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HomeMy WebLinkAboutZOA 13-226CITY OF PALM DESERT LEGAL NOTICE CASE NO. ZOA 13-224 / ZOA 13-225 / ZOA 13-226 NOTICE OF INTENT TO ADOPT THREE (3) AMENDMENTS TO PALM DESERT MUNICIPAL CODE SECTION 25, ZONING. PROJECT DESCRIPTION: The City of Palm Desert City Council will be considering the following zoning ordinance amendments at the September 26, 2013 meeting: ZOA 13-224: The City of Palm Desert is considering allowing illuminated window signs as part of the signage ordinance. Currently, any illuminated window signs are only allowed to say "open" and cannot exceed three square feet. The proposed amendment will allow a business to have one illuminated window sign that may not exceed 25 percent of the total window area or 15 square feet, whichever is less. Businesses on El Paseo will not be allowed to have illuminated window signs, except for an 'open" sign no more than 3 square feet. ZOA 13-225: The City of Palm Desert is considering a modification to the current signs standards for Pedestrian -Oriented Signs. Currently, A -frame signs are prohibited city wide. The proposed modification will allow A -frames throughout the city, except for El Paseo. El Paseo businesses will continue to have pedestal signs. However, the proposed amendment will only allow pedestal signs during certain times of the year, or circumstances. El Paseo businesses are allowed to have them during the summer months between June 1 and October 1, or before 10 a.m. when a business is actually open at that time, during construction of a storefront, and/or any time a business is the sole tenant of an otherwise -vacant multi -tenant building. ZOA 13-226: The City of Palm Desert is considering a modification to the entire Parking Standards section of the code. The proposed amendment will reduce the number of parking spaces for most uses within the City. The reasoning for this is that parking lots require a large portion of land for any project. Many of these parking lots are over built to meet a perceived high parking demand, which in fact only occurs for a few seasonal days a year. Most of the year, many parking spaces may not be used and the paved surface leads to increased rain runoff, creates heat islands, and increases glare and light pollution. A table for the new standards is available at the City of Palm Desert Community Development/Planning Department for review and comment. SAID public hearing will be held on Thursday, September 26 at 4:00 p.m. in the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all interested persons are invited to attend and be heard. Written comments concerning all items covered by this public hearing notice shall be accepted up to the date of the hearing. Information concerning the proposed Zoning Ordinance Amendments is available for review in the Department of Community Development at the above address between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. If you challenge the proposed actions in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Council at, or prior to, the public hearing. PUBLISH: Desert Sun RACHELLE D. KLASSEN, CITY CLERK September 15, 2013 City of Palm Desert, California i r 96 -6az ORDINANCE NO. 1264 AN ORDINANCE OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A ZONING ORDINANCE AMENDMENT TO MODIFY SECTION 25.46.040.A. (SECTION 25.58.310. CURRENTLY) PARKING REQUIREMENTS TABLE 25.46-1, CHANGING THE NUMBER OF PARKING SPACES REQUIRED FOR DIFFERENT LAND USES CASE NO: ZOA 13-226 WHEREAS, the City Council of the City of Palm Desert, California, did on the 26th day of September , 2013, hold a duly noticed public hearing to consider the request by the City of Palm Desert for approval of the above noted; and WHEREAS, the Planning Commission of the City of Palm Desert, California, adopted Planning Commission Resolution No. 2609 on August 6, 2013, recommending approval of ZOA 13-226; and WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act," Resolution No. 2013-16, the Director of Community Development has determined that the project is not considered a project for CEQA purposes; and WHEREAS, at said public hearing, said City Council heard and considered all testimony and arguments of all interested persons; and NOW, THEREFORE, BE IT ORDANED BY THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA THAT THE FOLLOWING SECTION OF THE PALM DESERT MUNICIPAL CODE IS HERBY AMENDED: SECTION 1: The Palm Desert Municipal Code Section 25.46.040.A. — Table 25.46-1 is herby amended and revised as described in Exhibit A, attached. SECTION 2: That the City Clerk of the City of Palm Desert, California, is herby directed to publish a notice of this ordinance with the Exhibit A provided at City Hall in the Desert Sun, a newspaper of general circulation, published and circulated in the City of Palm Desert, California, and shall be in full force and effect thirty (30) days after its adoption. ORDINANCE NO. 1264 PASSED, APPROVED AND ADOPTED by the City Council of the City of Palm Desert, California, at its regular meeting held on the 10th day of September , by the following vote, to wit: AYES: BENSON, SPIEGEL, TANNER, WEBER, and HARNIK NOES: NONE ABSENT: NONE ABSTAIN: NONE JA' C. HARNIK, m—/ OTR ATTEST: s � � 1 GACItyOrMloda SmeheriORDINANCES1Ord No. 1264 -ZOA 13-226.d= 2 r / ORDINANCE NO. 126Z EXHIBIT A DTABLE 25.46-1 (Replaces 25.45.040.A. in entirety) I I r Use Minimum Stalls Required Residential Uses Children's homes 1 per 4 beds' Cluster housing Studio and one bedroom 2 per unit Two and more bedrooms 2.5 per unit Condominium Studio and one bedroom 2 per unit Two and more bedrooms 2.5 per unit Dwelling, mobile home 2 per unit Dwelling, multifamily Studio and one bedroom 2 per unit Two and more bedrooms 2 per unit Dwelling, single-family 2 per unit Residential care facility 1 per 4 beds' Residential care home 1 per 4 beds' :,Agricultural and Animal -Related Uses Stables, boarding 1 per 5 stables2 Veterinary facility 3 per 1,000 sq.ft. Recreation, Resource Preservation, Open Space, Education, and Public Assembly Uses Assembly uses 1 per 3 seats or 1 per 18 inches of bench area Billiard halls 2 per billiard table Bowling alleys 2 per alley Golf -related uses Driving ranges 1 per tee3 Golf courses 4 per hole Pitch and putt 3 per hole Libraries 2 per 1,000 sq.ft. Preschools, nursery schools, and day nurseries 2 per 3 employees + 1 per 8 children Private clubs, union halls, lodge halls 10 per 1,000 sq.ft. Religious institutions 1 per 3 seats3 Schools, private 1 per employee plus 1 per 3 students at maximum classroom capacity Skating rinks, ice and roller 10 per 1,000 sq.ft.3 GdCilyCJrWGbda SanchezlORDINANCESIOrd No. 1264 - ZOA 13-226.docz 3 ORDINANCE NO. 1264 k� Use Minimum Stalls Required Sports arenas and stadiums 1 per 3 seats or 1 per 18 inches of bench area Swimming pools, commercial 2 per 1,000 sq.ft. of pool area Tennis facilities, commercial 3 per court or 1 per 18 inches of bench area Theater/auditorium I 1 per 3 seats or 1 per 18 inches of bench area Utility, Transportation, Public Facility, and Communication Uses Public utility facilities 2 or 1 per employee (in the largest shift) + 1 per vehicle used in conjunction with the use Retail, Service, and Office Uses Appliance stores 2 per 1,000 sq.ft. Banks 3 per 1,000 sq.ft. Drugstores 3 per 1,000 sq.ft. Financial institutions and savings and loan offices 2 per 1,000 sq.ft. Furniture stores 2 per 1,000 sq.ft. Plant nursery with outdoor sales and displays 2.5 per 1,000 sq.ft. of gross building space, excluding greenhouse area Grocery stores 3 per 1,000 sq.ft. Gym, commercial 8 per 1,000 sq.ft.4 Gym, personal studio 4 per 1,000 sq. ft. Health, figure, and exercise salons and spas 5 per 1,000 sq.ft 4 Hotels 1.1 per guest unit3 Lumber yards 2 per 1,000 sq.ft. of floor area + 1 per 1,000 sq.ft. of open area for sales and display Medical, clinics 5 per 1,000 sq.ft. Medical, hospitals 1.75 per bed Medical, office 4 per 1,000 sq. f.t Mortuaries 5 + 250 sq.ft. of usable and accessible paved parking area for every 25 sq.ft. of assembly room floor area Motels 1.1 per guest unit? Offices 4 per 1,000 sq.ft. Personal services 4 per 1,000 sq.ft. Resort hotels 1.1 per guest unit' Restaurants 8 per 1,000 Retail uses, general 3 per 1,000 sq.ft. r Shopping centers, community and regional 4 per 1,000 sq.ft. r Shopping centers, specialty and district 3 per 1,000 sq.ft. 7 Automobile and Vehicle Uses Auto rental agencies 3 per 1,000 sq.ft. of gross rentals I GACjWrklGWa Sam z\ORDINANGEMOrrd No. 1264-ZOA 43-226.dm 2 ORDINANCE NO. 1264 I Use Minimum Stalls Required Auto repair / service stations 1 per 1,000 sq.ft. Auto gas / convenience stations 3 per 1,000 sq. ft. Auto washing, full service 3.5 per 1,000 Auto washing, self service 1 per vacuum station or wash stall Auto and vehicle sales 2 per 1,000 sq.ft. indul shiait0l Ffacturin Tand Processin Uses Industrial uses, generals 2 per 1,000 sq.ft.6 Storage, personal storage facility 6 + 2 per caretaker unit' Support facilities for construction, renovation, and equipment installations Provide as needed Warehouses and storage facilities 2 per 3 employees and not less than 1 per 1,000 sq.ft. for the first 20,000 sq.ft., 1 per 2,000 s sq.ft.f for the second 20,000 sq.ft., 1 per 4,000 sq.ft. for area in excess of initial 40,000 sq.ft. Wholesaling and distribution 1 per 3,000 sq.ft. Notes: 1. The number of beds used in the calculation shall match the resident capacity of the home as listed on the required license or permit. 2. Parking areas for boarding stables should be treated to prevent dust and designed to provide for the needs of customers and employees. 3. As is needed, additional parking should be provided for other uses on the site. 4. Swimming pool area shall be counted as part of a facility's floor area. 5. Except structures used exclusively for warehousing purposes. 6. Loading spaces may be counted as part of the required parking at a rate not to exceed 1 per 2,500 gross square feet. 7. Additional parking may be required by the Director through the precise plan process. GACityClrMGbda SanchezXORDINANCEMOrd No. 1264-ZOA 13-226.d 5 PLANNING COMMISSION RESOLUTION NO. 2609 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A ZONING ORDINANCE AMENDMENT TO MODIFY SECTION 25.46.040.A. PARKING REQUIREMENTS TABLE 25.46-1, CHANGING THE NUMBER OF PARKING SPACES REQUIRED FOR DIFFERENT LAND USES (SECTION 25.58.310. CURRENT ZONING ORDINANCE) CASE NO: ZOA 13-226 WHEREAS, the Planning Commission of the City of Palm Desert, California, did. on the 6th day of August 2013, hold a duly noticed public hearing to consider the request by the City of Palm Desert for approval of the above noted; and WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act," Resolution No. 2013-16, the Director of Community Development has determined that the project is not considered a project for CEQA purposes. WHEREAS, at said public hearing, upon hearing and considering all testimony. and. arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to exist to justify the recommendation to the City Council of said request: t, NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF i THE CITY OF PALM DESERT, CALIFORNIA, AS FOLLOWS: 1. That the above recitations are true and correct and constitute the findings of the 1 Planning Commission in this case. 2. That the Planning Commission does hereby recommend approval of Zoning Ordinance Amendment 13-226 as proposed. PLANNING COMMISSII RESOLUTION NO. 2609 0 PASSED, APPROVED AND ADOPTED by the Planning Commission of the City of Palm Desert, California, at its regular meeting held on the 6�h day of August 2013, by the following vote, to wit: AYES: CAMPBELL, DASH, DE LUNA, and STENDELL NOES: NONE ABSENT: GREENWOOD ABSTAIN: NONE NANCY DE UNA, CHAIRPERSO ATTEST: O LAURI AYLAIA S CRETARY PALM DESERT PLANNING COMMISSION G:IPlanNngWonim OReillyWlannmg Commission@0131ResalWions1Res. No. 2609 Parking Standards.do" 2 4 PLANNING COMMISSIP RESOLUTION NO. 2609 a EXHIBIT A TABLE 25.46-1 (Replaces 25.45.040.A. in entirety) Use - a .Minimum Stalls Required .. Residential Uses Children's homes 1 per 4 beds' Cluster housing Studio and one bedroom 2 per unit Two and more bedrooms 2.5 per unit Condominium Studio and one bedroom 2 per unit Two and more bedrooms 2.5 per unit Dwelling, mobile home 2 per unit Dwelling, multifamily Studio and one bedroom 2 per unit Two and more bedrooms 2 per unit Dwelling, single-family 2 per unit Residential care facility 1 per 4 beds' Residential care home 1 per 4 beds' ,Agricultural:and Animal -Related Uses-,,3 Stables, boarding 1 per 5 stables2 Veterinary facility 3 per 1,000 sq.ft. Recreation, Resource"Preservation, Open Space,.Education;`and Public Assembly; Uses _ Assembly uses 1 per 3 seats or 1 per 18 inches of bench area Billiard halls 2 per billiard table Bowling alleys 2 per alley Golf -related uses Driving ranges 1 per tee3 Golf courses 4 per hole3 Pitch and putt 3 per hole Libraries 2 per 1,000 sq.ft. Preschools, nursery schools, and day nurseries 2 per 3 employees + 1 per 8 children Private clubs, union halls, lodge halls 10 per 1,000 sq.ft. Religious institutions 1 per 3 seats3 Schools, private 1 per employee plus 1 per 3 students at maximum classroom capacity Skating rinks, ice and roller 10 per 1,000 sq.ft.3 G'.\Planning\Monica ORoMyTionning Commission120131ResoMions\Ras, No. M09 Palling S=dards docx t. PLANNING COMMIS&L A RESOLUTION NO. 2609 Use Minimum Stalls Required Sports arenas and stadiums 1 per 3 seats or 1 per 18 inches of bench area Swimming pools, commercial 2 per 1,000 sq.ft. of pool area Tennis facilities, commercial 3 per court or 1 per 18 inches of bench area Theater/auditorium 1 per 3 seats or 1 per 18 inches of bench area Utility, Transportation, Public Facility, -and Communication Uses Public utility facilities 2 or 1 per employee (in the largest shift) + 1 per vehicle used in conjunction with the use Retail -Service, and.Office Uses :- Appliance stores 2 per 1,000 sq.ft. Banks 3 per 1,000 sq.ft. Drugstores 3 per 1,000 sq.ft. Financial institutions and savings and loan offices 2 per 1,000 sq.ft. Furniture stores 2 per 1,000 sq.ft. Plant nursery with outdoor sales and displays 2.5 per 1,000 sq.ft. of gross building space, excluding greenhouse area Grocery stores 3 per 1,000 sq.ft. Gym, commercial 8 per 1,000 sq.ft.4 Gym, personal studio 4 per 1,000 sq. ft. Health, figure, and exercise salons and spas 5 per 1,000 sq.ft.° Hotels 1.1 per guest unit3 Lumber yards 2 per 1,000 sq.ft. of floor area + 1 per 1,000 sq.ft. of open area for sales and display Medical, clinics 5 per 1,000 sq.ft. Medical, hospitals 1.75 per bed Medical, office 4 per 1,000 sq. f.t Mortuaries 5 + 250 sq.ft. of usable and accessible paved parking area for every 25 sq.ft. of assembly room floor area Motels 1.1 per guest un it3 Offices 4 per.1,000 sq.ft. Personal services 4 per 1,000 sq.ft. Resort hotels 1.1 per guest unit? Restaurants 8 per 1,000 Retail uses, general 3 per 1,000 sq.ft.' Shopping centers, community and regional 4 per 1,000 sq.ft.' Shopping centers, specialty and district 3 per 1.000 sq.ft. 7 Automobile and Vehicle Uses Auto rental agencies 3 per 1,000 sq.ft. of gross rentals G.IPlaoniogWonlco OReillfflenoing Commission12 MResoMions\Res. No. 2609 Parking Standards dou CI J PLANNING COMMISSIG.. RESOLUTION NO.2609 r r eb t 0z r Use 4 :, . 4nimum Stalls Required uaW.m[ ,A Auto repair / service stations 1 per 1,000 sq.ft. Auto gas / convenience stations 3 per 1,000 sq. ft. Auto washing, full service 3.5 per 1,000 Auto washing, self service 1 per vacuum station or wash stall Auto and vehicle sales 2 per 1,000 sq.ft. Industrial uses, generals 2 per 1,000 sq.ft.6 Storage, personal storage facility 6 + 2 per caretaker unit' Support facilities for construction,renovation, and equipment installations provide as needed 2 per 3 employees and not less than 1 per 1,000 sq.ft. Warehouses and storage facilities for the first 20,000 sq.ft., 1 per 2,000 s sq.ft.f for the second 20,000 sq.ft., 1 per 4.000 scl t. for area in excess of initial 40,000 sq.ft. Wholesaling and distribution 1 per 3,000 sq.ft. Notes: 1. The number of beds used in the calculation shall match the resident capacity of the home as listed on the required license or permit. 2., Parking areas for boarding stables should be treated to prevent dust and designed to provide for the needs or customers and employees. 3. As is needed, additional parking should be provided for other uses on the site. 4. Swimming pool area shall be counted as part of a facility's floor area. 5. Except structures used exclusively for warehousing purposes. 6. Loading,spaces may be counted as part of the required parking at a rate not to exceed 1 per 2,500 gross square feet. 7. Additional parking may be required by the Director through the precise plan process. G:1PlanningNlonira OReillOPlanning Commission120131RamWlions\Ras. No. 2604 Paging Standards dou MINUTES PALM DESERT PLANNING COMMISSION AUGUST 6, 2013 Motion was.seconded by Commissioner Stendell and carried by a 3-0-1 vote with Commissioner Greenwood ABSENT and Commissioner Campbell ABSTAINING. Vice Chair Dash moved, by Minute Motion, to waive further reading and adopt Resolution No. 2608. Motion was seconded by Commissioner Stendell and carried by a 3-0-1 vote with Commissioner Greenwood ABSENT and Commissioner Campbell ABSTAINING. D. REQUEST FOR CONSIDERATION of a recommendation to the City Council to approve a zoning ordinance amendment to modify Section 25.46.040.A. Parking Requirements Table 25.46-1, changing the number of parking spaces required for different land uses (Section 25.58.310 current zoning ordinance). "Case No. ZOA 13-226•(City of Palm Desert, Applicant). Mr. Bagato orally presented his staff report and onscreen presentation. He said reducing parking requirements has been discussed by staff and the Citizens' Sustainability Committee to be more environmentally sustainable. Based on a study done by staff and the Sustainability Committee, it was reported that about 40 percent of parking spaces were vacant. Over built parking lots increase rain runoff, create heat islands, and increase concrete glare and light pollution. He said that if parking requirements are reduced, it gives a developer more square footage for more profitable uses and potentially more sales tax for the City. He briefly highlighted different uses and the parking stall requirements. He noted that staff verified the validity of the parking study with the Transportation Engineers Parking Generation Manual, and found that the numbers match the Parking Generation Manual. Mr. Bagato offered to answer any questions. Chair DeLuna asked if there is a minimum size for a parking space. She noted that the spaces at Bristol Farms are small and cars get hit by car doors. Mr. Bagato responded that there is a standard size. He said the stalls are supposed to be nine feet wide with double pin stall dividing lines, which actually nets 10 feet. He explained that Bristol Farms had trouble meeting the amount of parking spaces required so the City allowed them to have stalls at nine feet and single striped dividing lines. Chair DeLuna inquired if the City is going to require removal of asphalt if a shopping center is over parked, and have it returned to a more natural state. Mr. Bagato replied no unless someone comes to the City requesting to add a building to the parking lot. Commissioner Stendell commented that he looked at Figure 25.46-1: Parking Lot Design Requirements, and it indicates a nine -foot with a single -stripe parking stall. He asked if that is the current code because it does not show a double stripe. 14 G.WlwningWlonin OFelll}Ml.ning Commisslon12013Unwt \8d13 min.do MINUTES PALM DESERT PLANNING COMMISSION AUGUST 6, 2013 Mr. Bagato responded that the current code has that indication, and it may not have been transferred to the new code. He will make that change, and noted that there are other changes that he needs to make. Commissioner Stendell asked at what time was the study done. Mr. Bagato answered that it was over several months between February and April at different hours of the day. Vice Chair Dash inquired if staff has enough flexibility to make adjustments without having to go back to the Planning Commission or the City Council. Mr. Bagato responded that there are two different provisions under the adjustment section that allows the zoning administrator (staff) to approve a parking reduction of 10 percent. If there is a scenario that staff believes someone is going to demand more parking than the City demands, then those scenarios will be brought back to the Planning Commission for a Conditional Use Permit (CUP). Commissioner Campbell asked if the City could make it mandatory for Westfield Shopping Center employees to park in the north parking lot. Mr. Bagato said that he would have to read the parking management agreement. He noted that the City provided funds for the parking and has an easement. He stated that any time there is a CUP, the City could add those restrictions. Chair DeLuna declared the public hearing open and invited the applicant to address the Commission on this matter, followed by any public testimony IN FAVOR or OPPOSITION. With no further testimony offered, Chair DeLuna declared the public hearing closed. Vice Chair Dash moved, by Minute Motion, to recommend to the City Council approval of Zoning Ordinance Amendment 13-226 modifying Section 25.46.040.A. Parking Requirements Table 25.46-1, changing the number of parking spaces required for different uses. Motion was seconded by Commissioner Campbell and carried by a 4- 0 vote with Commissioner Greenwood ABSENT. Vice Chair Dash moved, by Minute Motion, to waive further reading and adopt Resolution No. 2609. Motion was seconded by Commissioner Campbell and carried by a 4-0 vote with Commissioner Greenwood ABSENT. Chair DeLuna thanked Mr. Bagato for his work done on the Zoning Ordinance. Vice Chair Dash commented that he was talking to someone in a shopping center, and they mentioned that there are restrictions on the colors of the signs. He asked if the City is involved. 15 GAMwningVAmim OReillyOwning Camagnlm12013VrTw1eMB-&13 min.d= MINUTES PALM DESERT PLANNING COMMISSION AUGUST 6, 2013 Mr. Bagato replied yes and no. He explained that if it is inside the mall, the City does not have restrictions. For shopping centers, the landlord will submit a sign program for approval by the Architectural Review Commission. IX. MISCELLANEOUS None X. COMMITTEE MEETING UPDATES A. ART IN PUBLIC PLACES None B. PARKS & RECREATION None XI. COMMENTS None XII. ADJOURNMENT Upon a motion by Dash, second by Campbell, and a 4-0 vote of the Planning Commission with Commissioner Greenwood ABSENT, Chair DeLuna adjourned the meeting at 7:35 p,m. NANCY DE LUNA, CHAIR ATTEST: LAURI AYLAIAN, SECRETARY PALM DESERT PLANNING COMMISSION 16 G\Planning\Monica OReiR&Ianning Commisslon\2013\Minutes\8-6-13 Hn.d= CIIV 0[ PnIM 0 1 S I R I 73-510 FRED WARING DRIVE PALM DESERT, CALIFORNIA 9226o-2578 TEL: 76o 346—o6Ei infu@cityofpalmdesert.org PLANNING COMMISSION MEETING NOTICE OF ACTION August 7, 2013 City of Palm Desert 73510 Fred Waring Drive Palm Desert, California 92260 Subject: Consideration of a recommendation to the City Council to approve a zoning ordinance amendment to modify Section 25.46.040.A. Parking Requirements Table 25.46-1, changing the number of parking spaces required by different land uses The Planning Commission of the City of Palm Desert considered your request and took the following action at its regular meeting of August 6, 2013: The Planning Commission granted approval of Case No. ZOA 13-226 by adoption of Planning Commission Resolution No. 2609. Motion carried by a 4-0 vote with Commissioner Greenwood ABSENT. Any appeal of the above action may be made in writing to the City Clerk, City of Palm Desert, within fifteen (15) days of the date of the decision. Q_- 106w— Lauri Aylaian, Secretary Palm Desert Planning Commission cc: File Building & Safety Department Public Works Department Fire Marshal CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT REQUEST: CONSIDERATION OF A RECOMMENDATION TO THE CITY COUNCIL TO APROVE A ZONING ORDINANCE AMENDMENT TO MODIFY SECTION 25.46.040.A. PARKING REQUIREMENTS TABLE 25.46-1, CHANGING THE NUMBER OF PARKING SPACES -REQUIRED FORDIFFERENT DIFFERENT LAND USES (SECTION 25.58.310 CURRENT ZONING ORDINANCE) SUBMITTED BY: Tony Bagato, Principal Planner APPLICANT: City of Palm Desert CASE NO: ZOA 13-226 DATE: August 6, 2013 CONTENTS: Planning Commission Resolution No. 2609 Exhibit A - Proposed Parking Ratio Table Desert Sun Legal Notice Current Parking Standards City Parking Study Article: "500 million reasons to rethink the parking lot' Recommendation Waive further reading and adopt Planning Commission Resolution No. 2609, recommending that the City Council approve Zoning Ordinance Amendment 13-226 amending Palm Desert Municipal Code Section 25.46.040.A. — Parking Schedule (currently 25.58.310). Executive Summary This staff report is one of three that will amend current policy that has been discussed by the City Council the past few years. These amendments were presented at joint Planning Commission/City Council study sessions on March 22, 2012 and May 9, 2013. This report focuses on reducing the City's parking requirements for future development and redevelopment. This is a development issue that staff and the Sustainability Committee have been studying for two main reasons: 1) most of the year, many parking spaces are not used and the unused paved surface creates adverse environmental issues; and 2) parking spaces require a large amount of developable real estate which could otherwise be used for Staff Report ZOA 13-226 Page 2 of 3 August 6, 2013 building space that would instead benefit the land developer and increase the potential sales tax generated from the increased retail and restaurant uses. The proposed amendment will reduce the overall number of parking spaces required based on a comprehensive citywide parking study done by staff and members of the Sustainability Committee. To verify the validity of the parking study, staff compared the reduced parking numbers with the Institute of Transportation Engineers (ITE) Parking Generation Manual, and found that our parking numbers match the Parking Generation Manual, which contains parking generation studies for 106 different land uses. This supports staffs findings that Palm Desert's current parking requirements are too great for actual demand, which creates too many unused parking spaces and wastes productive land area. Background Staff has previously discussed the possibility of reducing the number of required parking spaces for new development with the City Council and the Sustainability Committee. There is a growing trend to reduce the parking requirements for businesses in cities that are trying to be more environmentally sustainable. The reasoning for this is that parking lots consume a large portion of the land used for any project. Many of these parking lots are over built to meet a perceived high parking demand, which in fact only occurs for a few seasonal days a year. Most of the year, many parking spaces may not be used and the paved surface leads to increased rain runoff, creates heat islands, and increases concrete glare and light pollution. In addition to the environmental impacts, parking lots have economic costs related to construction, maintenance, and loss of developable land. The City's current parking standards usually lead to more parking spaces than are needed for actual use. This limits the development and redevelopment of a property because a lot of land will be required for parking surface instead of building square footage. If the parking requirement standards were reduced, it would allow for more building square footage for more profitable uses, which is financially beneficial to the land developer and increases the potential sales tax generated from a project. For these reasons, staff compared Palm Desert's required parking ratios (attached) with actual parking demand by conducting a citywide parking study from January through April, 2012. Staff chose January through April because that is considered the high season for parking demand, stemming from the higher number of visitors and seasonal residents during these months. The findings based on the parking survey (attached) illustrate that many businesses and shopping centers are presently over -parked. Based on these findings, staff is recommending that the City adopt new parking ratios which are lower than the current requirements. The reduced parking ratios in Exhibit A attached, will replace Section 25.58.310 in entirety. The parking requirements are a slightly higher than the actual parking count averages, but lower than our current requirements. This was done to make certain that there is a margin of extra parking because parking demand will G TlanningWwy Bagato%Stafi Repods¢0A2oning OrdinanWPC Heanng Dorn 8E1Redmed Parking Standards SI ff Repon.dom Staff Report ZOA 13-226 Page 3 of 3 August 6, 2013 vary within the same land use category due to the popularity of certain businesses. (For instance, one restaurant might be much more popular than another restaurant.) Initially staff was concerned about proposing the reduced parking ratios. Staff reviewed the proposed parking ratios and compared them with the Institute of Transportation Engineers (ITE) 41" Edition Parking Generation manual. The 4th Edition Parking Generation manual has more than 450 new parking studies that include parking demand numbers for 106 different land use types based on different locales (cities, suburban, rural). According the manual, the proposed new parking ratios are very similar to the demand studies shown for parking in areas similar to Palm Desert. Based on these findings, staff supports the reduced parking standards being proposed. Environmental Review According to the California Environmental Quality Act (CEQA), staff must determine whether a proposed activity is 'a project subject to CEQA. If the project is subject to CEQA, staff must conduct a preliminary assessment of the project to determine whether the project is exempt from CEQA review. If a project is not exempt, further environmental review is necessary. Further review from a non-exempt project would result in a Negative Declaration, a Mitigated Negative Declaration or an Environmental Impact Report (EIR). Generally, an EIR must be prepared if a project may have a significant impact on the environment. In this case, staff has determined that the proposed Zoning Ordinance Amendment is not a project subject to CEQA because there no physical development will take place as part of this approval. However, reducing the amount of parking required will lead to a direct environmental benefit by reducing paved areas, which will reduce rain runoff, heat islands, light pollution, and glare. Submitted By: Tony Bagato, Principal Planner M 7!: Lauri Aylaian, Director of Community De etopment GAPlanningJarty BagatolStaff ReportsV-0A2oning OrdinancelPC Hearing Dom 8-Medu Parldng SWWaMs Staff Repat.dou PLANNING COMMISSION RESOLUTION NO.2609 A RESOLUTION OF THE PLANNING COMMISSION. OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL A ZONING ORDINANCE AMENDMENT TO MODIFY SECTION 25.46.040.A. PARKING REQUIREMENTS TABLE 25.46-1, CHANGING THE NUMBER OF PARKING SPACES REQUIRED FOR DIFFERENT LAND USES (SECTION 25.58.310. CURRENT ZONING ORDINANCE) CASE NO: ZOA 13-226 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 6"' day of August 2013, hold a duly noticed public hearing to consider the request by the City of Palm Desert for approval of the above noted; and WHEREAS, said application has complied with the requirements of the "City of Palm. Desert Procedure for Implementation of the California Environmental Quality Act," Resolution No. 2013-16, the Director of Community Development has determined that the project is not considered a project for CEQA purposes. WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to exist to justify the recommendation to the City Council of said request: NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, AS FOLLOWS: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission in this case. 2. That the Planning Commission does hereby recommend approval of Zoning Ordinance Amendment 13-226 as proposed. PLANNING COMMISSI( 2ESOLUTION NO. 2609 PASSED, APPROVED AND ADOPTED by the Planning Commission of the City of Palm Desert, California, at its regular meeting held on the 6�h day of August 2013, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: NANCY DE LUNA, CHAIRPERSON ATTEST: LAURI AYLAIAN, SECRETARY PALM DESERT PLANNING COMMISSION G:1Planning\Tony Bagato%SlaR RepodstZ0A2w!ng Ordlnanc NPC Hearing D= 8-6%Planning Commission Resolution Panting Standards.do" RAI PLANNING COMMISSIC RESOLUTION NO.2609 EXHIBIT A TABLE 25.46-1 (Replaces 25.45.040.A. in entirety) Children's homes 1 per 4 beds' Cluster housing Studio and one bedroom 2 per unit Two and more bedrooms 2.5 per unit Condominium Studio and one bedroom 2 per unit Two and more bedrooms 2.5 per unit Dwelling, mobile home 2 per unit Dwelling, multifamily Studio and one bedroom 2 per unit Two and more bedrooms 2 per unit Dwelling, single-family 2 per unit Residential care facility 1 per 4 beds' Residential care home 1 per 4 beds' Stables, boarding 1 per 5 stables` Veterinary facility 3 per 1,000 sq.ft. Assembly uses 1 per 3 seats or 1 per 18 inches of bench area Billiard halls 2 per billiard table Bowling alleys 2 per alley Golf -related uses Driving ranges Golf courses Pitch and putt Libraries Preschools, nursery schools, and day nurseries Private clubs, union halls, lodge halls Religious institutions Schools, private Skating rinks, ice and roller 1 per tee' 4 per hole 3 per hole 2 per 1,000 sq.ft. 2 per 3 employees + 1 per 8 children 10 per 1,000 sq.ft. 1 per 3 seats3 1 per employee plus 1 per 3 students at maximum classroom capacity 10 per 1,000 sq.ft.3 0 GtlPlanning%Twy BagatclStaR Repoft'ZOMZoning Ordinance%PC Hearing Docs M%Planning Commission Resoludon_Parking Stendards.docx 3 PLANNING COMMISSIC ?ESOLUTION NO.2609 a•n :Use Yi di,. .�= x `. `. Y Y a' „ , ` Mimmum�Stalls Required 8*, ^ter •r'f 3' •iy.-• - _. Sports arenas and stadiums 1 per 3 seats or 1 per 18 inches of bench area Swimming pools, commercial 2 per 1,000 sq.ft. of pool area Tennis facilities, commercial 3 per court or 1 per 18 inches of bench area Theater/auditorium 1 per 3 seats or 1 per 18 inches of bench area ;Utility Transpoitahon, Public Facility, and Communication Uses -,', Public utility facilities —[ 2 or 1 per employee (in the largest shift) + 1 per vehicle used in conjunction with the use 13etakl, Service; gr d Office Uses Appliance stores 2 per 1,000 sq.ft. Banks 3 per 1,000 sq.ft. Drugstores 3 per 1,000 sq.ft. Financial institutions and savings and loan offices 2 per 1,000 sq.ft. Furniture stores 2 per 1,000 sq.ft. Plant nursery with outdoor sales and displays 2.5 per 1,000 sq.ft. of gross building space, excluding greenhouse area Grocery stores 3 per 1,000 sq.ft. Gym, commercial 8 per 1,000 sq.f .4 Gym, personal studio 4 per 1,000 sq. ft. Health, figure, and exercise salons and spas 5 per 1,000 sq.ft.4 Hotels 1.1 per guest unit3 Lumber yards 2 per 1,000 sq.ft. of floor area + 1 per 1,000 sq.ft. of open area for sales and display Medical, clinics 5 per 1,000 sq.ft. Medical, hospitals 1.75 per bed Medical, office 4 per 1,000 sq. f.t Mortuaries 5 + 250 sq.ft. of usable and accessible paved parking area for every 25 sq.ft. of assembly room floor area Motels 1.1 per guest unit3 Offices 4 per 1,000 sq.ft. Personal services 4 per 1,000 sq.ft. Resort hotels 1.1 per guest unit' Restaurants 8 per 1,000 Retail uses, general 3 per 1,000 sq.ft. 7 Shopping centers, community and regional 4 per 1,000 sq.ft.7 Shopping centers, specialty and district 3 per 1,000 sq.ft. 7 Abtu 5 ' omobile`and Auto rental agencies 3 per 1,000 sq.ft. of gross rentals G:TlanninglTony BagatolStaR Reports=AtZoning Ordmanoe PC Hearing Ooos 8-6%Planning Commission ResolWon_Parking Standards.docm 11 PLANNING COMMISSIC ZESOLUTION NO.2609 UseMinimum Stalls Requiied Auto repair / service stations 1 per 1,000 sq.ft. Auto gas / convenience stations 3 per 1,000 sq. ft. Auto washing, full service 3.5 per 1,000 Auto washing, self service 1 per vacuum station or wash stall Auto and vehicle sales 2 per 1,000 scift ,Industnal Manufacturing, and Proc`essing;Usesx4 1 _ 3 Industrial uses, generals 2 per 1,000 sq.ft 6 Storage, personal storage facility 6 + 2 per caretaker unit? Support facilities for construction, renovation, and equipment installations Provide as needed Warehouses and storage facilities 2 per 3 employees and not less than 1 per 1,000 sq.ft. for the first 20,000 sq.ft., 1 per 2,000 s sq.ft.f for the second 20,000 scift, 1 per 4,000 sq.ft. for area in excess of initial 40,000 sq.ft. Wholesaling and distribution 1 per 3,000 sq.ft. Notes: 1. The number of beds used in the calculation shall match the resident capacity of the home as listed on the required license or permit. 2. Parking areas for boarding stables should be treated to prevent dust and designed to provide for the needs of customers and employees. 3. As is needed, additional parking should be provided for other uses on the site. 4. Swimming pool area shall be counted as part of a facility's floor area. 5. Except structures used exclusively for warehousing purposes. 6. Loading spaces may be counted as part of the required parking at a rate not to exceed 1 per Z500 gross square feet. 7. Additional packing may be required by the Director through the precise plan process. WManning\Tony Bagato4Sta8 Rworts=A4oning OrdlnanmTC Heanng Door 8-6nanning Commission Resoluban_Parking Slandeids.d= Ir CITY OF PALM DESERT LEGAL NOTICE CASE NO. ZOA 13-223 / ZOA 13-224 / ZOA 13-225 / ZOA 13-226 PROJECT DESCRIPTION: The City of Palm Desert Planning Commission will be considering the following zoning ordinance amendments at the August 6m, 2013 meeting: ZOA 13-223: The City of Palm Desert is adopting a comprehensive update to the entire Zoning Ordinance to reorganize and reformat the code. Other sections of the code will be updated to eliminate internal inconsistencies; add new sections required by the State of California; and provide new tables and graphics. ZOA 13-224: The City of Palm Desert is considering allowing illuminated window signs as part of the signage ordinance. Currently, any illuminated window signs are only allowed to say "open" and cannot exceed three square feet. The proposed amendment will allow a business to have one illuminated window sign that may not exceed 25 percent of the total window area or 15 square feet, whichever is less. ZOA 13-225: The City of Palm Desert is considering a modification to the current signs standards for Pedestrian Signs located on El Paseo. Currently, business owners are allowed one pedestal sign in front of the business that is limited to the word "open". The proposed change will modify the standards in two ways: 1) it will now allow a business to have either a pedestal sign or an A -frame sign. 2) the signs will only be allowed during the summer months instead of year around. The proposed time frame is June 1 to October 1. This would eliminate the potential clutter along the sidewalk during the busy season, while providing advertising during the slower summer months. ZOA 13-226: The City of Palm Desert is considering a modification to the entire Parking Standards section of the code. The proposed amendment will reduce the number of parking spaces for most uses within the City. The reasoning for this is that parking lots require a large portion of land for any project. Many of these parking lots are over built to meet a perceived high parking demand, which in fact only occurs for a few seasonal days a year. Most of the year, many parking spaces may not be used and the paved surface leads to increased rain runoff, creates heat islands, and increases glare and. light pollution. A table for the new standards is available at the City of Palm Desert Community Development/Planning Department for review and comment. SAID public hearing will be held on Tuesday, August 6 at 6:00 p.m. in the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all interested persons are invited to attend and be heard. Written comments concerning all items covered by this public hearing notice shall be accepted up to the date of the hearing. Information concerning the proposed Zoning Ordinance Amendments is available for review in the Department of Community Development at the above address between the hours of 8:00 a.m. and 5:00.p.m. Monday through Friday. If you challenge the proposed actions in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission at, or prior to, the public hearing. PUBLISH: Desert Sun Lauri Aylaian, Secretary July 27, 2013 Palm Desert Planning Commission ,-rent Parking Ratio Requiremen Use - Minimum Stalls Required Residential Uses Children's homes 1 per 4 beds' Cluster housing Studio and one bedroom 2 per unit Two and more bedrooms 2.5 per unit Condominium Studio and one bedroom 2 per unit Two and more bedrooms 2.5 per unit Dwelling, mobile home 2 per unit Dwelling, multifamily Studio and one bedroom 2 per unit Two and more bedrooms 2 per unit Dwelling, single-family 2 per unit Residential care facility 1 per 4 beds' Residential care home 1 per 4 beds' - -• °Agricultural and Animal=.Related Uses sM #•. ra'i; � ,,. - ` ` Stables, boarding 1 per 5 stablest Veterinary facility 3 per 1,000 sf Re creation, -Resource Preservation, Open:Space,.Education,:and Public Assembly Uses Assembly uses 1 per 3 seats3 Billiard halls 2 per billiard table Bowling alleys 2 per alley Golf -related uses Driving ranges 1 per tee° Golf courses 5 per hole Pitch and putt 3 per hole Libraries 2 per 1,OOOsf Lodge halls 13 per 1,000 sf Preschools, nursery schools, and day nurseries 2 per 3 employees + 1 per 8 children Private clubs 13 per 1,000 sf Religious institutions 1 per 3 seats3 Schools, private 1 per employee plus 1 per 3 students at maximum classroom capacity Skating rinks, ice and roller 10 per 1,000 sf' -rent Parking Ratio Requiremen •. use.' x { ..{{ - Tu''I�4tA L (-e�4. �+:• u'C s - .Minimum Stalls Required _ _ _ _ - Sports arenas and stadiums 1 per 3 seats3 Swimming pools, commercial 2 per 1,000 sf of pool area Tennis facilities, commercial 3 per court° Theater/auditorium 1 per 3 seats3 Union halls 13 per 1,000 sf Utility ,Tr sportationPublic Facili y"and,Communication Uses Public utility facilities 2 or 1 per employee (in the largest shift) + 1 per vehicle used in conjunction with the use Retaill Servi> c�and Office Uses - — — -- -- Appliance stores 2 per 1,000 sf Banks 5 per 1,000 sf Drugstores 5 per 1,000 sf Financial institutions and savings and loan offices 4 per 1,000 sf Furniture stores 2 per 1,000 sf Plant nursery with outdoor sales and display' 4 per 1,000 sf of gross building area + 2 per 1,000 sf of outdoor display and greenhouse area Grocery stores 5 per 1,000 sf Health, figure, and exercise salons and spas 6 per 1,000 sf6 Hotels 1.1 per guest unit° Lumber yards 2 per 1,000 sf of floor area + 1 per 1,000 sf of open area for sales and display + 1 per 2 employees Medical, clinics 6 per 1,000 sf' Medical, hospitals 1.75 per bed Mortuaries 5 + 250 sf of usable and accessible paved parking area for every 25 sf of assembly room floor area Motels 1.1 per guest unit° Offices 4 per 1,000 sfb Personal services 4 per 1,000 sf Resort hotels 1.1 per guest unit° Restaurants 10 + 10 per 1,000 sf for first 3,000 sf + 15 per each additional 1,000 sf Retail uses, general 4 per 1,000 sf Shopping centers, community and regional 5.5 per 1,000 sf 1,000 car parking area 10% reduction 1,500 car parking area 12% reduction 2 ,rent Parking Ratio Requiremen• Use ` z Mini mum:Stalls Required. 2,000 car parking area 14% reduction 2,500 car parking area 15% reduction Shopping centers, specialty and district 5 per 1,000 sf 'Automobile and Vehicie,Uses;U. -- -- Auto rental agencies 2.5 per 1,000 sf of gross rentals Auto repair 2.5 per 1,000 sf Auto service stations 10 spaces Auto washing , full service 16 spaces Auto washing, self service 5 per 2 stalls Auto and vehicle sales 2.5 per 1,000 sf Industrial,"Manufactunri ;and Processin Uses u « -' — 9 9 .,� . : z tea. Industrial uses, general9 2 per 1,000 sf1e Storage, personal storage facility 6 + 2 per caretaker unit" Support facilities for construction, renovation, and equipment installations provide as needed Warehouses and storage facilities 2 per 3 employees and not less than 1 per 1.000 sf for the first 20,000 sf, 1 per 2,000 sf for the second 20,000 sf, 1 per 4,000 sf for area in excess of initial 40,000 sf Wholesaling and distribution 1 per 3,000 sf Notes: 1. The number of beds used in the calculation shall match the resident capacity of the home as listed on the required license or permit. 2. Parking areas for boarding stables should be treated to prevent dust and designed to provide for the needs of customers and employees. 3. For facilities that include benches, 18 linear inches of bench shall be considered a fixed seat. For facilities, or portions thereof, that do not include fixed seats, parking shall be provided at the ratio of 1 space to 35 square feet of seating area. 4. As is needed, additional parking should be provided for other uses on the site. 5. Excluding greenhouses. 6. Swimming pool area shall be counted as part of a facility's floor area. 7. Based upon submittal of a tenant improvement floor plan, Commission may grant up to a 15 percent parking reduction. Items to be considered in granting such reduction include elevators, stairways, and landings; interior utility facilities; restroom areas, and non -leasable common areas. 8. Exclusive of stairways, elevators, landings, and mechanical rooms, riot exceeding 15 percent of the gross floor area. 9. Excepting structures used exclusively for warehousing purposes. 10. Loading spaces may be counted as part of the required parking at a rate not to exceed 1 per Z500 gross square feet. 11. Additional parking may be required by the Director through the precise plan process. .se Parking Study Averages Parking Stall Requirements' Banks First Bank 2.2 per 1,000 Wells Faro 2 per 1,000 Drugstores 2.5 per 1,000 Walareen's 2.6 per 1,000 Plant nursery with outdoor sales and display Moller's 2.3 per 1, 000 building sf only Grocery stores Grower's Market 1 per 1,000 sf Hotels/motel Inn at Deep Canyon .9 per 1, 000 The A o ve 1.9 per 1,000 Marriot Residence Inn 2.3 per 1,000 Home improvement stores/lumber yards Lowe's .6 per 1,000 Medical, clinics 73-271 Fred Waring 2.5 per 1,000 72-650 Fred Waring .6 per 1,000 73-211 Fred Waring 2.1 per 1,000 Restaurants A lebee's 8.1 per 1,000 General C-1 The Gardens 2.4 per 1,000 El Paseo Village 1.8 per 1, 000 Desert Discount 1.5 per 1,000 Planned Commercial, Specialty and District Albertson's 81,635 2.3 per 1, 000 Bristol Farm's 103,567 3.5 per 1,000 Planned Commercial, Regional and Resort Trader Joe's 55,260 2.8 per 1,000 Fresh and Easy 127,262 2.5 per 1,000 Olive Garden/Red Lobster 64,912 3.7 per 1,000 111 Town Center 161,606 1.7 per 1,000 Centers larger than 200,000 sf Desert Crossings 532,639 1.8 per 1,000 Desert Gateway 623,753 1.6 per 1,000 Westfield 617,750 3.3 per 1,000 Auto rental agencies Enterprise 3.1 per 1,000 se Parking Study Averages Auto repair/service stations Goodyear 8 per 1,000 Auto as/convenience station 3 per 1,000 sf 73-980 Hwy 111 2.3 per 1,000 72-345 Hwy 111 3.5 per 1,000 Auto washing, full service Red Carpet 3.2 per 1,000 Storage, personal storage facility 5 + 1 for caretaker unit if applicable Storage units .07 per 1,000 2 ....... ... .. ....... 1......... iv♦ �i1�m r Page I of 4 Comments 7 Jun 2012 10:34 AM 500 million reasons to rethink the parking lot ByJared Green -1 versioo gflhis .arty,/ir.al appeared on The Dirt. Photo by Matt Johnson, It doesn't matter whether you have a Prius or a Hummer, you have the same environmental impact. So argues MIT landscape architecture and planning professor Eran Ben -Joseph in his fascinating new book, ReThinking a Lot: The Design and C'ulttue of Parking. Whatever could he mean? Cars, on average, are immobile 95 percent of the time, taking up the same 9 -by-I 8-foot paved rectangle. All of those paved spaces increase runoff into streams and wetlands, create heat islands, increase glare and light pollution. and shape the character of our cities. To grasp the magnitude of the problem, consider that there are 500 million surface parking lots in the U.S. alone. In some cities, parking lots take up one-third of all land area, "becoming the single most salient landscape feature of our built environment," Ben -Joseph writes. But to this day, he says. "parking lots are considered a necessary evil; unsightly, but essential to the market success of most developments." So the time is definitely ripe to redesign the lot. Therein lies the material for an incredibly boring book, you might be thinking. But Ben -Joseph's book is so clearly written and designed and includes such great photos you'll find yourself drawn in. http://grist.org/cities/500-million-reasons-to-rethink-the-parking-lot/ 1 7/6/2012 , ,.0 uu,. � wnu:b �:., � ♦n mt the history, for example. Back in 705 B.C., Assyrian King Sennacherib posted signs on his highway to ensure it was cleared of parked chariots. The signs read: "Royal Road — let no man decrease it." Whereas nowadays, you'd just get a ticket, then an improperly parked chariot could result in death by beheading. Later, the Romans actually implemented parking laws. Julius Caesar instituted rules preventing chariots from entering busy commercial zones during peak howl to limit congestion. Two millennia later, as cars, the "horseless chariots." overtook horse-drawn carriages, they started to consume too much road space, so needed to be stored somewhere. To "case this ever-growing need," municipalities and entrepreneurs started to offer off-street parking. Beginning in the 1930s, off street parking began to appear in planning and urban zoning strategies. Guidelines were produced over the years, culminating in the Institute of Transportation Engineers' handbooks Trip Generation and Parking Generalion in the 1980s, which -Ben -Joseph says are still the go -to guidelines for many transportation and community planners. The guides helps communities estimate the number of parking spaces needed for a particular development. The only problem: A simplistic use of these guides alone has resulted in masses of underutilized parking lots. The aesthetics of a parking lot were considered important back in the 1920s to 1940s, but over the years, the design of these spaces was increasingly left up to developers. Even very progressive cities like Cambridge, Mass., offer over 30 pages of regulations on parking lots' size and organization, but no rules about how they should look. The result was that many developers simply cut corners, creating oceans of these "generic, ordinary spaces." All of those parking lots are not only expensive but represent an opportunity lost. The average parking lot cost is $4,000 per space, with a space in an above -grade structure costing $20,000, and a space in an underground garage $30,000440,000. To give us some sense of the opportunity lost. Ben -Joseph says 1.713 square miles (the estimated size of all surface parking lots in the U.S. put together) could instead be used for spaces that generate I billion kilowatt-hours of solar power. With just 50 percent of that space covered with trees, this space could handle 2 billion cubic meters of stormwater runoff, generate 822,264 tons of oxygen, and remove 1.2 million tons of carbon dioxide annually. Still, so few communities impose even basic landscape requirements to make these places just a bit more green and permeable. Ben -Joseph points to many well -designed examples created by landscape architects and architects, but unfortunately, they remain very rare birds. In Turin, Italy, Renzo Piano created a beautiful parking lot without parking islands and curbs, just rows of trees in dense grids intermingled among the spaces. Other high -performing parking lots incorporate solar panels or wind http://grist.org/cities/500-million-reasons-to-rethink-the-parking-lot/ 7/6/2012 .. .. ........ ....-....... .. ....,... ,,....-.... t...,,.n.5 .1111 vuai Vag e .t OI 4 turbines, add new Iree5 or even preserve old ones, and incorporate bioswales and permeable pavement. One parking lot in Duck, N.C., is even designed to serve as it detention pond during minor flooding. Beyond the environmental benefits, store flexible parking spaces help communities build social connections. Already, as Ben -Johnson notes, in parking lots, children learn how to ride bicycles, teenagers learn how to drive cars, and high school students hang out after school "where the drama of youth plays out." In many communities, farmers markets and Ilea markets take over lots on weekends. In Manhattan's Lower East Side, there's Shakespeare in it Parking Lot. Outside of stadiums, there are tailgating panics. In Walmarl lots, you can find RVs "boon -clocking." In a number of cities, festivals of IbOd (rucks Will a Sad parking lot into a space lit• Ibod, beer, and bands. What's important is that community leaders and planners actually enable these activities and remake regulations so that parking areas can provide multiple social functions. Parking lots can also become sites for activism. San Francisco landscape archilecl John Bela created the nonprofit Rebar and launched the annual Park(ing) Day, which has become a global movement. Ir 2009, some 700 parking spaces were designed as mini -parks in 21 countries and 140 cities. Some have even been made permanent in San Francisco, Vancouver, and other cities. These spaces can also become sites for art. Martha Schwartz created a funky parking lot for an amusement park, while artist Toshihiro Katayania and landscape architecture firm Halvorson Design created a stunning shared space for cars and pedestrians in Boston. Unforklnately, once you exclude the small share of well -designed lots, the average parking space hasn't really changed much since the 1950s. Still, these bland expanses of asphalt aren't "no -places," and they could still be so much more. Don't believe it? Read this book. I promise you'll be pleasantly surprised. Jared Green is web conient cord wrategv manciger at the Anreric•un Sociely of Lwids-c tpe Architects (.4SLA), editor of The Dirt blog, card producer ofASLA's sustainability toolkit, resources guider, andinterview series with leudi kg designers oral susroinability thought -leaders. Read more: Cities, Transportation Also in Grist You might like: Of our chests: What breasts let us about the state of our world Can 'veggie prescriptions' really make l:wple healthier, I & Ahem: Cheap clothing hurts the planet, the economy, and your style We're about to push the Earth over the brink, new study finds Bathtub photo lands coal activist in child - Pont hot water Pl http://grist.org/cities/500-million-reasons-to-rethink-the-parking-lot/ 7/6/2012