HomeMy WebLinkAbout09/22/2020
Staff: Committee Members:
Jacqui Kitchen, Assistant City Manager Councilmember, Bruce Freeman – Chair
Councilmember, Bob Smith
Councilmember, Willie Rivera
Regular Meeting of the
Planning and Development Committee
of the City Council – City of Bakersfield
Tuesday, September 22, 2020
12:00 p.m.
City Hall North – Conference Room A
1600 Truxtun Avenue, Bakersfield CA 93301
A G E N D A
1. ROLL CALL
2. ADOPT JUNE 30, 2020 AGENDA SUMMARY REPORT
3. PUBLIC STATEMENTS
4. NEW BUSINESS
A. Committee Discussion and Recommendation Regarding the Cost Analysis
of Sumps – Chianello/Fidler
B. Committee Discussion and Recommendation Regarding Downtown
Parking – Boyle
5. COMMITTEE COMMENTS
6. ADJOURNMENT
SPECIAL NOTICE
Public Participation and Accessibility
September 22, 2020 Planning and Development Committee
On March 18, 2020, Governor Gavin Newsom issued Executive Order N-29-20, which
includes a waiver of Brown Act provisions requiring physical presence of the Committee
members or the public in light of the COVID-19 pandemic.
Planning and Development Committee
Regular Meeting September 22, 2020 Agenda
Page 2
Based on guidance from the California Governor’s Office and Department of Public
Health, as well as the County Health Officer, in order to minimize the potential spread of
the COVID-19 virus, the City of Bakersfield hereby provides notice that as a result of the
declared federal, state, and local health emergencies, and in light of the Governor’s
order, the following adjustments have been made:
1. The meeting scheduled for September 22, 2020, at 12:00 p.m. will have limited
public access.
2. Consistent with the Executive Order, Committee members may elect to attend
the meeting telephonically and to participate in the meeting to the same extent
as if they were physically present.
3. The public may participate in each meeting and address the Committee as
follows:
• If you wish to comment on a specific agenda item, submit your comment
via email to the City Clerk at City_Clerk@bakersfieldcity.us no later than
5:00 p.m. Monday, the day before the Committee meeting. Please clearly
indicate which agenda item number your comment pertains to.
• If you wish to make a general public comment not related to a specific
agenda item, submit your comment via email to the City Clerk
at City_Clerk@bakersfieldcity.us no later than 5:00 p.m. Monday, the day
before the Committee meeting.
• Alternatively, you may comment by calling (661) 326-3100 and leaving a
voicemail of no more than 3 minutes no later than 5:00 p.m. Monday, the
day before the Committee meeting. Your message must clearly indicate
whether your comment relates to a particular agenda item, or is a
general public comment. If your comment meets the foregoing criteria, it
will be transcribed as accurately as possible.
• If you wish to make a comment on a specific agenda item as it is being
heard, please email your written comment to the City Clerk
at City_Clerk@bakersfieldcity.us. All comments received during the
meeting may not be read, but will be provided to the Committee and
included as part of the permanent public record of the meeting.
Committee Members
Staff: Jacqui Kitchen Councilmember, Bruce Freeman Chair
Assistant City Manager Councilmember, Willie Rivera
Councilmember, Bob Smith
REGULAR MEETING OF THE PLANNING AND DEVELOPMENT COMMITTEE Tuesday, June 30, 2020
12:00 p.m. City Hall North – Conference Room A
1600 Truxtun Avenue, Bakersfield, CA 93301
AGENDA SUMMARY REPORT
The meeting was called to order at 12:00 p.m.
1. ROLL CALL
Committee members present: Councilmember, Bruce Freeman, Chair
Councilmember, Bob Smith
Councilmember, Willie Rivera
City Staff: Jacqui Kitchen, Assistant City Manager
Virginia “Ginny” Gennaro, City Attorney
Viridiana Gallardo-King, Deputy City Attorney
Dianne Hoover, Recreation and Parks Director
Christopher Boyle, Development Services Director
Phil Burns, Building Director
Paul Johnson, Planning Director
Joe Conroy, Public Information Officer
Anthony Valdez, Administrative Analyst
Additional Attendees: Members of the Public
2. ADOPT OCTOBER 8, 2019 AGENDA SUMMARY REPORT
The report was adopted as submitted.
/S/ Jacqui Kitchen
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3. PUBLIC STATEMENTS
Public statement regarding hens, email comments regarding item 4A.
4. NEW BUSINESS
A. Committee Discussion and Recommendation Regarding Rezoning Policies – Boyle/Johnson
Development Services Director Boyle provided a PowerPoint presentation summarizing
memorandum included in the agenda packet regarding Ordinance Amendments dissolving
the Board of Zoning Adjustment (BZA), assigning its responsibilities to the Planning Commission
and the Planning Director. Referral made by Councilmember Freeman at the May 20, 2020,
City Council meeting.
Committee Chair Freeman made a motion to amending Title 17 (and associated titles) to
dissolve the responsibilities of the BZA and assign those responsibilities upon the Planning
Commission and the Planning Director and presented to the full City Council for approval. The
motion was unanimously approved.
5. DEFERRED BUSINESS
A. General Plan Update – Boyle
Assistant City Manager Kitchen updated on the City’s General Plan and referenced the
memorandum included in the agenda packet summarizing the qualified consultant to
prepare a strategy and options plans for the City – Eric VonBerg, MRP, Rincon Consultant
provided a PowerPoint presentation outlining the General Plan update Strategy and Options.
Committee member Smith stated he would like to incorporate Street-Crossing & Street section,
Bicycle and Pedestrian Safety, Traffic Impact Fee Program, Community Choice Aggregation,
and include policy and procedures in Affordable Housing/Accessory Dwelling Units in the
General Plan.
Committee Chair Freeman agreed with Committee member Smith in adding the Street –
Crossing and Street section into the General Plan.
Committee member Rivera commented on the disadvantage of unincorporated
communities if it would be part of the expanded proposal; Eric VonBerg stated it would need
to be added to the General Plan as the State requires it.
Assistant City Manager Kitchen assured that staff would include the scope of work into the
General Plan and provide updates to the Committee.
Committee Chair Freeman made a motion to staff’s recommendation to have a
comprehensive update to the General Update. The motion was unanimously approved.
6. COMMITTEE COMMENTS
None
7. ADJOURNMENT The meeting adjourned at 12:40 p.m.
DRAFT
MEMORANDUM
September 18, 2020
TO: Planning and Development Committee
FROM: Art Chianello, Water Resources Manger
SUBJECT: Proposed Policy to Share Maintenance Costs for Storm Drainage
Sumps
At the April 8, 2020 City Council meeting, Councilmember Freeman requested staff to
bring forth a policy on how to split construction and maintenance costs for shared
drainage sumps for private and public entities rather than evaluating on a case by case
basis. Of particular interest in this request was building flexibility into the sump
maintenance policy to accommodate the ability for mixed-use development to utilize
the same storm drainage basin (sump) as public tracts and develop an equitable cost
sharing formula for ongoing maintenance costs. Staff has reviewed this request and will
be providing a presentation to the Planning and Development Committee with staff
recommendations.
Background:
Storm drainage sumps are used throughout the City to collect storm and nuisance water
where water channels, i.e. canal or rivers, are not available to discharge the collected
water. The sumps help protect downstream properties from damage of storm water by
collecting the water into a central drainage area. Sumps collect water throughout the
year and percolate the water back into the groundwater system. Due to the City’s
topography, being very flat, there is a significant amount of sumps dispersed throughout
the City. The collection system and sump size is limited by the slope of the topography,
the minimum design slopes of the pipeline systems and maximum design depth of the
sump.
Sumps are typically designed and constructed by the developer for each respective
development. However, in some cases where there is a master planned development
or an area with poor percolation, i.e. northeast Bakersfield, a Planned Drainage Area
(PDA) is formed and the developer is either required to pay into the PDA or construct a
portion of the PDA improvements. The developer designs the sump to accommodate
their calculated storm water runoff per a storm drainage study and then constructs the
appropriately sized basin per City standards.
Recent Master Planned Mixed-Use developments are being proposed and built which
consist of private/public residential and commercial areas which lends itself to efficient
use of a common drainage sump. This common use of a drainage sump will also provide
for greater use of the planned development area. In response to Council Referral, staff
have identified a mechanism for facilitating common publicly maintained sumps for
larger drainage areas that include multiple property owners. A Consolidated
Maintenance District can be established whereby annual maintenance costs can be
assessed and each property will pay a proportionate fee. Staff proposes a modification
to the current sump policy to accommodate this mechanism. This proposed modification
to the current sump policy will address the emerging master planned mixed-use
developments and provide an efficient mechanism for equitable cost sharing for annual
maintenance.
Attachments:
Cc: Jacqui Kitchen, Assistant City Manager
MEMORANDUM
September 22, 2020
TO: PLANNING AND DEVELOPMENT COMMITTEE
Bruce Freeman, Chair
Bob Smith
Willie Rivera
FROM: Paul Johnson, Planning Director
THRU: Christopher Boyle, Development Services Director
SUBJECT: Parking Reduction for Residential Uses within the Central District and other Mixed-Use Areas
This report is in response to a referral from Councilman Gonzales at the June 10, 2020 City Council directing staff
to review a 50% parking reduction for residential uses within the Central District (Downtown) and other mixed-
use areas (Section 17.58.120).
BACKGROUND
Parking in the downtown area, or lack thereof, was first addressed in 1990. At that time, the ordinance was
amended to allow a parking reduction for specific uses. Following a request in 2008 to include additional uses
(retail), the ordinance was amended to add Section 17.58.120. This Section was further amended in 2013 and
again in 2019 to the current language. Currently, the section reads as follows:
Section 17.58.120 - Parking space requirements within the “central district” and other mixed-use areas
Off-street parking within the “central district” as defined in Chapter 17.04 of this code, “Old Town Kern” as
defined in Chapter 10.08 of this code, C-B zone district, or C-C zone district for a mixed-use residential and
retail/office commercial project where the design and development function as an integrated unit as approved
by the advisory agency, may be reduced by up to fifty percent of the minimum requirement assessed under
Section 17.58.110. The number of off-street parking spaces shall not exceed one hundred fifty percent of the
minimum requirement (limit does not apply to residential uses). Any change of use at an existing building in the
“central district” shall not be subject to additional off-street parking requirements set forth in this chapter,
provided the applicant establishes, to the satisfaction of the planning director, that the change of use does not
require an expansion of building size.
ANALYSIS
Project Review Process
Citywide, all new development projects are reviewed by Planning Division Staff through two primary methods:
1. Tenant Improvements (TI). TIs are exempt from Site Plan Review; therefore, parking is not reviewed. TIs are
defined as interior improvements which do not involve changes to intensity of use, nor include the
enlargement of space or modification of development standards, zoning regulations or policies.
Example: A property owner proposes to convert a building from a hotel/motel into an apartment complex.
Both uses are “permitted” by right in the C-C (Central Center) zone and similar in intensity; therefore, no review
of parking.
2. Site Plan Review (SPR). Defined as any change in the actual use of land or improvements thereon, including,
but not limited to construction of improvements which require a building permit, enlargement, or
reconstruction; may be consolidated with other discretionary approvals such as conditional use permits. Site
Plan Reviews include determining if sufficient parking spaces are available.
Example: A property owner proposes demolishing a restaurant and constructing a new apartment complex.
Both uses are “permitted” by right in the C-C (Central Center) zone. Because this project includes a change in
land use and new construction, it is subject to Site Plan Review and the project will need to show adequate
parking for the apartment complex.
Downtown Parking Reductions
When conducting a Site Plan Review, the minimum number of off-street parking spaces are determined by land
use (Section 17.58.110). However, to encourage infill and investment, the Downtown area is offered relief
through the following:
1. 50% Parking Reduction (Businesses and Mixed Use Residential). Allows reduction of up to 50% of the
normally required number of parking spaces for projects within C-B or C-C zones and which include a mixed-
use residential and retail/office commercial component, where the design and development function as an
integrated unit (Section 17.58.120).
2. Use of Public Parking Facility (Businesses). Whenever the Planning Director determines that sufficient spaces
are available in a public parking facility within 1,000 feet of a new business, he/she may accept a contract for
such spaces in satisfaction of the off-street parking requirements (Section 17.58.070.B.5).
3. Waive/Reduce Parking (Restaurants). Whenever the Planning Director determines that any restaurant with
less than 3,000 square feet of gross floor area serves primarily those that may be conducting other business
within the "central district" or properties zoned C-B or C-C, he/she may waive all or any portion of the parking
requirements (Section 17.58.110.E.13).
4. Waive/Reduce Parking (Night Clubs). Whenever the Planning Director determines that any night club with
less than 3,000 square feet of gross floor area is open after 3:00 pm within the "central district" or properties
zoned C-B or C-C, he/she may waive all or any portion of the parking requirements (Section 17.58.110.E.14).
5. Off-Street Parking (Residential). Required off-street parking for [all other dwellings] shall be located on the
same lot as the dwelling served or within a walking distance of 500 feet. Such parking shall be easily recognized
for that project. Required off-street parking spaces for projects designed for senior citizens or the handicapped
shall be on site. Walking distance shall mean the distance from the front or main customer door of the building
to the nearest point of the off-street parking facility (Section 17.58.070.B.2).
6. Off-Street Parking (Businesses). Required off-street parking spaces for all uses other than dwellings shall be
located on the same lot as the use served or within a walking distance of 1,000 feet. Walking distance shall
mean the distance from the front or main customer door of the building to the nearest point of the off-street
parking facility (Section 17.58.070.B.3).
CONSIDERATIONS
Pending Planning Efforts
The pending General Plan Update will address multiple components associated with Downtown Parking and will
include the Council Goal for increasing residential density in Downtown. Robust analysis will be conducted for
land use related policies for the Downtown area, including parking, and will allow the City to take a comprehensive
approach to balancing policy elements that achieve these goals.
Parking Garage
The City Parking garage, located on the western portion of the downtown area, contains over 500 spaces. As of
June, 2018 approximately half are leased on a monthly basis. This leaves approximately 250 parking spaces
available for use in the Downtown Parking Reductions noted above. To allow for greater parking flexibility, City
Council could consider long term planning for a new parking garage on the eastern portion of the downtown area.
Parking Policy for Commercial
Existing policy reflects that Downtown commercial uses typically require less parking because patrons are more
likely to use street parking and walk to various businesses. Existing regulations are intentionally lenient and crafted
to facilitate new business, mixed-use, and re-use of buildings. Studies have found there are currently a sufficient
number of parking spaces available to facilitate these “Downtown Parking Reduction” options; however, it is
worth noting that adjusting parking policies to reduce requirements for residential units may eventually impact
the total number of Downtown street spaces available for businesses. Staff anticipates that this may be less
problematic during weekdays if residents work outside the Downtown area, but policies could be through the
General Plan update for addressing business impacts that could occur during the weekend when residents are
home.
Parking Policy for Residential
Parking policy has historically assumed that residential units require onsite parking spaces. In Bakersfield,
Downtown residents have typically owned their own vehicle(s) and do not rely solely on public transportation and
ride sharing services. Local residents also generally do not support walking great distances from where their
vehicles are parked to where they reside for various reasons (e.g., children, groceries, darkness etc.). Parking for
multi-family dwellings/condominiums is currently calculated at: (a) 1 space per unit for efficiency, studio, and 1-
bedroom, plus 10% for guest parking on parcels containing 5 or more units; and (b) 2 spaces per unit for 2 or more
bedroom, plus 10% for guest parking on parcels containing 5 or more units.
Using the scenario of a developer constructing a new fifty (50) 1-bedroom complex, there is a current requirement
of 55 parking spaces including guest parking. Reducing the residential parking requirement by 50% assumes that
22 tenants would not need dedicated parking. While achieving greater residential density downtown is likely
dependent on a lower use of personal vehicles, it is worth noting that many urban services are not yet in place
that would allow residents to rely less on personal vehicles. This is another issue that warrants further analysis
through the General Plan Update for policies and practices that accommodate lower dependence on personal
vehicles.
RECOMMENDATION
Staff has prepared a revised Section 17.58.120 specific to parking in the Central District and Old Town Kern areas
which addresses a specific code section that has had multiple interpretations. The draft ordinance maintains the
ability to accommodate parking reductions for commercial and mixed-use developments consistent with the
policy goals previously established, and also provides clarify for scaled reductions for residential uses. This scaled
approach balances Council policy goals and planning practices in a way that encourages density, while mitigating
potential adverse impacts of parking availability downtown. Council has also expressed a desire to maximize the
residential potential of the Central District and Old Town Kern and the proposed ordinance is consistent with those
stated goals.
In addition, staff recommends that downtown parking policy be addressed more broadly through the upcoming
General Plan Update process. Any significant change to parking standards for the downtown is best addressed
through this comprehensive approach, and this will likely result in different policy elements than are currently in
place or proposed.
NEXT STEPS
Provide staff direction on amending Section 17.58.120.
ATTACHMENTS
Draft Ordinance
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Page - 1
ORDINANCE NO. _____________
ORDINANCE AMENDING SECTION 17.58.120 OF THE
BAKERSFIELD MUNICIPAL CODE RELATING TO PARKING SPACE
REQUIREMENTS WITHIN THE “CENTRAL DISTRICT” AND OTHER
MIXED-USE AREAS.
BE IT ORDAINED by the Council of the City of Bakersfield as follows:
SECTION 1.
Section 17.58.120 of the Bakersfield Municipal Code is hereby amended to
read as follows:
17.58.120 Parking space requirements within the “Ccentral Ddistrict,” “Old Town
Kern” and other mixed-use areas.
The following supplemental off-street parking standards shall be applicable within
the “Central District” as defined in Chapter 17.04 of this code, “Old Town Kern” as
defined in Chapter 10.08 of this code, C-B zone district, or C-C zone district: for a
mixed-use residential and retail/office commercial project where the design and
development function as an integrated unit as approved by the advisory agency,
may be reduced by up to fifty percent of the minimum requirement assessed
under Section 17.58.110. The number of off-street parking spaces shall not exceed
one hundred fifty percent of the minimum requirement (limit does not apply to
residential uses). Any change of use at an existing building in the “central district”
shall not be subject to additional off-street parking requirements set forth in this
chapter, provided the applicant establishes, to the satisfaction of the planning
director, that the change of use does not require an expansion of building size.
A. Mixed Use Development Parking Incentives. For a mixed use combined
residential and retail/office commercial project where the design and
development function as an integrated unit, the following incentives shall
apply:
1. Off-street parking may be reduced by up to fifty percent of the minimum
requirement assessed under Section 17.58.110.
2. The amount of reduction shall be scaled to the degree the design and
development function as an integrated unit. The greater the balance of
residential to commercial/office space, the greater the reduction.
3. The exact amount of reduction shall be determined by the planning director
on a case by case basis. The decision of the planning director may be
appealed to the planning commission.
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Page - 2
4. Where the applicable project requires planning commission approval, the
exact amount of reduction shall be determined by the planning
commission. Any decision of the planning commission may be appealed
to the city council.
B. Residential Development Parking Incentives. For exclusively residential
development projects, the following incentives shall apply:
1. For residential development at a density of 30 – 50 du/ac. – twenty-five
percent (25%) reduction.
2. For residential development at a density of 45 du/ac. and above – fifty
percent (50%) reduction.
C. Any change of use of an existing building in the “central district” shall not be
subject to additional off-street parking requirements set forth in this chapter,
provided there is no expansion of the square footage of the building.
D. If not specifically addressed within these supplemental standards, the parking
and loading standards of Chapter 17.58 shall apply.
This Ordinance shall be posted in accordance with the provisions of the
Bakersfield Municipal Code and shall become effective thirty (30) days from and
after the date of its passage.
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I HEREBY CERTIFY that the foregoing Ordinance was passed and adopted,
by the Council of the City of Bakersfield at a regular meeting thereof held on
_____________________________ by the following vote:
AYES: COUNCILMEMBER: RIVERA, GONZALES, WEIR, SMITH, FREEMAN, SULLIVAN, PARLIER
NOES: COUNCILMEMBER: _______________________________________________________________
ABSTAIN: COUNCILMEMBER: _______________________________________________________________
ABSENT: COUNCILMEMBER: _______________________________________________________________ _
______________________________________
JULIE DRIMAKIS, CMC
CITY CLERK and Ex Officio Clerk of the
Council of the City of Bakersfield
APPROVED:
By: ______________________________
KAREN GOH
Mayor
APPROVED AS TO FORM:
VIRGINIA GENNARO
City Attorney
By: ___________________________
VIRIDIANA GALLARDO-KING
Deputy City Attorney
Documents
Presented At The
Planning & Development
Committee
September 22, 2020
Meeting
September 22, 2020
City of Bakersfield, Planning and Development Committee
Re: Parking requirements for downtown housing
I am writing to express my support of the City’s intent to reduce parking requirements in downtown
Bakersfield for housing projects. Housing is an essential element of a vibrant downtown. The
revitalization of a downtown requires more shared uses than in a suburban context. This is the beauty
of a fully realized urban environment: concentrated and accessible services, a critical mass of density
(which provides a sense of “safety in numbers”) and the reduction of vacant buildings, which attract
crime. Our shared mission is to help create a thriving downtown, which will serve as an economic engine
for the community we all call home.
The more efficient use of existing on-street parking allows for the development of new projects, which
will bring new energy and life to our downtown. More market-rate housing downtown means more
support for local businesses. As our residents take ownership of the future of this neighborhood, their
“eyes on the street” also reduce crime. Individuals who currently engage in criminal activity often take
advantage of vacant lots and buildings; redevelopment forces them to move elsewhere. The influx of
new residents and subsequent reduction in crime benefits all property owners in the neighborhood.
Our firm, Sage Equities, developed the first market rate housing in downtown Bakersfield in decades.
17th Place Townhomes was completed in 2017 and utilized the 50% reduction in on-site parking, as the
code was interpreted by the Planning department at that time. I would recommend that the code be
amended so that each tandem space within a housing project is counted as one space. I would also
suggest the elimination of the on-site guest parking requirement, as downtown streets provide ample
parking for guests which would not be available for a comparable suburban apartment project located
on an arterial street in which parking is prohibited. I would also recommend the consideration of
another parking garage on the east side of Chester Avenue to help accommodate the added parking
demand as the Eastchester neighborhood continues to revitalize.
In conclusion, I would recommend the following actions to incentivize downtown development:
●Count each tandem space as one parking space in City parking calculations
●Elimination of City on-site guest parking requirements
●Explore construction of additional parking garage east of Chester Avenue
Thank you for your consideration of my comments. Please contact me with any questions.
Sincerely,
Austin Smith
Current and Proposed
Sump Policy
Presented by Art Chianello, Water Resources Manager
September 22, 2020
PURPOSE OF SUMPS:
TYPES OF SUMPS
Public Sumps
Public Residential Sump
Public Interim Sump
Private Sumps
Private Residential Sump
Commercial and Industrial Sump
Temporary Sump
Private Interim Sump
Master Plan Multi-Use Community Sump(s)
Collect and Dispose of Storm Water
Sump connections are allowed based on approved Drainage Studies
Storm water and treatment of storm water is subject to 2014 Stormwater Management
Plan
Sump must be designed to Engineering standards identified in the Subdivision and
Engineering Design Manual
PUBLIC SUMPS
Public sumps collect storm water from Public residential development
and adjacent public streets
The target is to design one sump per 80-acres or greater
Roads, storm drain and sumps are designed to City standards and
constructed by the Developer
Once the development is complete and accepted by the City, the sump
maintenance is transferred to the Water Resources Dept.
Public Interim Sump
Interim sumps are utilized when a Final Sump has been approved for a
Planned Drainage Area but the infrastructure, streets and storm drain, have
not been constructed to move storm water to the Final Sump location.
Operation and Maintenance Costs
Municipal Code Chapter 13.04 is the authority whereby the costs and
expenses of maintaining and operating public improvements including
storm drain facilities including sumps will be apportioned among the
several lots or parcels of properties within the maintenance district and that
such procedure will enable the affected owners to be benefited by such
maintenance.
Annual Operation and Maintenance costs are not included in the metered
water sale rates (Domestic Water Division).
PRIVATE SUMPS –Current Policy
Private Residential Sump
The sump is sized to collect all private residential development and adjacent public streets to the development’s storm water and is contained on site
Roads, storm drain and sumps may not be designed to City standards and constructed by the Developer
Once the development is complete and approved by the City, the roads, storm drain and sump will be maintained by the Home Owner Association (HOA)
Private Commercial Sump
The sump is sized to collect all commercial development and adjacent public streets storm water and is contained on site
Once the development is complete and approved by the City, the sump will be maintained by the commercial development.
Temporary Sumps
Constructed and maintained by the Developer during phased construction
Shallow, maximum 18-inch deep, and unfenced
Private Interim Sump
Constructed and maintained by the Developer during phased construction
Larger sump that must be constructed to permanent City sump standards
Private Sumps
Private Residential Sumps
maintained by HOA
Private Commercial Sump
maintained by Developer
MASTER PLANNED MIXED-USE COMMUNITY
REGIONAL SUMPS –Proposed changes to
the Policy
These drainage areas may contain a combination of Public
residential, Private residential, Multi-Family, Commercial and
public roads storm water
Examples of Master Planned Multi-Use Communities include West
Ming and The Commons
During initial review of these communities, Maintenance Districts will
be established to pay the City for the maintenance of regional sumps
when there is a combination of public residential and public Streets
with private residential, Multi-family or commercial
Annual Maintenance fee will be determined by City Water Resources
and all properties, both residential and commercial will pay a
proportionate fee
The target is to design one regional sump per 80-acres or greater per
City standards.
All Private storm drains from private residential and commercial
properties will need an approved mechanical device installed before
storm water enters the regional sump to be maintained by the City
Once the development is complete and accepted by the City, the sump
maintenance is transferred to the Water Resources Dept.
WEST MING DRAINAGE
THE COMMONS DRAINAGE
STAFF RECOMMENDATION
Master Planned Mixed-Use Communities: A Maintenance District
(MD) for the entire community would be established to maintain
regional sumps. All properties within the master planned area
(both private and public) would be included in the MD and
assessed a proportionate annual fee.
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5
0
%
p
a
r
k
i
n
g
r
e
d
u
c
t
i
o
n
f
o
r
re
s
i
d
e
n
t
i
a
l
u
s
e
s
w
i
t
h
i
n
t
h
e
C
e
n
t
r
a
l
D
i
s
tr
i
c
t
(
D
o
w
n
t
o
w
n
)
a
n
d
o
t
h
e
r
m
i
x
e
d
-
u
s
e
ar
e
a
s
(
S
e
c
t
i
o
n
1
7
.
5
8
.
1
2
0
)
.
Analysis
Se
c
t
i
o
n
1
7
.
5
8
.
1
2
0
Pr
o
v
i
d
e
s
a
s
e
t
o
f
in
c
e
n
t
i
v
e
s
f
o
r
d
o
w
n
t
o
w
n
pa
r
k
i
n
g
.
Ap
p
l
i
c
a
b
l
e
t
o
C
e
n
t
r
a
l
Di
s
t
r
i
c
t
&
O
l
d
T
o
w
n
K
e
r
n
.
La
s
t
a
m
e
n
d
e
d
i
n
l
a
t
e
20
1
9
t
o
a
d
d
r
e
s
s
c
h
a
n
g
e
o
f
us
e
s
i
n
C
e
n
t
r
a
l
D
i
s
t
r
i
c
t
.
Al
s
o
a
m
e
n
d
e
d
i
n
1
9
9
0
,
20
0
8
,
a
n
d
2
0
1
3
.
Example
Pa
r
k
i
n
g
P
o
l
i
c
y
f
o
r
R
e
s
i
d
e
n
t
i
a
l
Pa
r
k
i
n
g
f
o
r
m
u
l
t
i
‐
f
a
m
i
l
y
d
w
e
l
l
i
n
g
s
/
c
o
n
d
o
m
i
n
i
u
m
s
i
s
c
u
r
r
e
n
t
l
y
c
a
l
c
u
l
a
t
ed
a
t
:
(
a
)
1
s
p
a
c
e
pe
r
u
n
i
t
f
o
r
e
f
f
i
c
i
e
n
c
y
,
s
t
u
d
i
o
,
a
n
d
1
‐
b
e
d
r
o
o
m
,
p
l
u
s
1
0
%
f
o
r
g
u
e
s
t
p
a
r
k
i
n
g
on
p
a
r
c
e
l
s
co
n
t
a
i
n
i
n
g
5
o
r
m
o
r
e
u
n
i
t
s
;
a
n
d
(
b
)
2
s
p
a
c
e
s
p
e
r
u
n
i
t
f
o
r
2
o
r
m
o
r
e
b
e
d
r
o
o
m
,
p
l
us
1
0
%
f
o
r
gu
e
s
t
p
a
r
k
i
n
g
o
n
p
a
r
c
e
l
s
c
o
n
t
a
i
n
i
n
g
5
o
r
m
o
r
e
u
n
i
t
s
.
Ex
a
m
p
l
e
:
5
0
u
n
i
t
s
a
p
a
r
t
m
e
n
t
s
50
o
n
e
‐
b
e
d
r
o
o
m
=
5
0
s
t
a
l
l
s
p
l
u
s
5
g
u
e
s
t
.
55
s
t
a
l
l
s
Af
t
e
r
P
r
o
p
o
s
e
d
R
e
d
u
c
t
i
o
n
50
%
r
e
d
u
c
t
i
o
n
w
o
u
l
d
p
r
o
v
i
d
e
2
8
s
t
a
l
l
s
.
Considerations
Cu
r
r
e
n
t
i
n
c
e
n
t
i
v
e
s
.
Pa
r
k
i
n
g
g
a
r
a
g
e
s
.
Re
l
i
a
n
c
e
o
n
v
e
h
i
c
l
e
s
.
Ma
r
k
e
t
e
x
p
e
c
t
a
t
i
o
n
s
.
Ge
n
e
r
a
l
P
l
a
n
u
p
d
a
t
e
.
Draft Ordinance
17
.
5
8
.
1
2
0
P
a
r
k
i
n
g
s
p
a
c
e
r
e
q
u
i
r
e
m
e
n
t
s
w
i
t
h
i
n
t
h
e
“
C c en
t
r
a
l
D d is
t
r
i
c
t
,
”
“Old
T
o
w
n
K
e
r
n
”
an
d
ot
h
e
r
m
i
x
e
d
-
u
s
e
a
r
e
a
s
.
Th
e
f
o
l
l
o
w
i
n
g
s
u
p
p
l
e
m
e
n
t
a
l
o
f
f
-
s
t
r
e
e
t
p
a
r
k
i
n
g
s
t
a
n
d
a
r
d
s
s
h
a
l
l
b
e
a
p
p
l
i
c
a
b
l
e
w
i
t
h
i
n
the
“C
e
n
t
r
a
l
D
i
s
t
r
i
c
t
”
a
s
d
e
f
i
n
e
d
i
n
C
h
a
p
t
e
r
1
7
.
0
4
o
f
t
h
i
s
c
o
d
e
,
“
O
l
d
T
o
w
n
K
e
r
n
”
a
s
d
e
f
i
n
e
d
i
n
Ch
a
p
t
e
r
1
0
.
0
8
o
f
t
h
i
s
c
o
d
e
,
C
-
B
z
o
n
e
d
i
s
t
r
i
c
t
,
o
r
C
-
C
z
o
n
e
d
i
s
t
r
i
c
t
:
for
a
m
i
x
e
d
-
u
s
e
re
s
i
d
e
n
t
i
a
l
a
n
d
r
e
t
a
i
l
/
o
f
f
i
c
e
c
o
m
m
e
r
c
i
a
l
p
r
o
j
e
c
t
w
h
e
r
e
t
h
e
d
e
s
i
g
n
a
n
d
d
e
v
e
l
o
p
m
e
n
t
fu
n
c
t
i
o
n
a
s
a
n
i
n
t
e
g
r
a
t
e
d
u
n
i
t
a
s
a
p
p
r
o
v
e
d
b
y
t
h
e
a
d
v
i
s
o
r
y
a
g
e
n
c
y
,
m
a
y
b
e
r
e
d
u
c
e
d
b
y
up
t
o
f
i
f
t
y
p
e
r
c
e
n
t
o
f
t
h
e
m
i
n
i
m
u
m
r
e
q
u
i
r
e
m
e
n
t
a
s
s
e
s
s
e
d
u
n
d
e
r
S
e
c
t
i
o
n
1
7
.
5
8
.
1
1
0
.
T
h
e
nu
m
b
e
r
o
f
o
f
f
-
s
t
r
e
e
t
p
a
r
k
i
n
g
s
p
a
c
e
s
s
h
a
l
l
n
o
t
e
x
c
e
e
d
o
n
e
h
u
n
d
r
e
d
f
i
f
t
y
p
e
r
c
e
n
t
o
f
t
h
e
mi
n
i
m
u
m
r
e
q
u
i
r
e
m
e
n
t
(
l
i
m
i
t
d
o
e
s
n
o
t
a
p
p
l
y
t
o
r
e
s
i
d
e
n
t
i
a
l
u
s
e
s
)
.
A
n
y
c
h
a
n
g
e
o
f
u
s
e
a
t
a
n
ex
i
s
t
i
n
g
b
u
i
l
d
i
n
g
i
n
t
h
e
“
c
e
n
t
r
a
l
d
i
s
t
r
i
c
t
”
s
h
a
l
l
n
o
t
b
e
s
u
b
j
e
c
t
t
o
a
d
d
i
t
i
o
n
a
l
o
f
f
-
s
t
r
e
e
t
p
a
r
k
i
n
g
re
q
u
i
r
e
m
e
n
t
s
s
e
t
f
o
r
t
h
i
n
t
h
i
s
c
h
a
p
t
e
r
,
p
r
o
vi
d
e
d
t
h
e
a
p
p
l
i
c
a
n
t
e
s
t
a
b
l
i
s
h
e
s
,
t
o
t
h
e
sa
t
i
s
f
a
c
t
i
o
n
o
f
t
h
e
p
l
a
n
n
i
n
g
d
i
r
e
c
t
o
r
,
t
h
a
t
t
h
e
c
h
a
n
g
e
o
f
u
s
e
d
o
e
s
n
o
t
r
e
q
u
i
r
e
a
n
e
x
p
a
n
s
i
o
n
of
b
u
i
l
d
i
n
g
s
i
z
e
.
Draft Ordinance
A.
M
i
x
e
d
U
s
e
D
e
v
e
l
o
p
m
e
n
t
P
a
r
k
i
n
g
I
n
c
e
n
t
i
v
e
s
.
F
o
r
a
m
i
x
e
d
u
s
e
c
o
m
b
i
n
e
d
r
e
s
i
d
e
n
t
i
a
l
a
n
d
re
t
a
i
l
/
o
f
f
i
c
e
c
o
m
m
e
r
c
i
a
l
p
r
o
j
e
c
t
w
h
e
r
e
t
h
e
d
e
s
i
g
n
a
n
d
d
e
v
e
l
o
p
m
e
n
t
f
u
n
c
t
i
o
n
a
s
a
n
i
n
t
e
g
r
a
t
e
d
un
i
t
,
t
h
e
f
o
l
l
o
w
i
n
g
i
n
c
e
n
t
i
v
e
s
s
h
a
l
l
a
p
p
l
y
:
1.
O
f
f
-
s
t
r
e
e
t
p
a
r
k
i
n
g
m
a
y
b
e
r
e
d
u
c
e
d
b
y
u
p
t
o
f
i
f
t
y
p
e
r
c
e
n
t
o
f
t
h
e
m
i
n
i
m
u
m
re
q
u
i
r
e
m
e
n
t
a
s
s
e
s
s
e
d
u
n
d
e
r
S
e
c
t
i
o
n
1
7
.
5
8
.
1
1
0
.
2.
T
h
e
a
m
o
u
n
t
o
f
r
e
d
u
c
t
i
o
n
s
h
a
l
l
b
e
s
c
a
l
e
d
t
o
t
h
e
d
e
g
r
e
e
t
h
e
d
e
s
i
g
n
a
n
d
d
e
v
e
l
o
p
m
e
n
t
fu
n
c
t
i
o
n
a
s
a
n
i
n
t
e
g
r
a
t
e
d
u
n
i
t
.
T
h
e
g
r
e
a
t
e
r
t
h
e
b
a
l
a
n
c
e
o
f
r
e
s
i
d
e
n
t
i
a
l
t
o
co
m
m
e
r
c
i
a
l
/
o
f
f
i
c
e
s
p
a
c
e
,
t
h
e
g
r
e
a
t
e
r
t
h
e
r
e
d
u
c
t
i
o
n
.
3.
T
h
e
e
x
a
c
t
a
m
o
u
n
t
o
f
r
e
d
u
c
t
i
o
n
s
h
a
l
l
b
e
d
e
t
e
r
m
i
n
e
d
b
y
t
h
e
p
l
a
n
n
i
n
g
d
i
r
e
c
t
o
r
o
n
a
ca
s
e
b
y
c
a
s
e
b
a
s
i
s
.
T
h
e
d
e
c
i
s
i
o
n
o
f
t
h
e
p
l
a
n
n
i
n
g
d
i
r
e
c
t
o
r
m
a
y
b
e
a
p
p
e
a
l
e
d
t
o
t
h
e
pl
a
n
n
i
n
g
c
o
m
m
i
s
s
i
o
n
.
4.
W
h
e
r
e
t
h
e
a
p
p
l
i
c
a
b
l
e
p
r
o
j
e
c
t
r
e
q
u
i
r
e
s
p
l
a
n
n
i
n
g
c
o
m
m
i
s
s
i
o
n
a
p
p
r
o
v
a
l
,
t
h
e
e
x
a
c
t
am
o
u
n
t
o
f
r
e
d
u
c
t
i
o
n
s
h
a
l
l
b
e
d
e
t
e
r
m
i
n
e
d
b
y
t
h
e
p
l
a
n
n
i
n
g
c
o
m
m
i
s
s
i
o
n
.
A
n
y
d
e
c
i
s
i
o
n
o
f
th
e
p
l
a
n
n
i
n
g
c
o
m
m
i
s
s
i
o
n
m
a
y
b
e
a
p
p
e
a
l
e
d
t
o
t
h
e
c
i
t
y
c
o
u
n
c
i
l
.
Draft Ordinance
B.
R
e
s
i
d
e
n
t
i
a
l
D
e
v
e
l
o
p
m
e
n
t
P
a
r
k
i
n
g
I
n
c
e
n
t
i
v
e
s
.
F
o
r
e
x
c
l
u
s
i
v
e
l
y
r
e
s
i
d
e
n
t
i
a
l
d
e
v
e
l
o
p
m
e
n
t
pr
o
j
e
c
t
s
,
t
h
e
f
o
l
l
o
w
i
n
g
i
n
c
e
n
t
i
v
e
s
s
h
a
l
l
a
p
p
l
y
:
1.
F
o
r
r
e
s
i
d
e
n
t
i
a
l
d
e
v
e
l
o
p
m
e
n
t
a
t
a
d
e
n
s
i
t
y
o
f
3
0
–
5
0
d
u
/
a
c
.
–
t
w
e
n
t
y
-
f
i
v
e
p
e
r
c
e
n
t
(
2
5
%
)
re
d
u
c
t
i
o
n
.
2.
F
o
r
r
e
s
i
d
e
n
t
i
a
l
d
e
v
e
l
o
p
m
e
n
t
a
t
a
d
e
n
s
i
t
y
o
f
5
0
d
u
/
a
c
.
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