SunnyvaleRTC

July 20, 2004

SUBJECT: 2004-0162 - City of Sunnyvale Study Issue – Determine the Feasibility of Using City-Owned Property for Storage of Recreational Vehicles, Boats and Trailers

REPORT IN BRIEF

In October 2003, the City Council adopted new zoning standards that restrict the parking of recreational vehicles, boats, and trailers on private property in residential zones. In conjunction with the approval of these new standards, the City Council also directed staff to initiate a study that would investigate the possibility of using City owned land for long-term recreational vehicle parking. The purpose of this study issue is to complete the following: 1) research the availability of City-owned land, 2) determine if these lands are appropriate for use as long-term storage yards, and 3) make a recommendation whether or not long-term parking is a feasible option in these locations.

In conjunction with the Department of Public Works, Planning staff has evaluated five City-owned properties for the possibility of long-term storage for recreational vehicles. Each site has been evaluated with respect to size, location and need for investment or improvement. Research indicates there is a demand for locations that can enable parking of recreational vehicles. Staff notes that each of the five locations considered present considerable obstacles in terms of size, location and costs to bring into use. The most appropriate location, as noted in this report, would be the site located near Highway 237 and Fair Oaks Way. Staff notes that considerable upgrades to the site are needed to support RV parking which would require significant financial investment.

On June 28, 2004, the Planning Commission considered this study and concurred with staff recommendation, with a 5-1 vote, to conclude the study and not to invest in a recreational vehicles, boats and trailers storage project on City Property.

BACKGROUND

This past year the City Council adopted new zoning standards that restrict the parking of recreational vehicles, boats, and trailers on private property in residential zones. At that time, the City adopted an ordinance requiring the parking of recreational vehicles within the front yard to be positioned perpendicular to the street. The ordinance will go into effect on January 1, 2005. In conjunction with the approval of these new standards, the City Council also directed staff to investigate the possibility of using City-owned land for long-term recreational vehicle parking.

The City owns five properties which are not used as public facilities (e.g. parks, fire stations, civic center, community center, etc.) nor developed as single- family homes or commercial or industrial complexes. These five properties may have the potential for the storage of recreational vehicles. As part of the study, staff reviewed specific site characteristics and conditions at each location. Staff has also reviewed the capital costs required to improve each site in order to meet practical standards for the proposed use. Specific sites differ in their need for adequate paving, lighting, fencing or other security measures.

Research conducted last year indicated an increase in RV sales over the past few years. The report cited a reason for the increase due to increased travel within the U.S. due to the events of September 11, 2001. Additionally, the aging baby boomer population is now becoming the typical demographic for ownership of such vehicles. Lower interest rates are making purchases of recreational vehicles and boats more feasible.

A survey of local storage facilities within the San Jose area indicates a low vacancy rate. The vacancy rate, prior to September 11 2001, remained around 10% while recent numbers represent a rate of less than 5%. In fact, many of the facilities maintain a waiting list for these spaces.

Local storage companies typically offer 30 and 40-foot deep parking spaces. Longer RV units or larger boats require 40 foot spaces while 30 foot spaces can accommodate small and medium sized motor homes and boats. These spaces could be combined to allow for the parking of oversized vehicles. The typical width for a parking space is approximately 12 feet. An additional 26 feet of free area is needed for a vehicle to back-up.

Definition of RVs, trailers, and boats

A previous study defined RVs, boats, and trailers as registered vehicles that are not considered passenger vehicles. For clarification purposes, the following chart includes definitions used by the Department of Motor Vehicles.

Vehicle Type

Description of Vehicle

Boat

Vessel of any kind, whether self-propelled or propelled by any other means, including sailing vessels and all other structures adapted to be navigated on water from place to place for recreational purposes or for the transportation of merchandise or persons.

Camp Trailer

Vehicle typically 13 - 35 feet in length and so constructed as to be drawn by a motor vehicle using a hitch, capable of human habitation for camping or recreational purposes

Fifth Wheel

Vehicle typically 17 - 40 designed for recreational purposes to carry persons or property on its own structure and so constructed as to be drawn by a motor vehicle by means of a kingpin connecting device.

Passenger Vehicle

Any motor vehicle designed, used and maintained primarily for the transportation of persons for noncommercial purposes. A passenger vehicle does not include a motor vehicle designed and equipped for human habitation, excepting a motor vehicle to which a Camper Shell has been attached.

Recreational Vehicle

A motor vehicle designed and equipped for temporary human habitation. A motor home can be divided into two types: the larger one is built on a truck chassis with a gasoline or diesel engine and is capable of traveling long distances due to a large fuel capacity. The smaller or mini-motor home is built on a modified van chassis and usually has a section that overhangs the cab.

Truck Camper

A detachable section or accessory designed to be mounted upon a motor vehicle and to provide facilities for human habitation, camping purposes or storage.

EXISTING POLICY

General Plan Goals and Policies

The following General Plan policies and goals apply to the subject discussion.

Goal or Policy

Land Use and Transportation Element

Policy N1.4 Preserve and enhance the high quality character of residential neighborhoods.

Land Use and Transportation Element

Action Statement N1.1.1: Limit the intrusion of incompatible uses and inappropriate development into city neighborhoods.

Land Use and Transportation Element

Action Statement N.1.1.5: Establish and monitor standards for community appearance and property maintenance.

Housing and Community Revitalization Sub-Element

Policy C.2: Continue to encourage and assist property owners to maintain existing developments in a manner that is aesthetically pleasing, free from nuisances, and safe from hazards.

DISCUSSION

One element of the study was to determine the demand for storage sites that can allow accommodation for recreational vehicles. Staff first conducted a survey of mobile home parks in Sunnyvale to determine vacancy rates for recreational vehicles. In many cases, these RV spaces were only available to residents of the mobile home park. Some mobile home parks did not have the capacity to store recreational vehicles while others had only a few spaces remaining. The Shurgard Storage Company has recently submitted a project to the City of Sunnyvale that would provide 28 new parking spaces for recreational vehicles. If approved, this additional area would offset some of the public need for offsite storage of these vehicles.

Recreational vehicle storage sites are typically maintained with the following characteristics:

Paved surface
Fencing
Adequate lighting
Security personnel on site (typically around the clock)
Surveillance video and alarm system
Minimum #125 of spaces unless combined with another use

Staff has also contacted several storage facilities that offer parking for RV, trailer, and boats in the area and found the following information:

Storage Facility / # of spaces

Monthly Rate

Vacancy Rate

30 ft space

40 ft space

Perdon's Boat and RV Storage – Milpitas / 500 spaces

$82/ mo.

none

5%

Huston's RV Storage - San Jose / 140 spaces

$50/ mo.

none

1%

Lock-n-Store – Cupertino /

65 spaces

$75/ mo.

$125/ mo.

3%

All Aboard Storage – Sunnyvale / 113 spaces

$103/ mo.

$134/ mo.

5%

DeAnza Storage - Mountain. View / 189 spaces

$109/ mo.

$125/ mo.

2%

Averages

$84/ mo.

$128/ mo.

3.2%

Staff has evaluated five City-owned sites for the possible use of recreational vehicle parking. Each of the five sites differed in terms of location, size and existing conditions. The following discussion evaluates each site in terms of compatibility within the neighborhood, necessary improvements, and overall practicality for the use. The location of each site is noted in Attachment 1. Photos of these sites are located in Attachment 2. The Department of Public Works provided costs to improve each site for this use. The approximate costs related to improvements and maintenance are noted for each of the five sites in Attachment 4. Staff notes that this chart does not include needed security enhancements that would further increase financial investment. Security costs could include surveillance personnel and/or cameras for the site.

S. Wolfe Avenue and Homestead Road (Old Well Site)

The site is approximately 10,000 square feet and is zoned R-3/PD (Medium Density Residential / Planned Development). A storage site for recreational vehicles is not considered a compatible use for this site as single-family homes are adjacent. Noises associated with moving vehicle within this site would be considered a nuisance. Improvements to the site would likely cost $45,100. This evaluation is based on needed pavement, lighting, fencing and landscaping and irrigation. Annual maintenance would cost approximately $5,000. It is estimated that the site would be able to hold approximately 15 recreational vehicles (40 feet in length). Nearby uses include single family residential to the north and commercial uses south of the site. The annual market rent would range from approximately $7,800 to $15,600 per year (at a rate of $50-$100 per space, per month). Staff considers the site to be too small and not compatible with the surrounding area for the storage of vehicles.

Mary Avenue and Bidwell Avenue (970 W. Evelyn Avenue)

The site is currently Zoned C-4 and is located behind an existing gas station at W. Evelyn and S. Mary Avenue next to single family homes on Bidwell Avenue. This site is approximately 13,000 square feet. The site is currently leased to Calwest Towing and generates $1,700 – $1,800 per month. Currently access to the site can be attained through the adjacent private property (gas station). An additional driveway from Bidwell Avenue could be created to allow direct access. Staff notes this option may not be ideal and could cause disruption to the surrounding single-family neighborhood. The site has the potential to hold up to 17 recreational vehicles. The site requires the least amount of improvement of the five selected sites with only $12,200 needed for design and lighting expenses. The annual market rent would range from approximately $10,200 to $20,400.

S. Wolfe Avenue & E. Evelyn Avenue Underpass

This City-owned site is located directly underneath the S. Wolfe Avenue and E. Evelyn Avenue underpass. The 10,000 square foot site is located in an industrially zoned area between a business park and high density residential uses to the west. Currently, access to the site is difficult, but could be improved to accommodate recreational vehicles with cooperation from the adjacent site. Improvement to the site would include needed upgrades to paving surfaces and lighting that would total $40,100. Although the site is zoned M-S (Industrial), staff does not recommend this location, due to possible security issues related to the low visibility of this location and the limited capacity. The site could accommodate approximately 13 vehicles and would yield an annual market rent that would range from approximately $7,800 to $15,600.

Mathilda Avenue & W. California Avenue Underpass

A property owned by the City located underneath the N. Mathilda Avenue and W. California Ave. underpass requires access from a private property through a public access easement to be used for storage of recreational vehicles. Alternative access to the site could be created from an adjacent residential street (San Andreas Court). This site is approximately 40,000 square feet. Although, the site is already paved, improvements to lighting, fencing and landscaping would total $32,600. The site has historically been utilized as a staging area for projects located in the downtown area. This ability would be lost with an alternative use for the site. Although the site may have a larger capacity for RV storage (up to 50 spaces), the site is located next to a single- family neighborhood and would require considerable aesthetic improvement. The annual market rent would range from approximately $30,000 to $60,000.

Fair Oaks Way & Persian Way (Near Highway 237)

The largest of the sites chosen for this study is located at Fair Oaks Avenue and Persian Way near Highway 237. The 70,000 square foot site is near major transit corridors, and is north of the Traditions townhouse development. Historically, the City has allowed lease of the property to City contractors for various projects and the revenue has been considered minimal. The site could potentially provide the most area for parking of vehicles. However, the property would require the most investment ($304,000) for improvements in order to operate a storage site. Unlike the other four sites chosen for this study, extensive improvement is required for paving and landscaping. Residents located near the site want to ensure that any proposed use is not visually obtrusive to the adjacent residential area. The site could provide close to 90 spaces with an annual market rent that would range from approximately $54,000 to $108,000.

Leasing a Site for Private Use

The City could further explore the possibility of leasing of a City –owned site to a private company for this use. Leasing a site to another operator reduces the City’s liability for maintenance and security. As required by current Municipal Code, a Use Permit would need to be acquired for this use at any location. The Use Permit would ensure that the proper upgrades to the site are installed prior to the operation of the use. These conditions of approval can ensure adequate paving, landscaping, fencing and other security or environmental related concerns are addressed for the site. A public hearing would also enable nearby property owners or residents the ability to speak or give testimony in favor or against any new proposal.

City staff has explored lease options to storage company operators and discussions have indicated that a minimum area for a feasible operation would require space for 125 recreational vehicles. The five sites that have been explored do not appear to have enough area to fulfill this standard. Smaller sites are not considered practicable unless only minimal improvement is required (fencing). It has been indicated that smaller sites may not be practical and are believed to be less attractive to RV owners due to the lack of the investment in security.

Private Storage Facilities

The City could wait for the market place to catch up with demand. For example, the Shurgard Storage Company on Stewart Drive, has recently submitted a project with the City of Sunnyvale that would enable 28 new parking spaces for recreational vehicles. This additional area would offset some of the public need for offsite storage of these vehicles.

ENVIRONMENTAL REVIEW

This study issue is exempt from CEQA since the activity has no potential for causing a significant effect on the environment under the general rules of CEQA that applies to "projects." The study is not considered a project. If the City Council decides to select a site for the proposed use of recreational vehicle storage, appropriate environmental review would need to be conducted.

FISCAL IMPACT

If the City were to operate a location for recreational vehicle storage, the costs of upgrading the site as mentioned in the report would eventually be offset by revenue generated by leasing spaces for storage. The annual operation and maintenance expenses of a site would range from $5,000 to $15,000. If a site was leased to a private company, the City could generate $10,000 to $20,000 a year based on preliminary estimates.

PUBLIC CONTACT

Notice of Public Hearing

Staff Report

Agenda

Published in the Sun newspaper

·         Sent to 220 property owners & residents located near possible site for long term storage of recreational vehicles and those who expressed interest in previous RV study related to new parking requirements

·         Posted on the City of Sunnyvale's Website

·         Provided at the Reference Section of the City of Sunnyvale's Public Library

·         Posted on the City's official notice bulletin board

·         City of Sunnyvale's Website

·         Recorded for SunDial

Staff has sent notices to residents located near the five sites that are considered for the storage of recreational vehicles and to those people who have expressed interest related to recreational vehicle parking in the previous study issue. Staff has received little feedback regarding concerns, objections and other comments related to the study. Staff has received two email letters regarding the study (Attachment 3). An outreach meeting was held on June 10, 2003 at the Community Center. At that meeting, a Sunnyvale resident expressed interest for an additional location in Sunnyvale that could accommodate recreational vehicle parking.

On June 28, 2004, the Planning Commission considered the Study Issue and concurred with staff recommendation to conclude the study and not to invest in an RV storage project on City property in a 5-1 vote with Vice Chair Moylan dissenting and Comm. Fussell absent. There were two members of the public who spoke in support of finding a storage site and one against the use of City properties for storage purposes. A resident of the “Traditions” townhouse development spoke against utilizing the nearby site (Fair Oaks Way & Persian Ave.) for recreational vehicle storage. (See Planning Commission Minutes in Attachment 5 for more detail.)

Staff recommends that the City not pursue the option to provide City-owned land for R.V., boat and trailer storage. The investment in capital improvements is significant as well as the liability and maintenance costs.

Alternatively, direction could be provided to staff to solicit bids from potential storage operators for the Fair Oaks/Highway 237 site and evaluate the feasibility of that site further when bids are reviewed.

ALTERNATIVES

1. Conclude this study and not invest in an RV storage project on City property.

2. Solicit bids from potential storage operators for the Fair Oaks Way and Highway 237 site and evaluate the feasibility of that site further when bids are reviewed.

RECOMMENDATION

Alternative 1

Prepared by

Ryan Kuchenig
Project Planner

Reviewed by

Gerri Caruso
Principal Planner

Reviewed by:

Trudi Ryan
Planning Officer

Reviewed by:

Robert Paternoster
Director, Community Development

Reviewed by:

Marvin S. Rose
Director, Public Works