ORDINANCE NO. 1247 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAUSALITO AMENDING TITLE 10 TO MODIFY SECTION 10.44.080 "ACCESSORY DWELLING UNITS" OF THE SAUSALITO MUNICIPAL CODE TO CONFORM TO STATE LAW WHEREAS, Recent State law effective January l, 2017 reduces barriers to establishing Accessory Dwelling Units ("ADUs"), also known as second units, by measures such as reducing parking requirements, overriding specified municipal development standards, and reducing requirements for fire sprinklers and utility fees; and WHEREAS, Sausalito Municipal Code section 10.80.070 allows the City Council to amend the Zoning Ordinance whenever it determines that public necessity, convenience, or welfare would be served; and WHEREAS, Government Code section 65852.2 allows the City to designate areas where accessory dwelling units are permitted and areas where they are prohibited based on criteria including, but not limited to, the adequacy of water and sewer services, and the impact of the accessory dwelling units on traffic flow and public safety; and WHEREAS, Government Code section 65852.2(g) allows the City to establish less restrictive requirements for the creation of ADUs; and WHEREAS, the City Council finds that due to the density of the City' s development and the narrow width of many streets, Sausalito is uniquely limited in its ability to provide the offstreet parking for ADUs; and WHEREAS, numerous City residential properties lack off-street parking; forty-four (44%) of the City's housing stock was constructed prior to 1940 under local law that required, at most, one off-street parking space; this lack of off-street parking compels residents and guests to rely on street parking; and WHEREAS, there are residential streets that are inadequate to service the existing residential neighborhoods as they are characterized by substandard street widths, lack of sidewalks, steep grades, blind curves, uncontrolled intersections, and poor visibility; requiring off-street parking in areas of substandard street widths would minimize the impacts of street parking in the neighborhood; and WHEREAS, the increased traffic and parking congestion from ADUs on certain areas of the City' s limited streets, which include substandard street widths, steep grades, and blind tums, would impede emergency m;id fire access; and WHEREAS, on-street parking for ADUs pose a hazard to public health and safety and will significantly impact traffic flow; and Page l of JO Page 1 of 10
WHEREAS, the Code Amendments are consistent with the City of Sausalito Housing Element, which includes the goal of facilitating and encouraging AD Us as a way to promote and expand affordable housing opportunities; and WHEREAS, the Code amendments are adopted to protect and promote the public health, safety, and general welfare of residents, and to preserve and enhance the environmental setting, unique characteristics, and aesthetic quality of the City of Sausalito; and WHEREAS, the Code amendments comply with the 2017 Legislative amendments to Government Code sections 65852.2; and WHEREAS, the Planning Commission held a duly noticed and advertised public hearing on November 8, 2017 and considered evidence in the record and all interested persons were given an opportunity to be heard; and WHEREAS, the City Council determined that the Code Amendments are consistent with the goals, policies, and programs of the Sausalito General Plan Housing Element and are consistent with the objectives of the City's Zoning; and WHEREAS, the Code Amendments are exempt from the provisions of the Califomia Environmental Quality Act ("CEQA") per Public Resources Code section 21080.17, as the Code Amendments modify existing regulatory requirements in order to comply with Government Code section 65852.2. THE CITY COUNCIL OF THE CITY OF SAUSALITO DOES HEREBY ORDAIN AS FOLLOWS: Section l. Section 10.44.080 ofthe Sausalito MunicipalCode is hereby amended to read as follows: 10.44.080 Accessory dwelling unit regulations. A. Purpose. The City of Sausalito finds and declares that accessory dwelling units are a valuable form of housing. Accessory dwelling units provide housing for family members, students, elderly, in-home health care providers, persons with disabilities and others, at below market rental rates within existing neighborhoods. Homeowners who create accessory dwelling units benefit from added in come and an increased sense of security. It is the intent of the City to encourage accessory dwelling units and to impose standards to enable homeowners to create accessory dwelling units that will not aggravate or create neighborhood problems. The purpose ofthis chapter is also to comply with Government Code section 65852.2 section relating to accessory dwelling units. B. Applicability. Accessory dwelling units shall only be allowed in single-family residential (R- 1-20, R-1-8, R-1-6), two-family residential (R-2-5, R-2-2.5) and multiple residential (R-3) zoning districts. Accessory dwelling units shall be prohibited in all zoning districts in which Page 2 of 10 Page 2 of 10
they are not expressly allowed. C. Definitions. The following definitions shall be used for purposes of this chapter. Accessory dwelling unit. "Accessory dwelling unit" means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family dwelling is situated. An accessory dwelling unit also includes an efficiency unit, as defined in Califomia Health and Safety Code section 17958.1, and a manufactured home, as defined in Califomia Health and Safety Code section 18007 as may be amended from time to time. 2. Accessory dwelling unit required parking areas. "Accessory dwelling unit required offstreet parking areas" means and refers to areas of the City where the street width to which a parcel is accessed from is less than 16 feet, reflecting the areas in the City wliere the impact of on-street accessory dwelling unit parking would cause a significant impact on traffic flow, and threaten the public safety and welfare by impeding fire and emergency access due to factors such as substandard street widths. 3. Attached accessory dwelling unit. "Attached accessory dwelling unit" means an Accessory Dwelling Unit that shares a common wall with the primary dwelling unit on the lot, either by being constructed as :i physical expansion (i.e., addition) of the primary dwelling unit, conversion of an existing garage attached to the primary dwelling, or installation of a new basement undemeath an existing primary dwelling unit. 4. Detached accessory dwelling unit. "Detached accessory dwelling unit" means an accessory dwelling unit that is constructed as a separate structure from the primary dwelling unit on the lot, or is created by the conversion (full or partial) of an existing detached accessory building into an accessory dwelling unit. 5. Interior Accessory Dwelling Unit. "Interior accessory dwelling unit" is an accessory dwelling unit that is contained within the existing space of a single family residence or accessory structure, has independent exterior access, and does not add any floor area to an existing structure. 6. Living Area. "Living area" means the interior habitable area of a dwelling unit including basements and attics but does not include a garage or any accessory structure. 7. Passageway. "Passageway" means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of an accessory dwelling unit. 8. Public Transit Stop. "Public transit stop" means a designated bus stop, train stop, ferry terminal, or other public transit station. D. Application Process. l. An accessory dwelling unit permit is required to establish a new accessory dwelling unit. Any application for an accessory dwelling unit that meets the Accessory Dwelling Unit Permit Standards contained in subsection E of this section shall be approved administratively without discretionary review or public hearing within one hundred and twenty (120) days of submission of a complete application. Accessory dwelling units that do not meet the administrative requirements of subsection E of this section may be approved with a conditional use permit if certain requirements and findings set forth in subsection G of this section are met. 2. An application for an accessory dwelling unit permit shall be made by the property owner and :filed with the Community Development Department on a form prescribed by the Community Development Director. Unless otherwise determined by the Community l. Page 3 of 10 Page 3 of 10
Development Director, the submittal shall include fees, a site plan, floor plans, elevations and story pole plan and certification and any other information reasonably requested by the Community Development Department. 3. The City Council shall establish by resolution from time to time the respecti ve application fees for an accessory dwelling unit permit. Any such fees shall be directly proportional to the impact of the accessory dwelling unit. 4. Notice shall be required for a new attached accessory dwelling unit and for a new detached accessory dwelling unit pursuant to SMC 10.82.020(8). E. Accessory Dwelling Unit Permit Standards. Unless otherwise provided for in this Chapter, an accessory dwelling unit permit shall be issued by the Community Development Director upon compliance with the following development standards and requirements: l. One Accessory Dwelling Unit per Parcel. No more than one accessory dwelling unit shall be located on a single primary dwelling unit parcel. The parcel must contain at least one existing single-family dwelling. 2. Access. An accessory dwelling unit shall have a separate entrance. An entrance leading to a foyer with entrances leading from the foyer to the primary dwelling unit and the accessory dwelling unit is permitted and constitutes a separate entrance. 3. Kitchen and Bathroom Facilities. An accessory dwelling unit shall contain its own kitchen facility and bathroom facility separate from the primary dwelling unit. The kitchen facility must include the following features: (a) a sink; (b) a refrigerator of more than five cubic feet capacity; and ( c) a range or cooktop. 4. Building Permits. An accessory dwelling unit shall comply with the California Building Code, including local amendments adopted by the City. 5. Building Coverage and Impervious Surfaces. Construction of an attached or detached accessory dwelling unit shall conform with the building coverage and impervious surfaces regulations applicable to the primary dwelling unit parcel upon which the unit is located. 6. Setbacks. a. Unless otherwise provided for in this Chapter, an accessory dwelling unit shall conform with the setback regulations applicable to the primary dwelling unit parcel upon which the accessory dwelling unit is located. b. If an accessory dwelling unit is constructed above an existing garage, side and rear yard setbacks of no more than five (5) feet may be required; said setbacks shall apply only to the accessory dwelling unit, not the existing garage; the accessory dwelling unit may be constructed wholly or partially above the existing garage. c. No additional setbacks are required to convert an existing garage or existing accessory structure to an accessory dwelling unit. 7. Floor Area, Lot Coverage, and Density. a. Construction of an accessory dwelling unit shall conform with the floor area regulations applicable to the primary dwelling unit parcel upon which the unit is located. b. For the purposes of determining maximum lot coverage and floor area ratio requirements, an accessory dwelling unit shall be calculated as part of the primary dwelling unit on the lot. c. Pursuant to State law, a lawfully created accessory dwelling unit shall not be deemed to be an accessory use or an accessory building, shall not be considered when Page 4 of 10 Page 4 of 10
calculating the allowable density for the lot upon which it is located, and is deemed to be a residential use that is consistent with the General Plan and Zoning designations for the lot. 8. Maximum and Minimum Unit Size and Number ofbedrooms. An accessory dwelling unit shall comply with the following maximum and minimum unit sizes and number of allowed bedrooms: a. Attached Units. The floor area for an attached accessory dwelling unit shall be no less than 275 square feet and no greater than 50 percent of the existing living area of the primary dwelling unit up to a 800-square-foot maximum. There shall be no more than one bedroom in the accessory dwelling unit. b. Detached Units. The floor area for a detached accessory dwelling unit shall be no less than 275 square feet and no greater than 800-square feet. There shall be no more than one bedroom in the accessory dwelling unit. 9. Height. a. Attached Units. The height of an attached accessory dwelling unit shall comply with the requirements of Chapter l 0.40 SMC regarding the height applicable to the primary dwelling unit. b. Detached Units. The height of a detached accessory dwelling unit shall be no greater than 15 feet as measured from the average natural grade. c. Accessory Dwelling Unit Constructed Above Existing Garage. An Accessory Dwelling Unit constructed above an existing garage shall be no greater than 14 feet for a sloped roof and shall be no greater than 11 feet for a flat roof, as measured from the finished floor of the accessory dwelling unit. The total height of the garage and accessory dwelling unit shall be no greater than the height requirements of the underlying zoning district. l O. Design. An accessory dwelling unit shall have a roof slope, window arrangement, siding materials, colors and architectural style compatible with the primary dwelling unit. 11. Views. An accessory dwelling unit shall not block or obstruct primary views, as defined in Chapter l 0.88 SMC, from neighboring properties. 12. Privacy. An accessory dwelling unit shall be designed so that its exterior windows, decks, and doors are not directly opposite the exterior living areas (e.g., decks or patios) of adjoining properties and do not overlap windows or doors to interior living areas of adjoining properties. 13. Light and Shadows. An accessory dwelling unit shall be designed so that there are no adverse light/shadow impacts on adjacent properties. If there is the potential for adverse light/shadow impacts, as determined by staff, a shadow study shall be required. In order to determine that there are no adverse light/shadow impacts on adjacent properties, the accessory dwelling unit shall be designed such that the incremental light/shadow impact created by the accessory dwelling unit does not impact more than 25 percent of an adjacent parcel more than 30 days per year. 14. Parking Requirements. a. One off-street parking space is required per accessory dwelling unit or per bedroom in the accessory dwelling unit. b. Off street parking shall be permitted in rear and side yard setback areas in locations determined by the Community Development Director or through tandem parking, unless the Community Development Director makes specific findings that parking in Page 5 oj 10 Page 5 of 10
setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions or that it is not permitted elsewhere in the City. c. When parking for the primary dwelling unit is lost because a garage, carport, or covered parking area is either demolished or converted to an accessory dwelling unit in conjunction with the construction of an accessory dwelling unit, said lost parking spaces may be replaced in any location or configuration on the same lot as the accessory dwelling unit, including but not limited to, covered spaces, uncovered spaces, or tandem spaces. c. Notwithstanding anything to the contrary in this Chapter, one off-street parking space per unit shall be required for all accessory dwelling units within the accessory dwelling unit required off-street parking areas. 15. Parking Exemptions. An accessory dwelling unit shall be exempt from the parking requirements of this section if the unit is: a. Located within one-half mile of a public transit stop along a prescribed route according to a fixed schedule; b. Located within an architecturally and historically significant historie district; c. Located within one block, or within reasonable walking distance, of a car share vehicle pick up or drop off location as defined in the Califomia Vehicle Code; d. The accessory dwelling unit is an interior accessory dwelling unit; or e. When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit. f. Parking Exemptions shall not apply to accessory dwelling units within the accessory dwelling unit required off-street parking areas, as defined in this Chapter. 16. Owner-Occupancy Compliance. In single-family residential (R-1-20, R-1-8, R-1-6) zoning districts the owner of the property shall occupy either the primary unit or accessory dwelling unit as his or her primary residence. An owner may be absent from the primary or accessory dwelling unit for up to 12 months during any 36-month period. A property owner who will be absent for more than 12 months may obtain an additional 12 months' absence with the approval of a minor use permit by the Zoning Administrator. In consideration of the minor use permit, the Zoning Administrator may consider the neighborhood impacts such as parking, noise, and property maintenance, in addition to the reason for the requested absence. 17. Effect of Conversi on. F or an accessory dwelling unit, elimination of any of the required access and/or facilities elements (i.e., the separate entrance, kitchen, bathroom facilities), or noncompliance with any requirements shall require the property owner to demonstrate compliance of the property with all applicable development standards in the Zoning Ordinance. 18. Fees. Fees as established by City Council resolution shall be paid. 19. No Passageway. No passageway is required in conjunction with an accessory dwelling unit. 20. Accessory dwelling units are not required to have fire sprinklers or other fire safety requirements if they are not required in the primary dwelling unit. F. Interior Accessory Dwelling Units. Notwithstanding anything to the contrary in this Chapter or elsewhere in the Code, an interior accessory dwelling unit shall be approved if the unit: l. Is wholly located within an existing single-family dwelling or accessory structure; Page 6 of JO Page 6 of 10
2. Has independent exterior access; and 3. Has side and rear yard setbacks sufficient for fire safety. G. Accessory Dwelling Unit with Conditional Use Permit. lf an application for an accessory dwelling unit permit does not meet the ministerial requirements set forth in subsection E. of this section, the application shall be considered through the conditional use permit process if one or more ofthe specific exceptions set forth in subsection (G)(l) ofthis section are met. An accessory dwelling unit requiring any of these exceptions may be approved by the Planning Commission with the approval of a conditional use permit, as set forth in subsection (G)(2) ofthis section and Chapter 10.60 SMC. Accessory dwelling units that do not meet the ministerial criteria set forth in subsection E of this section and one or more exceptions set forth in subsection (G(l) ofthis section are not conditionally permitted in any zoning district and may not be considered through the conditional use permit process. l. Exceptions. An application for an accessory dwelling unit that does not meet all of the requirements in subsection E of this section shall be considered through the conditional use permit process if the accessory dwelling unit meets one or more of the following exceptions: a. Floor Area. Floor area on the primary dwelling unit parcel exceeds the applicable regulations up to l O percent of the primary dwelling unit parcel up to a maximum of 500 square feet. b. Building Coverage. Building coverage on the primary dwelling unit parcel exceeds the applicable regulations up to five percent of the maximum allowable building coverage on the primary dwelling unit parcel. c. Impervious Surfaces. Allowable impervious surfaces on a primary dwelling unit parcel exceeds the applicable regulations up to five percent of the maximum allowable impervious surfaces on the primary dwelling unit parcel. d. Side Y ard Setbacks. Required side yard setbacks maintain a mínimum setback of three feet. e. Height. Height exceeds the 15-foot height limit. f. Design Regulations. With respect to a detached accessory dwelling unit, the architectural style, exterior materials and colors, roof slope, window arrangement, or siding materials diff er from the primary dwelling unit. g. Views. Views standards are not met. h. Light/Shadows. Light/shadow standards are not met. 1. Privacy. Privacy standards are not met. J. Parking. Parking requirements for the accessory dwelling unit are not met. For properties where it is feasible to provide parking on the primary dwelling unit parcel for the accessory dwelling unit, and the property owner elects to not accommodate the parking requirement, the property owner records a deed restriction establishing the accessory dwelling unit as an affordable rental unit as set forth below. k. The property owner shall select the level of affordable rent and associated period of the deed restriction: Period of Restriction Ajfordable Rent 10 years VeryLow 15 years Low Page 7 of 10 Page 7 of 10
L If the accessory dwelling unit is converted pursuant to subsection (E)(l 7) of this section, or removed, the deed restriction shall be rescinded. m. Bedrooms and Size. Units that exceed the number ofbedrooms and/or unit size limitations for attached and detached accessory dwelling up to a maximum of 1,000 square feet, provided the accessory dwelling unit is intended to be deed restricted as an affordable rental unit as set forth below. n. Prior to deed restriction as an affordable rental unit, the property owner shall select the level of affordable rent and associated period of deed restriction: Period of Restriction Ajfordable Rent 10 years VeryLow 15 years Low 20 years Moderate o. If the accessory dwelling unit is converted pursuant to subsection (E)(l 7) of this section, or removed, the deed restriction shall be rescinded. 2. Findings. The Planning Commission shall consider applications for accessory dwelling units that meet one or more ofthe exceptions listed in subsection (G)(l) ofthis section through the conditional use permit process and shall approve the accessory dwelling unit permit and conditional use permit if the following findings and the conditional use permit findings are met. a. The exception will not create a significant adverse impact on any adjacent property, the surrounding neighborhood, or the general public good. b. The parcel and the arrangement of existing and proposed physical improvements on the parcel can accommodate the exception without significantly adversely affecting the views, privacy, or access to light and air of neighboring properties. c. Any modifications to site drainage have been designed by a licensed engineer and result in no significant net increase to the rate or volume of peak runoff from the site compared to pre-project conditions. d. Any new mechanical pumps or equipment shall comply with applicable noise regulations. e. With respect to a view exception, the project has been located and designed to minimize obstruction ofviews from surrounding properties, and particular care has been taken to protect primary views, consistent with required design review permit findings in SMC l 0.54.050. f. With respect to a light/shadow exception, the project has been designed and located to provide adequate light for the site, adjacent properties and the general public, consistent with required design review permit findings in SMC 10.54.050. g. With respect to a privacy exception, the project provides a reasonable level of privacy to the site and adjacent properties, taking into consideration the density of the neighborhood, by appropriate landscaping, fencing, and window, deck and patio configurations, consistent with required design review permit findings in SMC 10.54.050. h. With respect to a parking exception: 1. Where it is infeasible to accommodate a parking space on the primary dwelling unit parcel, it has been demonstrated that (A) it is not feasible to satisfy the Page 8 of 10 Page 8 of 10
parking requirements of section (E)( 14) to accommodate a parking space on the primary dwelling unit parcel; and (B) it has also been demonstrated with a professionally prepared parking study that shows the availability of reasonably adjacent on-street parking during daytime and nighttime hours of at least one onstreet parking space if the accessory dwelling unit is 800 square feet or less or contains only one bedroom, or at least two on-street parking spaces reasonably adjacent to the accessory dwelling unit if the accessory dwelling unit contains two bedrooms. To receive this exception, the primary dwelling unit shall meet all applicable parking requirements. n. Where it is infeasible to satisfy the parking requirement of section (E)(l 4) accommodate a parking space on the primary dwelling unit parcel, the property owner shall record a deed restriction against the property in a form approved by the City Attomey, restricting the use and rental of the accessory dwelling unit to the applicable level of affordability for l O or 15 years, pursuant to subsection (FG)(l)G)(i) ofthis section. To receive this exception, the primary dwelling unit shall meet all applicable parking requirements. 1. With respect to bedroom or size exceptions, the property owner shall record an affordable housing covenant against the property in a form approved by the City Attomey, restricting the use and rental of the accessory dwelling unit to the applicable level of affordability for 10, 15, or 20 years, as applicable. J. With respect to a floor area exception, the property owner shall record a deed restriction in a form approved by the City Attomey stating that if the accessory dwelling unit is removed any floor area waiver received on floor area for the accessory dwelling unit will be credited back to the parcel. The restriction will stipulate that if this causes the primary dwelling unit parcel to exceed the maximum floor area ratio allowed on the primary dwelling unit parcel the property owner shall obtain the approvals necessary to demonstrate compliance with the floor area ratio allowances. Section 2. The adoption of this ordinance is exempt from the application of the Califomia Environmental Quality Act (CEQA), Public Resources Code section 21000, et seq., in accordance with Section 15061.b.3 and Section 15305 ofthe CEQA Guidelines. Section 3. If any section or portion of this ordinance is for any reason held to be invalid and/or unconstitutional by a court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance. Section 4. This ordinance shall be and is hereby declared to be in full force and effect as of thirty (30) days from and after the date of its passage. Before the expiration of fifteen (15) days after passage by the City Council a summary of this Ordinance shall be published once in a newspaper of general circulation published in the City of Sausalito. Page 9 of 10 Page 9 of 10
THE FOREGOING ORDINANCE was read at a regular meeting ofthe Sausalito City Council on the 28th day ofnovember, 2017, and was adopted at a regular meeting ofthe City Council on the 12 th day ofdecember, 2017, by the following vote: A YES: Councilmembers: NOES: Councilmembers: ABSENT: Councilmembers: ABSTAIN: Councilmembers: ATTEST: ----------- Mayor Page 10 of 10 Page 10 of 10