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Home My WebLink About3.5 5 TOWN OF LOS ALTOS HILLS December 9, 1998 Staff Report to the Planning Commission RE: PROPOSED ORDNANCE AMENDING SECTION 10-1.601 OF THE TOWN'S ZONING CODE TO REQUIRE THAT A MINIMUM OF TWO (2) PARKING SPACES BE ENCLOSED IN A GARAGE; AND ADOPTION OF NEGATIVE DECLARATION. FROM: Curtis Williams, Planning Direq J`'_ RECOMMENDATION That the Planning Commission: Recommend to the City Council adoption of the proposed Negative Declaration and adoption of the attached ordinance amendment. BACKGROUND On July 8, 1998, the Planning Commission considered ordinance language to require some of the required parking on a site to be enclosed within a garage. The amendment was drafted in response to concerns of the Commission that some properties were being developed to the maximum floor area allowance without a garage, which was detrimental in two respects. First, as a garage is an expected accessory use to most residences, a variance may be required (and in fact had been requested and approved) for such sites where garages were not initially approved,.but subsequent owners felt the need for a garage. Second, a garage provides room for storage as well as for parking, and as such • generally enhances the attractiveness of the site. The Commission suggested that requiring a three-car garage would be appropriate, except that for lots with an MFA of 4,000 square feet or less, only a two-car garage should be required. On September 2, 1998, the City Council considered the Commission's recommendation, and determined that the ordinance should only require a minimum of two parking spaces to be enclosed in a garage. The Council directed staff to prepare the amendment.in ordinance format and to schedule appropriate public hearings at the Planning Commission and Council. Staff had initially scheduled this hearing for November 11, 1998, but had to reschedule to December due to the Commission's change of meeting date. DISCUSSION The attached draft ordinance (added language in bold) would amend Section 10-1.601 of the Zoning Code. The current ordinance provision requires four (4) parking spaces for each primary residence and one (1) additional space for a secondary dwelling. There is no requirement, however, that any of the parking spaces be covered or enclosed. The proposed amendment would require that two (2) of the required parking spaces be enclosed in a garage. Projects in Review Process Staff is not aware of any projects currently in the review process which do not comply with the provisions of the proposed amendment, or which could not readily comply with no impact on floor or development area limitations. Staff would consider that any project with prior site development approval could proceed to obtain a building permit pursuant to that approval. Staff would apply the new provision to all major additions and new residences, but would generally not require this upgrade for "minor" additions Planning Commission: December 9, 1998 Code Amendment: Garages Page 2 (administrative approvals), as we do not require other significant upgrades for those smaller projects. The amendment would, however, preclude minor projects which would create a nonconforming situation, e.g., conversion of an existing garage to living area. Environmental Review Pursuant to provisions of the California Environmental Quality Act (CEQA), staff has prepared a Negative Declaration for the proposed Code amendments. As the "project" consists only of a minor amendment to the Zoning Code and does not alter the allowable floor or development area on a site, and as each individual project will require environmental review, staff has determined that there will be no adverse environmental impacts, and no mitigation measures are necessary. CONCLUSION The proposed ordinance change is generally intended to assure that adequate parking is required such that subsequent variances are not required, and to better accommodate storage to minimize adverse visual impacts of storage materials and/or vehicles left in open view from offsite. The Code modification does not alter any current regulations regarding allowable floor or development area, or how they are calculated. Upon recommendation from the Planning Commission, the amendment will be forwarded, with the Negative Declaration, to the City Council for public hearing and action. ATTACHMENTS Proposed Ordinance No. Negative Declaration ORDINANCE NO. • ORDINANCE OF THE. TOWN OF LOS ALTOS HILLS AMENDING TITLE 10 [ZONING AND SITE DEVELOPMENT] - OF THE LOS ALTOS HILLS MUNICIPAL CODE REGARDING GARAGE PARKING WHEREAS, the City Council desires to amend Title 10 [Zoning and Site Development] of the Town Code to require a requisite number of parking spaces to be enclosed in a garage. NOW, THEREFORE, the City Council of the Town of Los Altos Hills does ORDAIN as follows : - 1 . AMENDMENT OF CODE. Section 10-1 . 601 [Residential Uses] of Article 6 [Off-Street Parking] of Chapter 1 [Zoning] of Title 10 [Zoning and Site Development] of the Los Altos Hills Municipal . Code is hereby amended as follows : "Each dwelling shall provide surfaced off-street parking facilities for a minimum of four (4) cars including garage or carport space. A minimum of two (2) of the required spaces must be enclosed in a garage. Each second dwelling shall provide surfaced off-street parking for a minimum of one (1) car in addition to the four (4) required for the primary dwelling. Each parking space shall be at least ten feet (10 ' ) wide and at least twenty feet (20 ' ) long. Unobstructed vehicular access shall be available at all times . " 2 . EFFECTIVE DATE; POSTING. This ordinance shall become effective thirty (30) days from the date of its passage, and shall be posted within the Town of Los Altos Hills in three (3) public places . INTRODUCED: PASSED: AYES : 1 3\lah\ord\10-1.601.ord NOES : ABSTENTIONS : ABSENT: By: Mayor ATTEST City Clerk APPROVED AS TO FORM: City Attorney 2 3\lah\ord\10-1.601.ord TOWN OF LOS ALTOS HILLS NEGATIVE DECLARATION PROJECT TITLE: ORDINANCE AMENDING SECTION 10-1.601 (RESIDENTIAL USES) OF ARTICLE 6 (OFF-STREET PARKING) OF CHAPTER 10-1 (ZONING CODE) TO REQUIRE A MINIMUM OF TWO (2) GARAGE PARKING SPACES - NAME AND ADDRESS OF PROJECT SPONSOR: Town of Los Altos Hills 26379 Fremont Road Los Altos Hills, California 94022 LOCATION OF PROJECT: Town-wide PROJECT DESCRIPTION: The project includes an amendment to Section 10-1.601 of the Town's Municipal Code to add a requirement that, of the four required parking spaces for residential uses, a minimum of two (2) spaces must be enclosed in a garage. MITIGATION MEASURES, IF ANY, INCLUDED IN THE PROJECT TO AVOID POTENTIALLY SIGNIFICANT EFFECTS: None. The Town of Los Altos Hills has completed a review of the proposed project, and on the basis of the attached Initial Study, has determined that the project will not have a significant effect upon the environment for the following reasons: a. The project does not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal species, or eliminate important examples of the major periods of California history or pre-history. b. The project does not have the potential to achieve short-term goals to the disadvantage of long-term environmental goals. - c. The project does not have impacts which are individually limited but cumulatively considerable. d. The project does not have environmental effects which will cause . substantial adverse effects on human beings, either directly or indirectly. eMA101 Wlakt.:Aea Mo\J. ti /91) Curtis S. Williams, Planning Director Date 1 I TOWN OF LOS ALTOS HILLS Code Amendment Re: Garages: Negative Declaration Page 2 INITIAL STUDY ORDINANCE AMENDING SECTION 10-1.601 (RESIDENTIAL USES) OF ARTICLE 6 (OFF-STREET PARKING) OF CHAPTER 10-1 (ZONING CODE) TO REQUIRE A MINIMUM OF TWO (2) GARAGE PARKING SPACES PROJECT DESCRIPTION The project includes an amendment to Section 10-1.601 of the Town's Municipal Code to add a requirement that, of the four required parking spaces for residential uses, a minimum of two (2) spaces must be enclosed in a garage. No physical changes are proposed by the amendments. PROJECT LOCATION The revised ordinances would apply throughout the Town of Los Altos Hills geographic area. ENVIRONMENTAL SETTING The Town is characterized by rural rolling hills with occasional steep slopes, set between the Santa Cruz Mountains and the Santa Clara Valley. There are a number of creeks and significant oak tree groves spread throughout the residential community, with . conservation and open space easements to protect many areas of steep slope or critical vegetation. An extensive network of public pathways exists along the roadside and off- road, providing access to neighborhoods, adjacent communities and environmental amenities and open space. POTENTIAL SIGNIFICANT EFFECTS This Initial Study has been prepared by the Planning Director in accordance with the California Environmental Quality Act (CEQA). -CEQA requires that the Town identify any "significant adverse environmental impacts" which might be caused by a project and mitigation measures necessary to reduce impacts to a level of insignificance. The Planning Director has determined that there would be no significant adverse environmental impacts associated with the amendments to the text of the Zoning Code, as follows: - 1. The Zoning Code amendment consists of only a minor alteration to require two parking spaces to be enclosed within a garage, rather than uncovered or carport spaces. 2. The Zoning Code amendment does not alter in any way the total amount of floor area or development area allowed on a site, so that there would be no additional impacts expected. MITIGATION MEASURES: None. Code Amendment Re: Garages: Negative Declaration Page 3 DETERMINATION OF THE LEAD AGENCY OF ENVIRONMENTAL DOCUMENT REQUIRED On the basis of this initial evaluation: I fmd that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION has been prepared. X I fmd that although the proposed project could have a significant effect on the environment,there will not be a significant effect in this case because the mitigation measures described on the attached sheet have been added to the project. A MITIGATED NEGATIVE DECLARATION HAS BEEN PREPARED. I find the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. OW& . Nov. 17, 1118 Curtis S. Williams, Planning Director Date TOWN OF LOS ALTOS HILLS /GarageND.rep