HomeMy WebLinkAbout8.3 Attch 2 PC pt from 07-10-2012 w/o attchmts OF��Dil�2
�i�✓
19 8 2 STAFF REPORT
j PLANNING COMMISSION
IF'OR���
DATE: July 10, 2012
TO: Planning Commission
SUBJECT: PUBLIC HEARING: PLPA-2012-00028 Zoning Ordinance
Amendments to Chapter 8.08 (Definitions), Chapter 8.36 (Development
Regulations) and Chapter 8.76 (Off-Street Parking and Loading
Regulations)
Prepared By: Mamie R. Delgado, Senior Planner
EXECUTIVE SUMMARY:
The City is initiating amendments to the Zoning Ordinance to bring greater clarity and
consistency to existing regulations. Amendments are proposed to: 1) Chapter 8.08 (Definitions)
to add a new definition for Accessory Storage — Multi-Family; 2) Chapter 8.36 (Development
Regulations) to create a minimum requirement for accessory storage in the R-2 (Two-Family),
R-M (Multi-Family) and comparable PD (Planned Development) Zoning Districts; and, 3)
Chapter 8.76 (Off-Street Parking and Loading Regulations) to establish a consistent guest
parking standard for apartments and condominiums and limit the use of tandem parking for
residential uses. The Planning Commission will review the proposed Zoning Ordinance
Amendments and make a recommendation to the City Council.
RECOMMENDATION:
Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the
public hearing; 3) Take testimony from the public; 4) Close the public hearing and deliberate;
and 5) Adopt a Resolution recommending that the City Council amend Chapter 8.08
(Definitions), Chapter 8.36 (Development Regulations) and Chapter 8.76 (Off-Street Parking
and Loading Regulations) of the Dublin Municipal Code.
Submitted By R04ewed By
Senior Planner Planning Manager
COPIES TO: File
ITEM NO.:
Page 1 of 7
GAPAM20121PLPA-2012-00028 Off-Street Parking&Loading ZOM07.10.12 PCSR Ch. 8.08, 636, 8.76 ZOA.doc
ATTACHMENT 2
DESCRIPTION:
At the February 7, 2012 City Council meeting, Staff presented an informational report on the
status of parking in Area G of Dublin Ranch (Attachment 1). The City Council received the report
and, among other things, directed Staff to prepare Zoning Ordinance Amendments to: 1)
establish consistency between the parking standards for apartments and condominiums; 2)
require a minimum amount of personal storage for attached residential units; and, 3) eliminate
the use of tandem parking to meet minimum parking requirements. The Planning Commission
is being asked to review the proposed amendments and adopt a Resolution (Attachment 2)
recommending City Council adoption of the proposed amendments (Attachment 2, Exhibit A).
Apartment and Condominium Parking Standards
Chapter 8.76 (Off-Street Parking and Loading Regulations) sets forth the minimum parking
requirements by Use Type. Apartments and Condominiums currently have the following parking
requirements:
Table 1. Section 8.76.080.8 Residential Use Types)
RESIDENTIAL USE NUMBER OF PARKING SPACES REQUIRED
Residences
Apartments
Studio 1 covered or garaged per dwelling plus 1 parking
space for unreserved and guest parking.
1 Bedroom 1 covered or garaged per dwelling plus 1 parking
space for unreserved and guest parking.
2+ Bedrooms 1 covered or garaged per dwelling plus 1 parking
space for unreserved and guest parking.
Condominiums
Studio 1 covered or garaged per dwelling plus guest
parking (see below)
1 Bedroom 1 covered or garaged per dwelling plus guest
parking (see below)
2+ Bedrooms 2 covered or garaged per dwelling plus guest
parking (see below)
Guest Parking Projects with 10 or more dwellings shall provide
one additional guest parking space for every 2
dwelling units which shall be marked as a guest
parking space.
The guest parking requirement for apartments is one parking space per unit; for condominiums,
the guest parking requirement is one parking space for every two units resulting in less guest
parking for condominium projects than for apartment projects.
The proposed Zoning Ordinance Amendment would create a consistent guest parking
requirement among both apartments and condominiums as follows (with proposed new text
shown with an underline and strikethrough text proposed to be deleted):
2 of 7
Table 2. Proposed Amendment to Section 8.76.080.8 Residential Use Types)
RESIDENTIAL USE NUMBER OF PARKING SPACES REQUIRED
Residences
Apartments
Studio 1 covered or garaged per dwelling plus 1
unreserved guest parking space per dwelling fer
unreseR�ed and guest parking.
1 Bedroom 1 covered or garaged per dwelling plus 1
unreserved guest parking space per dwelling fer
unreserved and guest Varking.
2+ Bedrooms 1 covered or garaged per dwelling plus 1
unreserved quest parking space per dwelling for
URreserved and guest ,aFking.
Condominiums
Studio 1 covered or garaged per dwelling plus 1 unreserved
guest parking space per dwelling see betew)
1 Bedroom 1 covered or garaged per dwelling plus 1 unreserved
guest parking space per cl)A nc1(&ee--betew3
2+ Bedrooms 2 covered or garaged per dwelling plus 1 unreserved
guest parking space per dwelling(ree-be4ew)
Guest ng
Personal Storage for Attached Residential Units
While some existing multi-family residential developments include personal storage areas for
residents (commonly provided in closets on patios and balconies), the Zoning Ordinance does
not require that personal storage areas be provided thus leaving it to the discretion of the
developer whether to include this amenity in a multi-family project. The proposed Zoning
Ordinance Amendment would require that a minimum of 90 cubic feet of personal storage be
provided per unit for all new multi-family developments in the R-2 (Two Family Residential) and
R-M (Multi-Family Residential) Zoning Districts and comparable PD (Planned Development)
Zoning Districts. Chapter 8.36 (Development Regulations) is proposed to be amended as
follows (with proposed new text shown with an underline and strikethrough text proposed to be
deleted):
Table 3. Proposed Amendments to Section 8.36.020 (Agricultural and Residential
Development Reg ulations
STANDARD A R-1 R-2 R-M
LOT AREA
Interior lot 100 acres 4,000 sq. ft. 8,000 sq. ft. 5,000 sq. ft.
Corner lot 100 acres 5,000 sq. ft. 9,000 sq. ft. 6,000 sq. ft.
3 of 7
LOT SQUARE NA 4,000 sq. ft. and 4,000 sq. ft. and 750 sq. ft. and larger
FOOTAGE PER DU larger as consistent larger as consistent as consistent with
with General Plan with General Plan. General Plan
LOT WIDTH &
FRONTAGE
Interior lot 300 feet 50 feet 80 feet 50 feet
Corner lot 300 feet 60 feet 90 feet 60 feet
LOT DEPTH NA 100 feet 100 feet 100 feet
RESIDENTIAL USE 1 du. 1 Second Unit 1 du 1 Second Unit 2 du's 1 du per full 750 sq.
(maximum per lot) ft. (and larger as
consistent with
General Plan)
SETBACKS
Front 50 feet 20 ft. avg. 18 ft 20 ft. avg. 18 ft. 20 ft.
minimum to garage minimum
(1)
Side 30 feet (2) 10 feet 10 feet (3)
Street Side 50 feet 10 feet 10 feet 10 feet
Rear 50 feet 20 feet 20 feet 30 feet
(1) Living spaces may encroach to 15 ft. from Front Lot Line with Site Development Review on lots up to 6,000 square feet in size.
(2) Side Yard setbacks in the R-1 zoning district shall be a minimum of 5 feet plus one foot for each full 10 feet by which lot width exceeds
minimum lot width up to a maximum of 10 feet
(3) Buildings with 4 or more residences in the R-M zoning district shall have a 15 foot Side Yard on one side.
STANDARD A R-1 R-2 R-M
DISTANCE B ETWEEN 100 feet 10 feet 20 feet 20 feet
RESIDENCES
MAXIMUM LOT NA 40% 1 story, 40% 1 story, 40% 1 story,
COVERAGE 35% 2 stories 35% 2 stories 35% 2 stories
COMMON USEABLE NA NA NA 30 % of net site area
OUTDOOR SPACE
ACCESSORY STORAGE- NA NA 90 cubic feet 90 cubic feet
MULTI-FAMILY (1) minimum per unit minimum per unit
HEIGHT LIMITS (2) (2) (2) (3)
(1) Multi-family accessory storage shall also be provided in comparable PD (Planned Development) Zoning Districts See also Chapter 8.08
(Definitions).
(2) West of Dougherty Road 25 feet and 2 stories; may be increased to 35 feet and 2 stories pursuant to a Site Development Review
approval by the Zoning Administrator. East of Dougherty Road; 35 feet and 2 stories.
(3) 35 feet if 4 or fewer du.; 45 feet if 5 or more du.; 75 feet if 5 or more du. and lot coverage does not exceed 35%.
Staff is proposing a minimum of 90 cubic feet of storage per Unit be provided for the storage of
personal effects. 90 cubic feet consists of a space that is 3'x5'x6' (in any configuration of length,
width and height). While none of the surrounding Tri-Valley cities (Livermore, Pleasanton or San
Ramon) currently have a similar requirement, a number of cities throughout California do have
such a requirement. Table 4 below summarizes a survey of cities that was conducted through
the League of California Cities Housing, Community and Economic Development (HCED)
Listserv:
4of7
Table 4. Multi Family Accessory Storage Requirements Survey
CITY I STANDARD
Square Feet Cubic Feet
Surface Area Volume
Sierra Madre 150 square feet/unit
30-inch min. dimension
Lemoore 32 square feet/unit
Livingston 30 square feet/unit _
Paso Robles 250 cubic feet/unit
Dana Point 250 cubic feet/unit
Lawndale 200 cubic feet/unit
San Dimas 150 cubic feet/unit
Fontana 125 cubic feet/unit
San Gabriel 90 cubic feet/unit
Glendale 90 cubic feet/unit (new construction)
60 cubic feet/unit (condo conversion
3-foot min. dimension
24 s uare feet min. surface area
In evaluating what might be an appropriate size requirement for accessory storage, Staff
selected a size that was small enough that the accessory storage area could not be legally
converted to a habitable room such as an office or bedroom. The minimum size for a habitable
room is 70 square feet with a minimum width of 7-feet.
In addition to adding a minimum requirement for accessory storage in the R-2, R-M and
comparable PD Zoning Districts, a new definition for Accessory Storage — Multi-Family is
proposed to be added to Chapter 8.08 (Definitions) as follows:
Accessory Storage — Multi-Family Residential. The term Accessory Storage —
Multi-Family Residential shall mean a dedicated, enclosed and securable space
located within an individual dwelling unit, an attached or detached individual
garage, or another dedicated space approved by the Community Development
Director, in which occupant(s) of the dwelling unit can store their personal effects.
Accessory Storage — Multi-Family Residential spaces shall not include bedroom
closets, linen closets, pantries or any other areas customarily provided to meet
the day to day functions of the dwelling unit. Accessory Storage-Multi-Family
Residential spaces may be used to satisfy required bicycle storage space.
Tandem Parking
The Zoning Ordinance currently allows for the use of tandem parking within single-family
dwelling unit attached garages. The Tandem Parking regulation (Section 8.76.0601) reads as
follows:
L. Tandem Parking. The Zoning Administrator may approve an off-street
parking program by means of a Conditional Use Permit utilizing limited tandem
(front to back) parking for commercial and industrial uses under unusual design
constraints provided that the development requires 20 or more parking spaces.
Tandem parking is permitted within single-family dwelling unit attached garages.
5 of 7
This may be accomplished by the use of tandem, wedge or other techniques
approved by the Zoning Administrator. The Zoning Administrator may require that
an attendant be on duty during normal business hours.
The proposed Zoning Ordinance Amendment would separate the regulations pertaining to the
use of tandem parking for commercial/industrial uses from residential uses and would limit the
use of tandem parking in residential projects so that it could not be used for required parking.
The proposed amendment would read as follows (with proposed new text shown with an
underline and strikethrough text proposed to be deleted):
L. Tandem Parking. The Zoning Administrator may approve an off-street
parking program by means of a Conditional Use Permit utilizing limited tandem
(front to back) parking for commercial and industrial uses under unusual design
constraints provided that the development requires 20 or more parking spaces.
The Zoning Administrator may require that an attendant be on duty during
normal business hours.
Tandem parking is not permitted to satisfy required parking within single-family
dwelling unit attached garages or multi-family dwelling unit attached garages.
Thi6 may be aGGOMplished by the use of tandern, wedge or other teGhRiques
that an att8Rdant be on duty during normal business hours.
CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE:
The proposed Zoning Ordinance Amendments are consistent with the Dublin General Plan and
all applicable Specific Plans in that the General Plan and applicable Specific Plans include
policies that encourage the development of a variety of housing types including multi-family
housing and the proposed amendments make provisions to facilitate the on-going enjoyment of
residential properties by maintaining adequate parking standards and regulations.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
A Public Notice was published in the Valley Times and posted at several locations throughout
the City. The Public Notice was provided to all persons who have expressed an interest in
being notified of meetings. The Staff Report for this public hearing was also made available on
the City's website.
ENVIRONMENTAL REVIEW:
The California Environmental Quality Act (CEQA), together with State Guidelines and City
Environmental Regulations require that certain projects be reviewed for environmental impacts
and that environmental documents be prepared. Pursuant to the CEQA, Staff is recommending
that the proposed Ordinance be found exempt from CEQA per CEQA Guidelines Section
15061(b)(3). Section 15061(b)(3) states that CEQA applies only to those projects that have the
potential to cause a significant effect on the environment. The adoption of the proposed
Ordinance is exempt from CEQA because the Ordinance does not, in itself, allow the
construction of any building or structure, but it sets forth the regulations that shall be followed if
and when a building or structure is proposed to be constructed or a site is proposed to be
developed. This Ordinance of itself, therefore, has no potential for resulting in significant
physical change in the environment, directly or ultimately.
6of7
ATTACHMENTS: 1) City Council Staff Report dated February 7, 2012,
without attachments.
2) Resolution recommending that the City Council amend
Chapter 8.08 (Definitions), Chapter 8.36 (Development
Regulations) and Chapter 8.76 (Off-Street Parking and
Loading Regulations) of the Zoning Ordinance, with the
draft Ordinance attached as Exhibit A.
7of7