Agenda - Planning Commission - 08/02/2012

Home

10 or 15 feet is recommended. Maximum lot coverage can be the same standard as for single- family dwellings. Height limits may be no more than 20 feet. The idea is that a single floor with some storage space above is adequate, or that an apartment above a garage should not loom over a neighbor's property. The maximum size is a common issue. A maximum square footage should be spelled out, such as Boo square feet. Design and landscaping requirements for a detached accessory unit should not be dissimilar from the rest of the neighbor- hood. Graphic illustrations of design and landscaping standards in the ordinance can be particularly helpful. Parking, however, can be a problem. An accessory dwelling unit will most likely rely upon on- street parking. Adding a parking space on the property could be difficult. In addition, the property owner must demonstrate that there is adequate central sewer and water service for the accessory dwelling unit. Typically, no more than one accessory dwelling is allowed with a primary residence, and often, the owner of the primary residence must live on the property, either in the primary residence or in the accessory unit. Also, an ADU must meet the local building code before the local government will issue an occupancy permit. Finally, it is important to demonstrate that builders are interested in constructing detached ADUs and attached accessory apartments. Local lenders should be made aware that accessory dwellings are permit- ted and that a construction loan should be forthcoming pending zoning approval. WHERE HAS ACCESSORY HOUSING WORKED? Cities appear to have had more success in constructing ADUs than suburbs. And West Coast cities, in particular, have made inno- vative efforts to encourage accessory units in part to provide affordable housing and to promote compact development. Portland, Oregon Portland is often cited as a paragon of smart growth. Portland's zoning code provides standards for ADUs in all of its residential zones and was last updated in 2010. ADUs can be created by right in a detached single - family house, an attached row house, or a manufactured home. The ADU can result from converting existing living area, finish- ing an existing basement or attic, building a new structure, or making an addition to an existing structure. The purposes of the accessory dwelling provisions in the Portland zoning ordinance include: • increasing the housing stock while respecting the appearance and scale of single- dwelling neighborhoods; • providing a mix of housing that responds to changing family needs and smaller households; • providing a means for residents— particu- larly seniors, single parents, and families with grown children —to remain in their homes One Story Backyard Cottage • 5' setbacks • Uncovered parking in driveway 1 -112 Story Backyard Cottage • 5' side yard setback • 20' rear yard setback • Uncovered parking in driveway One Story Backyard Cottage • 5' setbacks • Uncovered parking in driveway These illustrations show a range of detached ADU types. Owners looking to create an ADU rental for supplemental income may elect to construct a detached unit to maximize privacy. and neighborhoods and obtain extra income, security, companionship, and services; and • providing a broader range of accessible and more affordable housing. The ordinance defines an ADU as a sec- ond dwelling unit created on a lot with an existing house, row house, or manufactured home, where the second unit is auxiliary to and smaller than the existing unit. Portland's ordinance allows a house- hold to inhabit an ADU. The ordinance defines a household rather broadly: "One or more persons related by blood, marriage, legal adoption or guardianship, plus not more than 5 additional persons, who live together in one dwelling unit." The emphasis in Portland's accessory dwelling approval process is on mitigating off -site impacts, for example requiring an erosion - control plan and a stormwater plan if the ADU will add more than 50o square feet of impervious surface. In addition, there is a system development charge (think impact fee) of about $6,000 to $io,000 for Two Story ADU over Garage • 5' side yard setback • 20' rear yard setback • Parking in garage and driveway City of Santa Cruz, California sewer and water service, recreation, and streets. The density requirements are quite favorable for adding accessory dwellings. In the single- dwelling zones, ADUs are not in- cluded in the minimum or maximum density calculations for a site. In other words, den- sity is not an issue. In all other residential zones ADUs are included in the minimum density calculations but are not included in the maximum density calculations. This is in an incentive not to create large lots. Keep ZONINGPRACTICE 7.12 AMERICAN PLANNING ASSOCIATION I page 4