The Los Altos City Council Nov. 25 voted unanimously in favor of extending a parking moratorium on medical businesses in the city.
The vote came after the September approval of a 45-day freeze that would prohibit the relocation, expansion or development of new facilities while city staff reviewed the various parking demands by medical businesses. Existing facilities are not affected by the moratorium.
The council approved the freeze after the Planning and Transportation Commission (PTC) suggested reviewing the matter following approval of the 86 Third St. development last year. At that time, some commissioners questioned whether the mixed-use project – which includes housing and office space – had a sufficient parking supply. The current standard is that mixed use is the same as general office use requirements – one space per 300 square feet of structure.
In a report to the council, Los Altos City Attorney Jolie Houston noted that the extension, which runs through July 25, would allow city staff additional time to investigate the matter and determine whether any zoning amendments are needed.
Prior to her vote, Mayor Megan Satterlee said due diligence on the matter was needed so that any potential ordinance change in the future doesn’t negatively impact parking downtown or in other medically zoned areas of the city.
“I think what we’re doing is the right answer, because we do not know what the right parking standard is – I’m convinced of that,” she said.
Lack of certainty presents complications
However, Dr. David Boschken, owner of Los Altos Orthodontics on Altos Oaks Drive, told the council that he’s concerned a potential eight-monthslong freeze would hamper plans for his family’s 40-year-old business.
The third-generation orthodontist specifically noted that his lease is slated to expire in the near future, prompting him to look at new office locations in the city. Boschken said he’s planning to negotiate the purchase of more than half of the office space in the 86 Third St. development, which remains under construction but becomes available for purchase in April.
He added that the lack of certainty over what, if any, ordinance changes may come would only complicate his efforts.
“I can take my business to Mountain View – but it’s kind of hard to call your business of 40 years ‘Los Altos Orthodontics in Mountain View,’” said Boschken, who instead suggested that the city consider issuing conditional-use permits to medical-use businesses like orthodontics.
Andrew Pattisson, a local commercial real estate broker, warned that a long wait on potential ordinance amendments could negatively impact his business.
“It really would limit the tenants we can attract,” he said.
Houston countered that while the moratorium extends into the summer of 2015, city staff would likely bring the issue to the PTC for review as early as mid-December.
“We really anticipate this coming forward in the next month or so,” she said.
Los Altos Assistant City Manager James Walgren added that the length of the moratorium was simply a matter of giving city staff enough elbow room to work through any changes during the city’s review process.
Barring any delays, Walgren said the council could review and potentially adopt any ordinance amendments before the end of the first quarter in 2015. Amendments go into effect 30 days after final adoption.
