To: Honorable Mayor and Members of Town Council
Through: David L. Corliss, Town Manager
From: Tara Vargish, PE, Director, Development Services
Kevin Wrede, Planning Manager
Title
Discussion/Direction: Multi-family Parking Requirements
Body
________________________________________________________________________________
Executive Summary
Town Council directed staff to research current multi-family parking standards within the Town, to aid in determining if the Town requirements need to be modified. Multi-family parking is regulated in Town by either the Municipal Code parking requirements in Title 17, or by one of the eight planned development (PD) plan zoning regulations which apply to specific locations in Town.
Staff has compiled the various code and planned development zoning sections that regulate multi-family parking requirements within the Town of Castle Rock, as well as reviewed multi-family parking requirements in neighboring jurisdictions. To aid in comparing the various regulations, an example 200-unit development project is presented to demonstrate how each code section, custom planned development regulation, and peer jurisdiction would result in required parking. The chart shows the various Municipal Code and PD parking requirements for this example 200-unit multi-family development.
For the 200-unit example; Dawson Trails, Castle Meadows IO, Terrain, and Woodland Crossing PDs have parking requirements that result in the greatest number of spaces, followed by the Municipal Code multi-family parking requirements. Promenade and Meadows Town Center multi-family round out the regular multi-family requirements. Senior multi-family regulations in the Municipal Code, Alexander Place, and Auburn Ridge all resulted in less parking spaces than non-age-restricted regulations. And Downtown multi-family developments require the least amount of parking spaces in Town.
Changes to the Municipal Code town-wide parking regulations will not change PD regulations for areas that have vested rights through their vesting period. The following five PDs are vested: Castle Meadows IO through 2035, Dawson Trails through 2052, Meadows through 2028, Promenade through 2035, and Terrain through 2028. Alexander Place, Auburn Ridge, and Woodlands Crossing PDs are not vested, therefore any town-wide code changes would apply to those areas.
Council also asked staff to reach out to Castle Rock Development Company (CRDC) regarding the Meadows Town Center parking standards in general, as they relate to non-residential parking as well. CRDC has prepared a memo summarizing the Town Center parking, and the shared parking agreements across the area. This memo is attached as Attachment A.
Staff Recommendation
Staff has presented the current Town requirements for multi-family parking town-wide, downtown only, and in custom planned development areas. These have also been compared to neighboring jurisdictions. In some cases, the Town of Castle Rock multi-family parking requirements are higher, and in some they are lower. Senior and downtown multi-family parking appear consistent with neighboring jurisdictions and with custom PD areas.
If Town Council directs staff to propose changes to the Town’s multi-family parking requirements, staff recommends engaging with the multi-family development community to better understand the impacts of a proposed change. Additional research would be recommended for multi-family parking trends and needs for three main areas: multi-family (non-age-restricted); age-restricted parking needs; and downtown-specific multi-family parking needs.
Any code changes to the Town’s parking requirements for multi-family parking would not affect the five vested Planned Developments areas unless changes were made after their vesting periods expired. Dawson Trails is vested through 2052, Castle Meadows IO through 2035, and Terrain through 2028. All three of these PDs have higher parking requirements than the Municipal Code. Meadows is vested through 2028 and Promenade is vested through 2035. Code changes made after those dates would apply to those PD areas if there were any future multi-family developments in those areas.
The map below shows the areas highlighted in yellow that would most likely be affected by any future parking code changes for multi-family, as they are not in vested PD areas. Areas that are not highlighted in yellow would not be affected by a proposed change to multi-family parking regulations at this time.
Proposed Motion
If Council desires to change the municipal code for multi-family parking, here are some proposed motions to consider:
“I move to direct staff to engage the multi-family development community related to (pick area of interest: regular multi-family, senior multi-family, and/or downtown multifamily) and bring back feedback and a recommendation for changes to the parking standards”
“I move to direct staff to bring back an ordinance that changes the Municipal Code for (pick area of interest: regular multi-family, senior multi-family, and/or downtown multifamily) to ___X__ spaces per unit, for Council consideration.”
Attachments
Attachment A: CRDC Meadows Town Center parking memo