WELCOME! Please start here

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1 WELCOME! Please start here Purpose of Tonight s Meeting To provide background information and gather input on proposed changes to the City s existing regulations on accessory dwelling units - ADUs (commonly known as second units ) Tell us! We want to hear from you. Do you have any thoughts and/or concerns regarding the City s existing ADU regulations? Meeting Schedule 6:00 PM 7:45 PM: Open House Comments? Talk to a staff member; Fill out a comment card; Put a Post-It note on any of the boards; or Contact: David Sinclair, Senior Planner (626) dsinclair@cityofpasadena.net 1

2 BACKGROUND What is an Accessory Dwelling Unit (ADU)? A self-contained residential unit that shares the same lot as the primary residential dwelling May be attached to the existing dwelling unit, or detached from the existing dwelling unit (but still located on the same lot as the existing dwelling unit) Generally includes a living room, sleeping area, kitchen, and a bathroom 2

3 BACKGROUND State Law Requirements The California State Legislature declared that allowing accessory dwelling units are an essential component of housing supply in California, and recently passed AB 2299 and SB 1069: Local ordinances must be consistent with the state law if not, the entire ordinance becomes invalidated and is superseded by state law Provides for specific development standards (e.g. location, parking, etc.) and review processes that the cities must follow Examples A new ADU created by converting existing space must be allowed in all single-family residential zones without any restrictions No parking can be required if an ADU meets certain criteria (i.e. proximity to public transit) When permitted, requests to create an ADU must be processed ministerially without any discretionary review or a public hearing 3

4 Existing City Regulations Types of ADUs Type 1 Converted ADUs New ADU within existing space Existing Existing Existing New ADU is created by converting existing space Type 2 Newly Constructed ADUs Attached Detached Existing New ADU New ADU Existing New ADU is created by adding new square footage, either attached or detached to the existing dwelling 4

5 Existing City Regulations Where are ADUs allowed? Converted ADUs (Type 1 - conversion of existing space) All single-family zoned properties* *Starting January 1, 2018, Converted ADUs must also be allowed in multi-family zoned properties if such property is developed with a single-family home consistent with the State Law. Newly Constructed ADUs (Type 2 new construction) Single-family zoned properties that are at least 15,000 square feet in size AND are not located in Hillside or Landmark Overlay districts 5

6 Existing City Regulations How big can an ADU be? Converted ADUs (Type 1) No restriction on size Newly Constructed ADUs (Type 2) Attached 800 sq. ft. or 50% of the existing living space, whichever is less Detached 800 sq. ft. Are there any operational restrictions? The property owner must reside in one of the two units on the property as a primary residence New ADUs created on or after January 1, 2017 cannot be used as a short-term rentals (i.e. 30 days or less) ADUs cannot be sold separately from the existing single-family home The property owners are required to record a covenant to ensure compliance with these operational requirements 6

7 Existing City Regulations How many parking spaces are required for an ADU? Converted ADUs Newly Constructed ADUs None required 1 additional parking space in any form (covered, uncovered, or tandem on a driveway); however, if an ADU is located on a property that is located within ½ mile from a public transit stop* or within a historic district, then no additional parking can be required *Most areas in the City of Pasadena are located within ½ mile from a public transit stop If existing parking spaces are removed to construct an ADU, the lost parking spaces must be replaced on the property, but they are allowed to be in any form (e.g. uncovered, tandem, etc.) Other standards to note ADUs are subject to most of development standards that apply to the primary residence (e.g. maximum floor area, maximum lot coverage, certain setbacks, etc.) ADUs must meet all applicable building codes 7

8 History Proposed Changes January 2017: City Council adopted initial changes to the City s ADU regulations in response to the change in the State Law These initial changes are the regulations that are currently in place Further directed staff to look at other existing regulations, such as minimum lot size for Newly Constructed ADUs, and return with additional recommended changes to ADU regulations June 2017: City Council reviewed several proposed changes to the City s ADU regulations Most of the proposed changes were related to standards applicable to Newly Constructed ADUs e.g. minimum lot size requirement, size of the unit, setbacks, etc. Directed staff to conduct additional research on specific items (i.e. minimum lot size, historic districts, maximum unit size), along with additional community outreach 8

9 Issues City is seeking Input On: Minimum Lot Size Requirement Q: What should the minimum lot size requirement for Newly Constructed ADUs be? 15,000 sq. ft. or higher Comments 10,000 sq. ft. 7,200 sq. ft. (Minimum lot size required for a majority of the single-family districts under the existing zoning code) Other please state what size Min. Lot Size Requirement Existing Regulation Original Proposal (June 2017) 15,000 sq. ft. 5,000 sq. ft. City Council concern: The proposed 5,000 sq. ft. minimum lot size may be too small 9

10 Map of Properties that may be eligible for a Newly Constructed ADU If Newly Constructed ADUs are allowed at 7,200 sq. ft.: Number of Properties Single- Family Multi- Family ~9,901 (~49% of all SF properties) ~ 1,178 (~22% of all MF properties) If Newly Constructed ADUs are allowed at 10,000 sq. ft.: Number of Properties Single- Family Multi- Family ~4,060 (~20% of all SF properties) ~ 344 (~6% of all MF properties) 10

11 Map of Properties that may be eligible for a Newly Constructed ADU If Newly Constructed ADUs are allowed at 15,000 sq. ft.: Number of Properties Single- Family Multi- Family ~1,277 (~6% of all SF properties) ~ 55 (~1% of all MF properties) 11

12 Issues City is seeking Input On: Historic Districts Q: Should Newly Constructed ADUs be prohibited in Historic Districts unless they are not visible from the street? In Historic Districts Existing Regulation Not allowed Original Proposal (June 2017) Allow only if the Newly Constructed ADU is not visible from the street City Council concern: Explore whether further design considerations can be applied to Newly Constructed ADUs in historic districts 12

13 Issues City is seeking Input On: Maximum Unit Size Q: Should the existing maximum size limit (800 sq. ft.) for Newly Constructed ADUs be changed? *For reference, a typical 2-car garage is 400 sq. ft.* Max. Unit Size Existing Regulation 800 sq. ft. Original Proposal (June 2017) 800 sq. ft. or the size of the existing primary dwelling, whichever is less The City Council concern: 800 sq. ft. may still be too large for properties that consist of a small main dwelling - ADUs should be clearly ancillary to the main dwelling (i.e. 800 sq. ft. or 50% of the main dwelling, whichever is less) 13

14 Additional Comments Please leave any other comments and/or concerns that you want to convey regarding the City s existing accessory dwelling unit regulations (e.g. setbacks, trees, fees, etc.). Topics Comments/Concerns 14

15 What Are The Next Steps? After this meeting We will review your comments and feedback and prepare revised recommendations to be presented to the City Council in December (tentative) Process for Revising the Zoning Code: Step 1 Step 2 Step 3 Step 4 Council Initiation Gather community Input on potential changes Analyze Comments & Prepare Draft Zoning Code Revisions Planning Commission Public Hearing and Recommendation Step 5 City Council Public Hearing Step 6 Gather additional community input Step 7 Prepare revised Zoning Code Revisions Step 8 City Council Public Hearing = Opportunities for Public Input 15