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Item4.Staff Report with Exhibits 3 and 4 - Parking Standards PREPARED BY: Sean Mullin, AICP Planning Manager Reviewed by: Community Development Director and Town Attorney 110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872 www.losgatosca.gov TOWN OF LOS GATOS PLANNING COMMISSION REPORT MEETING DATE: 12/11/2024 ITEM NO: 4 DATE: December 6, 2024 TO: Planning Commission FROM: Joel Paulson, Community Development Director SUBJECT: Forward a Recommendation to the Town Council on an Ordinance Amending Chapter 29 (Zoning Regulations) of the Town Code Regarding Parking Standards, Pursuant to Implementation Program AA of the 2023-2031 Housing Element. Adoption of this Ordinance is Exempt Pursuant to CEQA, Section 15061(b)(3) in that it can be Seen with Certainty that it will not Impact the Environment. Town Code Amendment Application A-24-009. Project Location: Town Wide. Applicant: Town of Los Gatos. RECOMMENDATION: Forward a recommendation to the Town Council on an Ordinance amending Chapter 29 (Zoning Regulations) of the Town Code regarding parking standards, pursuant to Implementation Program AA of the 2023-2031 Housing Element. CEQA: The proposed amendments are exempt pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15061(b)(3), because it can be seen with certainty that they will not significantly affect the physical environment in that they make modifications to parking standards. FINDINGS:  The proposed amendments are exempt pursuant to CEQA, Section 15061(b)(3); and  The proposed amendments to Chapter 29 of the Town Code are consistent with the General Plan. Page 129 PAGE 2 of 6 SUBJECT: Parking Standards Code Amendments, Implementation Program AA/A-24-009 DATE: December 6, 2024 BACKGROUND: Implementation Program AA of the Housing Element requires that the Town initiate a study and outreach, including developers, to make specific updates that would reduce parking standards in the Town by taking the following actions: 1. Align parking requirements with the preparation of Objective Design Standards (ODS). 2. Reduce parking requirements near transit. 3. Remove guest parking requirements for all residential and mixed-use projects in all zones. 4. Allow parking to be unbundled from residential units. DISCUSSION: Staff has initiated the study and outreach process included in Program AA. The following items included in Program AA have been forwarded to the Planning Commission ahead of completing the study and outreach process due to their relative simplicity and in an effort to continue to make progress on the Implementation Programs included in the 2023-2031 Housing Element. Staff anticipates returning with additional Town Code amendments related to parking in Spring 2025. Item #1 Item #1 requires that the Town’s parking requirements align with preparation of the ODS. This item was developed with the assumption that the ODS, which were still being developed at the time, would include parking requirements stipulating the quantity of parking required for qualifying projects. During development of the ODS document, it was determined that the existing parking requirements included in the Town Code were objective and it was not necessary to repeat these requirements in the ODS document. Therefore, no parking requirements were included in the final ODS and no action is needed by the Town to complete Item #1. Item #2 Item #2 requires that the Town reduce parking requirements near transit. The Town Code currently requires multi-family developments to provide one and one-half parking spaces per dwelling unit. Since the term “transit” is ambiguous and open to interpretation , the following provides several defined terms in state law and the Town Code related to transit in the context of parking requirements. State law primarily relies on two definitions when addressing parking requirements near transit: major transit stop; and high-quality transit corridor. Page 130 PAGE 3 of 6 SUBJECT: Parking Standards Code Amendments, Implementation Program AA/A-24-009 DATE: December 6, 2024 Public Resources Code Section 21064.3 defines a major transit stop as a site containing any of the following: (a) An existing rail or bus rapid transit station. (b) A ferry terminal served by either a bus or rail transit service. (c) The intersection of two or more major bus routes with a frequency of service interval of 20 minutes or less during the morning and afternoon peak commute periods. (d) A site in an urbanized area that is served by an on -demand transit service at least 12 hours each day, seven days per week. Public Resources Code 21155 defines a high-quality transit corridor as a corridor with fixed route bus service with service intervals no longer than 20 minutes during peak commute hours. The State Density Bonus Law allows the following parking ratios by -right: (A) Zero to one bedroom: one onsite parking space. (B) Two to three bedrooms: one and one-half onsite parking spaces. (C) Four and more bedrooms: two and one-half parking spaces. Density Bonus Law allows for further parking ratio reductions for specific scenarios when a development is located within one-half mile of a major transit stop. The Town’s ADU ordinance, which is consistent with state law, eliminates additional parking requirements for ADUs located within one-half mile walking distance of public transit , interpreted to mean any transit stop, regardless of service intervals. This provision of the ADU ordinance applies to those a reas of Town within one-half mile walking distance of the three VTA bus routes currently serving the Town . The Town’s SB 9 ordinance, which is consistent with state law, eliminates parking requirements for units located within one-half mile walking distance of a major transit stop, high-quality transit corridor, or where there is a designated parking area for on e or more car-share vehicles within one block of the parcel. As noted above, there are no major transit stops in the Town and only a limited area of the Town within one -half mile of a high-quality transit corridor . Based on an analysis of VTA’s system map (Exhibit 3) and frequency tables (Exhibit 4), there are no major transit stops within Town boundaries or within one-half mile of the Town boundary. Portions of Bascom Avenue and Samaritan Drive meet the definition of high-quality transit corridor, as they are served by VTA bus Route 61 having a peak service interval of 15 minutes. The other two VTA routes serving the Town have peak service intervals of 30 minutes (Route 27) and 60 minutes (Route 37) and would not qualify as high-quality transit corridors. Page 131 PAGE 4 of 6 SUBJECT: Parking Standards Code Amendments, Implementation Program AA/A-24-009 DATE: December 6, 2024 To implement Item #2, staff recommends that the Town Code Section 29.10.150 (c)(3) be amended to reduce the parking requirements for multi-family residential developments and mixed-use developments that include a multi-family residential component from one and one-half parking spaces per dwelling unit to one parking space per dwelling unit when the parcel is located within one-half mile of a transit stop. Staff recommends using transit stop to ensure that the intended impact of Item #2 is met. If the Town Code were amended to reduce parking standards near major transit stops and/or high-quality transit corridors , the change would have little impact and may not satisfy the intent of this implementation program. (3) Multiple-unit dwellings in all zones and two-family dwellings in the R-1D zone. One and one- half (1½) times the number of living units in such dwellings, except multiple-unit dwellings and mixed-use developments that include a multiple-unit dwelling component that are located within one-half (½) mile walking distance of a transit stop shall provide one (1) parking space per dwelling unit. Item #3 Item #3 requires that the guest parking requirements included in the Town Code be eliminated. Currently, in addition to other parking requirements, the Town Code requires one visitor parking space for each residential unit other than a detached single -family or two-family dwelling throughout the Town. The proposed amendments to the Town Code would eliminate the guest parking requirements contained in Town Code Section 29.10.150 (b) and (c). (b) Parking requirements for downtown. In addition to other parking requirements, one (1) visitor parking space for each residential unit other than detached single-family or two- family dwelling shall be required unless the Planning Commission makes a finding that more or less visitor parking is necessary due to the size or type of housing unit(s). The parking requirement for various uses in the downtown are as follows: (c) Outside downtown parking requirements. The number of off-street parking spaces required for areas outside the downtown is set in this subsection. When a use is not listed in this subsection, the Planning Director shall determine the parking requirements by analogy to the requirements for the listed uses. In addition to other parking requirements, one (1) visitor parking space for each residential unit other than a detached single-family or two-family dwelling shall be required, unless the Planning Commission makes a finding that more or less visitor parking is necessary due to the size or type of housing unit(s). Item #4 Item #4 requires that the Town allow parking to be unbundled from residential units. California Civil Code § 1947.1 defines “unbundled parking” as the practice of selling or leasing parking Page 132 PAGE 5 of 6 SUBJECT: Parking Standards Code Amendments, Implementation Program AA/A-24-009 DATE: December 6, 2024 spaces separate from the lease of the residential property. Staff is currently studying exi sting state law and programs in other municipalities regarding unbundled parking to determine an appropriate approach for the Town. Staff anticipates returning to the Planning Commission with amendments to the Town Code regarding unbundled parking in Sprin g 2025. Additional Code Amendments for Parking In addition to the items above, staff has included the following clean up amendments to the parking division of the Town Code:  Reintroduce the following parking requirements in Section 29.10.150 (b) that were erroneously removed through a Town Code amendment related to economic vitality completed in 2023. (3) Theaters. One (1) parking space for each three hundred (300) square feet of gross floor area. (4) For uses not specifically listed in this subsection the requirements shall be as set forth in subsection (c).  Remove language from 29.10.150 (c)(6) parking requirements for hospitals, that is unrelated to parking requirements for hospitals. (6) Hospitals. One and one-half (1½) parking spaces for each bed. For uses not specifically listed in this subsection the requirements shall be as set forth in subsection 29.10.150(c). CEQA DETERMINATION: The proposed amendments are exempt pursuant to CEQA, Section 15061(b)(3), because it can be seen with certainty that they will not significantly affect the physical environment in that they make modifications to parking regulations. CONCLUSION: A. Summary The proposed amendments to the Town Code related to parking respond to Implementation Program AA of the 2023-2031 Housing Element. Page 133 PAGE 6 of 6 SUBJECT: Parking Standards Code Amendments, Implementation Program AA/A-24-009 DATE: December 6, 2024 B. Recommendation Staff recommends that the Planning Commission review the information included in the staff report and forward a recommendation to the Town Council for approval of the proposed amendments to Chapter 29 of the Town Code (Exhibit 2). The Planning Commission should also include any comments or recommended changes to the proposed amendments in taking the following actions: 1. Make the finding that the proposed amendments to the Town Code are exempt pursuant to CEQA, Section 15061(b)(3), because it can be seen with certainty that they will not significantly affect the physical environment in that they make modifications to parking regulations (Exhibit 1); 2. Make the required finding that the proposed amendments to Chapter 29 of the Town Code in the Draft Ordinance are consistent with the General Plan (Exhibit 1); and 3. Forward a recommendation to the Town Council for approval of the proposed amendments to Chapter 29 of the Town Code (Exhibit 2). C. Alternatives Alternatively, the Commission can: 1. Forward a recommendation to the Town Council for approval of the proposed amendments to the Town Code with modifications; or 2. Continue the matter to a date certain with specific direction. COORDINATION: This report was coordinated with the Town Attorney’s office. EXHIBITS: 1. Required Findings 2. Proposed amendments to the Town Code 3. VTA System Map excerpt 4. VTA Frequency Chart Page 134 PLANNING COMMISSION – December 11, 2024 REQUIRED FINDINGS FOR: Town Code Amendment Application A-24-009 Forward a Recommendation to the Town Council on an Ordinance Amending Chapter 29 (Zoning Regulations) of the Town Code Regarding Parking Standards, Pursuant to Implementation Program AA of the 2023-2031 Housing Element. Adoption of this Ordinance is Exempt Pursuant to CEQA, Section 15061(b)(3) in that it can be Seen with Certainty tha t it will not Impact the Environment. Town Code Amendment Application A-24-009. Project Location: Town Wide. Applicant: Town of Los Gatos. FINDINGS Required Findings for CEQA:  The proposed amendments are exempt pursuant to CEQA, Section 15061(b)(3), because it can be seen with certainty that they will not significantly affect the physical environment in that they make modifications to parking standards. Required Findings for General Plan:  The proposed amendments to Chapter 29 of the Town Code regarding parking standards are consistent with the General Plan. EXHIBIT 1 S:\PLANNING COMMISSION REPORTS\2024\12-11-2024\ITEM X - PARKING STANDARDS\EXHIBIT 1 - REQUIRED FINDINGS.DOCX Page 135 This Page Intentionally Left Blank Page 136 DIVISION 4. PARKING … Sec. 29.10.150. Number of off-street spaces required. (a) Intent. The regulations contained in this section are intended to ensure the provision of a sufficient number of off-street parking spaces privately and publicly owned and operated to satisfy needs generated by permissible uses. (b) Parking requirements for downtown. In addition to other parking requirements, one (1) visitor parking space for each residential unit other than detached single-family or two-family dwelling shall be required unless the Planning Commission makes a finding that more or less visitor parking is necessary due to the size or type of housing unit(s). The parking requirement for various uses in the downtown are as follows: (1) Retail and commercial stores shops, personal service businesses, specialty fo od retail, restaurants, bars, nightclubs, and tap/tasting rooms. One (1) parking space for each three hundred (300) square feet of gross floor area. (2) Business and professional offices, retail banks, financial and investment services, insurance companies, social service agencies and studios. One (1) parking space for each two hundred fifty (250) square feet of gross floor area. (3) Theaters. One (1) parking space for each three hundred (300) square feet of gross floor area. (4) For uses not specifically listed in this subsection the requirements shall be as set forth in subsection (c). (c) Outside downtown parking requirements. The number of off-street parking spaces required for areas outside the downtown is set in this subsection. When a use is not listed in this subsection, the Planning Director shall determine the parking requirements by analogy to the requirements for the listed uses. In addition to other parking requirements, one (1) visitor parking space for each residential unit other than a detached single - family or two-family dwelling shall be required, unless the Planning Commission makes a finding that more or less visitor parking is necessary due to the size or type of housing unit(s). (1) Single-family, residential condominiums and two-family dwellings. Two (2) parking spaces for each living unit. (2) Reserved. (3) Multiple-unit dwellings in all zones and two-family dwellings in the R-1D zone. One and one-half (1½) times the number of living units in such dwellings, except multiple-unit dwellings and mixed-use developments that include a multiple-unit dwelling component that are located within one-half (½) mile walking distance of a transit stop shall provide one (1) parking space per dwelling unit. (4) Hotels, motels and auto courts. One (1) parking space for each guest room or suite, plus one (1) parking space for each employee. (5) Lodginghouses, boardinghouses. One (1) parking space for each two (2) beds in such building, plus one (1) parking space for each employee. (6) Hospitals. One and one-half (1½) parking spaces for each bed. For uses not specifically listed in this subsection the requirements shall be as set forth in subsection 29.10.150(c). 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"' Ou,,.. .. ,ton E,o, .. , Amt,ak Highw,, 17 hp"" Monte,ey•Sal;na, T,am;t A U,NCO 1;,.. ;ndecate, ,,_en< sendce A dash1,d 1;ne indicate, pa<t•t;""' ,.,.,,ce Places & Connections D Pa,k& Rid• � ♦ Ho,p;t,I. ''°"'"'''""'OCTOBER 28, 2024 San Jose CottleD Santa Teresa Park Subject to Change EXHIBIT 3 Page 139 This Page Intentionally Left Blank Page 140 FREQUENCY CHART OCTOBER 28, 2024 Light Rail MON–FRI Hours FREQUENCY Commute Mid-Day Night SAT Hours FREQUENCY Day Night SUN/HOL Hours FREQUENCY Day Night BLUE LINE Baypointe–Santa Teresa 5:00am–12:00mid 15 15 30-45 5:30am–12:00mid 30 30-45 5:30am–12:00mid 30 30-45 GREEN LINE Winchester–Old Ironsides 5:00am–12:00mid 15 15 30 6:00am–12:00mid 30 30 6:00am–12:00mid 30 30 ORANGE LINE Alum Rock–Mountain View 5:00am–12:00mid 15 15 30-45 6:00am–12:00mid 30 30-45 6:00am–12:00mid 30 30-45 Routes 200-203 provide late-night bus service to replace some light rail trips. Rapid Bus MON–FRI Hours FREQUENCY Commute Mid-Day Night SAT Hours FREQUENCY Day Night SUN/HOL Hours FREQUENCY Day Night 500 Diridon Station–Berryessa BART 5:00am–2:00am 10 10 10-40 5:30am–2:00am 20 20-40 7:30am–2:00am 20 20-40 522 El Camino–Alum Rock 5:00am–11:00pm 15 15 20 6:00am–11:00pm 15 15-20 6:00am–10:30pm 15 15-20 523 Stevens Creek–Sunnyvale 5:30am–11:00pm 20 20 30 6:30am–11:00pm 20 30 7:00am–10:00pm 20 30 568 Gilroy–Diridon Station 5:00am–7:30pm 30 30 30 Frequent Bus MON–FRI Hours FREQUENCY Commute Mid-Day Night SAT Hours FREQUENCY Day Night SUN/HOL Hours FREQUENCY Day Night 22 El Camino–Alum Rock 4:30am–2:00am 15 15 20-60 4:30am–2:00am 15 20-60 4:30am–2:00am 15 20-60 23 Stevens Creek–Alum Rock 5:00am–1:00am 15 15 15-60 6:00am–1:00am 15 15-60 6:00am–1:00am 15 15-60 25 Story–Willow 5:30am–12:00mid 12 12 20-60 6:00am–12:00mid 15 20-60 6:00am–11:30pm 15 30-60 west of Bascom 6:00am–10:30pm 24 24 60 7:00am–9:00pm 30 60 7:00am–8:00pm 30 60 26 Tully 5:30am–12:00mid 15 15 20-60 6:30am–12:00mid 20 30-60 6:30am–11:00pm 20 30-60 West Valley College 7:00am–10:00pm 30 30 60 57 Bowers–Saratoga 5:00am–10:30pm 15 15 30-60 6:30am–10:30pm 30 45-60 6:30am–9:30pm 30 60 60 Winchester–Brokaw 5:30am–12:00mid 15 15 20-30 5:30am–12:00mid 20 20-30 5:30am–12:00mid 20 20-30 61 Taylor–Bascom 5:30am–12:00mid 15 15 30 6:30am–12:00mid 30 30 6:30am–11:00pm 30 30 south of Bascom & Union 5:30am–12:00mid 30 30 60 6:30am–12:00mid 60 60 8:00am–8:30pm 60 60 64A McKee–Lincoln 5:30am–12:00mid 30 30 30-60 6:30am–12:00mid 30 30-60 7:00am–11:00pm 30 30-60 64B McKee–Meridian 6:00am–10:00pm 30 30 60 8:00am–7:00pm 60 9:00am–5:30pm 60 66 Oakland–Monterey–Snell 5:00am–12:00mid 15 15 20-60 5:30am–12:00mid 20 20-60 5:30am–11:30pm 20 30-60 68 Monterey 4:30am–12:30am 15 15 30-60 5:30am–12:30am 20 30-60 5:30am–12:30am 20 30-60 70 Jackson 5:30am–12:00mid 15 15 20-30 6:30am–12:00mid 20 20-60 6:30am–11:00pm 20 20-60 north of Berryessa BART Station 6:00am–10:30pm 30 30 30-60 6:30am–9:30pm 40 60 7:00am–9:00pm 40 60 71 Piedmont–White 5:30am–12:00mid 15 15 30-60 6:30am–12:00mid 20 30-60 7:00am–11:00pm 30 60 72 McLaughlin 5:30am–12:00mid 15 15 20-60 6:00am–12:00mid 20 20-60 6:30am–11:30pm 30 30-60 73 Senter 5:30am–11:30pm 15 15 20-60 6:30am–11:30pm 20 20-60 6:30am–11:00pm 30 30-60 77 King–Lundy 5:30am–12:00mid 15 15 20-60 6:30am–12:00mid 20 30-60 6:30am–11:00pm 30 30-60 Local Bus MON–FRI Hours FREQUENCY Commute Mid-Day Night SAT Hours FREQUENCY Day Night SUN/HOL Hours FREQUENCY Day Night 20 Sunnyvale–Milpitas 6:00am–8:30pm 30 30 30 21 Middlefield 6:00am–9:30pm 30 30 60 8:00am–9:00pm 45 60 8:30am–7:30pm 60 60 27 Blossom Hill–Los Gatos 5:30am–10:00pm 30 30 45-60 7:00am–9:30pm 40 60 8:00am–8:30pm 60 60 31 Evergreen College 6:30am–10:00pm 30 30 60 8:30am–5:30pm 45 37 Hillsdale–Hacienda–Pollard 6:00am–6:30pm 60 60 39 Quimby–San Felipe 6:30am–8:30pm 60 60 60 9:00am–6:00pm 60 9:00am–6:00pm 60 40 Foothill College–North Bayshore 6:30am–10:00pm 30 30 30-50 8:30am–7:00pm 35 9:00am–7:00pm 45 42 Capitol–Evergreen 6:00am–6:30pm 60 60 44 McCarthy 6:00am–9:00pm 30 30 30-60 7:30am–8:00pm 40 60 8:30am–6:30pm 60 47 Calaveras 6:00am–9:00pm 30 30 30-60 8:00am–8:30pm 40 60 8:00am–7:00pm 60 51 Grant–Moffett 6:00am–7:30pm 30 30 30 south of De Anza 6:00am–7:30pm 60 60 60 52 Foothill College–Mountain View 7:00am–7:00pm 30 30 53 Homestead–Sunnyvale 6:30am–7:30pm 30 30 60 55 Sunnyvale–Saratoga 5:30am–10:00pm 30 30 60 7:30am–8:30pm 30 30-60 8:00am–8:30pm 30 30-60 56 Wolfe–Hamilton 5:30am–10:00pm 30 30 30-60 7:00am–10:30pm 30 30-60 8:00am–9:00pm 30 30-60 59 Monroe–Alviso 6:00am–10:00pm 30 30 45-60 8:00am–7:30pm 45 60 8:30am–7:00pm 45 83 Almaden 6:30am–9:00pm 60 60 60 84 Gilroy–Arroyo 8:00am–6:30pm 60 60 9:30am–5:30pm 60 9:30am–5:30pm 60 85 Gilroy–West 6:30am–7:30pm 60 60 60 9:00am–5:30pm 60 9:00am–5:30pm 60 86 Gilroy–Gavilan College 7:00am–9:30pm 30 30 60 87 Morgan Hill commute hours 60 89 California 6:30am–6:00pm 20-40 40 SCVMC SCVMC–Diridon Station commute hours 7 am trips / 10 pm trips Express Bus MON–FRI FREQUENCY 101 Camden & Hwy 85–Palo Alto commute hours 2 trips in each direction 102 Santa Teresa–Palo Alto commute hours 5 trips in each direction 103 Eastridge–Palo Alto commute hours 3 trips in each direction 104 Milpitas BART–Palo Alto commute hours 2 trips in each direction 121 Gilroy–Lockheed Martin commute hours 3 trips in each direction School-Oriented Routes Routes 246, 247, 255, 256, 270, 287 and 288 provide school-oriented trips in various parts of the VTA service area. School routes are open to the public and subject to adjustment or cancellation based on school calendars. EXHIBIT 4Page 141 This Page Intentionally Left Blank Page 142