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PLANNING COMMISSION RESOLUTION NO. 1233
A RESOLUTION RECOMMENDING APPROVAL OF
TEXT AMENDMENT 83-2 AMENDING SECTION
9276.2.11. OF THE ARCADIA MUNICIPAL
CODE TO INCREASE THE NUMBER OF OFF-
STREET PARKING SPACES FOR CERTAIN USES
IN THE "H" (HIGH RISE) OVERLAY ZONE.
.
WHEREAS, a Text Amendment was initiated by the City
for the consideration of amending Section 9276.2.11. of the
Arcadia Municipal Code to increase the number of off-street
parking spaces for certain uses in the "H" (High Rise)
overlay zone, and
WHEREAS, a public hearing was held on March 22, 1983
at which time all interested persons were given full oppor-
tunity to be heard, and to present evidence,
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY
OF ARCADIA HEREBY RECOMMENDS TO THE CITY COUNCIL THAT THE
FOLLOWING AMENDMENT BE MADE TO THE ARCADIA MUNICIPAL CODE:
Section 1. That Section 9276.2.11 be amended to read
as follows:
"9276.2.11. REQUIRED PARKING
A. Off-street parking spaces for residential uses
shall be provided and maintained in the amount and at the
location as required in the underlying residential zone.
B. Off-street parking spaces for commercial uses
shall be provided and maintained as set forth in Article
IX, Chapter 2, Part 6, Division 9, except that the follow-
, ,
ing table shall be used to determine the number of required
parking spaces for the portions of buildings which exceed
three stories in height.
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1233
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USE
Financial Institutions,including
but not limited to, banks,
savings and loan associations.
General Offices
PARKING SPACE REQUIRED
4 spaces per 93 sq.m. (1001 sq.
ft.) of gross floor area
3.5 spaces per 93 sq.m. (1001 sq.
ft.) of gross floor area
Medical and Dental Offices,
Emergency Hospital and Clinics
Restaurants and Bars
Eating Establishments
Hotel and Motel
Gther Permitted Uses
Architects and Engineers
5 spaces per 93 sq.m. (1001 sq.
ft.) of gross floor area
10 spaces per 93 sq.m. (1001 sq.
ft,) of gross floor area
20 spaces per 93 sq.m. 11001 sq.
ft.) of gross floor area
1.2 spaces per guest room
5 spaces per 93 sq.m. (1001 sq.
ft.) of gross floor area
3.5 spaces per 93 sq.m.
11001 sq.ft.) of gross floor
area
C. When a fractional figure is found as a remainder
in computations made to determine the amount of required
off-street parking, such fraction shall be construed to be
the next largest whole number."
Section 2. The Planning Commission finds that the
public necessity, convenience and general welfare justify
the above recommendation.
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1233
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The Secretary shall certify to the .doption of
Section 4.
this resolution,
I HEREBY CERTIFY that the foregoing resolution was adopted at
a regular meeting of the Planning Commission of the City of Arcadia
on the 12th day of April, 1983 by the following vote:
AYES: Ccmmissioners Dixon, Harbicht, Jahnke, Kirkpatrick, Fee
NOES: None
ABSENT: Com~issioner Sargis
ABSTAIN: None
ATTEST:
~
Secretary
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1233
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... MARCH 22, 1983
TO:
CITY OF ARCADIA
PLANNING COMMISSION
FROM:
PLANNING DEPARTMENT
CASE NO.:
TEXT AMENDMENT 83-2
PREPARED BY:
WILLIAM WOOLARD
DIRECTOR OF PLANNING
GENERAL INFORMATION
APPLICANT:
REQUEST:
City of Arcadia
Text Amendment to amend Section 9276.2.11 of
the Arcadia Municipal Code to increase the number
of off-street parking spaces for certain uses in
the "H" (high Rise) overlay zone.
4It HISTORY AND ANALYSIS
The Planning Commission at its regular meeting of December 14, 1983
requested staff to initiate a text amendment for the consideration of
amending the "H"(High Rise) overlay zone parking regulations.
Of particular concern was the adequacy of the existing regulations as
applied to high rise medical and dental uses.
The existing "H" overlay zone parking requirement reads as follows:
"9276.2.11. REQUIRED PARKING. Off-street parking spaces shall
be provided in the amount and at the location as required in
the underlying zone, provided that in commercial buildings,
off-street parking spaces shall be provided at the ratio of
one space for each three hundred (300) feet of gross floor
area, excluding any area designated for off-street parking."
The above requirement is substantially less than the existing parking
requirements for non-high rise uses, which require 6 spaces per 1000
square foot of GFA for medical, dental and banking uses (1 space per
167 square feet of gross floor area), 5 spaces per 1000 square feet
ofGFA for retail uses (1 space per 200 square feet of GFA) and 4
spaces per 1000 square feet of GFA for general office uses (1 space
per 250 square feet of GFA)~
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Page 1
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The following sections outline the history of the parking require-
mentsof the C-O, C-1, C-2, CPD-1 commercial zones and the "H" overlay
zones.
C-O ZONE
The C-O zone was established in
The original parking requirement for all professional offices called
for the same square foot area for parking as there was floor space in
the office building. This requirements converts to three spaces per
1000 square feet of gross floor area (GFA)
The parking regulations were amended by Ordinance 1310 which was
adopted on November 16, 1965. The revised regulations called for the
following: '
Offices
Offices
of
Banks
Medical and Dental 8 spaces per 1000 sq. ft. of GFA
Professional and Business 5 spaces per 1000 sq.ft.
GFA
8 spaces per 1000 sq. ft. of GFA
The above requirements were repealed by Ordinance 1336 which was
adopted on March 7, 1967.
Revised parking ,regulations were adopted by Ordinance 1346 which was
adopted on May 16, 1967. The revised regulations called for the
following:
Offices Medical and Dental 8 spaces per 1000 sq. ft. of
Modified gross Floor area (MGFAl
Offices Professional and Business 5 spaces per 1000 sq.ft.
of MGFA
Banks 8 spaces per 1000 sq. ft. of MGFA
Modified gross floor area (MGFAl was defined as the inside building
measurement less the space use for stairs, elevator shafts, air shafts,
toilets, plumbing shafts, and mechanical equipment areas. The net
effect' of the' change to MGFA was to reduce by 20 to 25 percent the
number of required parking spaces (i,e. from 8 spaces per 1000 sq. ft.
of MGFA equals 6 spaces per 1000 sq. ft. of GFA)
The parking regulations were subsequently amended by Ordinance 1574
which was adopted on November 2, 1976. The revised regulations called
for the following:
T .A. 83-2
3/22/83
Page 2
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USE
Financial I nsmuUons Includ-
lng, but not limited to banks,
savings and loan associations
General Offices
Medical and Dental Offices
Emergency Hospitals and clld.
Ics
Restaurants and Bars
Drive-ln Business
PARKING SPACE REQt1lRED
6 spaces per 93 sq, m. (I, 001 sq.
of groBs floor area
It.)
4 spaces per 93 sq. m.
of (itross floor area
6 spaces per 93 sq. m.
of gross floor area
(1,001 sq, It.)
(1, 001 sq. It.)
10 spaces per 93 sq, m, (I, 001 sq, It,)
of gross floor area
20 spaces per 93 sq, m, (1, 001 sq, It,)
of gross (lOOT area
20 spaces per 93 sq, m, (I, 001 sq. It. )
of gross floor area .
5 spaces per 93 sq, m. (1, 001 sq, II, )
of modUled floor area
1. 2 spaces per guest room
2 spaces per 93 sq, m, (1, 001 sq. It, )
of gross floor area
5 spaces per 93 sq. m. (I, 001 sq. It,)
of gross floor area
4 spaces per 93 sq. meters (1, 001 sq .
it. ) of gross floor area
Eallng Establishments
Regional Shopping Center
Hotel and Motel
industrial
Other Permitted Uses
Architects and Engineers
(Added by Ord, 1664 adopted
1-16-79)
Division 9, Sections 9269,1 through 9269.15
added by Ord, 1574 adopted 11-2-76
The change back to GFA with a reduced number of spaces did not change
the net required parking spaces, but was intended to simplify parking
calculations.
C-1 ZONE
Prior to 1966 the parking regulations called for two spaces per 1000
sq. ft. of GFA for all uses.
Revised parking regulations were adopted by Ordinance 1346 which was
adopted on May 16, 1967. The revised regulations called for the
following:
Offices Medical and Dental 8 spaces per 1000 sq.ft,
General Offices 5 spaces per 1000 sq. ft. of MGFA
Banks 8 spaces per 1000 sq.ft, of MGFA
;Drive-In Restaurants 20 spaces per 1000
Bars and Restaurants 10 spaces per 1000
All other uses 5 spaces per 1000 sq.ft.
of MGFA
sq. ft.
sq.ft.
of GFA
of GFA
of GFA
The parking regulations were subsequently amended by Ordinance 1574
which was adopted on November 2, 1976. The revised regulations called
for the following:
T.A. 83-2
3/22/83
Page 3
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C-2 ZONE
10 spaces per 93 sq. m, (1, 001 sq. It,)
of gross floor area
20 spaces per 93 sq. m. (1, 001 sq. Ct. J
of gross floor area
20 spaces per 93 sq. m. (1,001 sq. ct. )
of gross floor area
5 spaces per 93 sq. m. (I, 001 sq.lt.)
of modUled floor area
1~ 2 spaces per guest room
2 spaces per 93 sq, m, (1, 001 sq. ft. )
of gross floor area
5 spaces per 93 sq, m. (1, 001 sq, It.)
of gross floor area
-4 spaces per 93 sq. meters (1, 001 q .
it. ) of gross floor area
1-16-79) ,
Dlvlston 9, Sections 9269.1 through 9269,15
added by Ord, 1574 adopted 11-2-76
USE
Financial I nstitutions includ-
ing, but not Umlted to banks,
savings and loan associations
General Offices
MedIcal and Dental Off1ces,
Emergency Hospitals and Clin-
Ics
Restaurants and Bars
Drive-in Business
Eatlng Establishments
Regional Shopping Center
Hotel and Motel
. Industrial
Other Permitted Uses
Architects and Engineers
(Added by Ord, 1664 adopted
PARKING SPACE REQUIRED
6 spaces per 93 sq. m. (I, 001 sq.
of gross floor area
4 spaces per 93 sq, m, (1, 001 sq. It.)
of gross floor area
6 spaces per 93 sq, m. (1, 001 sQ. It.)
of gross (loor area
It.)
Prior to'1966 the parking regulations called for two spaces per 1000
sq. ft. of GFA for all uses.
The parking regulations were amended by Ordinance 1314 which was adopted
on January 18, 1966. The revised regulations called for the following:
Offices Medical and Dental 8 spaces per 1000 sq. ft. of GFA
Banks 8 spaces per 1000 sq. ft. of GFA
Restaurants and bars 1 space per 50 sq.ft. of GFA
Other uses 5 spaces per 1000 sq.ft. of GFA
The parking regulations were amended by Ordinance 1346 which was
adopted on May 16, 1967. The revised regulations called for the
following:
Offices Medical and Dental 8 spaces per 1000 sq.ft.
General ~ffices 5 spaces per 1000 sq.ft. of MGFA
Banks 8 spaces per 1000 sq.ft, of MGFA
Drive-in Restaurants 20 spaces per 1000
Restaurants and bars 10 spaces per 1000
All other uses 5 spaces per 1000 sq.ft,
sq.ft.
sq.ft.
of GFA
of MGFA
of GFA
of GFA
T.A. 83-2
3/22/83
Page 4
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The parking regulations were subsequently amended by Ordinance 1574
which was adopted on November 2, 1976. The revised regulations called
for the following:
USE
Financial I nsUtutions includ-
ing, but not limited to banks,
savings and loan associations
General Offices
PARKING SPACE REQUIRED
6 spaces per 93 sq. m. (1, 001 sq.
of gross floor area
4 spaces per 93 sq. m. (1, 001 sq. ft.)
of gross floor area
6 spaces per 93 sq, m. (1, 001 sq, It,)
of gross floor area
It.)
Medical and Dental Offices,
Emergency Hospitals and Clin.
lcs
Restaurants and Bars
10 spaces per 93 sq. m, (I, 001 sq. It.)
of gross Cloor area
20 spaces per 93 sq. m. (1, 001 sq. ft.)
of gross floor area
20 spaces per 93 sq, m, (I, 001 sq, It, )
of gross floor area
5 spaces per 93 sq. m. (1, 001 sq. ft. )
of modified floor area
1. 2 spaces per guest room
2 spaces per 93 sq. m. (1, 001 sq. ft. )
of gross floor area.
5 spaces per 93 sq. m, (1, 001 sq, It.)
of gross floor area
4 spaces per 93 sq. meters (1, 001 B.Q .
it. ) of gross floor area
Drive-in Business
Eating tstabUshments
Regional Shopping Center
Hotel and Motel
lndustrlal
Other Permitted Uses
Architects and Engineers
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(Added by Ord, 1664 adopted
1-16-79)
Division 9, Secttons 9269,1 through 9269,15
added by Ord. 1574 adopted 11-2-76
CPD-l ZONE
The CPD-1 zone was established on May 19, 1981 with the adoption of
Ordinance 1720.
The parking requirement for theCPD-1 zone refers to the same parking
requirements that apply to the other commercial zones (Ordinance 1574,
adopted November 2, 1976),
H OVERLAY ZONE
The H overlay zone ,was established by Ordinance 1224 which was adopted
on November 5, 1963. The regulations referred to general parking
requirements which were contained in other sections of the Arcadia
Municipal Code (AMC) and required residential uses to provide 1t
parking spaces per dwelling unit and 1 space per 500 sq.ft. of GFA
for office, commercial and industrial uses (which is equivalent to
2 spaces per 1000 sq.ft. of GFA).
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T.C. 83-2
3/22/83
Page 5
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The Arcadia Municipal Code sections which the H overlay zone referred
to with, respect to residential, office, commercial and industrial uses
was repealed by Ordinance 1314 which was adopted on January 18, 1966~
New H overlay zone parking regulations were not adopted until May 5,
1970 by adoption of Ordinance 1410 which called for the following:
Commercial buildings
1 space per 300 sq.ft. of GFA
The 1970 Text Amendment was initiated as a result of the Town Center
Building proposal, which revealed the problem of determining parking
requirements when specific tenants were not known. '
The 1970 Text Amendment staff report (attached) for the amendment of
the H overlay zone parking referred to an existing Arcadia parking
requirement of 1 space per 200 sq.ft. of MGFA (5 spaces per 1000 sq.ft,
of MGFAl. However, because the H overlay zone parking had been repealed
it is not kno\VO exactly how the 1 space per 200 sq.ft, of MGFA was
arrived at.
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In reviewing the 1970 staff report, there was no clear language which
would indicate if the intent was to either include or exclude medical
and dental offices. However, Planning Commission Resolution 695
recommending approval of the text amendment stated in part "that
parking for such buildings should be related solely to gross area ,and
not the type of use which may be initially proposed for the building".
In reviewing the rough telephone survey notes from the 1970 Text
Amendment file, it appears that at that time, most of the cities
surveyed did not differentiate between general and professional offices
(only one of the eight cities surveyed indicated different requirements
for professional offices). Perhaps, at that time, there had not been
enough experience with high rise professional offices uses to warrant
different parking requirements.
In reviewing the 1970 staff report, present staff believes that said
report did not adequately address the specific issue of multi-story
medical and dental office uses.
SURVEY OF OTHER JURISDICTION'S PARKING REQUIREMENTS
Staff has conducted a new survey of other jurisdictions to ascertain
their requirements (if any) for multi-story medical and dental office
uses (Survey Attached).
Twenty cities were surveyed as to their parking requirements for high
rise medical and dental office uses.
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T .A. 83-2
3/22/83
Page 6
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Planners for the cities of Burbank and Irvine indicated that their code
requirements were insufficient for high rise medical and dental office
~ses.
In the remaining eighteen cities the required parking spaces ranged
from a low of 2.9 spaces per 1000 sq.ft GFA to a high of 8 spaces per
1000 sq.ft. of GFA. The average of the' eighteen cities was 5.3 spaces
per 1000 sq.ft. of GFA. Nine of the 18 cities require 5 spaces, per
1000 sq.ft. of GFA.
FINANCIAL INSTITUTIONS
Ten of the 20 cities surveyed require a greater number of parking
spaces for banking uses than for general offices.
The cities of Long Beach and Torrance use a parking requirement for
banking which is divided into public and nonpublic area requirements
(6 and 5.7 spaces per 1000 sq.ft. of public GFA and 4 and 3.3 spaces
per 1000 sq.ft. of nonpublic GFA respectively).
GENERAL OFFICE USES
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For general office uses the twenty surveyed cities required parking
spaces ranged from a low of 2 spaces per 1000 sq.ft. of GFA to a high
of 5 spaces per 1000 sq.ft. of GFA, The average of the twenty cities
was 3.53 spaces per 1000 sq,ft. of GFA. Nine of the 20 cities require
4 spaces per 1000 sq.ft. of GFA.
SURVEY OF PARKING AT 612 - 624 WEST DUARTE ROAD MEDICAL COMPLEX
Statf has also conducted a parking survey of the existing parking
conditions at the 612-624 West Duarte Road medical complex.
The med~cal complex consists of 140,170 sq.ft. of GFA (51,000 sq.ft,
of.GF~ in the 6 story 'building; 8,325 sq.ft. of GFA in the 1 story
bu~ld~ng;32,045 sq.ft. of GFA in the 2 story building: and 48,800
sq.tt. of,GFA in the 3 story building).
Mpdificati~n Application M-80-1 was approved on January 8 1980 by
the Planning Commission and on January 15, 1980 by the City Council
for a number of modifications requested in conjunction with the then
proposed 1301 Lovell building. The modification approved (in part)
a total of 445 parking spaces for the medical complex (3.18 spaces
per 1001 sq,ft. of GFA).
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T,A. 83-2
3/22/83
Page 7
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The parking survey was conducted on four different days and disclosed
the following:
An aver8ge of 72.1% of the spaces were occupied (321 out of 445).
The highest occupancy was 89.4% (398 out of 445).
The lowest occupancy was 55.1% (245 out of 445),
Because of the locations of the four buildings, the greatest parking
demand was for the spaces between the buildings. Within this area
there are a total of 270 parking spaces. Our survey disclosed the
following with respect to this area:
An average of 81.9% of the spaces were occupied (221 out of 270).
The highest occupancy was 98.2% (265 out of 270).
The lowest occupancy was 62.2% (168 out of 270).
These higher percentage figures pount out the importance of convenience
in the design of parking facilities.
Based upon our mapping of the locations of the occupied parking stalls,
it appears that a large number of employee vehicles are being parked
in the spaces which are most removed from the medical buildings near
Naomi Avenue. Without such control over employee parking, there would
be great inconvenience for office visitors.
The overall number of parking spaces appears to be adequate for this
site. However, there are many on-street parking spaces in the immediate
vicinity of the complex which are used by employees and visitors. If
such on-street parking were not available, the existing on-site parking
would be inadequate for peak periods.
The 3.18 spaces per 1001 sq.ft. of GFA ratio at the medical complex
would not be adequate for all types of multi-story medical facilities
particularly if on-street parking were not readily available.
USE OF MODIFICATIONS
Because there are a number of variables such as building size, mixed
uses, timing of uses, types of uses, available on-street parking, etc.,
which affect the actual number of off street parking spaces required,
the modification procedure should be used to consider reductions from
the requirements.
T.A. 83-2
3/22/83
Page 8
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Requiring a larger number of parking spaces which may be reduced
through a case by case consideration (modification) should result in
less chances for parking deficiencies yet allow projects which can
show that a lesser number of spaces will still be adequate, to be
developed.
As evidenced in the recent survey, the range of required spaces vary
considerably from City to City. There is no clear "right" answer. ,
As projects are developed and additional experiences are gained, the
require~ents which may be subsequently adopted should be adjusted as
necessary.
MONITORING CHANGES IN USES
If the City's high rise parking requirement is changed and a greater
number of parking spaces is required, it will require the developer
to ,anticipate for a certain percentage of the building to be allocated
for more intensive uses (i.e. medical and dental) and to provide the
required parking accordingly, The Planning Department would subse-
quently have to monitor business license applications to insure that
the square footage amount of more intensive uses does not exceed the
amount for which parking is provided. This type of monitoring is
currently performed with respect to changes in uses which require
more intensive parking.
Pursuant to the provisions of the California Environmental Quality
Act, the Planning Department has prepared an initial study for the
proposed project. Said initial study did not disclose any substan-
tial or potentially substantial adverse change in any of the physical
conditions within the area affected by the project including land,
air, water, minerals, flora, fauna, ambient noise, and objects of
historical or aesthetic significance. Therefore, a Negative Declara-
tion has been prepared for this project.
Before the Planning Commission takes action on this project, the
Commission should "move to approve and file the Negative Declaration
and find that the,project will not have a significant effect on the
environment".
LA, 83-2
3/22/83
Page 9
. RECOMMENDATION
The Planning Department recommends,that the existing "H" (High Rise)
overlay zone, Section 9276.2.11, be amended to read as follows:
"9276.2.11.
REQUIRED PARKING
A. Off-street parking spaces for residential uses shall be provided
and maintained in the amount and at the location as required in
the underlying residential zone.
B. Off-street parking spaces for commercial uses shall be provided
and maintained as set forth in Article IX, Chapter 2, Part 6,
Division 9, except that the following table shall be used to de-
termine the number of required parking spaces:
USE
PARKING SPACE REQUIRED
Financial Institutions,including
but not limited to, banks,
savings and loan associations.
General Offices
4 spaces per 93 sq.m. (1001 sq.
ft.) of gross floor area
3.5 spaces per 93 sq.m, (1001 sq.
ft.) of gross floor area
.
Medical and Dental Offices,
Emergency Hospital and Clinics
Restaurants and Bars
Eating Establishments
Hotel and Motel
Qther Permitted Uses
Architects and Engineers
5 spaces per 93 sq.m.(1001 sq.
ft,) of gross floor area
10 spaces per 93 sq.m. (1001 sq.
ft.) of gross floor area
20 spaces per 93 sq.m. (1001 sq.
ft.) of gross floor area
1.2 spaces per guest room
5 spaces per 93 sq.m. (1001 sq.
ft.) of gross floor area
3.5 spaces per 93 sq.m,
(1001 sq.ft.) of gross floor
area
When a fractional figure is found as a remainder in computations made
to dete~mine the amount of required off-street parking, such fraction
shall be construed to be the next largest whole number.
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If the Planning Commission decides to recommend approval or denial
of this text amendment, the Commission should direct staff to convey
to the City Council the Commission's findings and recommendation.
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T .A. 83-2
3/22/83
Page 10
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10 Febr uary 1970 '
TO:
PLANNING COMMISSION
FROM:
PLANNING DEPARTMENT
SUBJECT: TEXT AMENDMENT T.A.-70-3 PARKING REQUIREMENT FOR MULTI-
STORY OFFICE BUilDINGS
Arcadia contains 74 acres of property zoned for multi-story commercial and office
buildings. Nearly all ofthis property has not as yet been utilized for multi-story
structures (four or more stories). However, as open space becomes more difficult to
obtain and land values continue to escalate, there will be an increasing trend by
developers to seek multi-story developments.
The section of the Zoning Ordinance which regulates general commercial parking
requirements does not deal effectively with parking for multi-story buildings. The
present requirements appear to require more parking spaces than are reasonable.
.
The Planning Department has taken a survey of the general commercial affice parking
requirements for a number of cities, with the following results:
Arcadia
Alhambra
Beverly Hills
Burbank
Los Ange'les
Pasadena
Santa Monica
West Covina
One space per 200 square feet of modified floar area
400 gross
350 gross
500 modified
500 modified
400 gross
300 gross
300 gross
In comparing Arcadia's general office parking requirements with thase of the other
cities, the amount of parking spaces required by multi-story office buildings as set by
these current requirements would appear to be unreasonable.
The City of Pomona has specific regulations for parking governing high rise buildings:
One parking space per 330 square feet of gross floor area.
RECOMMENDA nON
As a result of this study, the Planning Department recommends that the parking
requirement for multi-story office buildings in Arcadia be one space per 300 square feet
of gross floor area.
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Text Amendment T.A.-70-3 Parking Requirement for
Multi-Story Office Buildings
Page Two
Examples are given below of the recommended requirement of one space per 300 square
feet of gross floor area, and the existing requirement of one space per 200 square feet
of modified floor area for general offices.
50,000
60,000
70,000
80,000
90,000
100,000
Old: One Space
Per 200 sq. ft. Modified
(-20% Gross Floor Area)
200
240
280
320
360
400
Propased: One Space
per 300 Gross Sq. Ft.
Examples of Various
Size Buildings in Square Feet
167
200
232
267
300
334
PLANNING DEPARTMENT
.
~ 11ffiv '
~~NNE HELLER, Planning Technician
AH:ec
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