HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 09/03/2013 - SECOND READING OF ORDINANCE NO. 121, 2013, AMENDINDATE: September 3, 2013
STAFF: Seth Lorson
AGENDA ITEM SUMMARY
FORT COLLINS CITY COUNCIL 29
SUBJECT
Second Reading of Ordinance No. 121, 2013, Amending Section 3.2.2(k) of the Land Use Code Regarding Minimum
Parking Requirements in the Transit-Oriented Development Overlay Zone District.
EXECUTIVE SUMMARY
This Ordinance implements interim minimum parking requirements for multi-family dwellings in the TOD Overlay Zone.
This requirement will sunset in one year, in which time a TOD Parking Plan will be created. Council has three options
to consider on Second Reading:
• Option #1 - Proposed 60% Ratio (Unanimously adopted on First Reading on August 20, 2013).
• Option #2 - 60% of existing parking requirements outside the TOD Overlay Zone.
• Option #3 – 70% of existing parking requirements outside the TOD Overlay Zone.
BACKGROUND / DISCUSSION
At the August 20, 2013 City Council meeting, staff was asked to prepare an alternative proposal for establishing
minimum parking requirements for mixed-use and multi-family developments in the Transit-Oriented Development
(TOD) Overlay Zone. The staff proposal presented to Council was to create minimum parking requirements based
on a percentage (60%) of the total number of bedrooms. Council asked that staff apply the recommended ratio of 60%
to the existing minimum parking requirements for mixed-use and multi-family developments outside the TOD Overlay
Zone, which is based on the number of bedrooms per dwelling unit. Please see charts below to illustrate the difference
and the attached analysis of projects in the TOD Overlay Zone.
Option #1 - Proposed 60% Ratio (Adopted on First Reading):
Multi-family dwellings and mixed-use dwellings within the Transit-Oriented Development (TOD)
Overlay Zone shall provide a minimum number of parking spaces in an amount equal to or greater
than 60% of the number of proposed bedrooms in the development.
Existing Minimum Parking Requirements Outside the TOD Overlay Zone:
Number of Bedrooms/Dwelling Unit Parking Spaces Per Dwelling Unit
One or less 1.5
Two 1.75
Three 2.0
Four and above 3.0
Option #2 - 60% of existing parking requirements outside the TOD Overlay Zone to be applied to mixed-use
and multi-family within the TOD Overlay Zone (as requested):
Number of Bedrooms/Dwelling Unit Parking Spaces Per Dwelling Unit
One or less 0.9
Two 1.1
Three 1.2
Four and above 1.8
September 3, 2013 -2- ITEM 29
Option #3 - 70% of existing parking requirements outside the TOD Overlay Zone to be applied to mixed-use
and multi-family within the TOD Overlay Zone (as requested):
Number of Bedrooms/Dwelling Unit Parking Spaces Per Dwelling Unit
One or less 1.1
Two 1.2
Three 1.4
Four and above 2.1
STAFF RECOMMENDATION
Staff recommends adoption of the Ordinance on Second Reading.
ATTACHMENTS
1. Copy of First Reading Agenda Item Summary - August 20, 2013
(w/o attachments)
2. Parking Analysis of Projects in the TOD Overlay Zone
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ATTACHMENT 1
DATE: August 20, 2013
STAFF: Seth Lorson
AGENDA ITEM SUMMARY
FORT COLLINS CITY COUNCIL 35
SUBJECT
First Reading of Ordinance No. 121, 2013, Amending Section 3.2.2(k) of the Land Use Code Regarding Minimum
Parking Requirements in the Transit-Oriented Development Overlay Zone District.
EXECUTIVE SUMMARY
The purpose of this item is to propose minimum parking requirements for multi-family dwellings in the
Transit-Oriented Development (TOD) Overlay Zone.
At the July 9, 2013 Joint Work Session of City Council and Planning and Zoning Board, direction was given to
implement interim minimum parking requirements for multi-family dwellings in the TOD Overlay Zone, while
maintaining that the long-term vision for the TOD should stay intact. At the August 8, 2013 Planning and Zoning Board
Hearing, the Board recommended revising the Land Use Code (LUC) to require minimum ratio of 60% - 70% parking
spaces to the proposed number of bedrooms, a provision to meet the standard through alternative compliance, and
a one year sunset in which time a TOD Parking Plan will be created. Accordingly, the City Council will need to select
the ratio and fill in the blank on page 2 of the Ordinance.
STAFF RECOMMENDATION
Staff is recommends adoption of the Ordinance on First Reading.
BACKGROUND / DISCUSSION
In 2006, the TOD Overlay Zone was added to the City of Fort Collins LUC, creating the map and the removal of
minimum parking requirements to encourage a more urban form of development and allow market conditions to
provide adequate parking. It was further amended in 2007 addressing mixed-use and pedestrian-oriented design.
Attached to this AIS (with the P&Z staff report) is a TOD memorandum dated May 10, 2013 that provides an in depth
discussion of the TOD formation and parking analysis.
Problem Statement
The vision expressed in City Plan and implemented in the Land Use Code (LUC) is for concentrated higher density
housing and mixed-use development supported by investment in infrastructure including high-frequency transit,
streetscape and urban design improvements, and pedestrian and bicycling facilities. The removal of minimum parking
requirements for multi-family development within the TOD Overlay Zone is premised upon the full implementation of
these infrastructure investments. While progress is being made on those investments, the full system is not yet in
place. In the meantime, the limited parking for multi-family development, combined with commuter traffic, could cause
spillover parking into existing neighborhoods.
To reduce the impacts from spillover on neighborhood on-street parking, address the demand for parking capacity,
and reduce parking demand, the following strategies could be implemented:
Parking Capacity
• Require minimum parking requirements in the TOD Overlay Zone. (Proposed with this agenda item)
• Require a Parking Analysis to determine parking demand as identified in the Parking Plan. (Proposed with
this agenda item, to be expanded with consultant input)
• Create a parking district that would facilitate the creation of parking infrastructure as recommended in the
Midtown Plan. (Could be included with parking fee discussion)
• Require off-site parking storage. (Proposed as possible mitigation per alternative compliance)
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August 20, 2013 -2- ITEM 35
• Create a parking impact fee or parking fee-in-lieu as identified in the Parking Plan. (To be discussed at
November 26 Work Session)
Spillover Parking
• Create a Residential Parking Permit Program (RPPP). (Ordinance No.102, 2013 was adopted by City
Council on First Reading on July 16, 2013 and is considered on Second Reading on August 20)
• Impose time limits for parking on public streets in affected areas as identified in the Parking Plan and already
implemented in the Mantz Neighborhood.
Parking Demand
• Require mitigation measures to reduce parking demand (e.g., require purchase of bus passes, enhanced bike
facilities, implement car share and bike share programs). (Proposed with this agenda item)
• Implement high-frequency transit. (In process)
• Support TOD with mixed-use development including residential, employment, and commercial services.
(Being discussed in Midtown Plan)
Land Use Code
Staff analyzed eleven multi-family development projects in the TOD Overlay Zone (see attached) and found that, on
average, they provided a ratio of 57% parking spaces to bedrooms. If these same projects were to be developed
outside the TOD Overlay Zone, subject to existing minimum parking requirements, they would have been required to
provide an average ratio of 89% parking spaces to bedrooms. Staff averaged these two numbers, representing the
current market ratio being proposed with development and the Land Use Code’s minimum requirement for multi-family
dwellings, which resulted in ratio of 73% parking spaces to bedrooms. Thus, staff recommended to the Planning and
Zoning Board (P&Z) a ratio of 70% parking spaces to bedrooms.
Subsequent to publishing the P&Z staff report, additional analysis has been done on the same projects in the TOD
Overlay Zone with outlier percentages removed in an attempt to get a better indication of what the market is providing
(see attached spreadsheet). With the outliers removed (The Summit [32.1%], Ram’s Crossing K2 [33.6%], and Penny
Flats [92.9%]), the average ratio is 58.5% parking spaces to bedrooms. This ratio was considered by the P&Z Board
and they recommended a ratio of 60% - 70% parking spaces to bedrooms.
The proposed alternative compliance section is premised on promoting the goals of the TOD Overlay Zone - such as
concentrated higher density residential development, high-frequency transit, and enhanced pedestrian and bicycle
facilities - without compromising compatibility with existing neighborhoods in terms of excessive spillover parking. In
order to request alternative compliance, a Parking Analysis is required to be submitted that will provide an in-depth
analysis of parking demands created by the proposed development and mitigation measures taken to reduce demands
for on-site parking. The Parking Analysis criteria are a result of preliminary implementation work done by staff for the
Fort Collins Parking Plan: Downtown and Surrounding Neighborhoods. However, these proposed criteria are a
temporary solution to expire in one year. In which time we plan to procure an expert consultant to expand the Parking
Plan to the TOD Overlay to create a comprehensive approach to parking requirements. Staff has received a proposal
from Kimley-Horn and Associates to develop this plan.
Parking Plan
Action Item #7 of the Parking Plan, adopted by Council on January 15, 2013, calls for an amendment to the
requirements for Transportation Impact Studies (TIS) to require that TISs for development proposals include an
assessment of parking impacts in Fort Collins.
Policy 6.4 – Review of New Development Parking Impacts
New development will be systematically evaluated for its impact on Downtown parking within a Transportation Impact
Study. The evaluation will include information about expected parking generation for new uses, parking created or lost,
demand reduction measures, impacts to public parking, anticipated impacts to public parking, anticipated spillover
effects, and any other information relevant to changes in parking demand and supply.
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August 20, 2013 -3- ITEM 35
Parking Fee Discussion
• Planning Development and Transportation (PDT) and Finance staff have been evaluating the potential of
creating a parking impact fee that would off-set impact created by utilization of public parking; and/or creating
a parking fee-in-lieu as a mechanism to permit lowered parking ratios that would pay into facilities that absorb
some of the parking demand generated by a development. The parking fee discussion is tentatively scheduled
for Council Finance Committee on October 21, 2013 and Council Work Session on November 26, 2013.
FINANCIAL / ECONOMIC IMPACTS
The TOD Overlay Zone has not had minimum parking requirements since 2006. The removal of minimum parking
requirements was implemented, in part, to incentivize infill and redevelopment in challenging locations and conditions.
This incentive may be reduced with this proposal to require minimum parking. Additional analysis of financial and
economic impacts is expected with the forthcoming parking plan/study.
BOARD / COMMISSION RECOMMENDATION
Planning and Zoning Board
Recommendation #1:
At the August 8, 2013 Planning and Zoning Board Hearing, the Board voted 4 – 2 to recommend approval of an
ordinance requiring a minimum ratio of 60% – 70% parking spaces to bedrooms for multi-family housing in the TOD
Overlay Zone. The Board was divided on whether 60% or 70% was an appropriate minimum ratio, thus the
recommendation of a range with a final ratio to be decided by City Council. During deliberation two board members
felt both ratios were too high and other members felt it was too low. However, the Board did recommend approval of
the alternative compliance element and the one year sunset clause in the ordinance.
Recommendation #2:
Additionally, the Board recommended funding for a comprehensive study/plan and public outreach for overall parking
issues affecting the TOD Overlay Zone to be completed within the next year before the ordinance expires. It
recommended that a high priority be placed on this study/plan worthy of “emergency funding” that would develop
necessary tools to address parking issues and also restate the benefits of transit-oriented development.
Discussion:
The Board debated various perspectives expressing concern about neighborhood character and upholding the vision
for transit-oriented development and infill in City Plan. Some Boardmembers felt that the lack of parking minimums
may work in communities that already have fully operational public transit systems, but the MAX has not yet started
operating so Fort Collins still needs parking minimums. They also felt that people will still have vehicles regardless of
whether they will use them on a daily basis and therefore there will still be a need for auto storage.
Other Boardmembers felt that the role of the Board is to implement City Plan which calls for a compact, transit-oriented
community core; and that implementation of a 70% parking ratio is moving in the opposite direction from this vision.
And, if this is the direction we are going to go, it should be a comprehensive plan conversation. The Board further
discussed how to get developers to start thinking creatively to solve parking problems that does not involve excessive
spillover or expansive surface parking.
The Board agreed that the city is in a time of growth in which urban growth is struggling with neighborhood character.
And, it is challenging to know which comes first: higher density or the high frequency transit system to serve it.
Because conversely, the high frequency transit system needs the high density residential to be successful. Thus, the
Board agreed that a comprehensive study of parking issues and tools needs to be prioritized in order to protect
neighborhoods and realize the city’s vision for the future.
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August 20, 2013 -4- ITEM 35
Parking Advisory Board
The Parking Advisory Board has been established, but its members will be appointed on August 20, 2013, and
therefore, has not had an opportunity to review the proposal.
ATTACHMENTS
1. Planning and Zoning Board Staff Report and Attachments
2. Analysis of Parking in the TOD Overlay
3. Planning and Zoning Board minutes, August 8, 2013
4. Powerpoint Presentation
Projects in the TOD Overlay
Zone
Bedrooms Parking Spaces
Ratio of Parking
Spaces to
Bedrooms
Parking Spaces
Ratio of Parking
Spaces to
Bedrooms
Parking Spaces
Ratio of Parking
Spaces to
Bedrooms
Parking Spaces
Ratio of Parking
Spaces to
Bedrooms
The Summit (Choice Center)* 676 217 32.1% 405.6 60.0% 312.6 46.2% 364.7 53.9%
Ram's Crossing K2 140 47 33.6% 84.0 60.0% 114.8 82.0% 133.9 95.6%
Legacy Senior Apts* 112 52 46.4% 67.2 60.0% 70.8 63.2% 82.6 73.8%
318 W Myrtle 17 8 47.1% 10.2 60.0% 7.8 45.9% 9.1 53.5%
Pura Vida Place 100 49 49.0% 60.0 60.0% 54.0 54.0% 63.0 63.0%
Sherwood Forts 9 5 55.6% 5.4 60.0% 3.6 40.0% 4.2 46.7%
Flats at the Oval 96 57 59.4% 57.6 60.0% 48.9 50.9% 57.1 59.4%
Carriage House Apts* 90 58 64.4% 54.0 60.0% 57.0 63.3% 66.5 73.9%
District at Campus West* 658 461 70.1% 394.8 60.0% 294.0 44.7% 343.0 52.1%
Willow Street Lofts 46 36 78.3% 27.6 60.0% 24.9 54.1% 29.1 63.2%
Penny Flats 311 312 100.3% 186.6 60.0% 179.9 57.8% 209.8 67.5%
Average 57.8% Average 60% Average 55% Average 64%
w/o outliers 58.8% w/o outliers N/A w/o outliers 52% w/o outliers 61%
*under construction
Option #1 ‐ Proposed 60% Ratio
(Approved on First Reading)
Existing
Option #2 ‐ 60% of Existing Parking
Requirement Outside TOD
Option #3 ‐ 70% of Existing Parking
Requirement Outside TOD
Parking Analysis of Projects in the Transit‐Oriented Development (TOD) Overlay Zone
ATTACHMENT 2
1
Minimum Parking Requirements
in the
Transit Oriented Development (TOD)
Overlay Zone
Ordinance Second Reading
City Council Meeting
September 3, 2013
ATTACHMENT 3
2
First Reading – August 20, 2013
• 60% minimum parking ratio, approved 7 – 0.
• Request to provide alternative options based on
existing multi-family parking standards outside the
TOD Overlay Zone.
3
Requested Options
Number of
Bedrooms/Unit
Existing multi-
family req.
Option #2:
60%
Option #3:
70%
One or less 1.5 0.9 1.1
Two 1.75 1.1 1.2
Three 2.0 1.2 1.4
Four and above 3.0 1.8 2.1
4
Analysis of Projects in the TOD
Number of
Bedrooms/Unit
Existing
provided w/o
min. req.
Option #2:
60%
Option #3:
70%
Average ratio of
parking spaces
to bedrooms
57.8% 55% 64%
Without outliers 58.8% 52% 61%
5
Questions for Council Consideration
1. What minimum parking requirement should be
applied in TOD Overlay Zone?
– Option #1: 60% ratio of parking spaces to
bedrooms. (Approved on first reading.)
– Option #2: 60% of existing parking
requirements.
– Option #3: 70% of existing parking
requirements.
6
Thank you.
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ORDINANCE NO. 121, 2013
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING SECTION 3.2.2(K) OF THE LAND USE CODE REGARDING
MINIMUM PARKING REQUIREMENTS IN THE
TRANSIT-ORIENTED DEVELOPMENT OVERLAY ZONE DISTRICT
WHEREAS, the vision expressed in City Plan and implemented in the Land Use Code
calls for a higher concentration of residential density and mixed-use development supported by
investment and infrastructure, including high-frequency transit, streetscape and urban design
improvements, and pedestrian and bicycle facilities in the Transit-Oriented Development
Overlay Zone District (the “TOD”); and
WHEREAS, the Land Use Code presently contains no minimum parking requirements
for multi-family developments within the TOD; and
WHEREAS, the lack of a minimum parking standard for multi-family development
within the TOD was premised upon the full implementation of the above-mentioned
infrastructure investments; and
WHEREAS, given that such investments have not yet been fully implemented, the City
Council has determined that the Land Use Code should be amended to require a certain
minimum number of parking spaces for multi-family developments in order to alleviate concerns
about spillover parking into existing neighborhoods; and
WHEREAS, the Planning and Zoning Board has recommended to the City Council that
Section 3.2.2(K) of the Land Use Code be amended to establish certain minimum parking
requirements in the TOD; and
WHEREAS, the City Council has determined that it is in the best interests of the City that
Section 3.2.2(K) be so amended.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
FORT COLLINS as follows:
Section 1. That Section 2.2.2(K)(1)(a) of the Land Use Code is hereby amended to
read as follows:
(K) Parking Lots - Required Number of Off-Street Spaces for Type of Use.
(1) Residential and Institutional Parking Requirements. Residential and institutional
uses shall provide a minimum number of parking spaces as defined by the standards
below.
(a) Attached Dwellings: For each two-family and multi-family dwelling there shall be
parking spaces provided as indicated by the following table:
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Number of Bedrooms/Dwelling Unit Parking Spaces Per Dwelling Unit*
One or less 1.5
Two 1.75
Three 2.0
Four and above 3.0
* Spaces that are located in detached residential garages (but not including parking
structures) or in attached residential garages, which attached garages do not provide
direct entry into an individual dwelling unit, may be credited toward the minimum
requirements contained herein only if such spaces are made available to dwelling unit
occupants at no additional rental or purchase cost (beyond the dwelling unit rental rate
or purchase price).
OPTION 1:
1. Multi-family dwellings and mixed-use dwellings within the Transit-
Oriented Development (TOD) Overlay Zone shall provide a minimum
number of parking spaces in an amount equal to or greater than sixty (60)
percent of the number of proposed bedrooms in the development.
OPTION 2:
1. Multi-family dwellings and mixed-use dwellings within the Transit-Oriented
Development (TOD) Overlay Zone shall provide a minimum number of
parking spaces in an amount equal to or greater than sixty (60) percent of the
number of proposed bedrooms in the development as shown in the following
table:
Number of Bedrooms/Dwelling Unit Parking Spaces Per Dwelling Unit*
One or less 0.9
Two 1.1
Three 1.2
Four and above 1.8
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OPTION 3:
1. Multi-family dwellings and mixed-use dwellings within the Transit-
Oriented Development (TOD) Overlay Zone shall provide a minimum
number of parking spaces in an amount equal to or greater than sixty (60)
percent of the number of proposed bedrooms in the development as shown
in the following table:
Number of Bedrooms/Dwelling Unit Parking Spaces Per Dwelling Unit*
One or less 1.1
Two 1.2
Three 1.4
Four and above 2.1
2. Alternative Compliance. Upon written request by the applicant, the
decision maker may approve an alternative parking ratio, other than the
minimum required in the TOD Overlay Zone per Section
3.2.2(K)(1)(a)(1), that may be substituted in whole or in part for a ratio
meeting the standards of this Section.
a. Procedure. Alternative compliance parking ratio plans shall be
prepared and submitted in accordance with the submittal
requirements for plans as set forth in this Section. The request for
alternative compliance must be accompanied by a Parking
Analysis.
b. Parking Analysis. A Parking Analysis shall include the following:
1) Data related to expected parking demand based on project
size, location, employees, units, and/or bedrooms. To the
extent reasonably feasible, comparable local and regional
parking demand rates for similar uses shall be utilized
together with the average demand rates for similar facilities
compiled by the Institute of Transportation Engineers
(ITE).
2) Data related to estimated non-vehicular mode usage shall
be determined based on Transportation Impact Study
analysis.
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3) Identification of parking mitigation measures to be utilized
(beyond non-vehicular mode usage and support). Specific
measures to reduce on-site parking demand may include,
but are not limited to:
a) Shared parking.
b) Off-site parking.
c) Parking pricing.
d) Transit pass program.
e) Unbundling parking spaces from residential
dwelling units.
f) Rideshare, guaranteed ride home programs, car
sharing, shuttle services.
g) Enhancements that encourage bicycle and
pedestrian mobility.
h) Other verifiable parking demand reduction
measures.
4) The number and location of parking spaces proposed to be
removed as part of the project, if any.
5) Assignment of parking demand to proposed parking
locations.
c. Review Criteria. To approve an alternative plan, the decision
maker must first find that the proposed alternative plan
accomplishes the purposes of this Section and the TOD Overlay
Zone (3.10) equally well or better than would a plan which
complies with the standards of these Sections. In reviewing the
request for an alternative parking ratio plan in order to determine
whether it accomplishes the purposes of this Section, the decision
maker shall take into account the objective and verifiable results of
the Parking Analysis together with the proposed plan’s
compatibility with surrounding neighborhoods in terms of potential
spillover parking.
. . .
Section 2. That this Ordinance shall terminate and be of no further force and effect at
the close of business on September 13, 2014, unless extended by ordinance of the City Council.
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Introduced, considered favorably on first reading, and ordered published this 20th day of
August, A.D. 2013, and to be presented for final passage on the 3rd day of September, A.D.
2013.
_________________________________
Mayor
ATTEST:
_____________________________
City Clerk
Passed and adopted on final reading on the 3rd day of September, A.D. 2013.
_________________________________
Mayor
ATTEST:
_____________________________
Chief Deputy City Clerk