Zoning code amendment parking in mixed useTown of Avon
Zoning CodeAmendment
Staff Report
November 18, 1997 Planning & Zoning Commission meeting
Report date
December 20, 2019
Introduction
Al Williams has submitted an application to amend Section 17.24.020 6. of the Municipal Code, Reduction in Parking Requirements for Mixed-use projects, to allow uses with reserved
parking to be eligible for the 15 percent parking reduction. Section 17.24.020 6. currently allows the Planning and Zoning Commission to grant 15 percent parking reductions in mixed-use
projects if certain conditions are met. This includes that no parking spaces are reserved for use, except by handicapped persons.
This section also contains language that can be interpreted to mean special review uses are not eligible for this reduction. The language was intended to state that the special review
process is not required for parking reductions. The amendment would clarify this language.
Rezoning Review Considerations
According to the Town of Avon Municipal Code, Section 17.28.080, the following evaluations shall be made in reviewing rezone applications. The Code does not include specific provisions
for Code Amendment requests; however, staff has evaluated the proposal based on the required written statement and the rezoning amendment criteria.
Need for proposed amendment.
The applicant has requested that developments with reserved spaces be eligible to apply for parking reductions. The need for the amendment is that there are some circumstances where
reserved parking can be beneficial to projects and the Town. For example, “close in” or garage spaces could be reserved for car poolers. Another example is in very large projects,
reserving spaces for example for residents could ensure they would have a space available in a parking garage. The applicant’s experience is that underground spaces are not always
utilized by customers and it is better to have them reserved for tenants, leaving surface parking spaces for customers.
Staff supports revising the code to allow projects with reserved spaces to be eligible for the parking reduction under certain circumstances, where the applicant can demonstrate that
the reserved spaces will not significantly affect the availability of parking for the project.
The code amendment would also clarify that special review uses are eligible to apply for parking reductions. Staff supports making this language clearer.
Present and future impacts on the existing adjacent zone districts, uses, and physical character of the surrounding area.
The impacts would be assessed with specific applications.
Availability of utilities for any potential development.
Not applicable
Present and future impacts on public facilities and services, including but not limited to fire, police, water, sanitation, roadways, parks, schools, and transit.
The amendment would not result on impacts to public facilities. They are already in place to serve the high-density development allowed in the Town Center Zone District.
The relationship between the proposal and the town comprehensive plan.
The amendment is not in conflict with the Comprehensive Plan.
Goal E2 is to “provide an adequate supply of automobile parking, both public and private, to serve the needs of the community.” The code amendments would not directly impact the supply
of parking. The decision on reductions would remain discretionary on the part of the Planning and Zoning Commission based on the criteria for parking reductions.
Public benefits arising from the proposal.
The code amendments would allow more flexibility in reviewing applications for parking reductions allowing developments to tailor their parking program for the specific uses proposed.
It could also be used to encourage alternative modes of transit such as bicycling, car-pooling, buses, and walking. Staff recommends that projects be required to contribute to alternative
modes as a condition of receiving parking reductions. An additional benefit is the reduction in paved areas in developments where the spaces are not needed.
Rezoning Review Criteria
Is the proposed rezoning justified by changed or changing conditions in the character of the area proposed to be rezoned?
Not applicable.
Is the proposed rezoning consistent with the town’s comprehensive plan?
See discussion Number 5 above.
Is the proposed use(s) compatible with the surrounding area or uses?
Parking reduction requests will continue to be processed on an individual application basis to assess potential impacts.
Are adequate facilities available to serve development for the type and scope suggested by the proposed zone?
Not applicable
Staff Recommendation
Staff recommends approval of the Municipal Code Amendment with modifications. One of the modifications includes requiring a program to encourage alternative modes of transportation
in order for the development to receive a parking reduction. The alternative modes program should be roughly proportional in reducing the number of automobiles on-site to the number
of parking
spaces eliminated by the reduction. This will help offset the reduction in parking spaces and encourage the use of alternative modes in Avon.
Recommended Motion
I move to approve Resolution 97-13, recommending approval to the Avon Town Council of the amendment to Section 17.24.020 6. of the Avon Municipal Code to allow uses with reserved parking
to be eligible for a 15 percent parking reduction and to clarify that special review uses are eligible for reductions with the following modifications:
Reserved spaces be allowed only where the Planning and Zoning Commission determines that the reservation of spaces will not significantly affect the availability of parking spaces within
the development.
That Section 17.24.020 8., Reduction in parking for large single use projects, also be amended to reflect the code revisions for Section 17.24.020 6.
That Sections 17.24.020 6. and 8. be amended to add a new criteria; that the development includes a program to encourage alternative modes of transportation such as providing pedestrian
and/or bicycle facilities, car pool incentives such as reserved spaces for "car poolers", programs to encourage transit and car pooling, or facilities for transit such as bus stops
or shelters where appropriate. The alternative modes program must reasonably demonstrate a reduction in parking space demands roughly proportional to the requested parking reduction.
If you have any questions regarding this project or any planning matter, please call me at
949-4280 (extension 131), or stop by the Community Development Department.
Respectfully submitted,
Karen Griffith, AICP
Town Planner
Planning & Zoning Commission Action
( Approved as submitted ( Approved with conditions (noted below)
( Denied ( Tabled ( Withdrawn by applicant
Conditions of approval, reasons for tabling or withdrawal of application, or basis for denial (refer to code or guidelines by number):
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Signed:
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Jack Hunn, Chair
Attest:
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Sue Railton, Secretary