cc 2024 AR 12/10 code amendment to off-site parking for one-family dwellings

ACTION:
____________________________
Clerk/Secretary
Department: Community Development Item No: PH2
Prepared by: Joe Vacca, Community Development Director Meeting Date: December 10, 2024 Approved by: John Conley, City Manager Agenda Location: Public Hearing SUBJECT: CODE AMENDMENT TO OFF-SITE PARKING REQUIREMENTS FOR ONE-FAMILY DWELLINGS ≤ 1,600 SQUARE FEET IN SIZE
RECOMMENDATION:

1.Open, conduct, and close a public hearing to receive testimony regarding the Development Code Amendment to Chapter 18.54 Off-Site Parking, to update off-street parking requirements for new construction of one-family dwellings that are ≤ 1,600 square feet on individual lots (P24-0334).

2.Introduce and adopt City Council Ordinance No. 2024- , entitled, “An Ordinance of the City Council of the Chartered City of Vista, California, Amending Chapter 18.54 of the Vista Development Code to Update Off-Street Parking Requirements for New Construction of One-Family Dwellings ≤ 1,600 Square Feet.”
CORRELATION TO CITY COUNCIL GOALS: Homelessness and Housing.

PRIOR ACTION: On April 23, 2024, discussed the requirement for a two-car garage with new single- family homes and directed staff to review current code requirements and bring back suggestions for changes for further discussion (No vote taken).

On December 13, 2016, introduced and adopted City Council Ordinance No. 2016-20, amending Chapter 18.54 of the Vista Development Code regarding off-street parking and loading requirements (Vote: 5-0).

PRIOR PLANNING COMMISSION ACTION: On November 5, 2024, the Planning Commission adopted Resolution No. 2024-21, recommending City Council approval of an ordinance amending chapter 18.54 Off-Site Parking Requirements for One-Family Dwellings ≤ 1,600 square feet in size (Vote: 6-0, Savage absent).

STATEMENT ON THE SUBJECT: Occasionally, property owners of individual lots in single family zones pursue construction of modular or manufactured homes to save on costs. However, the existing requirement to construct an enclosed garage sometimes pose a financial barrier to completing these types of projects. Therefore, staff worked on amending Vista’s Development Code to provide flexibility in meeting required parking, and proposes to amend Chapter 18.54, Off-Street Parking and Loading Requirements, to update off-street parking requirements for new construction of one-family dwellings that are less than or equal to (≤) 1,600 square feet on individual lots.

AGENDA
REPORT

CITY COUNCIL

COMMUNITY DEVELOPMENT COMMISSION

SUCCESSOR AGENCY

BUENA SANITATION DISTRICT

JOINT POWERS FINANCING AUTHORITY
Opened, conducted, and closed the public hearing. Introduced and adopted City Council Ordinance No. 2024-15. Vote: 5-0

MEETING DATE: December 10, 2024 PAGE 2
SUBJECT: CODE AMENDMENT TO OFF-SITE PARKING REQUIREMENTS FOR ONE-FAMILY DWELLINGS ≤ 1,600 SQUARE FEET IN SIZE
Project Description. A code amendment is proposed for parking requirements for new construction of one-family homes that are ≤ 1,600 square feet, on individual lots. The proposed amendments would be applicable citywide and would permit property owners of those dwellings to provide either two enclosed spaces in a garage, two covered spaces, or two open spaces, in addition to two open guest parking spaces. This is consistent with the existing requirements for providing 4 parking spaces per home.

The changes for parking are found in section 18.54.050.19, specifically in Footnote 2, as follows.

Based on Dwelling Units, Unless Noted Otherwise
Residential Land Uses Automobile Parking Bicycle Parking 19 2 One-Family Dwellings 2.0 +2.0(Guest) N/A
Footnote:
22 covered and enclosed spaces in a garage for each dwelling unit, plus 2 open guest parking spaces. For new construction of a one-family dwelling ≤ 1,600 square feet on an individual lot, property owners may choose whether to provide: either 2 enclosed spaces in a garage, 2 covered spaces, or 2 open spaces, in addition 2 open guest parking spaces.

Guest spaces for one-family dwellings may be located in the driveway provided it is not shared with other units.

There are no other changes proposed to this chapter.

Staff Review. The proposed code amendment is being presented at the direction of the City Council.

For construction of all new single-family homes on individual lots, the parking ordinance currently requires a two-car enclosed garage. The cost for construction of attached or detached two-car garages associated with new construction of single-family homes adds additional costs and creates a barrier for construction. To reduce barriers to the construction of new single-family homes of a reasonable size, staff proposes this update creating flexibility for parking for new homes that are less than, or equal to, 1,600 square feet in size. The amendment proposes that newly constructed single-family homes with a total area of 1,600 square feet or less must include a total of four off-street parking spaces. Property owners have the flexibility to meet this requirement by providing either two enclosed spaces in a garage, two covered spaces, or two open spaces, in addition to two open guest parking spaces. •Staff analyzed manufactured home floor plans and determined that the majority of the floor plans are sized at or below 1,600 square feet in size, and these are the types of homes that can present a more affordable construction option. Therefore, the noted square footage limitation is being used for creating this additional flexibility in the code.
•New single-family homes that are greater than 1,600 square feet will need to comply with existing parking requirements.

The proposed amendment would further improve the City’s ability to provide construction of housing that is more affordable to build, consistent with policies in the Housing Element and the Land Use and Community Identity Element of the General Plan. The amendments would maintain a requirement for four off-street parking spaces, consistent with current parking ordinance requirements, and, therefore, are exempt pursuant to CEQA Guidelines Section 15061(b)(3), the “Common Sense” exemption, 12/10/2024 PH2 2 of 8

MEETING DATE: December 10, 2024 PAGE 3
SUBJECT: CODE AMENDMENT TO OFF-SITE PARKING REQUIREMENTS FOR ONE-FAMILY DWELLINGS ≤ 1,600 SQUARE FEET IN SIZE
because there is no possibility that the proposed code amendments may have a significant effect on the environment.

Planning Commission Recommendation. The Planning Commission reviewed the proposed project on November 5, 2024, and recommended approval of the Development Code amendment to allow for more flexibility in parking requirements, as recommended by staff. The Planning Commission supported the staff recommendation with a vote of 6-0 (Savage absent).

FISCAL IMPACT: There is no direct fiscal impact related to this item.

EXHIBITS:

1.City Council Ordinance No. 2024- , amending Chapter 18.54 of the Vista Development Code to update off-street parking requirements for new construction of one-family dwellings ≤ 1,600 square feet

2.Redline of Vista Development Code Amendment Chapter 18.54 12/10/2024 PH2 3 of 8

ORDINANCE NO. 2024-

AN ORDINANCE OF THE CITY COUNCIL OF THE CHARTERED CITY OF VISTA, CALIFORNIA, AMENDING CHAPTER 18.54 OF THE VISTA

DEVELOPMENT CODE TO UPDATE OFF-STREET PARKING

REQUIREMENTS FOR NEW CONSTRUCTION OF ONE-FAMILY DWELLINGS ≤ 1,600 SQUARE FEET
The City Council of the City of Vista does resolve as follows:

1. Findings. The City Council hereby finds and declares the following:

A. This ordinance is enacted by the City Council pursuant to its authority under the Charter of the City of Vista and Article 11, Section 7 of the California Constitution.

B. The City intends to amend Chapter 18.54, of the Development Code, update off- street parking requirements for new construction of one-family dwellings ≤ 1,600 square feet on individual lots, within the City of Vista.

C. The proposed Development Code amendments would be consistent with the General Plan Land Use and Community Identity Element, Policy 9.2, as well as the Housing Element, policies 2.1 and 4.1.

D. The proposed amendments to chapter 18.54.050.19 (footnote 2) of the Development Code would update off-street parking requirements for new construction of one-family dwellings ≤ 1,600 square feet, and, therefore, are exempt pursuant to CEQA Guidelines Section 15061(b)(3), the “Common Sense” exemption, because there is no possiblity that the proposed amendments may have a significant effect on the environment.

2. Code Amendment.

A. Chapter 18.54, Off-Street Parking and Loading Requirments, is amended, as follows:
[Continued on page 2.]
12/10/2024 PH2 4 of 8
EXHIBIT 1

ORDINANCE NO. 2024-

CITY COUNCIL OF THE CHARTERED CITY OF VISTA
PAGE 2
“Chapter 18.54
Off-Street Parking and Loading Requirements
Sections:

18.54.010 Purpose of Provisions

18.54.020 Facilities Required When - Application of Provisions

18.54.030 Exemptions from Provisions

18.54.040 Floor Area Defined

18.54.050 Number of Parking Spaces Required

18.54.060 Changed or Converted Uses

18.54.070 Loading Space Requirements

18.54.080 Bicycle Parking/Storage Requirements

18.54.090 Motorcycle Parking Requirements

18.54.100 One-Family and Two-Family Dwellings

18.54.105 Supplemental Parking Space for One-Family and Two-Family Dwellings

18.54.110 Determining Parking Space Requirements for Mixed Uses

18.54.120 Development Standards

18.54.130 Reciprocal Parking Facilities

18.54.140 Modification of Certain Off-Street Parking Requirements by Special or Minor Use Permit

18.54.150 Parking Standards for Industrial Developments

18.54.160 General Parking Lot Modification

18.54.170 Commercial Vehicles

18.54.180 Illumination Requirements

18.54.190 Parking Enforcement - Statutory Authority
Section 18.54.010 through Section 18.54.040 (no changes) Section 18.54.050.19 One-Family and Two-Family Dwellings (footnote 2) Based on Dwelling Units, Unless Noted Otherwise
Residential Land Uses Automobile Parking Bicycle Parking 14 Hotels, Clubs and
Boardinghouses

1.0 (Room)
1 bicycle space for
every 20 auto
spaces
15 Motels 1.1
(Room)
+ 2.0
(If Resident
Manager's
Quarters
Provided)
1 bicycle space for
every 20 auto
spaces
16 Residential Hotel 1.5
(Room)
+ 0.25
(Guest)
1 bicycle space for
every 20 auto
spaces
12/10/2024 PH2 5 of 8

ORDINANCE NO. 2024-

CITY COUNCIL OF THE CHARTERED CITY OF VISTA
PAGE 3

17A
Multiple-Family Dwelling
Units (Rental)

Studio

2.0 + 0.33
(Guest)

17B
Multiple-Family Dwelling
Units (Attached for Sale)

Studio

2.0 + 0.33
(Guest)

1 bicycle space for
every 5 auto spaces
1 Bedroom 2.0 + 0.33
(Guest)
1 bicycle space for
every 5 auto spaces
2 Bedroom 2.0 + 0.50
(Guest)
1 bicycle space for
every 5 auto spaces
3+ Bedroom 2.5 + 0.50
(Guest)
1 bicycle space for
every 5 auto spaces
18 Detached Condominium
1 Housing Units 2.0 + 2.0
(Guest) N/A
19 2 One-Family Dwellings 2.0 + 2.0
(Guest)
N/A
20 3 Semi-Rural Subdivisions 2.0 + 2.5 (Guest) N/A
12 enclosed spaces in a garage, covered or garage space, plus 2 guest parking spaces. 22 covered and enclosed spaces in a garage for each dwelling unit, plus 2 open guest parking spaces. For new construction of a one-family dwelling ≤ 1,600 square feet on an individual lot, property owners may choose whether to provide: either 2 enclosed spaces in a garage, 2 covered spaces, or 2 open spaces, in addition 2 open guest parking spaces. Guest spaces for one-family dwellings may be located in the driveway provided it is not shared with other units. 3Same as one-family dwellings plus, .5 open guest parking space for each residential unit proposed as part of a tentative map subdivision. To the extent feasible, additional off-street parking shall be provided in the form of parking pockets (minimum 9 feet wide with parking spaces either parallel to the centerline of the street or perpendicular to the centerline of the street). Diagonal parking may be accepted as an alternative form of meeting the off- street parking standard.

Section 18.54.060 through Section 18.54.190 (no changes)”

[Continued on page 4.]

12/10/2024 PH2 6 of 8

ORDINANCE NO. 2024-

CITY COUNCIL OF THE CHARTERED CITY OF VISTA
PAGE 4

4. Effective Date. This Ordinance shall be effective on the thirty-first day following the date of its adoption.

5. Adoption. INTRODUCED AND ADOPTED at a meeting of the City Council held on December 10, 2024 by the following vote:

AYES:

NOES:

ABSTAIN:

APPROVED AS TO FORM:

WALTER CHUNG, CITY ATTORNEY
By:

APPROVED
Walter C. Chung
20241126090951

JOHN FRANKLIN, MAYOR
ATTEST:

KATHY VALDEZ, CITY CLERK
By:
12/10/2024 PH2 7 of 8

Based on Dwelling Units, Unless Noted Otherwise
Residential Land Uses Automobile Parking Bicycle Parking 14 Hotels, Clubs and
Boardinghouses

2.0 + 0.33
(Guest)
1 bicycle space for
every 5 auto spaces
1 Bedroom 2.0 + 0.33
(Guest)
1 bicycle space for
every 5 auto spaces
2 Bedroom 2.0 + 0.50
(Guest)
1 bicycle space for
every 5 auto spaces
3+ Bedroom 2.5 + 0.50
(Guest)
1 bicycle space for
every 5 auto spaces
18 Detached Condominium
1 Housing Units 2.0 + 2.0
(Guest) N/A
19 2 One-Family Dwellings 2.0 + 2.0
(Guest)
N/A
20 3 Semi-Rural Subdivisions 2.0 + 2.5 (Guest)N/A
12 enclosed spaces in a garage, covered or garage space, plus 2 guest parking spaces. 22 covered and enclosed spaces in a garage for each dwelling unit, plus 2 open guest parking spaces.

For new construction of one one-family dwellings ≤ 1,600 square feet on individual lots, property owners may choose whether to provide: either 2 enclosed spaces in a garage, or 2 covered spaces, or 2 open spaces, plus 2 open guest parking spaces. Guest spaces for one-family dwellings may be located in the driveway provided it is not shared with other units. 3Same as one-family dwellings plus, .5 open guest parking space for each residential unit proposed as part of a tentative map subdivision. To the extent feasible, additional off-street parking shall be provided in the form of parking pockets (minimum 9 feet wide with parking spaces either parallel to the centerline of the street or perpendicular to the centerline of the street). Diagonal parking may be accepted as an alternative form of meeting the off- street parking standard. 12/10/2024 PH2 8 of 8
EXHIBIT 2

PH2: Parking Code Amendment for new
One-family Dwellings of ≤ 1,600 sq. ft.

Planning Case No. P24-0334 – City of Vista
City Council Public HearingDecember 10, 2024

•On April 23, 2024, Councilmember Green had a discussion item on the Agenda with Council:
Parking requirements for new construction of single-family homes on individual lots.
City Council directed staff to review this section of the parking ordinance and to propose amending it to allow for flexibility and to reduce barriers to construction of new Single-Family homes.

Parking for
Single-family Homes ≤ 1,600 sq. ft.

Section 18.54.050.19. Footnote 2, is proposed to be amended, as follows:

There are no other changes proposed to the parking code.

Parking Development Code & Proposed Amendments:

•Planning Commission reviewed this at a public hearing on November 5, 2024, and voted 6-0 in support, and adopted a resolution recommending City Council approval of the ordinance. •Recommendation is for City Council to open, conduct and close a public hearing to receive testimony; and,
•Adopt an Ordinance Amending Chapter 18.54 of the Development Code, updating parking requirements for new construction of one- family dwellings ≤ 1,600 square feet on individual lots. •The proposed code amendments are exempt pursuant to CEQA guidelines Section 15061(b)(3) the “Common Sense” exemption.

Planning Commission Review

PH2: Parking Code Amendment for new
One-family Dwellings of ≤ 1,600 sq. ft.

Planning Case No. P24-0334 – City of Vista
City Council Public HearingDecember 10, 2024

Vista City CouncilDecember 10, 2024

Vista City Council
December 10, 2024