AgdaPkt 2017-03-27 Closed and Joint SA PFA

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garage conversions would be permitted by right with replacement parking on the driveway. From a policy and practical perspective, staff is concerned about the implications of creating a “dual-track” of zoning regulations – one (much easier set) for accessory dwelling units, and another (more difficult set) for bedroom additions or detached home offices in the rear yard. This dual-track is also inconsistent with the relative impacts of the use on adjoining properties. Staff is recommending additional amendments to ensure consistency with the accessory dwelling unit changes and to provide more flexibility to homeowners. Article 30 (Parking and Loading) – In addition to striking the requirement for an additional parking space, staff recommends that required parking for single-family homes be adjusted. The existing parking ordinance requires two covered spaces, with a third covered space for a fifth bedroom and fractional additional spaces. Many homes were built before this requirement and currently have a one-car garage or only uncovered spaces. This renders the homes nonconforming for parking and strictly limits future additions. The requirement for side-by-side covered spaces requires certain setbacks, distance from other structures, and driveway access and maneuvering. A two-car garage requires 400 sq. ft. of building area and another 400 sq. ft. of driveway area. If the home is older or a more traditional style, it is often not possible to add this form of covered parking without substantial and expensive remodeling that changes the traditional character of the home. With the new law, an ADU would not require any additional parking. A fifth bedroom would require an additional space (covered) but an ADU would not. A garage could be converted to an ADU, with replacement spaces on the driveway, but an expansion of kitchen or living area into the garage would be prohibited. This lacks internal consistency. While providing parking is important for properties, the requirement for “covered” spaces often results in an area not used for parking, but storage or other uses. Residents are not required to park in their garage and often park in the driveway. Maintaining the same number of parking spaces but easing the covered requirement will create more flexibility, reduce the number of nonconforming properties, not create new impacts on street parking, and align our parking requirements with the new State law. Several other jurisdictions in the San Mateo and Santa Clara counties, including Burlingame, Menlo Park, Mountain View, Palo Alto, and South San Francisco have parking ordinances that only require one covered space and one uncovered space (see Attachment 5). Reducing the required number of covered spaces also supports the design for historic properties and is not expected to create a negative impact on property values. 8.B. - Page 5