Public Open House November 29, 2016, 5:30-7:30 p.m. Salem Public Library, Anderson Rooms, 585 Liberty Street SE, Salem Overview More than 50 people attended the public open house to give input on accessory dwelling units (ADUs) and how they should be regulated in Salem. Large informational boards provided the public with an overview of what ADUs are, how they can be configured, why the City is looking at allowing them in Salem, how much they cost to build, and other facts. Around the room were six other boards that asked questions about specific standards for ADUs. For example, questions included how many ADUs should be allowed per lot, how large should ADUs be allowed to be, and how much parking should be required for each ADU. Graphics were provided next to several of the questions to explain zoning concepts such as rear yard coverage. Below each question were potential answers, and open house participants were asked to vote for answers with dot stickers. A planner was stationed at each board to explain the questions on the board and answer any additional questions from the public. The planners also wrote down participants comments on flip boards next to each board. The questions, answers (and number of votes), and comments are provided below. In addition, some community members provided written comments, and they are included below. Board Questions NUMBER: How many accessory dwelling units should be allowed on a lot? 35 One 10 Two 8 Two only through a public hearing process Zero Number of ADUs depends on the lot size Two if one is internal and one is external Only on lots that meet minimum lot size Only allow one ADU per single-family zoned lot that meets minimum lot size. Open House Summary Page 1 December 1, 2016
LOCATION: Where on a lot should accessory dwelling units be allowed? 1 Front yard 0 Side yard 5 Rear yard 38 Side and read yard Front only if attached to house Side and rear, but allow people to ask to have it in their front yard if there is the room, maybe as an exception (11 votes) Bunker or below ground Internal conversions only (4 votes) Allow only in side and rear, not front yards SIZE: What should be the maximum size of accessory dwelling units? 1 600 sf 3 600 sf or 50% of the main house (whichever is less) 2 800 sf 9 800 sf or 50% of the main house (whichever is less) 4 1000 sf 22 1000 sf or 75% of the main house (whichever is less) 5 No limit ADU maximum size should exclude other buildings such as sheds, etc. Larger for attached ADUs than detached ADUs Consider scenarios where the existing home becomes the ADU and the new building is the main house (2 votes) This size regulation should not apply to loft or basement ADUs Do not include a garage in ADU floor area Make lot coverage rules clear to ADU applicants so it is not a surprise additional standard Existing home is always the primary home and never the ADU Up to 100 percent of the main house 1000 sf or 100 percent of the main house Do not include garage if it is under ADU in the same building Consider scenarios where the main house is two stories and the ADU is the same footprint but one story Start with stricter rules and then you can loosen them over time if things go well Most of it will be driven by lot size, age of neighborhood, configuration of the property Limiting to 75 percent of the main house would be unnecessarily restrictive in cases where the main house is 800 sf. Open House Summary Page 2 December 1, 2016
HEIGHT: What should be the maximum height of detached accessory dwelling units? 2 15 feet 2 18 feet 11 20 feet 14 25 feet 19 35 feet A percentage of the existing house or less than the existing house Equal to or less than the primary single-family residential home 35 feet is too tall increased danger to women Natural light and solar access Same height as the main house Height restrictions should protect neighboring homes access to light and solar rays for solar panels SIDE YARD SETBACK: What should the minimum setback be for detached accessory dwelling units in a side yard? 5 0 feet 13 3 feet 25 5 feet 5 10 feet Consider noise (comment applies to side and rear) Vary setback based on height (comment applies to side and rear) Minimum 7 feet on all sides (comment applies to side and rear) REAR YARD SETBACK: What should the minimum setback be for detached accessory dwelling units in a rear yard? 20 3 feet 16 5 feet 7 10 feet 5 15 feet Rear yard zero setback If within 3 feet or less of a lot line, enhanced visual and/or sound screening should be provided Different setback next to an alley? Solar and light access Conversion of existing grandfathered structures Open House Summary Page 3 December 1, 2016
REAR YARD COVERAGE: How much of the rear yard should a detached accessory dwelling unit be able to occupy? 6 25 percent 9 30 percent 1 40 percent 27 No limit Current code limits all structures to 60 percent lot coverage, and this doesn t change and would apply to ADUs No rear yard coverage limit if there are other restrictions in place (size limit, side yard setback) PARKING: How many parking spaces should be required for each accessory dwelling unit? 24 None 18 One 4 Two In areas with good transit, there should be the option for no parking (2 votes) None with better biking infrastructure (6 votes) Salem has huge quantities of on-street parking that s underutilized. There is no need to require additional off-street parking. More off-street parking increase stormwater runoff, which is a burden for City sewer, increase the urban heat island effect, and removes land for private relaxation and enjoyment. Parking requirements should be data based and should take into account on-street supply. In my neighborhood, there is a fight for on-street parking, so much so that most streets allow parking on both sides of the street. This is a problem for emergency vehicles. They sometimes have to park semi-near the problem. Also, most evenings and weekends, the sidewalk is occupied by cars illegally parked. Because code doesn t work at night, this problem is invisible to the City, but walkers are forced to walk in the street. Density ratio, all neighborhoods are not the same. The City has a horrible transit system. Require one off-street parking space for an ADU Issues of parking should be considered by area or location, with vicinity to transit being a driving factor Downtown is more walkable and able to reduce parking standards, but parking will be an issue in locations in remote areas or far away from properties. Off-street parking should not be a requirement as many prefer to commute via biking, walking or sharing cars with others. OWNER OCCUPANY: Should the property owner be required to live in the accessory dwelling unit or main house? 16 Yes 34 No Open House Summary Page 4 December 1, 2016
Owner occupancy will be a nightmare to track and enforce (3 votes) Non-owner occupancy will be a nightmare to enforce if there is a problem ADUs should only be used by family members Owners of ADUs should be accountable (owners should be local; no out of state owners; if owner is not present, local contact should be available) DESIGN: What design standards should apply to accessory dwelling units? 5 Same materials as the main house 1 Same roof pitch as the main house 0 Location of windows 10 All of the above 36 None of the above Ensure regulations do not preclude manufactured dwellings Maximum design standards, fit into neighborhood, design should ensure house does not stick out Manufactured homes should be considered Requiring same materials may require replication of poor quality materials (e.g. vinyl siding) Design standards are important for ADUs that are attached to the main house but not necessary for detached ADUs No Home Depot sheds on cinder blocks Consider benefits of pre-fab/modular (super high quality) versus mobile homes Shipping containers are not compatible Same or similar materials, compatible to neighborhood Establish a menu of features to promote compatibility; applicant picks from a list Needs to be thoughtfully done Prohibit poor quality materials (such as T1-11 siding) Locate windows so as to preserve privacy for neighboring properties I prefer designs that integrate trees Other Comments System development charges System development charges should be waived or reduced in close-in neighborhoods, they should be paid in for outer (greenfield) neighborhoods, and they should maybe consider access to transit, parks, etc. Require system development charges because adding density will impact parks, traffic, water and sewer lines Short-term rentals Short-term rentals should not be allowed in ADUs Supportive of ADUs and homes to be used for short-term rentals as they provide more income Short-term rental ADUs allow us to show a unique and personal side of Salem to visitors Supportive of allowing short-term rentals in ADUs Open House Summary Page 5 December 1, 2016
New developments versus existing neighborhoods New developments can have detached ADUs because the potential neighbors will know that they are buying property next to permitted ADUs. Allow ADUs only in new developing residential areas, not in existing neighborhoods General support ADUs have a lot of possibility that have yet to be imagined I m very excited Salem will soon allow ADUs. They are a great way we can develop the city in denser way instead of sprawling. I would love to be able to live on the same lot as my sister/family and/or my parents. It s also a way to allow for greater socioeconomic diversity in a given neighborhood. Other concerns and questions How should the City deal with unpermitted ADUs? Consider the need for additional City staff to enforce/administer the new rules Density ratio There should be policies about reachability/accountability for owners/landlords and neglect of properties should be included and enforced How will county accessors know that ADUs, if unpermitted, exist? They probably aren t taxed. This process should be regulated and go slowly because you can t take things away from people if there are problems. ADUs may be a useful housing choice in residential zones but should not be relied on to meet Salem s multifamily or affordable housing needs. Instead, single-family land should be rezoned to multifamily. The use of ADUs in single-family zones should be regulated to protect the quality of life and investment of residents who bought into single-family zoned areas with the expectation that they would retain the look and function of a single-family zone. Prohibit ADUs in historic districts ADUs must meet underlying zone s setback, lot coverage, and other standards with no adjustments. Prohibit reclassifying an existing house as an ADU, thus allowing a larger main house to be built on the same lot Next Steps City staff will use the input from the public and the Housing Choices Advisory Committee to develop a staff recommendation for regulating ADUs in Salem. City staff expects to bring a code amendment through the adoption process early next year. These notes will be available on the City of Salem s website www.cityofsalem.net/salem-eoahna in the Document Library. For more information about the ADU project, contact Eunice Kim at ekim@cityofsalem.net or at 503-540-2308. Open House Summary Page 6 December 1, 2016