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HomeMy WebLinkAboutItem 8.4 Residential Off Street Parking CITY CLERK AGENDA STATEMENT CITY COUNCIL MEETING DATE: November 19, 2002 SUBJECT: Residential Off Street Parking - Discussion of City Requirements Report Prepared by: Jeri Ram, Planning Manager ~ ATTACHMENT: 1. Section 8.76.070.14 of Zoning Ordinance 2. Planning Division Work Program Staff Report dated 10/15/02 RECOMMENDATION: 1. Receive Staff presentation ~'~0rl~. Give Staff direction on whether additional studies should be done on this issue and if it should be added to Staff's work program. FINANCIAL STATEMENT: None at this time. / DESCRIPTION: Councilmember Tim Sbranti has requested that the City Council consider modification of the City's enclosed parking requirement by eliminating the requirement for two enclosed off-street parking spaces and requiring only two off-street parking spaces. In May 1982 (after incorporation) the City of Dublin adopted the Alameda County Zoning Ordinance as the City of Dublin Zoning Ordinance. Over time, the City gradually amended and modified the Zoning Ordinance to address the City of Dublin's needs and issues. Under the Alameda County Zoning Ordinance and the early City of Dublin Zoning Ordinance, two off-street parking spaces were required for single-family residential dwelling units. There was not a requirement for the parking spaces to be enclosed or covered; however, there was a requirement that the two off-street parking spaces could not be parked in a required front yard or the street side yard of a comer lot. This had the effect of not allowing for garage conversions as there was generally nowhere else to park the cars off-street. As the City developed on the west side of Doughtery Road, all the single-family regidential units were built in a conventional style with two car garages and standard driveway lengths. Lot sizes were larger, in general, than they are today in the newly developing areas. These larger lots enable more on-street parking as the distances between driveways where parking is allowed is longer than on the narrower lots. When the Eastern Dublin Specific Plan was approved in 1987, the Plan called for Planned Development Zoning Districts as part of its implementation strategy. This strategy allows for variations in zoning standards (including off-street parking) to accommodate different types of dwelling units. Additionally, the plan's vision is for an urban type of environment. As a result, this more urban plan creates smaller, narrower and denser lot configurations. These narrower lots have less on-street parking, GSAgendasL2002\CCSRoffstreetparkingll-19-02.DOC COPIES TO: In-House Distribution as there is less space between driveways. Additionally, some of the streets are private and have restricted on-street parking areas. Some streets, in fact, do not allow on-street parking at all and special guest parking areas are provided. Some of the residential designs vary the front yard setbacks. This variation in front yard setbacks may also create shorter driveways than are conventional. These driveways do not enable the parking of cars off street, as the automobiles would extend on to the sidewalk. In short, the design of the subdivision and site development review of the homes did not anticipate conversion of the garage to another use. In 1997, the City of Dublin completed a comprehensive revision to the City of Dublin Zoning Ordinance. The revised Ordinance included a new requirement that single-family residential units must have two off- street parking spaces in an enclosed garage. Although Planned Development ZOning Districts have the ability to vary from the Parking Requirements, all Planned Development Zoning Districts for single- family detached units that the City has approved include the requirement for two off-street parking spaces in an enclosed garage. During the past year, Staff has opened several code enforcement cases relating to illegal garage conversions. Staff has worked with the homeowners and informed them of their options under the Zoning Ordinance. Their options are: 1. Applying for a variance and having it approved. Granting of a variance by the Planning Commission or City Council is difficult, as the decision-makers must make all five findings required by State law. One of these findings is that there is something physically unusual about the lot that deprives the property owners from developing their property as others in their zoning district. Very few residential sites in Dublin fit into this category. 2. Apply to change the Zoning Ordinance to allow for garage conversions by removing the requirement for two off-street enclosed spaces; and 3. Return the garage to its required use. This involves removing structures and walls. If the City Council would like Staff to further explore the possibility of amending the off-street parking requirements for single-family residential dwelling units, to allow for garage conversions, issues that would need to be addressed include: · The ability to allow for garage conversions throughout the City when the development patterns in Eastern Dublin were specially tailored for a certain parking configuration; · Equity issues if one portion of the City can convert their garages while the other portion of the City cannot; · Adequacy 0fon-street parking to accommodate those who wish to convert their garage as automobiles have become larger and many families have more than two cars; · Loss of sight lines along residential streets which may increase vehicular and pedestrian accidents; and The change in the streetscape pattern of residential areas as more and more cars move on to the street and off private properties. Additionally, this item would need to be added to Staff's work program and other high priority projects may take longer to accomplish (see Attachment 2). As part of any additional work authorized by the City Council on this item, Staffwould prepare a staff report examining the above issues in greater depth and conduct a survey of Bay Area jurisdictions to see which cities allow garage conversions and which do not. RECOMMENDATION: Receive Staff presentation and give Staff direction on whether additional studies should be done on this issue and if it should be added to Staff's work program. OFF-STREET PARKING AND LOADING REGULATIONS Chapter 8.76 1.' Tree removal/replacement. Where the majority of trees in a parking lot (or proposed parking lot) in a non-residential area are proposed to be removed for aesthetic reasons or for the purpose of increasing visibility for signage, that removal or replacement shall be pursuant to Site Development Review. Removal of trees in phases shall not relieve the applicant of this obligation. m. Impacts to sidewalks/paving. Tree species shall be selected which minimize hfting of sidewalks or pavement. Trees shall be planted within "root barriers" and provided with proper irrigation to assure deep root systems and a minimum of lifting of sidewalks and pavement. n. Driveway buffers. Driveways in multiple residential projects located in the R- ' M zoning district shall be separated from living quarters by a landscaped buffer to the satisfaction of the Director of Community Development. 13. Lighting. Parking areas shall have lighting capable of providing adequate illumination for security and safety. The minimum requirement is 1 foot candle, maintained across the surface of the parking area. Lighting standards shall be energy-efficient and in scale with the height and use of the structure. Any illumination, including security lighting, shall be directed away from adjoining properties and public rights-of-way. 14. Location of Required Parking Spaces a. Single family lot. f. Principal residence. All parking spaces shall be located on the same parcel as the residence they serve, unless provided as a Residential Parking Lot by the Zoning Administrator pursuant to a Conditional Use Permit. The most distant parking space in a Residential Parking Lot shall be not more than 150 feet from the residences they serve. Parking spaces required by this Chapter shall be located within an enclosed garage. Other than the two required garaged parking spaces, a maximum of two vehicles (which shall include, but not be limited to, an automobile, car, / truck, or Recreational Vehicle) may be parked in the following areas if screened by a 6 foot high fence or wall and if at least one side yard is unobstructed to a width of 36 inches: Areas 1, 2, 3a, 3b and 4. Additional parking may occur in area 5a. Parking ',m area 5b shall be as required by Section 8.76.060.E.2. No parking shall occur in area 5c except as permitted by Section 8.76.060.E.4. See Figure 76-2. Parking in a driveway shall not compensate for required enclosed garage parking. No parking shall occur in Area 6. City of Dublin Zoning Ordinance 76-14 Revised November 1, 2002 .-A ACHMENT I L~ 5~: RESIDENCE 4i rY 5b I 6 5c 5a 5b STREET Figure 76-2 1. Rear Yard 2. Area between Rear Yard and rear of residence 3. Side Yard a. Street Side Yard b. Side Yard 4. Area between Side Yard and side of residence 5. Front Yard ' a. Driveway b. Area'between the driveway and nearest Side Lot Line c. Area between the driveway and the most distant Side Lot Line or Street Side LOt Line 6. Area between Front Yard and front of residence. 2. Second Unit parking. Parking for a Second Unit may be located in the Side Setback if specifically permitted by a Conditional Use Permit approved by the Zoning Adm/nistrator. The Conditional Use Permit shall require that acurb cut be provided to City Standards and that an Encroachment Permit be granted by the Director of Public Works. The principal residence shall comply with the requirements of this Chapter. City of Dub'lin Zoning Ordinance 76-'15 Revised NoVember 1, 2002 CITY CLERK AGENDA TATEMENT CiTY COUNCIL. MEETING DATE: October 15, 2002 SUBJECT: CommUnity Development Department, Planning Division Work Program Status Report Prepared by: Jeri Ram, Planning Manager ATTACHMENT: 1. W~rk Program Status Chart RECOMMENDATION: ~Receive staff presentation · FINANCIAL STATEMENT: None at this time. OESCR!F'rION: Attachment 1 is the Work Program for the Planning Division of the Community DevelOpment Department. This list includes the City Council's high priority projects as identified in the Goals and ~jectives 2002-2003, the General Plan Amendment and Specific Plan Amendment Studies as authorized ~hhe City COuncil, other long-range and current planning projects, and code enforcement. Over the past few months, the work program has significantly changed by the addition of two new General Plan Amendment Studies and the discussion at ~the City CoUncil of the postponement of the Scarlett Court Moratorium at the City CoUncil meeting of October 1, 2002. Status: As the City Council can see from the attached Work Program, Staffis making progress on the majority Of the projects. The City has contracted with a new planning consultant who will assist with some of the current planning projects. At the City Council meeting of October 1, 2002, the City Council postponed the scarl'ett Court Moratorium forone year. The City Council also indicated that they would consider postponing Staffwork on the Scarlett Court Specific Plan for 'one year in order to give the property owners an opportunity to Undertake positive changes, within the area. As a result o£removing the Scarlett Court Specific Plan from the Planning Division's Work Program this year, Staffwill have more time to work on other high priority goals of the City Council, that Staffhas not to date begun. Staffing: The Division will have a planner on leave from October 18, 2002 through February 18, 2003. In addition, One planner is still on military leave. While this is unfortunate, Staff will be able to move, forward and complete the high priority projects on schedule using consultant resources, with the exception of the Historic District Specific Plan and the Streetscape Guidelines prOject, which will be delayed by several months. G:kAgendas~2002~ccworkprogram COPIES TO: In-House Distribution ITEM NO. 7'1 /4/ ATTACHMEflT Community Development Department Planning Division Work Program Status October, 2002 High Priority City Council Goals and Objectives Project Status COMPLETION 1. Housing Element Underway April 2003 2. Open Space Implementation Plan Phase i *Underway Jan. 2003 MOU with East Bay Regional Parks District 3. Complete Scarlett Court Specific Plan Delayed one June 2004 Amendment. year 4. Develop plans for Historical District Not Started Sept. 2003 designation of Donlon Way making certain Alamilla Springs and Green Store are included. 5. ' 'Complete rezoning of Downtown Specific Complete July 2002 Plan Areas. 6. Develop a policy and/or ordinance to Underway Nov. 2002 accommodate more community facilities in the City. 7. Develop Streetscape Guidelines. Not Started July 2003 8. Resolve Final Boundaries of Sports Park in Underway Dec. 2002 Eastern Dublin. 9. complete Resource Management Plan for Underway Sept. 2003 Eastern Dublin Property Owners Annexation. 10. Dublin Ranch West Annexation. (Wallis) Underway Aug. 2003 11. complete Silveria Annexation. Nearly Nov. 2002 complete 12. Evaluate Juvenile Hall/Courthouse proposal. Delayed by TBD County 13. -Complete Transit Center Development Nearly Nov. 2002 General Plan Amendment. Complete City Council Directed Projects since the comPletion of the Goals and Objectives 14. IKEA GPA/SPA, PD, SDR Underway April 2003 15. Dublin Ranch Area F Underway TBD 16. Valley Christian Center Master Plan PD Underway Jan. 2003 17. Sustainability Inventory Underway Dec. 2002 18. Bancor Alcosta Project Underway April 2003 19. Bancor Pak & Save Underway July 2003 20. ZO Amendment Residential Temp Signs Underway Dec. 2003 Other Required Community Development Projects 21. Jalisco SDR Underway Dec. 2002 22. Dublin Ranch Area A Neighborhoods Underway Nov. 2002 SDPJCUP 23. Legacy Partners PD Delayed by TBD applicant ATTACHMENT 1 Project Status COMPLETION 24. Zoning Ordinance Amendments Complete Oct. 2002 25. Honda PD, SDR Underway Dec. 2002 26. General Plan Integration Underway Dec. 2002 27. GPA for replacing General Plan Maps Underway Dec. 2002 28. TH Valley Auto SDR Complete Aug. 2002 29. Palace Auto SDR Nearly Oct. 2002 Complete 30. Pistone SDR Delayed by TBD HOA 31. Tamarck Variance Neady Nov. 2002 Complete 32. Black Mountain Implementation Underway April 2003 33. Black Mountain lot 7 SDR Underway Feb. 2003 34. Quarry Lane SDR Underway Feb. 2003 35. Cottonwood MSP Nearly Nov. 2002 Complete 36. Code Enforcement On-going 37. Dublin Ranch Area G Implementation Underway Jan. 2005 38. Dublin Ranch Area A Implementation Underway Jan. 2004 39. Castle Companies ~1180" Scarlett Place Underway May 2003 ~ Duets Implementation 40. Ironhorse Trail Apartments Implementation Underway May 2003 41. Waterford Implementation Underway April 2003 42. Gallucci Collision Center SDR Underway Feb, 2003 43. Agorra SDP,/CUP Delayed by TBD Applicant 44. Shell MSP Delayed by TBD Applicant 45. Greenbrier Phase III, PD SDR, TM Underway June 2003 ;46. EDPO Land Use Plan Update RMP required TBD to be completed . . . . 47. DSRSD Water Council On-going 48. American Tire SDR Underway Oct. 2002 49. Downtown Monument Program Underway Nov. 2002 ATTACHMENT 1