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<br />Zoning Ordinance Amendment No. 2004-07 <br />March 27, 2006 <br />Page 4 <br /> <br />rehabilitate, make structural alterations and even expand, additions of <br />40 percent or more of the existing building area, any bedroom additions <br />or remodeling involving more than 50 percent of the existing building <br />area will require compliance with the current parking and open space <br />requirement. It was determined that substantial additions and extensive <br />remodels can result in a more intense use of the site and exacerbate <br />existing nonconformi ties. For example, at present, a small dwelling <br />constructed with two bedrooms and one or no garage can add any number of <br />master bedrooms and construct an addition that exceeds the existing size <br />of the dwelling wi thout the requirement of a garage or the need to <br />preserve usable open space. While the impact of a lack of garage for a <br />two or three bedroom, 1,200 square feet dwelling may not be significant <br />as parking and open space may be accomplished on site, the lack of on- <br />site parking and lack of usable open space for a six bedroom, 2,500 <br />square foot dwelling creates a negative impact on neighborhood streets <br />and the cumulative negative impact further erodes the quality of life <br />for residents. <br /> <br />As described earlier, dwellings with a large number of bedrooms can <br />create a larger parking demand as an increase in bedrooms generally can <br />be translated to an increase in number of occupants in the house. At <br />present, the number of parking spaces is based on the number of units. <br />Staff proposes to modify the parking code to require parking based on <br />the number of bedrooms. Similar to regulations of surrounding <br />communities, a graduated system is proposed in Table 1: <br /> <br />Bedrooms Existing Proposed <br /> No. Garage Driveway Garage Driveway <br />Up to 5 2-car 2 2-car 2 <br /> 6 2-car 2 3-car 2 <br /> 7 2-car 2 3-car 3 <br /> 8 2-car 2 4-car 3 <br /> 9 2-car 2 4-car 4 <br /> <br />TABLE 1 <br /> <br />In addition to parking concerns, an excessive number of bedrooms raises <br />concerns with adequate open space, noise, and impacts to the park <br />system. In order to ensure that a single family dwelling does not <br />create negative impacts to the community such as excessive vehicle <br />parking, noise, community meetings and frequent gatherings, staff is <br />proposing to require a conditional use permit for dwellings wi th seven <br />or more bedrooms, thus allowing these residences to be monitored. <br /> <br />758-5 <br />