Staff Report — Simi Valley City Council, November 6, 2023

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CITY OF SIMI VALLEY

MEMORANDUM
N
ovember 6, 2023
TO
: City Council
F
ROM: Department of Environmental Services
S
UBJECT: A PUBLIC HEARING TO CONSIDER CITY-INITIATED MUNICIPAL CODE AMENDMENTS (Z-S-2023-0006) TO AMEND PORTIONS OF TITLE 9 OF

THE SIMI VALLEY MUNICIPAL CODE TO MODIFY STANDARDS FOR

RESIDENTIAL OFF-STREET PARKING, FRONT YARD LANDSCAPING , REAR YARD VEHICLE ACCESS GATES AND SCREENING ; A

DETERMINATION THAT THE AMENDMENTS ARE EXEMPT FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT; AND INTRODUCTION

OF AN ORDINANCE

STAFF RECOMMENDATION
Int
roduce Ordinance No. 1353 (page 15) amending portions of Title 9 of the Simi Valley Municipal Code (Z-S-2023-0006) to modify residential off-street parking standards, front yard landscaping, and rear yard vehicle access gates and screening; and a determination that the amendments are categorically exempt from the California Environmental Quality Act (CEQA).

BACKGROUND AND OVERVIEW
S
ince 1969, the City changed the off-street parking regulations in the Simi Valley Municipal Code (“SVMC”) three times: in 1986, 2000, and 2011. These amendments expanded on-site parking and driveway options for residents while still restricting the location of oversized vehicles.

In
2018, the City's Code Enforcement Staff received numerous complaints about Recreational Vehicles (RVs) being parked on residential properties in a particular neighborhood, specifically including areas in the front yard opposite of the location of the main driveway. These complaints prompted the City Counc il to review the City's parking standards.

On F
ebruary 12, 2018, the City Council directed the City Manager to re-evaluate the City's off-street parking requirements, including RV parking on residential properties.

I
n 2021, the City Council amended the SVMC to allow a rear yard parking area on a concrete pad of 400 square feet , without the need for a garage or carport on properties of less than one acre and up to 800 square feet on properties of one acre or more with a Zoning Clearance. Concerns regarding these changes to the SVMC caused the City Council to suspend enforcement of the SVMC in April 2022.

AGENDA ITEM NO.

5A
On March 20, 2023, the Council directed the City Manager to resume enforcement on all parking violations except those related to parking on the opposite side of the driveway.

Additionally, the City Council directed that the SVMC be reviewed for potential revisions to allow parking on the far side of the front yard opposite of the main dr iveway location and potential reductions to the 50 percent front yard landscaping requirement.

At the City Council Meeting on August 28, 2023, the Ci ty Council considered an item requesting direction on proposed revisions to residential off -street parking standards, front yard landscaping, and related provisions. The Council directed the City Manager and City Attorney to draft ordinances amending portions of Title 9 to the SVMC that would allow a paved parking area up to 10 feet wide on the far side of the front yard, opposite the main driveway with a Zoning Clearance, reduce front yard landscaping requirements from 50 percent landscape coverage to 32 percent (Refer to Figure 1), and not require a curb cut to access the additional parking location.

If adopted, t he draft ordinance would implement the City Council's direction. Additional changes to the SVMC governing standards for residential rear yard parking access, gates, and screening are also included.

ANALYSIS
The following is a summary of each of the amendments discussed by the City Council at its August 28 th meeting. Staff observations are summarized with each proposed code item below.

Part 1- Front Yard Landscaping
The City currently requires that 50 percent of the front yard of a single- family home be landscaped with natural plant ing materials or approved artificial turf (SVMC Section 9- 33). At the August 28, 2023 meeting, the City C ouncil directed that this percentage be reduced to 32 percent to allow for an additional parking area in the front yard on the far, opposite side of the main driveway. To simplify th is calculation, the ordinance would change the percentage to 30 percent ; this will allow more efficient processing of applications (Refer to Figure 1).

The proposed text amendment clarifies that the City allows additional paving in the front yard and decrease s the required front yard landscaping from 50 to 30 percent to accommodate a paved parking area on the opposite side of the existing driveway in compliance with SVMC Section 9- 34.040.A.7. This amendment is outlined in Part 1 of Ordinance No. 1353.

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Figure 1- Examples of Front Yard Landscaping Percentages

Part 2- Residential Parking Standards

Location of single-family parking

In single -family residential areas, current standards allow parking in addition to the required two-car garage or permitted structure in the following locations:

• On the driveway in front of the garage;
• On the portion of the front yard between the driveway and the closest side property line (10-foot extension);
• On a circular driveway in the front yard;
• Between the house and side yard property line (either side); • The driveway leading up to approved covered parking; or • On an approved concrete rear -yard parking pad up to 400 square feet for properties of less than one acre and up to 800 square feet for properties of one acre or more.

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Figure 2: Currently Allowed Off-Street Parking Areas

SVMC Section 9-34.040.A.7 would be added to allow a paved parking area up to 10 feet wide on the far side of the front yard, opposite the main driveway for additional uncovered parking (See figure 3 below) if the following standards are met:

a. The primary home must have a minimum side yard setback of 9 feet; b. A minimum of 30 percent front yard landscaping must be maintained, inclusive of paving allowances as described in SVMC Section 9-33.030(C)(1); c. The parking area must originate from a driveway approach or access way approved by the Public Works Director, or designee, and be paved in compliance with SVMC Section 9-34.090(F);
d. The parking area must remain outside of the Traffic Sight Safety Area (TSSA) as defined in SVMC Section 9-80; and
e. A Zoning Clearance and Encroachment Permit (if a new driveway approach is required) must be obtained.

Although the amendment specifies that residential off -street parking areas must be accessed through an existing or new driveway approach, there may be situations where this is infeasible due to required driveway widths or to maintain front yard landscaping .

To address this issue at the request of the City Council, homeowners may record a deed restriction on their property . This will indemnify the C ity from any damages to the curb and/or sidewalk caused by the homeowner driving over it to access their parking area.

More information about this option can be found in the ‘ Access to Off-Street Parking’ below.

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Additionally, it is suggested that the primary home have a minimum 9- foot side yard setback to permit the additional paved area. This will ensure that vehicles are not parked in front of the house structure.

Figure 3: Proposed Off-Street Parking Area

Vehicle Setbacks and Traffic Sight Safety Areas (TSSA)

To addre ss safety concerns related to traffic visibility on corner lots, a subsection is recommended for SVMC Section 9- 34.040 that requires parking areas and vehicles to remain outside of the TSSA as defined in SVMC Section 9- 80 and below. These amendments are outlined in Part 2 of Ordinance No. 1353.

The TSSA refers to the area, both public and private, located at any street corner. It is bounded by the curb line or the edge of the roadway where two streets intersect. To define the TSSA, a line is drawn between two points on the curb or roadway edge that are 45 feet from the intersection point of the extended curb lines or roadway edges, as illustrated in Figure 4. Vehicles and structures over 36 inches in height must remain outside of the area shown in yellow below.

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Figure 4: Traffic Sight Safety Areas (TSSA)

Access to Off-Street Parking

Approval for a secondary driveway is conditioned upon Public Works standards, including distance, TSSA, and construction requirements. In August, the City Council directed that a new driveway approach not be required to access additional parking areas on the opposite side of an existing driveway. The proposed ordinance clarifies that access to residential off -street parking areas must originate from an existing or new driveway approach approved by the Public Works Director, or designee . Absent of an approved secondary driveway approach, a deed restriction on the property will be imposed indemnifying the City against any damages to the curb and/or sidewalk, should the resident choose to drive over the curb to access their parking area. The deed restriction must be approved as to form by the City Attorney and recorded before the City issues a Zoning Clearance. This amendment is outlined in Part 2 of Ordinance No. 1353.

Part 3- Rear Yard Access Gates and Screening

After adopting rear yard parking modifications in 2021, minor revisions to the SVMC were identified to improve rear yard parking options for residents. The current standard requires the entire rear yard to be screened with solid fencing in order to be approved to park in the rear yard when a garage or carport is not included. This poses a substantial expense for certain large acreage properties, and the requirement may be excessive for properties backing onto hillside or open space areas. The proposed ordinance lessens the parking area screening to only require within 50 feet of the designated parking area (Figure 5). The amendment also makes screening optional on the sides of the yard that 6 Off-streetparkingCCmtg10-23-23(klk)
abut a street, and does not require screening of yard areas that are adjacent to a reverse corner lot (Figure 5), in order to maintain sight-line visibility. This amendment is outlined in Part 2 of Ordinance No. 1353.

Figure 5: Rear Yard Parking Screening

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Figure 6: Screening for Reverse Corner Lots

The proposed ordinance would eliminate the currently required 20-foot side and rear yard vehicular gate setback for yards not abutting arterial or collector streets (SVMC Section 9-30.050.E). Typical side and rear yard fencing is located adjacent to the property line, and requiring the vehicular gate to be set in 20 feet creates awkward fencing requirements in the rear yard (fence and gate jogging) for typical lots. This amendment would make rear yard parking more feasible as the vehicles could be parked closer to the property line without having to be set back 20 feet for gate location purposes (Refer to Figure 7). This amendment is outlined in Part 3 of Ordinance No. 1353.

Figure 7: Vehicle Gate Setback

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Based on the discussion at the August 28th meeting, staff has drafted Ordinance No. 1353 (page 15) to implement the City Council’s direction regarding the various off-street parking issues. While staff is providing the requested ordinance for the City Council’s consideration, Planning and Code Enforcement staff does have concerns regarding the expansion of front yard parking in residential areas.

From a Code Enforcement perspective, reducing the percentage of required landscaping for additional parking areas introduces the need to calculate the percentage of landscaping for each Code Enforcement complain t being investigated. Additionally, verification of driveway approaches or deed restrictions for driveway approaches add further steps in the complaint investigation process. These could be time-consuming and may lead to violations being missed and only identified years later, possibly under new ownership.

Finally, the proposed amendments could lead to changes in neighborhood and community character on some streets in the City. The proposed ordinance may result in increased pavement, reduced landscaping, and reduced on-street unrestricted parking available to the public. However, it is recognized that adding the additional parking area is a practical solution for many property owners to store their RV at their home who would otherwise not be able under the existing ordinance.

FINDINGS AND ALTERNATIVES

Pursuant to S VMC Chapter 9-73, the proposed amendments are consistent with the following findings:

1. Development Code Text Amendment Finding (SVMC Section 9- 73.070.A): The amendments are consistent with the General Plan and the applicable review authority shall state the reasons why the land uses authorized by the amendments are compatible with the purpose, intent, goals, policies, programs, and land use designations specified in the General Plan, in compliance with State l aw (Government Code Section 65860) , in that the proposed amendments to the Development Code are consistent with the following Land Use Policies:

a. Land Use Element Policy LU- 5.1 states, "Locate and design development to assure compatibility among land uses, addressing such elements as building orientation and setbacks, buffering, visibility and privacy, automobile and truck access, pedestrian, and bicycle circulation safety, impacts of noise and lighting, landscape quality, and aesthetics ." The proposed amendments address automobile access by requiring that residential off -street parking areas originate from a n existing or new driveway approach approved by the Department of Public Works . Absent an approved secondary driveway approach, a condition on the Zoning Clearance and deed restriction on the property will be imposed indemnifying the City against any damages to the curb and/or sidewalk. Additionally, the amendments address pedestrian and bicycle circulation safety through the requirement that vehicles must remain outside of the Traffic Sight Safety Area (TSSA) . Lastly, the amendments address the impact on landscape 9 Off-streetparkingCCmtg10-23-23(klk)
quality and aesthetics by ensuring that a minimum of 30 percent landscaping be maintained in the front yard of si ngle-family homes.

Therefore, the proposed amendments ensure compatibility among land uses.

b. Land Use Element Policy LU -13. 3 states, " Encourage adequate on- site storage areas for recreational vehicles in residential developments in relation to the need generated by each project." The proposed amendments will allow additional parking areas and modified development standards to accommodate the on- site storage of recreational vehicles on residential properties. Therefore, the amendment will encourage adequat e on- site storage areas for recreational vehicles in residential developments.

Therefore, the proposed text amendments are consistent with the General Plan.

2. Development Code Text Amendment Finding (SVMC Section 9- 73.070(B)): The applicable review authority has considered the effect of this amendment on the housing needs of the region and has balanced these needs against the public service needs of its residents and against available fiscal and environmental resources, in compliance with State l aw (Government Code Section 65863.6), in that the proposed amendments , which will allow an additional off -street parking location, reduced front yard landscaping , and modification of rear yard parking access gate and screening standards will not affect the housing needs in the region. Therefore, the proposed text amendment is consistent with this finding.

ENVIRONMENTAL REVIEW AND CEQA REQUIREMENTS

City staff has analyzed the project’s potential effects on the environment and determined that the project is categorically exempt from the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines Section 15301 (“Existing Facilities”) and Section 15061(b)(3) (the “Common Sense Exemption”), and that none of the exceptions to the categorical exemptions contained in CEQA Guidelines Section 15300.2 are applicable to the project.

The proposed amendments to the Development Code will allow minor alterations of existing private structures to allow addi tional off-street parking locations, reduced front yard landscaping, and modified rear yard parking access gate and screening locations in residential zones. The amendments will not involve a substantial expansion of the existing residential uses. Therefore, the project is exempt from CEQA pursuant to CEQA Guidelines Section 15301.

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Additionally, CEQA Guidelines Section 15061(b)(3) states that: “A project is exempt from CEQA if the activity is covered by the common sense exemption that CEQA applies only to projects which have the potential for causing a significant effect on the environment.

Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.”

Establishment of these standards will not create a significant impact on the environment.

Therefore, the project is exempt from CEQA pursuant to CEQA Guidelines Section 15061(b) (3). A copy of the Notice of Exemption is provided as Attac hment A on page

23. The following alternatives are available to the City Council:

1. Introduce Ordinance No. 1353 (Page xx) amending portions of Title 9 of the Simi Valley Municipal Code (Z -S-2023-0006) to modify residential off -street parking standards, front yard landscaping requirements, and rear yard vehicle access gates and screening.

2. Direct staff to return with an ordinance amending portions of Title 9 of the Simi Valley Municipal Code (Z-S-2023-0006) only to modify the standards for residential rear yard vehicle access gates and screening only.

3. Take no action.

4. Take such additional, related, action that may be desirable.

Based upon previous City Council direction, staff recommends Alternative No. 1.

SUGGESTED CITY COUNCIL MOTIONS

I move to introduce Ordinance No. 1353 amending portions of Title 9 of the Simi Valley Municipal Code (Z-S-2023-0006) to modify residential off-street parking standards, front yard landscaping, and rear yard vehicle access gates and screening; and a determination that the amendments are categorically exempt from the California Environmental Quality Act (CEQA).

SUMMARY

On August 28, 2023, the Simi Valley City Council directed the City M anager to modify certain sections of the Simi Valley Municipal Code (SVMC) for off -street residential parking standards. If adopted, the proposed changes will allow a paved parking area up to 10 feet wide on the far side of the front yard, opposite the main driveway, including a reduction of front yard landscaping from 50 to 30 percent, that access to the residential off-street parking areas is via an existing or new driveway approach approved by the Department of Public Works , and that vehicles must remain outside of the Traffic Sight 11 Off-streetparkingCCmtg10-23-23(klk)
Safety Area (TSSA). Additionally, the ordinance would update the standards for rear yard vehicular access gates and parking screening to better facilitate and eliminate challenges in utilizing existing rear yard parking provisions.

____________________________________
Stratis Perros
Environmental Services Director

Prepared by: Alexandra Clingman, Associate Planner

INDEX Page

Public Hearing Procedure .............................................................. 13 Ordinance No. 1353 for Z-S-2023-0006 ......................................... 15 Attachment A- CEQA Notice of Exemption .................................... 23 Exhibit 1- August 28, 2023, City Council Staff Report………………25 12 Off-streetparkingCCmtg10-23-23(klk)

PUBLIC HEARING PROCEDURE

HEARING DATE: November 6, 2023

1. CITY CLERK
: This is the time and place set for a public hearing to consider City-initiated Municipal Code amendment (Z-S-2023-0006), to amend portions of Title 9 of the Simi Valley Municipal Code to modify standards for residential off-street parking, front yard landscaping, rear yard vehicle access gates and screening; a determination that the amendments are exempt from the
California Environmental Quality act; and introduction of an ordinance. (Read by City Clerk including reading of
Resolution AND/OR Ordinance if applicable)

2. MAYOR: Before we begin, are there any conf licts or ex parte communications to report?

3. ANY COUNCIL
MEMBER: (Report)

4. MAYOR: Staff may begin with the oral report on this matter.

5. STAFF: (Report)

6. MAYOR
: Any questions of Staff from City Council Members?
(Questions of staff and staff response)

7. MAYOR: At this time I would like to open the hearing for anyone in the City Council Chambers wishing to be heard on this matter?

8. AUDIENCE
: Public Testimony and Comments

9. MAYOR: Does Staff desire to respond to any comments or issues raised?

10. STAFF: (Response to comments and additional City Council questions)

11. MAYOR: The hearing is now closed.

12. MAYOR: Any further comments or questions from City Council Members? (Note: If the City Council has any further questions of Staff, the Public Hearing may need to be re-opened.)

13. MAYOR
: I will now entertain a motion.

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14. ANY COUNCIL
MEMBER : City Council Actions (by motion of any Council Member):

1) Introduce, modify, or not introduce Ordinance No. 1353 for Alternative 1 ( does not require a second or a vote;
requires reading of ordinance);

2) Introduce, modify, or not introduce Ordinance No. 1353 for Alternative 2 ( does not require a second or a vote;
requires reading of ordinance).

* Any action to refer the matter back to Staff or to continue the matter requires a second and a vote.

15. ANY COUNCIL
MEMBER
: Second

16. MAYOR: (Call for vote)

17. MAYOR
: Proceed to the next item.

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ORDINANCE NO. 1353

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

SIMI VALLEY FOR CITY -INITIATED MUNICIPAL CODE
AMENDMENTS (Z-S-2023-0006) TO AMEND PORTIONS
OF TITLE 9 OF THE SIMI VALLEY MUNICIPAL CODE TO

MODIFY STANDARDS FOR RESIDENTIAL OFF -STREET

PARKING, FRONT YARD LANDSCAPING, REAR YARD
VEHICLE ACCESS GATES AND SCREENING ; AND A

DETERMINATION THAT THE AMENDMENTS ARE

EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL

QUALITY ACT

WHEREAS, Article XI, § 7 of the California Constitution empowers the City to enact and enforce ordinances regulating conditions that may be public nuisances or health hazards, or that promote social, economic, or aesthetic considerations.

WHEREAS, in an effort to address community concerns regarding residential off-street parking, t he City Council considered amendments to Title 9 of the Simi Valley Municipal Code (“SVMC”) multiple times since the City’s incorporation in 1969.

WHEREAS, on August 28, 2023, Staff was directed by the City Council to amend portions of Title 9 of the Simi Valley Municipal Code to allow residential off-street parking standards, front yard landscaping, and related provisions (the “Project”).

WHEREAS, the City reviewed the Project’s environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 2100, et seq., “CEQA”) and the regulations promulgated thereunder (14 California Code of Regulations §§ 15000, et seq., the “CEQA Guidelines”).

WHEREAS, the City completed its review and scheduled a public hearing regarding the proposed Project before the City Council for November 6, 2023. Notice of the public hearing on the proposed Project was posted and mailed as required by the SVMC.

WHEREAS, on November 6, 2023, the City Council conducted a public hearing to consider the Project including, without limitation, this Ordinance.

WHEREAS, this Ordinance, and its findings, are based upon the entire administrative record considered during the November 6, 2023, public hearing including, without limitation, the staff report and accompanying documents.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SIMI VALLEY DOES ORDAIN AS FOLLOWS:

SECTION 1
. The findings noted in the City Council staff report dated November 6, 2023, and the recitals set forth above are hereby adopted as findings.

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.

SECTION 2: Environmental Assessment. The City Council finds that this Ordinance is not subject to additional environmental review under CEQA pursuant to CEQA Guidelines § 15301 and 15061(b)(3) because the amendments will allow minor alterations of existing private structures and will not involve the substantial expansion of the existing residential uses; and because it can be seen with certainty that there is no possibility that the Ordinance may have a significant effect on the environment. Adopting this Ordinance will not have the effect of deleting or substantially changing any regulatory standards or required findings. This Ordinance would not result in any development or changes to the physical environment. Following an evaluation of possible adverse impacts, it can be seen with certainty that there is no possibility that the Ordinance will have a significant effect on the environment.

SECTION 3:

Title 9 to the SVMC is amended as set forth in attached Exhibit “A,” which is incorporated by this reference.

SECTION 4: Validity of Previous Code Sections. If the entire Ordinance or its application is deemed invalid by a court of competent jurisdiction, any repeal of the SVMC or other regulation by this Ordinance will be rendered void and cause such SVMC provision or other regulation to remain in full force and effect for all purposes.

SECTION 5: Reliance on Record. Each and every one of the findings and determinations in this Ordinance are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the project. The findings and determinations constitute the independent findings and determinations of the City Council in all resp ects and are fully and completely supported by substantial evidence in the record as a whole.

SECTION 6: Limitations . The City Council’s analysis and evaluation of the project is based on the best information currently available. It is inevitable that in evaluating a project that absolute and perfect knowledge of all possible aspects of the project will not exist. One of the major limitations on analysis of the project is the City Council’s lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are limitations on the City’s ability to solve what are in effect regional, state, and National problems and issues. The City must work within the political framework within which it exists and with the limitations inherent in that framework.

SECTION 7: Preservation. Repeal or amendment of any previous SVMC Sections does not affect any penalty, forfeiture, or liability incurred before, or preclude prosecution and imposition of penalties for any violation occurring before this Ordinance’s effective date.

Any such repealed part will remain in full force and effect for sustaining action or prosecuting violations occurring before the effective date of this Ordinance.

SECTION 8: Severability. If any part of this Ordinance or its application is deemed invalid by a court of competent jurisdiction, the City Council intends that such invalidity will not affect the effectiveness of the remaining provision or application and, to this end, the provisions of this Ordinance are severable.

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SECTION 9: Summaries of Information. All summaries of information in the findings, which precede this section, are based on the substantial evidence in the record. The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact.

SECTION 10: Publication. The City Clerk is directed to certify the passage and adoption of this Ordinance; cause it to be entered into the City of Simi Valley’s book of original ordinances; make a note of the passage and adoption in the records of this meeting; and, within 10 days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law.

SECTION 11:

Incompatible Provisions. To the extent of any provision of this ordinance is incompatible with or at variance with any prior adopted ordinance or resolution, the provision of this Ordinance shall take precedence.

SECTION 12. This Ordinance will take effect on the 30th day following its final passage and adoption.

PASSED and ADOPTED this day of November 2023.

Attest:

Lucy Blanco, City Clerk Fred D. Thomas, Mayor of the City of Simi Valley, California

Approved as to Form: Approved as to Content:

Algeria R. Ford Brian Paul Gabler
City Attorney City Manager

Stratis Perros
Environmental Services Director

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EXHIBIT A

Amendments to the following sections of Title 9 of the Simi Valley Municipal Code are shown below. Revised code sections are shown as underlined text. Deletions are shown as strikethrough text.

Part 1
Chapter 9-33 – Landscaping Standards of the Simi Valley Development Code is amended as follows:
9-33.030 – Landscaping Requirements
C. Front yard landscaping requirements. For single -family residential areas, a minimum of 50 percent of the square footage of the front yard area between the principal dwelling unit and the front public or private street curb, and between the side property lines must be landscaped with natural plants such as lawns, groundcover, succulents, shrubs, and trees. Mulch may be used as an integral part of all natural plantings. No more than one-half of the landscaped area may consist of decorative features such as boulders, river and lava rock, fountains, ponds, rock riverbeds, and pedestrian bridges, or other features as approved by the Deputy Director/City Planner that are consistent with this section. With a Zoning Clearance, up to 100 percent of the landscaped area may be c overed by artificial turf that meets the definition and standards in Article 8 (Glossary) Artificial turf that does not meet the standards contained in Article 8 (Glossary) is prohibited.

1. Additional Paving Allowances.

The public sidewalk and driveway aprons are
excluded from the percentage calculation. The driveway leading directly to required parking spaces (e.g., the garage or carport), the 10 -foot wide parking strip adjacent to the driveway per Section 9- 34.090(B)(1), and a maximum four -foot wide pedestrian walkway directly to the front door may exceed 50 percent of the front yard area. Any paving in place prior to September 15, 2005, is exempt from these standards.

2. Exception. Required front yard landscaping may be reduced to 30 percent to accommodate a paved parking area on the opposite side of the existing driveway in compliance with Section 9-34.040(A)(7).

Part 2
SVMC Chapter 9-34 - Parking and Loading Standards is amended as follows:
9-34.040- Residential Use Parking Standards
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A. Location of single-family parking.

1. Off-street parking spaces for single- family detached dwellings shall must be located on the same parcel on which the dwelling is located.

2. Additional uncovered parking for single- family detached dwellings beyond that which is required by this Chapter, shall may only be placed in a required side setback, in the required front setback alongside the driveway on the side closest to a side property line, on a driveway to a garage or carport located in the rear yard, or on a circular driveway in the front yard, or in the rear yard when in compliance with subsection 6. the following locations and paved in compliance with Section 9-34.090(F):
a. In the side yard between the house and side yard property line, b. In the front yard between the main driveway and the closest side property line as described in Section 9-34.090(B)(1),
c. On an approved circular driveway in the front yard,
d. On an approved driveway leading to a garage or carport located in the rear yard,
e. In the rear yard when in compliance with subsection 6 of this section, or f. On the far side of the front yard, opposite the main driveway, when in compliance with subsection 7 of this section.

3. Parking spaces required by this Chapter shall not be located in the front, side, or rear setback area of any residential zoning district, except within a detached garage or carport structure which may be located in a side or rear setback area, in the rear yard when in compliance with subsection 6, or as authorized by this Chapter. Residential off-street parking spaces may only be placed in locations authorized by this Chapter.

4. The additional parking areas shall also be paved in compliance with Section 9-

34.090(F) (Parking and access surface requirements), and accessed in compliance with Sections 9-34.090(A), and (B).

5. Circular driveways located in front yards must not be used for the parking of any oversized vehicle, trailer, or fifth wheel trailer, as defined in Section 4-9.402.

6. On properties of less than one acre, up to 400 square feet of area, and on properties of one acre or more, up to 800 square feet of area may be designated 19 ORD. NO. 1353

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for additional uncovered parking, when in compliance with the following standards:
a. Parking in rear yard areas leading to the designated parking area is not allowed prohibited.
b. Access to the rear yard parking area must originate from a driveway approach or access way approved by the Department of
Public Works
Director, or designee.
c. Combined with all other structures, the parking area must not cover more than 40 percent of required rear yard.
d.

The rear yard must have property line or rear yard fencing six feet in height to screen the parking area. Parking areas that are less than 50 feet from the property line must be screened with six foot-high fencing. Fencing materials shall be in compliance must comply with Section 9-30.030(A)(6).

Fencing is not required on the side of the parking areas that are adjacent to the front 20 feet of reverse corner lots.
e. Parking area must be set back a minimum of three feet from the side and rear property lines.
f.

If access to rear yard is from the front yard, parking area can only be accessed from side of house where the approved 10- foot wide parking strip is permitted per SVMC Section 9-34.040(A)(2).
g.f. A Zoning Clearance and Encroachment Permit (if a new driveway approach is required) must be obtained.

7. A maximum ten (10) foot wide paved parking area, on the opposite side of the existing driveway may be designated for additional uncovered parking when in compliance with the following standards:
a. The primary home must have a minimum side yard setback of nine feet; b. A minimum of 30 percent front yard landscaping must be maintained, inclusive of paving allowances as described in Section 9-33.030(C)(1); c. The parking area must originate from a driveway approach or access way approved by the Public Works Director, or designee, and be paved in compliance with Section 9-34.090(F).
d. The parking area must remain outside of the Traffic Sight Safety Area (TSSA) (SVMC Section 9-34.040(F); and
e. A Zoning Clearance and Encroachment Permit (if a new driveway approach is required) must be obtained. An indemnification agreement in a form approved by the City Attorney, and recorded on the property may be provided in lieu of the Encroachment Permit.

20 ORD. NO. 1353

Off-streetparkingCCmtg10-23-23(klk)
B. Covered parking required.

1. Two parking spaces for each single-family dwelling unit shall be located within an enclosed garage.

2. All other parking spaces may be uncovered.

3. No on-site parking or access shall be allowed that would necessitate the use of an ADA sidewalk ramp for vehicular access.

C. Single-family dwelling driveways. All private driveways to garages shall be concrete, not asphalt.

D. Parking of commercial vehicles in residential zoning districts. Except as authorized by this Chapter, no vehicle which is registered for commercial purposes in compliance with applicable provisions of the Cali fornia Vehicle Code, or SVMC Section 4- 9.401, which exceeds five tons according to the manufacturer's gross vehicle weight rating, shall be parked or left standing on any residentially zoned property, in excess of 30 consecutive minutes unless actual loading or unloading of the vehicle is in progress on the property.

E. Location and assigned spaces for multi-family dwelling units.

1. Off-street parking spaces shall be located on the same development site and on the same parcel, but in no event more than 200 feet from the dwelling for which the parking space is provided.

2. At least one assigned parking space shall be provided for each multi -family dwelling unit.

3. The assigned space shall not be located more than 200 feet in walking distance from the entry to the unit it is designed to serve.

Traffic Sight Safety Area (TSSA). Parking areas and vehicles on the far side of the front yard, opposite the main driveway (SVMC Section 9-34.040(A)(7)), must remain outside of the traffic sight safety area, as defined in Section 9-80. Parking on the main driveway leading to the required garage is exempt.

Part 3
SVMC Chapter 9-30 - General Property Development and Use Standards is amended as follows:
9-30.050- Height and Location Requirements for Fences, Walls, Hedges, and Other Structures
E. Gated entrance setback. Notwithstanding any other provision of this Development Code, all gates for vehicles on driveways or roadways shall must be set back a minimum of 20 feet from the property line , except for side or rear access gates in 21 ORD. NO. 1353
Off-streetparkingCCmtg10-23-23(klk)
Residential Zones that do not abut arterial or collector streets. Vehicle gates must comply with the following standards:

1. Vehicle gates must not abut any Landscape Maintenance District, landscaping easement, no-access easement, or encroach on any Homeowner’s Association (HOA)-maintained landscaping easement;

2. Vehicle gates must lead to an approved parking space;

3. A Zoning Clearance and Encroachment Permit (if a new driveway approach is required) must be obtained; and

4. Vehicle gates must be designed and installed to not open into the public right of way.
22 ORD. NO. 1353

ATTACHMENT A

NOTICE OF EXEMPTION
To: County Clerk From: City of Simi Valley
County of Ventura 2929 Tapo Canyon Road
800 S. Victoria Avenue Simi Valley, CA 93063
Ventura, CA 93001
Pr
oject Title: Z-S-2023-0006
P
roject Location - Specific: Citywide
P
roject Location - City: Simi Valley Project Location - County: Ventura D
escription of Project: Z-S-2023-0006 will revise portions of Title 9 of the Simi Valley Municipal Code to modify standards and regulations for residential off-street parking, front yard landscaping, and rear yard vehicle access gates and screening.

N
ame of Public Agency Approving Project: City of Simi Valley Date of Approval
N
ame of Person or Agency Carrying Out Project: City of Simi Valley Ex
empt Status: (check one)
M inisterial [Public Resources Code Sec. 21080(b)(1); 14 Cal. Code Regs. Sec. 15268]; D eclared Emergency [Public Reso urces Sec. 21080(b)(3); 14 Cal. Code Regs. Sec. 15269(a)];
Em ergency Project [Public Resources Sec. 21080(b)(4);14 Cal. Code Regs. Sec. 15269(b)(c)];
C ategorical Exemption. State type and section number Class 1, Section 15301 S tatutory Exemption. State code number
C ommon Sense Exemption [14 Cal. Code Regs. Sec. 15061(b)(3)] T
ext of exemption and reasons why project is exempt:

City staff has analyzed the project’s potential effects on the environment and has determined that the project is categorically exempt from the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines Section 15301 (“Existing Facilities”) and Section 15061(b)(3) (the “Common Sense Exemption”), and that none of the exceptions to the categorical exemptions contained in CEQA Guidelines Section 15300.2 are applicable to the project.

S
ection 15301, titled “Existing Facilities,” states that: “ Class 1 consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency’s determination. […] The key consideration is whether the project involves negligible or no expansion of an existing use.” The proposed amendments to the Development Code will allow minor alterations of existing private structures to allow additional off-street parking locations, reduced front yard landscaping, and modified rear yard parking access gate and screening locations in residential zones. The amendments will not involve a substantial expansion of the existing residential uses. Therefore, the project is exempt from CEQA pursuant to Section 15301 of the State CEQA Guidelines.

A
dditionally, Section 15061(b)(3) states that: “A project is exempt from CEQA if the activity is covered by the common sense exemption that CEQA applies only to projects which have the potential for causing 23 ATTACHMENT A
a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.”

The proposed amendments to the Development Code provide minor modifications that would allow an additional off-street parking location, reduced front yard landscaping, and modified rear yard parking access gate and screening standards in residential zones . Establishment of these standards will not create a significant impact on the environment. Therefore, the project is exempt from CEQA pursuant to Section 15061(b) (3) of the State CEQA Guidelines.

Lead Agency Contact Person: Alexandra Clingman Area Code/Telephone (805) 583-6772

Signature: Date: 11/6/2023 Title:

Associate Planner
Alexandra Clingman Dept. of Environmental Services

X Signed by Lead Agency Date received for filing at OPR:
24 Off-streetparkingCCmeeting 8-28-23(klk)

CITY OF SIMI VALLEY

MEMORANDUM
August 28, 2023
TO: City Council
FROM: Department of Environmental Services
SUBJECT: REQUEST FOR DIRECTION ON PROPOSED REVISIONS TO

RESIDENTIAL OFF-STREET PARKING STANDARDS, INCLUDING

RECREATIONAL VEHICLES, FRONT YARD LANDSCAPING, AND

RELATED PROVISIONS

STAFF RECOMMENDATION
It is recommended that the City Council provide further direction on amending portions of the Development Code for residential off-street parking standards and related provisions.

BACKGROUND AND OVERVIEW
The County of Ventura’s off-street parking requirements (Ordinance 2130) were adopted by the City when the City incorporated in 1969 . Since then, the off -street parking requirements were amended in 1986, 2000 , and 2011, which expanded on -site parking and driveways options but still restricted the location of oversized vehicles, trailers or fifth wheels.

In 2018, the City’s Code Enforcement Staff received a significant number of complaints about Recreational Vehicles (RVs) being parked on residential properties on the opposite side of driveways in a particular neighborhood. Upon enforcement of those complaints, the City Council received concerns about the City’s parking standards. At the February 12, 2018, City Council meeting, the Council put enforcement on hold and requested that Staff review the City’s off-street parking requirements, including RV parking on residential properties. Since then, there have been several discussions and changes to the off-street residential parking standards, which are summarized below:
 On February 11, 2019, the City Council directed Staff to prepare amendments to the Development Code to allow uncovered rear yard parking for both ‘typical’ (less than one acre ) and ‘larger sized’ lots (one acre or more ). At the time , rear yard parking was only allowed within an approved garage or carport, or on the paved driveway leading to the garage or carport in the rear yard. In addition, the Council advised Staff to maintain existing paving allowances for parking areas in the front and side yards.
 On January 22, 2020, the Planning Commission heard Staff’s potential code updates to allow uncovered rear yard parking on an approved pad. The Planning AGENDA ITEM NO.
8A
EXHIBIT 1
25 Off-streetparkingCCmeeting 8-28-23(klk)
Commission directed a subcommittee of two Commissioners to meet with Staff to discuss the proposal in greater detail. The Subcommittee recommended that no changes be made to the Development Code and enforcement of the existing rules should resume. The Subcommittee also considered options for additional parking in the front yards of homes opposite of the garage. The Subcommittee dismissed these as some configurations would require an additional driveway approach (curb-cuts) or non-permitted use of corner accessibility ramps. Additional driveway approaches would result in the loss of on-street parking for the general public.  The Planning Commission considered the recommendations of the Subcommittee on September 2, 2020, and by a 5:0 vot e, recommended to the City Council that the proposed changes to rear yard parking be rejected and enforcement of the existing standards resume . The Commission commented that the amendments would create enforcement issues and that the Neighborhood Council’s suggestion to allow the option to add a paved area on the opposite side of the front yard would result in curb jumping and damage to curbs at the taxpayer’s expense , and result in the loss of on-street parking with new driveway approaches.  On January 25, 2021, the City Council heard Staff’s updates. Around the same time, concerns from the community arose regarding the enforcement of residential off-street parking requirements in front yards. Due to the COVID -19 pandemic, some households were using their front yards to accommodate RVs for quarantine purposes. To avoid enforcing residential parking regulations that could affect these vehicles and to seek community feedback on the issue, the City Council postponed the public hearing to a date uncertain.
 On N ovember 8, 2021, City Council resumed the public hearing and approved amendments to the Development Code to allow an additional rear yard parking pad of 400 square feet on properties of less than one acre and up to 800 square feet on properties of one acre or more with a Zoning Clearance . However, the community again expressed concerns about the existing standards for front yard parking being enforced, and the City Council paused enforcement in April 2022.  On March 20, 2023, the Council directed Staff to r esume enforcement on all parking violations that are not related to parking on the opposite side of the driveway. The Council also requested that Staff review existing standards and prepare potential Code updates to allow parking on the opposite side of the driveway and potential reductions in the 50 percent front yard landscaping requirement.

This report is in response to the Council's request from March 2023 . Staff is additionally recommending updates to the standards for residential rear yard parking access, gates, and screening.
26 Off-streetparkingCCmeeting 8-28-23(klk)
Current City Standards

Current Residential Parking Standards

In single-family residential areas, current standards allow uncovered parking beyond the required two-car garage in the following locations, see Figure 1 below:

 On the driveway in front of the garage,
 On the portion of the front yard between the driveway and the closest side property line (10-foot extension),
 On a circular driveway in the front yard, or
 Between the house and side yard property line (either side).

The City also allows rear yard parking in the following locations:

 Within an approved garage/carport,
 The driveway leading up to approved covered parking, or  On an approved parking pad. Note that parking on the driveway leading to this parking pad is not allowed.

For properties less than one acre, the rear yard uncovered parking pad can be up to 400 square feet, while properties one acre or more can have a parking pad of up to 800 square feet.

Figure 1: Currently Allowed Off-Street Parking Areas on a 65-foot wide lot

27 Off-streetparkingCCmeeting 8-28-23(klk)
Current Front Yard Landscaping Requirements

The City currently requires that 50 percent of the space between the house and the street curb, the front yard, be covered with natural plants or approved artificial turf. Of that 50 percent, one-half may consist of decorative features such as boulders, river and lava rock, fountains, ponds, rock riverbeds, and pedestrian bridges, as approved by the Deputy Director/City Planner (SVMC Section 9 -33). Research from other jurisdictions in the County shows that most cities also have a minimum front yard landscape coverage requirement that restricts paving in the front yard , typically requiring 50 percent landscaping (Camarillo, Moorpark, Ojai, Santa Paula, Port Hueneme, Unincorporated Ventura County, and Fillmore).

Also, note that the City permits additional paving allowances in the front yard, even if the 50 percent landscape requirement is not met. These areas include driveways leading directly to required parking, a parking strip up to 10 feet wide that is adjacent to the driveway and located on the side of the nearest property line, and a pedestrian walkway up to 4 feet wide leading directly to the front door (see Figure 1). Therefore, the effective front yard landscaping (i.e. the actual area that is not paved) may already be reduced below 50 percent in these scenarios with these allowances.

ANALYSIS

Off-Street Parking Alternatives

During the City Council meeting on March 20 , 2023, the Council requested that Staff research alternative options for residential off -street parking. Staff has analyzed the two following alternatives:

Option A

Allow a 10-foot wide paved parking strip on the opposite side of the existing driveway for lots with less than 8 feet between the nearest side lot line and the existing driveway.

These lots would not have the space to accommodate the currently allowed 10 -foot paving extension on the same side as the driveway (Figure 2, Option A). The following standards would be required to allow this option:

- 50 percent of the front yard landscaping must be maintained , inclusive of paving allowances (driveway and pedestrian walkway).
- A Zoning Clearance would be required to obtain this additional paving. - An encroachment permit would need to be obtained from Public Works for an additional curb cut.
- Where an additional curb cut is not feasible, the parking area must be accessed via the existing driveway and approved paved surface . Driving over landscaping is not permitted.

Where lots have room for an 8 -foot wide paved extension on the same side as the driveway, the opposite paved strip would not be allowed (an 8-foot wide extension is the proposed minimum width after which the opposite paved strip would not be allowed). 28 Off-streetparkingCCmeeting 8-28-23(klk)

Figure 2: Proposed Off-Street Parking Option A - Where space on the same side of the driveway is less than 8 feet on a 65-foot wide lot.

Option B

Allow both the currently allowed 10 -foot paving extension on the same side as the driveway and the 10 -foot wide paved parking strip on the opposite side of the existing driveway (Figure 2 Option B ). The following standards would be required to allow this option:

- 50 percent of the front yard landscaping must be maintained , inclusive of paving allowances (driveway, 4-foot pedestrian walkway, 10-foot paved strip adjacent to driveway).
- A Zoning Clearance would be required for this additional paving. - An encroachment perm it would need to be obtained from Public Works for an additional curb cut.
- Where an additional curb cut is not feasible, the parking area must be accessed via the existing driveway and approved paved surface. Driving over landscaping is not permitted.

29 Off-streetparkingCCmeeting 8-28-23(klk)
Figure 2: Proposed Off-Street Parking Option B
Additional 10-foot allowance on opposite side of driveway

For a typical-sized lot of 8,000 square feet, 65-foot wide lot, option B may not be feasible because front yard landscaping may already be close to the required 50 percent due to the paving allowances. One solution would be for the City Coun cil to provide further guidance on allowing a reduction in required landscaping, as discussed below.

Traversing the front yard for access

An access option that can be available for either of the two scenarios described above includes traversing the front yard to provide access to a paved area opposite the driveway and/or the side yard for parking. It is recommended that this only be allowed in a scenario where 50 percent landscaping can be maintained.

Figure 3 shows a scenario for a typical 8,000 square-foot lot where allowing traversing the front yard to access a paved area opposite the driveway and/or the side yard leads to a lot where only 20 percent of the front yard is not paved. Maintaining 50 percent of effective landscaping on a typical-sized lot may not be feasible with this 30 Off-streetparkingCCmeeting 8-28-23(klk)
configuration as the additional paving would reduce the total landscaping to below 50 percent when combined with additional parking areas.

Figure 3: Traversing Front Yard

To maintain the appearance of single -family residential areas with sufficient landscaping, prevent damage to curbs and unauthorized use of accessibility ramps, and other parking issues, such as the loss of street parking due to new driveway approaches, Staff recommends keeping the current residential parking standards in place. The implications of reducing the required front yard landscaping and loss of street p arking in order to accommodate potentially allowing the 10 -foot parking strip on the opposite side of the driveway are discussed in the following sections.

Reduction of Front Yard Landscaping

The City Council requested that Staff research the implications of reducing the required front yard landscaping percent to between 30 and 40 percent in residential zones. Current standards require 50 percent of the front yard to be landscaped in line with the requirements of a number of cities in Ventura County. As discussed previously, current Code parking requirements allow additional paving allowances in the front yard, as shown in Figure 1. Therefore, the area of the front yard that is landscaped on many lots is often already reduced below 50 percent with these allowances. Staff is concerned that reducing front yard landscaping further may lead to a loss of green space (live plantings, drought tolerant materials, trees, etc.), and negatively impact the overall aesthetics of neighborhoods, e.g., fully paved front yards. However, the Public Works Director has the discretion to approve alternative paving materials in addition to concrete, such as pavers with grass/artificial turf growing through them, pavers with grass/aftificial turf growing among them, and strips of concrete for a vehicle tire path with grass/artificial turf growing between them.

31 Off-streetparkingCCmeeting 8-28-23(klk)
Additionally, the implementation of a one -size-fits-all solution to create more parking areas may not work for all properties. Larger, wider lots usually have more front yard area and landscaping compared to smaller , narrower lots or those with zero lot lines. This would make it difficult to maintain the requisite landscaping percentage.

As such, not all properties would qualify for the add itional paving. Table 1 shows effective front yard landscaping percentages on lots with various widths, taking into account the current paving allowances and proposed options applied. If the City Council wishes to qualify more properties for the additional paving allowance and reduced landscaping, Staff requests further direction. The narrower lots in the City would essentially have zero landscaping if the 50 percent requirement was further reduced. Even on the 80-foot wide lots, the effective landscaping is reduced below 50 percent with Option B.

Table 1- Effective front yard landscaping for lot widths Lot Size Percentage
Landscaping with
Current Paved
Allowances*
Percentage Landscaping
with Option A (10-foot
paved allowance can be
on opposite side of
driveway)s
Percentage
Landscaping with
Option B + current
allowances, plus
additional 10-foot strip
Narrow Lot
40 foot width
15% 15% -10%
Typical lot
65 foot width
48% 48% 32%
Larger lot
80 foot width
58% 58% 45%
*Allowances above include a driveway leading directly to required parking, a pedestrian walkway up to 4 feet wide leading directly to the front door, and in some cases, a parking strip up to 10 feet wide adjacent to the driveway.

Another issue to note is that due to recent changes in State law, the City can no longer , in most instances, limit ADUs up to 800 square feet within the front yard; as a result, front yard landscaped areas may be reduced even further, regardless of the 50 percent landscaping requirement.

To avoid over -paving on r esidential street frontages and maintain universal standards, Staff recommends keeping the current landscape standards unchanged.

Loss of Street Parking

During the City Council meeting on March 20, 2023, another topic of discussion was whether a driveway approach should be required to access additional parking areas that are on the opposite side of an existing driveway. Approval for a secondary driveway is subject to Public Works standards, including distance, traffic sight safety, and construction requi rements. If a homeowner does not have an approved secondary driveway approach and chooses to drive over the curb , they will be responsible for any damages to the existing curb/sidewalk. However, liability may also fall upon the City, if a pedestrian accident were to occur as a result of damaged City -owned property. To 32 Off-streetparkingCCmeeting 8-28-23(klk)
address unresolved curb damage, City resources (Staff time and administrative costs ) would need to be allocated toward collecting payment for the repairs.

Currently, the Public Works Department does not require a driveway to access additional parking areas. To help avoid any damage to City-owned property, Staff recommends that access to paved parking areas originate from a driveway approach or access way approved by the Public Works Department via an Encroachment Permit. This Encroachment Permit would also be required in order to obtain a Zoning Clearance from the Planning Division for any additional parking area s that cannot be accessed from the existing driveway.

Current Public Works Driveway Standards

The following are the current City’s driveway standards for residential properties:

a) Residential single-family driveways shall be no less than 10 feet and no greater than 27 feet in width.
b) The minimum distance between driveways on the same lot shall be 22 feet. c) The minimum distance between driveways on adjoining lots shall be 6 inches.
d) For multiple driveways on one lot, the sum of all driveways shall not exceed 40% of the property frontage or 27 feet max.
e) For lots with existing RV access, the maximum width of a driveway can be 37 feet, not to exceed 40% of lot frontage.

It is also important to note that new or widened driveway approaches, the development of SB9 units and ADUs, and the increasing number of veh icles parked in residential neighborhoods, may further impact the availability of street parking. Any modifications that require additional curb -cuts or additional parking spaces that cannot be accessed from the existing driveway will likely worsen the availability of such street parking and/or damage the public right-of-way.

Vehicle Setbacks

The City Council requested Staff to research the feasibility of implementing setbacks for vehicles parked in driveways . However, Staff has concerns about enforcing a vehicle setback as it would apply to all vehicles, not just RVs. Currently, a number of vehicles manufactured today are unable to meet a parking setback in existing driveways as vehicles have become larger an d older homes have shorter driveways. It would be challenging to enforce violations on vehicles since they move frequently and can be parked in various positions. Therefore, Staff advises against imposing vehicle setbacks. However, to avoid safety issues regarding traffic visibility on corner lots, Staff suggests adding language to the City Municipal Code to clarify that parking on the street-facing side of a corner lot should remain outside of the Traffic Sight Safety Area (TSSA).

The TSSA refers to the a rea, both public and private, located at any street corner. It is bounded by the curb line or the edge of the roadway where two streets intersect. To define 33 Off-streetparkingCCmeeting 8-28-23(klk)
the TSSA, a line is drawn between two points on the curb or roadway edge that are 45 feet from the intersection point of the extended curb lines or roadway edges, as illustrated in Figure 4.

Figure 4: Traffic Sight Safety Areas (TSSA)

Rear Yard Parking and Vehicular Access Gate Updates

Subsequent to the adoption of the rear yard parking modifications, Staff has identified minor revisions necessary to improve rear yard parking options:

a. Eliminate the required 20-foot side and rear yard vehicular gate setback for yards not abutting arterial or collector streets (SVMC Section 9 -30.050.E).

Typical side and rear yard fencing is located adjacent to the property line , and requiring the vehicular gate to be set in 20 feet poses efficiency concerns and potential hardships for typical lots.

b. Modify rear yard parking screening to only require screening within 50 feet of the designated parking area, make screening optional on the sides of the yard that abut a street, and not require screening of yard areas that are adjacent to a reverse corner lot, in order to maintain sight-line visibility.

With City Council concurrence, Staff will present these suggested Mun icipal Code modifications regarding gate and screening with detailed provisions for public hearings at upcoming Planning Commission and City Council meetings.

34 Off-streetparkingCCmeeting 8-28-23(klk)

RECOMMENDATIONS

The City Council directed Staff to prepare language for potential revisions to the Development Code. If the Council wishes to proceed with a Code amendment to residential off-street parking, Staff has identified the potential changes in Tables 2 and 3 below:

Table 2- Potential Changes to the Development Code for Off-Street Parking Existing Standards Proposed Changes Staff Recommendation Front Yard Parking Locations:

 On the driveway in
front of the garage,
 On the portion of the
front yard between the
driveway and the
closest side property
line (10-foot
extension),
 On a circular driveway
in the front yard, or
 Between the house
and side yard property
line (either side).

Option A

Allow a 10-foot wide paved
parking strip on the opposite
side of the existing driveway,
for lots that do not have the
space to accommodate the
currently allowed 10-foot
paving extension on the same
side as the driveway (Figure 2,
Option A).

Staff recommends no change
to the existing front yard
parking locations.

Option B

Allow both the currently
allowed 10-foot paving
extension on the same side as
the driveway and the 10-foot
wide paved parking strip on
the opposite side of the
existing driveway (Figure 2,
Option B).

35 Off-streetparkingCCmeeting 8-28-23(klk)
Table 2- Potential Changes to the Development Code for Off-Street Parking

Side Yard Parking Locations:

 Between the house
and side yard property
line (either side).

No additional side yard parking
locations are proposed.

Staff recommends no change
to side yard parking locations.

Rear Yard Parking Locations:

 Within an approved
garage/carport (either
side),
 The driveway leading
up to approved
covered parking, or
 On an approved
parking pad
400 sq. ft. on
properties < 1 acre
800 sq. ft. on
properties > 1 acre
(either side).

No additional rear yard parking
locations are proposed.

Staff recommends no change
to rear yard parking locations.

Front Yard Landscaping
Requirements:

 50 percent of the
space between the
house and the street
curb must be covered
with natural plants or
approved artificial turf.
(Of that 50 percent,
one-half may consist
of decorative features
such as boulders,
river and lava rock,
fountains, ponds, rock
riverbeds, and
pedestrian bridges).

Additional paving allowed in
the front yard even if the 50
percent landscape
requirement is not met:

Reduce the front yard
landscaping requirement to
allow for an additional 10- foot
paved parking strip on the
opposite side of the existing
driveway (Figure 3).

Staff recommends no change
to the 50 percent front yard
landscaping requirement.

36 Off-streetparkingCCmeeting 8-28-23(klk)
 Driveways leading
directly to required
parking,
 A parking strip up to
10 feet wide that is
adjacent to the
driveway and located
on the side of the
nearest property line,
and
 A pedestrian walkway
up to 4 feet wide
leading directly to the
front door.

Access to off-street parking
locations:
 No on-site parking or
access shall be
allowed that would
necessitate the use of
an ADA sidewalk
ramp for vehicular
access.
 Access to the rear
yard parking area
must originate from a
driveway approach or
access way approved
by the Public Works
Department.

Access to off-street parking
must originate from a driveway
approach or access way
approved by the Public Works
Department. This can include
traversing the front yard to
provide access to a paved
area opposite the driveway
and/or the side yard for
parking only where 50 percent
landscaping can be
maintained.

Staff recommends adding
language to the City’s Municipal
Code to clarify that access to
paved parking areas must
originate from a driveway
approach or access way
approved by the Public Works
Department.

Traffic Sight Safety Area
(TSSA)

Parking on the street-facing
side of a corner lot must
remain outside of the Traffic
Sight Safety Area (TSSA).

Staff recommends adding
language to the City’s Municipal
Code to clarify that front yard
parking on a corner lot must
remain outside of the Traffic
Sight Safety Area (TSSA).

37 Off-streetparkingCCmeeting 8-28-23(klk)

Table 3- Potential Changes to the Development Code for Vehicular Gate and Rear Yard Parking Screening
Existing Standards Proposed Changes Staff Recommendation All gates for vehicles on
driveways or roadways shall
be set back a minimum of 20
feet from the property line.

Eliminate the required 20-foot
side and rear yard vehicular
gate setback for yards not
abutting arterial or collector
streets.

Staff recommends eliminating the
setback requirement for side and
rear vehicle access gates for
yards not abutting arterial or
collector streets.
.

Rear yard parking areas must
be screened by a six-foot
property line or rear yard
fence.
 Modify rear yard
parking screening to
only require screening
within 50 feet of the
designated parking
area.
 Make screening
optional on the sides
of the yard that abut a
street.
 Not require screening
of yard areas that are
adjacent to a reverse
corner lot.

Staff recommends modifying rear
yard parking screening
requirements.

38 Off-streetparkingCCmeeting 8-28-23(klk)

ALTERNATIVES

The following alternatives are available to the City Council:

1. Amend portions of the Development Code for vehicular gate and rear yard parking screening;

2. Make no change to the existing vehicular gate and rear yard parking screening;

3. Amend portions of the Development Code for off -street, front yard parking standards, and landscape percentage modification;

4. Make no change to the existing residential parking off -street, front yar d parking only standards and landscape percentages; and/or

5. Provide alternative direction to Staff.

Staff recommends Alternatives No. 1 and No. 4.

SUGGESTED CITY COUNCIL MOTION

There is no suggested motion.

SUMMARY

On March 20, 2023, the City Council directed Staff to resume parking enforcement on areas not under consideration for a code change (e.g., unpaved surfaces in the front yard) and prepare alternative options for off -street parking for single-family residences. Staff has proposed allowing a 10-foot paved parking strip on the opposite side of the existing driveway as the most feasible alternative for off -street parking. However, this change could result in a reduction of front yard landscaping, damage to City-owned property, and a loss of on-street parking. To avoid over -paving and worsening parking issues in residential areas, Staff recommends maintaining the current residential off-street parking standards. Staff also suggest updating the standards for side and rear yard vehicular access gates and rear yard parking screening to better facilitate and eliminate challenges in utilizing allowed rear yard parking provisions.

____________________________________
Stratis Perros
Environmental Services Director

Prepared by: Alexandra Clingman, Associate Planner
39

Simi Valley City CouncilNovember 6, 2023

Simi Valley City Council
November 6, 2023