HomeMy WebLinkAboutTandem and Off Street Parking Discussion Paper 2013TANDEM AND OFF-STREET PARKING DISCUSSION PAPER 2013
1.Tandem Parking Study: identified in the 2013 Planning Department Business Plan;
2.Triggered by several recent townhouse development applications proposing all or a
significant percentage of the units with tandem parking;
3.Tandem Parking currently permitted in a few single family zones, duplex zone and the RM-1
(Townhouse Residential District) zone. It is a concern in the RM-1 zone due to several
reasons.
TANDEM AND OFF-STREET PARKING STUDY 2013
This review focuses on the RM-1 (Townhouse Residential District) zone
and includes the following:
•Review of the existing regulations for tandem and off-street parking and loading regulations;
•Identification of concerns/issues with tandem parking;
•Review of tandem parking regulations in other jurisdictions within the region;
•Review of scenarios/ options for the RM-1 (Townhouse Residential District) zone with graphic examples of each scenario;
•Review of the recommended option for tandem parking in the RM-1 (Townhouse Residential) zone.
TANDEM AND OFF-STREET PARKING STUDY 2013
Review of the Off-Street Parking Bylaw for the RM-1
(Townhouse Residential District) zone:
Out of all the available multi-family zones in Maple Ridge, only the
RM-1 zone permits tandem parking.
Tandem parking is also permitted in the following zones: RS-1 (one Family Urban
Residential) zone, RS-1a (One Family Amenity Residential) zone, RS-1b (One Family
Urban Residential- Medium Density) zone, R-1 (Residential District) zone and
RT-1 (Two Family Urban Residential) zone
TANDEM AND OFF-STREET PARKING STUDY 2013
Review of some recent townhouse proposals (RM-1 zone)
approved and in process. These examples show 100% and
other proportions of tandem parking and double wide
garages.
TANDEM AND OFF-STREET PARKING STUDY 2013
1) Proposed townhouse project on 240th St, north of Albion Elementary School
159 units (in 25 blocks) in 6 phases, with 100% tandem parking, out of which 53 units have one car garage and the
second space on the driveway apron. A density of 0.6 FSR (excluding 50 sq. m per unit basement habitable space) is
Proposed- maximum permitted currently.
,
TANDEM AND OFF-STREET PARKING STUDY 2013
1) Proposed townhouse project on 104th Avenue
104 units, with 100% tandem parking and the tandem garages have minimal driveway aprons.
There are 18 blocks proposed and some blocks have 7 to 8 units. Density proposed is 0.6 FSR (excluding 50 sq. m
per unit basement habitable space) –maximum permitted currently.
TANDEM AND OFF-STREET PARKING STUDY 2013
1) The townhouse project on the corner of 224th St and 124th Ave (TCA):
10 units, 8 units with tandem parking (80% tandem), and the tandem garages have minimal driveway aprons.
Density achieved 0.6 FSR (excluding 50 sq. m per unit basement habitable space) –maximum permitted currently.
TANDEM AND OFF-STREET PARKING STUDY 2013
1) The Brighton townhouse site (Portrait Homes)
43 units, 30 units are with tandem parking (70% tandem), but the tandem garages have minimal driveway aprons.
Density achieved 0.6 FSR (excluding 50 sq. m per unit basement habitable space)- maximum permitted currently.
TANDEM AND OFF-STREET PARKING 2013
1) The townhouse project on the corner of 240th St and 112th Ave :
Total of 167 units in 35 blocks, 115 units are with tandem parking (69% tandem), with some units that have a
one car garage and a second parking space on the driveway apron. Density achieved 0.6 FSR (excluding 50 sq. m per unit
basement habitable space)- maximum permitted currently.
TANDEM AND OFF-STREET PARKING 2013
1) Proposed townhouse project on 133rd Ave, Silver Valley:
Total of 69 units, 45 units are with tandem parking (66% tandem), and the
tandem garages have minimal driveway aprons. Density achieved 0.57 FSR (excluding 50 sq. m per unit basement
habitable space) .
TANDEM AND OFF-STREET PARKING STUDY- SOME DEVELOPMENT
PROPOSALS WITH SIGNIFICANT TANDEM PARKING RATIO
1) Proposed townhouses on 237th Street
Total of 12 units, out of which 6 units are with tandem parking (50% tandem), and
the tandem garages have driveway aprons. Density achieved 059 FSR (excluding 50 sq. m per unit basement habitable
space) .
TANDEM AND OFF-STREET PARKING STUDY 2013
1) Proposed townhouses on 236th Street- Wall mark Homes
Total of 53 units, out of which 24 units are with tandem parking (45% tandem), and
the tandem garages have driveway aprons. Density achieved 0.6 FSR (excluding 50 sq. m per unit basement habitable
space) – maximum permitted currently.
TANDEM AND OFF-STREET PARKING STUDY 2013
1) The Brighton townhouse site (Portrait Homes)
31 buildings (146 units) in 12 phases, 59 units with tandem parking, (40% tandem), with 0.5 spaces visitor parking ratio
for units with tandem parking and 7 units with double parking garages. A density of 44 UPNH is achieved.
TANDEM AND OFF-STREET PARKING STUDY: REVIEW OF REGULATIONS IN OTHER MUNICIPALITIES IN THE LOWER MAINLAND
MUNICIPALITY TANDEM PARKING LOT COVERAGE DENSITY RESIDENT PARKING RATIO VISITOR PARKING REQUIRED USABLE OPEN SPACE
PERMITTED PER UNIT GROSS FLOOR AREA
Pitt Meadows yes 40% 0.55 FSR 1.75 per unit 0.2 20% of the total gross floor area
Port Coquitlam No (project basis) 1 unit/220 m2 of lot area 1.5 -2BR unit/2.0-3BR unit 0.2
Coquitlam No (project basis) 45% 0.9 FSR 1.0 -studio unit/ 1.5- 2BR unit 0.2 37m2 per unit plus 5m2 per unit amenity area
Township of Langley yes 30% 1 unit/ 335 m2 of lot area (or 30 UPNH) 2.0 per unit (2.5/unit if tandem) 0.2 46m2-2BR, 28 m2-2BR, 19m2-1BR, 9m2-studio
Burnaby No (project basis) 40% 1 unit/ 334.4 m2 of lot area 1.75 per unit (incl 0.25 for visitor) 0.25 46m2 per unit
Delta yes N/A 40 PPNH (min fl areas of units defined) 2.0 per unit 0.2 50m2-2BR, 27.5 m2-2BR, 19m2-1BR & studio
Abbotsford yes 40% 60 UPNH 2.0 per unit (incl 20% visitor) 20% of residential parking 15m2 per unit (excluding balconies)
Mission yes (up to 50%) 50% 52 UPNH and 0.6 FSR 2.0 per unit 0.2 50 m2 per unit=outdoor
Richmond yes 40% 0.6 FSR (0.1 additional for Ame- space) 2.0 per unit 0.2 0.1 FSR for amenity space
Surrey yes 45% 0.6 FSR and 37 UPNH 2.0 per unit (reduced by 20% in the 0.2 (reduced by 20% in outdoor=3.0 m2 per unit
Surrey City Centre area) the Surrey City Centre area) indoor-3.0 m2 per unit
TANDEM AND OFF-STREET PARKING STUDY
Concerns/issues with tandem parking in the RM-1
(Townhouse Residential District) zone:
•BC Building Code requirements;
•Unit sizes/density/number of units, architectural design
and streetscape;
•Restrictive Covenant on the tandem space; enforcement
of tandem spaces and visitor parking spaces.
TANDEM AND OFF-STREET PARKING STUDY
Concern: no driveway apron length in front of the garage
TANDEM AND OFF-STREET PARKING STUDY 2013
Concern: no driveway apron length in front of the garage
TANDEM AND OFF-STREET PARKING STUDY 2013
Concern: inadequate driveway apron length causes a
vehicle to project into the 6.0 m strata road
TANDEM AND OFF-STREET PARKING STUDY 2013
Concern: inadequate driveway apron length causes a
vehicle to be parked along the length of a double car
garage, blocking it
TANDEM AND OFF-STREET PARKING STUDY 2013
Concern: car parked on the 6.0 wide strata road for lack of
driveway apron or visitor parking spaces
TANDEM AND OFF-STREET PARKING STUDY 2013
Concern: garage built to the minimum width, depth and
height required as per the BCBC Code
TANDEM AND OFF-STREET PARKING STUDY 2013
Examples of ways to minimize negative impacts of tandem
parking in the RM-1 (Townhouse Residential District) zone:
1) Provide adequate driveway apron length to be able to
park a vehicle in front of the tandem garage
TANDEM AND OFF-STREET PARKING STUDY 2013
Examples of ways to minimize negative impacts of tandem
parking in the RM-1 (Townhouse Residential District) zone:
2) provide extra parking spaces on site
TANDEM AND OFF-STREET PARKING STUDY 2013
18 scenarios with/without tandem parking in the RM-1
(Townhouse Residential District) zone, were analysed. They
were broadly classified into four categories:
1.A townhouse development with 100% tandem parking
spaces (currently permitted);
2.A townhouse development with up to a maximum of
70% tandem parking spaces;
3.A townhouse development with up to a maximum of
50% tandem parking spaces;
4.A townhouse development with no tandem parking
spaces (100% double garages).
TANDEM AND OFF-STREET PARKING STUDY 2013
VARIABLE ELEMENTS FOR THE SCENARIOS:
1.Percentage (%) of tandem parking spaces on site
2.Usable Open Space Area for units with tandem parking spaces
3.Common Activity Area for units with tandem parking spaces
4.Visitor parking ratio for units with tandem parking spaces
5.Driveway apron length for units with tandem parking spaces
6.Setback variances
FIXED ELEMENTS FOR THE SCENARIOS:
1.Lot Size: 4047 m2 (1 acre or 43562.97 ft2)
2.FSR: 0.6 (50 m2 extra for habitable basement area per unit)
3.Unit sizes: 2 bedroom =1000 ft2 and 3 bedroom=1500 ft2 (50% of each type)
4.Setbacks: 7.5 m from all property lines
5.Parking: 2 spaces per unit (residential) and 0.2 spaces per unit (visitor)
6.6.0 m wide strata road (no parking along strata road)
7.Max lot coverage: 40%
8.Units in one block: 2 minimum and 6 maximum (2-6 units)
TANDEM AND OFF-STREET PARKING STUDY 2013- 100% TANDEM WITH ONE VARIABLE
Scenario 1A: 100% tandem with no changes (as permitted currently)
Scenario 1B: 100% tandem plus increased useable open space and common activity area by 5 sq. m per unit and all other regulations as permitted currently
Scenario 1C: 100% tandem plus increased Visitor parking of 0.5 space per unit and all other regulations as
permitted currently
Scenario 1D: 100% tandem plus driveway apron required and all other regulations as permitted currently
TANDEM AND OFF-STREET PARKING STUDY 2013- NO TANDEM WITH ONE VARIABLE
Scenario 4A: No tandem with no changes (as permitted currently)
Scenario 4B: No tandem PLUS increased useable open space and common activity area by 5 sq. m per unit and all other regulations as permitted currently
Scenario 4C: No tandem PLUS increased Visitor parking of 0.5 space per unit and all other regulations as
permitted currently
Scenario 4D: No tandem PLUS driveway apron required and all other regulations as permitted currently
TANDEM AND OFF-STREET PARKING STUDY 2013- 70% TANDEM WITH ONE VARIABLE
Scenario 3A: 50% tandem with no changes (as permitted currently)
Scenario 3B: 50% tandem plus increased useable open space and common activity area by 5 sq. m per unit and all other regulations as permitted currently
Scenario 3C: 50% tandem plus increased Visitor parking of 0.5 space per unit and all other regulations as
permitted currently
Scenario 3D: 50% tandem plus driveway apron required and all other regulations as permitted currently
TANDEM PARKING AND OFF-STREET PARKING STUDY 2013
SCENARIO 3F: 50% TANDEM WITH SETBACK VARIANCES PLUS DRIVEWAY APRON AND
AND ALL OTHER REGULATIONS AS PERMITTED CURRENTLY
•Lot size: 1 acre (4046.8 sq. m.)
•Unit yield: 19 units
•Total GFA: 2230 sq. m.
•Setbacks: 4.5 m front yard and 6.0 m
for all other sides
•FSR: 0.551
•Unit type: 10 three BR and 9 two BR
•Visitor parking: 4 stalls
•Lot Coverage: 26.7%
TANDEM AND OFF-STREET PARKING STUDY 2013- 70% TANDEM WITH ONE VARIABLE
Scenario 2A: 70% tandem with no changes (as permitted currently)
Scenario 2B: 70% tandem PLUS increased useable open space and common activity area by 5 sq. m per unit and all other regulations as permitted currently
Scenario 2C: 70% tandem PLUS increased Visitor parking of 0.5 space per unit and all other regulations as
permitted currently
Scenario 2D: 70% tandem PLUS driveway apron required and all other regulations as permitted currently
TANDEM AND OFF-STREET PARKING STUDY 2013-
PREFERRED APPROACH
SCENARIO 2E: 70% TANDEM WITH DRIVEWAY APRON AND INCREASED USEABLE OPEN SPACE AND ALL OTHER REGULATIONS AS PERMITTED CURRENTLY (NO SETBACK VARIANCES)
•Lot size: 1 acre (4046.8 sq. m.)
•Unit yield: 17 units
•Total GFA: 1905 sq. m.
•No setback variances sought
•FSR: 0.471
•Unit type: 7 three BR and 10 two BR
•Visitor parking: 4 stalls
•Lot Coverage: 23.3%
•Useable Open Space: 2097 sq. m.
TANDEM PARKING AND OFF-STREET PARKING STUDY 2013
SCENARIO 2F: 70% TANDEM WITH DRIVEWAY APRON AND INCREASED USEABLE OPEN
SPACE , WITH SETBACK VARIANCES AND ALL OTHER REGULATIONS AS PERMITTED
CURRENTLY
•Lot size: 1 acre (4046.8 sq. m.)
•Unit yield: 20 units
•Total GFA: 2323 sq. m.
•Setbacks: 4.5 m front yard and 6.0 m
for all other sides
•FSR: 0.574
•Unit type: 10 three BR and 10 two BR
•Visitor parking: 4 stalls
•Lot Coverage: 28.3%
•Useable Open Space: 1703 sq. m.
TANDEM AND OFF-STREET PARKING STUDY 2013
SCENARIO COMPARISON CHART:
TANDEM AND OFF-STREET PARKING STUDY 2013
PREFERRED APPROACH:
A maximum of 70% units with tandem parking spaces may be permitted with the
following required for each unit having tandem parking spaces, except in the Town
Centre Area:
•Block size not to exceed six attached units;
•Driveway apron length of 5.5 metres; and
•Usable open space of 65 m2 for each three bedroom or bigger units and 50m2 for each two
bedroom or smaller units.
Note that 100% tandem parking in the RM-1 (Townhouse Residential District) zone would still be
permitted in the Town Centre Area, due to access to transit and policy support for a dense housing
form.
It is important to note that setback variances would be considered on a site specific basis and are
subject to Council approval.
TANDEM AND OFF-STREET PARKING STUDY 2013
RECOMMENDATION:
That Council direct staff to prepare the relevant bylaw revisions to the
RM-1(Townhouse Residential District) zone and the Off-Street Parking and
Loading Bylaw, as described in Section E of the “Tandem and Off-Street Parking
Discussion Paper” dated May 27, 2013.
THANK YOU !