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an ADU. ADUs are allowed on single- family
<br />lots of 5,000 or more feet, and must meet
<br />setback, height, and parking requirements.
<br />Two -story ADUs that are located within a rear
<br />yard setback or any ADU that does not meet
<br />applicable zoning standards require a public
<br />hearing and an administrative use permit.
<br />Next, the city had architects draft de-
<br />signs of accessory units that met both size
<br />(500 square feet) and style requirements
<br />that home owners could follow to speed
<br />the review and approval process. Then
<br />the city drafted an ADU manual describing
<br />how home owners could work their way
<br />through design, review, and city approval to
<br />construction. The city also held five public
<br />workshops to explain the ADU process.
<br />In 2003 a total of 35 accessory dwelling
<br />units were built in Santa Cruz, up from just
<br />eight in 2001. In 2004, the city added a
<br />progressive Fee Reduction /Waiver Program
<br />for property owners who build an ADU for
<br />a household whose income level is at or
<br />below 6o or 5o percent of the Area Median
<br />Income (AMI). Fees may vary by unit size
<br />and other design components. Typical city
<br />development fees for a new one - bedroom,
<br />Soo- square -foot ADU might be about
<br />$9,000. For providing rental housing to
<br />low - income households at 6o percent of
<br />the AMI, a home owner would save about
<br />$6,000 in city development fees. For very
<br />low - income housing at 5o percent of the
<br />AMI, the full $9,000 would be saved.
<br />The Santa Cruz Community Credit Union
<br />offered loans of up to $1oo,000 at 4.5 %
<br />interest for Santa Cruz home owners looking
<br />to build an affordable ADU. To qualify, home
<br />owners had to sign a covenant stating that
<br />the ADU would be rented at a price afford-
<br />able to low- to moderate- income residents.
<br />In 2004 the city received the Policies
<br />and Regulations Smart Growth Achievement
<br />Award from the U.S. Environmental Protection
<br />Agency. Since 2003, Santa Cruz has added
<br />more than 170 accessory dwelling units.
<br />CONCLUSION
<br />The accessory housing concept is an old idea,
<br />but has seen renewed interest over the past
<br />3o years and especially since the rise in real
<br />estate prices in the late 199os. Local govern-
<br />ments have adopted accessory dwelling
<br />ordinances to encourage housing for elderly
<br />relatives and rental opportunities for young
<br />adults, including students. A local govern-
<br />ment can identify accessory housing as an
<br />objective in the comprehensive plan and
<br />provide for it in the local zoning ordinance.
<br />Portland and Santa Cruz have created
<br />successful accessory dwelling unit programs
<br />that seek to streamline the development pro-
<br />cess yet maintain good design that fits in with
<br />the neighborhood. Both cities have offered
<br />financial incentives. Portland has temporarily
<br />waived the system development charges on
<br />new accessory dwelling units, and Santa Cruz
<br />has offered low -cost financing.
<br />Eleven cities in Washington, including
<br />Spokane, have adopted cottage ordinances.
<br />Spokane's experience shows that site
<br />design is also important, not just zon-
<br />ing. In effect, a unified development code
<br />that combines zoning and land develop-
<br />ment regulations would help landowners
<br />understand what they have to do to create
<br />an ADU as well as streamline the approval
<br />process. Opposition from neighbors is to
<br />be expected, especially if the city does not
<br />undertake an educational effort. Even then,
<br />accessory units can make neighbors feel
<br />encroached upon as well as raise concerns
<br />about impacts on property values.
<br />With the U.S. population expected
<br />to add more than 100 million people over
<br />the next 40 years, accessory housing can
<br />play a small, but significant role in offering
<br />affordable housing and walkable, compact
<br />development that helps to revitalize cities.
<br />RESOURCES BOX
<br />Resources on Accessory Housing
<br />Georgia Department of Community Affairs
<br />"Accessory Housing Units." www.dca. state. ga. us /intra_nonpub /Toolkit /Guides
<br />/AcsryHsngUnts.pdf
<br />Portland (Oregon) Bureau of Development Services, City of
<br />"Accessory Dwelling Units (ADUs)."
<br />www.portlandonline.com /bds /index.cfm ?c =36676
<br />www.portlandonline.com /bds /index.cfm ? &a =53301
<br />Spokane (Washington), City of
<br />2012. Municipal Code. Section 17C.11o.350: Cottage Housing.
<br />www.spokanecity.org /services/ documents /smc / ?Section= 17C.11o.350
<br />Santa Cruz (California), City of
<br />"Accessory Dwelling Unit Development Program"
<br />www.cityofsantacruz.com/index.aspx?page=n5o
<br />www. huduser. org /rbc /newsletter /vol6iss2more.htm l
<br />Washington Appeals Court, State of
<br />2009. William Davis et al. v. City of Spokane and Konstantin Vasilenko, No. 29204-5-111.
<br />http: / /statecasefiles.j ustia.com/ documents /washington /court -of- appeals- division -ii i
<br />/292o45.unp.doc.pdf?ts= 1323968271
<br />Cover image: ©iStockphoto.com /otisabi
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