2018/01/25 Planning Commission Resolution (8)RESOLUTION NO. 2018-10
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT
PARK, CALIFORNIA RECOMMENDING TO THE CITY COUNCIL AMENDMENTS
TO MUNICIPAL CODE TITLE 17 TO REGULATE ADDITIONAL BEDROOMS AND
GARAGE CONVERSIONS ON SINGLE-FAMILY RESIDENTIAL PARCELS
WHEREAS, the applicant, the City of Rohnert Park, filed Planning Application No.
PLMC 17-0006 proposing to amend the Rohnert Park Municipal Code ("RPMC") by amending
Sections 17.10.070 — Maximum Size of Housing Units, 17.16.030 — Off Street Parking, Specific
Requirements, and 17.16.040 — Parking Exemptions;
WHEREAS, the proposed changes to Title 17 Zoning are attached hereto as Exhibits A
and B;
WHEREAS, on January 25, 2018 the Planning Commission held a public hearing at
which time interested persons had an opportunity testify either in support of or opposition to the
proposal;
WHEREAS, pursuant to California State Law and the Rohnert Park Municipal Code, a
public notice was published in the Press Democrat a minimum of 10 days prior to the first public
hearing; and
WHEREAS; the Planning Commission has reviewed and considered the information
contained in Planning Application No. PLMC17-0006 for the proposed amendments to Title 17
Zoning of the Municipal Code.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City
of Rohnert Park makes the following findings, determinations and recommendations with respect
to the proposed amendments to Sections 17.10.070 — Maximum Size of Housing Units,
17.16.030 — Off Street Parking, Specific Requirements, and 17.16.040 — Parking Exemptions of
the Rohnert Park Municipal Code for the purpose of regulating the addition of bedroom and
garage conversions in existing single-family homes;
Section 1. The above recitations are true and correct.
Section 2. Findings. The Planning Commission hereby makes the following findings
concerning Sections 17.10.070 — Maximum Size of Housing Units, 17.16.030 — Off Street
Parking, Specific Requirements, and 17.16.040 — Parking Exemptions:
1. That the proposed amendments to the Municipal Code are consistent with the
General Plan 2020.
Criteria Satisfied. The proposed amendments to the Municipal Code are consistent
with the General Plan 2020 Goals of maintaining a compact urban form, and
providing a range of housing types and prices. Specifically, Goal LU -A (compact
urban form) is promoted by a more efficient utilization of land, housing stock, and
infrastructure through the use of existing housing for a wider variety of housing
purposes. Goal CD -H (variety of housing types and sizes) is promoted by maintaining
an orderly way for property owners to modify existing structures to accommodate
changes in housing needs.
2. That the proposed amendment to the Zoning Ordinance will be beneficial to the
public health, safety or welfare.
Criteria Satisfied. The proposed amendments to will provide for the health, safety
and welfare of individuals living in Rohnert Park by maintaining housing options,
while also preserving neighborhood character, limiting overcrowding, and providing
for parking. Regulations will ensure that bedroom additions and garage conversions
do not affect the health, safety, and welfare of surrounding residents.
Section 3. Environmental Clearance
The proposed amendments are not subject to CEQA pursuant to Section 15305 of
Title 14 of the California Administrative Code. The amendments would be considered
Class 5, Minor Alterations in Land Use Limitations (applicable in areas with an
average slope of less than 20 percent and which do not result in any changes in land
use or density).
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission
does hereby recommend that the City Council adopt Findings stated hereinabove and adopt this
amendment to the RPMC to amend Sections 17.10.070 — Maximum Size of Housing Units,
17.16.030 — Off Street Parking, Specific Requirements, and 17.16.040 — Parking Exemptions, in
the form provided in Exhibits A and B.
DULY AND REGULARLY ADOPTED on this 25`h day of January 2018 by the City of
Rohnert Park Planning Commission by the following vote:
AYES: NOES: ABSENT. ABSTAIN:
ADAMS BLANQUIE y BORBA - GIUDICE t HAYDON ,�`
utnalrperson, Konnert Yark Ylanning Commission
1",1,6
Attest:
usan Aze do, Recording Secretary
Exhibit A
17.10.070 - Maximum size of housing units.
A. The maximum square footage of housing units (including garages and accessory structures) shall be
determined by the following formulas for the respective zoning districts. (Note: These maximums do
not apply to units allowed through a density bonus arrangement.):
R -L (Low Density Residential): 600 sq. ft. + F.A.R. Factor (0.40) x Net Lot Area
R -M (Medium Density Residential): 400 sq. ft. + F.A.R. Factor (0.40 for detached; 0.55 for attached) x
Net Lot Area
R -H (High Density Residential) F.A.R. Factor (1.15) x Net Lot Area
DTR -H (Downtown High Density
Not applicable
Residential)
B. Floor Area Ratio Increase. The planning commission may allow an increase in the floor area ratio
factor (FAR) for a residential property within an R -L or R -M district, subject to the granting of a use
permit, in accordance with the provisions of Section 17.25.0540, Gonditional— UseAdministrative
Permits, if the following findings can be made:
The maximum lot coverage for the property would not exceed that permitted for the zoning
district;
The required setbacks and height limitations of the zoning district can be met for all structures;
A usable outdoor area (at least one minimum dimension of fifteen feet) for residents would be
maintained on the lot;
4. The issuance of the use permit would not infringe on the privacy or light and air easements of
adjacent properties;
5. The total FAR for the lot would not exceed .55.
C. Addition of Bedrooms to R -L District Parcels. For the addition or creation of a sixth bedroom on a
parcel in the R -L District, an Administrative Permit shall be required in accordance with Section
17.25.050 of this Title. For the purposes of this subsection, the creation of a bedroom as part of an
Accessory Dwelling Unit shall not count towards this calculation. ^T
1. For the addition or creation of any bedroom in excess of six bedrooms, an Administrative_
Permit shall similarly be required.
2. Any approval under this subsection shall include the requirement that for each additional
bedroom, one additional off-street non -tandem parking space to be located in the front yard or
street side yard shall be required. In no case shall the additional space cause more than forty
percent of the lot's front yard to be devoted to parking_
3. The addition or creation of any bedroom and additional off-street parking space shall otherwise
comply with all applicable provisions of this Title.
4. Under this subsection, "bedroom" shall mean any habitable space in a dwelling unit other than
a kitchen or living room that is intended for or capable of being used for sleeping with a door
that closes the room off from other common space such as living and kitchen areas that is at
least 70 square feet in area, exclusive of closets and other appurtenant -space, and meets
Building Code standards_ for egress, light and ventilation. A room identified as a den, library,
loft, dining room, study, office. or other extra room that satisfies this definition will be considered
a bedroom for the purposes of applyIng this requirement.
( Ord. No. 901 , § 4(Exh. A), 11-22-2016)
17.16.030 - Specific requirements.
Parking spaces shall be provided for land uses and activities in accord with the following tables. If, in
the application of the requirements of this table to a given land use or activity a fractional number is
obtained, one parking space shall be required for a fraction of one-half or more, and no space or berth
shall be required for a fraction of less than one-half.
A. Residential Uses.
Land Use Required Off -Street Parking (Spaces)
Convalescent Home 1 per 3 patient beds
Day Care, Residential 1 per assistant (driveway acceptable)
Mobile Home Park 1.5 spaces per unit, one of which must be covered
Multifamily 1 space per studio or 1 bedroom unit;2 spaces per 2 bedroom unit;2.5 spaces per
Residential 3 bedroom unit; Plus 1 additional space per bedroom for units >_ 4 bedrooms and
1 guest parking space for every 4 units.
Off -Campus Student
75 spaces per bedroom unit or occupant, whichever is greater
Housing
Residential Care
Facility 1 per 500 square feet of gross floor area
Senior Housing 1 covered space per unit, plus 1 space per 4 units for guest parking
Single -Family
2 spaces per unit, one of which must be covered, plus 1 space per 4 units for
Residential
(Attached) guest parking
Single -Family 2 spaces per unit in a garage
Residential (See Section 17.10.070.0 for off-street parking requirements when adding or
(Detached) creating additional bedrooms)
Exhibit 8
17.16.040 - Parking exemptions.
A. A reduction of up to twenty-five percent of the spaces required for a combination of uses may be
allowed where findings are made indicating that the uses share a common parking area and the
demand for parking occurs over different time periods, thereby making the full requirement
unnecessary.
B. Parking space reductions of up to ten percent may be permitted by the planning and eommu+pity,
developmefit direcmanager for or designee, if a rideshare, transit incentive program, or other
transportation system management program is provided. Further parking space reductions up to a
maximum of twenty-five percent may be permitted if approved by the planning commission through a
conditional use permit process.
C. Garage Conversions. The planning ;And w: nwwnity tlevelopmerit- direc;tormanager may grant
exemptions to the off-street covered parking requirements for a single-family residential property
subject to the granting of an administrative permit, in accord with the provisions of Section 17.25
Article V if the following findings can be made:
1. The principal use of the lot is an existing single-family residence without an accessory dwelling
unit;
2. Such space7he garage conversion shall require that the resulti eliminated off-street covered
parking be replaced with one non -tandem parking space per lot, other than those existing in the
driveway;
3. Such replacement space may be located in the required front yard or street side yard if the
planning :ind Gominunity (leveloprnentmanagerAirector finds that in so doing there is neither an
appreciable impairment of pedestrian safety nor any reduction in the attractiveness of the
neighborhood. In no case shall the replacement space cause more than fifty percent of the lot's
front yard to be devoted to parking;
4. Such replacement space shall not be rented;
5. Such replacement space shall be paved with an approved, all-weather surface;
6. The provision and maintenance of such replacement space shall be the continuing obligation of
the property owner;
7. No more than one additional bedroom room exclusive of closets and similar appurtenant
spaces shall be created by a garage conversion, and a garage that is subiect to the garaq
conversion under this subsection shall not be converted into an accessory dwelling unit;
8. The garage door shall remain in place and look functional; and
9. The lot must be a minimum width of fifty feet and there must be room for at least one on -street
parking space on the curb in front of the lot.
D. If an existing parking lot does not provide adequate parking spaces for the disabled and cannot
otherwise be reconfigured to achieve the city's required inventory of parking spaces, the planning
and community development director may approve a reduction in the number of parking spaces by
up to a maximum of three parking spaces or a total of ten percent, whichever is less, in order to
accommodate required disabled parking.
(Ord. 767 § 2, 2006; Ord. 735 § 2, 2005; Ord. 695 § 3, 2003)
( Ord. No, 906 , § 9, 4-11-2017)