ZONE TEXT AMENDMENT for ACCESSORY DWELLING UNITS (ADUs) Planning Board February 12, 2018

Transcription

1 ZONE TEXT AMENDMENT for ACCESSORY DWELLING UNITS (ADUs) Planning Board February 12,

2 What is the City s Goal? Ensure responsible development that builds community and protects and respects Burbank s existing residential neighborhoods. 2

3 Why Are We Here? New State Legislation New State laws governing Accessory Dwelling Units (ADUs), previously known as Second Dwelling Units (SDUs) 3

4 Why Are We Here? New State Legislation New laws took effect January 1 st, 2017 Assembly Bill 2299 & Senate Bill 1069 In addition New laws took effect January 1 st 2018 Assembly Bill 494 & Senate Bill 229 4

5 Why Are We Here? Current ADU Ordinance On April 25, 2017 the Burbank City Council adopted an Interim Ordinance establishing new regulations for ADUs in response to State law. The current ordinance is set to expire on April 22, A Zone Text Amendment must be approved to avoid automatic adoption of State regulations. The City has continued to pursue community input on proposed standards through community meetings 5

6 State Regulations Per State law, ADUs in all single-family residential zones are allowed by-right up to maximum size of 1,200 square feet. Cities were given limited discretion on certain development standards like height, square footage, location and architectural review. If no ordinance is adopted, the State regulations must be applied 6

7 Overview of State Regulations Took effect January 1, 2017 Garage conversions must be allowed. ADUs must be allowed above a garage. Parking for ADUs cannot be required when property is within ½ mile of public transit Minimum ADU size 120 sq. ft. Max. 1,200 sq. ft. 7

8 Overview of State Regulations Took effect January 1, 2017 ADUs above a garage or new detached ADUs can have a minimum 5-foot setback. Replacement parking for a converted garage does not have to be located within a garage and/or covered. Maximum Building Height standards can be determined by City. 8

9 Overview of State Regulations Took effect January 1, 2017 ADUs must be allowed on all single-family residential zones. Development Fees cannot be burdensome. Per State law, ADUs are now by-right projects; discretionary review cannot be required. 9

10 Current Interim Ordinance Took effect April 25, 2017 After receiving feedback at two community meetings and a City Council meeting, the current ADU Interim Ordinance was adopted on April 25,

11 ADU Interim Ordinance Current ADU INTERIM Development ORDINANCE Standards Permitted Zones: Single Family: R1, R1 Hillside Multi-Family: R-2, R-3, R-4 ADUs in multi-family allowed only when there is one single family dwelling unit on the property. Current interim ordinance does not allow ADUs within the R-1-H Horse keeping Zone. 11

12 ADU Interim Ordinance Current Development Standards On-Site Parking: 1 parking space required per ADU Replacement parking for main unit is required when a garage is converted into an ADU - in a driveway, uncovered, tandem or by mechanical lift; - behind front building façade of existing home. if located within ½ mile from transit, no parking is required 12

13 ADU Interim Ordinance Current Interim Development Standards (Continued) Maximum Building Square Footage: 500 sq. ft. Attached ADUs - no more than 50% of house size or 500 sq. ft., whichever is less ADU square footage is included in Maximum Allowable Floor Area Ratio (FAR) - Calculated as part of (FAR). 13

14 ADU Interim Ordinance Current Development Standards (Continued) Height: Detached ADU: 12 top of plate up to 17 to top of architectural features ADU Above garage: 20 top of plate, 23 top of roof ADU Attached to main dwelling: same R-1 height requirement as main house Above garage 23 top of roof 20 top of plate/ceiling 14

15 ADU Interim Ordinance Current Development Standards (Continued) ADU Setbacks: Detached ADU: 5 rear & interior side Attached ADU: same as main dwelling ADU Above garage: 5 rear & interior side Examples: Min. R-1 setbacks apply: Rear 15 Int. side 10% of lot width Min. 5 Min. 5 15

16 ADU Interim Ordinance Current Development Standards (Continued) Covenant Requirement: Main dwelling or ADU must be owneroccupied. Length of rentals limited to no less than 30 consecutive days 16

17 ADU Interim Ordinance Current Development Standards (Continued) Design: Exterior design of ADU shall match main dwelling in terms of building forms, materials, colors, exterior finishes, and style of doors and windows. ADU shall retain the appearance of a single-family dwelling. 17

18 Proposed Changes to ADU Standards 18

19 Considered Changes to Ordinance Possible Recommendations During the current interim ordinance period, City has received more than 100 applications for ADUs. During this period, several ADU design standard revisions and other suggestions have been brought to Planning staff s attention. 19

20 Suggested Changes Proposed Changes Allow up to 800 square foot ADUs, instead of the 500 square foot maximum currently allowed. Existing City-permitted guest dwellings can be converted to ADU 20

21 R-1-H Zoned Properties Rancho Properties With the adoption of the current interim ordinance, ADUs in the Rancho s R-1-H (Single Family Residential Horsekeeping) Zone are currently not permitted. State law requires City s to allow ADUs in all single-family residential zoned properties. May also be allowed in multi-family zones 21

22 R-1-H Zoned Properties Rancho Properties Staff has received feedback from Rancho community members to consider allowing ADUs in the R-1-H Zone while still preserving the equestrian single family character. Wanting to preserve the horse stables, corrals, and tack rooms as a critical component of neighborhood character. 22

23 Suggested Changes In the R-1-H Zone Only the following are permitted in R-1-H zone: A) The conversion of an existing garage B) The conversion of an existing permitted guest dwelling C) The conversion of square footage within the main dwelling unit 23

24 Suggested Changes R-1-H Zone: Garage Conversion Garage Stable, Corral, Tack Room Stable, Corral, Tack Room New ADU Conversion Not Permitted (Driveway) Main Dwelling (Driveway) Main Dwelling Front Yard Front Yard (EXISTING) (PROPOSED) 24

25 Suggested Changes R-1-H Zone: Guest Dwelling Conversion Garage Existing Guest Dwelling Garage Guest Dwelling Converted to ADU (Driveway) Main Dwelling (Driveway) Main Dwelling Front Yard Front Yard (EXISTING) (PROPOSED) 25

26 Suggested Changes R-1-H Zone: Main Unit Conversion Garage Stable, Corral, Tack Room Garage Stable, Corral, Tack Room Portion of Home Converted to ADU Conversion Not Permitted (Driveway) Main Dwelling (Driveway) Main Dwelling Front Yard Front Yard (EXISTING) (PROPOSED) 26

27 Next Steps (Tentative Public Hearing Schedule) First City Council hearing on March 6, 2018 Second City Council hearing on March 13, 2018 (Final Hearing) *Current Interim Ordinance set to expire on April 22,

28 Recommendation Approval of project No , a Zone Text Amendment to amend Title 10, Chapter 1 of the zoning code which would result in amendments to the zoning definitions, permitted singlefamily and multi-family residential zones use lists, and establish development controls to allow Accessory Dwelling Units in all residential zones consistent with applicable State law. 28

29 ZONE TEXT AMENDMENT for ACCESSORY DWELLING UNITS (ADUs) Planning Board February 12,