title
CC - Introduction of an Ordinance Amending Title 17, Zoning, of the Culver City Municipal Code (CCMC), Section 17.320.025 - Alternative Parking Provisions - Proposed Amendments to Allow Automated and Semi-Automated Parking in Commercial and Industrial Zones (Zoning Code Amendment P2016-0077-ZCA).
body
Meeting Date: January 9, 2017
Contact Person/Dept: Sol Blumenfeld/Community Development Director
Thomas Gorham/Planning Manager
Phone Number: (310) 253-5727
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No [X]
Public Hearing: [X] Action Item: [] Attachments: [X]
Public Notification: (E-Mail) Meetings and Agendas - City Council (01/04/17); (PUBLISH) Culver City News (12/22/16); (POST) City’s Public Notification Web Page (12/16/16)
Department Approval: Sol Blumenfeld, Community Development Director (12/21/16)
____________________________________________________________________________
RECOMMENDATION
Staff recommends the City Council, after conducting a public hearing, introduce an ordinance (Attachment No. 1) approving Zoning Code Amendment P-2016-0077-ZCA, amending Zoning Code Section 17.320.025 - Alternative Parking Provisions - Proposed amendments to allow automated and semi-automated parking in Commercial and Industrial Zones.
PROCEDURE
1. Mayor requests a motion to receive and file the affidavit of publication and posting of notice of the public hearing;
2. Mayor calls for a staff report;
3. The City Council poses questions to staff as desired;
4. Mayor seeks a motion to open the public hearing and invites public comments;
5. Mayor seeks a motion to close the public hearing;
6. The City Council discusses the matter and takes desired actions.
BACKGROUND
Providing sufficient commercial area parking is a fundamental concern in the City. In November 2013 the City Council, based on recommendations from the Planning Commission, adopted Zoning Code Amendment ZCA P-2013126 approving alternative parking provisions for the Hayden Tract and Smiley Blackwelder Industrial Districts, which, among other things, established provisions to allow for automated and semi-automated parking in these areas (2013 Ordinance). Some of the compelling reasons to permit automated parking facilities include reduced land area required for parking, reduced construction costs and reduced energy demand due to reduced need for conditioned garage space.
The automated parking provisions approved in the Hayden Tract and Smiley Blackwelder areas permit fully automated, semi-automated and stacker parking through administrative approval of a Parking Plan or through the Site Plan Review (SPR) approval process, when the parking is part of a project subject to SPR requirements. Design and operational standards included in the Zoning Code for automated, semi-automated, and stacked parking include measures related to address noise, visual impacts, area parking and circulation, back-up power, maintenance, and existing on-site improvements. In order to address potential visual impacts of above ground automated or stacked parking, a screening plan is required as part of the review and approval process.
Since the effective date of the 2013 Ordinance, there have been two automated parking projects constructed in the Hayden Tract that have been administratively approved through approved Parking Plans: (1) 8500 Higuera Avenue containing a 3-level stacked parking system totaling 63 parking spaces (See Attachment No. 4); and (2) and 3515 Eastham Drive containing a 2-level stacked parking system totaling 22 parking spaces (See Attachment No. 5). There have also been a number of inquiries to allow automated parking for new projects and within existing developments outside of the Hayden Tract and Smiley Blackwelder areas similar to the two existing systems described above, as well as inquiries for utilizing a fully automated above ground system and a fully automated subterranean system.
Automated parking facilities are becoming more widespread. The City of West Hollywood has a fully automated above ground system at its City Hall (See Attachment No. 6) and the Helms Bakery Complex is currently constructing a semi-automated facility above ground system primarily located within the City of Los Angeles. In order to address the demand to permit automated parking citywide, a Zoning Code amendment is required.
On October 26, 2016 the Planning Commission adopted Resolution No. 2016-P015 (Attachment No. 3) recommending to the City Council approval of Zoning Code Text Amendment P2016-0077-ZCA related to automated parking.
DISCUSSION
SUMMARY OF DRAFT REGULATIONS:
Automated, Semi-Automated and Stacker Parking
The proposed amendment will allow fully automated, semi-automated and stacker parking through Planning Commission approval of either a Conditional Use Permit, or through the Site Plan Review (SPR) approval process when the parking is part of a project subject to SPR requirements. The proposed provisions for citywide automated, semi-automated, and stacker parking are similar to those permitted in the Hayden Tract and Smiley Blackwelder areas, except that Planning Commission approval of a Parking Plan is required. The proposed provisions are consistent with Zoning Code Section 17.320.025.D.3 and are outlined in Exhibit A - Proposed Zoning Text Changes in “strikethrough/underline” format. (See Attachment No. 1).
The following summarizes the proposed submittal requirements:
1) A Site Plan prepared by a design professional indicating all structures, and the automated, semi-automated or stacked parking location, number of required parking stalls, parking facility address and address of the property served by the parking, site ingress and egress location(s), proposed queuing location (if any) and the identification of adjacent land uses.
2) Technical studies demonstrating that the proposed design and operation of the automated, semi-automated, or stacked parking will not be detrimental to the surrounding uses and properties in the vicinity relative to noise, visual impacts, area parking and circulation and existing on-site improvements.
3) Operations plan describing the use of parking attendants (if necessary) and methods for retrieval and storage of vehicles during non-business hours. In addition, the Planning Commission recommended that information regarding parking for over-sized vehicles, handicapped parking and short term parking as well as through-put (the percentage or total number of cars out of the total garage capacity that can enter or exit in one hour) and retrieval times (the elapsed time from the point at which a patron requests their vehicle to the point at which the automated parking system can deposit the patron’s car for pick-up) also be provided as part of the operations plan.
4) Screening plan.
5) Noise attenuation plan, when located adjacent to a residential land use.
6) Parking management plan and circulation analysis, when required.
7) Documentation that the proposed automated, semi-automated, or stacked parking is serviced with alternative back-up power supply to allow emergency operation of the parking system.
8) Submittal of an automated, semi-automated, or stacked parking facility annual maintenance inspection report prepared at the sole expense of the applicant for submittal and review by the Planning Division.
9) In the event the automated, semi-automated, or stacked parking facility is out of operation for more than two business days due to mechanical, operational, computer software, damage, or any other reasons, the owner shall submit an alternative parking plan within three days of non-operation to the Planning Division. The alternative parking plan shall provide parking to meet the required parking of the subject use which the automated, semi-automated, or stacked parking facility serves. The alternative parking may either be on-site or off-site and shall be approved by the Director.
Findings
Chapter 17.620 of the Zoning Code establishes the authority and procedures for amending the General Plan, Zoning Map and Zoning Code through City Council approval of three mandatory findings. The necessary findings to approve the proposed Zoning Text Amendment, may be made as set forth in the proposed Ordinance.
ENVIRONMENTAL DETERMINATION
Pursuant to Sections 15162 and 15168 of the California Environmental Quality Act (CEQA), Zoning Code Text Amendment (P2016-0077-ZCA) is within the scope of the Culver City General Plan Update Program EIR (PEIR 1, September 1996) and the Culver City Redevelopment Plan Amendments and Merger Program Subsequent EIR (PEIR 2, November 16, 1998). No new significant information has been found that would impact the environmental analysis for PEIR 1 or PEIR 2; therefore, no new environmental analysis is required for the subject Zoning Code Amendment.
SUMMARY
Parking is a critical concern in the City and providing cost effective methods to satisfy parking needs within both newly developed and redeveloped sites is a citywide concern. Inadequate parking supply constrains growth, reinvestment and redevelopment and is disruptive to the surrounding neighborhood. Providing alternative parking provisions such as semi-automated or stacked parking that maximize parking supply on existing sites will facilitate redevelopment and reduce the problems of spillover neighborhood parking; and allowing automated parking in new developments (either above ground or below ground) will allow for more creative site planning since less land must be dedicated to providing parking and more can be dedicated to site amenities.
FISCAL ANALYSIS
There are no fiscal impacts related to this Zoning Code Amendment.
ATTACHMENTS
1. Proposed Ordinance
2. Exhibit A - Proposed Zoning Text Changes in “strikethrough/underline” format.
3. Planning Commission Resolution No. 2016-P015
4. 8500 Higuera Street Stacked Parking
5. 3515 Eastham Drive Stacked Parking
6. City of West Hollywood Automated Parking Structure
7. October 26, 2016 Planning Commission Meeting Minutes
MOTION
That the City Council:
Introduce an ordinance approving Zoning Code Amendment P-2016-0077-ZCA, amending Zoning Code Section 17.320.025 - Alternative Parking Provisions - Proposed amendments to allow automated and semi-automated parking in Commercial and Industrial Zones.