HomeMy WebLinkAbout8.3 PCSR-ZOA Dev Reg & Off Str Parking/Loading OF DU��,2
19 X82 STAFF REPORT
%z PLANNING COMMISSION
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DATE: November 12, 2013
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 City Council approval of amendments to Dublin
Zoning Ordinance Chapters 8.08 (Definitions), 8.36 (Development Regulations) and Chapter
8.76 (Off-Street Parking and Loading Regulations).
Submitted By u keviewed By
Senior Planner Assistant Community Development Director
COPIES TO: File
ITEM NO.: •
Page 1 of 8
DESCRIPTION:
Background
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.
On July 10, 2012, Staff presented proposed Zoning Ordinance Amendments to the Planning
Commission (Attachment 2). During the public hearing, the Planning Commission received input
from a local developer who expressed concerns regarding the proposed multi-family accessory
storage requirement (Attachment 3). The Planning Commission weighed the developer's
concerns and recommended City Council approval of the Amendments with modifications.
Following the Planning Commission meeting, two additional local developers expressed
concerns over the increased parking requirements for condominiums and the inability to use
tandem parking as required parking (Attachment 4). One of the concerns expressed was that
the proposed changes to the parking ordinance would limit the developers' ability to construct
for-sale residential projects on in-fill sites as well as limit their ability to achieve residential
densities greater than 15-18 dwelling units per acre on in-fill sites. As a result, fewer units would
be constructed, thereby lowering land values and limiting opportunities for first-time
homebuyers.
Another concern expressed was that the increase in required parking is contrary to Senate Bill
375 and parking trends in surrounding jurisdictions. The City of Livermore was cited as requiring
1 guest parking space for every 4 units in contrast to Dublin's proposed 1 guest parking space
per unit. The developers also expressed concerns over eliminating tandem parking especially
for smaller, 1- bedroom units. They believe that maintaining flexibility with the use of tandem
parking on in-fill sites could produce affordable by-design for-sale housing for first-time
homebuyers. Ultimately, the developers foresee the changes to the parking regulations as
inhibiting the development of for-sale housing on in-fill sites and facilitating the development of
higher density rental housing. As a result, these developers felt that the proposed changes to
the parking regulations would result in unintended consequences that should be further
evaluated.
On November 20, 2012 the City entered into a Consulting Services Agreement with Economic &
Planning Systems to assist Staff in preparing an economic impact analysis of the proposed
Zoning Ordinance Amendments. The findings of the economic impact analysis were presented
to the City Council on September 3, 2013 (Attachments 5 and 6). The City Council directed Staff
to prepare Zoning Ordinance Amendments to: 1) establish consistency between the parking
standards for apartments and condominiums by requiring 1 guest parking space per unit for
condominium projects; 2) require a minimum of 200 cubic feet of personal storage for attached
residential units with private enclosed garages; and 3) restrict the use of tandem parking to meet
minimum parking requirements except in the Downtown Dublin Specific Plan area.
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The Planning Commission is being asked to review the proposed amendments and adopt a
Resolution (Attachment 7) recommending City Council adoption of the proposed amendments
(Attachment 7, Exhibit A). Each of the proposed amendments is described in further detail below
and can be found in Attachment 8.
ANALYSIS:
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 8.76.0803 (Residential Use Types)
RESIDENTIAL USE TYPES 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 combines the parking requirement for studio and
1 bedroom units into one category since the number of parking spaces required is the same for
both. The proposed Amendment also creates a consistent guest parking requirement among
both apartments and condominiums as follows (with the deleted text shown in strikethr^„^" and
the new text shown in underline):
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Table 2. Proposed Amendment to Section 8.76.080.13 (Residential Use Types)
RESIDENTIAL USE TYPES NUMBER OF PARKING SPACES REQUIRED
Condominiums
Studio and 1 Bedroom 1 covered or garaged per dwelling plus 1 quest parking
space per dwelling which shall be marked as a guest
parking space
2 or more Bedrooms 2 covered or garaged per dwelling plus 1 quest parking
space per dwelling which shall be marked as a quest
parking space
Studio 'I GGyeFed or gaga ed nor dwelling plus guest parking (coo
mow)
I BedrGem 1 Govered er garaged peF dwelling plus guest paking (s
belew)
2+ Bedreems 2 Govered or gaFaged peF dwelling plus guest parking (s
G e6t PaFkiRg PrejeGtS with 10 or more dwellings 6hall pFevide one
additional guest parking spaGe fer every 2 dwel'iRg unit6
whiGh shall be marked as a guest narking sp
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 200 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 as well as the Downtown Dublin Zoning District. Chapter 8.36 (Development
Regulations) is proposed to be amended as follows (with the deleted text shown in e+rikethFo uirh
and the new text shown in underline):
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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.
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 200 cubic feet 200 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 and the Downtown Dublin
Zoning District 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%.
A minimum of 200 cubic feet of accessory storage per unit is proposed for the storage of
personal effects. 200 cubic feet consists of a space that is 5'x5'x8' (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
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through the League of California Cities Housing, Community and Economic Development
(HCED) Listserv:
Table 4. Multi-Fa illy Accessory Storage Requirements Survey
CITY 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 square feet min. surface area
In addition to adding a minimum requirement for accessory storage in the R-2, R-M and
comparable PD Zoning Districts and the Downtown Dublin Zoning District, 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.
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.
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The proposed Zoning Ordinance Amendments would more clearly distinguish between the use
of tandem parking for commercial/industrial uses and the use of tandem parking for residential
uses. The Amendment would further prohibit the use of tandem parking as required parking in
residential projects except within the Downtown Dublin Zoning District where up to 25% of the
required parking in a multi-family project could be tandem parking with approval of a Conditional
Use Permit by the Planning Commission. In order to approve a Conditional Use Permit, the
standard Conditional Use Permit findings and three additional findings would need to be made.
The proposed Amendments would read as follows (with the deleted text shown in strikethrough
and the new text shown in underline):
L. Tandem Parking.
1. Commercial and Industrial Uses. 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.
Tanden; paFking is permitted within single farn"y dwelling URit attaGhed garages. This
the Zoning Administra}^r The Zoning Administrator may require that an attendant be
on duty during normal business hours.
2. Residential Uses in the Downtown Dublin Zoning District. The Planning
Commission may approve an off-street parking program by means of a Conditional
Use Permit utilizing up to 25% of the required parking as tandem (front to back)
parking for multi-family residential uses in the Downtown Dublin Zoning District if all of
the Conditional Use Permit findings can be made and the following additional findings:
a. The allowance of tandem parking will not be detrimental to the project or
surrounding properties.
b. There are adequate provisions for dedicated personal storage that exceed
minimum requirements for accessory storage in multi-family residential projects.
c. Alternative modes of transportation are available in close proximity to the proiect
effectively reducing dependency on the automobile as the primary mode of travel.
3. Residential Uses outside of the Downtown Dublin Zoning District. Tandem (front
to back) parking is not permitted to satisfy required parking within a sinqle-family
dwelling unit attached garage or a multi-family dwelling unit attached garage.
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.
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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) because it can be seen with certainty that the amendments to Title 8 of the Dublin
Municipal Code (Zoning Ordinance) will not have a significant effect on the environment. The
adoption of the proposed 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.
ATTACHMENTS: 1. City Council Staff Report dated February 7, 2012.
2. Planning Commission Staff Report dated July 10, 2012, without
attachments.
3. Planning Commission Meeting Minutes of July 10, 2012.
4. Letters from Kevin Fryer and Pat Costanzo regarding the proposed
Zoning Ordinance Amendments.
5. City Council Staff Report dated September 3, 2013, without
attachments.
6. Economic Impact Analysis prepared by Economic & Planning
Systems, Inc and Joe DeCredico Studio dated June 4, 2013.
7. Planning Commission Resolution recommending City Council
approval of amendments to Dublin Zoning Ordinance Chapters 8.08
(Definitions), 8.36 (Development Regulations) and Chapter 8.76 (Off-
Street Parking and Loading Regulations), with the draft City Council
Ordinance attached as Exhibit A.
8. Proposed Zoning Ordinance amendments in strikethrough/underline
format.
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