ACCESSORY DWELLING UNIT ORDINANCE

Transcription

1 ACCESSORY DWELLING UNIT ORDINANCE Planning Cmmissin April 23, 2018 Presentatin by: J. Ritterbeck, Senir Planner Advance Planning Divisin

2 2 Purpse f Hearing Receive staff presentatin Prvide additinal input n Draft ADU Ordinance Make recmmendatin t City Cuncil n adptin f Draft ADU Ordinance

3 3 Hearing Agenda Interactive presentatin by staff Planning Cmmissin fllw-up questins Public cmment n recmmendatins Cmmissin discussin and feedback n draft rdinance Cmmissin mtin n reslutin

4 4 Backgrund: Legislative City: General Plan Plicy & Implementatin Prgram State Law (2016, 2017, and 2018)

5 5 Backgrund CC Initiatin Hearing PC Wrkshp #1 Size, Prcess, Lcatin PC Wrkshp #2 Fees, Parking, Design, JADUs, Rentals DRB Wrkshp #1 Design Cncepts DRB Wrkshp #2 Final Design Recmmendatins HCD Preliminary Review CC Ordinance Cmmittee

6 6 SIZE Previus apprach Limits by lt size Excluded small lts Limited ADU size State requirements Attached: Maximum 1,200 sq. ft., 50% SFD Detached: Maximum 1,200 sq. ft. ADU des nt cunt tward density General wrkshp cnsensus Max.1,000 sq. ft., 50% SFD Full kitchen & full bathrm, maximum tw bedrms Height limit: ne-stry, SFD, 12 r 16 feet

7 7 PERMIT PROCESS Previus apprach LUP w/expanded nticing Restricted w/in 300 feet f anther ADU Separate metering fr utilities State requirements 120 day ministerial review N discretinary hearing N separate metering General wrkshp cnsensus LUP w/standard nticing 120 day ministerial review N discretinary hearing

8 8 LOCATION ON LOT Previus apprach Base zne standards Nt allwed in nncnfrming structures State requirements Nncnfrming garage cnversins Max. 5-ft setback if abve (E) garage General wrkshp cnsensus Base zne standards Fllw State requirements fr nncnfrming structures

9 9 FEES Previus apprach DIFs applicable Reduced permit fee Amnesty perid State requirements Streamlined permitting Currently allws impact fees General wrkshp cnsensus $600 Accessry Structure applicatin fee DIFs TBD N fines

10 10 PARKING STANDARDS Previus apprach One space per bedrm N parking in setbacks State requirements State s ½-mile bus stp buffer SFD parking in any cnfiguratin Gleta, Isla Vista and Ellwd General wrkshp cnsensus N additinal ADU parking Retain parking fr SFD Setbacks & tandem

11 11 DESIGN STANDARDS Previus apprach Neighbrhd cmpatibility Prtect neighbr privacy State requirements Can require landscaping Can address architecture General wrkshp cnsensus Require screening Drught-tlerant species Similar style as SFD Allw variatin fr slar

12 12 JUNIOR ADUs Previus apprach Viewed as ff-campus student husing Prhibitive parcel size restrictins State requirements Must allw at least an efficiency unit Junir ADUs are ptinal General wrkshp cnsensus N specific prvisin fr JADUs JADU standards incrprated

13 13 OWNER & RENTAL STANDARDS Previus apprach On-site wner residency Restrictive cvenant State requirements Can require wner-ccupant Can have rental term minimum General wrkshp cnsensus Ntarized cvenant Owner-ccupant fr 3 years Rentals lnger than 30 days

14 14 Next Steps Take New ADU Ordinance t City Cuncil fr adptin Integrate ADU Ordinance int New Zning Ordinance

15 15 Maps and Graphs

16 Pssible ADU Lcatins: (E) SFDs 16

17 17 Pssible ADU Lcatins: MTS Buffers

18 18 Backgrund State Regulatin (1:4) Tpic State Requirement r Standard City Optins Types f ADUs Allwed An ADU is an independent living facility (with bathrm/kitchen) that generally takes ne f the fllwing 3 frms: Detached: unit is separated frm primary structure Attached: unit is attached t primary structure Repurpsed Existing Space: space (e.g. master bedrm, garage) within primary residence is cnverted int ADU Nt Applicable Size Detached:1,200 sf is maximum Attached: 50% f existing primary residence (1,200 sf is max) Minimum size is 150 sf City can establish ther size requirements within the min and max range Allwed Lcatins Where single-family r multi-family residences are allwed Lt must cntain an existing r prpsed single-family residence Nne

19 19 Backgrund State Regulatin (2:4) Tpic State Requirement r Standard City Optins Access t ADU N passageway shall be required in cnjunctin with the ADU Independent exterir access is required Nne Setbacks Permit Review Prcess N setback shall be required fr a legally permitted existing garage that is cnverted t an ADU If an ADU is cnstructed abve a new r existing garage, a setback f n mre than 5 feet is required frm side and rear lt lines Applicatin must be prcessed within 120 days Applicatin prcess must be ministerial (n hearing) N ptins fr garage cnversin r abve garage ADUs Fr thers ADUs, City can utilize ther setback standards Zning Clearance r Land Use Permit (with n hearing)

20 Backgrund State Regulatin (3:4) Tpic State Requirement r Standard City Optins Parking Off-street parking is allwed in setbacks and tandem cnfiguratin Lcatin unless City makes certain findings If existing parking is demlished r cnverted in cnjunctin with cnstructin f ADU and the lst parking must be replaced, the replacement parking may be cnfigured as cvered r uncvered, in a tandem cnfiguratin, r in a mechanical lift (nte this requirement des nt apply within ½ miles f public transit) 20 City may make specific findings that tandem parking and parking in setbacks are infeasible based tpgraphical r fire and life safety cnditins, r that tandem parking r parking in setbacks is nt permitted anywhere else in the jurisdictin Required Parking One space per unit r bedrm, whichever is less. Hwever, n additinal parking is required when: ADU is within ½ mile f public transit; ADU is lcated within an architecturally and histrically significant district; ADU is part f the prpsed r existing primary residence r an accessry structure; On-street parking permits are required but nt ffered t the ccupant f the ADU; r When there is a car share vehicle lcated within ne blck f the ADU City may reduce, but nt increase, parking standards

21 21 Backgrund State Regulatin (4:4) Tpic State Requirement r Standard City Optins Fee and Charges Attached, detached, repurpsed ADUs nt cnsidered new residential uses fr the purpses f calculating cnnectin fees r capacity charges fr utilities, including water and sewer service. Other ADUs (new cnstructin) may require new r separate utility cnnectins and may be subject t a cnnectin fee r capacity charge that shall be prprtinate t the ADU size r number f plumbing fixtures Nne Fire Sprinklers Owner / Rental Restrictins Nt required if nt required fr primary residence City may require applicant t be an wner-ccupant City may require wner ccupancy f either the ADU r the primary unit, and may require such a deed restrictin t be recrded ADU may nt be sld r cnveyed separate frm the primary unit City may prhibit rental f an ADU fr 30 days r less (i.e., n shrtterm vacatin rental) Nne City can require wner ccupancy in either unit City may prhibit shrt-term rental (<30 days)