Accessory Dwelling Regulations Update Community Forum. May 13, 2017

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1 Accessory Dwelling Regulations Update Community Forum May 13, 2017

2 Agenda 10:00am 10:15am 10:35am 11:55am Welcome David Cristeal, Housing Director Jay Fisette, County Board Chair Alice Hogan, AD Working Group Chair Background and Ideas for Discussion - Size and Occupancy - Design Guidelines - Compliance and Parking - Detached and Townhomes Joel Franklin, Housing Planner Table Discussions Jennifer Daniels, Planning and Comm. Devt. Manager Report Out and Next Steps

3 Background: What is an Accessory Dwelling? In Arlington, an accessory dwelling is an independent dwelling unit that: Has its own kitchen and bath Is within a single family detached house Is designed, arranged, used or intended for occupancy by not more than two persons Has a separate entrance. AD must meet building code requirements for a separate unit: fire separation, fire egress, separate heating and air handling

4 AD vs Family/Caregiver Suite vs Short-term Residential Rental Family/Caregiver Suite Not more than two 2 rooms plus a bathroom and efficiency kitchen; maximum of 500 sq. ft Occupied by up to 2 persons related by blood or marriage or providing on-site care Must have interior access to the rest of the dwelling Short-term Residential Rental Allows residents to host overnight guests for stays of less than 30 days in residential dwelling units that they reside in as their primary residence 4

5 Background: Other Jurisdictions Communities across the country have ADs, with names like granny flat and in-law suites Many jurisdictions, both locally and nationally, are reexamining their regulations or have greater flexibility: Allowing for larger accessory dwellings Allowing for greater occupancy Allowing detached accessory dwellings

6 Background: Other Jurisdictions Backyard Bungalow AD in Santa Cruz, CA 1 bedroom, 1 bath, 500 sq. ft. AD above a garage in Mt. Pleasant, SC 1 bedroom, 1 bath

7 Background: History Arlington s regulations were implemented in 2009 Important goal was to protect the character of single family neighborhoods Only 20 approved since 2009

8 Background: Affordable Housing Master Plan Identified ADs as an existing tool to: Provide an adequate supply of housing Help older adults age in place Provide a typically lower-priced housing alternative Enable homeowners to receive additional income Recommended review of ordinance to encourage greater use Board directive during adoption was to look into adjustments over the next two years

9 Background: Process Staff/Working Group Review Scope: 1. Looked at best practices 2. Heard from accessory dwelling applicants 3. Reviewed current regulations and its effectiveness 4. Examined ordinance provisions that may limit usage 5. Identified preliminary ideas for community discussion

10 Ideas for Discussion: Size Maximum Size for Interior AD Preliminary Idea 1/3 rd of combined Gross Floor Area (GFA), up to maximum of 750 square feet 35% of GFA, up to a maximum of 1,000 square feet (in basement) 35% of GFA, up to a maximum of 750 square feet (above basement) 10

11 Ideas for Discussion: Occupancy Occupancy Maximum occupancy 2 persons Maximum occupancy 3 persons Owner occupancy requirement Owner must live in house for a year before AD approval Owner occupancy requirement No minimum time required prior to creating an AD No home occupations for contractors or service businesses are allowed in an AD Remove restriction on home occupations for contractors or service businesses in an AD 11

12 Ideas for Discussion: Design Design Guidelines AD on a corner lot cannot have entrance visible from street Remove requirement Separate entrance on a different side than main entrance required No change AD with an entrance above the first floor cannot have exterior stairs visible from the street Exterior stairs to AD can be visible from the street Exterior stairs to a second story AD cannot be on front of property and on a corner lot cannot be on the same side of house that faces a street 12

13 Ideas for Discussion: Design Location of Exterior Stairs

14 Ideas for Discussion: Lot Area/Width Lot Area/Width Preliminary Idea 50 foot minimum lot width required Remove requirement Preliminary Idea Lot must conform to all regulations of its zoning district Remove requirement 14

15 Ideas for Discussion: Compliance Compliance Owner agrees to cooperate with Code Enforcement staff for annual inspections and for complaints. No change AD recorded on deed covenant Require deed covenant reexamine language to help with financing constraints Affidavit of compliance is required at initial occupancy and whenever new tenant(s) move in Certification required at initial occupancy only Annual limit of 28 accessory dwellings Remove limit 15

16 Ideas for Discussion: Parking Parking If you have one current parking spot - must be maintained If you have two current parking spots - must be maintained No change If there are no on-site parking spaces: One on-site space will be created; or Parking survey will need to be conducted; allowed if the block is less than 65% parked No change Allowed in permit parking zones - owner will not receive any additional parking passes for the AD Remove if two or more spaces that are not tandem, then at least two such spaces shall be maintained 16

17 Parking Required Can maintain tandem or two with access to street Create spot or do survey D4 E

18 Ideas for Discussion: Townhouses Townhouse ADs Townhouse ADs not allowed (except under Columbia Pike Neighborhood Areas Form Based Code) Consider allowing ADs in townhouses 18

19 Ideas for Discussion: Detached Exterior ADs Preliminary Idea Detached ADs not allowed Detached ADs allowed Accessory dwelling can only be up to 1 ½ stories Follow current requirements for 1 and 1 ½ story accessory buildings: Interior lot setbacks = 1 from rear and sides and 8 from principal dwelling Corner lot setbacks = 25 from corner street, 10 from rear, 1 from interior lot line and 8 from principal dwelling Footprint cap in R-5 and R-6 districts = 560 sq. ft. and 650 sq. ft. in all other districts Accessory dwelling can be up to 750 sq. ft. Must follow all other requirements (occupancy limit, owner occupancy, etc.) for interior accessory dwellings 19

20 Ideas for Discussion: Detached

21 Ideas for Discussion: Detached Height from midpoint of roof to grade must not exceed 25 in height Knee wall must not exceed 2 in height 21

22 Ideas for Discussion: Detached

23 Ideas for Discussion: Detached

24 Next Steps Will incorporate feedback from today Staff will develop draft recommendations Feedback on draft recommendations will be requested via online survey County Board action requested in Fall 2017

25 Small Group Discussions Go to the table with the number corresponding to your index card 15 minutes at each table: - Size/Occupancy -Design - Compliance/Parking - Detached/Townhouse The first group will respond to discussion questions; subsequent groups will add or vote If you have additional questions or considerations, please write them on flipchart 25

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