Zoning Code Amendments
City Council| April 30, 2024
Case No. PZC-0004-2023
Overview
• Eliminate 4-5-6 Setback Rule for Single-Family Zones
• Parking Requirements for Single-Family Additions
• Non-Conforming Design (Structures Only)
• Parking for Auto Retailers
• Concurrent Review
• Design Review Exemptions
• Authority for Administrative Design Review
• Miscellaneous Code Clean Ups
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Eliminate the 4-5-6 Interior Setback Rule
Current – Table 30.11-B, Section 30.11.030
• New House – Minimum Required Interior Setback
• R1R Zone – 10 feet
• R1 Zone – 6 feet
• Addition – Minimum Required Interior Setback
• R1R and R1 Zone – Houses built before May 2, 1991
• 4 feet – Overall height of 20 feet or less
• 5 feet – Overall height over 20 feet and up to 30 feet • 6 feet – Overall height over 30 feet
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Eliminate the 4-5-6 Interior Setback Rule
Proposed – Table 30.11-B, Section 30.11.030
• New House or Addition
• R1R Zone – 10 feet
• R1 Zone – 6 feet
• All other setback requirements for single-family development will remain.
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Parking Requirements for Single-Family Additions
Current – Section 30.32.030.B
• Addition of floor area to a Single-Family Dwelling
• Parking must be brought up to code
• Typically requires construction of a new garage
• Significant cost to property owners
• Results in additional entitlements
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Parking Requirements for Single-Family Additions
Proposed – Section 30.32.030.B
• New sub-section – Lots with only one dwelling unit:
• Any addition of floor area is exempt from bringing parking up to compliance with code.
• Council Direction – no size or timing limitations.
• Proposed amendment brings city into compliance with AB 1308
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Parking Requirements for Historic Resources
Current
• Addition of floor area up to 25% are exempt from parking requirements.
Proposed
• Any addition to a historic resource can maintain their existing parking. • Applies to any resource, regardless of use (single-family, multi-family, etc.) • Must be identified as a significant or early feature of property Non-Conforming Design
Current – Section 30.60.040
• Existing non-conforming buildings and structures can be maintained and repaired but not replaced.
• Demolition of more than 50% of the building or structure requires it to be brought into compliance with current code. • Repairing structures (decks, exterior stairs) often results in more than 50% demolition.
• Can become setback, lot coverage and design review
challenges.
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Non-Conforming Design
Proposed –Section 30.60.040
• New subsection to allow for voluntary reconstruction/ replacement of existing structures.
• Must be necessary for proper maintenance, safety reasons, or to comply with governmental regulations.
• Must be rebuilt in substantially the same manner, to the same dimensions, and with the same materials and design elements.
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Parking Requirements for Auto Retailers
Current – Section 30.32.060.C
• Parking Requirement for Auto Retailers
• 4 spaces /1,000 square-feet of floor area
• Above-ground parking structures are counted towards floor area
• Auto retailers often build these for vehicle inventory • Parking Reduction Permits – Routinely granted
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Parking Requirements for Auto Retailers
Proposed – Section 30.32.060.C
• Add a sub-section under calculations that exempts vehicle inventory structures for auto retailers from floor area for parking purposes.
• FAR and design review requirements will continue to regulate massing.
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Concurrent Review
Current – Chapter 30.40 (Application Filing and Procedures) • The code does not allow concurrent review of Planning and Building Entitlements
• Applications must be submitted in succession
• Results in longer project review times and delays
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Concurrent Review
Proposed – Add Sub-section 30.40.050
• Establish provisions to allow for concurrent review of land use permits and building plan check.
• All submittals are done so at-risk and as part of the process, applicants/owners will be required to submit a hold harmless letter.
• This is common practice in most other cities
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Design Review Exemptions – Single-Family
Current – Section 30.47.020
• Modifications “visible from the street”
• Subjective: Viewing angle, type of improvements, site specific conditions
• Additions that meet guidelines:
• 200 SF facing the street, or
• 700 SF at the rear,
• Or 700 SF maximum with no more than 200 SF facing the street 14 14
Design Review Exemptions – Single-Family
Proposed – Section 30.47.020
Criteria
• Located towards the rear 50 percent of the building
• No changes in street facing façades
• No increase in height and/or additional stories
• Does not exceed height of existing roofline(s)
• Architecturally compatible: colors & materials, roof style, and general architectural style & treatment
• Zoning development standards still apply (e.g. floor area, landscaping, etc.)
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Design Review Exemptions – Rear 50%
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A
B
A
B
Design Review Exemptions – Rear 50%
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A
B
B
A
Authority for Administrative Design Review (ADR)
Current – Section 30.47.030
• ADR = Director of Community Development is the review authority
• Single-Family Projects:
• Additions and remodels not eligible for an exemption
• The Director can send projects to DRB if the proposal is incompatible with the neighborhood or existing development and/or does not meet the design guidelines.
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Authority for Administrative Design Review (ADR)
Proposed – Section 30.47.030
• Single-Family Projects:
• Additions and remodels not eligible for an exemption
• Increase in the number of stories that are:
• Located at the rear 50% of the building
• Architecturally compatible with the existing dwelling: colors and materials, roof style, and general architectural style and treatment. • Decks with a maximum overall height greater than 8 feet • Projects proposing an increase in the number of stories that do not meet the criteria could go to the DRB.
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Miscellaneous Code Clean Ups
General Clean Ups
• Typographical and grammatical errors discovered during case processing
• Correcting outdated citations to Title 5, Title 16, and Title 30 20 20
Miscellaneous Code Clean Ups
Parking Stall Dimensions and Seismic Retrofits – Section 30.32.090 Current
• Seismic retrofit modifications require parking stall dimensions to meet current code.
Proposed
• Modifications to existing parking spaces are allowed to deviate from the minimum stall dimension standards in
conjunction with a seismic retrofit when determined
necessary by the Building Official.
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Miscellaneous Code Clean Ups
Design Review Exemptions-Mezzanines & Basements – Section 30.47.020 Current
• Additions within an existing building envelope can require design review
Proposed
• Mezzanine additions or conversion of an existing basement or attic when the additional floor area is in the existing building envelope can be exempt from design review.
• This change would not apply in single-family zones.
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Planning Commission
• Public Testimony – One Individual
• Concerned with 4-5-6 interior setback rule going away and the impact on older homes.
• Planning Commission voted (4-0) to recommend
approval of the proposed ordinance with no suggested
changes.
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Recommendation
Staff is recommending that the City Council adopt the proposed amendments as presented.
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#MyGlendale
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