. TA 88-05 -2- .~ugust 9, 1988 As can be seen from the accompanying table comparing the parking requirements of several other cities in the County, Campbell's parking requirements are among the most strict. The only other city with more restrictive parking requirements is Cupertino. The issue of on-site residential parking requirements came about largely as a result of complaints received by the Commission and Council regarding parking problems on neighborhood streets caused by the overflow parking of vehicles from townhouse, condominium, and multi-family developments. This overflow problems is compounded if there is no on-street parking in front of the development, as is the case along Sunnyoaks Ave. If the Cox~ission considers that there is a need for additional parking, then Staff is recommending that consideration be given to requiring 1 on-site visitor parking space for each residential unit in townhouse, condominium and multi-family housing developments. If this is the Commission's recommendation then the parking requirements would be amended to read as follow: Townhomes/Condominiums One-bedroom unit 2 spaces/unit, one of which must be covered. In addition to parking required above, a designated guest parking space shall be provided for each unit. Two or more bedroom units 2-1/2 spaces/unit, one of which must be covered. In addition to parking required above, a designated guest parking space shall be provided for each unit. Multiple Family One bedroom unit 1-1/2 spaces/unit, one of which must be covered. Two or more bedroom units 2 spaces/unit, one of which must be covered. In addition to parking required above, a designated guest parking space shall be provided for each unit. 0 ~ ~ 0 ~ ~ ~ ~ i ~, , , Single Family (detached) 2 4 2 2 2 2 2 2 Duplex 2 3 2 2 1.5 2 2 2 Townhouse/Condominium - I bedroom uni~ 2 2.5 2 2 1.5 2 2 - 2+ bedroom units 2.5 3.5 2 2 2 2 2 - 3+ bedroom units 2.5 4.5 2 2 2 2 2 - Guest parking 0.2 0.25 - ** _ _ Multiple Family (Apartments) - ! bedroom unic 1.5 2 1.5 1.5 1.5 - 2 bedroom unit 2 2 1.5 1.5 2 ! 1.75 - 3 bedroom unit 2 2 2 - 2 - Gues~ parking 0.2 0.25 - ** _ _ Santa Clara County requires Chat the number of on-site parking spaces will double from 2 co 4 when no on-street parking is available adjacent co the individual lots. lc will increase by 50% if parking is available only on one side of the street. Palo Al~o's guest parking requirements are as follow: ' 4-10 units - 1 space 10+ units - I space + 10I of to~al number of units. 2 spaces in garage; 2 spaces open. ITY OF C MPBELL 70 NORTH FIRST STREET CAMPBELL, CALIFORNIA 95008 (408) 866-2100 Department: Planning July 28, 1988 American Institute of Architects Santa Clara Valley Chapter 1333 Lawrence Expressway Santa Clara, CA 95050 RE: TA 88-05 - Chapter 21.50 (Parking) Residential Parking Requirements Please be advised that the City of Campbell Planning Commission will consider possible amendments to Chapter 21.50 (Parking) of the Campbell Municipal Code, as it pertains to residential parking requirements, at a public hearing on Tuesday, August 9, 1988. You are invited to attend the meeting which will be held in the Campbell City Hall Council Chambers, 70 N. First St., Campbell, California at 7:30 p.m., or shortly thereafter. The Staff Report and Planning Commission Agenda will be mailed to you on Friday, August 5, 1988. If you wish to submit written comments regarding this matter, please do so by Tuesday morning, August 9, in order that copies can be made for distribution to the Commission. Interested persons may appear and be heard at this hearing. Please be advised that if you challenge the nature of this text amendment in court, you~may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondence delivered to the City of Campbell Planning Commission at, or prior to, the hearing. If you ahve questions regarding this matter, please do not hesitate to contact the Planning Department at 866-2140. Sincerely, ARTHUR A. KEE PLANNING DIRECTOR CC: associates, 300 Orchard City Dr., ft137, Campbell, CA 95008 iT¥ OF C MPBELL 70 NORTH FIRST STREET CAMPBELL, CALIFORNIA 95008 (408) 866-2100 Department: Planning July 28, 1988 Building Industry Association 122 Saratoga Ave., #22 Santa Clara, CA 95051 RE: TA 88-05 - Chapter 21.50 (Parking) Residential Parking Requirements Please be advised that the City of Campbell Planning Commission will consider possible amendments to Chapter 21.50 (Parking) of the Campbell Municipal Code, as it pertains to residential.parking requirements, at a public hearing on Tuesday, August 9, 1988. You are invited to attend the meeting which will be held in the Campbell City Hall Council Chambers, 70 N. First St., Campbell, California at 7:30 p.m., or shortly thereafter. The Staff Report and Planning Commission Agenda will be mailed to you on Friday, August 5, 1988. If you wish to submit written comments regarding this matter, please do so by Tuesday morning, August 9, in order that copies can be made for distribution to the Commission. Interested persons may appear and be heard at this hearing. Please be advised that if you challenge the nature of this text amendment in court, you may be limited to raising only those issues you or someone else raised at'the public hearing or in written correspondence delivered to the City of Campbell Planning Commission at, or prior to, the hearing. If you ahve questions regarding this matter, please do not hesitate to contact the Planning Department at 866-2140. Sincerely, ARTHUR A. KEE PLANNING DIRECTOR Id PLANNING COMMISSION ~,=ETING JUNE 28, 1988 Referral City Council Referral from the City Council regarding review of residential parking requirements. Planning Director Kee reported that at a recent study session, the City Council directed the Planning Commission to review the City residential parking requirements. Staff recommends that a public hearing be set for July 26, 1988 to review the requirements. M/S: Perrine, Walker - That the Planning Commission set the date of July 26, 1988 for public hearing to consider residential parking requirements. Motion carried unanimously (5-0-2). ITEM NO. 11 STAFF REPORT - PLANNING COMMISSION MEETING OF JUNE 28, 1988 Referral City Council Referral from the City Council regarding review of residential parking requirements. STAFF RECOMMENDATION That the Planning Commission set July 26, 1988 as the date of a public hearing to review residential parking requirements. STAFF DISCUSSION At a recent study session, the City Council directed the Planning Commission to review the City residential parking requirements. Staff recommends that a public hearing be set for July 26, 1988 to review the requirements. MEMORANDUM TO: ART KEE ~l ~ FROM: DON WIMBERLY, PUBLIC WORKS DIRECTOR 1968 CITY CII:' CAMPBICLI. DATE: 4/IE~i~G OI~'II~AI~TMIrNT SUBJECT: RESIDENTIAL PARKING STANDARDS REVIEW THE COUNCIL HAS SET A DATE FOR A REVIEW OF THE RESIDEN]'IAL PARKING STANDARDS. PUBLIC WORKS DEPARTMENT HAS, AS YOU'RE AWARE, INTEREST IN THIS MATTER BECAUSE OF ITS CONSEQUENT EFFECT ON OUR STREET OPERATIONS. THIS MEMO IS TO PROVIDE YOU WITH A STATEMENT OF OUR CONCERNS TO FACTOR INTO THE REVIEW. THEY ARE AS FOLLOWS: 1. WE BELIEVE IT IS IN THE COMMUNITY'S BEST INTEREST TO DISCOURAGE REGULAR ON-STREET PARKING FOR THE FOLLOWING REASONS: A. SAFETY. 1. ON BUSY STREETS, ON-STREET PARKING CREATES OBSTACLES NEXT TO THE TRAVELED WAY WHICH CAN BE HIT BY PASSING VEHICLES. 2. DRIVERS EXITING VEHICLES PARKED ON THE STREET MAY BE HIT BY PASSING VEHICLES. AGAIN, MORE AN ISSUE ON BUSIER STREETS. 3. VEHICLES PARKED ALONG STREETS CREATE A SIGHT OBSTRUCTION FOR VEHICLES ENTERING THE ROADWAY FROM CROSS-STREETS AND DRIVEWAYS. THIS IS PARTICULARLY TRUE OF LARGE VEHICLES LIKE LIGHT TRUCKS, VANS, CAMPERS, ETC. 4. VEHICLES PARKED ALONG THE ROADWAY OBSTRUCT THE VIEW OF AND FOR PEDESTRIANS CROSSING THE ROADWAY. CHILDREN WHO ARE SHORTER THAN THE PARKED VEHICLES ARE PARTICULARLY VULNERABLE. B. STREET CLEANING OPERATIONS ARE SERIOUSLY IMPEDED BY ON-STREET PARKING. VEHICLES THAT REMAIN FOR LENGTHY PERIODS OR ARE REGULARLY PARKED IN THE SAME LOCATION WHEN THE SWEEPER MAKES IT'S MONTHLY PASS CAN CREATE AREAS OF EXTREME DEBRIS BUILD-UP. C. VEHICLES OFTEN DRIP OIL AND GAS. THESE MATERIALS DISSOLVE THE ASPHALT OF WHICH OUR STREETS ARE MADE. THIS IS PARTICULARLY TRUE OF THE OLDER VEHICLES IN POOR CONDITION WHICH ARE RELEGATED TO A LIFE ON THE STREET EVEN IF THEIR NEWER RELATIVES MAKE IT TO A DRIVEWAY OR GARAGE. MEMO TO ART KEE RE RESIDENTIAL PARKING; 4/i4/88; PG 2: 2. WE RECEIVE MORE COMPLAINTS RELATED TO ON-STREET PARKING IN AREAS OF HIGHER DENSITY DEVELOPMENTS (APARTMENTS, TOWN-HOUSES AND CONDOMINIUMS). MANY OF THESE COMPLAINTS OCCUR WHEN THE ON-STREET PARKING FROM SUCH A DEVELOPMENT OCCURS IN FRONT OF ANOTHER PROPERTY WITH A SINGLE FAMILY HOME. WE EXPEND A SIGNIFICANT AMOUNT OF TIME AND MONEY RESPONDING TO SUCH COMPLAINTS AND INSTALLING PARKING CONTROL DEVICES SUCH AS SIGNS, PAINTED CURBS, ETC. IN ADDITION, ALL THESE DEVICES NEED TO BE MAINTAINED FOR PERPETUITY. 3. WHILE REGULAR ON-STREET PARKING WILL NEVER BE ELIMINATED ALL-TOGETHER, INCREASING THE AVAILABILITY OF ON-SITE PARKING FOR HIGHER DENSITY DEVELOPMENTS WILL CLEARLY REDUCE THE ON-STREET PARKING. THERE ARE A NUMBER OF EXAMPLES OF PROJECTS THAT HAVE AN EXTREMELY HIGH LEVEL OF ON-STREET PARKING. 4. THE POPULARITY OF MINISTORAGE FACILITIES IS TESTIMONY TO THE AMERICAN TENDANCY TO ACCUMULATE STUFF. GARAGES ARE FREQUENTLY USED FOR STUFF RATHER THAN AUTO'S. THE POPULARITY OF BOATS AND RECREATIONAL VEHICLES FURTHER CONSUMES ON-SITE PARKING. FAMILIES OF INCREASINGLY INDEPENDENT AND AFFLUENT INDIVIDUALS HAVE INCREASING NUMBERS OF VEHICLES PER HOUSEHOLD. ALL THESE FACTORS CREATE A REAL, EVEN IF UNDOCUMENTED, INCREASE IN THE USE OF THE STREET FOR REGULAR PARKING BY THE RESIDENTS. INCREASED COVERED AND UNCOVERED ON-SITE PARKING IS NEEDE TO OFF-SET THIS. 5. WHILE TANDEM PARKING (IN AND OUTSIDE GARAGES) MAY NOT PRODUCE MORE USEABLE PARKING FOR NORMALLY VEHICLES, IT CLEARLY DOES PROVIDE SPACE FOR STUFF AND RV'S. IT SHOULD NOT THEREFORE BE DISCARDED ENTIRELY. 6~ ON SOME OF OUR STREETS, LIKE UNION AVE AND SUNNYOAKS, WE DO NOT PERMIT PARKING ON ONE OR BOTH SIDES OF THE STREET BECAUSE OF LIMITS ON STREET WIDTH VS NEEDS FOR MOVING TRAFFIC. HIGHER DENSITY PROJECTS ON SUCH STREETS WHICH DO NOT HAVE SUFFICIENT ON-SITE PARKING CREATE PARKING DEMAND ON CROSS STREETS. ROBIN WAY OFF SUNNYOAKS, MICHAEL DR OFF UNION, AND CALIFORNIA ST OFF BUDD ARE EXAMPLES OF THIS CONDITION. THIS PRODUCES MANY OF THE PROBLEMS CITED ABOVE. 7. INTERESTINGLY, ON-STREET PARKING DOES HAVE ONE VIRTUE - IT CONSTRICTS THE VISUAL WIDTH OF RESIDENTIAL STREETS WHICH HAS THE EFFECT OF LOWERING AVERAGE SPEEDS ON THOSE STREETS WITH HEAVY ON-STREET PARKING. THANK YOU FOR THE OPPORTUNITY TO PROVIDE COMMENT. COUNCIL MIHUTES APRIL 19, 1988 Minute Action - scheduling study session - Planning Co~ssion - Residential Parking Stan_dmrds and Retail Zoning The Council scheduled May 19, 7:30 p.m., for a joint study session with ~he Planning Cc~nission re: residential parking standards and re~ail zoning. MEMORANDUM To: Kevin C. Duggan City Manager From: Arthur A. Kee ~ Planning Director Subject: Residential Parking Requirements CITY OF CAMPBELL Date: March 23, 1988 Discussion: Per your recent request, please find the attached survey, which compared the parking requirements of neighboring jurisdictions. The survey was completed in 1986, when Campbell's parking ordinance was being reviewed. It should be noted that as a result of this review, Campbell's ordinance was amended to require one additional parking space for each five new apartments, townhomes, or condominiums.