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HomeMy WebLinkAbout1233 . 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. . - 1 - 1233 . . . ... 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. - 2- 1233 . . . 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 - 3 - 1233 - i .r ,'-- ... 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)~ . Page 1 . . . -, .T 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 . . . .' 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 . . . 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 . 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 . (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). . T.C. 83-2 3/22/83 Page 5 . 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. . 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. . T .A. 83-2 3/22/83 Page 6 . 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 . 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). . T,A. 83-2 3/22/83 Page 7 . . . 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 . . . 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. , , 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. ,. T .A. 83-2 3/22/83 Page 10 H~ ~I<?e:. P7uIWI~ ~I/'..I:S ::?r::m \1f2.E.MENT e;uf2-vr=:i ~R9a::. : !ZeT,b.IL- ! MWIc;.L 11?i'N1'-1N6l r C:-rri r?.... 11~e-.rr(~~/1~~6f:.A) ANp..Ht:=.1 M '? N,b. ~ 5 , PfYB/2L), HI Ll-'7 1.'~ 'Z"q 'UI Vq , PJL>ENJ>- ~ 4 5 ,.s & , l?U~)L. ? 1- -; (,N.) ?",? ~ Mf37A + 4 , ~ s WL~L.ffY 4 4 4 4 FU~ct-J 4 4 5.5 4 ~ 6/ZOE 4 4 ~ 4 , ' 6l...EN1?~ '? 4 S 4 HlNll NSfcN r7E1>a-1 3,~ 5 1.1 S -.- Ill-YI NE. 4 5 Ifl.S ~(II~.) 4 , , HkSH 12-1?~ F7uIWINd ~INS rzEguII2eMa-IT <<;u!Z-Vp'j , ; 0rri :-'....,~ IJt2-I:S'v\l::NI ("7~ /I~ ~ 6~ ) LOt-.J6 17~ 4 4 ~ . C.~Aa:=:. L-07 ?NSELf57 1... 1- 5 1- ~A 1..5 '2.,~ 4 'l"S "7P'N t?/F/'1/"') 5 S 5 5 I , - "71+J Uo'?t:: 4 ~ 5 4 7I-NTA P>NA .",." {"l S -;,~-r , TO~ ',7 E; 5 S,1p,r..,,~,~oF. We?f UJVl N.A ,,,'7 4 ~ 4- , WH rrn ~ 4 -;,~ 5 1., r; . -.- - ! 4"f'lce: ~L- i MWI~ J ~l'-JN6 i . 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. . . 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 .