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DATE: May 15, 2012 CORRESPONDENCE
TO: City Council DateLlr� Item# P4 z.
VIA: Katie Lichtig, City Manager
FROM: Derek Johnson, Community Development Director
Brian Leveille, Associate Planner
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SUBJECT: Front Yard Parking — Council Meeting May 15, 2012 (PH -2)
Councilman Andrew Carter has presented three questions regarding the proposed front yard
parking.
Question #1 - PH 2 -6 -- Are there maximum dimensions attached to the parking pad proposals?
Staff Response
The draft Zoning Code section 17.17.055 recommended for Council approval contains
provisions to allow a parking pad for single car width driveways between the driveway and
nearest interior property line. The intent is to maintain the flexibility needed to approve existing
parking pad installations and to respond to various property configurations where new parking
pads are proposed. Siting the additional parking space to the nearest interior property line
maximizes the view of the existing structure and maintains the organizational rhythm of
neighborhoods.
The ordinance does not specify a maximum parking pad width, however in most cases space is
limited in the area between the driveway and the nearest interior property line. The Zoning Code
also contains provisions which limit paving in the front yard to 50% of the front yard area, not to
exceed 26 feet in width. A parking space dimension as outlined in the City's municipal ordinance
is 8.5 feet by 18.5 feet.
Question #2 - PH 2 -6 -- Are there minimum dimension thresholds which apply before a ribbon of
concrete or paving block is considered a parking pad?
Staff Response
The minimum dimensions for a parking space are 8.5 feet wide and 18.5 feet in depth.
Recommended Zoning Amendments require conformance with these requirements.
Question #3 - PH 2 -6 -- Parking pads are only contemplated for single-car-width driveways &
garages. What about the double- car -width driveways? Many parking pads already exist in the
existing double- car -width world.
Agenda Correspondence -Front Yard Parking (PH -2)
May 15, 2012
Page 2
Staff Response
The recommended front yard parking Zoning Code amendments contain allowances for an
additional parking pad off the driveway for single car width driveways. The staff recommended
amendments are based on clarifying the existing ordinance on front yard parking (MC
10.36.233) which states that vehicle parking within the street yard setback area (20 feet back
from front yard property line) is limited to the driveway leading to approved parking. The
recommendation to add a parking pad for single car width driveways is in response to Planning
Commission input from the April 27, 2011, study session and input received in public outreach
efforts. Staff heard feedback that for single car width driveways, parking is very limited typically
with only 1 -2 parking spaces including garage parking. Staff did not recommend allowances for
an additional parking pad for two car width driveways since including spaces within the garage
area, four total spaces are available, which should be adequate vehicle parking for single family
residential uses. Within parking districts, two on street parking permits are also available for
each residence.
There are many cases in the City where parking pads installed adjacent to double car width
driveways already exist. These existing parking pads represent a challenge in terms of
enforcement since many of these were installed for the purpose of additional vehicle parking
prior to the adoption of the current front yard parking regulations. The current front yard parking
regulations (MC 10.36.233) were adopted in 1994. Parking on paving installed prior to the
adoption of this ordinance could be considered legal "non- conforming" and staff may not be able
to enforce the ordinance under these circumstances. In order to enforce this section, staff would
have to determine if the work was completed prior to the adoption of this ordinance. Flatwork in
the front yard does not require a building permit, so there will be no official record of when the
work was completed. Since a permit is not required, it also would have been difficult for
property owner's to be aware of the prohibition on parking in the parking pad area.
One way to address these enforcement dilemmas could be to revise the recommended front yard
parking amendments to provide provisions for approval of a parking pad for two -car garages
similar to the recommended provisions for single car garages.
Staff will be ready to discuss these issues in more detail if the Council desires on Tuesday night.
Please call Brian Leveille at extension #7177 (781 -7166) if you have any questions.