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HomeMy WebLinkAbout07-02-2013 ac rowley ph12013 REC JUL CLLO Heather From: Sent: To: Subject: Attachments: Grimes, Maeve Tuesday, July 02,2073 2:43 PM Goodwin, Heather FW: PH1, Zoning Regulations Amendments Zoning A me n d me n rs 7 -2 -2013.doc AGENDA CORRESPONDENCE Please distribute as Agenda Correspondence for tonight. nìÀeve kerrneÒy qRrmes City Clerk crty of sÀn LLlrs oBlspo 990 Palm Street San Luis Obispo, CA 93401 ptrone, (805) 78l"-7102 ÇnrÀrL, mgrimes@slocitv.org From: Sandra Rowley Imailto:macsar99@yahoo.com] Sent: Tuesday, July 02,2013 1:40 PM To: Max, Jan; Ashbaugh, John; Smith, Kathy; Carpenter, Dan; Christianson, Carlyn Cc: Lichtig, Katie; Grimes, Maeve Subject: PH1, Zoning Regulations Amendments Mayor Marx and Members of the Council, Attached please find comments from Residents for Quality Neighborhoods regarding the above item. Thank you, Sandra Rowley Chairperson, RQN RE Residents for Glualit¡r FleÍghborhoode P.O. Box 12604. San Luis Obispo, C 93406 July 1,2013 July 2,2013 Council Meeting PH1, Review of Amendments to Municipal Code Title 17: Zoning Regulations Mayor Marx and Council Members: Residents for Quality Neighborhoods supports, and welcomes, staff's recommended changes to the Zoning Regulations. For example, definitions for dens/family rooms and lofts are critical for managing illegal conversions and improving Neighborhood Wellness. We do, however, suggest a few modifications to some of the recommended changes. DEFINITION: DEN (17.100). It is not uncommon in SLO to see almost any room in a residence being utilized as a bedroom for rental purposes. Dens and lofts are currently the most common rooms being illegally converted to bedrooms, This creates not only significant density and parking problems in those neighborhoods, but also can place our residential renters in danger as was recently discovered at the Pine Creek Condominium Complex, Staff's recommended amendments for defining dens and lofts (page PH1-7)will go a long way to creating safer and less crowded conditions in our rental properties, Further, since parking in R-2, R-3, and R-4 neighborhoods is tied to the number of bedrooms, this clarification will assist in reducing parking impacts faced by residents in nearby residential neighborhoods whose streets are full of cars belonging to renters who live elsewhere, Although we strongly support the definition of den, as written, we are concerned that the terms "study, all- purpose room, bonus room, etc,," will replace the term "den." We would like to see this definition revised (expanded)to include other accessory rooms as well as a revised definition of bedroom added in the next Zoning Regulations update; we request you direct Staff to do so. DEFINITION, LOFT (17.100), RQN strongly supports inclusion of this definition, GUEST HOUSES (17.16.014). RQN believes the Planning Commission erred when it removed the section on Guest Houses from your consideration, As Staff's report to the Planning Commission states: "The illegal conversion of guest houses and accessory structures into unapproved dwelling units has been an ongoing issue Citywide." Many neighborhoods have "guest houses" that are being used as Secondary Dwelling Units. This occurs because the guest houses is allowed to include a sink ("wet bar"), countertops and cabinets, As the report states at page 39, this configuration can easily morph into the addition of a small refrigerator, microwave and oven, thus creating the conditions of a Secondary Dwelling Unit (SDU), except void of parking requirements, appropriate impact fees and other SDU permit requirements, The result is that current regulations encourage guest house construction and, ultimately, their illegal conversion to Secondary Dwelling Units. Staff's proposed recommendations would have allowed for PH1, Review of Amendments to Municipal Code Title 17:Zoning Regulations page 2 legitimate guest house construction, but would have discouraged the ability to utilize the guest house as a SDU. We request you direct Staff to return with regulations for the development of guest houses that would prevent conversion of these structures at the next Zoning Regulations update, RQN, also, supports Staffs recommendation at page 40 of the report to the Planning Commission regarding proposed placement of parking as needed to support expanded construction of Secondary Dwelling Units, DESIGN STANDARDS, SECONDARY DWELLING UNITS (17.21.0401. Reference paragraph 17.21.040.4,4 (page PH1-8), The first sentence currently states, "Secondary dwelling units shall also be architecturally and functionally compatible with the primary unit. The Planning Commission is recommending that "shall" be changed to "should," We disagree. Construction of and additions to dwellings in established neighborhoods currently must comply with architectural and functional compatibility with that neighborhood as part of the review process. Secondary dwelling units should have the same review standards; thus, retaining the term "shall" is appropriate, Additionally, architectural styles that have been deemed compatible with the surrounding neighborhood already vary extensively in both building style and materials. PARKING SPACE REQUIREMENTS. MECHANICAL PARKING LIFTS (17.16.060). Reference paragraph 17.16,060.0 (page PH1-10), request "may" be changed to "shall" in the following sentence: Additional surface parking up to 25% of the required spaces may be required for lift systems unable to accommodate a range of vehicles including trucks, vans, SUV's or large sedans. We do not think it is unreasonable to require, as opposed to make optional, additional surface parking up to 25o/rif the mechanical parking lift does not accommodate the full range of vehicles that would otherwise be accommodated if surface parking were used, The lift system allows additional density in the project; that benefit should not be at the expense of a loss of parking availability for businesses or for other residents because of vehicles that will not fit in the lift, Thank you for your time and your consideration of these items, Sandra Rowley Chairperson