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Recommendation: Modify the single-family parking requirement to one covered and one <br />uncovered space, with the possibility for a tandem configuration. Remove the <br />requirement for an additional covered space for homes with five or more bedrooms. <br /> <br />Homes with Nonconforming Parking – The Zoning Ordinance has criteria and findings <br />for how homes with nonconforming parking may be modified or expanded. Currently, <br />homes with accessory dwelling units or more than three bedrooms cannot be expanded. <br />This restriction is not compatible with the State-mandated requirements for ADUs or <br />other amendments proposed by staff. <br /> <br />Recommendation: Amend the findings to allow more than three bedrooms or an <br />accessory dwelling unit in the case of nonconforming parking. The following findings <br />apply to properties that do not have the required number of spaces: <br /> <br />1. The addition does not occupy existing available parking area; <br />2. The structure is located in the RH, R-1, R-2, R-3, R-4, or R-5 Zoning Districts; <br />3. The structure will not exceed two thousand (2,000) square feet in total living area <br />after the enlargement is completed, except as provided in subsection 5 of this <br />section; <br />4. The driveway meets the standards of Section 30.9 (Access Drives); and parking <br />access and backup constraints do not prohibit use of the existing space. <br />5. The square footage limitation of two thousand (2,000) square feet may be <br />exceeded with a Use Permit subject to meeting the following additional <br />criteria: <br />a. That the total net enlargement will not exceed two hundred (200) square <br />feet (gross) over the life of the subject property; <br />b. That the enlargement not require a variance or other additional special <br />exception other than for the existing nonconforming parking condition. <br /> <br />Section 36.5 (Accessory Buildings) – This section limits accessory structures to two <br />water fixtures. This limitation was designed to discourage or prevent unauthorized <br />conversion to ADUs. As ADUs are now allowed in any detached structure regardless of <br />setback with no additional parking, it will be much easier for homeowners to create legal <br />units. With the current law, an ADU with multiple water fixtures could be permitted in a <br />detached structure. With that in mind, limiting all other structures to two water fixtures is <br />no longer logical. <br /> <br />In addition, staff has noted some difficulties with the provisions limiting wall height for <br />accessory structures and ADUs. This is limitation prohibits gables and requires a hipped <br />roof – see Figure 2. <br /> <br />Figure 2 – Roof Types for Accessory Structures <br />8.B. - Page 6